FLUE 2018
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
FUTURE LAND USE ELEMENT
Prepared by
Collier County Planning and Zoning Department
Comprehensive Planning Section
Prepared for
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
Adopted October, 1997
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AMENDMENTS TO COLLIER COUNTY GROWTH MANAGEMENT PLAN
FUTURE LAND USE ELEMENT
SYMBOL DATE AMENDED ORDINANCE NO.
May 09, 2000 2000-25 **
May 09, 2000 2000-26 ***
(I) May 09, 2000 2000-27
(II) May 09, 2000 2000-30
(III) May 09, 2000 2000-33
(IV) December 12, 2000 2000-87
March 13, 2001 2001-11 ****
(V) March 13, 2001 2001-12
(VI) May 14, 2002 2002-24
(VII) October 22, 2002 2002-54
(VIII) February 11, 2003 2003-07
(IX) June 19, 2002 2002-32
(X) September 09, 2003 2003-43
(XI) September 10, 2003 2003-44
(XII) December 16, 2003 2003-67
(XIII) October 26, 2004 2004-71
(XIV) June 07, 2005 2005-25
(XV) January 25, 2007 2007-18
(XVI) December 4, 2007 2007-78
(XVII) December 4, 2007 2007-79
(XVIII) October 14, 2008 2008-55
(XIX) October 14, 2008 2008-57
(XX) October 14 2008 2008-58
(XXI) October 14, 2008 2008-59
(XXII) July 28, 2010 2010-33
(XXIII) July 28, 2010 2010-34
(XXIV) December 14, 2010 2010-49
(XXV) September 13, 2011 2011-26
(XXVI) September 13, 2011 2011-27
(XXVII) September 13, 2011 2011-28
(XXVIII) October 25, 2011 2011-40
(XXIX) April 24, 2012 2012-16
(XXX) January 8, 2013 2013-14 *****
(XXXI) May 28, 2013 2013-41
(XXXII) May 28, 2013 2013-42
(XXXIII) June 10, 2014 2014-20
(XXXIV) June 10, 2014 2014-22
(XXXV) June 10, 2014 2014-23
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SYMBOL DATE AMENDED ORDINANCE NO.
(XXXVII) January 27, 2015 2015-08
(XXXVIII) February 10, 2015 2015-13
(XXXIX) April 14, 2015 2015-26
(XL) May 12, 2015 2015-29
(XLI) June 9, 2015 2015-32
(XLII) July 7, 2015 2015-42
(XLIII) May 24, 2016 2016-15
(XLIV) June 13, 2017 2017-22
(XLV) December 12, 2017 2017-46
(XLVI) December 12, 2017 2017-48
(XLVII) May 8, 2018 2018-23
(XLVIII) June 12, 2018 2018-30
(XLIX) September 11, 2018 2018-42
(XLX) September 25, 2018 2018-48
The parenthesized Roman numeral symbols enumerated above appear throughout this Element
and provide informational citations to adopted documents recorded in the Official Records of
Collier County, as required by Florida law. These symbols are for informational purposes only,
meant to mark entries amended after the 1997 adoption of the full Element and typically found in
the margins of this document, but are not themselves adopted.
* Indicates adopted portions.
** Ordinance No. 2000-25 rescinded and repealed in its entirety Collier County Ordinance
No. 99-63, which had the effect of rescinding certain EAR-based (1996 EAR) objectives
and policies at issue in Administration Commission Case No. ACC-99-02 (DOAH Case
No. 98-0324GM).
*** Ordinance No. 2000-26 amended Ordinance No. 89-05, as amended, the Collier County
Growth Management Plan, having the effect of rescinding certain EAR-based (1996 EAR)
objectives and policies at issue in Administration Commission Case No. ACC-99-02
(DOAH Case No. 98-0324GM), more specifically portions of the Intergovernmental
Coordination Element (Ord. No. 98-56), Natural Groundwater Aquifer Recharge (Ord. No.
97-59) and Drainage (Ord. No. 97-61) sub-elements of the Public Facilities Element,
Housing Element (Ord. No. 97-63), Golden Gate Area Master Plan (Ord. No. 97-64),
Conservation and Coastal Management Element (Ord. No. 97-66), and the Future Land
Use Element and Future Land Use Map (Ord. No. 97-67); and readopting Policy 2.2.3 of
the Golden Gate Area Master Plan.
**** Scrivener’s Error Ordinance correcting omissions on Future Land Use Map.
***** Based on 2011 Evaluation and Appraisal Report (EAR).
• The above Ordinance No. 2002-24 was adopted on May 14, 2002. However, due to legal
challenge to Petition CP-2002-2, Buckley Mixed Use Subdistrict, that Subdistrict did not
become effective until the [then] Florida Department of Community Affairs (DCA) issued
its Final Order on May 8, 2003.
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• The above Ordinance No. 2002-32 was adopted on June 19, 2002. However, due to legal
challenges, it did not become effective until the [then] Florida Department of Community
Affairs issued its Final Order on July 22, 2003.
• The above Ordinance No. 2007-18 is based on the 2004 Evaluation and Appraisal Report
(EAR). Also, Neutral Lands [provisions] within North Belle Meade Overlay have been
revised to remove text found Not In Compliance by DCA pertaining to Section 24 (T49S,
R26E).
• The above Ordinance 2010-49 is based on remedial amendment CPR-2010-4, Neutral
Lands within North Belle Meade Overlay, and has been found In Compliance by DCA
pertaining to Section 24 (T49S, R26E).
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AMENDMENTS TO COLLIER COUNTY GROWTH MANAGEMENT PLAN – prior to 2000
FUTURE LAND USE ELEMENT
DATE AMENDED ORDINANCE NO.
January 30, 1990 90-11
May 1, 1990 90-32
June 6, 1990 90-47
February 5, 1991 91-15
May 19, 1992 92-34
August 4, 1992 92-50
February 16, 1993 93-08
May 25, 1993 93-24
April 12, 1994 94-22
February 28, 1995 95-07
March 14, 1995 95-12
January 13, 1998 98-02
February 24, 1998 98-12
February 23, 1999 99-15
February 23, 1999 99-16
Note: All of the above amendments occurred after adoption of the Growth Management Plan in
1989 (Ord. No. 89-05) and prior to adoption of amendments in 1997 that were subsequently re-
adopted in 2000. Due to a significant re-formatting/re-organization of the Future Land Use
Element, these amendments are no longer denoted on the pages of the Element with Roman
numeral symbols.
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TABLE OF CONTENTS
Page
SUMMARY 1
I. OVERVIEW 2
A. PURPOSE 2
B. BASIS 2
C. UNDERLYING CONCEPTS 3
Protection of Natural Resource Systems
Coordination of Land Use and Public Facilities
Management of Coastal Development
Provision of Adequate and Affordable Housing
Attainment of High Quality Urban Design
Improved Efficiency and Effectiveness in the
Land Use Regulatory Process
Protection of Private Property Rights
D. SPECIAL ISSUES 7
Coordination of Land Use and Public Facility Planning
Level of Service Standards
Vested Rights
E. FUTURE LAND USE MAP 9
II. * IMPLEMENTATION STRATEGY 10
* GOALS, OBJECTIVES AND POLICIES 10
* FUTURE LAND USE DESIGNATION DESCRIPTION SECTION
Urban Designation
Density Rating System
Agricultural/Rural Designation
Estates Designation
Conservation Designation
Overlays and Special Features
* FUTURE LAND USE MAP SERIES 140
* Future Land Use Map
* Mixed Use & Interchange Activity Centers Maps
* Properties Consistent by Policy (5.11, 5.12, 5.13, 5.14) Maps
* Collier County Wetlands Map
* Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs
Map
* Future Land Use Map Rivers and Floodplains Map
* Estuarine Bays Map
* Future Land Use Map Soils
* Future Land Use Map Existing Commercial Mineral Extraction Sites
* Bayshore/Gateway Triangle Redevelopment Overlay Map
* Stewardship Overlay Map
* Rural Lands Study Area Natural Resource Index Maps
* North Belle Meade Overlay Map
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* North Belle Meade Overlay Map Section 24
* Future Schools and Ancillary Facilities Map
* Existing Schools and Ancillary Facilities Map
* Plantation Island Urban Area Map
* Copeland Urban Area Map
* Railhead Scrub Preserve – Conservation Designation Map
* Lely Mitigation Park – Conservation Designation Map
* Margood Park – Conservation Designation Map
* Urban – Rural Fringe Transition Zone Overlay Map
* Orange Blossom Mixed Use Subdistrict Map
* Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map
* Goodlette/Pine Ridge Mixed Use Subdistrict Map
* Henderson Creek Mixed Use Subdistrict Map
* Buckley Mixed Use Subdistrict Map
* Livingston/Pine Ridge Commercial Infill Subdistrict Map
* Vanderbilt Beach Road Neighborhood Commercial Subdistrict Map
* Livingston Road/Eatonwood Lane Commercial Infill Subdistrict Map
* Livingston Road Commercial Infill Subdistrict Map
* Livingston Road/Veteran’s Memorial Boulevard Commercial Infill Subdistrict Map
* Corkscrew Island Neighborhood Commercial Subdistrict Map
* Collier Boulevard Community Facility Subdistrict Map
* Orange Blossom/Airport Crossroads Commercial Subdistrict Map
* Coastal High Hazard Area Map
* Coastal High Hazard Area Comparison Map
* Gordon River Greenway Conservation Area Designation Map
* Hibiscus Residential Infill Subdistrict Map
* Vincentian Mixed Use Subdistrict Map
* Davis ‒ Radio Commercial Subdistrict Map
* Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Map
* Mini Triangle Mixed Use Subdistrict Map
* East Tamiami Trail Commercial Infill Subdistrict Map
Support Document:
Public Facilities
Natural Resources - Waterwells, Cones of Influence
River, Bays, Lakes, Floodplains, Harbors, and
Minerals (includes lands acquired for conservation
and lands proposed for acquisition for conservation)
Soils
III. SUPPORT DOCUMENT: LAND USE DATA AND ANALYSIS
(Separate Table of Contents)
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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SUMMARY
The Future Land Use Element includes three major sections:
Overview, Implementation Strategy, and Land Use Data and Analysis.
The Overview simply provides an introduction as to the purpose, basis, underlying concepts and
special issues addressed by the Element.
The Implementation Strategy is where the Element is brought into effect. Included are the Goals,
Objectives, Policies and Future Land Use Map.
(XXX) The third section consists of Support Document: Land Use Data and Analysis. The information
found there provides a basis for the Implementation Strategy and serves to meet the requirements
of Section 163.3177(6)(a), Florida Statutes.
(XXX) = Plan Amendment by Ordinance No. 2013-14 on January 8, 2013
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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I. OVERVIEW
A. PURPOSE
(VII) The geographic framework for growth in Collier County is established by the Future Land Use
Element. As such, the Element is central to planning for: protection and management of natural
resources; public facilities; coastal and rural development; and, housing and community character
and design. The Element is also important to the County's system of land development
regulations and to private property rights.
The purpose of the Future Land Use Element is to guide decision-making by Collier County on
regulatory, financial and programmatic matters pertaining to land use. Most directly, this Element
controls the location, type, intensity and timing of new or revised uses of land. The land use
strategy in this Element is closely coordinated with a strategy for provision of public facilities as
found in the Capital Improvement and Public Facility Elements of the Comprehensive Plan, and
with the strategies to protect and conserve natural resources as found in the Conservation and
Coastal Management Element.
B. BASIS [reflects merger of Ordinance No. 2002-32 and 2002-54]
(VII) This Element is based in large part on the Future Land Use Element adopted as part of the 1983
and 1989 Collier County Comprehensive Plans. The land use strategy put forth in those Plans
have served Collier County well, therefore, a general continuation is provided. The best
characteristics of the 1983 and 1989 Comprehensive Plans included the use of a binding Future
Land Use Map with designated "Urban" areas and the confinement of intensive Zoning Districts,
thus intensive land uses, to those areas. Moreover, this Element includes a strategy for the
protection of natural resources and agri-business in the Rural Fringe Mixed Use District [and]
Rural Lands Stewardship Area by employing various regulations and incentives to direct
incompatible land uses away from such natural resources and to enhance the economic viability
of agri-business.
In addition, this Element is based on the Support Document: Land Use Data and Analysis, and
the summation of the detailed planning conducted for each of the other portions of the
Comprehensive Plan. Data, analysis and implementation strategies from the various elements
have contributed to the geographic framework through the configuration of the designations on
the Future Land Use Map and the associated standards for use of land.
(XXX) The State Comprehensive Plan and the Southwest Florida Regional Comprehensive Policy Plan
form another basis for the Future Land Use Element. Chapter 163, Florida Statutes, the
"Community Planning Act" provides detailed requirements on the scope and content of the
Element.
(VII) Finally, major contributions to this Element have been provided by the public through the following:
▪ Collier County Citizens Advisory Committee in conjunction with the Evaluation and
Appraisal Report adopted by the Board of County Commissioners in April, 1996,
▪ The Rural Fringe Area Oversight and Eastern Lands Area Oversight Committees;
▪ The Environmental Advisory Council;
▪ The Collier County Planning Commission, which is the local planning agency; and,
▪ Other groups and individuals, through both written and verbal input, at, or as a result of,
hundreds of duly advertised public workshops and meetings.
(XXX) = Plan Amendment by Ordinance No. 2013-14 on January 8, 2013
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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C. UNDERLYING CONCEPTS
The land use strategy established by this Element is based on a series of concepts, which emerge
from the foundation cited earlier. The policy direction and implementation mechanisms closely
relate to these underlying concepts.
Protection of Natural Resource Systems
[reflects merger of Ordinance No. 2002-32 and 2002-54]
(VII) Collier County is situated in a unique, sensitive and intensely interactive physical environment.
Natural resources are abundant: a subtropical climate with annual wet and dry seasons;
enormous groundwater productivity; vast wetland areas; large ranges of habitat with diverse and
unique flora and fauna, including many species that are Federally and/or State listed, warranting
special protection; extensive and highly productive estuarine systems; and, many miles of sandy
beach. In addition to their habitat value, these natural resources perform functions that are vital
to the health, safety and welfare of the human population of the County, and serve as a powerful
magnet to attract and retain visitors and residents. Therefore, protection and management of
natural resources for long-term viability is essential to support the human population, ensure a
high quality of life, and facilitate economic development. Important to this concept is management
of natural resources on a system-wide basis.
The Future Land Use Element is designed to protect and manage natural resource systems in
several ways:
▪ Urban Designated Areas on the Future Land Use Map are located and configured to guide
concentrated population growth and intensive land development away from areas of great
sensitivity and toward areas more tolerant to development.
▪ Within the Urban Designated Areas this Element encourages Planned Unit Development
zoning and assigns maximum permissible residential density based on the gross land
area. Through site plan review procedures in the Land Development Regulations (LDRs),
development is guided to the portions of the property that are of lesser environmental
quality, thus, in effect, constituting an on-site transfer or clustering of development rights.
▪ A broader “off-site” Transfer of Development Rights (TDR) provision and Stewardship
Credit System, set forth in this Element and primarily applicable to the Rural Fringe Mixed
Use District and Rural Lands Stewardship Area is a key component of the County’s overall
strategy to direct incompatible land and uses away from important natural resources,
including large connected wetland systems and listed species and their habitat.
▪ An Area of Critical State Concern Overlay is included on the Future Land Use Map to
ensure implementation of all applicable Land Development Regulations in the
Okaloacoochee Slough, Big Cypress Swamp, Fakahatchee Strand and Ten Thousand
Islands areas.
▪ The County has designated several Natural Resource Protection Area (NRPA) overlays
within the Rural Fringe Mixed Use District. The County has also designated Flowway
Stewardship Areas (FSAs) and Habitat Stewardship Areas (HSAs) within the Rural Lands
Stewardship Overlay. These areas are intended to maintain the connection between, and
the preservation of, large connected wetland systems and critical habitat areas for listed
species by allowing very limited land uses and through high native vegetation preservation
standards and buffers from adjacent land uses. These overlay areas are primarily located
within the Rural Fringe Mixed Use District and the Rural Lands Stewardship Overlay where
these large connected wetlands systems and habitat areas occur.
▪ The County has designated Water Retention Areas (WRAs) within the Rural Lands
Stewardship Overlay for the further protection of surface water quality and quantity and
protection of habitat for listed species.
(VII) = Plan Amendment by Ordinance No. 2002-54 on October 22, 2002
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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▪ The County's Land Development Regulations provide standards for protection of
groundwater, particularly in close vicinity to public water supply wells by implementing
policies set forth in the Natural Groundwater Aquifer Recharge Element.
▪ Natural resources are also protected through close spatial and temporal coordination of
land development with the availability of adequate infrastructure (public or private facilities)
to ensure optimized accommodation of human impacts, particularly in relation to water
supply, sewage treatment, and management of solid waste. This coordination is
accomplished through the provision of public facilities as detailed in the Capital
Improvement and Public Facility Elements and through the Level of Service Standards
(LOS) found herein.
Of crucial importance to the relationship between natural resources and land use is the completion
and implementation of multi-objective watershed management plans as described in the Drainage
Element. Water is the greatest integrator of the physical environment in that it links together
dynamic ecological and human systems. Therefore, the watershed management plan must take
into account not only the need for drainage and flood protection but also the need to maintain
water table levels and an approximation of natural discharge to estuaries. The watershed
management plans will have implications for both water management and land use practices.
(VII)(XXXVII)
Coordination of Land Use and Public Facilities
At the heart of Florida's Community Planning Act (Chapter 163, Florida Statutes) is the
requirement that adequate service by public facilities must be available at the time of demand by
new development. This requirement is achieved by spatial coordination of public facilities with
land uses through the Future Land Use Map; and temporal coordination through LOS standards.
The LOS standards are binding - no final local Development Order may be issued which is not
consistent with the Concurrency Management System. Binding LOS standards have been
established for roads, water supply, sewage treatment, water management, solid waste and
parks. While the standards in the Capital Improvement and Public Facility Elements serve to
guide public provision of infrastructure, within the context of the Future Lan d Use Element the
standards serve to assure the availability of adequate facilities, whether public or private.
The Urban Service Area concept manifested in this Element is crucial to successful coordination
of land development and the provision of adequate public facilities. It is within Urban Designated
Areas on the Future Land Use Map that the more intensive Zoning Districts are permissible, thus
the more intensive land uses. Since Urban Designated Areas are where intensive land uses are
guided, it is also where fiscal resources are primarily concentrated for the provision of roads,
water supply, sewage treatment and water management. Nevertheless, facilities and services
such as parks, schools, emergency and other essential services, and improvements to the
existing road network are anticipated outside of the Urban Designated Area, primarily within the
areas known as North Golden Gate Estates and the Rural Fringe Mixed Use District. In the case
of designated Receiving Lands within the Rural Fringe Mixed Use District, in order to protect
natural resources and private property rights, extension of central sewer and water is permitted
in order to: support the TDR program; allow for maximum utilization of clustering of allowable
residential density; foster the development of rural villages; and, as an incentive to encourage the
use of other innovative planning techniques. It is important that the Urban Designated Area not
be so large that public facilities cannot be efficiently and effectively planned for and delivered; and
not be so small that the supply of land available for development is extremely limited with resultant
lack of site selection options and competition leading to elevated land prices. It is also important
that the time frames for land use and public facility planning be coordinated as discussed later in
this Overview.
(XXXVII) = Plan Amendment by Ordinance No. 2015-08 on January 27, 2015
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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Management of Coastal Development
Two major coastal development issues in Collier County are the protection of natural resources
and the balancing of risk in natural hazard areas.
(VII) Extensive populated areas in Collier County are vulnerable to periodic salt-water inundation from
tropical storms or hurricanes. It is extremely important that an acceptable balance between at
risk population and evacuation capability be achieved. In addition, public and private investment
in such vulnerable areas must be carefully considered.
This issue is addressed here and in the Conservation and Coastal Management Element through
several measures. A Coastal High Hazard Area is identified on the Future Land Use Map
essentially as all lands seaward of US 41. This line is based on the close fit to the storm Category
1 SLOSH area (potential for salt water flooding from 1 storm in 12 years) and evacuation planning
areas. Within the Coastal High Hazard Area maximum permissible residential density is limited
in recognition of the level of risk, the existing deficiency of evacuation shelter space and existing
patterns of density. The Coastal High Hazard Area is also identified in the Conservation and
Coastal Management Element and policies are provided therein. Finally, coastal natural hazards
are addressed through Land Development Regulations already in effect relating to coastal
building standards, per Chapter 161, Florida Statutes, and protection of structures from floods,
per County participation in the FEMA Flood Insurance Program.
Provision of Adequate and Affordable Housing
An emerging issue in Collier County is the availability of adequate and affordable housing for low
and moderate-income populations. The Future Land Use Element encourages the creation of
affordable housing through provisions which allow for increased residential density if the proposed
dwelling units would be affordable based on the standards found in the Housing Element. These
provisions are implemented through the rezoning process and the Land Development Code.
Attainment of High Quality Urban Design
The report of the Regional/Urban Design Assistance Team (R/UDAT) for the Naples area, dated
April 1987, and subsequent recommendations of the R/UDAT Citizen Committee, provides
another underlying concept. While the Growth Management Plan as a whole provides the
requisite foundation for superior urban design through a sound framework for growth (protection
of natural resources, thoughtful guidance of land uses, adequate public facilities and adequate
housing), the Future Land Use Element provides several additional measures.
(XXI) Major attention is given to the patterns of commercial development in Collier County. Concern
about commercial development relates to transportation impacts both on a micro (access to road
network) and macro (distribution of trip attractors and resultant overall traffic circulation) level and
it relates to aesthetics and sense of place. Within the Transportation Element a commitment to
adopt standards for road access has been accomplished through the Access
Control Policy adopted by Resolution and the Access Management Plans for Mixed Use Activity
Centers included in the Land Development Regulations. The Future Land Use Element includes
improved locational criteria for commercial development. The Mixed Use Activity Centers are
intended to provide for concentrated commercial and mixed use development but with carefully
configured access to the road network. Superior urban design is therefore promoted by carefully
managing road access, avoiding strip commercial development, improving overall circulation
patterns, and providing for community focal points.
(XXI) = Plan Amendment by Ordinance No. 2008-59 on October 14, 2008
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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A second urban design initiative relates to Corridor Management Plans. The Future Land Use
Element committed to the completion of such plans for two roadways initially and to extend the
concept to other roads in the future. The plans will identify an urban design theme for a particular
road and recommend a package of Land Development Regulations (land use, height, setback,
landscaping, signage, lighting, etc.) and public works (landscaping, lighting, signage, etc.) to
achieve that theme. The City of Naples and Collier County have cooperated on the first roads to
be treated with this approach. The Streetscape Master Plan adopted by the Board of County
Commissioners identifies appropriate landscaping treatments for the different corridors in the
County.
Collier County has also adopted Design Standards for all commercial development into the Land
Development Code. These Architectural and Site development standards include building design,
parking lot orientation, pedestrian access, vehicular movement, landscaping and lighting. These
standards will provide for quality development that is responsive to the Community’s character.
Improved Efficiency and Effectiveness in the Land Use Regulatory Process
Attention has been devoted to improving the land use regulatory process through straightforward
requirements and procedures. This has led to the style and structure of this Plan; a reorganization
of the development review process; and the compilation of all Land Development Regulations into
a single, unified Land Development Code.
Protection of Private Property Rights
Important to every facet of this Element is maintenance of a careful balance between private
property rights and the general public interest. Although sound land use management by
definition establishes limits on use of property, care has been taken to ensure the limits are
rational; fair; based on the health, safety and welfare of the public; and that due process is
provided. Of particular importance is the issue of vested rights, which is addressed later in this
Overview.
D. SPECIAL ISSUES
Coordination of Land Use and Public Facility Planning
It is important that the time frames of land use planning and public facilities planning be
coordinated. During the development of the 1994 Urban Area Buildout Study it became clear that
an incongruity existed in that under the1989 Collier County Comprehensive Plan, enough land in
the western coastal area was designated Urban for approximately 275,000 dwelling units
(inclusive of the City of Naples) with a population of 458,000, with buildout occurring between
2019 and 2046, depending on the growth rate of the County. Of this, approximately 120,000
dwelling units were built as of April 1, 1996 (inclusive of the City of Naples). In the Immokalee
Urban Area, enough land had been included for approximately 39,000 dwelling units with a build-
out time horizon of 2105. These buildout time frames are contrasted by the time frames for public
facility planning which are at 10 years for all facilities except roads where a 2020 financially
feasible plan exists for the County. The 2020 plan is designed to accommodate approximately
246,500 dwelling units and a population of 393,100 (inclusive of the City of Naples).
As previously discussed, Level of Service Standards for public facilities which are binding on land
development are adopted for roads, water supply, sewage treatment, water management, parks
and solid waste. Of these, the first are most closely tied to the development of a
property - adequate roads, water, sewer and water management must be on or adjacent to a
property in order for it to be developed. Parks and solid waste are a matter of ensuring adequate
countywide capacity. To narrow the issue further, it is recognized that the approach to adequate
water management is regulatory - a level of on-site storm flood protection is required. In the case
of water and sewer, the County has provided utility systems, which are substantial and expanding.
Thus, the critical issue becomes coordination of land use and transportation time frames.
Plan Amendment by Ordinance No. 2000-26 on May 9, 2000
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
7
The difficulties that this incongruity ‒ in land use planning and transportation planning time frames
‒ could lead to, include:
‒ An internally inconsistent Plan;
‒ Failure to reserve adequate right-of-way at time of zoning;
‒ Condemnation of land after zoning or after development in order to obtain adequate right
of way;
‒ Temporary prohibitions on issuance of Development Orders due to violations of Level of
Service Standards; and
‒ Progressive lowering of Level of Service Standards.
The Comprehensive Plan responds to the time frame discrepancy through immediate action and
through process oriented commitments. First, the Transportation Element includes an Objective
to coordinate with the Future Land Use Element and a policy to complete long range
transportation planning. The Urban Area Buildout Study was prepared to assist in the
development of a long range “vision” of the Coastal Urban Area with a specific focus on the
infrastructure improvements needed to accommodate the Urban area’s potential growth based
on the Future Land Use Map. Phase I, completed in 1994, provided a comprehensive review of
the urban area population while Phase II was an analysis of infrastructure needed to
accommodate that population. Second, the Density Rating System has been adjusted to
moderate maximum permissible densities in areas subject to long range congestion. Third,
commercial development opportunities in the form of Mixed Use Activity Centers are provided to
include a mixture of uses which has the potential to lessen the impact on the transportation
system. Fourth, the Level of Service Standards that are binding on the issuance of Development
Orders are adopted as part of this Element, as well as the Capital Improvement Element. Finally,
a Zoning Reevaluation Program was established and implemented which reviewed and modified,
where possible, zoning with a higher density or intensity than provided for in the 1989
Comprehensive Plan.
The areas identified as subject to long range traffic congestion consist of the western coastal
Urban Designated Area seaward of a boundary marked by Airport Road (including an extension
north to the Lee County boundary), Davis Boulevard, County Barn Road, and Rattlesnake
Hammock Road consistent with the Activity Center's residential density band located at the
southwest quadrant of the intersection of Rattlesnake Hammock Road and County Road 951
(including an extension to the east). The basis for this determination was the 2015 Transportation
Plan which forecasts future land use based on existing development, potential development and
population projections. The land use forecasts are the basis for projected unconstrained traffic
circulation from which, once compared to the existing roadway network, future roadway needs
are derived. The 2020 Financially Feasible Road Plan, as well as the Needs Assessment Plan,
which represents buildout of the Urban Area, have not met with public acceptance. Therefore,
the strategy discussed above is promoted, which include: extend time frame of transportation
planning; moderate maximum permissible densities in areas subject to long range congestion;
provide commercial development opportunities which serve to modify the overall traffic circulation
pattern; and re-evaluate existing zoning.
(XXX) Level of Service Standards
Standards for adequate service for roadways, stormwater management systems, potable water
systems, wastewater treatment systems, solid waste disposal facilities, parks and recreation
facilities and public school facilities are adopted as a part of the Capital Improvement Element.
While a major purpose of the standards in the Capital Improvement Element is to drive the funding
of facility expansion commensurate with the demand created by population growth, the major
purpose for inclusion in this Element is to serve as a regulatory tool.
(XXX) = Plan Amendment by Ordinance No. 2013-14 on January 8, 2013
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
8
Objective 2 states:
…The coordination of land uses with the availability of public facilities shall be accomplished
through the Concurrency Management System of the Capital Improvement Element and
implemented through the Adequate Public Facilities Ordinance of the Land Development Code.
It is recognized that difficulties may arise in situations where the County is not providing the facility
or service but is responsible for implementation of a regulatory Level of Service Standard. This
is the case with State Roads running through the County; with independent and City of Naples
water and sewer districts within the County; and conversely, with County Roads running through
the City of Naples and Marco Island. In these instances effort has been made to coordinate the
"regulatory" Level of Service Standard with the "funding" Level of Service Standard. However, if
there is a failure by the service provider, adjustment to the regulatory effort may be forced. For
example, if the State Department of Transportation allows a road to fall below its "funding"
standard, (which is the same as the County's "regulatory" standard) and there is no commitment
to accelerate funding and construction, four options are available:
• A moratorium may be imposed but may not be sustainable if there is no commitment to
improve the road by a definite and reasonable time;
• The County may improve the road;
• The private sector may improve the road; or
• The regulatory Level of Service Standard may be lowered through a Comprehensive Plan
amendment process.
Vested Rights
The issue of vested rights for approved but unbuilt development is an important consideration in
the Future Land Use Element. The issue emerges with regard to existing zoning which is
inconsistent with this Plan; with regard to the magnitude of approved but unbuilt residential
dwelling units in relation to the difficulty of forecasting development trends and resultant facility
needs; with regard to transportation planning time frames and right-of-way needs; and with regard
to approved but unbuilt commercial zoning (C-1-C-5 and PUD) in 1995 which found that of the
approximately 4,152 acres of commercially zoned land, 1,780 acres, or 43%, are developed.
This Comprehensive Plan responds to the vested rights issue by establishing a program which
reviewed all previously approved zoning. Within three years after Plan was adopted, all zoning
was reviewed. If it is was determined to be inappropriate and is not vested, the zoning was
adjusted to an appropriate classification. Annually thereafter, zoning will be re-evaluated on the
fifth anniversary of its approval as identified in the Land Development Regulations. (See Appendix
C of the Support Document for a complete discussion of the vested rights issue).
(VII)(IX)(XIII)
E. FUTURE LAND USE MAP
The Future Land Use Map depicts the desired extent and geographical distribution of land uses
in the County. Mixed-use categories are used to generally describe the character of allowed
development. Within each of these categories, a range of uses is permitted based upon specific
standards as described in the Designation Description Section of this Element. These uses
include residential, commercial, industrial, agricultural, recreational, conservation, educational,
community, facility, and public facilities.
The Future Land Use Map series includes all those maps listed at the end of the Future Land Use
Designation Description Section, which maps were adopted into this Element, and those maps
contained in the Support Document.
(XIII) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
9
II. IMPLEMENTATION STRATEGY
GOALS, OBJECTIVES AND POLICIES
GOAL: TO GUIDE LAND USE DECISION-MAKING SO AS TO ACHIEVE AND MAINTAIN A
HIGH QUALITY NATURAL AND HUMAN ENVIRONMENT WITH A WELL PLANNED MIX OF
COMPATIBLE LAND USES WHICH PROMOTE THE PUBLIC'S HEALTH, SAFETY AND
WELFARE CONSISTENT WITH STATE PLANNING REQUIREMENTS AND LOCAL DESIRES.
(XLIV) OBJECTIVE 1:
Promote well planned land uses consistent with Future Land Use Designations, Districts and
Subdistricts and the Future Land Use Map to ensure compatibility between the natural and human
environments.
Policy 1.1:
Unless otherwise permitted in this Growth Management Plan, new or revised uses of land shall
be consistent with designations outlined on the Future Land Use Map.
Policy 1.2:
The Future Land Use Map and companion Future Land Use Designations, Districts and
Subdistricts shall be binding on all Development Orders effective with the adoption of this Growth
Management Plan.
Policy 1.3:
Standards and permitted uses for each Future Land Use District and Subdistrict shall be identified
in the Designation Description Section.
Policy 1.4:
Through the magnitude, location and configuration of its components, the Future Land Use Map
shall be designed to coordinate land use with the natural environment including topography, soil
and other resources; promote a sound economy; coordinate coastal population densities with the
Regional Hurricane Evacuation Plan; and discourage unacceptable levels of urban sprawl.
Policy 1.5:
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
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
(XII) 7. Residential Mixed Use Neighborhood Subdistrict
(II) 8. Orange Blossom Mixed-Use Subdistrict
(V)(XV) 9. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict
(VI)(XV) 10. Henderson Creek Mixed-Use Subdistrict
(VI)(XV) 11. Research and Technology Park Subdistrict
(VI)(XV) 12. Buckley Mixed-Use Subdistrict
(XII)(XV) 13. Commercial Mixed Use Subdistrict
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
10
(XV)(XXVI) 14. Livingston/Radio Road Commercial Infill Subdistrict
(XV)(XXVI) 15. Vanderbilt Beach Road Neighborhood Commercial Subdistrict
(XXI)(XXVI) 16. Collier Boulevard Community Facility Subdistrict
(XXXIX) 17. Hibiscus Residential Infill Subdistrict
(XLI) 18. Vincentian Mixed Use Subdistrict
19. [RESERVED]
(XLIX) 20. Goodlette/Pine Ridge Mixed Use Subdistrict
(XLIV)(XLIX) C. URBAN - COMMERCIAL DISTRICT
1. Mixed Use Activity Center Subdistrict
2. Interchange Activity Center Subdistrict
(V) 3. Livingston/Pine Ridge Commercial Infill Subdistrict
4. Business Park Subdistrict
(VI) 5. Research and Technology Park Subdistrict
(VI) 6. Livingston Road/Eatonwood Lane Commercial Infill Subdistrict
(VI) 7. Livingston Road Commercial Infill Subdistrict
(XII) 8. Commercial Mixed Use Subdistrict
(XIV)(XV) 9. Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict
(XIX) 10. Orange Blossom/Airport Crossroads Commercial Subdistrict
(XLIII)(XLIV) 11. Davis – Radio Commercial Subdistrict
(XLV ) 12. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict
(XLVIII) 13. East Tamiami Trail Commercial Infill Subdistrict
(XLX) 14. Seed to Table Commercial Subdistrict
(XLIV) D. URBAN ‒ INDUSTRIAL DISTRICT
1. Business Park Subdistrict
(VI) 2. Research and Technology Park Subdistrict
(IX)(XLIV) Policy 1.6:
The AGRICULTURAL/RURAL Future Land Use Designation shall include Future Land Use
Districts and Subdistricts for:
A. AGRICULTURAL/RURAL ‒ MIXED USE DISTRICT
1. Rural Commercial Subdistrict
(XXI) 2. Corkscrew Island Neighborhood Commercial Subdistrict
B. RURAL FRINGE MIXED USE DISTRICT
C. RURAL – INDUSTRIAL DISTRICT
D. RURAL – SETTLEMENT AREA DISTRICT
Policy 1.7:
The ESTATES Future Land Use Designation shall include Future Land Use Districts and
Subdistricts: as described in the Golden Gate Area Master Plan.
Policy 1.8:
The CONSERVATION Future Land Use Designation may include a Future Land Use District.
(IV)(VII)(IX)(XI)(XIV)(XXX)
Policy 1.9: [re-lettered to reflect merger of Ordinance No. 2002-32 and 2002-54]
Overlays and Special Features shall include:
A. Area of Critical State Concern Overlay
B. North Belle Meade Overlay
C. Natural Resource Protection Area Overlays
(VII) D. Rural Lands Stewardship Area Overlay
(XLX) = Plan Amendment by Ordinance No. 2018-48 on September 25, 2018
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
11
E. Airport Noise Area Overlay
(IV) F. Bayshore/Gateway Triangle Redevelopment Overlay
G. Urban-Rural Fringe Transition Zone Overlay
H. Coastal High Hazard Area Boundary
I. Incorporated Areas
(XXX)(XLIV)
OBJECTIVE 2:
Coordinate land uses with the availability of public facilities, accomplished through the
Concurrency Management System of the Capital Improvement Element and implemented
through the Adequate Public Facilities Ordinance of the Land Development Code.
(XXX)(XLIV)
Policy 2.1:
The County shall maintain the Concurrency Management System in the Capital Improvement
Element by implementation of the Adequate Public Facilities Ordinance in the Land Development
Code.
(XXX)(XLIV)
Policy 2.2:
The County shall prepare annually the Annual Update and Inventory Report (AUIR) on Public
Facilities which shall include a determination of the existing conditions of capital public facilities,
determine the remaining available capacity, forecast future needs in the five year capital
improvement schedule and identify needed improvements and funding to maintain the level of
service adopted in Policy 1.5 of the Capital Improvement Element.
(XII)(XXXVII)(XLIV)
Policy 2.3:
Deficiencies or potential deficiencies that have been determined through the Annual Update and
Inventory Report on capital public facilities may include the following remedial actions: establish
a TCEA, TCMA, add projects to the Capital Improvement Element, enter into a binding
commitment with a developer to construct the needed facilities or defer development until
improvements can be made or the level of service is amended to ensure available capacity.
(XLIV) Policy 2.4:
Continue the Certificate of Adequate Public Facility Adequacy regulatory program, which requires
the certification of public facility availability prior to the issuance of a final local development order.
(XII)(XXI)(XXX)(XXXVII)(XLIV)
Policy 2.5:
Pursuant to the Urban Infill and Urban Redevelopment Strategy contained in this Element,
development located within the South US 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 Policy 5.5 of
the Transportation Element.
Developments within the South US 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.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
12
(XII)(XXX)(XLIV)
Policy 2.6:
The County has designated Transportation Concurrency Management Areas (TCMA) to
encourage compact urban development where an integrated and connected network of roads is
in place that provides 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 the Capital Improvement Element. Standards within TCMAs are
provided in Policy 5.8 of the Transportation Element. New Development within each TCMA shall
be consistent with the criteria set forth in Objective 6, and its supporting Policies 6.1 through 6.7
of this Element. The following Transportation Concurrency Management Areas are hereby
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 (See 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 (See Map TR-6).
(XV)(XLIV) Policy 2.7:
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 shall reduce (the TCMAs) the traffic impact
mitigation measures that would otherwise be applied to such developments.
(XLIV) OBJECTIVE 3:
Ensure protection of natural and historic resources, ensure the availability of land for utility
facilities, promote compatible land uses within the airport noise zone, and to provide for
management of growth in an efficient and effective manner through Land Development
Regulations adopted to implement this Growth Management Plan.
(XLIV) Policy 3.1:
Land Development Regulations shall be adopted, as necessary, to implement this Growth
Management Plan pursuant to Chapter 163.3202, Florida Statutes.
(XV)(XLIV) Policy 3.2:
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. These include the following provisions:
(XV) a. The LDC contains 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.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
13
(VII)(IX)(XV) b. The LDC contains provisions that protect environmentally sensitive lands and provide for
the retention of open space. This 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 and, which require specific land development standards
for the remaining allowable land uses; through the adoption of permanent Natural
Resource Protection Area (NRPA) Overlays; integration of State of Florida Big Cypress
Area of Critical State Concern regulations into the LDC, and, in part, through
implementation of the Rural Lands Stewardship Overlay. This has also been
accomplished through the implementation of regulations such as minimum open space
requirements, 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.
(XV) c. Drainage and stormwater management practices shall be governed by the South Florida
Water Management District Surface Water Management regulations.
(I) 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.
(XV) e. Signage regulations in the LDC include frontage requirements for signs, require shared
signs for smaller properties, contain definitions, and include an amortization schedule for
non-conforming signs.
(XV) f. The safe and convenient flow of on-site traffic, as well as the design of vehicle parking
areas, are addressed through the site design standards 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.
(XV) g. The LDC ensures the availability of suitable land for utility facilities, and other essential
services necessary to support proposed development, by providing 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.
(XV) h. The LDC provides for the protection of historically significant properties through
regulations that: provide for an Historic/Archaeological Preservation Board; provide f or
the identification of mapped areas of historic/archaeological probability; require
completion of a survey and assessment of discovered sites; and, provide a process for
designation of sites, structures, buildings and properties as historically and/or
archaeologically significant.
(XV)(XXX) i. The mitigation of incompatible land uses within the area designated as the Airport Noise
Area Overlay 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; recording of the legal description of the noise
contour boundary in the property records of the County; and, the inter-local agreement
with the Naples Airport Authority that requires the County to notify the Authority of all
development proposals located within 20,000 feet of the airport that exceed height
standards established by the Federal Aviation Administration. Additionally, to address
compatibility with the Naples Municipal Airport, Marco Island Executive Airport,
Everglades Airpark and Immokalee Regional Airport, the County will implement the
following provisions in the Collier County Land Development Code, Ordinance No. 04-
41, as amended: Section 2.03.07C., Airport Overlay (APO); Section 4.02.06, Standards
for Development in Airport Zones; and, Appendix D, Airport Zoning.
(XXX) = Plan Amendment by Ordinance No. 2013-14 on January 8, 2013
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
14
(XI)(XV)(XLIV)
j. Collier County shall not issue development orders 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 have been found to be consistent
with this Element via consistency with one or more of Policies 5.11 through 5.15.
(XV)(XLIV) Policy 3.3:
The Land Development Regulations have been codified into a single unified Land Development
Code (Ordinance 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 of the review process.
(XLIV) OBJECTIVE 4:
Continually refine the Future Land Use Element through detailed planning in order to improve
coordination of land uses with natural and historic resources, public facilities, economic
development, housing and urban design.
(XLIV) Policy 4.1:
Planning studies may address specific geographic or issue areas.
(XV)(XLIV) Policy 4.2:
A detailed Master Plan for the Golden Gate 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
natural resources, future land use, preservation of the Estates’ rural character, transportation
improvements, other public facilities, and the provision of emergency services.
(XV)(XLIV) Policy 4.3:
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 conservation, future land use, population, recreation, transportation, housing, and the
local economy. Major purposes of the Master Plan are coordination of land uses and
transportation planning, redevelopment or renewal of blighted areas, and the promotion of
economic development.
(XV)(XLIV) Policy 4.4:
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 population,
public facilities, future land use, urban design, land development 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.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
15
(XV)(XLIV) Policy 4.5:
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 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 Land Development Code; 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 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.
The Board of County Commissioners will determine the boundaries of the corridors selected and
the time frame for completion.
(XV)(XXX)(XLIV)
Policy 4.6:
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. The detailed inventory of
industrial land uses will be periodically updated.
(XI)(XV)(XXXVII)(XLIV)
Policy 4.7:
Access Management Plan provisions have been developed for Mixed Use and Interchange
Activity Centers designated on the Future Land Use Map 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:
a. The number of ingress and egress points shall be minimized and shall be combined and
signalized 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 No. 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 and planned interchanges and intersections.
d. Developers of lots, parcels, and subdivisions 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 the above-mentioned standards (a. – c.)
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
16
(XV)(XXX)(XLIV)
Policy 4.8:
The Board of County Commissioners may consider whether to adopt redevelopment plans for
existing commercial and residential areas. Such plans may include alternative land uses,
modifications to development standards, and incentives that may be necessary to encourage
redevelopment. Such redevelopment plans may only be prepared by the County or its agent
unless otherwise authorized by the Board of County Commissioners. The Bayshore/Gateway
Triangle Redevelopment Plan was adopted by the Board on June 13, 2000; it encompasses the
Bayshore Drive corridor and the triangle area formed by US 41 East, Davis Boulevard and Airport-
Pulling Road. The Immokalee Redevelopment Plan was adopted by the Board on June 13, 2000.
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 US 41 North and Goodlette-Frank Road;
(XXXVII) b. US 41 North in Naples Park; and,
c. Bonita Beach Road between Vanderbilt Drive and the west end of Little Hickory Shores
#1 Subdivision.
(XI)(XV)(XLIV)
Policy 4.9:
Maintain and update, on an annual basis, the following demographic and land use information:
existing permanent population, existing seasonal population, projected population, existing
dwelling units, and projected dwelling units. Included with this database shall be a forecast of the
geographic distribution of anticipated growth.
Population estimates and projections shall be based upon the most recent population bulletin
from the University of Florida’s Bureau of Economic and Business Research (BEBR), except
where decennial census estimates are available. For the annually updated Capital Improvement
Plan, on a continuously rolling basis, population projections shall be calculated for all public
facilities using BEBR’s medium range growth rate. Population definitions are provided in Policy
1.2 of the Capital Improvement Element.
(I)(XV)(XLIV) Policy 4.10:
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. 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.
(I)(XV)(XLIV) Policy 4.11:
Public participation and input was a primary feature and goal of the Rural and Agricultural
Assessment. Representatives of state and regional agencies participated in, and assisted in, the
Assessment. During the three-year Assessment and subsequent comprehensive plan
amendment process, community input was provided through workshops, public meetings,
appointed committees, technical working groups, and established advisory boards including the
Environmental Advisory Council and the Collier County Planning Commission.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
17
OBJECTIVE 5:
(VII)(XLIV) Implement land use policies that promote sound planning, protect environmentally sensitive lands
and habitat for listed species while protecting private property rights, ensure compatibility of land
uses and further the implementation of the Future Land Use Element.
(XLIV) Policy 5.1:
Land use policies supporting Objective 5 shall be implemented upon the adoption of the Growth
Management Plan.
(XLIV) Policy 5.2:
Land use policies supporting Objective 5 shall continue to be implemented upon the adoption of
amendments to the Growth Management Plan.
(XII)(XV)(XLIV)
Policy 5.3:
All rezonings must be consistent with this Growth Management Plan. 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 5.13, the following provisions apply:
(XXXII) a. For such commercially-zoned properties, zoning changes will be allowed provided the new
zoning district is the same or a lower intensity commercial zoning district as the existing
zoning district, and provided the 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 properties to a residential zoning district is allowed as provided
for in the Density Rating System of this Future Land Use Element and as provided for in
the Bayshore/Gateway Triangle Redevelopment Overlay.
b. For such industrially-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.
(XXXII) c. For such residentially-zoned properties, zoning changes will be allowed provided the
authorized 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 provided for in the Bayshore/Gateway Triangle Redevelopment Overlay.
(XXV) d. For property deemed to be consistent with this Element pursuant to one or more of policies
5.9 through 5.13, 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 and
mixed use developments only, the accumulated density between these properties may be
distributed throughout the project, as provided for in the Density Rating System or the
Commercial Mixed Use Subdistrict, as applicable.
e. Overall intensity of development shall be determined based upon a comparison of public
facility impacts as allowed by the existing zoning district and the proposed zoning district.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
18
(XV)(XLIV) Policy 5.4:
All applications and petitions for proposed development shall be consistent with this Growth
Management Plan, as determined by the Board of County Commissioners.
(VII)(IX)(XXX)(XLIV)
Policy 5.5:
Discourage unacceptable levels of urban sprawl in order to minimize the cost of community
facilities by: confining urban intensity development to areas designated as Urban on the Future
Land Use Map; requiring that any additions to the Urban Designated Areas be contiguous to an
existing Urban Area boundary; and, encouraging the use of creative land use planning techniques
and innovative approaches to development in the County’s Agricultural/Rural designated area,
which will better serve to protect environmentally sensitive areas, maintain the economic viability
of agriculture and other predominantly rural land uses, and provide for cost efficient delivery of
public facilities and services.
(XV)(XLIV) Policy 5.6:
New developments shall be compatible with, and complementary to, the surrounding land uses,
as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and
effective October 18, 2004, as amended).
(VII)(IX)(XV)(XLIV)
Policy 5.7:
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 (formerly known as North Golden Gate), and the Rural Fringe Mixed
Use District, before servicing new areas.
(VII)(IX)(XLIV)
Policy 5.8:
Permit the use of clustered residential development, Planned Unit Development techniques,
mixed-use development, rural villages, new towns, satellite communities, transfer of development
rights, agricultural and conservation easements, and other innovative approaches, in order to
conserve open space and environmentally sensitive areas. Continue to review and amend the
zoning and subdivision regulations as necessary to allow and encourage such innovative land
development techniques.
(XLIV) Policy 5.9:
Encourage recognition of identifiable communities within the urbanized area of western Collier
County. Presentation of economic and demographic data shall be based on Planning
Communities and commonly recognized neighborhoods.
(XV)(XLIV) Policy 5.10:
Group Housing, which may include the following: Family Care Facility, Group Care Facility, Care
Units, Assisted Living Facility, and Nursing Home, shall be allowed within the Urban designated
area, 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, adopted
June 22, 2004 and effective October 18, 2004) 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.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
19
(XI)(XV)(XLIV)
Policy 5.11 :
Former Policy 3.1.k. 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 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.
(XI)(XV)(XLIV)
Policy 5.12:
The zoning on property for which an exemption has been granted based on vested rights,
dedication, or compatibility determination, and the zoning on property for which a compatibility
exception 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. Such
property 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.
(XV)(XLIV) Policy 5.13:
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 f loor area or
traffic impact limitations contained in this former provision.
(XV)(XLIV) Policy 5.14:
The zoning on properties rezoned under the former Industrial Under Criteria provision, or pursuant
to the former provision contained in the Urban-Industrial District that allowed expansion of
industrial uses abutting lands designated or zoned Industrial, both 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.
(I)(XV)(XLIV)
Policy 5.15:
The properties identified in Ordinance Numbers 98-82, 98-91, 98-94, 99-02, 99-11, 99-19, 99-33,
and, 2000-20, were previously located in Activity Centers No. 1, 2, 6, 8, 11 and 18, and were
rezoned pursuant to those previous Activity Center boundaries. Ordinance No. 2000-27, adopted
May 9, 2000, modified those Activity Center boundaries to exclude those properties. The zoning
on those properties shall be deemed consistent with the Future Land Use Element.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
20
(XII)(XLIV) Policy 5.16:
Public educational plants and ancillary plants:
(XVIII) a. Existing public educational plants and ancillary plants: The sites containing existing
public educational plants (schools and associated on-site facilities, including sports
stadiums, gymnasiums and recreation areas) and ancillary plants (support facilit ies,
including administrative offices, transportation facilities, maintenance yards, and bus
barns) are depicted on the Future Land Use Map Series and Public School Facilities
Element Map Series. This includes four sites where educational plants have been
approved but construction either has not commenced or is not completed. More detailed
descriptions or depictions of all of the sites containing these existing educational plants
and ancillary plants are contained in the FLUE Support Document. Expansion of these
educational plants and ancillary plants on these existing sites, as well as expansions to
the sites themselves, are subject to the provisions outlined in the general Interlocal
Agreement, adopted on May 15, 2003 by the Collier County School Board and on May
27, 2003 by the Board of County Commissioners, and as subsequently amended and
restated, with an effective date of December 2008, and subject to the implementing land
development regulations to be adopted; and, shall be subject to the School Board
Review (SBR) Interlocal Agreement, adopted 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.
(XVIII) b. Existing sites for future public educational plants: The Collier County School Board has
acquired numerous sites for which educational plants are planned for future
development; these sites contain no existing educational plants. These sites are
consistent with locational criteria established by the SBR Interlocal Agreement and as
contained in the FLUE, GGAMP, or IAMP, as applicable, and are allowed within the
existing zoning district on the property. These sites are depicted on the Future Land Use
Map Series and Public School Facilities Element Map Series. Development of the
mapped sites shall be subject to the provisions of the general Interlocal Agreement
adopted on May 15, 2003 by the Collier County School Board and on May 27, 2003 by
the Board of County Commissioners, and as subsequently amended and restated, with
an effective date of December 2008, and subject to the implementing land
development regulations to be adopted; and, shall be subject to the School Board
Review (SBR) Interlocal Agreement, adopted 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.
(XVIII) c. Existing sites for future public ancillary plants: The Collier County School Board has
acquired sites for which ancillary plants are planned for future development; these sites
contain no existing ancillary plants. These sites are consistent with locational criteria
established by the SBR Interlocal Agreement and as contained in the FLUE, GGAMP, or
IAMP, as applicable, and are allowed within the existing zoning district on the property.
These sites are depicted on the Future Land Use Map Series and Public School
Facilities Element Map Series. Development of the mapped sites shall be subject to the
provisions of the general Interlocal Agreement adopted on May 15, 2003 by the Collier
County School Board and on May 27, 2003 by the Board of County Commissioners, and
as subsequently amended and restated, with an effective date of December 2008, and
subject to the implementing land development regulations to be adopted; and, shall be
subject to the School Board Review (SBR) Interlocal Agreement, adopted 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.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
21
(XVIII) d. Future sites for public educational plants and ancillary plants: As additional sites for
educational plants and ancillary plants are acquired by the Collier County School Board
and deemed to be consistent with the FLUE, GGAMP, or IAMP, as applicable, and
allowed by existing zoning on the site, these sites will be added to the Future Land Use
Map Series and Public School Facilities Element Map Series, as provided for in the
general Interlocal Agreement, adopted on May 15, 2003 by the Collier County School
Board and on May 27, 2003 by the Board of County Commissioners, and as
subsequently amended and restated, with an effective date of December 2008, and
subject to the implementing land development regulations to be adopted; and, shall be
subject to and the School Board Review (SBR) Interlocal Agreement, adopted on May
15, 2003 by the Collier County School Board and on May 27, 2003 by the Board of
County Commissioners. Future development of these sites will be subject to the
provisions of the aforementioned general Interlocal Agreement and SBR Interlocal
Agreement, and subject to the implementing land development regulations. Prior to site
acquisition, the Collier County School District will provide notification to property owners
as follows: 1) for sites located within the Urban Designated Area of the Future Land Use
Element of the Growth Management Plan, notices shall be sent to all owners of
property within 500 linear feet of the property lines of the site under consideration f or
acquisition; 2) for sites not located within the Urban Designated Area of the FLUE of the
Growth Management Plan, notices shall be sent to all owners of property within 1,000
linear feet of the property lines of the site under consideration for acquisition. At the
public hearing to consider the land acquisition, all public commentary received as a
result of these notices will be provided to the Collier County School Board.
e. Zoning district provisions for future educational plants: Except to the extent that such
would be in conflict with the Rural Fringe Mixed Use District adopted on June 19, 2002, or
the Rural Lands Stewardship Area Overlay adopted on October 22, 2002, all future
educational plants shall be allowed in zoning districts as follows:
(1) Educational plants are prohibited in the Residential Tourist (RT), Golf Course (GC),
Conservation (CON), Travel Trailer Recreational Vehicle Campground (TTRVC),
Business Park (BP), and Industrial (I) zoning districts.
(XVIII) (2) Educational plants are permitted by right in all other zoning districts. However, for a
high school facility to be located in any residential zoning district, or Estates (E)
zoning district, or residential component of a PUD, a formal compatibility review and
determination is required, as set forth in the general Interlocal Agreement, adopted
on May 15, 2003 by the Collier County School Board and on May 27, 2003 by the
Board of County Commissioners, and as subsequently amended and restated, with
an effective date of December 2008, and the School Board Review (SBR) Interlocal
Agreement, adopted on May 15, 2003 by the Collier County School Board and on
May 27, 2003 by the Board of County Commissioners.
f. Zoning district provisions for future ancillary plants: Except to the extent that such would
be in conflict with the Rural Fringe Mixed Use District adopted on June 19, 2002, or the
Rural Lands Stewardship Area Overlay adopted on October 22, 2002, all future ancillary
plants shall be allowed in zoning districts as follows:
(1) Ancillary plants are prohibited in the Residential Single Family (RSF-1 through RSF-
6), Mobile Home (MH), Travel Trailer Recreational Vehicle Campground (TTRVC), Golf
Course (GC), and Conservation (CON) zoning districts.
(XVIII) = Plan Amendment by Ordinance No. 2008-55 on October 14, 2008
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
22
(2) Ancillary plants are permitted by right in the General Commercial (C-4), Heavy
Commercial (C-5), and Industrial (I) zoning districts.
(3) Ancillary plants are permitted by conditional use approval in all other zoning districts.
(XII)(XXX)(XLIV)
OBJECTIVE 6:
Designate Transportation Concurrency Management Areas (TCMAs) as geographically compact
areas where intensive development exists, or such development is planned.
(XLIV) Policy 6.1:
New development within a TCMA shall occur in a manner that will ensure an adequate level of
mobility (as defined in Policy 5.8 of the Transportation Element) and further the achievement of
the following identified important state planning goals and policies: discouraging the proliferation
of urban sprawl, protecting natural resources, protecting historic resources, maximizing the
efficient use of existing public facilities, and promoting public transit, bicycling, walking and other
alternatives to the single occupant automobile.
(XLIV) Policy 6.2:
Transportation Concurrency Management Areas have been established and shall be supported
in the specific geographic areas described in Policy 2.6 of this Element.
(XII)(XLIV) Policy 6.3:
Collier County’s designated Transportation Concurrency Management Areas (TCMAs) shall
discourage the proliferation of urban sprawl by promoting residential and commercial infill
development and by promoting redevelopment of areas wherein current zoning was approved
prior to the establishment of this Growth Management Plan (January 10, 1989). Infill development
and redevelopment within the TCMAs shall be consistent with Objective 5, and relevant
subsequent policies, of this Element.
(XLIV) Policy 6.4:
In order to be exempt from link specific concurrency, new commercial development or
redevelopment within Collier County’s designated Transportation Concurrency Management
Areas (TCMAs) shall utilize at least two of the following Transportation Demand Managemen t
(TDM) strategies, as may be applicable:
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.
e) Compressed workweek that would be expected to reduce vehicle miles of travel and peak
hour work trips generated by the development.
f) Telecommuting that would reduce the vehicle miles of travel and peak hour work trips
generated by the development.
g) Transit subsidy that would reduce auto trips generated by the development and increase
transit ridership.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
23
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 reduce vehicle
miles of travel.
j) Providing transit shelters within the development (must be coordinated with Collier County
Transit).
(XII)(XV)(XXX)(XLIV)
Policy 6.5:
In order to be exempt from link specific concurrency, new residential development or
redevelopment within Collier County’s designated Transportation Concurrency Management
Areas (TCMAs) shall utilize at least two of the following Transportation Demand Management
(TDM) strategies, as may be applicable:
a) Including neighborhood commercial uses within a residential project.
b) Providing transit shelters within the development (must be coordinated with Collier County
Transit).
c) Providing bicycle and pedestrian facilities, with connections to abutting commercial
properties.
d) Providing vehicular access to abutting commercial properties.
(XII)(XLIV) Policy 6.6:
All rezoning within the Transportation Concurrency Management Areas (TCMAs) is encouraged
to be in the form of a Planned Unit Development (PUD). Any development contained in a TCMA,
whether submitted as a PUD or non-PUD rezone shall be required to be consistent with the native
vegetation preservation requirements contained within Policy 6.1.1 of the Conservation and
Coastal Management Element.
(XII)(XLIV) Policy 6.7:
All new development, infill development or redevelopment within a Transportation Concurrency
Management Area is subject to the historical and archaeological preservation criteria, as
contained in Objective 11.1 and Policies 11.1.1 through 11.1.3 of the Conservation and Coastal
Management Element.
(XIII)(XXX)(XLIV)
OBJECTIVE 7:
Promote smart growth policies, reduce greenhouse gas emissions, and adhere to the existing
development character of the Collier County, where applicable, and as follows:
Policy 7.1:
The County shall encourage developers and property owners to connect their properties to
fronting collector and arterial roads, except where no such connection can be made without
violating intersection spacing requirements of the Land Development Code.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
24
Policy 7.2:
The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle
congestion on nearby collector and arterial roads and minimize the need for traffic signals.
(XXX) Policy 7.3:
All new and existing developments shall be encouraged to connect their local streets and/or
interconnection points with adjoining neighborhoods or other developments regardless of land
use type. The interconnection of local streets between developments is also addressed in Policy
9.3 of the Transportation Element.
Policy 7.4:
The County shall encourage new developments to provide walkable communities with a blend of
densities, common open spaces, civic facilities and a range of housing prices and types.
(XV)(XLIV) Policy 7.5:
The County shall encourage mixed-use development within the same buildings by allowing
residential dwelling units over and/or abutting commercial development. This Policy shall be
implemented through provisions in specific Subdistricts in this Growth Management Plan.
Policy 7.6:
The County shall explore the creation of an urban “greenway” network along existing major canal
banks and powerline easements.
(XXX) Policy 7.7:
The Growth Management Division will continue to research smart growth practices in an effort to
improve the future of Collier County by specifically addressing land use and transportation
planning techniques for inclusion in future land development regulations.
[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
25
FUTURE LAND USE DESIGNATION
DESCRIPTION SECTION
The following section describes the land use designations shown on the Future Land Use Map.
These designations generally indicate the types of land uses for which zoning may be requested.
However, these land use designations do not guarantee that a zoning request will be approved.
Requests may be denied by the Board of County Commissioners based on criteria in the Land
Development Code or on special studies completed for the County.
(XV) I. URBAN DESIGNATION
Urban designated areas 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
designated areas accommodate the majority of population growth and that new intensive land
uses be located within them. Accordingly, the Urban area will accommodate residential uses and
a variety of non-residential uses. The Urban designated area, which includes Immokalee,
Copeland, Plantation Island, Chokoloskee, Port of the Islands, and Goodland, in addition to the
greater Naples area, represents less than 10% of Collier County’s land area.
The boundaries of the Urban designated areas 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 designated areas will accommodate the following uses:
(IV) a. Residential uses including single family, multi-family, duplex, and mobile home. The
maximum densities allowed are identified in the Districts, Subdistricts and Overlays that
follow, except as allowed by certain policies under Objective 5.
b. Non-residential uses including:
1. Essential services as defined by the most recent Land Development Code;
2. Parks, open space and recreational uses;
(XII)(XV) 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 1995);
4. Child care centers;
(I)(XV) 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;
(V) 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;
(XV) = Plan Amendment by Ordinance No. 2007-18 on January 25, 2007
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
26
(V) (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 predominately residential area; and
(c) The use will be compatible with surrounding land uses.
(XV) 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 ¼ 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
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.
(II)(IV)(V)(VI)(XI)(XIV)(XV)(XIX)(XXVI)(XLI)(XLIII)(XLV)(XLVIII)(XLIX)(XLX)
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, Buckley Mixed Use Subdistrict, Vanderbilt Beach/Collier Boulevard
Commercial Subdistrict, Commercial Mixed Use Subdistrict, Goodlette/Pine Ridge
Mixed Use Subdistrict, Henderson Creek Mixed Use Subdistrict, Livingston/Radio
Road Commercial Infill Subdistrict, Vanderbilt Beach Road Neighborhood Commercial
Subdistrict, Vincentian Mixed Use Subdistrict, Davis ‒ Radio 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, Orange
Blossom/Airport Crossroads Commercial Subdistrict, Logan Boulevard/Immokalee
Road Commercial Infill Subdistrict, East Tamiami Trail Commercial Infill Subdistrict,
Seed to Table Commercial Subdistrict, 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 could include limiting the size and/or
location of the commercial use and/or limiting access to the commercial use.
(XV) 14. Industrial uses subject to criteria identified in the Urban - Industrial District, and in the
Urban Commercial District, certain quadrants of Interchange Activity Centers.
(IV)(XV) 15. Hotels/motels as may be allowed in various Subdistricts and Overlays, and by certain
FLUE Policies.
(XLX) = Plan Amendment by Ordinance No. 2018-48 on September 25, 2018
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
27
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
This District, which represents approximately 116,000 acres, is intended to accommodate a
variety of residential and non-residential land uses, including mixed-use developments such as
Planned Unit Developments. Certain industrial and commercial uses are also allowed subject to
criteria.
(XXXVII) Water-dependent and water-related land uses are permitted within the coastal region of this
District. Mixed-use sites of water-dependent and water-related uses and other recreational uses
may include water-related parks, marinas (public or private), yacht clubs, and related accessory
and recreational uses, such as boat storage, launching facilities, fueling facilities, and restaurants.
Any development that includes a water-dependent and/or water-related land use shall be
encouraged to use the Planned Unit Development technique and other innovative approaches so
as to conserve environmentally sensitive areas and to assure compatibility with surrounding land
uses.
Note: Collier County’s Land Development Code allows for the construction of private boathouses
and docks as an accessory use to permitted uses in the following zoning districts: Rural
Agricultural (A), Residential Single Family (RSF 1-6), Residential Multiple Family (RMF-6, 12, 16),
Residential Tourist (RT), Village Residential (VR), and Mobile Home (MH). Marinas are a
permitted use in the Commercial (C-3) and Commercial (C-4) Districts. Marinas are permitted as
a conditional use in the RT District. Marinas and boat ramps are permitted as a conditional use
in the Community Facility (CF) District. Boat yards and marinas are permitted as a conditional
use in the VR District. The Collier County Manatee Protection Plan (NR-SP-93-01) May 1995
restricts the location of marinas and may limit the number of wet slips, the construction of dry
storage facilities, and boat ramps, based upon the Plan’s marina siting criteria.
Priorities for shoreline land use shall be given to water dependent principal uses over
water-related land uses. In addition to the criteria of compatibility with surrounding land uses and
consistency with the siting policy of the Conservation and Coastal Management Element
(Objective 10.1 and subsequent policies), the following land use criteria shall be used for
prioritizing the siting of water-dependent and water-related uses:
a. Presently developed sites;
b. Sites where water-dependent or water-related uses have been previously established;
c. Sites where shoreline improvements are in place;
d. Sites where damage to viable, naturally functioning wetlands, or other environmentally
sensitive features, could be minimized.
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.
(XXXVII) = Plan Amendment by Ordinance No. 2015-08 on January 27, 2015
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
28
(XXXVII) 1. Urban Residential Subdistrict
The purpose of this Subdistrict is to provide for higher densities in an area with fewer natural
resource constraints and where existing and planned public facilities are concentrated. This
Subdistrict comprises approximately 93,000 acres and 80% of the Urban Mixed Use District.
Maximum eligible residential density shall be determined through the Density Rating System but
shall not exceed 16 dwelling units per acre except in accordance with the Transfer of Development
Rights Section of the Land Development Code.
(IX)(XI)(XV)(XXVIII)(XXXIV)(XXXVII)(XL)
2. Urban Residential Fringe Subdistrict
The purpose of this Subdistrict is to provide transitional densities between the Urban Designated
Area and the Agricultural/Rural Area and comprises approximately 5,500 acres and 5% of the
Urban Mixed Use District. Residential land uses may be allowed at a maximum base density of
1.5 units per gross acre, plus any density bonus that may be achieved via CCME Policy 6.2.5 (6)
b.1., and either “a” or “b” below.
Within the Urban Residential Fringe, rezone requests are not subject to the density rating system,
except as specifically provided below for the Affordable-workforce Housing Density Bonus. All
rezones are encouraged to be in the form of a planned unit development. Proposed development
in the Subdistrict shall be fully responsible for all necessary water management improvements,
including the routing of all on-site and appropriate off-site water through the project’s water
management system, and a fair share cost of necessary improvements to the CR 951 canal/out-
fall system made necessary by new development in the Subdistrict.
a. Up to 1.0 unit per gross acre via the transfer of up to one (1.0) dwelling unit (transferable
development right) per acre from lands located within one mile of the Urban Boundary and
designated as Rural Fringe Mixed Use District Sending Lands, with the following
exceptions:
i. Properties that straddle the Urban Residential Fringe and the Rural Fringe Mixed Use
Sending Lands designations, and meet the other Density Blending criteria provided for
in subsection 5.2 of the Density Rating System, which may achieve an additional
maximum density of up to 1.3 units per gross acre for all lands designated as Urban
Residential Fringe via the transfer of up to 1.3 dwelling units (transferable development
rights) per acre from lands located within one mile of the Urban Boundary and
designated as Rural Fringe Mixed Use District Sending Lands; or,
ii. The Urban Residential Fringe portion of the Naples Reserve Residential Planned Unit
Development located in Section 1, Township 51 South, Range 26 East, shall not be
subject to the one mile limitation set forth above and may utilize TDRs from any lands
designated Sending within the Rural Fringe Mixed Use District to achieve up to the
maximum allowable density; or,
iii. Up to 1.52 additional units per acre may be achieved for Urban Residential Fringe
lands within the 196.4 acre portion of the San Marino Planned Unit Development
described below, via the transfer of 1.52 dwelling units (transferable development
right) per acre. The Property shall not be subject to the one mile limitation set forth
above and may utilize TDRs derived from any lands designated Sending within the
Rural Fringe Mixed Use District to achieve up to the maximum allowable density. The
Property is further described as follows:
That portion of the San Marino Planned Unit Development described in Ordinance No.
2000-10, as amended, excepting the ±39 acres located in the South ½ of the
Southwest ¼ of the Northwest ¼ of Section 11, Township 50 South, Range 26 East,
and in the Northwest ¼ of the Southwest ¼ of Section 11, Township 50 South, Range
26 East.
(XL) = Plan Amendment by Ordinance No. 2015-29 on May 12, 2015
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
29
b. In the case of properties specifically identified below, a density bonus of up to 6.0
additional units per gross acre may be requested for projects providing affordable-
workforce housing (home ownership only) for low and moderate income residents of
Collier County, pursuant to Section 2.06.00 of the Land Development Code, or its
successor ordinance, except as provided for below:
Properties eligible for the Affordable-workforce Housing Density Bonus (home
ownership only) will be specifically identified herein. The actual number of bonus units
per gross acre shall be reviewed and approved in accordance with the conditions and
procedures set forth in Section 2.06.00 of the Land Development Code, except that,
Section 2.06.03 shall not apply, and the number of dwelling units required to be sold
to buyers earning 80% or less of Collier County’s median income, as calculated
annually by the Department of Housing and Urban Development (HUD), shall be at
least thirty percent (30%).
The following properties are eligible for an Affordable-workforce Housing Density
Bonus (home ownership only) of up to 6.0 additional dwelling units per acre.
i. Property located on the East side of Collier Boulevard (C.R. 951), approximately 6
tenths of a mile south of intersection with Rattlesnake Hammock Road (C.R. 864),
in Section 23, Township 50 South, Range 26 East, Collier County, Florida, and
further described as follows:
THE NORTH ½ OF THE SOUTHWEST ¼ OF THE NORTHWEST ¼ OF THE
SOUTHWEST ¼ AND THE NORTHWEST ¼ OF THE SOUTHEAST ¼ OF THE
NORTHWEST ¼ OF THE SOUTHWEST ¼, LESS THE NORTH THIRTY FEET
FOR ROAD RIGHT OF WAY PURPOSES ONLY OF SECTION 23, TOWNSHIP
50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA LESS THE WEST
100 FEET THEREOF, AND;
THE NORTHEAST ¼ OF THE SOUTHEAST ¼ OF THE NORTHWEST ¼ OF THE
SOUTHWEST ¼, LESS THE NORTH 30 FEET THEREOF FOR ROAD RIGHT OF
WAY, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER
COUNTY, FLORIDA, AND;
THE SOUTH ½ OF THE NORTH ½ OF THE WEST ½ OF THE NORTHEAST ¼
OF THE SOUTHWEST ¼ AND THE SOUTH ½ OF THE WEST ½ OF THE
NORTHEAST ¼ OF THE SOUTHWEST ¼, SECTION 23, TOWNSHIP 50 SOUTH,
RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA SUBJECT TO AN
EASEMENT OVER AND ACROSS THE WEST 36 FEET THEREOF, AND;
AN EASEMENT 36 FEET IN WIDTH OVER AND ACROSS THE EAST 36 FEET
OF THE NORTH ½ OF THE NORTH ½ OF THE WEST ½ OF THE NORTHEAST
¼ OF THE SOUTHWEST ¼, SECTION 23, TOWNSHIP 5O SOUTH, RANGE 26
EAST, OF COLLIER COUNTY, FLORIDA, AND TOGETHER WITH;
A STRIP OF LAND DESIGNATED AS RIGHT OF WAY OVER AND ACROSS THE
NORTH 50 FEET OF THE SOUTH ½ OF THE NORTHWEST ¼ OF THE
SOUTHWEST ¼, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF
COLLIER COUNTY FLORIDA, AND;
THE NORTH ½ OF THE NORTH ½ OF THE WEST ½ OF THE NORTHEAST ¼
OF THE SOUTHWEST ¼, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26
EAST, OF COLLIER COUNTY, FLORIDA, AND;
(XL) = Plan Amendment by Ordinance No. 2015-29 on May 12, 2015
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
30
THE SOUTHWEST ¼ OF THE SOUTHWEST ¼ OF THE NORTHWEST ¼ OF
THE SOUTHWEST ¼, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
OF COLLIER COUNTY, FLORIDA, AND;
THE EAST ½ OF THE NORTHEAST ¼ OF THE NORTHWEST ¼ OF
SOUTHWEST ¼ LESS THE NORTH 30 FEET FOR RIGHT OF WAY OF
SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF COLLIER COUNTY,
FLORIDA, AND;
THE NORTH ½ OF THE NORTHWEST ¼ OF THE SOUTHWEST ¼ OF THE
SOUTHWEST ¼, LESS THE WEST 100 FEET OF SECTION 23, TOWNSHIP 50
SOUTH, RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA, AND; THE EAST
½ OF THE NORTHEAST ¼ OF THE SOUTHWEST ¼, LESS THE NORTH 328.19
FEET OF SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF COLLIER
COUNTY FLORIDA, CONTAINING 55 ACRES, MORE OR LESS.
(IV)(XI)(XV)(XXI)(XXXVII)
3. Urban Coastal Fringe Subdistrict
The purpose of this Subdistrict is to provide transitional densities between the Conservation
designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban
designated area (primarily located to the north of the Subdistrict). The Subdistrict comprises
those Urban areas south of US 41, 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, and comprises approximately 11,354 acres and 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 designated area, residential densities within the Subdistrict shall not exceed a
maximum of 4 dwelling units per acre, except as allowed in the Density Rating System to exceed
4 units per acre through provision of Affordable Housing and Transfers of Development Rights,
and except as allowed by certain FLUE Policies under Objective 5, 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.
(XI)(XV) 4. Business Park Subdistrict
The Business Park Subdistrict is intended to provide for a mix of industrial uses and non-industrial
uses, designed in an attractive park-like environment with low structural density where building
coverage ranges between 25% to 45% and where 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-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. Business Parks shall be permitted to include up to 30% of the total acreage for non-
industrial uses of the type identified in “c” below, and will reserve land within the industrially
designated areas for industrial uses. Similarly, Business Parks shall be permitted to
include up to 30% of the total building square footage for non-industrial uses of the type
identified in Paragraph c below. The percentage and mix of each category of use shall be
determined at the time of zoning 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 or rezone ordinance so as to demonstrate
compliance with this requirement.
(XXXVII) = Plan Amendment by Ordinance No. 2015-08 on January 27, 2015
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
31
b. Access to arterial 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. Non-industrial uses may include uses such as certain offices, financial institutions, retail
services, institutional, cultural facilities, medical facilities, hotels/motels at a density of 26
units per acre, and recreational facilities. Retail Uses shall be limited to those uses that
serve the employees of businesses within the Park or are related to the products, goods
and services that are manufactured, distributed, produced or provided by businesses in
the Park.
d. When the Business 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 Business Park is located in the Urban
Commercial District or Urban Mixed Use District, the industrial uses shall be limited to light
industry such as light manufacturing, processing, and packaging in fully enclosed
buildings; research, design and product development; printing, lithography and publishing;
and similar light industrial uses that are compatible with non-industrial uses permitted in
the district; and, the Planned Unit Development Ordinance or Rezoning Ordinance for a
Business Park project shall list specifically all permitted uses and development standards
consistent with the criteria identified in this provision.
e. Business Parks must be a minimum of 35 acres in size.
f. Business Parks located within Interstate 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.
g. Business Parks shall adopt standards for the development of individual building parcels
and general standards for buffering, landscaping, open space, signage, lighting, screening
of outdoor storage, parking and access management.
(XXVIII) h. When located in a District other than the Urban Industrial District, the Business Park
must have direct access to a road classified as an arterial in the Transportation Element,
except that a Business Park in Section 14, Township 50 South, Range 26 East may have
access to an arterial road via The Lords Way, provided it meets County road right-of-way
standards for a business park.
i. Business Parks are encouraged to utilize PUD zoning.
j. The maximum additional acreage eligible to be utilized for a Business Park Subdistrict
within the Urban-Mixed Use District is 500 acres, exclusive of open space and
conservation areas.
(XI)(XV) 5. Office and In-fill Commercial Subdistrict
The intent of this Subdistrict is to allow low intensity office commercial or infill 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
(XXVIII) = Plan Amendment by Ordinance No. 2011-40 on October 25, 2011
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
32
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.
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.
(XXV) d. The site abuts commercial zoning:
(i) On one side and that abutting commercial site is not within an infill Subdistrict in the
Urban Mixed Use District or the Urban Commercial District; or,
(ii) On both sides.
e. The abutting commercial zoning may be in the unincorporated portion of Collier County or
in a neighboring jurisdiction.
(XV) 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.
i. 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.
(XXV) = Plan Amendment by Ordinance No. 2011-26 on September 13, 2011
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
33
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.
(XXV) l. 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.
(XXV) m. For purposes of this Subdistrict, property abutting land zoned Industrial or Industrial
PUD, 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.
(XXV) n. At time of development, the project will be served by central public water and sewer.
(XXV) o. The project will be compatible with existing land uses and permitted future land uses on
surrounding properties.
(XXV) p. The maximum acreage eligible to be utilized for the Office and Infill Commercial
Subdistrict within the Urban Mixed Use District is 250 acres.
(XI)(XV)(XXXVII)
6. PUD Neighborhood Village Center Subdistrict
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 (PUD) 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 amended to provide standards and principles regulating access,
location and integration of the Village Center within the PUD, allowed uses, floor area ratio, and
acreage thresholds.
(XII)(XV)(XLIV)
7. Residential Mixed Use Neighborhood Subdistrict
The purpose of this Subdistrict is to encourage human-scaled, pedestrian-oriented,
interconnected residential neighborhood projects that include a mix of commercial uses, civic
amenities, and institutional uses that complement each other. The purpose of the commercial
component is to provide retail, office and personal service uses to serve the needs of the subject
neighborhood and surrounding residential neighborhoods where there is no existing nearby
opportunity for those commercial needs to be met. Within the commercial component, mixed use
residential/commercial is allowed. The commercial component may be located internal to the
project or along the boundary; if externally located, road frontage and access should be restricted
so as not to promote strip commercial development. A grid pattern is usually the basis for the
transportation network and typically includes interconnections for vehicles, pedestrians and
bicycles. Within one year of the effective date of the regulations establishing this Subdistrict, the
Land Development Code shall be amended, as necessary, to implement this Subdistrict.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
34
a. Uses in the commercial component are limited to those allowed in the C-1, C-2 and C-3
zoning districts as contained in the Collier County Land Development Code in effect as of
the date of adoption of this Plan amendment (December 16, 2003).
b. The boundaries of the commercial component shall be no closer than ½ mile radial
distance from the boundaries of the nearest site zoned commercial, developed
commercial, or designated in the Growth Management Plan for commercial uses.
c. The commercial component shall be no larger than 10 acres in size and shall not exceed
80,000 square feet of gross leasable floor area.
d. A maximum of one acre of land for commercial uses is allowed for each five acres of land
for residential uses.
e. No single commercial use in the commercial component shall exceed 15,000 square feet
of gross leasable floor area, except that a grocery store or supermarket shall not exceed
45,000 square feet of gross leasable floor area.
f. The maximum floor area ratio for commercial uses is 0.25.
g. For freestanding residential uses, acreage to be used for calculating density is exclusive
of the commercial component and of any acreage component for a use with a residential
equivalency, e.g. ALF-adult living facility. For properties not located in the Urban
Residential Fringe, eligible density shall be as allowed by the FLUE Density Rating
System, or as allowed under the existing residential zoning district, or as otherwise
allowed by FLUE, Policy 5.3. For properties located in the Urban Residential Fringe,
eligible density shall be as allowed by that Subdistrict.
h. For residential uses located within the commercial component of the project – whether
located above commercial uses in the same building, in an attached building, or in a
freestanding building ‒ density is calculated based upon the gross project acreage. For
properties not located in the Urban Residential Fringe, eligible density is the base density
allowed by the Density Rating System, less any reductions. For properties located in the
Urban Residential Fringe, eligible density shall be as allowed by that Subdistrict.
i. The project is encouraged to use a grid street system, or portion thereof, so as to afford
maximum opportunity for interconnections with surrounding properties and to provide
multiple route alternatives.
j. The commercial component shall be interconnected with the residential component of the
project by streets, sidewalks or other pedestrian pathways, and bike lanes, unless
precluded by the existence of wetlands or other environmentally sensitive habitats. In
such instance, no less than one type of interconnection shall be provided.
(XV) k. The project shall provide street, pedestrian pathway and bike lane interconnections with
abutting properties, where possible and practicable.
l. All buildings shall be limited to five stories in height, inclusive of under building parking.
(XV) m. The commercial component of the project shall be internally located with no direct
access to abutting external roadways, or the commercial component shall have frontage
on a road classified as an arterial or collector in the Transportation Element.
n. If the commercial component is not internally located, then its frontage shall be no greater
than twice its depth.
(XV) o. For projects located along an arterial or collector road, the number and type of access
points shall be limited, as appropriate, so as to minimize disruption of traffic flow on the
abutting arterial or collector roadway.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
35
(II)(XV) 8. Orange Blossom Mixed Use Subdistrict:
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 A ctivity Centers to
the north 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 in the Land
Development Code in effect as of the date of adoption of this Subdistrict (May 9, 2000), 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.
(XV) 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.
g. No more than 25% of the total built square footage will be devoted to single story buildings.
(XV) 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
Drive will provide secondary access facing those streets.
i. All four sides of each building must be finished in a common architectural theme.
(XV) 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 Subdistrict completes an
aggregate total of 40,000 square feet of retail or office uses.
(XV) k. Residential units may be located both on the north and south sides of Orange Blossom
Drive.
l. 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.
(XV) o. No building shall exceed three (3) stories in height; any under building parking provided
shall count towards this height limit.
(XV) p. Drive-through establishments, which must be architecturally integrated into the main
building, will be limited to banks with no more than 3 lanes.
q. No gasoline service stations will be permitted.
r. All buildings will be connected with pedestrian features.
(XV) s. Twenty-foot wide landscape Type D buffers along Orange Blossom Drive and Airport-
Pulling Road and twenty-foot wide Type C buffer along all other perimeter property lines
will be required.
(XV) = Plan Amendment by Ordinance No. 2007-18 on January 25, 2007
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
36
(XV) t. Parking areas will be screened from Airport-Pulling Road and Orange Blossom Drive.
(XV) u. The Office and Infill Commercial Subdistrict is not applicable to any properties adjacent
to this Subdistrict.
(V)(XIII)(XIV)(XV)(XLVI)
9. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict
This Subdistrict is located in the northwest quadrant of the intersection of Vanderbilt Beach Road
and Collier Boulevard, consisting of approximately 47.94 acres, comprised of 33.45 acres of land
for the existing area and 14.49 acres of land for the expansion area, as depicted on the Vanderbilt
Beach/Collier Boulevard Commercial Subdistrict Map. The intent of the Vanderbilt Beach/Collier
Boulevard Commercial Subdistrict is to provide convenient shopping, personal services and
employment for neighboring and Golden Gate Estates residential areas, as well as to promote
mixed-use development (residential uses over commercial uses). The Vanderbilt Beach/Collier
Boulevard Commercial Subdistrict will reduce driving distances for neighboring and Golden Gate
Estates residents, assist in minimizing the road network required, and reduce traffic impacts in
this part of Collier County. This Subdistrict is further intended to create a neighborhood focal
point and any development within this Subdistrict will be designed in a manner to be compatible
with the existing and future residential and institutional development in this neighborhood.
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 sixteen (16) dwelling units per acre; the gross
acreage of the project is used in calculating residential density.
Retail uses shall be limited to single-story. Financial services and offices shall be limited to three
(3) stories. A combination of these uses in a single building ‒ financial services and/or offices
over retail uses – shall be limited to three (3) stories. Also, mixed-use buildings, containing
residential uses over commercial uses, shall be limited to three (3) stories. All principal buildings
shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of
building height. Development within each project or yet to be established Planned Unit
Development (PUD) District shall be required to have common site, signage and building
architectural elements. Each project or PUD District shall provide for both pedestrian and
vehicular interconnections with abutting properties, where feasible.
Rezonings are encouraged to be in the form of a PUD zoning district, which must contain
development and design standards to ensure that all commercial uses will be compatible with
neighboring residential and institutional uses. In addition to retail uses and other uses permitted
in the Plan, financial institutions, business services, and professional and medical offices shall be
permitted.
A total of 400,000 square feet of gross leasable floor area is permitted within this Subdistrict as
follows:
Development intensity for the existing area (Mission Hills Planned Unit Development) of this
Subdistrict shall be limited to a maximum of 200,000 square feet of gross leasable floor area.
Within the 14.49-acre expansion area, 200,000 square feet of gross leasable floor area for
commercial land uses is permitted. The following land uses shall not be permitted: gas stations,
convenience stores with gas pumps, fast food restaurants with drive-through lanes, and tire
stores.
(XLVI) = Plan Amendment by Ordinance No. 2017-48 on December 12, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
37
(VI)(XV)(XXXVII)(XXXVIII)
10. Henderson Creek Mixed Use Subdistrict
The Henderson Creek Mixed Use Subdistrict consists of approximately 81 acres and is located
east of Collier Boulevard (SR 951) and south of US 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 area. Conversely, 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 affordable-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 area. 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 as follows:
a. Access to the Subdistrict shall be provided from Collier Boulevard (SR 951) and US 41. A
loop road that is open to the public shall connect these access points.
b. Vehicular and pedestrian interconnections shall be provided between the residential and
commercial portions of the Subdistrict.
c. The unified plan of development within the Subdistrict shall include provisions for vehicular
and pedestrian interconnection to properties to the north.
d. Commercial components of this Subdistrict shall front on Collier Boulevard.
e. Commercial uses are limited to a maximum of 40 acres and 325,000 square feet of gross
leasable floor area.
f. The maximum intensity of commercial uses are those allowed in the C-4, General
Commercial, Zoning District.
g. 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.
h. Non-regional commercial uses prohibited in this Subdistrict include grocery stores, fitness
centers, auto repair, auto sales, and personal service uses.
i. Non-regional commercial uses are limited to a maximum of 10% of the total allowed
commercial square footage (32,500 square feet).
j. 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.
k. Commercial development shall be restricted to one-story buildings with a maximum height
of 35 feet.
(XXXVIII) = Plan Amendment by Ordinance No. 2015-13 on February 10, 2015
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
38
l. Residential development shall be limited to a maximum of 360 dwelling units, subject to
the Density Rating System. However, a minimum of 200 affordable-workforce housing
units shall be provided.
m. Residential dwellings shall be limited to a maximum height of two habitable stories.
n. Both commercial and residential development shall be designed in a common architectural
theme.
o. 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.
p. The type of landscape buffers within this Subdistrict shall be no less than that required in
mixed-use activity centers.
(VI)(XI)(XV)
11. Research and Technology Park Subdistrict
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-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:
(XV) 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 affordable-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
(XV) = Plan Amendment by Ordinance No. 2007-18 on January 25, 2007
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
39
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 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.
(XV) i. When located in a District other than the Urban Industrial District, the Research and
Technology Park must be abutting, 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.
(XV) j. Research and Technology Parks shall only be allowed on land abutting residentially
zoned property if the Park provides affordable-workforce housing. When abutting
residentially zoned land, up to 40% of the Park’s total acreage may be devoted to
affordable-workforce housing; all, or a portion, of the affordable-workforce housing is
encouraged to be located proximate to such abutting land where feasible.
(XV) k. Whenever affordable-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.
(XV) l. Whenever affordable-workforce housing is provided, it is allowed at a density consistent
with the Density Rating System.
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.
(XV) = Plan Amendment by Ordinance No. 2007-18 on January 25, 2007
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
40
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 1,000 acres, exclusive of open space and
conservation areas.
(VI)(XV)(XXXV)
12. Buckley Mixed Use Subdistrict
The intent of this Subdistrict, which comprises 21.7 acres, is to allow for limited retail, office and
residential uses while allowing for the development of a mixed-use development. The Activity
Centers to the North and South provide for large-scale commercial uses, while this Subdistrict is
intended to promote convenience and intermediate commercial development to serve existing
and future residential development in the immediate area. This Subdistrict will serve to reduce
existing trip lengths for convenience and intermediate commercial services. Commercial uses for
the purpose of this section are limited to those permitted and conditional 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. The Subdistrict shall be developed with a common theme for architecture, signage, lighting
and landscaping.
c. Commercial uses will be capped at a maximum of 162,750 square feet of gross floor area.
d. Residential uses are allowed at a density of 11 dwelling units per acre, calculated based
upon the entire Subdistrict acreage, yielding a maximum of 239 dwelling units.
e. Maximum lot coverage for buildings is capped at 35% for the total project.
f. Residential uses shall not be integrated with commercial uses in the same building.
g. For each acre of land utilized for residential purposes, 7,500 square feet of commercial
buildable square footage will be eliminated from the total square footage allowable. For
each acre of commercial square footage built, 11 residential units will be eliminated from
the maximum allowable number of residential units.
h. Pedestrian connections are encouraged to all perimeter properties.
i. Individual commercial users shall be limited to a maximum gross floor area of 100,000
square feet.
j. No building shall exceed three stories in height with no allowance for under building
parking.
k. Drive-through establishments shall be limited to a maximum of four. Only one of these
drive-through establishments shall be allowed for a fast-food restaurant, and no drive-
through establishment shall have more than three drive-through lanes. All drive-through
lanes must be architecturally integrated into the main building.
l. Gasoline service stations and convenience stores with fuel pumps are prohibited.
m. All buildings shall be connected with pedestrian pathways.
n. A twenty-foot wide Type C landscape buffer shall be required along all perimeter property
lines adjacent to residential use.
(XXXV) = Plan Amendment by Ordinance No. 2014-23 on June 10, 2014
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
41
(XII)(XV)(XLIV)
13. Commercial Mixed Use Subdistrict:
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 pedestrian-scale, pedestrian
oriented, and interconnected with abutting projects – whether commercial or residential. 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 (4) dwelling units per acre;
density in excess of three (3) dwelling units per acre must be comprised of affordable-
workforce housing in accordance with Section 2.06.00 of the Land Development Code,
Ordinance No. 04-41, as amended. For property not within the Urban Residential Fringe
Subdistrict and not within the Coastal High Hazard Area, density shall be limited to sixteen
(16) dwelling units per acre; density in excess of three (3) dwelling units per acre and up
to eleven (11) dwelling units per acre must be comprised of affordable-workforce housing
in accordance with Section 2.06.00 of the Land Development Code, Ordinance No. 04-
41, as amended.
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 abutting properties, where
possible and practicable, are encouraged.
(XIII)(XV)(XXVI)(XLIV)
14. Livingston/Radio Road Commercial Infill Subdistrict:
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.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
42
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 sixteen (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 Site
Development Plan application, whichever policy is the more restrictive.
(XV)(XXV)(XXVII)(XLIV)
15. Vanderbilt Beach Road Neighborhood Commercial Subdistrict
The purpose of this Subdistrict is to provide primarily for neighborhood commercial development
at a scale not typically found in the Mixed Use Activity Center Subdistrict.
The intent is to provide commercial uses to serve the emerging residential development in close
proximity to this Subdistrict, and to provide employment opportunities for residents in the
surrounding area. Allowable uses shall be a variety of commercial uses as more particularly
described below, and mixed use (commercial and residential). Prohibited uses shall be gas
stations and convenience stores with gas pumps, and certain types of fast food restaurants.
This Subdistrict consists of two parcels comprising approximately 17 acres, located on the north
side of Vanderbilt Beach Road and east of Livingston Road, as shown on the Subdistrict Map.
For mixed-use development, residential density shall be limited to sixteen (16) dwelling units per
acre. Residential density shall be calculated based upon the gross acreage of the Subdistrict
parcel on which it is located (Parcel 1 or Parcel 2). Rezoning of the parcels comprising this
Subdistrict is encouraged to be in the form of a PUD, Planned Unit Development. At the time of
rezoning, the applicant must include architectural and landscape standards for each parcel.
(XXVII)(XXXVII)
a. Parcel 1
This parcel is located at the intersection of Livingston Road and Vanderbilt Beach Road. A
maximum of 100,000 square feet of gross leasable floor area for commercial uses may be
allowed. Allowable uses shall be the following, except as prohibited above: retail, personal
service, restaurant, office, and all other uses as allowed, whether by right or by conditional use,
in the C-1 through C-3 zoning districts as set forth in the Collier County Land Development Code,
Ordinance No. 04-41, as amended, in effect as of the date of adoption of this Subdistrict
(Ordinance No. 2005-25 adopted on June 7, 2005); other comparable and/or compatible land
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
43
uses not found specifically in the C-1 through C-3 zoning districts, limited to: general and medical
offices, government offices, financial institutions, personal and business services, limited indoor
recreational uses, and limited retail uses; mixed-use development (residential and commercial
uses). The maximum floor area for any single commercial user shall be 20,000 square feet,
except for a grocery/supermarket, physical fitness facility, craft/hobby store, home
furniture/furnishing store, or department store use, which shall not exceed a maximum of 50,000
square feet.
(XV)(XXXVII)
b. Parcel 2
This parcel is located approximately ¼ mile east of Livingston Road and is adjacent to multifamily
residential uses. A maximum of 80,000 square feet of gross leasable floor area for commercial
uses may be allowed. Allowable uses shall be the following, except as prohibited above: General
and medical offices, community facilities, and business and personal services, all as allowed,
whether by right or by conditional use, in the C-1 through C-3 zoning districts as set forth in the
Collier County Land Development Code, Ordinance No. 04-41, as amended, in effect as of the
date of adoption of this Subdistrict (Ordinance No. 2005-25 adopted on June 7, 2005). The
maximum floor area for any single commercial user shall be 20,000 square feet.
At the time of rezoning of Parcel 2, the developer shall provide restrictions and standards to insure
that uses and hours of operation are compatible with surrounding land uses. Permitted uses such
as assisted living facilities, independent living facilities for persons over the age of 55, continuing
care retirement communities, and nursing homes, shall be restricted to a maximum of 200 units
and a maximum floor area ratio (FAR) of 0.6. The developer of Parcel 2 shall provide a landscape
buffer along the eastern property line, abutting the Wilshire Lakes PUD, at a minimum width of
thirty (30) feet. At the time of rezoning, the developer shall incorporate a detailed landscape plan
for that portion of the property fronting Vanderbilt Beach Road as well as that portion along the
eastern property line, abutting the Wilshire Lakes PUD.
(XXVII) In addition to the prohibited uses applicable to both parcels, the following list of uses shall also be
prohibited on Parcel 1.
0742 – Veterinary services for Animal Specialties – Horses are prohibited, other animals are
allowed
0752 – Animal specialty services, except Veterinary (dog grooming is allowed)
5261 – Retail nurseries, lawn and garden supply stores
5499 – Poultry dealers – retail and egg dealers – retail
5531 – Auto and home supply store, except automobile accessory and parts dealers – retail
(no on-site installation)
5813 – Drinking places (alcoholic beverages)
5921 ‒ Liquor stores exceeding 5,000 square feet
5932 – Uses merchandise stores
5962 – Automatic merchandising machine operators
7211 – Power laundries, family and commercial
7215 – Coin-operated laundries and drycleaning
7216 – Drycleaning plants, except rug cleaning
(XXXVII) = Plan Amendment by Ordinance No. 2015-08 on January 27, 2015
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
44
7299 – Miscellaneous personal services, not elsewhere classified
Coin operated service machine operations
Comfort station operation
Escort service
Locker rental
Massage parlors (except those employing licensed therapists)
Rest room operation
Tattoo parlors
Turkish baths
Wedding chapels, privately operated
7389 – Business services, not elsewhere classified, except Appraisers
7623 – Refrigeration and air-conditioning service and repair shops
7629 – Electrical and electronic repair shops, not elsewhere classified
7641 – Re-upholstery and furniture repair
7692 – Welding repair
7694 – Armature rewinding shops
7699 – Repair shops and related services, not elsewhere classified
7841 – Adult oriented video tape rental
7993 – Coin operated amusement devices
8641 – Civic, social and fraternal associations
(XXVI) 16. Collier Boulevard Community Facility Subdistrict
The Collier Boulevard Community Facility Subdistrict comprises approximately 69 acres and is
located on the east side of Collier Boulevard, approximately one-half mile north of the Collier
Boulevard/Rattlesnake Hammock Road intersection. The purpose of this Subdistrict is to provide
community facility uses, primarily institutional uses and other non-commercial uses generally
serving the public at large, and residential uses, both affordable-workforce and market rate
housing ‒ all in a setting to be compatible with surrounding land uses. The Subdistrict is intended
to contain a mix of uses and services in a self-sufficient environment, which lessens traffic impacts
upon the external transportation network and public services, while serving the needs of the
community at large.
All development in this Subdistrict shall comply with the following requirements and limitations:
a. Rezoning is encouraged to be in the form of a PUD.
b. Allowable land uses:
1) Community facilities such as churches, group housing uses, cemeteries, private
schools and colleges.
2) Child care facilities.
3) Residential dwelling units, not to exceed 306 units.
4) Essential services, as defined in the Collier County Land Development Code,
Ordinance Number 04-41, in effect as of the effective date of adoption of this
Subdistrict.
5) Parks, open space, and recreational uses.
(XXVI) = Plan Amendment by Ordinance No. 2011-27 on September 13, 2011
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
45
c. The maximum floor area for institutional and other non-residential uses shall not exceed
368,000 square feet.
d. Of the 306 dwelling units total, a maximum of ten (10) units shall be reserved for
occupancy solely by church employees and church-related personnel and their families.
The 10 church-related dwelling units will be considered incidental and accessory to the
institutional uses within this Subdistrict.
e. A requirement shall be put in place at the time of rezoning/PUD amendment that all but
nine (9) mobile home units currently on site shall be removed from the subject property
prior to the construction of any housing not reserved for church-related employees, staff
and program participants. The nine remaining mobile home units may serve as temporary
adult care units for program participants, and shall be removed as they are replaced by
permanent residential structures, permanent adult care units, or within twenty-four (24)
months from the date of adoption of this Subdistrict, whichever is sooner.
f. One hundred forty-seven of the 296 affordable-workforce and market rate housing units,
as they become available, will be offered first to persons involved in providing essential
services in Collier County, as defined in the County’s Local Housing Assistance Plan.
g. To achieve the density of approximately 4.28 dwelling units per acre, and to allow
development of the 192 non-church-related, non-base density dwelling units, the project
shall comply with one or more of the following:
1) The Affordable-Workforce Housing Density Bonus provisions of the Collier County
Land Development Code, Ordinance Number 04-41 in effect as of the date of adoption
of this Subdistrict; or,
2) be designated as a Community Workforce Housing Innovation Program (CWHIP)
Project by the State of Florida and comply with all requirements and limitations of that
designation, and provide a minimum of eighty (80) essential services personnel
dwelling units – comprised of a minimum of ten (10) dwelling units for those earning
less than 80% of the median income of Collier County, and a minimum of seventy (70)
dwelling units for those earning between 80% and 140% of the median income of
Collier County; or,
3) enter into an agreement with Collier County assuring that no fewer than 147
affordable-workforce and market rate housing units are constructed and, as they
become available, will be offered first to persons involved in providing essential
services in Collier County, such agreement being in effect for not less than fifteen (15)
years, including a minimum of thirty-five (35) dwelling units for those earning no more
than 150% of the median income of Collier County, and a minimum of twenty-five (25)
dwelling units for those earning no more than 80% of the median income.
h. No more than 57 market rate dwelling units shall be constructed prior to the construction
of all affordable-workforce housing dwelling units.
i. At the time of rezoning/PUD amendment, the maximum occupancy per dwelling unit in the
296 non-church-related dwelling units shall be addressed, as deemed appropriate by the
Board of County Commissioners.
j. At the time of rezoning/PUD amendment, consideration shall be given to increasing the
landscaping requirements along The Lord’s Way beyond existing Land Development
Code requirements.
(XXVI) = Plan Amendment by Ordinance No. 2011-27 on September 13, 2011
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
46
k. At the time of rezoning/PUD amendment, the petitioner shall be required to mitigate for
the project’s impacts upon affected roadways in accordance with the concurrency
management system and as otherwise determined appropriate by the Board of County
Commissioners.
l. Residential development shall be phased. Phase One development is limited to 147
dwelling units for persons involved in providing essential services in Collier County and 10
church-related dwelling units. Phase Two development will consist of the remaining 149
market rate units for any prospective property owner, plus any units allowed but not
constructed during Phase One. For the 149 market rate dwelling units in Phase Two, no
Certificate of Occupancy shall be issued until improvements to the existing deficient
segment of Davis Boulevard are complete.
(XXXIX) 17. Hibiscus Residential Infill Subdistrict
The Hibiscus Residential Infill Subdistrict is located on the south side of Rattlesnake Hammock
Road, at the intersection of Hibiscus Drive; consists of approximately 7.9 acres; and, comprises
Lots 1 and 2, and Tract “R” of the Hibiscus Golf Course Subdivision. The purpose of this
Subdistrict is to allow development of up to 64 residential units on this infill property. Buildings
shall be limited in height to a maximum of three stories and the rezoning is encouraged to be in
the form of a Planned Unit Development.
(XLI) 18. Vincentian Mixed Use Subdistrict
This Subdistrict contains approximately 30.68 acres, is located on the south/west side of Tamiami
Trail East (US 41) and is depicted on the Vincentian Mixed Use Subdistrict Map. The purpose of
this Subdistrict is to allow for neighborhood, community, and regional commercial development;
residential development; and mixed use (commercial and residential) development.
The Subdistrict is intended to include commercial uses to serve the emerging residential
development in close proximity to this Subdistrict, and to provide employment opportunities for
residents in the surrounding area. The property may be developed entirely as commercial,
entirely as residential, or as a mixture of residential and commercial uses.
The development of this Subdistrict shall comply with the following restrictions, limitations and
standards:
a. Allowable uses: The maximum intensity of commercial uses shall be limited to those allowed
in the C-3 zoning district, both by right and by conditional use, as listed in the Collier County
Land Development Code in effect as of the date of adoption of this Subdistrict. Additionally,
the following uses are allowed:
1. Department store (5311),
2. Hotel (7011, hotel only),
3. Dental laboratories (8072), and
4. Nursing and personal care facilities (8051).
b. Additional use restrictions and intensity standards:
1. Commercial uses shall be limited to a maximum of 250,000 square feet of gross floor area
(GFA), one hotel (maximum of 150 rooms), and an assisted living facility (maximum FAR
0.6). Additionally, for every acre, or portion thereof, of hotel or ALF, the maximum
allowable commercial GFA shall be reduced by 10,000 square feet, or portion thereof for
fractional amount under an acre.
(XLI) = Plan Amendment by Ordinance No. 2015-32 on June 9, 2015
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
47
2. Residential development shall be limited to a maximum density of 7.3 units per acre,
calculated on the gross acreage of the property exclusive of any commercial portions, for
a maximum of 224 multi-family dwelling units.
3. If the project is developed as mixed use (residential and commercial uses), the residential
density allowance is as provided for in Number 2. above, and the commercial portion of
the project shall not exceed 10 acres in size and a maximum of 128,000 square feet of
GFA of commercial uses, a 150-room hotel, and an Assisted Living Facility at a 0.6 FAR.
Additionally, for every acre, or portion thereof, of hotel or ALF, the maximum allowable
commercial GFA shall be reduced by 10,000 square feet, or portion thereof for fractional
amount under an acre.
4. A stand-alone automobile service station (i.e. retail fuel sales in conjunction with a
convenience store) is prohibited; however, accessory fuel pumps in association with a
grocery store (SIC 5411) or membership warehouse type facility (5311, 5331) greater than
15,000 square feet of GFA are allowed.
5. A recreational site for the use of the adjacent RV or mobile home parks may be developed
on a maximum of 3 acres. The recreational site may include facilities such as a pool,
clubhouse, and tennis courts.
c. Site Development:
1. Rezoning of this Subdistrict is encouraged to be in the form of a Planned Unit Development
(PUD). The rezone ordinance shall contain development and design standards to ensure
compatibility with internal uses as well as adjacent external uses, and shall include
additional restrictions and standards necessary to ensure that uses and hours of operation
are compatible with surrounding land uses.
2. The subject site will be developed with a common architectural and landscaping theme,
to be submitted with the first Site Development Plan.
3. The unified planned development submitted at time of the first Site Development Plan will
reflect internal connectivity through shared parking and cross-access agreements.
4. Pedestrian connections are encouraged, both with perimeter properties, where feasible,
and between internal buildings.
5. At the time of Site Development Plan approval, the required on-site vegetation retention
may be satisfied off-site, pursuant to Policy 6.1.1(13) of the Conservation and Coastal
Management Element (CCME) of the Growth Management Plan. At a minimum, 15
percent of the on-site native vegetation must be retained on-site. If the portion of native
vegetation satisfied off-site is met by land donation to the County, the specific off-site
property shall be taken to the Board of County Commissioners for acceptance. However,
a hearing before the Conservation Collier Land Acquisition Advisory Committee will not
be required.
(XLVII) 19. Mini Triangle Mixed Use Subdistrict
The Mini Triangle Subdistrict is 5.35 acres in size and is located within the Bayshore/Gateway
Triangle Redevelopment Overlay of this GMP. The purpose and intent of the Mini Triangle
Subdistrict, as a subset of the Bayshore/Gateway Triangle Redevelopment Overlay, is to further
the goals of the Collier County Community Redevelopment Area (CRA) as stated in the adopted
Bayshore Gateway Triangle Redevelopment Plan (approved on June 13, 2000 by Resolution No.
2000-181). In particular, Section 5.7 of the Community Redevelopment Plan identifies the
Triangle Area as a “Mixed Center/Corridor Development Concept”. The intent of the Plan related
specifically to the Mini Triangle area is to create a mixed use “Catalyst Project” (or projects) that
will foster the revitalization of the surrounding Gateway Triangle area. In order to facilitate the
(XLVII) = Plan Amendment by Ordinance No. 2018-23 on May 8, 2018
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
48
development of a Catalyst Project and further the intent of the Community Redevelopment Plan,
this Subdistrict provides for greater intensity, density, and flexibility in applicable Site Design and
Development Standards. In order to accomplish this greater intensity, density, and flexibility in
applicable Site Design and Development Standards, the Mini Triangle Subdistrict shall be rezoned
to a Mixed Use Planned Unit Development (MPUD). Development within the Mini Triangle
Subdistrict shall be subject to the following:
a. A maximum of 377 multi-family residential units may be permitted.
b. A maximum of 228 hotel suites/rooms (or other transient lodging uses including but not limited
to interval ownership or vacation rental suites) may be permitted.
c. A maximum of 200,000 square feet of any combination of the following commercial uses may
be permitted:
1. Retail;
2. Eating and drinking establishments;
3. Movie Theatre (multiplex), bowling center, physical fitness facilities, yoga studio, bicycle
rental and museums and art galleries;
4. Personal services;
5. General and medical offices;
6. Indoor Air-conditioned passenger vehicle and/or self storage, not to exceed 60,000 square
feet (SIC Code 4225);
7. New or Used Car Dealerships, not to exceed 30,000 square feet in total (SIC Codes 5511
and 5521); and,
8. Any other principal use which is comparable in nature with the forgoing list of permitted
principal uses.
d. A maximum of 150 Assisted Living Facilities (ALF) units may be permitted, subject to a
maximum floor area ratio of 0.45.
e. The MPUD shall establish a maximum trip capacity (“Trip Cap”) for the Mini Triangle MPUD
based upon “Net New Trips. The term Net New Trips means the projected PM peak hour trips
generated by anticipated development within the Mini Triangle Subdistrict, reduced by pass-
by trips and internal capture.
f. In order to ensure a mixed use development, the MPUD shall establish the minimum required
number of multi-family residential units, the minimum required square footage of a
combination of the commercial uses 1. through 4. in paragraph c, above, and the minimum
required square footage for general/medical office.
g. The MPUD shall establish a date, timeframe, or condition by which the minimum requirements
in paragraph f., shall be constructed. This date, timeframe or condition shall not be construed
to limit approval of a Site Development Plan (SDP) or related amendment(s) thereto, nor the
installation of any site related infrastructure or other site improvements depicted thereon,
including but not limited to site access, sewer and water lines and facilities, stormwater
facilities, surface parking, landscaping, signage, and fence or walls.
h. Development within this Subdistrict shall be subject to the provisions of LDC Section 4.02.16
‒ Design Standards for Development in the Bayshore Gateway Triangle Redevelopment Area,
as applicable, except in the case of building height, which may exceed the maximum allowable
height established in Section 4.02.16, as well as any deviations from the applicable provisions
of Section 4.02.16, as may be approved as part of the MPUD.
(XLVII) = Plan Amendment by Ordinance No. 2018-23 on May 8, 2018
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
49
(XLIX) 20. Goodlette/Pine Ridge Mixed Use Subdistrict
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 generally allowed in
the Urban designation, the intent of the Goodlette/Pine Ridge Mixed Use Subdistrict is to provide
shopping, personal services and employment for the surrounding residential areas within a
convenient travel distance. The Subdistrict also permits multi-family rental residential dwelling
units. The Subdistrict 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, signage, landscape design and site accessibility for pedestrians and bicyclists, as
well as motor vehicles.
Access to the Goodlette/Pine Ridge Mixed Use Subdistrict may feature a 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.
Commercial 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 Subdistrict.
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 commercial use may exceed 65,000 square
feet of gross leasable area. Residential development within the Subdistrict will be a maximum of
325 multi-family rental dwelling units. The maximum height for residential buildings shall be 4
stories.
Unless otherwise required by the South Florida Water Management District, the 0.87± acre
wetland area located on the northeastern portion of the site will be preserved. A total of 1.47
acres of native vegetation shall be provided within this Subdistrict.
[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]
(XLIX) = Plan Amendment by Ordinance No. 2018-42 on September 11, 2018
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
50
(IV)(VI)(VII)(XI)(XIII)(XV)
B. DENSITY RATING SYSTEM:
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. It is not
applicable to the Urban areas encompassed by the Immokalee Area Master Plan and the Golden
Gate Area Master Plan; these two Elements have their own density provisions. The Density
Rating System is applicable to that portion of the Urban Coastal Fringe Subdistrict 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 Development Rights, and except as
provided for in the Bayshore/Gateway Triangle Redevelopment Overlay. The final determination
of permitted density via implementation of this Density Rating System is made by the Board of
County Commissioners through an advertised public hearing process (rezone or Stewardship
Receiving Area designation).
(XV)(XLIV) 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 may be 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; 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-workforce Housing Density Bonus only, as specifically provided for in
that Subdistrict.
c. Within the Rural Lands Stewardship Area Overlay (RLSA), the Density Rating System is
applicable for the Affordable-workforce Housing Density Bonus only, as specifically
provided for in the RLSA for Stewardship Receiving Areas.
(XXX) d. 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 and/or not authorized 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.
e. 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:
1) Policy 5.3 of the Future Land Use Element.
2) The Urban Mixed Use District for the “vested” Port of the Islands development.
3) The Buckley Mixed Use Subdistrict.
4) The Commercial Mixed Use Subdistrict.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
51
5) The Vanderbilt Beach/Collier Boulevard Commercial Subdistrict.
6) Livingston/Radio Road Commercial Infill Subdistrict.
7) Vanderbilt Beach Road Neighborhood Commercial Subdistrict.
(XLVII) 8) The Mini Triangle Mixed Use Subdistrict.
(XXXII) 9) The Bayshore/Gateway Triangle Redevelopment Overlay.
(XI)(XIII)(XV)(XLIV)
2. Density Bonuses
Consistency with the following characteristics may add to the base density. Density bonuses are
discretionary, not entitlements, and are dependent upon meeting the criteria for each bonus
provision and compatibility with surrounding properties, as well as the rezone criteria in the Land
Development Code.
(XIII)(XV) a. Conversion of Commercial Zoning Bonus:
If a project includes the conversion of commercial zoning that has been found to be
“Consistent By Policy” through the Collier County Zoning Re-evaluation Program (Ordinance
No. 90-23), then a bonus of up to 16 dwelling units per acre may be added for every one (1)
acre of commercial zoning that is converted to residential zoning. These bonus dwelling units
may be distributed over the entire project. The project must be compatible with surrounding
land uses.
(XV)(XXX) b. Proximity to Mixed Use Activity Center or Interchange Activity Center:
If the project is within one mile of a Mixed Use Activity Center or Interchange 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 Interchange Activity Center is situated. If 50% or more of a project is
within the density band, the additional density applies to the gross acreage of the entire
project. Density bands are designated on the Future Land Use Map and shall not apply within
the Estates Designation or for properties within the Coastal High Hazard Area.
(VII)(XV)(XXXVII)
c. Affordable-Workforce Housing Bonus:
As used in this density bonus provision, the term “affordable” shall be as defined in Chapter
420.9071, F.S. To encourage the provision of affordable-workforce housing within certain
Districts and Subdistricts in the Urban Designated Area, a maximum of up to eight (8)
residential units per gross acre may be added to the base density if the project meets the
requirements of the Affordable-workforce Housing Density Bonus Ordinance (Section 2.06.00
of the Land Development Code, Ordinance No. 04-41, as amended, adopted June 22, 2004
and effective October 18, 2004), and if the affordable-workforce housing units are targeted for
families earning no greater than 150% of the median income for Collier County. In the Urban
Coastal Fringe Subdistrict, projects utilizing the Affordable-workforce Housing Density Bonus
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-workforce Housing Density Bonus may be utilized within the Agricultural/Rural
designation, as provided for in the Rural Lands Stewardship Area Overlay, subject to the
aforementioned Section 2.06.00 of the Land Development Code.
(XLVII) = Plan Amendment by Ordinance No. 2018-23 on May 8, 2018
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
52
(IX)(XV) d. Residential In-fill
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;
(b) At time of development, the project will be served by central public water and sewer;
(c) The project is compatible with surrounding land uses;
(d) The property in question has no common site development plan with adjacent
property;
(XXI) (e) There is no common ownership with any adjacent parcels;
(XXI) (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 provision in the Growth
Management Plan on January 10, 1989;
(XXI) (g) Of the maximum 3 additional units, one (1) dwelling unit per acre shall be transferred
from Sending Lands; and
(XIII) (h) Projects qualifying under this provision may increase the density administratively by
a maximum of one dwelling unit per acre by transferring that additional density
from Sending Lands.
(XV)(XXI)(XXX)
e. Roadway Access
If the project has direct access to two or more arterial or collector roads as identified in the
Transportation Element, one 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 Access bonus is not applicable to properties located within the Coastal High Hazard
Area.
(VII)(IX)(XV) f. Transfer of Development Rights Bonus
To encourage preservation/conservation of natural resources, density transfers are permitted
as follows:
(a) From Urban designated areas into that portion of the Urban designated area subject
to this Density Rating System, in accordance with the Transfer of Development Rights
(TDR) provision contained in Section 2.03.07 of the Land Development Code, adopted
by Ordinance No. 04-41, as amended, on June 22, 2004 and effective October 18,
2004. For projects utilizing this TDR process, density may be increased above and
beyond the density otherwise allowed by the Density Rating System.
(b) From Sending Lands in conjunction with qualified infill development.
(XXXIV)(XL) (c) 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, with the following exceptions:
i. Properties that straddle the Urban Residential Fringe and the Rural Fringe Mixed
Use Sending Lands designations, and meet the other Density Blending criteria
provided for in subsection 5.2 of the Density Rating System, may transfer TDRs
(XL) = Plan Amendment by Ordinance No. 2015-29 on May 12, 2015
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
53
from Sending Lands located within one mile of the Urban Boundary into lands
designated Urban Residential Fringe, at a maximum density increase of 1.3 units
per gross acre.
ii. The Urban Residential Fringe portion of the Naples Reserve Residential Planned
Unit Development located in Section 1, Township 51 South, Range 26 East, shall
not be subject to the one mile limitation set forth above and may utilize TDRs from
any lands designated Sending within the Rural Fringe Mixed Use District to
achieve up to the maximum allowable density increase.
iii. Up to 1.52 additional units per acre may be achieved for Urban Residential Fringe
lands within the 196.4 acre portion of the San Marino Planned Unit Development
described below, via the transfer of 1.52 dwelling units (transferable development
right) per acre. The Property shall not be subject to the one mile limitation set forth
above and may utilize TDRs derived from any lands designated Sending within the
Rural Fringe Mixed Use District to achieve up to the maximum allowable density.
The Property is further described as follows:
That portion of the San Marino Planned Unit Development described in
Ordinance No. 2000-10, as amended, excepting the ±39 acres located in the
South ½ of the Southwest ¼ of the Northwest ¼ of Section 11, Township 50
South, Range 26 East, and in the Northwest ¼ of the Southwest ¼ of Section
11, Township 50 South, Range 26 East.
In no case shall density be transferred into the Coastal High Hazard Area from outside the
Coastal High Hazard Area.
(XII)(XV) g. Transportation Concurrency Management Area (TCMA) Bonus
Residential redevelopment or infill development that meets the criteria established in Policies
6.1 through 6.7 of this Element, and which occurs within a designated Transportation
Concurrency Management Area (TCMA) may add three (3) residential units per gross acre.
This density bonus shall not be available if the proposed development is located within the
Coastal High Hazard Area. Additionally, in no instance shall the total project density exceed
sixteen (16) units per gross acre.
(XV) 3. Density Reduction
Consistency with the following characteristic would subtract density:
(XII)(XV)(XXI)(XXX)
a. Coastal High Hazard Area
If the project lies within the Coastal High Hazard Area, one dwelling unit per gross acre shall
be subtracted from the eligible base density of four dwelling units per acre – except for those
properties within the Coastal High Hazard Area in Section 1, Township 50 South, Range 25
East. The Coastal High Hazard Area boundary is generally shown on the Future Land Use
Map and is more precisely shown in the Future Land Use Map series; all lands lying seaward
of that boundary are within the Coastal High Hazard Area.
(XV)(XLIV) 4. Density Conditions:
The following density condition applies to all properties subject to the Density Rating System.
(XV)(XXXVII) a. Maximum Density
The maximum allowed density shall not exceed sixteen (16) dwelling units per gross acre
within the Urban designated area, except when utilizing the Transfer of Development Rights
(TDR) provision contained in Section 2.03.07 of the Land Development Code adopted by
Ordinance No. 04-41, as amended on June 22, 2004 and effective October 18, 2004.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
54
(IX)(XIII)(XV)(XLIV)
5. Density Blending:
This provision is intended to encourage unified plans of development and to preserve
wetlands, wildlife habitat, and other natural features that exist within properties that straddle
the Urban Mixed Use and Rural Fringe Mixed Use Districts or that straddle Receiving and
Neutral Lands within the Rural Fringe Mixed Use District. In the case of such properties,
which were in existence and under unified control (owned, or under contract to purchase, by
the applicant(s)) as of June 19, 2002, the allowable gross density for such properties in
aggregate may be distributed throughout the project, regardless of whether or not the density
allowable for a portion of the project exceeds that which is otherwise permitted, when the
following conditions are met:
1. Density Blending Conditions and Limitations for Properties Straddling the Urban
Residential Sub-District or Urban Residential Fringe Sub-District and either the Rural
Fringe Mixed Use District Neutral or Receiving Lands:
(a) The project must straddle the Urban Residential Sub-District or Urban Residential
Fringe Sub-District and either the Rural Fringe Mixed Use District Neutral or Receiving
Lands;
(b) The project in aggregate is a minimum of 80 acres in size;
(c) At least 25% of the project is located within the Urban Mixed Use District. The entire
project is located within the Collier County Sewer and Water District Boundaries and
will utilize central water and sewer to serve the project unless interim provisions for
sewer and water are authorized by Collier County;
(d) The project is currently zoned or will be rezoned to a PUD;
(e) Density to be shifted to the Rural Fringe Mixed Use District from the Urban Residential
Sub-District is to be located on impacted lands, or it is demonstrated that the
development on the site is to be located so as to preserve and protect the highest
quality native vegetation and/or habitat on-site and to maximize the connectivity of
such native vegetation and/or habitat with adjacent preservation and/or habitat areas;
(f) The entire project shall meet the applicable preservation standards of the Rural Fringe
Mixed Use District. These preservation requirements shall be calculated upon and
apply to the total project area.
(g) Section 15 (Township 48 South, Range 26 East), which straddles the boundary of the
Urban Residential Sub-district and the Rural Fringe Mixed Use District, is designated
Neutral, and is in the approved Mirasol PUD, may utilize this density blending
provision, subject to the above criteria.
(XXVIII) 2. Density Blending Conditions and Limitations for Properties Straddling the Urban
Residential Fringe Sub-District and Rural Fringe Mixed Use District Sending lands:
(a) The project must straddle the Urban Residential Fringe Sub-District and the Rural
Fringe Mixed Use District Sending Lands;
(b) The project in aggregate must be a minimum of 400 acres;
(c) At least 25% of the project must be located within the Urban Residential Fringe Sub-
District. The project must extend central water and wastewater treatment facilities
(from the Urban designated portion of the project) to serve the entire project, unless
alternative interim water and wastewater treatment provisions are authorized by Collier
County;
(XXVIII) = Plan Amendment by Ordinance No. 2011-40 on October 25, 2011
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
55
(d) The Project is currently zoned or will be zoned PUD;
(e) The density to be shifted to the Sending Lands from the Urban Residential Fringe is to
be located on impacted or disturbed lands, or it is demonstrated that the development
on the site is to be located so as to preserve and protect the highest quality native
vegetation and/or habitat on-site and to maximize the connectivity of such native
vegetation and/or wildlife habitat with adjacent preservation and/or habitat areas;
(XXVIII) (f) Native vegetation shall be preserved as follows:
(1) The Urban portion of the project shall comply with the native vegetation
requirements identified in the Conservation and Coastal Management Element (for
Urban designated lands), or in the case of projects where the native vegetation
requirement for the Sending Lands portion of the project is the maximum required
sixty percent (60%) of the total Sending Land area, in order to promote greater
preservation of the highest quality wetlands and listed species habitat, the required
native vegetation for the Urban portion of the project may be shifted by providing
native vegetation preservation in the Sending Lands portion of the project
exceeding the 60% maximum preservation requirement as set forth in subsection
(2) below. The ratio for such native vegetation preservation shall be two (2) acres
of Sending Lands (exceeding the 60% maximum preservation requirement) for
each acre below the required amount of native vegetation for the Urban portion of
the project. In no instance shall less than ten percent (10%) of the required amount
of native vegetation be retained in the Urban portion of the project. Significant
Archeological Sites identified by the State of Florida Division of Historic Resources
shall be preserved and cannot be mitigated for.
(2) For those lands within the project designated as Sending, the native vegetation
preservation requirement shall be 90% of the native vegetation, not to exceed 60%
of the total project area designated as Sending, unless the provisions found in
subsection (1) above are met.
(3) Wetland areas that are impacted through the development process, but which
result in enhanced wetland function, including habitat and/or flowways, shall be
considered as part of the native vegetation requirement set forth in this provision
and shall not be considered as impacted areas. These wetland areas and/or
flowways may be used for water storage provided that the water discharged in
these areas is pre-treated.
(g) Permitted uses for density blending under this provision include residential
development and associated amenities, including golf courses meeting the criteria for
golf courses within the Neutral area. This provision is not intended to eliminate any
uses permitted within the applicable underlying land use designation.
(XIII) 3. Density Blending Conditions and Limitations for Properties Straddling Receiving and
Neutral Lands within the Rural Fringe Mixed Use District:
(a) The project shall straddle Receiving Lands and Neutral Lands in the Rural Fringe
Mixed Use District.
(b) The project in aggregate shall be a minimum of 80 acres in size.
(c) At least 25% of the project shall be located in Receiving Lands. The project shall
extend central water and sewer to serve the entire project, unless alternative interim
sewer and water provisions are authorized by the County.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
56
(d) The project shall be encouraged to be in the form of a PUD.
(e) It shall be demonstrated that development on the site is to be located so as to Preserve
and protect the highest quality native vegetation and/or habitat on-site and to maximize
the connectivity of such native vegetation and/or wildlife habitat with adjacent
preservation and/or habitat areas.
(f) The project shall comply with the native vegetation requirements applicable to Neutral
Lands, as set forth in the CCME.
(g) Permitted uses for density blending under this provision shall include residential
development and associated amenities, including golf courses meeting the criteria for
golf courses within the Neutral Area. This provision is not intended to eliminate any
uses permitted within the applicable underlying land use designation.
(XV) C. Urban Commercial District
This District is intended to accommodate almost all new commercial zoning; a variety of
residential uses, including higher densities for properties not located within the Urban Coastal
Fringe or Urban Residential Fringe Subdistricts; and a variety of non-residential uses.
1. Mixed Use Activity Center Subdistrict
(XV)(XLIV) 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 Activity Centers, listed below, which comprise approximately 3,000 acres; this
includes three 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 are now within the incorporated City of Marco Island.
# 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
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
57
(II)(IV)(V)(VI)(XI)(XIV)(XV)
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 generally intended to be developed at a human-scale, to be pedestrian-oriented, and to be
interconnected with abutting projects – whether commercial or residential. Street, pedestrian
pathway and bike lane interconnections with abutting properties, where possible and practicable,
are encouraged.
Allowable land uses in Mixed Use Activity Centers include the full array of commercial uses,
residential uses, institutional uses, hotel/motel uses at a maximum density of 26 units per acre,
community facilities, and other land uses as generally allowed in the Urban designation. The
actual mix of the various land uses 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.
(XXXII) 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 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 which is within the Urban Coastal
Fringe Subdistrict, the eligible density shall be limited to four dwelling units per acre, except as
allowed by the density rating system and the Bayshore/Gateway Triangle Redevelopment
Overlay. 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 may be distributed
throughout the project.
(XII)(XV)(XXXII)(XLIV)
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. 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 (16) 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 (4) dwelling units per acre, except as allowed by the
Bayshore/Gateway Triangle Redevelopment Overlay. 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, some of the density accumulated from the Activity Center portion of the project may
be distributed to that portion of the project located outside of the Activity Center. In order to
promote compact and walkable mixed use projects, where the density from a mixed use project
is distributed outside the Activity Center boundary:
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
58
(1) the mixed use component of the project within the Activity Center shall include a minimum
of thirty percent (30%) of the Activity Center-accumulated density;
(2) the dwelling units distributed outside the Activity Center shall be located within one third
(1/3) of a mile of the Activity Center boundary; and,
(3) the portion of the project within the Activity Center shall be developed at a human scale,
be pedestrian-oriented, and be interconnected with the remaining portion of the project
with pedestrian and bicycle facilities.
(XV) The factors to consider during review of a rezone petition for a project, or portion thereof, within
an Activity Center, are as follows:
a. Rezones are encouraged to be in the form of a Planned Unit Development. There shall
be no minimum acreage limitation for 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 (2) 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 (2) radial
miles.
e. Adequacy of infrastructure capacity, particularly roads.
f. Compatibility of the proposed development with, and adequacy of buffering for, adjoining
properties.
g. Natural or man-made constraints.
h. Rezoning criteria identified in the Land Development Code.
i. Conformance with Access Management Plan provisions for Mixed Use Activity Centers,
as contained in the Land Development Code.
j. 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
abutting projects.
l. Conformance with the architectural design standards as identified in the Land
Development Code.
(XV) The 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 a re the
actual, fixed boundaries and cannot be adjusted without a comprehensive plan amendment,
except as provided below for Master Planned Activity Centers.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
59
Master Planned Activity Centers
(XV)(XXX) Any of the five Mixed Use Activity Centers listed below may be designated as a Master Planned
Activity Center, via the rezoning process. A Master Planned Activity Center is one which 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. If choosing to designate a Mixed Use
Activity Center, or portion thereof, as a Master Planned Activity Center, the property owners within
such Mixed Use Activity Centers shall be required to utilize the Master Planned Activity Center
process as provided below:
# 2 US 41 and Immokalee Road
# 3 Immokalee Road and Collier Boulevard
# 5 US 41 and Vanderbilt Beach Road
# 7 Rattlesnake-Hammock Road and Collier Boulevard
# 14 Goodlette-Frank Road and Golden Gate Parkway
(XXX) In recognition of the benefit to the public road network resulting from the coordination of planned
land uses and coordinated access points, Master Planned Activity Centers are encouraged
through the allowance of flexibility in the boundaries, and thus location of uses permitted within a
designated Mixed Use Activity Center. The boundaries of Master Planned Activity Centers
depicted on the Future Land Use Map Series are understood to be flexible and subject to
modification as provided for below. However, the acreage within the reconfigured Activity Center
shall not exceed 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 Activity Center:
(XV)(XXX) 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.
(XV)(XXVIII)(XXXVI)
2. The allowable land uses for a Master Planned Activity Center shall be the same as for
other designated Activity Centers; however, a Master Planned 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 allowed 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 limited to non-commercial uses
as allowed in Mixed Use Activity Centers.
The maximum amount of commercial uses allowed 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 68.3 acres and the southeast quadrant may have a total of
49.2 acres, for a total of 197.5 acres maximum in the entire Activity Center; the balance of
the land area shall be limited to non-commercial uses as allowed in Mixed Use Activity
Centers. The addition of the 9.3 acres to the northeast quadrant of the Activity center shall
not be the basis for adjacent parcels to be rezoned to commercial pursuant the Office and
Infill Commercial Subdistrict. 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, commercial development (exclusive of the allowed “1/4 mile
support medical uses”) shall be limited to a total of 185,000 square feet of the following
(XXXVI) = Plan Amendment by Ordinance No. 2014-27 on July 8, 2014
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
60
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.
(XXX) The maximum amount of commercial uses allowed at Activity Center #14 (Goodlette-
Frank Road and Golden Gate Parkway) is 45 acres; the balance of the land uses shall be
limited to non-commercial uses as allowed in Mixed Use Activity Centers.
(XV) 3. The location and configuration of all land uses within a Master Planned Activity Center
shall be compatible with and related to existing site features, 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.
(XV) 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.
(XLIV) 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:
• the 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 Element.
• the Mixed Use Activity Center is no closer than two (2) 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:
(XV) Interchange Activity Centers have been designated on the Future Land Use Map at 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.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
61
Interchange Activity Centers #4 (I-75 at Immokalee Road) and #10 (I-75 at Pine Ridge Road)
allow for the same mixture of land uses as allowed in the Mixed Use Activity Centers; additionally,
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) is subject to an Interchange Master Plan
(IMP), which was adopted by Resolution by the Board of County Commissioners, and to the
implementing provisions adopted into the Land Development Code.
(III) 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,
industrial uses shall be allowed in the northeast and southeast quadrants of I-75 and Collier
Boulevard, and in the southwest quadrant of Collier and Davis Boulevards . The above allowed
uses notwithstanding, commercial zoning shall not exceed 55% of the total acreage (632.5 ac.)
of Interchange Activity Center #9. 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, up to 16 residential
units per gross acre may be allowed. If such a project is located within the boundaries of an
Interchange 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 may be distributed throughout the project.
(XV) 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.
During the rezone process, each such use shall be reviewed to determine if it will be compatible
with existing and approved land uses.
(XV) = Plan Amendment by Ordinance No. 2007-18 on January 25, 2007
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
62
The following conditions shall be required to ensure compatibility of Industrial land uses with other
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;
(XV) 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;
g. 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,
j. A maximum floor area ratio (FAR) for the designated Industrial land uses component of
the projects shall be established at 0.45.
(V)(VI)(XV)
3. Livingston/Pine Ridge Commercial Infill Subdistrict:
This Subdistrict consists of two parcels; one parcel consists of 17.5 acres and is located at the
southeast quadrant of Livingston Road, a collector roadway, and Pine Ridge Road, a minor arterial
roadway. The second parcel consists of 10.47 acres and is located at the northwest quadrant of
Livingston Road and Pine Ridge Road. In addition to uses allowed in the Plan, the intent of the
Livingston/Pine Ridge Commercial Infill Subdistrict is to provide shopping, personal services and
employment for the surrounding residential areas within a convenient travel distance and to
provide commercial services in an acceptable manner along a new collector roadway. The
Subdistrict is intended to be compatible with the neighboring commercial, public use and high
density residential properties and will utilize well-planned access points to improve current and
future traffic flows in the area.
(VI)(XV) a. Southeast Quadrant
If permitted by the South Florida Water Management District, emergency access to the North
Naples Fire District fire station located immediately east of the property will be provided
improving response times to all properties located south along Livingston Road.
Interconnection to abutting properties immediately to the South and immediately to the East
will be studied and provided if deemed feasible, as a part of the rezoning action relating to the
subject property.
(XV) = Plan Amendment by Ordinance No. 2007-18 on January 25, 2007
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
63
Building height is limited to one story with a 35 foot maximum for all retail and general
commercial uses. General and medical office uses are limited to three stories with a 50 foot
maximum height. Any project developed in this Quadrant may be comprised of any
combination of retail commercial and/or office uses, provided that the total square footage
does not exceed 125,000 square feet. A minimum 50-foot buffer of existing native vegetation
will be preserved along all project boundaries abutting areas zoned agricultural.
(VI)(XV) b. Northwest Quadrant
The feasibility of interconnections to the abutting properties to the North and West will be
considered and, if deemed feasible, will be required during the rezoning of the subject
property.
(XLII) This quadrant shall be limited to general and medical office uses, provided that the total
building square footage does not exceed 40,000 square feet and/or on the southern 10 acres
labeled on the map as Auto Dealership Overlay, New car sales not to exceed 60,000 square
feet building area are allowed. Building height shall be limited to three stories with a 50 foot
maximum height.
4. Business Park Subdistrict
The Business Park Subdistrict is intended to provide for a mix of industrial uses and non-industrial
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 Commercial District subject to the criteria set forth under the Business Park Subdistrict
in the Urban-Mixed Use District.
(VI) 5. Research and Technology Park Subdistrict
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.
(VI)(XIII)(XLIV)
6. Livingston Road/Eatonwood Lane Commercial Infill Subdistrict
This Subdistrict consists of 12.5 acres located on the west side of Livingston Road, south of Pine
Ridge Road, and north of Eatonwood Lane. The Subdistrict allows professional and medical
offices, financial institutions (SIC Code 6011-6099) and indoor self-storage facilities to serve
surrounding residential areas within a convenient travel distance to the subject property. The
Subdistrict is designed to be compatible with neighboring commercial and residential uses.
The maximum allowed development intensities include 91,000 square feet of professional or
medical office use in buildings containing a maximum height of thirty-five (35) feet, or 200,000
square feet of indoor self-storage area in buildings containing a maximum of three (3) stories and
at a maximum height of fifty (50) feet. Should a mix of office and indoor self-storage facilities
develop on the property, for each two (2) square feet of indoor self -storage area, one (1) square
foot of office area shall be reduced from the maximum allowable office area permitted. Access to
the property within the Subdistrict shall be limited to a single right in/out turning movement onto
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
64
Livingston Road, or to a single access point onto Livingston Road located along the north
boundary shared with the La Costa Apartments project. The shared access point is the preferred
alternative. However, if the right in/out option is first utilized, in absence of a shared access
agreement, but a shared access agreement is later reached with the La Costa Apartments project,
then Collier County shall have the right to require the removal of the right in/out access point and
require construction of the shared access point.
(VI)(XLIV) 7. Livingston Road Commercial Infill Subdistrict
This Subdistrict consists of 6.0 acres located on the west side of Livingston road and south of
Eatonwood Lane. The Subdistrict allows professional and medical offices to serve surrounding
residential areas within a convenient travel distance to the subject property. Non-commercial
indoor storage by occupants of the building(s) is also a permitted use. The Subdistrict is designed
to be compatible with neighboring commercial and residential uses, through the development
standards provided herein, along with other planning considerations.
The maximum allowed development intensities include a maximum of 52,500 square feet of
professional or medical office use in buildings containing a maximum of three (3) stories, which
could include two (2) stories over parking, and at a maximum height of fifty (50) feet. If access
cannot be obtained via Eatonwood Lane, then access to the property within the Subdistrict shall
be from Livingston Road; shall be located at the southerly end of the site; shall be limited to right-
in and right-out only; and, shall include shared access with the property to the south.
(XV) 8. Commercial Mixed Use Subdistrict:
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 development at a human-scale, pedestrian-
oriented, and interconnected with abutting projects – whether commercial or residential. 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.
(XIII) 9. Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict
This Subdistrict consists of + 2.25 acres and is located at the southeast corner of the intersection
of Livingston Road and Livingston Road/East – West to be known as Veterans’ Memorial
Boulevard. The Subdistrict allows those office uses, medical uses and financial institutions
permitted by right and by conditional use within the C-1 Zoning District of the Collier County Land
Development Code, as of the effective date of adoption of this Subdistrict. (Adopted October 26,
2004 by Ordinance No. 2004-71) This Subdistrict is designed to serve the surrounding residential
uses within a convenient travel distance to the subject property. It is further designed to be
compatible with the neighboring residential uses through the development standards provided
herein, along with other planning considerations.
The maximum development intensity allowed is 50,000 square feet of building area with a
maximum height of 3 stories, not to exceed 35 feet. Access to the property within the Subdistrict
shall only be permitted from Veterans Memorial Boulevard. There shall be no access permitted
directly to or from Livingston Road.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
65
(XIX)(XLIX)
10. Orange Blossom/Airport Crossroads Commercial Subdistrict
This Subdistrict consists of two parcels comprising approximately 10 acres and is located on the
southwest corner of the intersection of Orange Blossom Drive and Airport Road. This Subdistrict
allows for existing institutional uses, such as the Italian American Club clubhouse or another social
or fraternal organization, future institutional uses for a school, and limited commercial,
professional and general offices, and similar uses to serve the nearby community, along with
senior housing in the form of an assisted living facility, continuing care retirement center, or other
similar housing for the elderly.
Development intensity for this Subdistrict shall be limited to a maximum of 74,000 square feet of
gross leasable area for financial institutions, schools, professional, medical and general offices,
adult and child day care, personal and business services, and a maximum of 20,000 square feet
for the clubhouse facility, all of which uses are allowed by right or by conditional use in the C-1
Zoning District, as identified in the Collier County Land Development Code, Ordinance No. 04-
41, as amended. Uses will be further evaluated at the time of rezoning of each parcel to ensure
compatibility with surrounding properties. Any senior housing facility is not subject to this square
footage limitation but is subject to equivalency limitations specific to Parcel 2, and must meet all
other provisions in the Collier County Land Development Code, Ordinance No. 04-41, in effect as
of the effective date of this amendment. The development of this Subdistrict shall be governed
by the following criteria:
a. Rezones are encouraged to be in the form of a Planned Unit Development and must
contain development standards to ensure that all uses will be compatible with neighboring
residential and institutional uses.
(XXIX) b. Parcel 1
This approximately 5-acre parcel is located on the southwest corner of the intersection of
Orange Blossom Drive and Airport Road. This parcel is limited to a maximum of 34,000
square feet of gross leasable area for financial institutions, schools, professional, medical
and general offices, and personal and business services, in addition to a maximum of
20,000 square feet for the clubhouse facility. Parcel 1 is governed by the additional,
following requirements:
i. Pedestrian interconnection to access Parcel 2 and property immediately to the west
must be pursued by the property owner, and incorporated into the overall site design.
ii. Vehicular interconnection with Parcel 2 is required, particularly to provide southbound
traffic direct egress onto Airport Road. Vehicular use areas, buildings and structures,
landscape buffering and open space, and other uses shall be designed in such a
manner that does not impede or interfere with access to or from the adjacent parcel to
the south.
iii. The existing easternmost vehicular access drive onto Orange Blossom Drive shall be
removed or permanently closed-off by the property owner prior to the issuance of a
certificate of occupancy for any further development or redevelopment of the site.
iv. Development within Parcel 1 shall have common site, signage and building
architectural elements, including on-site signs directing motorists toward southbound
egress through Parcel 2 onto Airport Road.
(XLIX) = Plan Amendment by Ordinance No. 2018-42 on September 11, 2018
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
66
(XXIX) c. Parcel 2
This approximately 5-acre parcel is located on the west side of Airport Road,
approximately 330 feet south of the intersection of Airport Road and Orange Blossom
Drive. This parcel is limited to a maximum of 40,000 square feet of gross leasable area
for financial institutions, professional, medical and general offices, adult and child day
care, personal and business services, and an assisted living facility, continuing care
retirement center, or other similar housing for the elderly. Parcel 2 is governed by the
additional, following requirements:
i. Pedestrian interconnection to access Parcel 1 and properties immediately to the south
and to the west must be pursued by the property owner, and incorporated into the
overall site design.
ii. Vehicular interconnection with Parcel 1 is required, particularly to provide eastbound
traffic direct egress onto Orange Blossom Drive. Vehicular use areas, buildings and
structures, landscape buffering and open space, and other uses shall be designed in
such a manner that does not impede or interfere with access to or from the adjacent
parcel to the north.
iii. Development within Parcel 2 shall have common site, signage and building
architectural elements, including on-site signs directing motorists toward northbound
egress through Parcel 1 onto Orange Blossom Drive.
iv. For each acre, or portion thereof, that is to be allocated to an assisted living facility,
continuing care retirement center or other housing for the elderly, the gross leasable
area for other allowed uses shall be reduced by 8,000 square feet, or the square foot
equivalent of the portion thereof.
(XLIII)(XLIV)(XLIX)
11. Davis ‒ Radio Commercial Subdistrict
The Davis ‒ Radio Commercial Subdistrict comprises approximately 4.81 acres, is located on the
north side of Davis Boulevard (SR 84), the south side of Radio Road (CR 856), immediately east
of the Collier Area Transit (CAT) Facility, and is depicted on the Davis ‒ Radio Commercial
Subdistrict Map. This Subdistrict is intended primarily to promote convenience and intermediate
commercial development to serve existing and future residential development in the immediate
area.
The development of this Subdistrict shall comply with the following restrictions, limitations and
standards:
a. Allowable uses are those permitted by right and by conditional use in the C-3, Commercial
Intermediate, zoning district, as listed in the Collier County Land Development Code, and
motor freight transportation and warehousing (SIC Group 4225, air conditioned, mini- self-
storage warehousing only).
b. The maximum commercial intensity of the air conditioned, mini- self-storage warehousing
use shall be limited to 105,000 square feet of gross floor area.
(XLIX) = Plan Amendment by Ordinance No. 2018-42 on September 11, 2018
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
67
(XLV)(XLIX)
12. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict
This Subdistrict consists of ±18.6 acres and is located at the southeast corner of the intersection
of Immokalee Road and Logan Boulevard. A maximum of 100,000 square feet of gross leasable
floor area for commercial uses derived from the permitted and conditional uses of the C-3 zoning
district may be allowed, with a maximum of 45,000 square feet of building area for each use.
The Subdistrict allows only those uses limited to the following:
a. Accounting, Auditing, and Bookkeeping services (SIC 8721),
b. Apparel & accessory stores (SIC 5611 – 5699),
c. Auto and home supply stores (SIC 5531, except tire dealers, and tire, battery, and
accessory dealers – retail),
d. Banks, credit unions and trusts (SIC 6021 – 6062),
e. Barber shops (SIC 7241, except for barber schools),
f. Beauty shops (SIC 7231, except for beauty schools),
g. Computer and computer software stores (SIC 5734),
h. Dance studios, schools, and halls (SIC 7911 except dance halls and discotheques),
i. Drug stores (SIC 5912),
j. Drycleaning plants (SIC 7216 non-industrial drycleaning only),
k. Eating places (SIC 5812, except dinner theaters, drive-in restaurants, industrial feeding,
contract feeding, food service, institutional, and theaters, dinner),
l. Food stores (SIC 5411 – 5499, except Convenience food stores),
m. Hardware stores (SIC 5251),
n. Health services, offices and clinics (SIC 8011 ‒ 8049), and home health care services (SIC
8082),
o. Home furniture and furnishings stores (SIC 5712 – 5719),
p. Household appliance stores (SIC 5722),
q. Insurance carriers, agents and brokers (SIC 6311—6399, 6411),
r. Medical equipment rental and leasing (SIC 7352),
s. Musical instrument stores (SIC 5736),
t. Paint stores (SIC 5231),
u. Personal services, miscellaneous (SIC 7299),
v. Photographic studios, portrait (SIC 7221),
w. Physical fitness facilities (SIC 7991),
x. Radio, television and consumer electronics stores (SIC 5731),
(XLIX) = Plan Amendment by Ordinance No. 2018-42 on September 11, 2018
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
68
y. Real Estate agents and managers (SIC 6531),
z. Record and prerecorded tape stores (SIC 5735),
aa. Retail nurseries, lawn and garden supply stores (SIC 5261),
bb. Retail services ‒ miscellaneous (SIC 5921, 5941 – 5949, 5992, 5994 – 5999, except
auction rooms, awning shops, fireworks, gravestones, hot tubs, monuments, swimming
pools, tombstones and whirlpool baths),
cc. Security and commodity brokers, dealers, exchanges and services (SIC 6211, 6282),
dd. Schools and Educational services (SIC 8299 only), and
ee. Wallpaper stores (SIC 5231).
The following uses shall not be allowed:
a. Any use which is not identified above.
(XLVIII)(XLIX)
13. East Tamiami Trail Commercial Infill Subdistrict
This Subdistrict, comprising ± 5.8 acres, is located on the south side of Tamiami Trail East,
approximately, one-half mile southeast of Manatee Road, within Section 12, Township 51 South,
Range 26 East. It is depicted on the East Tamiami Trail Commercial Infill Subdistrict Map.
The intent of this Subdistrict is primarily to provide for neighborhood commercial uses, to serve
the emerging residential development in proximity to this Subdistrict as well as the traveling public,
while providing for a transition from the higher intensity uses permitted in the Marco
Shores/Fiddler’s Creek PUD Business tract located to the west to the lower intensity uses
permitted in the Imperial Wilderness RV Park located to the east and south.
The development of this Subdistrict shall comply with the following restrictions, limitations and
standards:
a. Allowable uses are those permitted by right and by conditional use in the C-3, Commercial
Intermediate zoning district, as listed in the Collier County Land Development Code,
Ordinance No. 04-41, as amended, and to an air conditioned and enclosed self-storage
facility.
b. The maximum floor area shall be limited to 60,000 square feet, except for Group Housing
uses, which shall be subject to a Floor Area Ratio (FAR) to be established in the rezone
ordinance for the site.
c. The rezone for the East Tamiami Trail Commercial Infill Subdistrict is encouraged to be in the
form of a Planned Unit Development (PUD).
d. The rezone ordinance shall incorporate vehicular interconnection to, and/or shared Tamiami
Trail East access with, the adjacent Fiddler’s Creek PUD Business Tract, and a development
designed to provide for such potential future interconnection and/or shared access.
(XLIX) = Plan Amendment by Ordinance No. 2018-42 on September 11, 2018
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
69
(XLX) 14. Seed to Table Commercial Subdistrict
The Seed to Table Commercial Subdistrict consists of ± 6.33 acres and is located on the west
side of Livingston Road, just north of the terminus of Piper Boulevard. The purpose of this
subdistrict is to allow for the development of a parking lot and Collier County utility facilities and
services.
Development in this subdistrict shall be subject to the following:
a. Allowable uses are limited to the following: parking lot; Collier County utility facilities and
services.
b. The parking lot is only to be used by employees of the commercial development located
immediately east across Livingston Road (Carlton Lakes PUD, Planned Unit Development,
commercial tract) and by patrons of the Collier Area Transit (CAT) Park and Ride Program.
c. No LDC-required parking shall be allowed for the commercial development immediately east
across Livingston Road or any other off-site use.
d. Use of the parking lot by any person or entity for truck unloading or parking, deliveries, offsite
storage, or overnight parking is prohibited.
e. The subdistrict shall be rezoned to PUD.
f. The implementing PUD shall include:
1. Provisions of ingress and egress to accommodate CAT buses;
2. Provisions for pedestrian access to the existing crosswalk at the intersection of Livingston
Road and Immokalee Road;
3. Design measures to discourage pedestrians from crossing Livingston Road other than at
the designated crosswalk located at Livingston Road and Immokalee Road; and,
4. Provisions for adequate buffering and screening around the parking lot and along
Livingston Road.
[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]
(XLX) = Plan Amendment by Ordinance No. 2018-48 on September 25, 2018
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
70
(XV)(XXI)
D. Urban Industrial District
The Industrial Land Use District is reserved primarily for industrial type uses and comprises
approximately 2,200 acres. Besides basic Industrial uses, limited commercial uses are permitted.
Retail commercial uses are prohibited, except as accessory to Industrial or Business Park uses.
The C-5, C-4 and PUD Commercial Zoning Districts along the perimeter of the designated Urban
Industrial District that existed as of October 1997 shall be deemed consistent with this Land Use
District. Industrially designated areas shall have access to a road classified as an arterial or
collector in the Transportation Element, or access may be provided via a local road that does not
service a predominately residential area. Intensities of use shall be those related to:
a. Manufacturing;
b. Processing;
c. Storage and warehousing;
d. Wholesaling;
e. Distribution;
f. High technology;
g. Laboratories;
h. Assembly;
i. Computer and data processing;
j. Business services;
k. Other basic industrial uses as described in the Industrial Zoning District of the Land
Development Code;
l. Business Park uses as discussed below and as described in the Business Park Zoning
District of the Land Development Code; and
m. Support commercial uses, such as child care centers and restaurants.
1. Business Park Subdistrict
The Business Park Subdistrict is intended to provide for a mix of industrial uses and non-industrial
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.
(VI) 2. Research and Technology Park Subdistrict
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.
(XXI) = Plan Amendment by Ordinance No. 2008-59 on October 14, 2008
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
71
(XIII) II. AGRICULTURAL/RURAL DESIGNATION
Interim Development Provisions of Agricultural Assessment Area
Any application for conditional use filed prior to July 22, 2003, relating to that land subject to an
Agreed Order Abating Case dated April 8, 2003, which application also includes properties under
common or related ownership with and operated and maintained by the same or related operator
of such land, shall be processed and considered pursuant to the Interim Development Provisions
that were in effect from March 7, 2001, until July 22, 2003.
(I)(VII)(IX) [this section reflects merger of Ordinance No. 2002-32 and 2002-54]
The Agricultural/Rural Land Use Designation is for those areas that are remote from t he existing
development pattern, lack public facilities and services, are environmentally sensitive or are in
agricultural production. Urbanization is not promoted, therefore most allowable land uses are of
low intensity in an effort to maintain and promote the rural character of these lands.
(XIII) The following uses and densities are generally permitted under this Designation – but may not be
permitted in all Districts and Subdistricts, and may be subject to specific criteria, conditions,
development standards; permitted densities may be greater, or lesser, than that stated below, in
some Districts and Subdistricts. Alternatively, the Rural Lands Stewardship Area Overlay contains
specific provisions for uses, intensities and residential densities for Stewardship Receiving Areas
participating in the Stewardship Credit System.
a. Agricultural uses such as farming, ranching, forestry, bee-keeping;
b. Residential uses at a maximum density of one dwelling unit per five gross acres, except for
legal non-conforming lots of record;
c. Habitat preservation uses;
d. Parks, open space and recreational uses, golf courses;
(IX) e. Essential services, which are defined as facilities and services, including utilities, safety
services, and other government services, necessary to promote and protect public
health, safety and welfare;
(IX) f. Community facilities such as churches, group housing uses, cemeteries; and schools
which shall be subject to the following criteria:
• Site area and school size shall be subject to the General Educational Facilities Report
submitted annually by the Collier County School Board to the Board of County
Commissioners.
• The Site must comply with the State Requirements for Educational Facilities adopted
by the State Board of Education.
• The site shall be subject to all applicable State or Federal regulations.
(IX) g. Communication and utility facilities, except for central water and sewer facilities as noted
above [outside Rural Fringe Area only];
(IX) h. Migrant labor housing as provided in the Land Development Code;
(IX) i. Earthmining, oil extraction and related processing;
(XIII) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
72
(IX) j. Asphalt plant as a Conditional Use as defined in the Land Development Code provided
that the asphalt plant: is compatible with surrounding land uses; is not located in a County,
State or Federal jurisdictional wetland area and any required buffer zones; is not located
within 1,000 feet of a Florida State Park; is not located within the Area of Critical State
Concern as depicted on the Future Land Use Map; and, is not located within 1,000 feet of
a natural reservation;
(IX) k. Commercial uses accessory to other permitted uses, such as restaurant accessory to
golf course or retail sales of produce accessory to farming, so long as restrictions or
limitations are imposed to insure the commercial use functions as an accessory,
subordinate use. Such restrictions or limitations could include limiting the size and/or
location of the commercial use and/or limiting access to the commercial use;
(VII)(IX)(X)(XI)(XIII)
l. Commercial uses as principal uses, as provided for within the Rural Commercial
Subdistrict, Corkscrew Island Neighborhood Commercial Subdistrict, and Rural Villages
within the Rural Fringe Mixed Use District, and based upon the criteria set forth therein,
respectively;
(IX)(XIII) m. Industrial uses as provided for within the Rural-Industrial Subdistrict and for Research
and Technology Parks within Rural Villages in the Rural Fringe Mixed Use District, and
based upon the criteria set forth therein, respectively;
(V)(IX) n. Travel trailer recreational vehicle parks, provided the following criteria are met:
1. The density is consistent with the Land Development Code;
2. 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 local roadway
intended to provide access to the RV park is not within a residential neighborhood
and does not service a predominately residential area; and
3. The use will be compatible with surrounding land uses.
(I)(VII)(IX)(XV)
A. Agricultural/Rural Mixed Use District
The purpose of this District is to protect and encourage agricultural activities, conserve and
preserve environmentally sensitive areas, provide for low-density residential development, and
other uses identified under the Agricultural/Rural Designation. These areas generally lack public
facilities and services. Urbanization is not promoted, therefore most allowable land uses are of
low intensity in an effort to maintain and promote the rural character of these lands. Residential
uses are allowed as listed below, subject to the Interim Development Provisions.
a. Low density residential dwelling units, at a maximum density of one dwelling unit per five
gross acres, except for legal non-conforming lots of record;
(VII)(IX) b. Dormitories, duplexes and other types of staff housing, as may be incidental to, and in
support of, conservation uses;
(VII)(IX) c. Group housing uses subject to the following density/intensity limitations:
• Family Care Facilities: 1 unit per 5 acres;
• Group Care Facilities and other Care Housing Facilities: Maximum Floor Area Ratio
(FAR) not to exceed 0.45.
(XV) = Plan Amendment by Ordinance No. 2007-18 on January 25, 2007
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
73
(VII)(IX) d. Staff housing as may be incidental to, and in support of, safety service facilities and
essential services.
(VII)(IX) e. Farm labor housing limited to 10 acres in any single location:
• Single family/duplex/mobile home: 11 dwelling units per acre;
• Multifamily/dormitory: 22 dwelling units/beds per acre.
(VII)(IX) f. Sporting and Recreation camps within which the lodging component shall not exceed 1
cabin/lodging unit per 5 gross acres, which may be achieved through clustering;
(I)(VII)(IX)(XIII)
1. Rural Commercial Subdistrict
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:
(XIII) a. The project, or that portion of a larger project, that is devoted to commercial
development, is 2.5 acres or less in size;
(IX)(XXXVII) 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 41 and SR 29, is
eligible for commercial zoning under this provision;
(VII)(IX) 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;
(VII)(IX) d. Commercial intensity shall not exceed 10,000 square feet of gross leasable floor area
per acre;
(VII)(IX) f. The project is buffered from adjacent properties.
(XVI) 2. Corkscrew Island Neighborhood Commercial Subdistrict
This Subdistrict, comprising approximately 8 acres, is located on the northwest corner of the
Immokalee Road/Platt Road intersection. The purpose of this Subdistrict is to provide
neighborhood commercial uses ‒ lower order retail, office, and personal service uses ‒
conveniently located to serve the surrounding rural area and passerby-traffic.
Development in this Subdistrict shall comply with the following requirements and limitations:
a. Rezoning is encouraged to be in the form of a PUD.
b. The Subdistrict shall be developed as a unified planned development with a common
architectural theme.
c. The Subdistrict shall be limited to a maximum gross leasable floor area of 70,000 square
feet.
d. Uses shall be limited to those permitted and conditional uses set forth in the C-2,
Commercial Convenience, Zoning District of the Collier County Land Development Code,
Ordinance Number 04-41, in effect as of the date of adoption of this Subdistrict.
(XXXVII) = Plan Amendment by Ordinance No. 2015-08 on January 27, 2015
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
74
e. At the time of rezoning, access shall be restricted as deemed appropriate so as to provide
safe ingress and egress.
f. At the time of rezoning, careful consideration shall be given to maximum building heights,
maximum building floor area for each use or structure, maximum building floor area for
the total site, landscaping and buffering requirements, building setbacks, and other site
design considerations, as well as to allowable uses, so as to insure compatibility with
surrounding uses and the rural character in which the Subdistrict is located. Further, since
a private well and septic system will be utilized, allowable uses may be restricted so as to
preclude those with high water demand (e.g. car washes) and those that utilize residual
chemicals or solvents (e.g. dry cleaners).
(IX) B. Rural Fringe Mixed Use District
The Rural Fringe Mixed Use District is identified on Future Land Use Map . This District consists
of approximately 93,600 acres, or 7% of Collier County’s total land area. Significant portions of
this District are adjacent to the Urban area or to the semi-rural, rapidly developing, large-lot North
Golden Gate Estates platted lands. Agricultural land uses within the Rural Fringe Mixed Use
District do not represent a significant portion of the County’s active agricultural lands. As of the
date of adoption of this Plan Amendment, the Rural Fringe Mixed Use District consists of more
than 5,550 tax parcels, and includes at least 3,835 separate and distinct property owners.
Alternative land use strategies have been developed for the Rural Fringe Mixed Use District, in
part, to consider these existing conditions.
The Rural Fringe Mixed Use District provides a transition between the Urban and Estates
Designated lands and between the Urban and Agricultural/Rural and Conservation designated
lands farther to the east. The Rural Fringe Mixed Use District employs a balanced approach,
including both regulations and incentives, to protect natural resources and private property rights,
providing for large areas of open space, and allowing, in designated areas, appropriate types,
density and intensity of development. The Rural Fringe Mixed Use District allows for a mixture of
urban and rural levels of service, including limited extension of central water and sewer, schools,
recreational facilities, commercial uses and essential services deemed necessary to serve the
residents of the District. In order to preserve existing natural resources, including habitat for listed
species, to retain a rural, pastoral, or park-like appearance from the major public rights-of-way
within this area, and to protect private property rights, the following innovative planning and
development techniques are required and/or encouraged within the District.
(IX) 1. Transfer of Development Rights (TDR), and Sending, Neutral, and Receiving
Designations: The primary purpose of the TDR process within the Rural Fringe Mixed
Use District is to establish an equitable method of protecting and conserving the most
valuable environmental lands, including large connected wetland systems and significant
areas of habitat for listed species, while allowing property owners of such lands to
recoup lost value and development potential through an economically viable process of
transferring such rights to other more suitable lands. Within the Rural Fringe Mixed Use
District, residential density may be transferred from lands designated as Sending Lands
to lands designated as Receiving Lands on the Future Land Use Map, subject to the
provisions below. Residential density may not be transferred either from or into areas
designated as Neutral Lands through the TDR process.
(XVI) = Plan Amendment by Ordinance No. 2007-78 on December 4, 2007
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
75
(IX) A) Receiving Lands: Receiving Lands are those lands within the Rural Fringe Mixed
Use District that have been identified as being most appropriate for development and
to which residential development units may be transferred from areas designated as
Sending Lands. Based on the evaluation of available data, these lands have a
lesser degree of environmental or listed species habitat value than areas designated
as Sending and generally have been disturbed through development, or previous or
existing agricultural operations. Various incentives are employed to direct
development into Receiving Lands and away from Sending Lands, thereby
maximizing native vegetation and habitat preservation and restoration. Such
incentives include, but are not limited to: the TDR process; clustered development;
density bonus incentives; and, provisions for central sewer and water. Within
Receiving Lands, the following standards shall apply, except for those modifications
that are identified in the North Belle Meade Overlay:
(XIII) 1. Maximum Density: The base residential density allowable for designated
Receiving Lands is one (1) unit per five (5) gross acres (0.2 dwelling units per
acre). The maximum density achievable in Receiving Lands through the TDR
process is one (1) dwelling unit per acre. This maximum density is exclusive of
the Density Blending provisions. Dwelling Units may only be transferred into
Receiving Lands in whole unit increments (fractional transfers are prohibited).
Once the maximum density is achieved through the use of TDR Credits,
additional density may be achieved as follows:
a) A density bonus of no more than 10% of the maximum density per acre shall
be allowed for each additional acre of native vegetation preserved exceeding
the minimum preservation requirements set forth in Policy 6.1.2 of the CCME.
b) A density bonus of no more than 10% of the maximum density per acre shall
be allowed as provided in Policy 6.2.5(6)b of the CCME.
2. Clustering: Where the transfer of development rights is employed to increase
residential density within Receiving Lands, such residential development shall be
clustered in accordance with the following provisions:
a) Consistent with the provisions of the Potable Water and Sanitary Sewer Sub-
elements of this Plan, central water and sewer shall be extended to the project.
Where County sewer or water services may not be available concurrent with
development in Receiving Lands, interim private water and sewer facilities may
be approved.
b) The maximum lot size allowable for a single-family detached dwelling unit is
one acre.
c) The clustered development shall be located on the site so as to provide to the
greatest degree practicable: protection for listed species habitat; preservation
of the highest quality native vegetation; connectivity to adjacent natural
reservations or preservation areas on adjacent developments; and, creation,
maintenance or enhancement of wildlife corridors.
3. Minimum Project Size: The minimum project size required in order to receive
transferred dwelling units is 40 contiguous acres.
(XIII) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
76
(IX)(XLIV) 4. Emergency Preparedness:
a) In order to reduce the likelihood of threat to life and property from a tropical
storm or hurricane event, community facilities, schools, or other public
buildings shall be designed to serve as storm shelters if located outside of
areas that are likely to be inundated during storm events, as indicated on the
Sea, Lake, and Overland Surge from Hurricane Map for Collier County.
Impacts on evacuation routes, if any, must be considered as well. Applicants
for new residential or mixed use developments proposed for Receiving Lands
shall work with the Collier County Emergency Management staff to develop an
Emergency Preparedness Plan to include provisions for storm shelter space,
a plan for emergency evacuation, and other provisions that may be deemed
appropriate and necessary to mitigate against a potential disaster.
b) Applicants for new developments proposed for Receiving Lands shall work with
the Florida Forest Service and the Managers of any adjacent or nearby public
lands, to develop a Wildfire Prevention and Mitigation Plan that will reduce the
likelihood of threat to life and property from wildfires. This plan will address, at
a minimum: project structural design; the use of materials and location of
structures so as to reduce wildfire threat; firebreaks and buffers; water features;
and, the impacts of prescribed burning on adjacent or nearby lands.
(IX)(XIII) 5. Allowable Uses: Uses within Receiving Lands are limited to the following:
(XIII) a) Agricultural uses;
b) Single-family residential dwelling units, including mobile homes where a Mobile
Home Zoning Overlay exists.
(XIII) c) Multi-family residential structures shall be permitted under the Residential
Clustering provisions of this plan, subject to the development of appropriate
development standards to ensure that the transitional semi-rural character of
the Rural Fringe Mixed Use District is preserved. These development
standards shall include, but are not limited to: building heights, design
standards, buffers, and setbacks.
d) Rural Villages, subject to the provisions set forth in II. B.3 of this element.
e) Dormitories, duplexes and other types of staff housing, as may be incidental
to, and in support of, conservation uses.
f) Group housing uses subject to the following density/intensity limitations:
• Family Care Facilities: 1 unit per 5 acres;
• Group Care Facilities and other Care Housing Facilities: Maximum Floor
Area Ratio (FAR) not to exceed 0.45.
g) Staff housing as may be incidental to, and in support of, safety service facilities
and essential services;
h) Farm labor housing limited to 10 acres in any single location:
• Single family/duplex/mobile home: 11 dwelling units per acre;
• Multifamily/dormitory: 22 dwelling units/beds per acre.
i) Sporting and Recreational camps within which the lodging component shall
not exceed 1 unit per 5 gross acres;
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
77
j) Essential services.
k) Golf courses or driving ranges, subject to the following standards:
(XIII) (1) The minimum density shall be as follows:
(a) For golf course projects, including both freestanding golf courses and
golf courses with associated residential development: one TDR credit
shall be required for every five (5) gross acres of land area utilized as
part of the golf course, including the clubhouse area, rough, fairways,
greens, and lakes, but excluding any area dedicated as conservation
that is non-irrigated and retained in a natural state. Any residential
development associated with the golf course shall have a minimum
density of one (1) dwelling unit per five acres.
(XIII) (2) Golf courses shall be designed, constructed, and managed in accordance
with the best management practices of Audubon International’s Gold
Signature Program and the Florida Department of Environmental
Protection.
(3) In order to prevent the contamination of soil, surface water and ground
water by the materials stored and handled by golf course maintenance
operations, golf courses shall comply with the Best Management
Practices for Golf Course Maintenance Departments, prepared by the
Florida Department of Environmental Protection, May 1995.
(4) To protect ground and surface water quality from fertilizer and pesticide
usage, golf courses shall demonstrate the following management
practices:
(a) The use of slow release nitrogen sources;
(b) The use of soil and plant tissue analysis to adjust timing and amount of
fertilization applications;
(c) The use of an integrated pest management program using both
biological and chemical agents to control various pests;
(d) The coordination of pesticide applications with the timing and
application of irrigation water;
(e) The use of the procedure contained in IFAS Circular 1011, Managing
Pesticides for Golf Course Maintenance and Water Quality Protection,
May 1991 (revised 1995) to select pesticides that will have a minimum
adverse impact on water quality.
(5) To ensure water conservation, golf courses shall incorporate the following
in their design and operation:
(a) Irrigation systems shall be designed to use weather station information
and moisture-sensing systems to determine the optimum amount of
irrigation water needed considering soil moisture and
evapotranspiration rates.
(b) As available, golf courses shall utilize treated effluent reuse water
consistent with Sanitary Sewer Sub-Element Objective 1.4 and its
policies;
(XIII) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
78
(c) Native plants shall be used exclusively except for special purpose
areas such as golf greens, fairways, and building sites. Within these
excepted areas, landscaping plans shall require that at least 75% of the
trees and 50% of the shrubs be freeze-tolerant native Floridian species.
At least 75% of the required native trees and shrubs shall also be
drought tolerant species.
(6) Stormwater management ponds shall be designed to mimic the functions
of natural systems: by establishing shorelines that are sinuous in
configuration in order to provide increased length and diversity of the
littoral zone. A Littoral shelf shall be established to provide a feeding area
for water dependent avian species. The combined length of vertical and
rip-rapped walls shall be limited to 25% of the shoreline. Credits to the
site preservation area requirements, on an acre- to- acre basis, shall be
given for littoral shelves that exceed these littoral shelf area requirements.
(7) Site preservation and native vegetation retention requirements shall be
the same as those set forth in CCME Policy 6.1.2. These areas are
intended to provide habitat functions and shall meet minimum dimensions
as set forth in the Land Development Code. These standards shall be
established within one year.
l) Commercial development as permitted as part of an approved Rural Village.
Within one year of adoption of these amendments, the County will develop
appropriate standards for commercial development within Rural Villages, with
particular focus on design, scale, and access provisions that will maintain the
rural character or semi-rural character of the District.
m) Research and Technology Parks, consistent with the Research and
Technology Park Subdistrict provided for in the Urban designation, and within
an approved Rural Village. Within one year of adoption of these amendments,
the County will develop appropriate standards for Research and Technology
Parks within Rural Villages, with particular focus on design, scale, and access
provisions that will maintain the rural character or semi-rural character of the
District.
n) Zoo, aquarium, botanical garden, or other similar uses.
(XIII) o) Public educational plants and ancillary plants.
p) Facilities for the collection, transfer, processing and reduction of solid waste.
q) Community facilities, such as, places of worship, childcare facilities,
cemeteries, social and fraternal organizations.
r) Sports instructional schools and camps.
s) Earthmining, oil extraction and related processing.
t) Asphalt and concrete batch-making plants.
u) Travel trailer recreational vehicle parks, provided the following criteria are met:
(XV) 1) The subject site is abutting an existing travel trailer recreational vehicle
park site; and,
(XV) = Plan Amendment by Ordinance No. 2007-18 on January 25, 2007
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
79
(XV) 2) The subject site is no greater than 100% the size of the existing abutting
park site.
(XIII) v) Parks, open space, and recreational uses.
(XIII) w) Private schools.
(XIII) 6. Density Blending shall be permitted subject to the provisions set forth in the
Density Rating System.
7. Open Space and Native Vegetation Preservation Requirements:
(XV) a) Usable Open Space: Within Receiving Lands projects greater than 40 acres
in size shall provide a minimum of 70% usable open space. Usable Open
Space includes active or passive recreation areas such as parks,
playgrounds, golf courses, waterways, lakes, nature trails, and other similar
open spaces. Usable Open Space shall also include areas set aside for
conservation or preservation of native vegetation and lawn, yard and
landscape areas. Open water beyond the perimeter of the site, street right-
of-way, except where dedicated or donated for public uses, driveways, off-
street parking and loading areas, shall not be counted towards required
Usable Open Space.
b) Native Vegetation Preservation: Native vegetation shall be preserved as set
forth in CCME Policy 6.1.2.
(XIII) 8. Adjustment to Receiving Lands Boundaries. For all properties designated
Receiving Lands where such property is contiguous to a Receiving Land/Sending
Land boundary, the property owner may submit data and analysis to the County
in an attempt to demonstrate that a change in the boundary is warranted. Within
one year from the effective date of this provision, the County may initiate a
Growth Management Plan amendment to consider such boundary changes upon
a showing of the following:
a) The property is contiguous to Sending Lands;
b) Site specific environmental data submitted by the property owner, or other data
obtained by the County, indicates that the subject property contains
characteristics warranting a Sending designation; and
c) An adjustment to the Receiving Lands boundary will not adversely affect the
TDR program.
B) Neutral Lands: Neutral Lands have been identified for limited semi-rural residential
development. Available data indicates that Neutral Lands have a higher ratio of
native vegetation, and thus higher habitat values, than lands designated as
Receiving Lands, but these values do not approach those of Sending Lands.
Therefore, these lands are appropriate for limited development, if such development
is directed away from existing native vegetation and habitat. A lower maximum gross
density is prescribed for Neutral Lands when compared to Receiving Lands.
Additionally, certain other uses permitted within Receiving Lands are not authorized
in Neutral Lands. Within Neutral Lands, the following standards shall apply:
1. Maximum Density: 1 dwelling unit per 5 gross acres (0.2 units per acre).
(XV) = Plan Amendment by Ordinance No. 2007-18 on January 25, 2007
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
80
2. Clustering: Clustering of residential development is allowed and encouraged.
Where clustered development is employed, it shall be in accordance with the
following provisions:
a) If within the boundaries of the Rural Transition Water and Sewer District, and
consistent with the provisions of the Potable Water and Sanitary Sewer Sub-
elements of this Plan, central water and sewer shall be extended to the project.
Where County sewer or water services may not be available concurrent with
development in Neutral Lands, interim private water and sewer facilities may
be approved.
b) The maximum lot size is one acre.
c) The clustered development shall be located on the site so as to provide to the
greatest degree practicable: protection for listed species habitat; preservation
of the highest quality native vegetation; connectivity to adjacent natural
reservations or preservation areas on adjacent developments; and, creation,
maintenance or enhancement of wildlife corridors.
d) The minimum project size shall be at least 40 acres.
(XIII) 3. Allowable Uses:
(XIII) a) Agricultural uses;
b) Single-family residential dwelling units, including mobile homes where a Mobile
Home Zoning Overlay exists.
(XIII) c) Multi-family residential structures shall be permitted under the Residential
Clustering provisions of this plan, subject to the development of appropriate
development standards to ensure that the transitional semi-rural character of
the Rural Fringe Mixed Use District is preserved. These development
standards shall include, but are not limited to: building heights, design
standards, buffers, and setbacks.
d) Dormitories, duplexes and other types of staff housing, as may be incidental
to, and in support of, conservation uses.
e) Group housing uses subject to the following density/intensity limitations:
• Family Care Facilities: 1 unit per 5 acres;
• Group Care Facilities and other Care Housing Facilities: Maximum Floor
Area Ratio (FAR) not to exceed 0.45.
f) Staff housing as may be incidental to, and in support of, safety service facilities
and essential services;
g) Farm labor housing limited to 10 acres in any single location:
• Single family/duplex/mobile home: 11 dwelling units per acre;
• Multifamily/dormitory: 22 dwelling units/beds per acre.
h) Sporting and Recreational camps, within which the lodging component shall
not exceed 1 unit per 5 gross acres;
i) Essential services.
(XIII) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
81
j) Golf courses or driving ranges, subject to the following standards:
(XIII) (1) Golf courses shall be designed, constructed, and managed in accordance
with the best management practices of Audubon International’s Gold
Signature Program and the Florida Department of Environmental
Protection.
(2) In order to prevent the contamination of soil, surface water and ground
water by the materials stored and handled by golf course maintenance
operations, golf courses shall comply with the Best Management Practices
for Golf Course Maintenance Departments, prepared by the Florida
Department of Environmental Protection, May 1995.
(3) To protect ground and surface water quality from fertilizer and pesticide
usage, golf courses shall demonstrate the following management
practices:
(a) The use of slow release nitrogen sources;
(b) The use of soil and plant tissue analysis to adjust timing and amount of
fertilization applications;
(c) The use of an integrated pest management program using both
biological and chemical agents to control various pests;
(d) The coordination of pesticide applications with the timing and
application of irrigation water;
(e) The use of the procedure contained in IFAS Circular 1011, Managing
Pesticides for Golf Course Maintenance and Water Quality Protection,
May 1991 (revised 1995) to select pesticides that will have a minimum
adverse impact on water quality.
(4) To ensure water conservation, golf courses shall incorporate the following
in their design and operation:
(a) Irrigation systems shall be designed to use weather station information
and moisture-sensing systems to determine the optimum amount of
irrigation water needed considering soil moisture and
evapotranspiration rates.
(b) As available, golf courses shall utilize treated effluent reuse water
consistent with Sanitary Sewer Sub-Element Objective 1.4 and its
policies;
(c) Native plants shall be used exclusively except for special purpose
areas such as golf greens, fairways, and building sites. Within these
excepted areas, landscaping plans shall require that at least 75% of the
trees and 50% of the shrubs be freeze-tolerant native Floridian species.
At least 75% of the required native trees and shrubs shall also be
drought tolerant species.
(5) Stormwater management ponds shall be designed to mimic the functions
of natural systems: by establishing shorelines that are sinuous in
configuration in order to provide increased length and diversity of the littoral
zone. A Littoral shelf shall be established to provide a feeding area
(XIII) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
82
for water dependent avian species. The combined length of vertical and
rip-rapped walls shall be limited to 25% of the shoreline. Credits to the site
preservation area requirements, on an acre- to- acre basis, shall be given
for littoral shelves that exceed these littoral shelf area requirements.
(6) Site preservation and native vegetation retention requirements shall be the
same as those set forth in the Rural Fringe Mixed Use District criteria. Site
preservation areas are intended to provide habitat functions and shall meet
minimum dimensions as set forth in the Land Development Code. These
standards shall be established within one year.
k) Zoo, aquarium, botanical garden, or other similar uses.
(XIII) l) Public educational plants and ancillary plants.
m) Facilities for the collection, transfer, processing and reduction of solid waste.
n) Community facilities, such as, places of worship, childcare facilities,
cemeteries, social and fraternal organizations.
o) Sports instructional schools and camps.
p) Earthmining, oil extraction and related processing.
(XIII) q) Parks, open space, and recreational uses.
(XIII) r) Private schools.
(XV) 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.
4. Native vegetation and preservation requirements: Native vegetation shall be
preserved as set forth in CCME Policy 6.1.2.
(XIII) 5. Density Blending shall be permitted subject to the provisions set forth in the
Density Rating System.
(XIII) 6. Adjustment to Neutral Lands Boundaries. For all properties designated Neutral
Lands where such property is contiguous to a Neutral Land/Sending Land
boundary, the property owner may submit data and analysis to the County in an
attempt to demonstrate that a change in the boundary is warranted. Within one
year from the effective date of this provision, the County may initiate a Growth
Management Plan amendment to consider such boundary changes upon a
showing of the following:
a) The property is contiguous to Sending Lands;
b) Site specific environmental data submitted by the property owner, or other data
obtained by the County, indicates that the subject property contains
characteristics warranting a Sending designation; and
(XV) = Plan Amendment by Ordinance No. 2007-18 on January 25, 2007
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c) An adjustment to the Neutral Lands boundary will not adversely affect the TDR
program.
(IX) C) Sending Lands: Sending Lands are those lands that have the highest degree of
environmental value and sensitivity and generally include significant wetlands, uplands,
and habitat for listed species.
1. Sending Lands are located entirely within the Rural Fringe Mixed Use District, and are
depicted on the Future Land Use Map. Based upon their location, Sending Lands are
the principal target for preservation and conservation. Private Property owners of
lands designated as Sending Lands may transfer density to Receiving Lands within
the Rural Fringe Mixed Use District, and to lands within the Urban Designated Area
subject to limitations set forth in the Density Rating System. All privately owned lands
within the Rural Fringe Mixed Use District that have a Natural Resource Protection
Area (NRPA) Overlay are designated Sending Lands.
(XIV) 2. Base Severance Rate: Development rights may be severed from Sending Lands at a
maximum rate of 0.2 TDR credits per acre (1 TDR Credit per five acres). Utilization
of TDR Credits and TDR Bonus Credits in Receiving Lands may only occur in whole
number increments (fractions are prohibited). In the case of legal nonconforming lots
or parcels in existence as of June 22, 1999, where such lot or parcel is less than 5
acres in size, one TDR Credit may be severed from said lot or parcel.
(XIV) 3. Conditions Applicable to Base and Bonus TDR Credits:
a) Base TDR Credits may not be severed from Sending Lands where a conservation
easement or other similar development restriction prohibits residential
development.
b) The severance of credits shall be recorded in public records utilizing a legal
instrument determined to be appropriate by the County Attorney’s Office. Said
instrument shall clearly state the remaining allowable lands uses on the subject
property after all, or a portion, of the residential density has been severed from the
property.
c) Where development rights have been severed from Sending Lands, such lands
may be retained in private ownership or may be sold or deeded by gift to another
entity.
d) The bonus provisions set forth in subsections 4 through 6 below are applicable to
properties from which TDR Credits were severed prior to and subsequent to the
effective date of this amendment.
e) These bonus provisions set forth in subsections 4 through 6 below are also
applicable to the North Belle Meade Overlay provisions of the Future Land Use
Element.
f) Any Sending Lands from which TDR Credits have been severed may also be
utilized for mitigation programs and associated mitigation activities and uses in
conjunction with any county, state or federal permitting.
g) No Conveyance Bonus Credits shall be available without provision of a plan for
management and maintenance as authorized in subsection 4 below (the
Environmental Restoration and Maintenance TDR Bonus).
(XIV) = Plan Amendment by Ordinance No. 2005-25 on June 7, 2005
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(XIV) 4. Environmental Restoration and Maintenance TDR Bonus: One (1) additional TDR
Bonus Credit may be issued to the owner of each five acre parcel or legal
nonconforming lot of record. This Bonus shall be granted upon the County’s
acceptance of a Restoration and Management Plan (RMP) that is consistent with a
listed species management plan that includes habitat management, the removal of
exotics and the maintenance of the land exotic free. The property owner may
contract with any of the government agencies or contractors deemed qualified by the
County for implementation of the RMP. The property owner shall provide financial
assurance, in the form of a performance surety bond or similar financial security
acceptable to the County, that the RMP shall remain in place and be performed until
the earlier of the following occurs:
a) Viable and sustainable ecological and hydrological functionality has been achieved
on the property as measured by the success criteria set forth in the RMP.
b) The property is conveyed to a county, state or federal agency, as provided for in
subsection 5 below.
(XIV) 5. Conveyance TDR Bonus: A TDR Bonus Credit shall be issued to the owner of
each five (5) acre parcel or legal nonconforming lot of record designated as
Sending Lands, at the transfer rate of one (1) additional TDR Bonus Credit for
each five acres or legal nonconforming lot of record for conveyance of fee simple
title to a federal, state, or local governmental agency by gift.
(XIV)(XXI)(XXX)(XLIV)
6. Early Entry TDR Bonus: An Early Entry TDR Bonus shall be available in the form of
an additional one TDR Credit for each base TDR Credit severed from Sending Lands
from March 5, 2004, or until September 27, 2018. Early Entry TDR Bonus Credits may
be used after the termination of the bonus period.
(XIV) 7. Permitted Uses: Permitted uses are limited to the following:
a) Agricultural uses consistent with Chapter 823.14(6) Florida Statutes (Florida Right
to Farm Act).
b) Detached single-family dwelling units, including mobile homes where the Mobile
Home Zoning Overlay exists, at a maximum density of one dwelling unit per 40
acres or one dwelling unit per lot or parcel of less than 40 acres, which existed on
or before June 22, 1999. For the purpose of this provision, a lot or parcel which is
deemed to have been in existence on or before June 22, 1999 is 1) a lot or parcel
which is part of a subdivision recorded in the public records of Collier County,
Florida; or 2) a lot or parcel which has limited fixed boundaries, described by metes
and bounds or other specific legal description, the description of which has been
recorded in the public records of Collier County Florida on or before June 22, 1999;
or 3) a lot or parcel which has limited fixed boundaries, for which an agreement for
deed was executed prior to June 22, 1999.
c) Habitat preservation and conservation uses.
d) Passive parks and other passive recreational uses.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
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e) Sporting and Recreational camps, within which the lodging component shall not
exceed 1 unit per 5 gross acres.
(XXV)(XXX) f) Essential Services necessary to serve permitted uses identified in Section 7.a)
through 7.e) such as private wells and septic tanks.
(XXV) g) Essential Services as follows, necessary to serve Urban areas or the Rural
Transition Water and Sewer District: utility lines, except sewer lines; sewer lines
and lift stations, only if located within non-NRPA Sending Lands, and only if
located within already cleared portions of existing rights-of-way or easements;
and, water pumping stations and raw water wells.
(XXV) h) Essential Services necessary to ensure public safety.
(XXV) i) Oil and gas exploration. Where practicable, directional-drilling techniques and/or
previously cleared or disturbed areas shall be utilized to minimize impacts to
native habitats.
8. Conditional Uses:
a) The following uses are conditionally permitted subject to approval through a public
hearing process:
(XIII)(XXX) (1) Essential services not identified above in 7.f). Within one year, Collier County
will review essential services currently allowed in the Land Development
Code and will define those uses intended to be conditionally permitted in
Sending designated lands. During this one-year period or if necessary until a
comprehensive plan amendment identifying conditionally permitted essential
services, no conditional uses for essential services within Sending designated
lands shall be approved.
(2) Public facilities, including solid waste and resource recovery facilities, and
public vehicle and equipment storage and repair facilities, shall be permitted
within Section 25, Township 49S, Range 26E, on lands adjacent to the existing
County landfill. This shall not be interpreted to allow for the expansion of the
landfill into Section 25 for the purpose of solid waste disposal.
(XIII)(XXX) (3) Commercial uses accessory to permitted uses 7.a), 7.c) and 7.d), such as
retail sales of produce accessory to farming, or a restaurant accessory to a
park or preserve, so long as restrictions or limitations are imposed to insure
the commercial use functions as an accessory, subordinate use.
(XIII) (4) Oil and gas field development and production. Where practicable,
directional-drilling techniques and/or previously cleared or disturbed areas
shall be utilized to minimize impacts to native habitats.
(XXII) (5) Facilities for resource recovery and for the collection, transfer, processing
and reduction of solid waste, for a ±29 acre property located within the
southwest quarter of the southwest quarter of Section 31, Township 49S,
Range 27E, provided previously cleared or disturbed areas are utilized so as
to avoid impacts to native habitats and to protect existing conservation
easement areas from new or expanding uses. This shall not be interpreted
to allow for the establishment or expansion of facilities for landfilling,
dryfilling, incinerating, or other method of onsite solid waste disposal.
(XXX) = Plan Amendment by Ordinance No. 2013-14 on January 8, 2013
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b) In addition to the criteria set forth in the Land Development Code, Conditional Uses
shall be allowed subject to the following additional criteria:
(1) The applicant shall submit a plan for development that demonstrates that
wetlands, listed species and their habitat are adequately protected. This plan
shall be part of the required EIS as specified in Policy 6.1.7 of the Conservation
and Coastal Management Element.
(2) Conditions may be imposed, as deemed appropriate, to limit the size, location,
and access to the conditional use.
9. Where residential density is transferred from Sending Lands, allowable uses shall be
limited to the following:
a) Agricultural uses consistent with Chapter 823.14(6) Florida Statutes (Florida Right
to Farm Act), including water management facilities, to the extent and intensity that
such operations exist at the date of any transfer of development rights.
b) Cattle grazing on unimproved pasture where no clearing is required;
c) Detached single-family dwelling units, including mobile homes where the Mobile
Home Zoning Overlay exists, at a maximum density of one dwelling unit per 40
acres. In order to retain these development rights after any transfer, up to one
dwelling must be retained (not transferred) per 40 acres.
(XXXVII) d) One detached dwelling unit, including mobile homes where the Mobile Home
Zoning Overlay exists, per each preexisting lot or parcel of less than 40 acres. For
the purpose of this provision, a preexisting lot or parcel is one that was in existence
on or before June 22, 1999 and is: 1) a lot or parcel which is part of a subdivision
recorded in the public records of Collier County, Florida; or 2) a lot or parcel which
has limited fixed boundaries, described by metes and bounds or other specific
legal description, the description of which has been recorded in the public records
of Collier County Florida on or before June 22, 1999; or 3) a lot or parcel which
has limited fixed boundaries, for which an agreement for deed was executed prior
to June 22, 1999. In order to retain these development rights after any transfer,
up to one dwelling must be retained (not transferred) per each lot or parcel.
e) Habitat preservation and conservation uses.
f) Passive parks and passive recreational uses.
g) Essential services, as authorized in Sending Lands.
h) Oil extraction and related processing, excluding earth mining.
10. Native Vegetation shall be preserved as set forth in CCME Policy 6.1.2.
11 . Adjustment to the Sending Land Boundaries. For all properties designated Sending
Lands where such property is contiguous to a Sending Land/Neutral Land boundary
or Sending Land/Receiving Land boundary, the County will provide written notice to
the property owners to advise of the opportunity to submit additional data and analysis
to the County in an attempt to demonstrate a change to the boundary is warranted.
Said written notice will be provided within three months of the effective date of these
(XXXVII) = Plan Amendment by Ordinance No. 2015-08 on January 27, 2015
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Rural Fringe amendments. Within one year from the date these notices are sent, the
County will initiate a Growth Management Plan amendment to consider boundary
changes, based upon the data and analysis, as may be warranted. Under the following
conditions, adjustments may be proposed to Sending Land boundaries:
a) The property is contiguous to Neutral or Receiving Lands;
b) Site specific environmental data submitted by the property owner, or other data
obtained by the County, indicates that the subject property does not contain
characteristics warranting a Sending designation;
c) An adjustment to the Sending land boundary requires an amendment to the Future
Land Use Map.
(IX)(XV) D) Additional TDR Provisions: Collier County has amended its land development
regulations to adopt a formal process for authorizing and tracking the Transfer of
Development Rights. This process includes the following provisions:
(XIII) 1. The establishment of a simple, expeditious process whereby private property owners
may, by right, “sell” residential dwelling units from lands designated as Sending
Lands. Said units (TDR Credits) may then be transferred by right to lands
designated as Receiving Lands, or to Urban Lands where authorized. Once
established, the TDR program shall be administratively reviewed and approved,
requiring no further public hearing or Board approval if consistent with the provisions
for administrative approval.
(XIII) 2. The establishment of a process for tracking and recording all TDR Credits in the
public records of Collier County. This shall include the identification of the entity or
department responsible for on-going administration of the TDR program. In addition,
the County shall consider the feasibility of establishing a “TDR Bank,” to be
administered by the County or some other not-for-profit governmental or quasi-
governmental public agency established for this purpose. A primary objective of the
TDR Bank is to make funds available to support the TDR program by offering initial
minimal purchase prices of TDR Credits.
(XIII) 3. Limitations and Procedures:
a) TDR Credits shall not be generated from Sending Lands where a conservation
easement or other similar development restriction prohibits residential
development.
b) The generation of TDR Credits through the severance of residential density from
Sending Lands shall be recorded in public records utilizing a legal instrument
determined to be appropriate by the County Attorney’s Office.
c) Said instrument shall clearly state the remaining allowable land uses on the subject
property after all, or a portion, of the residential density has been severed from the
property.
d) Where residential density has been severed from Sending Lands, such lands may
be retained in private ownership or may be sold or deeded by gift to another entity.
(XV) = Plan Amendment by Ordinance No. 2007-18 on January 25, 2007
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4. The TDR process shall be the only mechanism to achieve increased density within
Receiving Lands, excluding the Density Blending provisions of this Plan, and any
density bonuses authorized in the Rural Fringe Mixed Use District.
(XIII) 5. A 25-year prohibition on generating TDR Credits from any parcel, or portion thereof,
within Sending Lands has been cleared for agricultural purposes after June 19, 2002.
(IX) 2. Buffers Adjacent to Major Public Rights-of-way: In order to maintain and enhance
the rural character within the Rural Fringe Mixed Use District, within one year of adoption
of this amendment, Collier County will adopt land development regulations establishing
buffering standards for developments adjacent to existing or proposed arterial and
collector public roadways. These standards shall include, but are not limited to:
applicability provisions, including establishing a minimum project size below which these
requirements shall not apply; the degree to which water features, including water
management lakes and canals, may be a part of this buffer; credits for existing native
vegetation that is to be retained; and, credits toward any open space and native
vegetation preservation requirements.
(XIV) 3. Rural Villages: Rural Villages may be approved within the boundaries of the
Rural Fringe Mixed Use District in order to: maximize the preservation of natural areas
and wildlife habitat within the Rural Fringe Mixed Use District; to reduce the need for
residents of the District and surrounding lands to travel to the County’s Urban area for
work, recreation, shopping, and education; and, to enhance the provision of limited
urban and rural levels of service through economies of scale. Rural Villages shall be
comprised of several neighborhoods designed in a compact nature such that a majority
of residential development is within one quarter mile of Neighborhood Centers.
Neighborhood Centers may include small scale service retail and office uses, and shall
include a public park, square, or green. Village Centers shall be designed to serve the
retail, office, civic, government uses and service needs of the residents of the village.
The Village Center shall be the primary location for commercial uses. Villages shall be
surrounded by a green belt in order to protect the character of the rural landscape and to
provide separation between villages and the low density rural development, agricultural
uses, and conservation lands that may surround the village. Villages shall be designed to
include the following: a mixture of residential housing types; institutional uses; commercial
uses; and, recreational uses, all of which shall serve the residents of the Village and the
surrounding lands. In addition, the following criteria and conditions shall apply, except for
those modifications that are identified in the North Belle Meade Overlay:
(XLIV) A) Process for Approval: The Collier County Land Development Code includes
provisions for the establishment of Rural Villages. These provisions establish specific
development regulations, standards, and land use mix requirements. Subsequent to
the creation of these provisions, applications shall be submitted in the form of a
Planned Unit Development (PUD) rezone and, where applicable, in conjunction with a
Development of Regional Impact (DRI) application as provided for in Chapter 380 of
Florida Statutes, or in conjunction with any other Florida provisions of law that may
supersede the DRI process.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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B) Locational Restrictions:
1. A Rural Village shall not be located any closer than 3.0 miles from another Rural
Village.
2. No more than one Rural Village may be located in each of the distinct Receiving
Areas depicted on the FLUM.
3. A Rural Village shall have direct access to a roadway classified by Collier County
as an arterial or collector roadway. Alternatively, access to the Village may be via
a new collector roadway directly accessing an existing arterial, the cost of which
shall be borne entirely by the developer.
4. A Rural Village shall be located where other public infrastructure, such as potable
water and sewer facilities, already exist or are planned.
(XIII) C) Rural Village Sizes and Density:
1. Rural Villages shall be a minimum of 300 acres and a maximum of 1,500 acres,
except within Receiving Lands south of the Belle Meade NRPA where the
maximum size may not exceed 2,500 acres. The Rural Village size is exclusive of
the required green belt area. Rural Villages shall include a Village Center and a
minimum of two distinct neighborhoods.
2. The minimum and maximum gross density of a Rural Village shall be 2.0 units per
gross acre and 3.0 units per acre, respectively. The density calculation for a Rural
Village may include the base residential density permitted for the green belt area,
if such density is shifted to the Rural Village area.
(XIV) 3. Density shall be achieved as follows:
a) The base density for the Agricultural/Rural Designation of 0.2 dwelling units per
acre (1.0 dwelling units per five acres) for lands within the Rural Village, and
the land area designated as a green belt surrounding the Rural Village, is
granted by right for allocation within the designated Rural Village.
(XIII)(XIV) b) The additional density necessary to achieve the minimum required density for
a Rural Village shall be achieved by any combination of TDR Credits and
TDR Bonus Credits. For each TDR Credit acquired for use in achieving the
minimum density in a Rural Village, one Rural Village bonus unit shall be
granted.
(XIII)(XIV) c) Additional density between the minimum and maximum amounts established
herein may be achieved through any of the following, either individually or in
combination:
1) Additional TDR Credits.
2) TDR Bonus Credits.
3) A 0.5 unit bonus for each unit that is provided for lower income residents
and for entry level and workforce buyers.
4) A density bonus of no more than 10% of the maximum density per acre
allowed for each additional acre of native vegetation preserved exceeding
the minimum preservation requirements set forth in Policy 6.1.2 of the
CCME.
(XIV) = Plan Amendment by Ordinance No. 2005-25 on June 7, 2005
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(XV) 5) A density bonus of no more than 10% of the maximum density per
acre as provided in Policy 6.2.5 (6)b. of the CCME.
D) Land Use Mix:
1. Acreage Limitations
a) Neighborhood Center ‒ 0.5% of the total Village acreage, not to exceed 10
acres, within each Neighborhood Center.
b) Neighborhood Center Commercial – Not to exceed 40% of the Neighborhood
Center acreage and 8,500 square feet of gross leasable floor area per acre.
c) Village Center ‒ Not to exceed 10% of the total Village acreage.
d) Village Center Commercial ‒ Not to exceed 30% of the Village Center acreage
and 10,000 square feet of gross leasable floor area per acre.
e) Research and Technology Parks – Consistent with the provisions of the
Research and Technology Park Subdistrict in the Urban Mixed Use District,
excluding paragraph j; the Park shall not exceed 4% of the total Village
acreage.
(XIV) f) Civic Uses and Public Parks ‒ Minimum of 10% of the total Village acreage.
(XIV) E) Open Space and Environmental Protection:
1. Greenbelts: In addition to the requirements for parks, village greens, and other
open space within the Rural Village, a greenbelt averaging 300 feet in width but
not less than 200 feet in width, shall be required at the perimeter of the Rural
Village. The Greenbelt is required to ensure a permanent un-developable edge
surrounding the Rural Village, thereby discouraging sprawl. Greenbelts shall only
be designated on Receiving Lands. The allowable residential density shall be
shifted from the designated Greenbelt to the Rural Village. The greenbelt may be
concentrated to a greater degree in areas where it is necessary to protect listed
species habitat, including wetlands and uplands, provide for a buffer from adjacent
natural reservations, or provide for wellfield or aquifer protection, Golf courses and
existing agriculture operations are permitted within the greenbelt, subject to the
native vegetation preservation requirements specified below in paragraph 2.
However, golf course turf areas shall only be located within 100 feet of the
Greenbelt boundaries (interior and exterior boundary); further, these turf areas
shall only be located in previously cleared, or disturbed areas (see CCME Policy
6.1.2(1)).
2. Open Space and Native Vegetation Retention.
a) Native Vegetation shall be preserved as set forth in the Conservation and
Coastal Management Element Policy 6.1.2.
(XIII) b) Open Space: Within the Rural Village and required Greenbelt, in aggregate, a
minimum of 40% of Open Space shall be provided.
3. An environmental impact statement for the Rural Village and surrounding greenbelt
area shall be submitted in accordance with Policy 6.1.7 of the CCME.
F) Fiscal Neutrality: A Rural Village may only be approved after demonstration that the
Village will be fiscally neutral to county taxpayers outside of the Village.
(XV) = Plan Amendment by Ordinance No. 2007-18 on January 25, 2007
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1. An analysis shall be conducted and submitted in conjunction with the PUD rezone
and/or DRI application evaluating the demand and impacts on levels of service for
public facilities and the cost of such facilities and services necessary to serve the
Rural Village. This evaluation shall identify projected revenue sources for services
and any capital improvements that may be necessary to support the Village.
Additionally, this analysis shall demonstrate that the costs of providing necessary
facilities and services shall be fiscally neutral to County taxpayers outside of the
Village. At a minimum, the analysis shall consider the following:
a) Stormwater/drainage facilities;
b) Potable water provisions and facilities;
c) Reuse or “Grey” water provisions for irrigation;
d) Central sewer provisions and facilities;
e) Park facilities;
f) Law enforcement facilities;
g) School facilities;
h) Roads, transit, bicycle and pedestrian facilities and pathways;
i) Solid Waste facilities.
(VII) Development phasing and funding mechanisms to address any impacts to level of
service in accordance with the County’s adopted concurrency management
program. Accordingly, there shall be no degradation to the adopted level of service
for public facilities and infrastructure identified above.
G) As part of the development of Rural Village provisions, land development regulations
shall identify specific design and development standards for residential, commercial
and other uses. These standards shall protect and promote a Rural Village
character and shall include requirements for parks, greens, squares, and other public
places. In addition to the public spaces required as a part of a Village Center or
Neighborhood Center. Rural Villages shall incorporate a Village Park and
neighborhood parks. In addition, the following shall be addressed:
1. Rural Village, Village Center and neighborhood design guidelines and
development standards:
• A formal street layout, using primarily a grid design and incorporating village
greens, squares and civic uses as focal points.
• Neighborhoods and the village center will be connected through local and
collector streets and shall incorporate traffic calming techniques as may be
appropriate to discourage high-speed traffic.
• Consideration shall be given to the location of public transit and school bus
stops.
• Pedestrian paths and bikeways shall be designed so as to provide access and
interconnectivity.
(XIV) ● The siting of both schools and housing units within the village shall consider
the minimization of busing needs within the community.
(XIV) = Plan Amendment by Ordinance No. 2005-25 on June 7, 2005
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• Each Rural Village shall be served by a primary road system that is accessible
by the public and shall not be gated. The primary road system within the village
shall be designed to meet County standards and shall be dedicated to the
public.
• Access drives shall not be required to meet County standards.
(XIV) ● A Rural Village shall not be split by an arterial roadway.
(XV) ● Interconnection between the Rural Village and abutting developments shall
be encouraged.
2 Specific allocations for land uses including residential, commercial and other non-
residential uses within Rural Villages, shall include, but are not limited to:
(XV) ● A mixture of housing types, including single-family attached and detached, as
well as multi-family. Projects providing affordable-workforce housing as
required in the Rural Fringe Mixed Use Overlay contained in the Collier
County Land Development Code shall receive a credit of 0.5 units for each
unit constructed. Collier County shall develop, as part of the Rural Village
Overlay, a methodology for determining the rental and fee-simple market
rates that will qualify for such a credit, and a system for tracking such credits.
• A mixture of recreational uses, including parks and village greens.
• Civic, community, and other institutional uses.
• A mixture of lot sizes, with a design that includes more compact development
and attached dwelling units within neighborhood centers and the Village
Center, and reduced net densities and increasingly larger lot sizes for detached
residential dwellings generally occurring as development extends outward from
the Village Centers. A mixture of retail, office, and services uses.
3. Specific development standards, including but not limited to, maximum net
densities; required yards; landscaping and buffering, and building heights.
4. If requested by the Collier County School Board during the PUD and/or DRI review
process, school sites shall be provided and shall be located to serve a maximum
number of residential dwelling units within walking distance to the schools.
Accordingly, schools, if requested, shall be located within or adjacent to the Village
Center. Where a school site is requested and provided, a credit toward any
applicable school impacts fees shall be provided based upon an independent
evaluation/appraisal of the value of the land and/or improvements provided by the
developer.
(IX)(XXX) 4. Exemptions from the Rural Fringe Mixed Use District Development Standards ‒
The requirements, limitations and allowances of this District shall not apply to, affect or
limit the continuation of existing uses. Existing uses shall include: those uses for which
all required permits were issued prior to June 19, 2002; or projects for which a
Conditional use has been approved by the County prior to June 19, 2002; or, projects for
which a Rezone petition has been approved by the County prior to June 19, 2002 –
inclusive of all lands not zoned A, Rural Agricultural; or, land use petitions for which a
completed application has been submitted prior to June 19, 2002. The continuation of
(XXX) = Plan Amendment by Ordinance No. 2013-14 on January 8, 2013
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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existing uses shall include on-site expansions of those uses if such expansions are
consistent with or clearly ancillary to the existing uses. Hereafter, such previously
approved developments shall be deemed to be consistent with the Plan's Goals,
Objectives and Policies and for the Rural Fringe Mixed Use District, and they may be built
out in accordance with their previously approved plans. Changes to these previous
approvals shall also be deemed to be consistent with the Plan's Goals, Policies and
Objectives for the Rural Fringe Mixed Use District as long as they do not result in an
increase in development density or intensity.
(I)(VII)(IX)(XV)
C. Rural Industrial District
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. 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 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:
a. Manufacturing;
b. Processing;
c. Storage and warehousing;
d. Wholesaling;
e. Distribution;
(VII)(IX) f. High technology;
(VII)(IX) g. Laboratories;
(VII)(IX) h. Assembly;
(VII)(IX) i. Computer and data processing;
(VII)(IX) j. Business services;
(VII)(IX) k. Other basic industrial uses as described in the Industrial Zoning District in the Land
Development Code;
(VII)(IX) l. Business Park uses as described in the Business Park Zoning District of the Land
Development Code; and,
(VII)(IX) m. Support commercial uses, such as child care centers and restaurants.
(V)(IX)(XV)
D. Rural Settlement Area District
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 Orangetree
PUD and Orange Blossom Ranch PUD. Refer to the Golden Gate Area Master Plan for allowable
uses and standards.
(XXX) = Plan Amendment by Ordinance No. 2013-14 on January 8, 2013
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
94
(XLIV) III. ESTATES DESIGNATION
The Estates Land Use Designation encompasses lands which are already subdivided into
semi-rural residential parcels (2.25 acres as an average) essentially consisting of the Golden
Gate Estates Subdivision. The area is identified as having potential for population growth far
removed from supportive services and facilities. Expansion of the area shall be discouraged.
Pursuant to Policy 4.2 of the Future Land Use Element, the Golden Gate Area Master Plan
encompassing the Estates Designation was adopted by the Collier County Board of County
Commissioners on February 5, 1991. Refer to the Golden Gate Area Master Plan for siting criteria
and development standards for specific land uses.
(VII)(IX) IV. CONSERVATION DESIGNATION
The overall purpose of the Conservation Designation is to conserve and maintain the natural
resources of Collier County and their associated environmental, and recreational and economic
benefits. All native habitats possess ecological and physical characteristics that justify attempts
to maintain these important natural resources. Barrier Islands, coastal bays, wetlands, and
habitat for listed species deserve particular attention because of their ecological value and their
sensitivity to perturbation. It is because of this t hat all proposals for development in the
Conservation Designation must be subject to rigorous review to ensure that the impacts of the
development do not destroy or unacceptably degrade the inherent functional values.
(VII)(IX) The Conservation Designation is intended to protect certain vital natural resource areas of the
County, which are primarily owned by the public, although private in-holdings and privately owned
conservation areas do exist. This Designation includes such areas as Everglades National Park,
Big Cypress National Preserve, Florida Panther National Wildlife Refuge, Fakahatchee Strand
State Preserve, Collier-Seminole State Park, Rookery Bay National Estuarine Research Reserve,
Delnor-Wiggins Pass State Recreation Area, and the National Audubon Society’s Corkscrew
Swamp Sanctuary (privately owned). The boundaries of the Conservation Designation may
periodically change as properties are acquired by public entities or private land management or
conservation groups.
(VII)(IX) Natural resource protection strategies and standards for development in the Conservation
Designation are found in the Conservation and Coastal Management Element and the County's
Land Development Regulations. The Conservation Designation will accommodate limited
residential development and future non-residential uses. The following uses are authorized in
this Designation.
(VII)(IX)(XIV)
a. For privately held lands, single family dwelling units, and mobile homes where the
Mobile Home Zoning Overlay exists, at a maximum density of one dwelling unit per five
gross acres, or one dwelling unit per 3 gross acres for private in-holdings within the Big
Cypress National Preserve in existence prior to October 14, 1974 - each dwelling unit
must be physically situated on a minimum five acre parcel, or minimum 3 acre parcel for
private in-holdings within the Big Cypress National Preserve in existence prior to
October 14, 1974. This Plan does not allow residential density on publicly owned lands.
(VII)(IX) b. For publicly and privately held lands, dormitories, duplexes and other types of housing,
as may be incidental to, and in support of, conservation uses;
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
95
(VII)(IX) c. Group housing uses subject to the following density/intensity limitations:
• Family Care Facilities: 1 unit per 5 acres;
• Group Care Facilities and other Care Housing Facilities: Maximum Floor Area Ratio
(FAR) not to exceed 0.45;
(VII)(IX) d. Sporting and Recreational camps incidental to Conservation uses on public lands; or, on
privately held lands, within which the lodging component shall not exceed 1 unit per 5
gross acres, which may be achieved through clustering;
(VII)(IX) e. Habitat preservation and conservation uses;
(VII)(IX) f. Passive parks, and other passive recreational uses;
(VII)(IX) g. Agricultural uses consistent with Chapter 823.14(6) Florida Statutes (Florida Right to
Farm Act);
(VII)(IX)(XXV)
h. Essential Services necessary to serve permitted uses identified in Section a through g
above such as private wells and septic tanks.
(VII)(IX)(XXVII)
i. Essential Services as follows, necessary to serve Urban areas or the Rural Transition
Water and Sewer District: utility lines, except sewer lines; sewer lines and lift stations,
only if located within non-NRPA Conservation Lands, and only if located within already
cleared portions of existing rights-of-way or easements, and if necessary to serve a
publicly owned or privately owned central sewer system providing service to urban areas
and/or the Rural Transition Water and Sewer District; and, water pumping stations and
raw water wells necessary to serve a publicly owned or privately owned central water
system providing service to urban areas and/or the Rural Transition Water and Sewer
District.
(XXVII) j. Essential Services necessary to ensure public safety.
(VII)(IX)(XXVII)
k. Oil extraction and related processing. Where practicable, directional-drilling techniques
and/or previously cleared or disturbed areas shall be utilized to minimize impacts to
native habitats.
(VII)(IX) The following uses may be permitted as Conditional Uses:
a) The following uses are conditionally permitted subject to approval through a public hearing
process:
(1) Essential services not identified above in Paragraph h. and i. Within one year, Collier
County will review essential services currently allowed in the Land Development Code
and will define those uses intended to be conditionally permitted in Conservation
designated lands. During this one-year period or if necessary until a comprehensive
plan amendment identifying conditionally permitted essential services, no conditional
uses for essential services within Conservation designated lands shall be approved.
(2) Staff housing in conjunction with safety service facilities and essential services, at a
density in accordance with the Land Development Code, as it existed on June 19,
2002.
(XXVII) = Plan Amendment by Ordinance No. 2011-28 on September 13, 2011
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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(3) Commercial uses accessory to permitted uses e, f and g above, such as retail sales
of produce accessory to farming, or a restaurant accessory to a park or preserve, so
long as restrictions or limitations are imposed to insure the commercial use functions
as an accessory, subordinate use.
b) In addition to the criteria set forth in the Land Development Code, Conditional Uses shall
be allowed subject to the following additional criteria:
(1) The applicant shall submit a plan for development that demonstrates that wetlands,
listed species and their habitat are adequately protected. This plan shall be part of the
required EIS as specified in Policy 6.1.7 of the Conservation and Coastal Management
Element.
(2) Conditions may be imposed, as deemed appropriate, to limit the size, location, and
access to the conditional use.
[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]
(IX) = Plan Amendment by Ordinance No. 2002-32 on June 19, 2002
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
97
V. OVERLAYS AND SPECIAL FEATURES
(XV)(XXX)(XLIV)
A. Area of Critical State Concern Overlay
The Big Cypress Area of Critical State Concern (ACSC) was established by the 1974 Florida
Legislature. The ACSC is displayed on the Future Land Use Map as an overlay area. The ACSC
encompasses lands designated Conservation, Agricultural/Rural, Estates and Urban (Port of the
Islands, Plantation Island and Copeland). Chokoloskee is outside the boundaries of the Big
Cypress ASCS. Two areas located within the boundaries of the ACSC are exempt from the ACSC
regulations: Everglades City: and, Ochopee, which is described as all of Sections 27, 28, 33 and
34, Township 52 South, Range 30 East.
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", this ACSC Overlay, and the ACSC zoning overlay in the Collier County Land
Development Code, Ordinance 04-41, as amended, except as provided by Agreement pursuant
to Chapter 380.032(3), F.S. There is an existing Development Agreement between Port of the
Islands, Inc. and the [then] 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 [then] Florida Department of Community
Affairs, approved in April 2005, pertaining to development in Plantation Island.
The ACSC Regulations include the following:
1. Site Alteration
a. Site alteration shall be limited to ten percent (10%) of the total site size, and installation
of non-permeable surfaces shall not exceed fifty percent (50%) of any such area.
However, a minimum of two thousand, five hundred (2,500) square feet may be altered
on any permitted site.
b. Any non-permeable surface greater than twenty thousand (20,000) square feet shall
provide for release of surface run off, collected or uncollected, in a manner
approximating the natural surface
c. Soils exposed during site alteration shall be stabilized and retention ponds or
performance equivalent structures or systems maintained in order to retain run off and
siltation on the construction site. Restoration of vegetation to site alteration areas shall
be substantially completed within one hundred eighty (180) days following completion
of a development. Re-vegetation shall be accomplished with pre-existing species or
other suitable species except that undesirable exotic species shall not be replanted or
propagated. Undesirable exotic species are listed below.
Australian Pine ‒ (Casuarina spp.)
Bishopwood ‒ (Bischofia javanica)
Brazilian Pepper ‒ (Shinus terebinthfolius)
Melaleuca (cajeput) ‒ (Melaleuca leucadendra spp.)
Castor bean – (Ricinus communis)
Common papaya – (Carica papaya)
Common snakeplant – (Sanseviera trifasciata)
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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Day jessamine – (Cestrum diurnum)
Hunters robe – (Raphidophora aurea)
Queensland umbrella tree – (Schefflera actinophylla)
Trailing wedelia – (Wedelia trilobata)
All other species included in the definition of “vegetation, prohibited exotic”
contained in the Collier County Land Development Code, Ord. No. 04-41, as
amended.
d. No mangrove trees or salt marsh grasses shall be destroyed or otherwise altered.
Plants specifically protected by this regulation include:
Red mangrove – (Rhizophora mangle)
Black mangrove – (Avicennia nitida)
White mangrove – (Laguncularia racemosa)
Needlerush – (Juncus roemerianus)
Salt cordgrasses – (Spartina alterniflora, S. patens, S. cynosuroides, S.
spartinae)
Seashore saltgrass – (Distichlis spicata)
e. Fill areas and related dredge or borrow ponds shall be aligned substantially in the
direction of local surface water flows and shall be separated from other fill areas and
ponds by unaltered areas of vegetation of comparable size. Dredge or borrow ponds
shall provide for the release of storm water as sheet flow from their downstream end
into unaltered areas of vegetation. Access roads to and between fill areas shall
provide for the passage of water in a manner approximating the natural flow regime
and designed to accommodate the 50 year storm. Fill areas and related ponds shall
not substantially retain or divert the total flow in or to a slough or strand or significantly
impeded tidal action in any portion of the estuarine zone.
f. Man-made lakes, ponds, or other containment works shall be constructed with a
maximum slope of 30 degrees to a depth of six feet of water. Whenever mineral
extraction is completed in new quarrying lakes, shoreline sloping, planting of littoral
shelves with nursery grown aquatic vegetation, restoration or revegetation of the
property and disposal of spoils or tailings shall be completed before abandonment of
the site. Existing quarrying lakes are exempt from this provision, except that whenever
any person carries out any activity defined in Section 380.04, Florida Statutes, as
amended as development or applies for a development permit as defined in Section
380.031, Florida Statutes, as amended to develop any existing quarrying lake area,
these regulations shall apply.
g. Finger canals shall not be constructed in the Critical Area.
h. This rule shall not apply to site alterations undertaken in connection with the
agricultural use of land or for the conversion of land to agricultural use.
2. Drainage
a. Existing drainage facilities shall not be modified so as to discharge water to any coastal
waters, either directly or through existing drainage facilities. Existing drainage facilities
shall not be expanded in capacity or length except in conformance with paragraph “b.”
below; however, modifications may be made to existing facilities that will raise the
ground water table or limit salt water intrusion.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
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b. New drainage facilities shall release water in a manner approximating the natural local
surface flow regime, through a spreader pond or performance equivalent structure or
system, either on site or to a natural retention, or natural filtration and flow area. New
drainage facilities shall also maintain a ground water level sufficient to protect wetland
vegetation through the use of weirs or performance equivalent structures or systems.
Said facilities shall not retain, divert, or otherwise block or channel the naturally
occurring flows in a strand, slough or estuarine area.
c. New drainage facilities shall not discharge water into any coastal waters either directly
or through existing drainage facilities.
d. This rule shall not apply to drainage facilities modified or constructed in order to use
land for agricultural purposes or to convert land to such use.
3. Transportation
a. Transportation facilities which would retain, divert or otherwise block surface water
flows shall provide for the re-establishment of sheet flow through the use of
interceptor spreader systems or performance equivalent structures and shall provide
for passage of stream, strand, or slough water through the use of bridges, culverts,
piling construction or performance equivalent structures or systems.
b. Transportation facilities shall be constructed substantially parallel to the local surface
flow, and shall maintain a historic ground water level sufficient to protect wetland
vegetation through the use of weirs or performance equivalent structures or systems
and as feasible, the flows in such works shall be released to natural retention filtration
and flow areas.
c. Transportation facility construction sites shall provide for siltation and run-off control
through the use of settling ponds, soil fixing or performance equivalent structures or
systems.
4. Structure Installation
a. Placement of structures shall be accomplished in a manner that will not adversely
affect surface water flow or tidal action.
b. Minimum lowest floor elevation permitted for structures shall be at or above the 100-
year flood level, as established by the Administrator of the Federal Flood Insurance
Administration. The construction of any structure shall meet additional Federal Flood
Insurance Land Management and Use Criteria (24 CFR 1910), as administered by the
appropriate local agency.
c. This rule shall not apply to structures used or intended for use in connection with the
agricultural use of the land.
(XXX) All Development Orders issued for projects within the Big Cypress Area of Critical State Concern
shall be rendered to the State of Florida Department of Economic Opportunity for review with the
potential for appeal to the Administration Commission per Chapter 73C-44, Florida Administrative
Code, "Community Planning, Development Order Requirements for Areas of Critical State
Concern".
(XXX) = Plan Amendment by Ordinance No. 2013-14 on January 8, 2013
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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(IX)(XXIV)
B. North Belle Meade Overlay
The North Belle Meade (NBM) Overlay is depicted on the FLUM. Uses shall be as provided for
in Receiving, Neutral, NRPA and non-NRPA Sending Lands, except as provided herein for Neutral
Lands in Section 24, Township 49 South, Range 26 East, and shown on the North Belle Meade
Overlay Section 24 Map. Development and preservation standards within this Overlay shall be
as provided herein.
(IX)(XIII) 1. IN GENERAL
The North Belle Meade area is surrounded by Golden Gate Estates to the north, east, and
west and I-75 to the south. This area, designated as the North Belle Meade Overlay,
comprises ± 24 sections of land (± 15,552 acres, depending on the size of individual
sections) and is depicted on the Future Land Use Map and North Belle Meade Overlay
Map. The NBM Overlay area is unique to the Rural Fringe area because it is surrounded
by areas that are vested for development on three sides. Because this area is largely
undeveloped and includes substantial vegetated areas, the Sending Lands can and do
provide valuable habitat for wildlife, including endangered species. Within the NBM
Overlay area are also areas that have been previously impacted by canal construction
and past clearing and agricultural practices which have altered the natural hydroperiod.
The challenge for the NBM Overlay area is to achieve a balance of both preservation and
opportunities for future development that takes into account resource protection and the
relationship between this area and the Estates developing around the NBM Overlay area.
Accordingly, a more detailed and specific plan for the NBM Overlay is set forth herein.
Unless otherwise specifically stated, no other Goals, Objectives and Policies of the Future
Land Use Element, other than those relating to density and allowable uses, Conservation
and Coastal Management Element, or Public Facilities Element in the Growth
Management Plan or implementing LDRs, including specifically but not limited to wetlands
and wildlife protection, shall be applicable to the NBM Overlay Receiving Lands other than
this NBM Overlay Plan and its implementing LDRs. On Receiving Lands any development
shall comply with the non-environmental administrative review procedures of Collier
County for site development plans and platting.
Within the NBM Overlay there are four distinct areas, as depicted on the Future Land Use
Map and Map series, that require separate treatment based on existing conditions within
this area. These areas include the Natural Resource Protection Area (NRPA), the
Receiving and the Sending Areas for the transfer of development rights, and a Neutral
area, which is neither a Sending nor a Receiving Area comprising two sections of land. It
is the intent to perform the physical planning of the NBM Sending Lands within twelve (12)
months after the effective date for Red Cockaded Woodpeckers, Greenways and Wildlife
Crossings.
(IX) Planning Considerations
(XIII) a. Wildlife Crossing and Wildlife Corridor
The County should support construction of a wildlife crossing under I-75 connecting
the NBM and South Belle Meade (SBM), and the creation of a wildlife corridor
connecting the NBM with the Florida Panther National Wildlife Refuge to the east.
(IX)(XIII) b. Transportation
An existing access road (presently providing access to County water wells) along the
northern section lines of Sections 22, 23 and 24 of Range 27 East may be maintained
and improved, and an extension of Wilson Boulevard should be provided through
(XXIV) = Plan Amendment by Ordinance No. 2010-49 on December 14, 2010
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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Section 33, Range 27 East comprising a collector or arterial road extending to the
south to Interstate 75 via an interchange or service road for residential development
should it commence in Sections 21, 28 and 27, or in the alternate a haul road along
an extension of Wilson Boulevard to service earth mining activities with a connection
through Sections 32 and 31 to Landfill Road.
Lands required for the extension of Wilson Boulevard will be dedicated to Collier
County at the time of rezoning. The right-of-way shall be a sufficient size to
accommodate collector road requirements should there be a demonstrated need.
Within one year of June 19, 2002, the alternative alignments for east-west roadway,
connecting County Road 951 to an extension of Wilson Boulevard, shall be evaluated
and assessed for the Board’s consideration. The roadway’s alignment shall be
determined with public input and taking into consideration the following, at a minimum:
1. Usefulness as a route for truck traffic generated from any earth mining
operations in NBM;
2. Usefulness as a link in the County’s major roadway network;
3. Avoidance of residential neighborhoods, to the extent feasible and prudent;
4. Avoidance of environmentally sensitive wildlife habitat, wildlife corridors, or
greenways, to the extent feasible and prudent;
5. The costs of construction, including any related design, permitting, and
mitigation costs; and
6. The costs of acquiring necessary right-of-way.
Alignments considered for such east-west roadway shall include extension of the
existing Landfill Road, extension of the existing Keane and Brantley Roads, extension
of the existing Green Boulevard, and any other alignment deemed feasible and
prudent. In consideration of the recommended alignment, the Board shall consider
the level of public benefit as provided in subparagraph 2 above in determining the
proportionate public/private funding in subparagraphs 5 and 6 above and the method
and timing of any public resource allocation to the project.
The western 1/4 of Sections 22 and 27 will be buffered from the NBM NRPA to the
east by a buffer preservation that includes all of the eastern ½ of the western 1/4 of
Sections 22 and 27, which would consist of lake excavation areas between the Wilson
Boulevard extension road right-of-way and the NRPA.
Other than the new and improved Wilson Boulevard extension and service haul road
as described above, all new roads and improvements in the Sending Area shall be
routed so as to avoid traversing publicly owned natural preserves, parks and recreation
areas, areas identified as environmentally sensitive wildlife habitat, wildlife corridors,
or greenways, unless there is no feasible and prudent alternative. Other than the
referenced Wilson Boulevard extension and service haul road, any new roads and
improvements to existing roads within sending areas shall be designed with aquatic
species crossings, small terrestrial animal crossings, and large terrestrial animal
crossings pursuant to Florida Fish and Wildlife Conservation Commission criteria. The
portion of Wilson Boulevard that traverses through the Sending Area shall be designed
with aquatic species crossings and small terrestrial animal crossings. The
implementing Land Development Regulations for the NBM Overlay shall address bike
lanes and pedestrian pathways.
(IX) = Plan Amendment by Ordinance No. 2002-32 on June 19, 2002
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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(IX)(XIII) c. Greenway
A NBM Greenway shall be created within the NRPA or sending lands following natural
flowways, as contemplated in the Community Character Plan prepared by Dover Kohl.
(IX)(XIII)(XV) 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.
(IX)(XIII)(XXXVII)
2. Natural Resource Protection Area
The NBM Natural Resource Protection Area (NRPA) includes seven sections of lands and
three partial sections or a total of ± 6,075 acres and is located in the eastern portion of the
NBM Overlay. This area comprises about thirty-nine percent of the NBM Overlay. The
NBM NRPA area has concentrations of wetland land cover and listed species habitat,
consistent with other Rural Fringe NRPA's. This consideration combined with the
fragmented ownership pattern and the state’s desire to purchase significant portions of
this area warrants a different level of protection than in other NRPA areas, particularly for
incentives for the consolidation of lots to assist in the future preservation of lands.
(IX)(XIII) Planning Considerations
a. Consolidation
The County should amend the Land Development Code to encourage further
consolidation of small parcels.
b. Public Acquisition
The County and the property owners should support acquisition of privately owned
land in the NBM NRPA area as a mechanism for protection.
(XIII) c. Sending Area
The NBM NRPA shall be designated as Sending Lands for purposes of the Transfer of
Development Rights (TDR) program.
(XIII) d. TDRs
TDR Credits generated from the NBM NRPA may be transferred to Sections 21 and
28 and the west 1/4 of Sections 22 and 27, to other suitable locations within the Rural
Fringe Mixed Use District, or to the Urban Area at a ratio of 1 unit per 5 acres from
Sending Lands, or one unit per individual deeded parcel or lot that existed as of June
22, 1999, whichever is greater.
(IX)(XIII)(XV)(XLIV)
3. RECEIVING AREAS
Within the NBM Overlay, Receiving Areas are identified for clustering of residential
dwelling units, central water and sewer service, and for the transfer of development rights
and comprise ± 3,368 acres in the northern and northwestern portions of the NBM Overlay.
The Receiving Areas are generally located in the northern portion of NBM Overlay and are
generally contiguous to Golden Gate Estates. Two sections are directly to the south of
the APAC Earth Mining Operation. The Receiving Area exhibits areas of less
environmental sensitivity than other portions of the NBM Overlay, because of their
proximity to Golden Gate Estates and prior clearing and disturbance to the land. Within
the Receiving Area of the NBM Overlay, are located Sections 21, 28 and the west ern
quarter of Sections 22 and 27, which have been largely assembled under one property
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
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ownership. These lands are located south of the existing APAC earth mining operation
and have been largely impacted by agricultural operations. The location of Sections 21
and 28 is just to the south and west of Wilson Boulevard located in the southern portion
of north Golden Gate Estates. Because an earth mining operation and asphalt plant uses
have existed for many years in the area, and the surrounding lands in Sections 21, 28 and
the western quarters of Sections 22 and 27 are reported to contain Florida Department of
Transportation grade rock for road construction, these uses are encouraged to remain and
expand. However, until June 19, 2005, mining operations and an asphalt plant may be
expanded only to the western half of Section 21 and shall not generate truck traffic beyond
average historic levels. If by June 19, 2005, an alignment has been selected, funding has
been determined, and an accelerated construction schedule established by the Board and
the mining operator for an east-west connection roadway from County Road 951 to the
extension of Wilson Boulevard, mining operations and an asphalt plant may expand on
Sections 21 and 28 and the western quarters of Sections 22 and 27 as a permitted use.
If no such designation has been made by June 19, 2005, any mining operations or asphalt
plant in these areas, other than continued operations on the western half of Section 21 at
historic levels, shall be permitted only as a conditional use, unless the mine operator upon
failure to attain Board selection of an alignment commits by June 19, 2005 to construct a
private haul road by June 19, 2010 without the allocation of any public funds. The County's
existing excavation and explosive regulations shall apply to all mining operations in these
areas.
The extension of Wilson Boulevard to the south with an ultimate connection to the vicinity
of Interstate 75, will serve to alleviate traffic congestion on Golden Gate Boulevard and
serve as an alternate evacuation route for Golden Gate Estates. Sufficient area for right-
of-way is available at the present time for the extension of this roadway. Additional right-
of-way area may be required outside of Sections 21 and 28.
Because of the proximity of Sections 21 and 28 and west quarters of Sections 22 and 27
to Golden Gate Estates, as well as other locations in the NBM Overlay Receiving Area,
they are at logical locations for the development of a Rural Village or Neighborhood Village
Center with a mix of uses which may include clustering of residential uses and civic and
institutional uses, including limited retail uses at an intersection to be established with
Wilson Boulevard.
(IX)(XIII) Planning Considerations
a. Density Bonuses
Once the maximum density of one (1) unit per acre is achieved outside of the NBM
Rural Village, through the combination of base density and density obtained with TDR
Credits, additional density may be achieved as follows:
1) Vegetation Retention. A density bonus of no more than 10% of the maximum
density per acre shall be allowed for the retention of at least 10% of the native
vegetation on site.
2) Wetlands Mitigation and Habitat Protection. A density bonus of no more than 10%
of the maximum density per acre shall be allowed as provided in Policy 6.2.5(6)b
of the CCME.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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b. North Belle Meade Rural Village
The standards for the Rural Village in the NBM Overlay Receiving Area shall be
generally the same as provided for in the Rural Fringe Mixed Use District. However,
because of the NBM Receiving Area’s location adjacent to Estates, the NBM NRPA,
and other Sending Lands, it does not have access to existing commercial uses, which
should be encouraged on NBM Receiving Lands. The following exceptions shall
apply:
1) The minimum gross density shall be 1.5 dwelling units per gross acre and a
maximum of 3 units per gross acre.
(XIV) 2) A minimum of 0.5 dwelling units per acre shall be acquired through TDR Credits
and TDR Bonus Credits.
3) Sidewalks shall be required on both sides of the streets in the NBM Rural Village.
4) Greenbelts shall not be required for any NBM Receiving Lands including any Rural
Village. However, any Greenbelt that is provided shall be included in the
calculation of open space for purposes of determining compliance with the 40%
Open Space requirement.
5) Schools should be located with the NBM Rural Village whenever possible in order
to minimize busing of students and to co-locate schools with public facilities and
civic structures such as parks, libraries, community centers, public squares,
greens, and civic areas.
6) Elementary schools shall be accessed by local streets, pedestrian and bicycle
facilities, and shall be allowed in and adjacent to the Rural Village Center, provided
such local streets provide adequate access as needed by the School Board.
(IX)(XIII) 4. SENDING AREAS
Within the NBM Overlay are ± 4,598 acres of land that are identified as Sending Areas for
the transfer of development rights that are located in the western, eastern and southern
portion of the study area. The Sending Areas consist of the NRPA lands and ±5 and ¾
sections west of the NRPA. The sending areas are locations where residential
development is discouraged.
Endangered and threatened species are located within the Sending Areas, including
colonies of Red Cockaded Woodpeckers. Therefore, the protection of endangered and
threatened species including the protection of habitat are primary planning considerations
in this area.
(IX)(XIII) Planning Considerations
a. TDRs
Strongly encourage the transfer of development rights from the NBM Sending Areas
to other locations within the Rural Fringe or NBM Overlay outside the boundary of the
NRPA, or to the Urban Area.
b. Habitat Protection
The Goals, Objectives and Policies of the Conservation and Coastal Management
Element for wildlife habitat protection shall apply to NBM Sending Lands.
c. Public Acquisition
The County should support the public acquisition of Sending Lands in the NBM
Overlay, particularly in locations where endangered or threatened species are located.
(XIV) = Plan Amendment by Ordinance No. 2005-25 on June 7, 2005
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(IX)(XIII)(XV)(XXIV)
5. NEUTRAL LANDS
Within the NBM Overlay there are ± 1,280 acres of land that are identified as Neutral
Areas. The Neutral Areas consist of two ½ sections located at the northeast corner of this
Overlay and Section 24 located in the northwest portion of this Overlay. The preservation
standards for Neutral Lands shall be those contained in CCME Policy 6.1.2 for Neutral
Lands, except as provided below for Section 24. The County has performed an RCW
study for Section 24 and the results of the study, in part, are the basis for the below
provisions applicable to Section 24.
(XXIV)(XLIV) 6. SECTION 24 NEUTRAL LANDS
The following provisions apply only to all lands within Section 24, Township 49 South,
Range 26 East, within the North Belle Meade Overlay, shown on the North Belle Meade
Overlay Section 24 Map, and are pursuant to the partial stipulated settlement agreement
between the Board of County Commissioners, Florida Department of Community Affairs,
Petitioners- in-Intervention and Respondents-in-Intervention, approved by the Board on
September 28, 2010.
a. All Properties Except Those Specified Below in Paragraphs b., c., d., e. and f. - Lots 1, 2,
5-12, 20, 21, 36-40 and southerly portion of Lot 31, all whether a whole Lot or a portion
thereof (uncolored and unlabelled, except for four Collier County Lots, on North Belle
Meade Overlay Section 24 Map)
1) Allowable Uses:
a) Agricultural uses consistent with Chapter 823.14(6), Florida Statutes (Florida Right
to Farm Act)
b) Detached single-family dwelling units at a maximum density of one dwelling unit
per 40 acres or one dwelling unit per lot or parcel of less than 40 acres, which
existed on or before June 22, 1999. For the purpose of this provision, a lot or
parcel which is deemed to have been in existence on or before June 22, 1999 is
1) a lot or parcel which is part of a subdivision recorded in the public records of
Collier County, Florida; or 2) a lot or parcel which has limited fixed boundaries,
described by metes and bounds or other specific legal description, the description
of which has been recorded in the public records of Collier County Florida on or
before June 22, 1999; or 3) a lot or parcel which has limited fixed boundaries, for
which an agreement for deed was executed prior to June 22, 1999.
c) Habitat preservation and conservation uses.
d) Passive parks and other passive recreational uses.
e) Sporting and Recreational camps, within which the lodging component shall not
exceed 1 unit per 5 gross acres.
f) Essential Services necessary to serve permitted uses identified in paragraph a.1)
a) through e), such as the following: private wells and septic tanks; utility lines,
sewer lift stations, and water pumping stations; and, interim, private water and
sewer facilities until such time as County central water and sewer service becomes
available.
g) Essential Services necessary to ensure public safety.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
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h) Oil and gas exploration. Where practicable, directional-drilling techniques and/or
previously cleared or disturbed areas shall be utilized to minimize impacts to native
habitats.
2) Allowable Conditional Uses:
a) The following uses are conditionally permitted subject to approval through a public
hearing process:
(1) Commercial uses accessory to permitted uses a.1) a), c) and d), such as retail
sales of produce accessory to farming, or a restaurant accessory to a park or
preserve, so long as restrictions or limitations are imposed to insure the
commercial use functions as an accessory, subordinate use.
(2) Oil and gas field development and production. Where practicable, directional-
drilling techniques and/or previously cleared or disturbed areas shall be utilized
to minimize impacts to native habitats.
a) In addition to the criteria set forth in the Land Development Code, Conditional Uses
shall be allowed subject to the following additional criteria:
(1) The applicant shall submit a plan for development that demonstrates that
wetlands, listed species and their habitat are adequately protected. This plan
shall be part of the required EIS as specified in Policy 6.1.7 of the Conservation
and Coastal Management Element.
(2) Conditions may be imposed, as deemed appropriate, to limit the size, location,
and access to the conditional use.
3) Native Vegetation and Preservation Requirements:
Ninety percent (90%) of the slash pine trees shall be preserved, and a greater amount
may be preserved at the discretion of the property owner, unless a Red-cockaded
Woodpecker Habitat Management Plan is prepared and it recommends a lesser
amount. Preservation requirements of Policy 6.1.2 of the Conservation and Coastal
Management Element shall not apply.
b. Hideout Property – Lots 13 and 27 (Striped Pattern and Labeled “Hideout” on North Belle
Meade Overlay Section 24 Map)
1) Allowable Uses: No development is allowed.
c. Hideout Property – Lots 28-30, 31-34 and Northerly Portion of Lot 30 Combined (Colored
Yellow and Labeled “Hideout” and “Yellow” on North Belle Meade Overlay Section 24 Map)
1) Allowable Uses:
a) Existing golf course development; OR, at the discretion of land owner, redevelop
with any of the below uses b) through n), subject to the requirements and
limitations of the RFMUD Neutral Lands designation;
b) Agricultural uses;
c) Dormitories, duplexes and other types of staff housing, as may be incidental to,
and in support of, conservation uses;
d) Staff housing as may be incidental to, and in support of, safety service facilities
and essential services;
(XXIV) = Plan Amendment by Ordinance No. 2010-49 on December 14, 2010
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e) Sporting and Recreational camps, within which the lodging component shall not
exceed 1 unit per 5 gross acres;
f) Essential services;
g) Zoo, aquarium, botanical garden, or other similar uses;
h) Public educational plants and ancillary plants;
i) Community facilities, such as places of worship, childcare facilities, cemeteries,
social and fraternal organizations;
j) Sports instructional schools and camps;
k) Earth mining, oil extraction and related processing;
l) Parks, open space, and recreational uses;
m) Private schools.
2) Native Vegetation and Preservation Requirements: As provided for in Policy 6.1.2b.
of the Conservation and Coastal Management Element, a minimum of 60% of the
native vegetation present, not to exceed 45% of the total site area, shall be preserved.
d. Hideout Property – Lots 22-24 Combined (Colored Green and Labeled “Hideout” and
“Green” on North Belle Meade Overlay Section 24 Map)
1) Allowable Uses:
a) Thirty-seven (37) clustered dwelling units, single family or multi-family (fewer
dwelling units may be developed at the discretion of land owner); OR, at the
discretion of land owner, develop with any of the below uses b) through d), subject
to the requirements and limitations of the RFMUD Neutral Lands designation;
b) One dwelling unit located on each of the three lots of record (total of three dwelling
units);
c) Essential services;
d) Parks, open space, and recreational uses.
2) clustering:
a) Only one clustered development is allowed, and a maximum of thirty-seven (37)
dwelling units are allowed in that cluster. This dwelling unit figure is based upon
the total Hideout ownership in Section 24 of approximately 187 acres.
b) The clustered development may be comprised of single family dwelling units, multi-
family dwelling units or a combination.
c) Lot size in clustered development shall not exceed an average of one acre,
exclusive of areas to be dedicated, conveyed or set aside for right-of-way
purposes. The lot size may be required to be less, depending upon the
recommendations of the Red-cockaded Woodpecker Habitat Management Plan
required in subparagraph d.5) below.
d) Any clustered residential development requires participation in a Red-cockaded
Woodpecker Habitat Management Plan and the requirements set forth in
subparagraph d.5) below.
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e) Clustered residential development shall be located in an area of the property
determined by the Red-cockaded Woodpecker Habitat Management Plan to be
most appropriate for development. For the location of the clustered development,
the Red-cockaded Woodpecker Habitat Management Plan shall consider areas
already developed and highly impacted in Section 24, as well as areas
contiguous to areas in the southeast part of Section 24 that are already
developed and highly impacted.
f) All other cluster provisions and requirements for RFMUD Neutral Lands - set out
in the Rural Fringe Comprehensive Plan Amendments adopted June 19, 2002, by
Ordinance number 2002-32, and incorporated into the comprehensive plan, and
subsequently adopted into the Collier County Land Development Code, Ordinance
No. 04-41, as amended - shall be applicable, except where in conflict with cluster
provisions within this subparagraph 2).
3) Native Vegetation and Preservation Requirements:
a) For clustered residential development, a minimum of eighty percent (80%) of the
native vegetation shall be preserved in a manner which is consistent with the
Conservation and Coastal Management Element, Policy 6.1.2e.-g., as that policy
exists on September 28, 2010. However, this 80% shall be calculated based upon
the acreage of these three lots combined with Lots 13 and 27 (approximately 81
acres total), yielding a required native vegetation preserve amount of
approximately 65 acres.
b) For clustered residential development, approximately 65 acres of native vegetation
shall be conveyed to Conservation Collier, a Home Owners Association, or other
like entity, for the purposes of conservation and preservation. The conveyance
shall be in the form of a conservation easement, or other instrument acceptable to
the entity.
(1) The entity in whose favor the conservation easement is granted shall be
obligated to implement and maintain the Red-cockaded Woodpecker Habitat
Management Plan that will be developed for this area in association with the
Safe Harbor Agreement required in subparagraph d.5) below.
(2) Such entity shall provide financial assurances to Collier County, in the form of
a bond, letter of credit, or equivalent, of its ability to implement and permanently
maintain this Red-cockaded Woodpecker Habitat Management Plan.
c) For non-residential development, ninety percent (90%) of the slash pine trees shall
be preserved, and a greater amount may be preserved at the discretion of the
property owner, unless the Red-cockaded Woodpecker Habitat Management Plan,
required in subparagraph d.5) below, recommends a lesser amount.
4) Non-residential Use Habitat Management Plan Requirement: For non-residential
development, Hideout shall participate in a Red-cockaded Woodpecker Habitat
Management Plan and the requirements outlined in subparagraph d.5) below, and
shall expend a sum of money to promptly implement the associated Red-cockaded
Woodpecker Habitat Management Plan. This amount shall be $30,000.00 plus five
(5) percent per year as an inflation adjustment. Once the Red-cockaded Woodpecker
Habitat Management Plan is implemented, Buckley shall fully fund the ongoing
maintenance costs.
(XXIV) = Plan Amendment by Ordinance No. 2010-49 on December 14, 2010
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5) Safe Harbor Agreement: Clustered residential development, and non-residential
development, is subject to the following requirements:
a) Hideout shall apply for and pursue a Safe Harbor Agreement with associated Red-
cockaded Woodpecker Habitat Management Plan with the U.S. Fish and Wildlife
Service for the approximately 81 acres of land they own in Section 24 that are
described in subparagraphs b. and d. above.
b) If approved, the Red-cockaded Woodpecker Habitat Management Plan shall
require such management techniques as the mechanical or manual thinning of
trees and understory, and the removal of combustible materials to levels which
would permit a “controlled burn” that would not destroy, but would maintain, the
presence of a sufficient amount of slash pine trees for Red-cockaded Woodpecker
foraging and cavity tree nests.
c) Hideout shall pay all legal and permitting fees related to their effort to obtain
approval of the Safe Harbor Agreement. Additionally, if successful in obtaining a
Safe Harbor Agreement, Hideout shall expend a sum of money to promptly
implement the associated Red-cockaded Woodpecker Habitat Management Plan.
This amount shall be $30,000.00 plus five (5) percent per year as an inflation
adjustment. Once the Red-cockaded Woodpecker Habitat Management Plan is
implemented, Hideout shall fully fund the ongoing maintenance costs.
d) The Safe Harbor Agreement and associated Red-cockaded Woodpecker Habitat
Management Plan must provide that Hideout can develop 37 residential dwelling
units in the areas colored green and labeled “Hideout” as set forth on the North
Belle Meade Overlay Section 24 Map. The Red-cockaded Woodpecker Habitat
Management Plan must also delineate the maximum area that may be cleared, in
accordance with the applicable provisions of the Growth Management Plan, within
the green areas labeled “Hideout” set forth on the North Belle Meade Overlay
Section 24 Map. The Safe Harbor Agreement must allow 20% of Hideout’s
approximately 81 acres (approximately 16 acres) to be cleared when development
occurs.
e) Once the Red-cockaded Woodpecker Habitat Management Plan is implemented,
the County shall defer to the federal and state agencies as to protection of other
state and federal listed species that may be present on the approximate 81 acres
of land owned by Hideout and colored green and labeled “Hideout” and striped and
labeled “Hideout” on the North Belle Meade Overlay Section 24 Map. Hideout shall
comply with all federal and state listed species criteria for development within the
areas that will be allowed to be cleared pursuant to the Safe Harbor Agreement.
f) The County shall not comment to any of the state and federal permitting agencies
during the permitting process for the Hideout parcels so long as the following takes
place:
(1) Residential development is clustered as provided herein; and
(2) The Safe Harbor Agreement with associated Red-cockaded Woodpecker
Habitat Management Plan is approved and being implemented; and
(3) The conservation easement or fee simple title is granted to the appropriate
entity for management of the Red-cockaded Woodpecker habitat, as required
in subparagraph 3)b) above; and
(XXIV) = Plan Amendment by Ordinance No. 2010-49 on December 14, 2010
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(4) Permit applications are consistent with all provisions herein for Hideout
property and all other provisions of the Collier County comprehensive plan,
except they are not subject to:
(a) The Conservation and Coastal Management Element, Objective 2.1 and
subsequent policies; Goal 6 and subsequent objectives and policies,
excluding (are subject to) policies 6.1.2e.-g., 6.1.4, 6.1.5, and 6.1.7; and,
Goal 7 and subsequent objectives and policies; and
(b) the Future Land Use Element, Rural Fringe Mixed Use District, Neutral
Lands, paragraph 2., Clustering, subparagraph d), minimum project size;
Paragraph 3. Allowable Uses, subparagraphs 3.a), d) through h), j) through
p), r) and s) [these excepted uses are prohibited]; paragraph 5. Density
Blending [this provision is not available for these parcels].
g) Should Hideout be unable to secure an acceptable Safe Harbor Agreement with
associated Red-cockaded Woodpecker Habitat Management Plan, or should the
cost of implementing the Red-cockaded Woodpecker Habitat Management Plan
exceed the sum of $30,000.00 plus the inflation factor set forth herein and no
additional funding can be obtained, then Hideout shall be deemed to have satisfied
their Safe Harbor Agreement and associated Red-cockaded Woodpecker
Management Plan obligations set forth herein with the contribution of $30,000.00
toward management of the Red-cockaded Woodpecker habitat. In such an event,
the remaining provisions and requirements relating to density, clustering,
preservation and any other applicable development standards set forth herein and
in the remainder of the Collier County GMP, except as excepted in subparagraph
5)f)(4) above, shall remain effective and applicable to the Hideout parcels in
Section 24.
e. Cowan Property – Lots 14-16, 25, 26 and 35 Combined (Colored Blue and Labeled
“Cowan” and “Blue” on North Belle Meade Overlay Section 24 Map)
1) Allowable Uses:
a) Nineteen (19) clustered dwelling units, single family or multi-family (fewer dwelling
units may be developed at the discretion of land owner); OR, at the discretion of
land owner, develop with any of the below uses b) through d), subject to the
requirements and limitations of the RFMUD Neutral Lands designation;
b) One dwelling unit located on each of the six lots of record (total of six dwelling
units);
c) Essential services;
d) Parks, open space, and recreational uses.
e) Access road on Lot 35 to serve development allowed in a) through d) above.
2) Clustering:
a) Up to two (2) clustered developments are allowed, and a maximum of nineteen
(19) total dwelling units are allowed in cluster development(s). This dwelling unit
figure is based upon the total Cowan ownership in Section 24 of approximately
97.7 acres.
b) Lot 35 may contain up to, but no more than, three (3) clustered dwelling units - in
addition to road access for all Cowan property development(s). A second
residential cluster outside of Lot 35 may contain the balance of the nineteen (19)
clustered dwelling units not built on Lot 35.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
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c) The clustered development may be comprised of single family dwelling units, multi-
family dwelling units or a combination.
d) The minimum gross acreage for clustering a single residential development shall
be sixty-four (64) acres, except as provided in subparagraph 2)b) above.
e) Lot size in clustered development shall not exceed an average of one acre,
exclusive of areas to be dedicated, conveyed or set aside for right-of-way
purposes. The lot size may be required to be less, depending upon the
recommendations of the Red-cockaded Woodpecker Habitat Management Plan
required in paragraph e.5) below.
f) Any clustered residential development requires participation in a Red-cockaded
Woodpecker Habitat Management Plan and the requirements set forth in
paragraph e.5) below.
g) Clustered residential development shall be located in an area(s) of the property
determined by the Red-cockaded Woodpecker Habitat Management Plan to be
most appropriate for development. For the location of the clustered development,
the Red-cockaded Woodpecker Habitat Management Plan shall consider areas
already developed and highly impacted in Section 24, as well as areas contiguous
to areas in the southeast part of Section 24 that are already developed and highly
impacted.
h) All other cluster provisions and requirements for RFMUD Neutral Lands - set out
in the Rural Fringe Comprehensive Plan Amendments adopted June 19, 2002, by
Ordinance number 2002-32, and incorporated into the comprehensive plan, and
subsequently adopted into the Collier County Land Development Code, Ordinance
No. 04-41, as amended - shall be applicable, except where in conflict with cluster
provisions within this subparagraph 2).
i) For clustered residential development, Cowan, or his assigns, shall participate in
a Red-cockaded Woodpecker Habitat Management Plan and the requirements
outlined in subparagraph e.5) below, and shall expend a sum of money to promptly
implement the Red-cockaded Woodpecker Habitat Management Plan for Cowan’s
parcels totaling 97.7 acres. This initial amount (“Initial Management Amount”) shall
be no greater than $30,000.00. Once the Red-cockaded Woodpecker Habitat
Management Plan is implemented, Cowan, or his assigns, shall fund the Initial
Management Amount plus five percent (5%) per year, which shall accrue annually,
as an inflation adjustment.
3) Native Vegetation and Preservation Requirements:
a) For clustered residential development, a minimum of eighty percent (80%) of the
native vegetation shall be preserved in a manner which is consistent with the
Conservation and Coastal Management Element, Policy 6.1.2e.-g., as that policy
exists on September 28, 2010. This 80% shall be calculated based upon the total
of 97.7 acres, yielding a required native vegetation preserve amount of
approximately 78 acres.
b) For clustered residential development, approximately 78 acres of native vegetation
shall be conveyed or granted by a conservation easement or deed (as determined
by Cowan or his assignee) to Conservation Collier, a Home Owners Association,
or other like entity, its successors and assigns, a non-exclusive easement, license,
and privilege to enter upon, maintain, preserve and conserve such property and
wildlife.
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Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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(1) The entity in whose favor the conservation easement is granted shall be
obligated to implement and maintain the Red-cockaded Woodpecker Habitat
Management Plan that will be developed for this area in association with the
Safe Harbor Agreement required in subparagraph e.5) below.
(2) Such entity shall provide financial assurances to Collier County, in the form of
a bond, letter of credit, or equivalent, of its ability to implement and permanently
maintain this Red-cockaded Woodpecker Habitat Management Plan.
c) For non-clustered residential development, ninety percent (90%) of the slash pine
trees shall be preserved, and a greater amount may be preserved at the discretion
of the property owner, unless a Red-cockaded Woodpecker Habitat Management
Plan is prepared and it recommends a lesser amount.
d) For non-residential development, ninety percent (90%) of the slash pine trees shall
be preserved, and a greater amount may be preserved at the discretion of the
property owner, unless the Red-cockaded Woodpecker Habitat Management Plan,
required in subparagraph e.5) below, recommends a lesser amount.
4) Non-residential Use Habitat Management Plan Requirement: For non-residential
development, Cowan shall participate in a Red-cockaded Woodpecker Habitat
Management Plan and the requirements outlined in subparagraph e.5) below, and
shall expend a sum of money to promptly implement the associated Red-cockaded
Woodpecker Habitat Management Plan. This amount shall be $30,000.00 plus five
(5) percent per year as an inflation adjustment. Once the Red-cockaded Woodpecker
Habitat Management Plan is implemented, Buckley shall fully fund the ongoing
maintenance costs.
5) Safe Harbor Agreement: Clustered residential development, and non-residential
development, is subject to the following requirements:
a) Cowan shall apply for and pursue a Safe Harbor Agreement with associated Red-
cockaded Woodpecker Habitat Management Plan with the U.S. Fish and Wildlife
Service for the approximately 97.7 acres of land they own in Section 24 that are
described in subparagraph e.
b) If approved, the Red-cockaded Woodpecker Habitat Management Plan shall
require such management techniques as the mechanical or manual thinning of
trees and understory, and the removal of combustible materials to levels which
would permit a “controlled burn” that would not destroy, but would maintain, the
presence of a sufficient amount of slash pine trees for Red-cockaded Woodpecker
foraging and cavity tree nests.
c) Cowan shall pay all legal and permitting fees related to their effort to obtain
approval of the Safe Harbor Agreement. Additionally, if successful in obtaining a
Safe Harbor Agreement, Cowan shall expend a sum of money to promptly
implement the associated Red-cockaded Woodpecker Habitat Management Plan.
This amount shall be $30,000.00 plus five (5) percent per year as an inflation
adjustment. Once the Red-cockaded Woodpecker Habitat Management Plan is
implemented, Cowan shall fully fund the ongoing maintenance costs.
d) The Safe Harbor Agreement and associated Red-cockaded Woodpecker Habitat
Management Plan must provide that Cowan can develop 19 residential dwelling
units in the areas colored blue and labeled “Cowan” as set forth on the North
(XXIV) = Plan Amendment by Ordinance No. 2010-49 on December 14, 2010
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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Belle Meade Overlay Section 24 Map. The Red-cockaded Woodpecker Habitat
Management Plan must also delineate the maximum area that may be cleared, in
accordance with the applicable provisions of the Growth Management Plan, within
the blue areas labeled “Cowan” set forth on the North Belle Meade Overlay Section
24 Map. The Safe Harbor Agreement must allow 20% of Cowan’s approximately
97.7 acres (approximately 19.54 acres) to be cleared when development occurs.
e) Once the Red-cockaded Woodpecker Habitat Management Plan is implemented,
the County shall defer to the federal and state agencies as to protection of other
state and federal listed species that may be present on the approximate 97.7 acres
of land owned by Cowan and colored blue and labeled “Cowan” on the
approximate 97.7 acres of land owned by Cowan and colored blue and labeled
“Cowan” on the North Belle Meade Overlay Section 24 Map. Cowan shall comply
with all federal and state listed species criteria for development within the areas
that will be allowed to be cleared pursuant to the Safe Harbor Agreement.
f) The County shall not comment to any of the state and federal permitting agencies
during the permitting process for the Cowan parcels so long as the following takes
place:
(1) Residential development is clustered as provided herein; and
(2) The Safe Harbor Agreement with associated Red-cockaded Woodpecker
Habitat Management Plan is approved and being implemented; and
(3) The conservation easement or fee simple title is granted to the appropriate
entity for management of the Red-cockaded Woodpecker habitat, as required
in paragraph 3)b) above; and
(4) Permit applications are consistent with all provisions herein for Hideout
property and all other provisions of the Collier County comprehensive plan,
except they are not subject to:
(a) The Conservation and Coastal Management Element, Objective 2.1 and
subsequent policies; Goal 6 and subsequent objectives and policies,
excluding (are subject to) policies 6.1.2e.-g., 6.1.4, 6.1.5, and 6.1.7; and,
Goal 7 and subsequent objectives and policies; and
(b) the Future Land Use Element, Rural Fringe Mixed Use District, Neutral
Lands, paragraph 2., Clustering, subparagraph d), minimum project size;
Paragraph 3. Allowable Uses, subparagraphs 3.a), d) through h), j) through
p), r) and s) [these excepted uses are prohibited]; paragraph 5. Density
Blending [this provision is not available for these parcels].
g) Should Cowan be unable to secure an acceptable Safe Harbor Agreement with
associated Red-cockaded Woodpecker Habitat Management Plan, or should the
cost of implementing the Red-cockaded Woodpecker Habitat Management Plan
exceed the sum of $30,000.00 plus the inflation factor set forth herein and no
additional funding can be obtained, then Cowan shall be deemed to have satisfied
their Safe Harbor Agreement and associated Red-cockaded Woodpecker
Management Plan obligations set forth herein with the contribution of
$30,000.00 toward management of the Red-cockaded Woodpecker
habitat. In such an event, the remaining provisions and requirements
(XXIV) = Plan Amendment by Ordinance No. 2010-49 on December 14, 2010
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
114
relating to density, clustering, preservation and any other applicable development
standards set forth herein and in the remainder of the Collier County GMP, except
as excepted in subparagraph 5)f)(4) above, shall remain effective and applicable
to the Cowan parcels in Section 24.
f. Buckley Property – Lots 3, 4 and 17-19 Combined (Labeled “Buckley” on North Belle
Meade Overlay Section 24 Map)
1) Allowable Uses:
a) Sixteen (16) clustered dwelling units, single family or multi-family (fewer dwelling
units may be developed at the discretion of land owner); OR, at the discretion of
land owner, develop with any of the below uses b) through q), subject to the
requirements and limitations of the RFMUD Neutral Lands designation;
b) One dwelling unit located on each of the six lots of record (total of six dwelling
units);
c) Agricultural uses;
d) Dormitories, duplexes and other types of staff housing, as may be incidental to,
and in support of, conservation uses;
e) Group housing uses subject to the following density/intensity limitations: Family
Care Facilities: 1 unit per 5 acres; Group Care Facilities and other Care Housing
Facilities: Maximum Floor Area Ratio (FAR) not to exceed 0.45;
f) Staff housing as may be incidental to, and in support of, safety service facilities
and essential services;
g) Farm labor housing limited to 10 acres in any single location: Single
family/duplex/mobile home: 11 dwelling units per acre; Multifamily/dormitory: 22
dwelling units/beds per acre;
h) Sporting and Recreational camps, within which the lodging component shall not
exceed 1 unit per 5 gross acres;
i) Essential services;
j) Golf courses or driving ranges, subject to the standards for these uses contained
in the Rural Fringe Mixed Use District Neutral Lands designation;
k) Zoo, aquarium, botanical garden, or other similar uses;
l) Public educational plants and ancillary plants;
m) Community facilities, such as places of worship, childcare facilities, cemeteries,
social and fraternal organizations;
n) Sports instructional schools and camps;
o) Oil extraction and related processing;
p) Parks, open space, and recreational uses;
q) Private schools.
(XXIV) = Plan Amendment by Ordinance No. 2010-49 on December 14, 2010
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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2) Clustering:
a) Only one clustered development is allowed, and a maximum of sixteen (16)
dwelling units are allowed in that cluster. This dwelling unit figure is based upon
the total Buckley ownership in Section 24 of approximately 81 acres.
b) The clustered development may be comprised of single family dwelling units, multi-
family dwelling units or a combination.
c) The minimum gross acreage for clustering a single residential development shall
be sixty-four (64) acres.
d) Lot size in clustered development shall not exceed an average of one acre,
exclusive of areas to be dedicated, conveyed or set aside for right-of-way
purposes. The lot size may be required to be less, depending upon the
recommendations of the Red-cockaded Woodpecker Habitat Management Plan
required in subparagraph f.6) below.
e) Any clustered residential development requires participation in a Red-cockaded
Woodpecker Habitat Management Plan and the requirements set forth in
subparagraph f.6) below.
f) Clustered residential development shall be located in an area of the property
determined by the Red-cockaded Woodpecker Habitat Management Plan to be
most appropriate for development. For the location of the clustered development,
the Red-cockaded Woodpecker Habitat Management Plan shall consider areas
already developed and highly impacted in Section 24, as well as areas contiguous
to areas in the southeast part of Section 24 that are already developed and highly
impacted.
g) All other cluster provisions and requirements for RFMUD Neutral Lands - set out
in the Rural Fringe Comprehensive Plan Amendments adopted June 19, 2002, by
Ordinance number 2002-32, and incorporated into the comprehensive plan, and
subsequently adopted into the Collier County Land Development Code, Ordinance
No. 04-41, as amended - shall be applicable, except where in conflict with cluster
provisions within this subparagraph 2).
h) For clustered residential development, Buckley shall participate in a Red-cockaded
Woodpecker Habitat Management Plan and the requirements outlined in
subparagraph f.6) below, and shall expend a sum of money to promptly implement
the Red-cockaded Woodpecker Habitat Management Plan for Buckley’s parcels
totaling 81 acres. This amount shall be $30,000.00 plus five percent (5%) per year
as an inflation adjustment. Once the Red-cockaded Woodpecker Habitat
Management Plan is implemented, Buckley shall fully fund the ongoing
maintenance costs.
3) Native Vegetation and Preservation Requirements:
a) For clustered residential development, a minimum of eighty percent (80%) of the
native vegetation shall be preserved in a manner which is consistent with the
Conservation and Coastal Management Element, Policy 6.1.2e.-g., as that policy
exists on September 28, 2010. This 80% shall be calculated based upon the total
of 81 acres, yielding a required native vegetation preserve amount of
approximately 65 acres.
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b) For clustered residential development, approximately 65 acres of native vegetation
shall be conveyed to Conservation Collier, a Home Owners Association, or other
like entity, for the purposes of conservation and preservation. The conveyance
shall be in the form of a conservation easement, or other instrument acceptable to
the entity.
(1) The entity in whose favor the conservation easement is granted shall be
obligated to implement and maintain the Red-cockaded Woodpecker Habitat
Management Plan that will be developed for this area in association with the
Safe Harbor Agreement as required in subparagraph f.6) below.
(2) Such entity shall provide financial assurances to Collier County, in the form of
a bond, letter of credit, or equivalent, of its ability to implement and permanently
maintain this Red-cockaded Woodpecker Habitat Management Plan.
c) For non-clustered residential development, ninety percent (90%) of the slash pine
trees shall be preserved, and a greater amount may be preserved at the discretion
of the property owner, unless a Red-cockaded Woodpecker Habitat Management
Plan is prepared and it recommends a lesser amount.
d) For non-residential development, native vegetation shall be preserved in a manner
which is consistent with the Habitat Management Plan required in subparagraph
f.6) below and with the Conservation and Coastal Management Element, Policy
6.1.2e.-g., as that policy exists on September 28, 2010.
4) Non-residential Use Location: Non-residential uses shall be located in an area of the
property determined by the best available data, including the Red-cockaded
Woodpecker Habitat Management Plan, to be most appropriate for non-residential
development.
5) Non-residential Use Habitat Management Plan Requirement: For non-residential
development, Buckley shall participate in a Red-cockaded Woodpecker Habitat
Management Plan and the requirements outlined in subparagraph f.6) below, and shall
expend a sum of money to promptly implement the associated Red-cockaded
Woodpecker Habitat Management Plan. This amount shall be $30,000.00 plus five
(5) percent per year as an inflation adjustment. Once the Red-cockaded Woodpecker
Habitat Management Plan is implemented, Buckley shall fully fund the ongoing
maintenance costs.
6) Safe Harbor Agreement: Clustered residential development, and non-residential
development, is subject to the following requirements:
a) Buckley shall apply for and pursue a Safe Harbor Agreement with associated Red-
cockaded Woodpecker Habitat Management Plan with the U.S. Fish and Wildlife
Service for the approximately 81 acres of land they own in Section 24 that are
described in subparagraph f. above.
b) If approved, the Red-cockaded Woodpecker Habitat Management Plan shall
require such management techniques as the mechanical or manual thinning of
trees and understory, and the removal of combustible materials to levels which
would permit a “controlled burn” that would not destroy, but would maintain, the
presence of a sufficient amount of slash pine trees for Red-cockaded Woodpecker
foraging and cavity tree nests.
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c) Buckley shall pay all legal and permitting fees related to their effort to obtain
approval of the Safe Harbor Agreement. Additionally, if successful in obtaining a
Safe Harbor Agreement, Buckley shall expend a sum of money to promptly
implement the associated Red-cockaded Woodpecker Habitat Management Plan.
This amount shall be $30,000.00 plus five (5) percent per year as an inflation
adjustment. Once the Red-cockaded Woodpecker Habitat Management Plan is
implemented, Buckley shall fully fund the ongoing maintenance costs.
d) The Safe Harbor Agreement and associated Red-cockaded Woodpecker Habitat
Management Plan must provide that Buckley can develop 16 residential dwelling
units in the areas uncolored and labeled “Buckley” as set forth on the North Belle
Meade Overlay Section 24 Map. The Red-cockaded Woodpecker Habitat
Management Plan must also delineate the maximum area that may be cleared, in
accordance with the applicable provisions of the Growth Management Plan, within
the areas uncolored and labeled “Buckley” set forth on the North Belle Meade
Overlay Section 24 Map. The Safe Harbor Agreement must allow 20% of
Buckley’s approximately 81 acres (approximately 16 acres) to be cleared when
development occurs.
e) Once the Red-cockaded Woodpecker Habitat Management Plan is implemented,
the County shall defer to the federal and state agencies as to protection of other
state and federal listed species that may be present on the approximate 81 acres
of land owned by Buckley and uncolored and labeled “Buckley” on the North Belle
Meade Overlay Section 24 Map. Buckley shall comply with all federal and state
listed species criteria for development within the areas that will be allowed to be
cleared pursuant to the Safe Harbor Agreement.
f) The County shall not comment to any of the state and federal permitting agencies
during the permitting process for the Buckley parcels so long as the following takes
place:
(1) Residential development is clustered as provided herein; and
(2) The Safe Harbor Agreement with associated Red-cockaded Woodpecker
Habitat Management Plan is approved and being implemented; and
(3) The conservation easement or fee simple title is granted to the appropriate
entity for management of the Red-cockaded Woodpecker habitat, as required
in subparagraph 3)b) above; and
(4) Permit applications are consistent with all provisions herein for Hideout
property and all other provisions of the Collier County comprehensive plan,
except they are not subject to:
(a) The Conservation and Coastal Management Element, Objective 2.1 and
subsequent policies; Goal 6 and subsequent objectives and policies,
excluding (are subject to) policies 6.1.2e.-g., 6.1.4, 6.1.5, and 6.1.7; and,
Goal 7 and subsequent objectives and policies; and
(b) the Future Land Use Element, Rural Fringe Mixed Use District, Neutral
Lands, paragraph 2., Clustering, subparagraph d), minimum project size;
Paragraph 3. Allowable Uses, subparagraphs 3.a), d) through h), j) through
p), r) and s) [these excepted uses are prohibited]; paragraph 5. Density
Blending [this provision is not available for these parcels].
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Should Buckley be unable to secure an acceptable Safe Harbor Agreement with
associated Red-cockaded Woodpecker Habitat Management Plan, or should the cost
of implementing the Red-cockaded Woodpecker Habitat Management Plan exceed
the sum of $30,000.00 plus the inflation factor set forth herein and no additional
funding can be obtained, then Buckley shall be deemed to have satisfied their Safe
Harbor Agreement and associated Red-cockaded Woodpecker Management Plan
obligations set forth herein with the contribution of $30,000.00 toward management of
the Red-cockaded Woodpecker habitat. In such an event, the remaining provisions
and requirements relating to density, clustering, preservation and any other applicable
development standards set forth herein and in the remainder of the Collier County
GMP, except as excepted in subparagraph 6)f)(4) above, shall remain effective and
applicable to the Buckley parcels in Section 24.
(IX)(XIII) C. Natural Resource Protection Area Overlay
The purpose of the Natural Resource Protection Area (NRPA) Overlay designation is to protect
endangered or potentially endangered species and to identify large connected intact and relatively
unfragmented habitats, which may be important for these listed species. NRPAs may include
major wetland systems and regional flow-ways. These lands generally should be the focus of any
federal, state, County or private acquisition efforts.
NRPAs are located in the following areas:
1. Clam Bay Conservation Area (within Pelican Bay Plan Unit Development);
2. CREW (Corkscrew Regional Ecosystem Watershed);
3. North Belle Meade;
4. Belle Meade;
5. South Golden Gate Estates;
NRPAs located in the Rural Fringe Mixed Use District are identified as Sending Lands. Private
property owners within these NRPAs may transfer residential development rights from these
important environmentally sensitive lands.
Natural Resource Protection Areas (NRPAs) shall have the following standards:
1. Vegetation Retention and Site Preservation - Calculated at the higher value of 90% of the
native vegetation present, or 90% of the total site area, or as may otherwise be permitted
under the Density Blending provisions of the FLUE. Applicable standards provided for in
CCME Policy 6.1.2 shall also apply;
2. Listed species protection shall be provided for as specified in CCME Policy 7.1.2;
3. Permitted and conditional uses for publicly owned lands within an NRPA Overlay shall be
those as set forth under the Conservation Designation.
(XIII) 4. For privately owned lands within a NRPA Overlay and designated Sending Lands,
permitted and conditional uses shall be those as set forth in the Rural Fringe Mixed Use
District for Sending Lands.
5. For privately owned lands within a NRPA Overlay and designated Estates, permitted and
conditional uses shall be those as set forth in the Estates Designation within the Golden
Gate Area Master Plan, in recognition of Florida’s private property rights laws. As these
privately owned Estates Designated lands are acquired for conservation purposes, the
Plan will be amended to change the Designation to Conservation.
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6. There are approximately 15 sections of privately owned land within a NRPA Overlay that
are not designated Sending and are not located within the Rural Fringe Mixed Use
District (where all Sending Lands are located). Eight (8) of these sections, known as the
“hole-in-the-doughnut,” are located within the South Golden Gate Estates NRPA and
surrounded by platted Estates lots, almost all of which have been acquired by the State
under the Florida Forever program as part of the Picayune Strand State Forest. The
remaining seven (7) sections are within an approved mitigation bank located north and
west of Corkscrew Swamp Sanctuary. Uses on these lands are limited to restoration
and mitigation and, at the completion of this restoration process, these lands will be
deeded to a land management entity for conservation purposes. As these privately
owned Agricultural/Rural Designated lands are acquired for conservation purposes, the
Plan will be amended to change the Designation to Conservation. Until such time, in
recognition of Florida’s private property rights laws, permitted and conditional uses for
these privately owned lands shall be those set forth in the Agricultural/Rural Mixed Use
District.
(VII)(XLIV)
D. Rural Lands Stewardship Area Overlay
Goal:
To address the long-term needs of residents and property owners within the Immokalee Area
Study boundary of the Collier County Rural and Agricultural Area Assessment by protecting
agricultural activities, preventing the premature conversion of agricultural land to non-agricultural
uses, directing incompatible uses away from wetlands and upland habitat, enabling the
conversion of rural land to other uses in appropriate locations, discouraging urban sprawl, and
encouraging development that implements creative land use planning techniques.
Objective:
Create an incentive based land use overlay system, herein referred to as the Collier County Rural
Lands Stewardship Area Overlay, based on the principles of rural land stewardship as defined in
Chapter 163.3177(11), F.S. The Policies that implement this Goal and Objective are set forth
below in groups relating to each aspect of the Goal. Group 1 policies describe the structure and
organization of the Collier County Rural Lands Stewardship Area Overlay. Group 2 policies relate
to agriculture, Group 3 policies relate to natural resource protection, and Group 4 policies relate
to conversion of land to other uses and economic diversification. Group 5 are regulatory policies
that ensure that land that is not voluntarily included in the Overlay by its owners shall nonetheless
meet the minimum requirements of the Final Order pertaining to natural resource protection.
(VII) Group 1 ‒ General purpose and structure of the Collier County Rural Lands Stewardship
Area Overlay
(VII) Policy 1.1:
To promote a dynamic balance of land uses in the Collier County Rural Lands Stewardship
Area (RLSA) that collectively contribute to a viable agricultural industry, protect natural
resources, and enhance economic prosperity and diversification, Collier County hereby
establishes the Rural Lands Stewardship Area Overlay (Overlay). The Overlay was created
through a collaborative community based planning process involving county residents, area
property owners, and representatives of community and governmental organizations under
the direction of a citizen oversight committee.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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(VII)(XXXVII) Policy 1.2:
The Overlay protects natural resources and retains viable agriculture by promoting compact
rural mixed-use development as an alternative to low-density single use development, and
provides a system of compensation to private property owners for the elimination of certain
land uses in order to protect natural resources and viable agriculture in exchange for
transferable credits that can be used to entitle such compact development. The strategies
herein are based in part on the principles of Florida’s Rural Lands Stewardship Act, Section
163.3248, Florida Statutes. The Overlay includes innovative and incentive based tools,
techniques and strategies that are not dependent on a regulatory approach, but will
complement existing local, regional, state and federal regulatory programs.
(VII) Policy 1.3:
This Overlay to the Future Land Use Map is depicted on the Stewardship Overlay Map
(Overlay Map) and applies to rural designated lands located within the Immokalee Area Study
boundary of the Collier County Rural and Agricultural Area Assessment referred to in the State
of Florida Administration Commission Final Order No. AC-99-002. The RLSA generally
includes rural lands in northeast Collier County lying north and east of Golden Gate Estates,
north of the Florida Panther National Wildlife Refuge and Big Cypress National Preserve,
south of the Lee County Line, and south and west of the Hendry County Line, and includes a
total of approximately 195,846 acres, of which approximately 182,334 acres is privately
owned. The Overlay Map is an adopted overlay to the Future Land Use Map (FLUM).
(VII) Policy 1.4:
Except as provided in Group 5 Policies, there shall be no change to the underlying density
and intensity of permitted uses of land within the RLSA, as set forth in the Baseline Standards,
as defined in Policy 1.5, unless and until a property owner elects to utilize the provisions of
the Stewardship Credit System. It is the intent of the Overlay that a property owner will be
compensated for the voluntary stewardship and protection of important agricultural and
natural resources. Compensation to the property owner shall occur through one of the
following mechanisms: creation and transfer of Stewardship Credits, acquisition of
conservation easements, acquisition of less than fee interest in the land, or through other
acquisition of land or interest in land through a willing seller program.
(VII)(X) Policy 1.5:
As referred to in these Overlay policies, Baseline Standards are the permitted uses, density,
intensity and other land development regulations assigned to land in the RLSA by the GMP,
Collier County Land Development Regulations and Collier County Zoning Regulations in effect
prior to the adoption of Interim Amendments and Interim Development Provisions referenced
in Final Order AC-99-002. The Baseline Standards will remain in effect for all land not subject
to the transfer or receipt of Stewardship Credits, except as provided for in Group 5 Policies.
No part of the Stewardship Credit System shall be imposed upon a property owner without
that owners consent.
(VII)(XLIV) Policy 1.6:
Stewardship Credits (Credits) are created from any lands within the RLSA that are to be kept
in permanent agriculture, open space or conservation uses. These lands will be identified as
Stewardship Sending Areas or SSAs. All privately owned lands within the RLSA are a
candidate for designation as a SSA. Land becomes designated as a SSA upon petition by
the property owner seeking such designation and the adoption of a resolution by the Collier
County Board of County Commissioners (BCC), which acknowledges the property owner’s
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request for such designation and assigns Stewardship Credits or other compensation to the
owner for such designation. Collier County will update the Overlay Map to delineate the
boundaries of each approved SSA. Designation as an SSA shall be administrative and shall
not require an amendment to the Growth Management Plan, but shall be retroactively
incorporated into the adopted Overlay Map during the EAR based amendment process when
it periodically occurs, or sooner at the discretion of the Board of County Commissioners. A
Stewardship Agreement shall be developed that identifies those allowable residential
densities and other land uses which remain. Once land is designated as a SSA and Credits
or other compensation is granted to the owner, no increase in density or additional uses
unspecified in the Stewardship Agreement shall be allowed on such property.
(VII) Policy 1.7:
The range of Stewardship Credit Values is hereby established using the specific methodology
set forth on the Stewardship Credit Worksheet (Worksheet), incorporated herein as
Attachment A. This methodology and related procedures for SSA designation will also be
adopted as part of the Stewardship Overlay District in the Collier County Land Development
Code (LDC). Such procedures shall include but no be limited to the following: (1) All Credit
transfers shall be recorded with the Collier County Clerk of Courts; (2) a covenant or perpetual
restrictive easement shall also be recorded for each SSA, shall run with the land and shall be
in favor of Collier County, Department of Environmental Protection, Department of Agriculture
and Consumer Services, South Florida Water Management District, or a recognized statewide
land trust; and (3) for each SSA, the Stewardship Agreement will identify the specific land
management measures that will be undertaken and the party responsible for such measures.
(VII) Policy 1.8:
The natural resource value of land within the RLSA is measured by the Stewardship Natural
Resource Index (Index) set forth on the Worksheet. The Index established the relative natural
resource value by objectively measuring six different characteristics of land and assigning an
index factor based on each characteristic. The sum of these six factors is the index value for
the land. Both the characteristics used and the factors assigned thereto were established
after review and analysis of detailed information about the natural resource attributes of land
within the RLSA so that development could be directed away from important natural
resources. The six characteristics measured are: Stewardship Overlay Designation, Sending
Area Proximity, Listed Species Habitat, Soils/Surface Water, Restoration Potential, and Land
Use/Land Cover.
(VII) Policy 1.9:
A Natural Resource Index Map Series (Index Map Series) indicates the Natural Resource
Stewardship Index value for all land within the RLSA. Credits from any lands designated as
SSAs, will be based upon the Natural Resource Index values in effect at the time of
designation. Any change in the Characteristics of land due to alteration of the land prior to
the establishment of a SSA that either increases or decreases any Index Factor will result in
an adjustment of the factor values and a corresponding adjustment in the credit value. The
Index and the Index Map Series are adopted as a part of the RLSA Overlay.
(VII) Policy 1.10:
In SSAs, the greater the number of uses eliminated from the property, and the higher the
natural resource value of the land, the higher the priority for protection, the greater the level
of Credits that are generated from such lands, and therefore the greater the incentive to
participate in the Stewardship Credit System and protect the natural resources of the land.
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
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(VII) Policy 1.11:
The Land Use Matrix, Attachment B, lists uses and activities allowed under the A, Rural
Agricultural Zoning District within the Overlay. These uses are grouped together in one of
eight separate layers in the Matrix. Each layer is discrete and shall be removed sequentially
and cumulatively in the order presented in the Matrix, starting with the residential layer (layer
one) and ending with the conservation layer (layer eight). If a layer is removed, all uses and
activities in that layer are eliminated and are no longer available. Each layer is assigned a
percentage of a base credit in the Worksheet. The assigned percentage for each layer to be
removed is added together and then multiplied by the Index value on a per acre basis to arrive
at a total Stewardship Credit Value of the land being designated as a SSA.
(VII) Policy 1.12:
Credits can be transferred only to lands within the RLSA that meet the defined suitability
criteria and standards set forth in Group 4 Policies. Such lands shall be known as Stewardship
Receiving Areas or SRAs.
(VII) Policy 1.13:
The procedures for the establishment and transfer of Credits and SRA designation are set
forth herein and will also be adopted as a part of a Stewardship District in the LDC (District)
LDRs creating the District will be adopted within one (1) year from the effective date of this
Plan amendment.
(VII) Policy 1.14:
Stewardship Credits will be exchanged for additional residential or non-residential
entitlements in a SRA on a per acre basis, as described in Policy 4.18. Stewardship density
and intensity will thereafter differ from the Baseline Standards. The assignment or use of
Stewardship Credits shall not require a GMP Amendment.
(VII)(XV) Policy 1.15:
Land becomes designated as an SRA upon the adoption of a resolution by the Collier County
Board of County Commissioners (BCC) approving the petition by the property owner seeking
such designation. Any change in the residential density or non-residential intensity of land
use on a parcel of land located within a SRA shall be specified in the resolution reflecting the
total number of transferable Credits assigned to the parcel of land. Density and intensity
within the RLSA or within an SRA shall not be increased beyond the Baseline Standards
except through the provisions of the Stewardship Credit System, the Affordable-workforce
Housing Density Bonus as referenced in the Density Rating System of the FLUE, and the
density and intensity blending provision of the Immokalee Area Master Plan.
(VII)(XXX) Policy 1.16:
Stewardship Receiving Areas will accommodate uses that utilize creative land use planning
techniques and Credits shall be used to facilitate the implementation of innovative and flexible
development strategies described in Section 163.3168(2), Florida Statutes.
(VII) Policy 1.17:
Stewardship Credits may be transferred between different parcels or within a single parcel,
subject to compliance with all applicable provisions of these policies. Residential clustering
shall only occur within the RLSA through the use of the Stewardship Credit System, and other
forms of residential clustering shall not be permitted.
(XXX) = Plan Amendment by Ordinance No. 2013-14 on January 8, 2013
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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(VII) Policy 1.18:
A blend of Local, State, Federal and private revenues, such as but not limited to Florida
Forever, Federal and State conservation and stewardship programs, foundation grants,
private conservation organizations, local option taxes, general county revenues, and other
monies can augment the Stewardship program through the acquisition of conservation
easements, Credits, or land that is identified as the highest priority for natural resource
protection, including, but is not limited to, areas identified on the Overlay Map as Flow way
Stewardship Areas (FSAs), Habitat Stewardship Areas (HSAs), Water Retention Areas
(WRAs) and land within the Big Cypress Area of Critical State Concern (ACSC).
(VII) Policy 1.19:
All local land or easement acquisition programs that are intended to work within the RLSA
Overlay shall be based upon a willing participant/seller approach. It is not the intent of Collier
County to use eminent domain acquisition within this system.
(VII) Policy 1.20:
The County may elect to acquire Credits through a publicly funded program, using sources
identified in Policy 1.18. Should the County pursue this option, it shall establish a Stewardship
Credit Trust to receive and hold Credits until such time as they are sold, transferred or
otherwise used to implement uses within Stewardship Receiving Areas.
(VII) Policy 1.21:
The incentive based Stewardship Credit system relies on the projected demand for Credits
As the primary basis for permanent protection of flowways, habitats and water retention areas.
The County recognizes that there may be a lack of significant demand for Credits in the early
years of implementation, and also recognizes that a public benefit would be realized by the
early designation of SSAs. To address this issue and to promote the protection of natural
resources, the implementation of the Overlay will include an early entry bonus to encourage
the voluntary establishment of SSAs within the RLSA. The bonus shall be in the form of an
additional one Stewardship Credit per acre of land designated as a HSA located outside of
the ACSC and one-half Stewardship Credit per acre of land designated as HSA located inside
the ACSC. The early entry bonus shall be available for five years from the effective date of
the adoption of the Stewardship Credit System in the LDC. The early designation of SSAs,
and resulting protection of flowways, habitats, and Water retention areas does not require the
establishment of SRAs or otherwise require the early use of Credits, and Credits generated
under the early entry bonus may be used after the termination of the bonus period. The
maximum number of Credits that can be generated under the bonus is 27,000 Credits, and
such Credits shall not be transferred into or used within the ACSC.
(VII)(XLIV) Policy 1.22:
The RLSA Overlay was designed to be a long-term strategic plan with a planning horizon Year
of 2025. Many of the tools, techniques and strategies of the Overlay are new, Innovative,
incentive based, and have yet to be tested in actual implementation. A Comprehensive review
of the Overlay shall be prepared for and reviewed by Collier County and the State land
planning agency (presently, the Department of Economic Opportunity) upon the five-year
anniversary of the adoption of the Stewardship District in the LDC. The purpose of the review
shall be to assess the participation in and effectiveness of the Overlay implementation in
meeting the Goal, Objective and Policies set forth herein. The specific measures of review
shall be as follows:
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1. The amount and location of land designated as FSAs, HSAs, WRAs and other SSAs.
2. The amount and location of land designated as SRAs.
3. The number of Stewardship Credits generated, assigned or held for future use.
4. A comparison of the amount, location and type of Agriculture that existed at the time
of a Study and time of review.
5. The amount, location and type of land converted to non-agricultural use with and
without participation in the Stewardship Credit System since its adoption.
6. The extent and use of funding provided by Collier County and other sources Local,
State, Federal and private revenues described in Policy 1.18.
7. The amount, location and type of restoration through participation in the Stewardship
Credit System since its adoption.
8. The potential for use of Credits in urban areas.
(VII) Group 2 – Policies to protect agricultural lands from premature conversion to other uses
and continue the viability of agricultural production through the Collier County Rural
Lands Stewardship Area Overlay.
(VII) Policy 2.1:
Agriculture lands will be protected from premature conversion to other uses by creating
incentives that encourage the voluntary elimination of the property owner’s right to convert
agriculture land to non-agricultural uses in exchange for compensation as described in Policy
1.4 and by the establishment of SRAs as the form of compact rural development in the RLSA
Overlay. Analysis has shown that SRAs will allow the projected population of the RLSA in the
Horizon year of 2025 to be accommodated on approximately 10% of the acreage otherwise
required if such compact rural development were not allowed due to the flexibility afforded to
such development. The combination of stewardship incentives and land efficient compact
rural development will minimize two of the primary market factors that cause premature
conversion of agriculture.
(VII) Policy 2.2:
Agriculture lands protected through the use of Stewardship Credits shall be designated as
Stewardship Sending Areas (SSAs) as described in Policy 1.6. The protection measures for
SSAs are set forth in Policies 1.6, 1.7 and 1.17.
(VII) Policy 2.3:
Within one (1) year from the effective date of these amendments, Collier County will establish
an Agriculture Advisory Council comprised of not less than five nor more than nine appointed
representatives of the agriculture industry, to advise the BCC on matters relating to
Agriculture. The Agriculture Advisory Council (AAC) will work to identify opportunities and
prepare strategies to enhance and promote the continuance, expansion and diversification of
agriculture in Collier County. The AAC will also identify barriers to the continuance, expansion
and diversification of the agricultural industry and will prepare recommendations to eliminate
or minimize such barriers in Collier County. The AAC will also assess whether exceptions
from standards for business uses related to agriculture should be allowed under an
administrative permit process and make recommendations to the BCC.
(VII) = Plan Amendment by Ordinance No. 2002-54 on October 22, 2002
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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(VII) Policy 2.4:
The BCC will consider the recommendations of the AAC and facilitate the implementation of
strategies and recommendations identified by the ACC that are determined to be appropriate.
The BCC may adopt amendments to the LDC that implement policies that support agriculture
activities.
(VII) Policy 2.5:
Agriculture is an important aspect of Collier County’s quality of life and economic well-being.
Agricultural activities shall be protected from duplicative regulation as provided by the Florida
Right-to-Farm Act.
(VII) Policy 2.6:
Notwithstanding the special provisions of Policies 3.9 and 3.10, nothing herein or in the
implementing LDRs, shall restrict lawful agricultural activities on lands within the RLSA that
have not been placed into the Stewardship program.
(VII) Group 3 – Policies to protect water quality and quantity and maintain the natural water
regime, as well as listed animal and plant species and their habitats by directing
incompatible uses away from wetlands and upland habitat through the establishment of
Flow way Stewardship Areas, Habitat Stewardship Areas, and Water Retention Areas,
where lands are voluntarily included in the Rural Lands Stewardship Area program.
(VII)(X) Policy 3.1:
Protection of water quality and quantity, and the maintenance of the natural water regime shall
occur through the establishment of Flowway Stewardship Areas (FSAs), as SSAs within the
RLSA Overlay. FSAs are delineated on the Overlay Map and contain approximately 31,100
acres. FSAs are primarily privately owned wetlands that are located within the Camp Keais
Strand and Okaloacoochee Slough. These lands form the primary wetland flowway systems
in the RLSA. The Overlay provides an incentive to permanently protect FSAs by the creation
and transfer of Credits, elimination of incompatible uses, and establishment of protection
measures described in Group 1 Policies. Not all lands within the delineated FSAs are
comparable in terms of their natural resource value; therefore the index shall be used to
differentiate higher value from lower value lands for the purpose of Overlay implementation.
Analysis of the Index Map Series shows that FSA lands score within a range of 0.7 to 2.4;
approximately 96% score greater than 1.2 while 4% score 1.2 or less. The average Index
score of FSA land is 1.8.
(VII) Policy 3.2:
Listed animal and plant species and their habitats shall be protected through the
establishment of Habitat Stewardship Areas (HSAs), as SSAs within the RLSA Overlay. HSAs
are delineated on the Overlay Map and contain approximately 40,000 acres. HSAs are
privately owned agricultural areas, which include both areas with natural characteristics that
make them suitable habitat for listed species and areas without these characteristics. These
latter areas are included because they are located contiguous to habitat to help form a
continuum of landscape that can augment habitat values. The Overlay provides an incentive
to permanently protect HSAs by the creation and transfer of Credits, resulting in the
elimination of incompatible uses and the establishment of protection measures described in
Group 1 Policies. Not all lands within the delineated HSAs are comparable in terms of their
habitat value; therefore the index shall be used to differentiate higher value
(X) = Plan Amendment by Ordinance No. 2003-43 on September 9, 2003
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from lower value lands for the purpose of Overlay implementation. Analysis of the Index Map
Series shows that HAS lands score within a range of 0.6 to 2.2. There are approximately
13,800 acres of cleared agricultural fields located in HSAs. The average Index score of HAS
designated lands is 1.3, however, the average index score of the naturally vegetated areas
within HSAs is 1.5.
(VII) Policy 3.3:
Further protection for surface water quality and quantity shall be through the establishment of
Water Retention Areas (WRAs), as SSAs within the RLSA Overlay. WRAs are delineated on
the Overlay Map and contain approximately 18,200 acres. WRAs are privately owned lands
that have been permitted by the South Florida Water Management District to function as
agricultural water retention areas. In many instances, these WRAs consist of native wetland
or upland vegetation; in other cases they are excavated water bodies or may contain exotic
vegetation. The Overlay provides an incentive to permanently protect WRAs by the creation
and transfer of Credits, elimination of incompatible uses, and establishment of protection
measures described in Group 1 Policies. Not all lands within the delineated WRAs are
comparable in terms of their natural resource value; therefore the index shall be used to
differentiate higher value from lower value lands for the purpose of Overlay implementation.
Analysis of the Index Map Series shows that WRA lands score within a range of 0.6 to 2.4;
approximately 74% score greater than 1.2 while 26% score 1.2 or less. The average Index
score of WRA land is 1.5.
(VII) Policy 3.4:
Public and private conservation areas exist in the RLSA and serve to protect natural
resources. Corkscrew Marsh and Okaloacoochee Slough State Forest include approximately
13, 500 acres. Analysis shows that they score within an Index range of 0.0 to 2.2; with an
average Index score of 1.5. Because these existing public areas, and any private
conservation areas, are already protected, they are not delineated as SSAs and are not
eligible to generate Credits, but do serve an important role in meeting the Goal of the RLSA.
(VII) Policy 3.5:
Residential uses, General Conditional uses, Earth Mining and Processing Uses, and
Recreational Uses (layers 1-4) as listed in the Matrix shall be eliminated in FSAs in exchange
for compensation to the property owner as described in Policy 3.8. Conditional use essential
services and governmental essential services, other than those necessary to serve permitted
uses or for public safety, shall only be allowed in FSAs with a Natural Resource Stewardship
Index value of 1.2 or less. Where practicable, directional-drilling techniques and/or previously
cleared or disturbed areas shall be utilized for oil and gas extraction in FSAs in order to
minimize impacts to native habitats. Other layers may also be eliminated at the election of
the property owner in exchange for compensation. The elimination of the Earth Mining layer
shall not preclude the excavation of lakes or other water bodies if such use is an integral part
of a restoration or mitigation program within a FSA.
(VII) Policy 3.6:
Residential Land Uses listed in the Matrix shall be eliminated in Habitat Stewardship Sending
Areas in exchange for compensation to the property owner as described in Policy 3.8. Other
layers may also be eliminated at the election of the property owner in exchange for
compensation.
(VII) = Plan Amendment by Ordinance No. 2002-54 on October 22, 2002
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(VII) Policy 3.7:
General Conditional Uses, Earth Mining and Processing Uses, and Recreational Uses shall
be allowed only on HSA lands with a Natural Resource Stewardship Index value of 1.2 or less.
Conditional use essential services and governmental essential services, other than those
necessary to serve permitted uses or for public safety, shall only be allowed in HSAs with a
Natural Resource Stewardship Index value of 1.2 or less. Asphaltic and concrete batch
making plants are prohibited in all HSAs. Where practicable, directional-drilling techniques
and/or previously cleared or disturbed areas shall be utilized for oil and gas Extraction in HSAs
in order to minimize impacts to native habitats. In addition to the requirements imposed in the
LDC for approval of a Conditional Use, such uses will only be approved upon submittal of an
EIS which demonstrates that clearing of native vegetation has been minimized, the use will
not significantly and adversely impact listed species and their habitats and the use will not
significantly and adversely impact aquifers. As an alternative to the foregoing, the applicant
may demonstrate that such use is an integral part of an approved restoration or mitigation
program. Golf Course design, construction, and operation in any HSA shall comply with the
best management practices of Audubon International’s Gold Program and the Florida
Department of Environmental Protection. Compliance with the following standards shall be
considered by Collier County as meeting the requirement for minimization of impact:
• Clearing of native vegetation shall not exceed 15% of the native vegetation on the
parcel.
• Areas previously cleared shall be used preferentially to native vegetated areas.
• Buffering to Conservation Land shall comply with Policy 4.13.
(VII) Policy 3.8:
Compensation to the property owner may occur through one or more of the following
mechanisms: creation and transfer of Stewardship Credits, acquisition of conservation
easements, acquisition of less than fee interest in the land, or through other acquisition of land
or interest in land through a willing seller program.
(VII)(XIII) Policy 3.9:
1. Agriculture will continue to be a permitted use and its supporting activities will continue
to be permitted as conditional uses within FSAs and HSAs, pursuant to the Agriculture
Group classifications described in the Matrix. The Ag 1 group includes row crops,
citrus, specialty farms, horticulture, plant nurseries, improved pastures for grazing and
ranching, aquaculture and similar activities, including related agricultural support uses.
In existing Ag 1 areas within FSAs and HSAs, all such activities are permitted to
continue, and may convert from one type of Agriculture to another and expand to the
limits allowed by applicable permits. Once the Stewardship Credit System is utilized
and an owner receives compensation as previously described, no further expansion
of Ag 1 will be allowed in FSAs and HSAs beyond existing or permitted limits within
property subject to a credit transfer, except for incidental clearing as set forth in
Paragraph 2 below.
2. In order to encourage viable Ag 1 activities, and to accommodate the ability to convert
from one Ag 1 use to another, incidental clearing is allowed to join existing Ag 1 areas,
square up existing farm fields, or provide access to or from other Ag 1 areas, provided
that the Ag 1 Land Use Layer has been retained on the areas to be incidentally cleared,
(XIII) = Plan Amendment by Ordinance No. 2004-71 on October 26, 2004
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and the Natural Resource Index Value score has been adjusted to reflect the proposed
change in land cover. Incidental clearing is defined as clearing that meets the above
criteria and is limited to 1% of the area of the SSA. In the event said incidental clearing
impacts lands having a Natural Resource Index Value in excess of 1.2, appropriate
mitigation shall be provided.
(VII) Policy 3.10:
Ag 2 includes unimproved pastures for grazing and ranching , forestry and similar activities,
including related agricultural support uses. In existing Ag 2 areas within FSAs and HSAs,
such activities are permitted to continue, and may convert from one type of Agriculture to
another and expand to the limits allowed by applicable permits. Once the Stewardship Credit
System is utilized and an owner receives compensation as previously described, no further
expansion of Ag 2 or conversion of Ag 2 to Ag 1 will be allowed in FSAs or HSAs beyond
existing or permitted limits within property subject to a credit transfer.
(VII)(XLIV) Policy 3.11:
In certain locations there may be the opportunity for flow-way or habitat restoration. Examples
include, but are not limited to, locations where flow-ways have been constricted or otherwise
impeded by past activities, or where additional land is needed to enhance wildlife corridors.
Priority shall be given to restoration within the Camp Keais Strand FSA or contiguous HSAs .
Should a property owner be willing to dedicate land for restoration activities within the Camp
Keais Strand FSA or contiguous HSAs, four additional Stewardship Credits shall be assigned
for each acre of land so dedicated. An additional two Stewardship credits shall be assigned
for each acre of land dedicated for restoration activities within other FSAs and HSAs. The
actual implementation of restoration improvements is not required for the owner to receive
such credits and the costs of restoration shall be borne by the governmental agency or private
entity undertaking the restoration. Should an owner also complete restoration improvements,
this shall be rewarded with four additional Credits for each acre of restor ed land upon
demonstration that the restoration met applicable success criteria as determined by the permit
agency authorizing said restoration. This Policy does not preclude other forms of
compensation for restoration which may be addressed through public-private partnership
agreement such as a developer contribution agreement or stewardship agreement between
the parties involved. The specific process for assignment of additional restoration credits shall
be included in the Stewardship District of the LDC.
(VII) Policy 3.12:
Based on the data and analysis of the Study, FSAs, HSAs, WRAs, and existing public/private
conservation land include the land appropriate and necessary to accomplish the Goal
pertaining to natural resource protection. To further direct other uses away from and to provide
additional incentive for the protection, enhancement and restoration of the Okaloacoochee
Slough and Camp Keais Strand, all land within 500 feet of the delineated FSAs that comprise
the Slough or Strand that is not otherwise included in a HSA or WRA shall receive the same
natural index score (0.6) that a HSA receives if such property is designated as a SSA and
retains only agricultural, recreational and/or conservation layers within the matrix.
(VII) Policy 3.13:
Water Retention Areas (WRAs) as generally depicted on the Overlay Map have been
permitted for this purpose and will continue to function for surface water retention, detention,
treatment and/or conveyance, in accordance with the South Florida Water Management
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
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District (SFWMD) permits applicable to each WRA. WRAs can also be permitted to provide
such functions for new uses of land allowed within the Overlay. WRAs may be incorporated
into a SRA master plan to provide water management functions for properties within such
SRA, but are not required to be designated as a SRA in such instances. WRA boundaries are
understood to be approximate and are subject to refinement in accordance with SFWMD
permitting.
(VII) Policy 3.14:
During permitting to serve new uses, additions and modifications to WRAs may be required
or desired, including but not limited to changes to control elevations, discharge rates, storm
water pre-treatment, grading, excavation or fill. Such additions and modifications shall be
allowed subject to review and approval by the SFWMD in accordance with best management
practices. Such additions and modifications to WRAs shall be designed to ensure that there
is no net loss of habitat function within the WRAs unless there is compensating mitigation or
restoration in other areas of the Overlay that will provide comparable habitat function.
Compensating mitigation or restoration for an impact to a WRA contiguous to the Camp Keais
Strand or Okaloacoochee Slough shall be provided within or contiguous to that Strand or
Slough.
(VII) Group 4 ‒ Policies to enable conversion of rural lands to other uses in appropriate
locations, while discouraging urban sprawl, and encouraging development that utilizes
creative land use planning techniques by the establishment of Stewardship Receiving
Areas.
(VII) Policy 4.1:
Collier County will encourage and facilitate uses that enable economic prosperity and
diversification of the economic base of the RLSA. Collier County will also encourage
development that utilizes creative land use planning techniques and facilitates a compact form
of development to accommodate population growth by the establishment of Stewardship
Receiving Areas (SRAs). Incentives to encourage and support the diversification and vitality
of the rural economy such as flexible development regulations, expedited permitting review,
and targeted capital improvements shall be incorporated into the LDC Stewardship District.
(VII)(XXXVII) Policy 4.2:
All privately owned lands within the RLSA which meet the criteria set forth herein are eligible
for designation as a SRA, except land delineated as a FSA, HSA, WRA or land that has been
designated as a Stewardship Sending Area. Land proposed for SRA designation shall meet
the suitability criteria and other standards described in Group 4 Policies. Due to the long-term
vision of the RLSA Overlay, extending to a horizon year of 2025, and in accordance with the
guidelines established in Section 163.3168(2), Florida Statutes, the specific location, size and
composition of each SRA cannot and need not be predetermined in the GMP. In the RLSA
Overlay, lands that are eligible to be designated as SRAs generally have similar physical
attributes as they consist predominately of agriculture lands which have been cleared or
otherwise altered for this purpose. Lands shown on the Overlay Map as eligible for SRA
designation include approximately 74,500 acres outside of the ACSC and 18,300 acres within
the ACSC. Approximately 2% of these lands achieve an Index score greater than 1.2.
Because the Overlay requires SRAs to be compact, mixed-use and self sufficient in the
provision of services, facilities and infrastructure, traditional locational standards normally
(XXXVII) = Plan Amendment by Ordinance No. 2015-08 on January 27, 2015
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applied to determine development suitability are not relevant or applicable to SRAs. Therefore
the process for designating a SRA follows the principles of the Rural Lands Stewardship Act
as further described herein.
(VII)(XLIV) Policy 4.3:
Land becomes designated as a SRA upon petition by a property owner to Collier County
seeking such designation and the adoption of a resolution by the BCC granting the
designation. The petition shall include a SRA master plan as described in Policy 4.5. The
basis for approval shall be a finding of consistency with the policies of the Overlay, including
required suitability criteria set forth herein, compliance with the LDC Stewardship District, and
assurance that the applicant has acquired or will acquire sufficient Stewardship Credits to
implement the SRA uses. The County has adopted LDC amendments to establish the
procedures and submittal requirements for designation as a SRA, providing for consideration
of impacts, including environmental and public infrastructure impacts, and for public notice of
and the opportunity for public participation in any consideration by the BCC of such a
designation.
(VII)(XLIV) Policy 4.4:
Collier County will update the Overlay Map to delineate the boundaries of each approved
SRA. Such updates shall be incorporated into the adopted Overlay Map during the EAR
based amendment process when it periodically occurs, or sooner at the discretion of the Board
of County Commissioners.
(VII) Policy 4.5:
To address the specifics of each SRA, a master plan of each SRA will be prepared and
submitted to Collier County as a part of the petition for designation as a SRA. The master
plan will demonstrate that the SRA complies with all applicable policies of the Overlay and the
LDC Stewardship District and is designed so that incompatible land uses are directed away
from wetlands and critical habitat identified as FSAs and HSAs on the Overlay Map.
(VII)(X)(XXX)
Policy 4.6:
SRA characteristics shall be based upon innovative planning and development strategies
referenced in Section 163.3168(2), Florida Statutes. These planning strategies and
techniques include urban villages, new towns, satellite communities, area-based allocations,
clustering and open space provisions, and mixed-use development that allow the conversion
of rural and agricultural lands to other uses while protecting environmentally sensitive areas,
maintaining the economic viability of agricultural and other predominantly rural land uses, and
providing for the cost-efficient delivery of public facilities and services. Such development
strategies are recognized as methods of discouraging urban sprawl.
(VII)(XV)(XXXVII)
Policy 4.7:
There are four specific forms of SRA permitted within the Overlay. These are Towns, Villages,
Hamlets, and Compact Rural Development (CRD). The Characteristics of Towns, Villages,
Hamlets, and CRD are set forth in Attachment C and are generally described in Policies 4.7.1,
4.7.2, 4.7.3 and 4.7.4. Collier County shall establish more specific regulations, guidelines and
standards within the LDC Stewardship District to guide the design and development of SRAs
to include innovative planning and development strategies as set forth in Section 163.3168(2),
Florida Statutes. The size and base density of each form shall be consistent with the standards
(XLIV) = Plan Amendment by Ordinance No. 2017-22 on June 13, 2017
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set forth on Attachment C. The maximum base residential density as set forth in Attachment
C may only be exceeded through the density blending process as set forth in density and
intensity blending provision of the Immokalee Area Master Plan or through the affordable-
workforce housing density bonus as referenced in the Density Rating System of the Future
Land Use Element. The base residential density is calculated by dividing the total number of
residential units in a SRA by the overall area therein. The base residential density does not
restrict net residential density of parcels within a SRA. The location, size and density of each
SRA will be determined on an individual basis during the SRA designation review and approval
process.
(VII)(XV) Policy 4.7.1:
Towns are the largest and most diverse form of SRA, with a full range of housing types and
mix of uses. Towns have urban level services and infrastructure that support development
that is compact, mixed use, human scale, and provides a balance of land uses to reduce
automobile trips and increase livability. Towns shall be not less than 1,000 acres or more than
4,000 acres and are comprised of several villages and/or neighborhoods that have individual
identity and character. Towns shall have a mixed-use town center that will serve as a focal
point for community facilities and support services. Towns shall be designed to encourage
pedestrian and bicycle circulation by including an interconnected sidewalk and pathway
system serving all residential neighborhoods. Towns shall have at least one community park
with a minimum size of 200 square feet per dwelling unit in the Town.
(XV) Towns shall also have parks or public green spaces within neighborhoods. Towns shall
include both community and neighborhood scaled retail and office uses, in a ratio as provided
in Policy 4.15. Towns may also include those compatible corporate office and light industrial
uses as those permitted in the Business Park and Research and Technology Park Subdistricts
of the FLUE. Towns shall be the preferred location for the full range of schools, and to the
extent possible, schools and parks shall be located abutting each other to allow for the sharing
of recreational facilities. Design criteria for Towns shall be included in the LDC Stewardship
District. Towns shall not be located within the ACSC.
(VI) Policy 4.7.2:
Villages are primarily residential communities with a diversity of housing types and mix of uses
appropriate to the scale and character of the particular village. Villages shall be not less than
100 acres or more than 1,000 acres. Villages are comprised of residential neighborhoods and
shall include a mixed-use village center to serve as the focal point for the community’s support
services and facilities. Villages shall be designed to encourage pedestrian and bicycle
circulation by including an interconnected sidewalk and pathway system serving all residential
neighborhoods. Villages shall have parks or public green spaces within neighborhoods.
Villages shall include neighborhood scaled retail and office uses, in a ratio as provided in
Policy 4.15. Villages are an appropriate location for a full range of schools. To the extent
possible, schools and parks shall be located adjacent to each other to allow for the sharing of
recreational facilities. Design criteria for Villages shall be included in the LDC Stewardship
District.
(VII) Policy 4.7.3:
Hamlets are small rural residential areas with primarily single-family housing and limited range
of convenience-oriented services. Hamlets shall be not less than 40 or more than 100 acres.
Hamlets will serve as a more compact alternative to traditional five-acre lot rural subdivisions
currently allowed in the baseline standards. Hamlets shall have a public green space for
(XV) = Plan Amendment by Ordinance No. 2007-18 on January 25, 2007
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neighborhoods. Hamlets include convenience retail uses, in a ratio as provided in Attachment
C. Hamlets may be an appropriate location for pre-K through elementary schools. Design
criteria for Hamlets shall be included in the LDC Stewardship District. To maintain a proportion
of Hamlets to Villages and Towns, not more than 5 Hamlets, in combination with CRDs of 100
acres or less, may be approved as SRAs prior to the approval of a Village or Town, and
thereafter not more than 5 additional Hamlets, in combination with CRDs of 100 acres or less,
may be approved for each subsequent Village or Town.
(VII) Policy 4.7.4:
Compact Rural Development (CRD) is a form of SRA that will provide flexibility with respect
to the mix of uses and design standards, but shall otherwise comply with the standards of a
Hamlet or Village. A CRD may include, but is not required to have permanent residential
housing and the services and facilities that support permanent residents. An example of a
CRD is an ecotourism village that would have a unique set of uses and support services
different from a traditional residential village. It would contain transient lodging facilities and
services appropriate to eco-tourists, but may not provide for the range of services that
necessary to support permanent residents. Except as described above, a CRD will conform
to the characteristics of a Village or Hamlet as set forth on Attachment C based on the size of
the CRD. As residential units are not a required use, those goods and services that support
residents such as retail, office, civic, governmental and institutional uses shall also not be
required, however for any CRD that does include permanent residential housing, the
proportionate support services listed above shall be provided in accordance with Attachment
C. To maintain a proportion of CRDs of 100 acres or less to Villages and Towns, not more
than 5 CRDs of 100 acres or less, in combination with Hamlets, may be approved as SRAs
prior to the approval of a Village or Town, and thereafter not more than 5 additional CRDs of
100 acres or less, in combination with Hamlets, may be approved for each subsequent Village
or Town. There shall be no more than 5 CRDs of more than 100 acres in size. The
appropriateness of this limitation shall be reviewed in 5 years pursuant to Policy 1.22.
(VII)(X) Policy 4.8:
An SRA may be contiguous to a FSA or HSA, but shall not encroach into such areas, and
shall buffer such areas as described in Policy 4.13. A SRA may be contiguous to and served
by a WRA without requiring the WRA to be designated as a SRA in accordance with Policy
3.12 and 3.13.
(VII) Policy 4.9:
A SRA must contain sufficient suitable land to accommodate the planned development in an
environmentally acceptable manner. The primary means of directing development away from
wetlands and critical habitat is the prohibition of locating SRAs in FSAs, HSAs, and WRAs.
To further direct development away from wetlands and critical habitat, residential; commercial,
manufacturing/light industrial, group housing, and transient housing, institutional, civic and
community service uses within a SRA shall not be sited on lands that receive a Natural
Resource Index value of greater than 1.2. In addition, conditional use essential services and
governmental essential services, with the exception of those necessary to serve permitted
uses and for public safety, shall not be sited on lands that receive a Natural Resource Index
value of greater than 1.2. The Index value of greater than 1.2 represents those areas that
have a high natural resource value as measured pursuant to Policy 1.8. Less than 2% of
potential SRA land achieves an Index score of greater than 1.2.
(X) = Plan Amendment by Ordinance No. 2003-43 on September 9, 2003
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
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(VII) Policy 4.10:
Within the RLSA Overlay, open space, which by definition shall include public and private
conservation lands, underdeveloped areas of designated SSAs, agriculture, water retention
and management areas and recreation uses, will continue to be the dominant land use.
Therefore, open space adequate to serve the forecasted population and uses within the SRA
is provided. To ensure that SRA residents have such areas proximate to their homes, open
space shall also comprise a minimum of thirty-five percent of the gross acreage of an
individual SRA Town, Village, or those CRDs exceeding 100 acres. Lands within a SRA
greater than one acre with Index values of greater than 1.2 shall be retained as open space.
As an incentive to encourage open space, such uses within a SRA, located outside of the
ACSC, exceeding the required thirty-five percent shall not be required to consume
Stewardship Credits.
(VII) Policy 4.11:
The perimeter of each SRA shall be designed to provide a transition from higher density and
intensity uses within the SRA to lower density and intensity uses on adjoining property. The
edges of SRAs shall be well defined and designed to be compatible with the character of
adjoining property. Techniques such as, but not limited to setbacks, landscape buffers, and
recreation/open space placement may be used for this purpose. Where existing agricultural
activity adjoins a SRA, the design of the SRA must take this activity into account to allow for
the continuation of the agricultural activity and to minimize any conflict between agriculture
and SRA uses.
(VII) Policy 4.12:
Where a SRA adjoins a FSA, HSA, WRA or existing public or private conservation land
delineated on the Overlay Map, best management and planning practices shall be applied to
minimize adverse impacts to such lands. SRA design shall demonstrate that ground water
table draw down or diversion will not adversely impact the adjacent FSA, HSA, WRA or
conservation land. Detention and control elevations shall be established to protect such
natural areas and be consistent with surrounding land and project control elevations and water
tables.
(VII) Policy 4.13:
Open space within or contiguous to a SRA shall be used to provide a buffer between the SRA
and any adjoining FSA, HSA, or existing public or private conservation land delineated on the
Overlay Map. Open space contiguous to or within 300 feet of the boundary of a FSA, HSA,
or existing public or private conservation land may include: natural preserves, lakes, golf
courses provided no fairways or other turf areas are allowed within the first 200 feet, passive
recreational areas and parks, required yard and set-back areas, and other natural or man-
made open space. Along the west boundary of the FSAs and HSAs that comprise Camp
Keais Strand, i.e., the area south of Immokalee Road, this open space buffer shall be 500 feet
wide and shall preclude golf course fairways and other turf areas within the first 300 feet.
(VII) Policy 4.14:
The SRA must have either direct access to a County collector or arterial road or indirect access
via a road provided by the developer that has adequate capacity to accommodate the
proposed development in accordance with accepted transportation planning standards. No
SRA shall be approved unless the capacity of County collector or arterial road(s) serving the
SRA is demonstrated to be adequate in accordance with the Collier County Concurrency
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Management System in effect at the time of SRA designation. A transportation impact
assessment meeting the requirements of Section 2.7.3 of the LDC, or its successor regulation
shall be prepared for each proposed SRA to provide the necessary data and analysis.
(VII)(XIII) Policy 4.15.1:
SRAs are intended to be mixed use and shall be allowed the full range of uses permitted by
the Urban Designation of the FLUE, as modified by Policies 4.7, 4.7.1, 4.7.2, 4.7.3, 4.7.4 and
Attachment C. An appropriate mix of retail, office, recreational, civic, governmental, and
institutional uses will be available to serve the daily needs and community wide needs of
residents of the RLSA. Depending on the size, scale, and character of a SRA, such uses may
be provided either within the specific SRA, within other SRAs in the RLSA or within the
Immokalee Urban Area. By example, each Village or Town shall provide for neighborhood
retail/office uses to serve its population as well as appropriate civic and institutional uses,
however, the combined population of several Villages and Hamlets may be required to support
community scaled retail or office uses in a nearby Town. Standards for the minimum amount
of non-residential uses in each category are set forth in Attachment C, and shall be also
included in the Stewardship LDC District.
(XIII) Policy 4.15.2:
The Board of County Commissioners (BCC) may, as a condition of approval and adoption of
an SRA development, require that suitable areas for parks, schools, and other public facilities
be set aside, improved, and/or dedicated for public use. When the BCC requires such a set
aside for one or more public facilities, the set aside shall be subject to the same provisions of
the LDC as are applicable to public facility dedications required as a condition for PUD
rezoning.
(XIII) Policy 4.15.3:
Applicants for SRA designation shall coordinate with Collier County School Board staff to allow
planning to occur to accommodate any impacts to the public schools as a result of the SRA.
As a part of the SRA application, the following information shall be provided:
1. Number of residential units by type;
2. An estimate of the number of school-aged children for each type of school impacted
(elementary, middle, high school); and
3. The potential for locating a public educational facility or facilities within the SRA, and
the size of any sites that may be dedicated, or otherwise made available for a public
educational facility.
(VII)(XIII)(XV)(XLIV)
Policy 4.16:
A SRA shall have adequate infrastructure available to serve the proposed development, or
such infrastructure must be provided concurrently with the demand. The level of infrastructure
provided will depend on the form of SRA development, accepted civil engineering practices,
and LDC requirements. The capacity of infrastructure necessary to serve the SRA at build-
out must be demonstrated during the SRA designation process. Infrastructure to be analyzed
includes transportation, potable water, wastewater, irrigation water, stormwater management,
and solid waste. Transportation infrastructure is discussed in Policy 4.14. Centralized or
decentralized community water and wastewater utilities are required in Towns, Villages, and
those CRDs exceeding one hundred (100) acres in size, and may be required in CRDs that
are one hundred (100) acres or less in size, depending upon the permitted uses approved
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within the CRD. Centralized or decentralized community water and wastewater utilities shall
be constructed, owned, operated and maintained by a private utility service, the developer, a
Community Development District, the Immokalee Water Sewer Service District, Collier
County, or other governmental entity. Innovative alternative water and wastewater treatment
systems such as decentralized community treatment systems shall not be prohibited by this
Policy provided that they meet all applicable regulatory criteria. Individual potable water
supply wells and septic systems, limited to a maximum of 100 acres of any Town, Village o r
CRD of 100 acres are permitted on an interim basis until services from a
centralized/decentralized community system are available. Individual potable water supply
wells and septic systems are permitted in Hamlets and may be permitted in CRDs of 100
acres or less in size.
(XIII) Policy 4.17:
The BCC will review and approve SRA designation applications in accordance with the
provisions of Policy 1.1.2 of the Capital Improvement Element of the GMP for Category A
public facilities. Final local development orders will be approved within a SRA designated by
the BCC in accordance with the Concurrency Management System of the GMP and LDC in
effect at the time of final local development order approval.
(XIII)(XV)(XLIV)
Policy 4.18:
The SRA will be planned and designed to be fiscally neutral or positive to Collier County at
the horizon year based on a public facilities impact assessment, as identified in LDC
4.08.07.K. The BCC may grant exceptions to this Policy to accommodate affordable-
workforce housing, as it deems appropriate. Techniques that may promote fiscal neutrality
such as Community Development Districts, and other special districts, shall be encouraged.
At a minimum, the assessment shall consider the following public facilities and services:
transportation, potable water, wastewater, irrigation water, stormwater management, solid
waste, parks, law enforcement, and schools. Development phasing, developer contributions
and mitigation, and other public/private partnerships shall address any potential adverse
impacts to adopted levels of service standards.
(VII)(XIII)(XLIV)
Policy 4.19:
Eight (8) credits shall be required for each acre of land included in a SRA, except for open
space in excess of the required thirty-five percent as described in Policy 4.10 or for land that
is designated for a public benefit use described in Policy 4.19. In order to promote compact,
mixed use development and provide the necessary support facilities and services to residents
of rural areas, the SRA designation entitles a full range of uses, accessory uses and
associated uses that provide a mix of services to and are supportive to the residential
population of a SRA, as provided for in Policies 4.7, 4.15 and Attachment C. Such uses shall
be identified, located and quantified in the SRA master plan.
(VII)(XIII)(XLIV)
Policy 4.20:
The acreage of a public benefit use shall not count toward the maximum acreage limits
described in Policy 4.7. For the purpose of this Policy, public benefit uses include: public
schools (preK-12) and public or private post secondary institutions, including ancillary uses;
community parks exceeding the minimum acreage requirements of Attachment C, municipal
golf courses; regional parks; and governmental facilities excluding essential services as
defined in the LDC. The location of public schools shall be coordinated with the Collier County
School Board, based on the interlocal agreement, 163.3177 F.S. and in a manner consistent
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with 235.193 F.S. Schools and related ancillary uses shall be encouraged to locate in or
proximate to Towns, Villages, and Hamlets subject to applicable zoning and permitting
requirements.
(VII)(XIII)(XLIV)
Policy 4.21:
Lands within the ACSC that meet all SRA criteria shall also be restricted such that credits used
to entitle a SRA in the ACSC must be generated exclusively from SSAs within the ACSC.
Further, the only form of SRA allowed in the ACSC east of the Okaloacoochee Slough shall
be Hamlets and CRDs of 100 acres or less and the only form of SRA allowed in the ACSC
west of the Okaloacoochee Slough shall be Villages and CRDs of not more than 300 acres
and Hamlets. Provided, however, that two Villages or CRDs of not more than 500 acres each,
exclusive of any lakes created prior to the effective date of this amendment as a result of
mining operations, shall be allowed in areas that have a frontage on State Road 29 and that,
as of the effective date of these amendments, had been predominantly cleared as a result of
Ag Group I or Earth Mining or Processing Uses. This Policy is intended to assure that the
RLSA Overlay is not used to increase the development potential within the ACSC but instead
is used to promote a more compact form of development as an alternative to the Baseline
Standards already allowed within the ACSC. No policy of the RLSA Overlay shall take
precedence over the Big Cypress ACSC regulations and all regulations therein shall apply.
(VII) Group 5 ‒ Policies that protect water quality and quantity and the maintaining of the natural
water regime and protect listed animal and plant species and their habitats on land that is
not voluntarily included in the Rural Lands Stewardship Area program.
(VII) Policy 5.1:
To protect water quality and quantity and maintenance of the natural water regime in areas
mapped as FSAs on the Overlay Map prior to the time that they are designated as SSAs under
the Stewardship Credit Program. Residential Uses, General Conditional Uses, Earth Mining
and Processing Uses, and Recreational Uses (layers 1-4) as listed in the Matrix shall be
eliminated in FSAs. Conditional use essential services and governmental essential services,
except those necessary to serve permitted uses or for public safety, shall only be allowed in
FSAs with a Natural Resource Stewardship Index value of 1.2 or less. Where practicable,
directional-drilling techniques and/or previously cleared or disturbed areas shall be utilized for
oil or gas extraction in FSAs in order to minimize impacts to native habitats. Asphaltic and
concrete batch making plants shall be prohibited in areas mapped as HSAs. The opportunity
to voluntarily participate in the Stewardship Credit Program, as well as the right to sell
conservation easements or a free or lesser interest in the land, shall constitute compensation
for the loss of these rights.
(VII) Policy 5.2:
To protect water quality and quantity and maintenance of the natural water regime and to
protect listed animal and plant species and their habitats in areas mapped as FSAs, HSAs,
and WRAs on the Overlay Map that are within the ACSC, all ACSC regulatory standards shall
apply, including those that strictly limit non-agricultural clearing.
(VII) Policy 5.3:
To protect water quality and quantity and maintenance of the natural water regime and to
protect listed animal and plant species and their habitats in areas mapped as FSAs, HSAs,
and WRAs on the Overlay Map that are not within the ACSC, if a property owner proposes
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to utilize such land for a non-agricultural purpose under the Baseline Standards referenced in
Policy 1.5 and does not elect to use the Overlay, the following regulations are applicable, shall
be incorporated into the LDC, and shall supersede any comparable existing County
regulations that would otherwise apply. These regulations shall only apply to non-agricultural
use of land prior to its inclusion in the Overlay system:
1. Site clearing and alteration shall be limited to 20% of the property and nonperme able
surfaces shall not exceed 50% of any such area.
2. Except for roads and lakes, any nonpermeable surface greater than one acre shall
provide for release of surface water runoff, collected or uncollected, in a manner
approximating the natural surface water flow regime of the surrounding area.
3. Revegetation and landscaping of cleared areas shall be accomplished with
predominantly native species and planting of undesirable exotic species shall be
prohibited.
4. An Environmental Impact Statement shall be prepared by the applicant and reviewed
by Collier County in accordance with County regulations.
5. Roads shall be designed to allow the passage of surface water flows through the use
of equalizer pipes, interceptor spreader systems or performance equivalent structures.
(VII) Policy 5.4:
Collier County will coordinate with appropriate State and Federal agencies concerning the
provision of wildlife crossings at locations determined to be appropriate.
(VII) Policy 5.5:
For those lands that are not voluntarily included in the Rural Lands Stewardship program,
non-agricultural development, excluding individual single family residences, shall be directed
away from the listed species and their habitats by complying with the f ollowing guidelines and
standards:
1. A wildlife survey shall be required for all parcels when listed species are known to
inhabit biological communities similar to those existing on site or where listed species
are directly observed on the site. The survey shall be conducted in accordance with
the requirements of the Florida Fish and Wildlife Conservation Commission (FFWCC)
and U.S. Fish and Wildlife Service (USFWS) guidelines. The County shall notify the
FFWCC and USFWS of the existence of any listed species that may be discovered.
(XIII)(XLIV) 2. Wildlife habitat management plans for listed species and for those protected species
identified below shall be submitted for County approval. A plan shall be required for
all projects where the wildlife survey indicates listed species or the protected species
identified below are utilizing the site, or the site contains potential habitat for listed
species. These plans shall describe how the project directs incompatible land uses
away from listed species and their habitats. Management plans for new preserves
shall also outline a public awareness program to educate residents about the on-site
preserve and the need to maintain habitat within the preserve for listed species and
those protected species identified below.
a. Management plans for new preserves shall incorporate proper techniques to
protect listed species, and those protected species identified below, and their
habitats from the negative impacts of proposed development. Open space and
vegetation preservation requirements shall be used to establish buffer areas
between wildlife habitat areas and areas dominated by human activities.
Provisions such as fencing, walls, or other obstructions shall be provided to
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minimize development impacts to the wildlife and to facilitate and encourage
wildlife to use wildlife corridors. Appropriate roadway crossings, underpasses and
signage shall be used where roads must cross wildlife corridors.
i. Management guidelines contained in publications used by the FFWCC and
USFWS for technical assistance shall be used for developing required
management plans.
(XIII) ii. The County shall consider any other techniques recommended by the
USFWS and FFWCC, subject to the provision of paragraph 3 of this Policy.
(XIII) iii. When listed species are directly observed on site or indicated by evidence,
such as denning, foraging, or other indications, a minimum of 40% of native
vegetation on site shall be retained, with the exception of clearing for
agricultural purposes. The County shall also consider the recommendation of
other agencies, subject to the provisions of paragraph 3 of this Policy.
b. For parcels containing gopher tortoises (Gopherus polyphemus), habitat
management plans are required and shall give priority to protecting the largest
most contiguous gopher tortoise habitat with the greatest number of active
burrows, and for providing a connection to off site adjacent gopher tortoise
preserves.
c. Habitat preservation plans for the Florida scrub jay (Aphelocoma coerulescens)
are required and shall provide for a maintenance program and specify appropriate
fire or mechanical protocols to maintain the natural scrub community.
d. For the bald eagle (Haliaeetus leucocephalus), habitat management plans are
required and shall establish protective zones around the eagle nest restricting
certain activities. The plans shall also address restricting certain types of activities
during the nest season.
e. For the red-cockaded woodpecker (Picoides borealis), habitat protection
plans are required and shall outline measures to avoid adverse impacts to
active clusters and to minimize impacts to foraging habitat. Where adverse
effects cannot be avoided, measures shall be taken to minimize on-site
disturbance and compensate or mitigate for impacts that remain.
f. In areas where the Florida black bear (Ursus americanus floridanus) may be
present, management plans are required and shall require that garbage be placed
in bear-resistant containers where such containers are available and accepted for
use by Collier County, or containers stored in locations not easily accessible to
bears. The management plan shall also identify methods to inform local residents
of the concerns related to interaction between black bears and humans.
g. For projects located in Priority I or Priority II Panther Habitat areas, management
plans are required and shall discourage the destruction of undisturbed, native
habitats that are preferred by the Florida panther (Felis concolor coryi) by directing
intensive land uses to currently disturbed areas. Preferred habitats include pine
flatwoods and hardwood hammocks. In turn, these areas shall be buffered from
the most intense land uses of the project by using low intensity land uses (e.g.,
parks, passive recreational areas, golf courses). Gold courses within the Rural
Lands Area shall be designed and managed using standards found within this
Overlay. The management plans shall identify appropriate lighting controls for
these permitted uses and shall also address the opportunity to utilize prescribed
burning to maintain fire-adapted preserved vegetation communities and provide
browse for white-tailed deer.
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h. The Management Plans shall contain a monitoring program for developments
greater than ten (10) acres.
3. The County shall, consistent with applicable policies of this Overlay, consider and
utilize recommendations and letters of technical assistance from the Florida Fish and
Wildlife Conservation Commission and recommendations from the US Fish and
Wildlife Service in issuing development orders on property containing listed species.
It is recognized that these agency recommendations, on a case by case basis, may
change the requirements contained within these wildlife protection policies and any
such change shall be deemed consistent with the Growth Management Plan.
(VII)(XLIV) Policy 5.6:
For those lands that are not voluntarily included in the Rural Lands Stewardship program,
Collier County shall direct non-agricultural land uses away from high functioning wetlands by
limiting direct impacts within wetlands. A direct impact is hereby defined as the dredging or
filling of a wetland or adversely changing the hydroperiod of a wetland. This Policy shall be
implemented as follows:
1. There are two (2) major wetlands systems within the RLSA, Camp Keais Strand and
the Okaloacoochee Slough. These two systems have been mapped and are
designated as FSA’s. Policy 5.1 prohibits certain uses within the FSA’s, thus
preserving and protecting the wetlands functions within those wetland systems.
2. The other significant wetlands within the RLSA are WRA’s as described in Policy 3.3.
These areas are protected by existing SFWMD wetlands permits for each area.
3. FSAs, HSAs and WRAs, as provided in Policy 5.3, and the ACSC have stringent site
clearing and alteration limitations, nonpermeable surface limitations, and requirements
addressing surface water flows which protect wetland functions within the wetlands in
those areas. Other wetlands within the RLSA are isolated or seasonal wetlands.
These wetlands will be protected based upon the wetland functionality assessment
described below, and the final permitting requirements of the South Florida Water
Management District.
a. The County shall apply the vegetation retention, open space and site preservation
requirements specified within this Overlay to preserve an appropriate amount of
native vegetation on site. Wetlands shall be preserved as part of this vegetation
requirement according to the following criteria:
(XIII)(XLIV) i. The acreage requirements specified within this Overlay shall be met by
preserving wetlands with the highest wetland functionality scores. Wetland
functionality assessment scores shall be those described in paragraph (b) of
this Policy. The vegetative preservation requirements imposed by Policies 5.3
and 5.5 shall first be met through preservation of wetlands having a
functionality assessment score of 0.65 or a Uniform Wetland Mitigation
Assessment Method score of 0.7, or greater. The County shall apply specific
criteria in the LDC to be used to determine those instances in which wetlands
with a WRAP functionality assessment score of 0.65 or a Uniform Wetland
Mitigation Assessment Method score of 0.7, or greater must be preserved in
excess of the preservation required by Policy 5.3.
ii. Wetlands used by listed species or serving as corridors for the movement of
listed species shall be preserved on site. Wetland flowway functions through
the project shall be maintained.
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(XLIV) iii. Proposed development shall demonstrate that ground water table drawdowns
or diversions will not adversely change the hydoperiod of preserved wetlands
on or offsite. Detention and control elevations shall be set to protect
surrounding wetlands and be consistent with surrounding land and project
control elevations and water tables. In order to meet these requirements,
projects shall be designed in accordance with Sections 10.2.2.4 of the
Environmental Resource Permit Applicant’s Handbook Volume I, and Sections
3.11 and 3.12 of the Environmental Resource Permit Applicant’s Handbook
Volume II for use within the Geographic Limits of the South Florida Water
Management District (2014). Upland vegetative communities may be utilized
to meet the vegetative, open space and site preservation requirements of this
Overlay when the wetland functional assessment score is less than 0.65.
(XIII) b. In order to assess the values and functions of wetlands at the time of project
review, applicants shall rate functionality of wetlands using the South Florida
Water Management District’s Wetland Rapid Assessment Procedure (WRAP), as
described in Technical Publication Reg-001, dated September 1997, and updated
August 1999, or the Uniform Wetland Mitigation Assessment Method, identified
as F.A.C. Chapter 62-345. The applicant shall submit to County staff agency-
accepted WRAP scores, or Uniform Wetlands Mitigation Assessment scores.
County staff shall review this functionality assessment as part of the County’s EIS
provisions and shall use the results to direct incompatible land uses away from the
highest functioning wetlands according to the requirements found in paragraph 3
above.
(XLIV) c. All direct impacts shall be mitigated for pursuant to the requirements of paragraph
(f) of this Policy.
d. Single family residences shall follow the requirements contained within Policy 6.2.7
of the Conservation and Coastal Management Element.
(XV) e. The County shall separate preserved wetlands from other land uses with
appropriate buffering requirements. The County shall require a minimum 50-foot
vegetated upland buffer abutting a natural water body, and for other wetlands a
minimum 25-foot vegetated upland buffer abutting the wetland. A structural
buffer may be used in conjunction with a vegetative buffer that would reduce the
vegetative buffer width by 50%. A structural buffer shall be required abutting
wetlands where direct impacts are allows. Wetland buffers shall conform to the
following standards:
i. The buffer shall be measured landward from the approved jurisdictional line.
ii. The buffer zone shall consist of preserved native vegetation. Where native
vegetation does not exist, native vegetation compatible with the existing soils
and expected hydrologic conditions shall be planted.
iii. The buffer shall be maintained free of Category I invasive exotic plants, as
defined by the Florida Exotic Pest Plant Council.
iv. The following land uses are considered to be compatible with wetland functions
and are allowed within the buffer:
(1) Passive recreational areas, boardwalks and recreational shelters;
(2) Pervious nature trails;
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(3) Water management structures;
(4) Mitigation areas;
(5) Any other conservation and related open space activity or use which is
comparable in nature with the foregoing uses.
v. A structural buffer may consist of a stem-wall, berm, or vegetative hedge with
suitable fencing.
f. Mitigation shall be required for direct impacts to wetland in order to result in no net
loss of wetland functions.
Mitigation Requirements:
i. “No net loss of wetland functions” shall mean that the wetland functional score
of the proposed mitigation equals or exceeds the wetland functional score of
the impacted wetlands. Priority shall be given to mitigation within FSA’s and
HSA’s.
(XV) ii. Loss of storage or conveyance volume resulting from direct impacts to
wetlands shall be compensated for by providing an equal amount of storage
or conveyance capacity on site and within or abutting the impacted wetland.
iii. Protection shall be provided for preserved or created wetland or upland
vegetative communities offered as mitigation by placing a conservation
easement over the land in perpetuity, providing for initial exotic plant removal
(Class I invasive exotic plants defined by the Florida Exotic Plan Council) and
continuing exotic plant maintenance, or by appropriate ownership transfer to a
state or federal agency along with sufficient funding for perpetual management
activities.
(XLIV) iv. Prior to issuance of any final development order that authorizes site alteration,
the applicant shall demonstrate compliance with paragraphs (f) i, ii, and iii of
this Policy. If agency permits have not provided mitigation consistent with this
Policy, Collier County will require mitigation exceeding that of the jurisdictional
agencies.
g. Wetland preservation, buffer areas, and mitigation areas shall be identified or
platted as separate tracts. In the case of a Planned Unit Development (PUD),
these areas shall also be depicted on the PUD Master Plan. These areas shall be
maintained free from trash and debris and from Category I invasive exotic plants,
as defined by the Florida Exotic Pest Plant Council. Land uses allowed in these
areas shall be limited to those listed above (3.e.iv.) and shall not include any other
activities that are detrimental to drainage, flood, control, water conservation,
erosion control or fish and wildlife habitat conservation and preservation.
(VII)(IX)(XII)
E. Airport Noise Area Overlay
The Naples Airport Authority developed an airport noise compatibility plan under the guidelines of
the Federal Aviation Regulation, Part 150. This plan included identifying noise contours at the 60,
65, 70 and 75 Ldn (day-night average sound level). The Airport Noise Area Overlay shown on
the Future Land Use Map reflects the 60 Ldn contour, the least severe impact of these four noise
contours. Residential and other noise sensitive land uses are considered “normally unacceptable”
in areas exposed to levels between 60 Ldn and 75 Ldn. This Overlay is informational and has no
regulatory effect. However, the Land Development Code contains an Airport Overlay District,
which regulates development near the Naples Municipal Airport.
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(IV)(IX)(XXV)(XXXII)(XLVII)
F. Bayshore/Gateway Triangle Redevelopment Overlay
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 June 13, 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 increased intensity 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. Two zoning overlays have been 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:
(XLVII) 1. Mixed-Use Development: A mix of residential and commercial uses is permitted. For such
development, commercial uses are limited to C-1 through C-3 zoning district uses, except
as otherwise provided for in the Mini Triangle Subdistrict; hotel/motel use; theatrical
producers (except motion picture), bands, orchestras, and entertainers; and, uses as may
be allowed by applicable FLUE Policies. 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
or in parking structures that may be below, at, or above grade, with the buildings oriented
closer to the major roadway to promote traditional urban development.
(XLVII) 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, or as may be limited by a zoning overlay, or as otherwise provided
within the Mini Triangle Subdistrict.
3. Non-residential/non-commercial uses allowed within this Overlay include essential
services; parks, recreation and open space uses; water-dependent and water-related
uses; child care centers; community facility uses; safety service facilities; and utility and
communication facilities.
(XV)(XXXII)(XXXVII)(XLIV)(XLVII)
4. Properties with access to US 41 East and/or Bayshore Drive and/or Davis Boulevard (SR
84) and/or the west side of Airport-Pulling Road may be allowed a maximum density of
twelve (12) residential units per acre via use of the density bonus pool identified in
paragraph 11, except that no project may utilize more than 97 units – 25% of the total
density pool units available. The 97 unit cap will terminate when the BCC adopts, by LDC
amendment, limitations and a cap on the use of the 388 density pool units for any one
project. 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 no. 8, below, except for
mixed use projects developed within the “mini triangle” catalyst project site as identified
on the Bayshore/Gateway Triangle Redevelopment Overlay Map. The “mini triangle”
catalyst project site is eligible for the maximum density of 12 units per acre, with
development standards as contained in the Gateway Triangle Mixed Use District zoning
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overlay, adopted February 28, 2006 (Ordinance No. 06-08), and amended December 14,
2006 (Ordinance No. 06-63). 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.
Properties located within the Mini Triangle Subdistrict are exempt from this paragraph.
(XV)(XXXII)(XLIV)(XLVII)
5. Properties having frontage on one or more of Bayshore Drive, Davis Boulevard, Airport-
Pulling Road (west side only) or US 41 East, may be allowed to redevelop as a residential-
only project at a maximum density of eight (8) residential units per acre via use of the
density bonus pool identified in paragraph 11 except that no project may utilize more than
97 units – 25% of the 388 total density pool units available. The 97 unit cap will terminate
when the BCC adopts, by LDC amendment, limitations and a cap on the use of the 388
density pool units for any one project. In order to be eligible for this higher density the
redevelopment must comply with the following:
a. Project shall be in the form of a PUD.
b. Project site shall be a minimum of three acres.
c. Project shall constitute redevelopment of the site.
d. All residential units shall be market rate units.
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. Properties located within the Mini Triangle Subdistrict are exempt from this
paragraph.
(XV)(XXXII) 6. For parcels currently within the boundaries of Mixed Use Activity Center #16, land uses
will continue to be governed by the Mixed Use Activity Center Subdistrict, except
residential density may also be increased as provided for in paragraphs 4 and 5, above.
The development standards of the Bayshore Drive Mixed Use Overlay District or
Gateway Triangle Mixed Use Overlay District in the Collier County Land Development
Code, whichever is applicable, shall apply to all new development within the Activity
Center.
(XV) 7. 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.
(XV)(XXXII)(XLIV)(XLVII)
8. To qualify for twelve (12) dwelling units per acre, as provided for in paragraph no. 4 above,
or as otherwise permitted within the Mini Triangle Subdistrict, mixed use projects within
the Bayshore/Gateway Triangle Redevelopment Overlay must comply with the design
standards of the Bayshore Drive Mixed Use Overlay District or Gateway Triangle Mixed
Use Overlay District in the Collier County Land Development Code, whichever is
applicable, or in the case of the Mini Triangle Subdistrict, mixed use projects may utilize
the design standards set forth in the Mini Triangle Subdistrict and its implementing MPUD
zoning.
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(XXXII)(XLIV) 9. For density bonuses provided for in paragraphs nos. 4 and 5 above, base density shall be
per the underlying zoning district. The maximum density of twelve (12) or eight (8) units
per acre shall be calculated based upon total project acreage. The bonus density
allocation is calculated by deducting the base density of the underlying zoning
classification from the maximum density being sought. The difference in units per acre
determines the bonus density allocation requested for the project.
(XV)(XXXII)(XLVII)
10. Only the affordable-workforce housing density bonus, as provided in the Density Rating
System, and the density provided for within the Mini Triangle Subdistrict are allowed 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, except
as provided for within the Mini Triangle Subdistrict.
(XV)(XXXII)(XLIV)(XLVII)
11. A maximum of 388 dwelling units are permitted to be utilized in this Overlay for density
bonuses, as provided in paragraphs nos. 4 and 5 above. This 388 dwelling unit density
bonus pool corresponds with the number of dwelling units previously entitled to the
botanical gardens sites prior to their rezone in 2003 to establish the Naples Botanical
Gardens PUD. Projects within the “mini triangle” are not required to utilize this density
bonus pool.
(XV)(XXXII) 12. The Botanical Garden, Inc. properties located in Section 23, Township 50 South, 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.
(VIII) G. URBAN-RURAL FRINGE TRANSITION ZONE OVERLAY
Sections 13, 14, 23, and 24, Township 48 South, Range 26 East consisting of +2,562 acres which
overlap the Urban and Agricultural/Rural boundary line, north of the intersection of Immokalee
Road and County Road 951, are under common ownership and through comprehensive planning
may resolve potential local land use conflicts and provide for the realization of unique regional
environmental opportunities. Among the causes of potential land use conflicts are the abrupt
transitionless switch from urban densities (4+ units per acre) in Section 23 to rural densities (1
unit per 5 acres) in Sections 13, 14 and 24, and the continuation of earth mining in an increasingly
urbanized residential area. Under existing permits from the U.S. Army Corps of Engineers
(USACOE) and Florida Department of Environmental Protection, a total of +1,700 acres in these
four Sections have been or may be mined.
Sections 13, 14 and 24 in the Agricultural/Rural Area contain large wetland areas in the north,
which are contiguous to wetlands proposed for the Cocohatchee West Flow-way and slated for
acquisition by the Corkscrew Regional Ecosystem Watershed (CREW) Trust. These wetland
areas extend in a contiguous fashion south into Section 23 in the Urban Area, in close proximity
to the Mixed Use Activity Center quadrant designated within this Section. Sections 13, 14 and 24
in the Agricultural/Rural Area contain large wetland areas in the north, which are contiguous to
wetlands proposed for the Cocohatchee West Flowway and are slated for acquisition by the
Corkscrew Regional Ecosystem Watershed (CREW) Trust. These wetland areas extend in a
contiguous fashion south into Section 23 in the Urban Area, in close proximity to the Mixed Use
Activity Center quadrant designated within this Section.
(XLVII) = Plan Amendment by Ordinance No. 2018-23 on May 8, 2018
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
145
To resolve potential land use conflicts and protect environmental resources, an Urban-Rural
Fringe Transition Zone Overlay is created which encompasses all four sections, and all
development proposed within the Overlay area shall comply with the following performance
standards:
1. Approximately 533 acres of wetlands, which exist on the property, are currently in a
conservation easement. An additional 300 acres of wetlands will be placed in
conservation easement status. Together these 830 + acres of wetlands have the potential
to be connected to wetland sites off-site thereby providing an environmental and wildlife
corridor connection.
2. Native vegetation or other natural areas (inclusive of conservation areas) shall cover a
minimum of 40% of the gross land area (or its equivalent off-site) exclusive of existing rock
quarries.
3. Seventy percent (70%) of the gross land area shall be devoted to open space, including
but not limited to, lakes (including existing rock quarries), go lf courses and conservation
areas.
4. To the greatest extent practical, the existing rock quarries shall be incorporated into the
regional water management system and utilized to accommodate the passing through of
off-site water flows and may be used for recreational purposes.
5. Development on the property shall connect to the County's regional water and wastewater
facilities, which exist at the southwest corner of the property at the intersection of
Immokalee Road and County Road 951, which regional service area is expanded to
include all of the property.
6. The maximum number of residential units on the entire Heritage Bay property shall not
exceed 3,450 (not including 200 ALF units). This number may be allocated and developed
among all of the Sections, in conformance with the environmental preservation
requirements referenced in Sub-paragraph 1, above, and shall be clustered, in order to
achieve conformance with the other performance standards applicable to this Overlay.
7. Development of the property shall be designed to encourage internal vehicle trip capture
by providing commercial and recreational uses and shall provide for pedestrian and
bicyclist access to internal community recreation and convenience retail centers. Internal
project roadways shall be connected and shall provide access to the Activity Center
located in the southwest corner of the property.
8. Commercial activities are limited to a total of 40 acres within the Activity Center located at
the northeast quadrant of the intersection of Collier Boulevard and Immokalee Road and
three "Village Centers" totaling approximately 26 acres within the residential part of the
Heritage Bay development. The Activity Center commercial uses will include a maximum
of 150,000 square feet of retail uses and 50,000 square feet of office uses. The Village
Center commercial uses will include a maximum of 10,000 square feet of retail uses,
10,000 square feet of restaurant uses, 5,000 square feet of marina related retail uses, and
5,000 square feet of office uses.
9. For golf course(s) located in Sections 13, 14, and 24, for each five (5) gross acres of land
area utilized as part of the golf course(s) ("golf course" shall include the clubhouse area,
rough, fairways, greens, and lakes, but excludes any area dedicated as a conservation
area, which is non-irrigated and retained in a natural state) one (1) transfer of development
right (TDR) credit shall be acquired from areas identified by the County as "Sending
(VIII) = Plan Amendment by Ordinance No. 2003-7 on February 11, 2003
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
146
Lands". In the event that construction of approved golf course(s) commences in Sections
13, 14 or 24 prior to the effective date of the County's applicable TDR program, the
developer shall provide, in a manner and form acceptable to the County, financial
assurances to guarantee sufficient funds to purchase the necessary number of TDR
credits for golf courses. The funds guaranteed by the developer or paid to the County for
the golf course TDR credits shall be equal to the required number of TDRs multiplied by
the estimated value of a TDR as established by the applicable County TDR program. If
such program is not in existence at the time of payment as set forth below, then the amount
shall be as set forth in the Final Report by Dr. James C. Nicholas, dated November 23,
2001.
If the construction of approved golf course(s) commences in Section 13, 14, or 24 prior to
the effective date of the County's applicable TDR program, then the developer shall be
required to acquire the appropriate TDR credits for golf course(s) within 90 days following
implementation of the County’s TDR program. In the event that an applicable TDR
program has not been implemented by the County and is not effective within forty-eight
(48) months from the adoption date of this plan amendment, then funds guaranteed by
the developer or held by the County for the transfer of development right credits for golf
course(s) pursuant to this paragraph shall be released or refunded to the developer and
the requirements of this paragraph relating to the guaranteed funds for TDR credits shall
be null and void.
(XV)(XXX) H. Coastal High Hazard Area:
Policy 12.2.5 of the Conservation and Coastal Management Element (CCME) defines the Coastal
High Hazard Area (CHHA). The CHHA boundary is generally depicted on the Future Land Use
Map and is more precisely shown in the Future Land Use Map series; all lands lying seaward of
that boundary are within the CHHA. New rezones to permit mobile home development shall not
be allowed within the CHHA. The Capital Improvement Element and Conservation and Coastal
Management Element both contain policies pertaining to the expenditure of public funds for public
facilities within the CHHA.
(XXX) = Plan Amendment by Ordinance No. 2013-14 on January 8, 2013
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
147
(XV) ATTACHMENTS
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
(XV) Future Land Use Map
(XV) Activity Center Index Map
(XV) Mixed Use & Interchange Activity Center Maps
(XV)(XXV)(XLIV) Properties Consistent by Policy (5.11 , 5.12, 5.13, 5.14) Maps
(XV) Collier County Wetlands Map
(I)(XI)(XV) Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs Map
(XV) Future Land Use Map Rivers and Floodplains
(XV) Future Land Use Map Estuarine Bays
(XV) Future Land Use Map Soils
(XV) Existing Commercial Mineral Extraction Sites Map
(V)(XV) Bayshore/Gateway Triangle Redevelopment Overlay Map
(VII)(XV) Stewardship Overlay Map
(VII) Rural Lands Study Area Natural Resource Index Maps
(IX)(XV) North Belle Meade Overlay Map
(XXIV) North Belle Meade Overlay Map Section 24
(XII)(XVIII) Existing Schools and Ancillary Facilities Map
(XII)(XVIII) Future Schools and Ancillary Facilities Map
(XIII) Plantation Island Urban Area Map
(XIII) Copeland Urban Area Map
(XIV) Railhead Scrub Preserve – Conservation Designation Map
(XIV) Lely Mitigation Park – Conservation Designation Map
(XX) Margood Park Conservation Designation Map
(VIII) Urban Rural Fringe Transition Zone Overlay Map
(XIV) Orange Blossom Mixed Use Subdistrict Map
(XIV) Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map
(I)(XLIX) Goodlette/Pine Ridge Mixed Use Subdistrict Map
(VI) Henderson Creek Mixed-Use Subdistrict Map
(VI) Buckley Mixed-Use Subdistrict Map
(VI) Livingston/Pine Ridge Commercial Infill Subdistrict Map
(XIV) Vanderbilt Beach Road Neighborhood Commercial Subdistrict Map
(VI) Livingston Road/Eatonwood Lane Commercial Infill Subdistrict Map
(VI) Livingston Road Commercial Infill Subdistrict Map
(XIX) Orange Blossom/Airport Crossroads Commercial Subdistrict
(XXI) Livingston Road/Veteran’s Memorial Boulevard Commercial Infill Subdistrict Map
(XLIX) = Plan Amendment by Ordinance No. 2018-42 on September 11, 2018
Future Land Use Element as of Ordinance No. 2018-48 adopted September 25, 2018
148
(XXI) Corkscrew Island Neighborhood Commercial Subdistrict Map
(XXI) Collier Boulevard Community Facility Subdistrict Map
(XXX) Coastal High Hazard Area Map
(XXX) Coastal High Hazard Area Comparison Map
(XXXVII) Gordon River Greenway Conservation Area Designation Map
(XXXIX) Hibiscus Residential Infill Subdistrict Map
(XLI) Vincentian Mixed Use Subdistrict Map
(XLIII) Davis ‒ Radio Commercial Subdistrict Map
(XLV) Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Map
(XLVII) Mini Triangle Mixed Use Subdistrict Map
(XLVIII) East Tamiami Trail Commercial Infill Subdistrict Map
(XLX) Seed to Table Commercial Subdistrict Map
(XLX) = Plan Amendment by Ordinance No. 2018-48 on September 25, 2018