Rivergrass Village Stewardship Receiving AreaRIVERGRASS
VILLAGE
STEWARDSHIP
RECEIVING AREA
December 10, 2019
The Proposal Before Us:
■Rivergrass Village Stewardship Receiving Area (SRA)
consists of 997.53 acres and is requesting a density
of 2.5062 dwelling units (DU)/acre
■This equates to 2500* DU –requesting 2500 units
(2,500.0096 is the exact number)
* This number is computed by multiplying 997.53 by 2.5062
2
Rivergrass Village SRA Existing Density
■The Rural Lands Stewardship Area (RLSA) is an
overlay on these Collier’s eastern lands.
■The underlying zoning does not go away.
■The underlying zoning density allows up to 1
(DU)/5 acres.
3
Rivergrass Village SRA
CURRENT BASED ZONING:
■200**DU
(199.506 is the exact number)
THE DEVELOPER IS REQUESTING:
■2500 DU
**This number was computed by dividing 997.53 by 5
4
…and that’s okay,
because the RLSA overlay was
designed to allow landowners to
develop their land with clustering
of density
5
and…
the INTENT of the RLSA is to create
compact pockets of urban development
surrounded by a larger rural area.
6
The Rural Lands Stewardship Area (RLSA) has codified its
policies in the Land Development Code (LDC) and in the
following table of Future Land Use Element (FLUE) of the
Comprehensive Plan.
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.
7
All SRA’s in
the RLSA
were
intended to
promote
walkability
and to have:
An
interconnected
system of
collector and
local roads
(Pursuant to
Policy 9.3 of
Transportation
Element)
Policy 9.3
The County shall require, wherever feasible, the interconnection of
local streets between
developments to facilitate convenient movement throughout the road
network. The LDC shall
identify the circumstances and conditions that would require the
interconnection of neighboring
developments, and shall also develop standards and criteria for the
safe interconnection of such
local streets.
Interconnected
sidewalks and
pathway
systems
(Pursuant to
Policy 4.7.1 of
the FLUE)
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.
8
The intention was NOT to repeat gated
communities/suburban development that
have been the traditional development in
Collier County.
9
Rivergrass Village (SRA) fails woefully
because Rivergrass Village SRA is
simply two gated communities.
10
RIVERGRASS
VILLAGE SRA
MAP
11
■No interconnection to surrounding future developments
■17 dead ends (cul-de-sacs)
■Draped over Oil Well Road a future 6 lane road designated for freight with a speed limit of 55mph
Rivergrass Village SRA is two separate gated communities pretending to be one Village
12
FLUE Policy 4.7.2
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.
13
Consider
these 2 FLUE
policies
within
section 4.7.2
Mixed use Village center to
serve as the focal point for the
communities support services
and facilities.
Parks or public green spaces
within neighborhoods
14
Rivergrass Village SRA does not
include a village center for the
community support services and
facilities (in fact, no diversity of
housing opportunities that
includes affordable housing is
planned for the people that will be
needed to support the community
i.e. grocery store workers, golf
course workers, retail store clerks,
etc.)
15
■The Village Center is separated by a future arterial 6-lane road and thus the village
cannot be considered centrally located and there is only one access point from
within the village into the center.
(In fact, the commercial is primarily orientated to capture pass-by traffic instead of
serving the residents of Rivergrass Village SRA)
■There is no public park plan in the Rivergrass Village SRA and the golf course may or
may not be open to public. If open to the public, course fees have not been
established.
16
The intent of the RLSA overlay was to create
compact pockets of urban development
surrounded by a larger rural area
Get Visual of compact pockets of urban area
■Ashville NC
17
AND WHY IS THIS IMPORTANT?
THERE ARE NO PLANS
TO BUILD ANOTHER
EAST-WEST CORRIDOR
TO THE GULF OF
MEXICO INTO THE
COLLIER LANDS EAST
OF 951 (COLLIER BLVD)
19
Map of Developments in the
Area either in the process or
already approved
(see Next Page)
20
OIL WELL RD OIL WELL RD
EVERGLADESBLVDGOLDEN GATE BLVD W
IMMOKALEE RD E
DESOTO BLVDNWILSON BLVDN2
4
0 0.5 1 Miles
Ave Maria
Acres:5,027
Units:11,000
Hyde Park Village
Acres:655
Units:1,800
Rivergrass Village
Acres:1,000
Units:2,500
Bellmar Village
Acres:1,000
Units: 2,750
Longwater Village
Acres:1,000
Units:2,600
Immokalee Rural
Village
Acres:2,548
Units:4,000
21
Developments in the area of Rivergrass Village SRA
either in the process or already approved
Development Acres Units
Ave Maria 5,027 11,000
River Grass Village 1,000 2,500
Long Water Village 1,000 2,600
Bellamar Village 1,000 2,750
Hyde Park Village 655 1,800
Immokalee Rural Village 2,548 4,000
Total:11,230 24,650
22
24,650 Homes equates to
62,858* people
(24,650 multiplied by 2.55* people)
* This number is from US census figures at 2.55 persons per household
23
62,858 people will be living east of 951
(Collier Blvd) in projects that have been
approved or are soon to be approved.
24
Without building vibrant commercial, these
new residents will have two east-west
corridors to travel on for their employment
and/or recreation.
25
There are no plans to build another east-west corridor to the Gulf
of Mexico into the Collier lands east of 951 (Collier Blvd)
There are only two east-west corridors --the Immokalee Road
and Vanderbilt Beach Road.
With no vibrant commercial being built east of 951 and with no
parks and public places being built within neighborhoods, these
eastern residents will be forced to use the overcrowded
Immokalee Road and Vanderbilt beach road.
Immokalee Road is failing today! Can you imagine adding the
aut0mobile trips from 62,000 new residents that will be living in
approved and soon to be approved projects east of 951?
26
We must require developers to uphold the
policy creating compact urban development
within rural areas.
27
AND IT STARTS WITH
RIVERGRASS VILLAGE SRA
VILLAGE TODAY
28
IT’S SMART GROWTH…
AND WE AS THE BOARD OF
COUNTY COMMISSIONERS ARE IN
CHARGE OF ENSURING A SMART
FUTURE FOR COLLIER COUNTY.
29