Backup Documents 03/23/2021 Item # 9B IRRV BCC Transmittal 3-23-2021 w back up rev 4_
PL-20180002660
Immokalee Road Rural Village Overlay (IRRVO)
Growth Management Plan Amendment
Transmittal Hearing
Applicant: 27th Pico Blvd. Ltd. Partnership
IRRVO GMPA Transmittal Hearing
Collier County BCC (3-23-2021)
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IRRVO GMPA Transmittal Hearing
Project Team
Don Schrotenboer, Owner's Representative
Richard D. Yovanovich, Esq.
Robert J. Mulhere, FAICP, Hole Montes
Barry Jones, P.E. Hole Montes
Norman J. Trebilcock, AICP, PTOE,PE
Andy Woodruff, Passarella & Associates
IRRVO GMPA Transmittal Hearing
Collier County BCC (3-23-2021)
Collier County BCC (3-23-2021)
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Project Details and Location
Immokalee Road Rural Village Overlay (IRRVO) - 2,787.27 Acres
Located in Sections 1 & 2, Township 48S, Range 27E, and Sections 35 and 36, Township 47S, Range 27E, and Section 25, Township 47S, Range 28E, Collier County, Florida
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IRRVO GMPA Transmittal - RFMUD
Overlay is separated into three specific designations: Sending; Neutral; and Receiving.
Sending Lands
Highest degree of environmental value and sensitivity.
Narrow list of permitted and conditional uses.
Density was reduced from 1 DU/5 acres to 1 DU/40 acres.
TDR program developed. Currently Sending Landowners may generate up to 4 TDRs per 5 acres
Receiving Lands
Identified as most appropriate for development - lesser degree of environmental significance - disturbed through development, or previous or existing agricultural operations.
TDRs from Sending Lands may be “transferred” to Receiving areas.
Base density 1) DU/5 acres per five (5) acres.
Maximum (non-Village) density (with TDRs) is 1 DU/acre, with a minimum project size of 40 contiguous acres.
Rural Villages density is up to 3 DUs/acre (with TDRs) per acre. No Villages Approved to date.
Neutral
Pretty much the same as existed prior to RFMUD – 1 DU per 5 acres.
Ag uses allowed; cluster residential development also permitted.
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Site is predominantly impacted by mining and agricultural activities.
1973 Aerial
June 2019 Aerial
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IRRVO RFMUD Overlay Designations
Neutral 210.78 acres
Receiving: 1,998 acres
Sending: : 578.49 acres
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Livingston Professional Center, LLC Comparable Use Determination Comparable Use
IRRVO GMPA Transmittal Language
IMMOKALEE ROAD RURAL VILLAGE OVERLAY (IRRVO)
The Immokalee Road Rural Village Overlay (IRRVO) is located within the Rural Fringe Mixed Use Subdistrict (RFMUD) and is depicted on the Future Land Use Map Series. The IRRVO comprises
all of Sections 1 & 2, Township 48 South, Range 27 East, and Sections 35 and 36 in Township 47 South, Range 27 East, and approximately on-third of Section 25 in Township 47 South,
Range 27 East. The Overlay is 2,787.27± acres in size. Within the Overlay, 210.78 ± acres are designated Neutral, 578.49 ± acres are designated Sending, and the remaining 1,998.00±
acres are designated Receiving. The Overlay has approximately 2.38 miles of frontage on Immokalee Road.
The entire IRRVO shall be rezoned to a single mixed-use Planned Unit Development (MPUD), which shall include and delineate the boundaries of the Rural Village Receiving, Sending, and
Neutral Lands.
The IRRVO allows for up to 4,042 dwelling units. Receiving Areas are limited to a maximum of 4,000 dwelling units and Neutral Areas are limited to a maximum of 42 dwelling units. A
minimum of 400 units shall be affordable housing restricted. The location and Area Median Income targets shall be defined in the PUD.
IRRVO GMPA Transmittal Hearing
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Livingston Professional Center, LLC Comparable Use Determination Comparable Use
Collier County Hearing Examiner (10-8-2020)
IRRVO GMPA Transmittal Language, Cont.
SENDING LANDS – DESIGN AND DEVELOPMENT STANDARDS
No development is permitted in Sending Lands other than that allowed in LDC Section 3.05.07.H.1.b. - Allowable uses within County required preserves.
TDR Generation from Sending Lands Within the IRRVO:
TDR Credits and TDR Bonus Credits may be achieved as follows:
A. Base TDR Credits: 0.4 per acre (2.0 per five acres); and,
B. Environmental Restoration and Maintenance TDR Bonus: 0.2 Bonus Credits per acre (1.0 per five acres) generally, and an additional 1.0 Bonus Credit per acre (5.0 per five acres) for
restoration of cleared areas utilized for farming activities, to functional native habitat, including upland, wetland and wading bird habitat; and,
C. Conveyance Credits: 0.2 Bonus Credits per acre (1.0 per five acres). This credit is only available for those areas generating the Environmental Restoration and Maintenance TDR bonus.
The Conveyance Bonus Credits are available after the Environmental Restoration and Maintenance in B, above is completed, and maintenance shall be the responsibility of the property
owner of the applicable Sending Lands. The property owner shall include, in the annual PUD monitoring report, a status of the Environmental Restoration and Maintenance efforts in B,
above.
D. In the event Collier Country amends the Rural Fringe Mixed Use District to allow for the generation of a greater number of Base TDR Credits or TDR Bonus Credits than is provided
for in Paragraphs A, B, or C, above., and such amendment occurs prior to the severance of the TDRs from Sending land within the IRRVO, such additional Base or Bonus Credits may also
be generated from IRRVO Sending lands.
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IRRVO GMPA Transmittal Language
Sending: : 578.49 acres
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Livingston Professional Center, LLC Comparable Use Determination Comparable Use
Collier County Hearing Examiner (10-8-2020)
IRRVO GMPA Transmittal Language
…an additional 1.0 Bonus Credit per acre (5.0 per five acres) for restoration of cleared areas utilized for farming activities, to functional native habitat, including upland, wetland
and wading bird habitat;
Cost estimate to restore farm fields in Sending to functional native habitat, estimated at 1.6 million. Value of TDR bonus a 1.0 per acre of restored farm field - $1,032,000 (at $12,000
TDR to $1,290,000 at $15,000/TDR
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IRRVO GMPA Transmittal Language, Cont.
No Changes from Current Neutral Land Regulations
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Livingston Professional Center, LLC Comparable Use Determination Comparable Use
IRRVO GMPA Transmittal Language
Neutral 210.78 acres
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IRRVO GMPA Transmittal Language
3. RECEIVING LANDS – DESIGN AND DEVELOPMENT STANDARDS
The allowable uses, development standards and other limitations and requirements set forth in the LDC Section 2.03.08.A.2.b. shall apply within the IRRVO, except as follows:
A. Maximum Rural Village Size:
The IRRVO includes 1,998.00± acres of Receiving designated lands, all of which are included within the Rural Village. Current RFMUD Limits Villages to 1,500 acres (except southernmost
Receiving area where it can be 2,500 Acres)
B. Rural Village Required Land Use Mix:
The Rural Village shall include a centrally located Village Amenity Center, which shall be a minimum 29.13 acres in size. The Village Amenity Center Tract may also allow multi-family
residential use.
The Rural Village shall include a Village Center limited in size to a maximum of 10% of the Rural Village acreage.
The Village Center shall:
Be accessible from a public spine road within the Village and may also have an access on Immokalee Road;
Include a minimum of 50,000 square feet and a maximum of 250,000 square feet of allowable uses in the C-1 through C-4 zoning districts, excluding any uses deemed to be incompatible and
therefore not permitted in the MPUD.
B.1. through 3. - all consistent with current RFMUD requirements.
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IRRVO GMPA Transmittal Language, Cont.
c) Include a min of 25,000 square feet and a max of 125,000 square feet of civic/institutional/governmental space to be utilized for any of the following uses:
Public or private schools;
Parks, both active and passive;
Medical clinics;
An Assisted Living Facility, not to exceed 20 acres and FAR of 0.45;
Government offices;
Collier County Road and Bridge Maintenance Facility;
Collier Area Transportation Maintenance Facility;
Collier County School District bus barn;
Essential Services, including but not limited to fire stations, emergency medical services, and sheriff substations.
Churches; and
Other comparable civic, community, governmental and institutional uses.
d) Research and Technology and/or Business Park may be permitted, consistent with provisions of the Research and Technology or Business Park Subdistricts in the Urban Mixed-Use District,
except maximum allowable size shall be 20 acres and 125,000 square feet.
e) Village Center shall include a min. of 100 multifamily dwelling units. The MPUD shall provide a timing trigger mechanism identifying the min. number of multi-family dwelling units
to be built within Village Center as well as total number of dwelling units that may be developed within Village prior to development of a min. amount (square footage) of commercial
uses as allowed in the C-1 through C-4 zoning districts.
The total square footage of any combination of uses listed in in paragraphs 3.b). 3.b), and 3.d) above shall not exceed 375,000 square feet.
Consistent with current RFMUD provisions
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IRRVO GMPA Transmittal Language
Neighborhood Centers:
The Village shall be designed to include Neighborhood Centers located such that majority of residential development is located within a one-quarter mile of a Neighborhood Center (or
the Village Center). Neighborhood Centers may include small scale retail and office uses, limited to a maximum of 5,000 square feet within any Neighborhood Center and 10,000 square
feet in total for the Rural Village. Any commercial square footage developed within a Neighborhood Center shall be subject to the maximum allowable 250,000 square foot limitation for
commercial uses established in paragraph 3.b), above. Neighborhood Centers shall include a neighborhood park, square, green, or other similar passive use, and may include, restroom
facilities, gazebos, arbors, fountains, docks or piers if located along lake frontage, mail kiosks, and similar structures for the use and enjoyment of neighborhood residents and guests.
To encourage compact development, a minimum of four Neighborhood Centers shall include attached residential dwelling units. The location and size of each Neighborhood Centers shall
be identified on the PUD Master Plan. Neighborhood Centers providing attached residential dwelling units shall be a minimum of two acres in size.
Consistent with current RFMUD provisions
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IRRVO GMPA Transmittal Language, Cont.
C. Receiving Lands Minimum and Maximum Density:
The minimum required density is 3,000 dwelling units (1.5 units per acre) and the maximum density is 4,000 dwelling units (2.002 units per acre).
D. Methods to Achieve Density on Receiving Lands: [4,000 DUs]
1. From lands within the IRRVO:
Base Density: 0.20 dwelling units per acre; and [Total Base Density (1997.59/5) = 400 DUs]
b. Affordable Housing Bonus: 0.50 dwelling unit for each unit that is provided for lower income residents and for entry level and workforce buyers; and, [Total Affordable Housing Bonus
(400 x .5) = 200 DUs]
TDRs from Sending Lands; and [Total TDRs: (0.8 x 578.90 = 463) + 100 max. for farm field rest. = 563 DUs]
d. One (1.0) additional Rural Village Bonus Credit for each TDR utilized. [Total = 563 DUs]
Total Units from within IRRV lands:1,726 units
2. From lands outside of the IRRVO:
TDRs from Sending Lands plus one additional Rural Village Bonus Credit for each TDR from Sending Lands outside of the IRRVO. [Total units to be achieved from equal number of TDRs (1137
from lands outside of IRRV, and RV Bonus Units (1,137): Totaling 2,274 DUs]
1,726 from within plus 2274 from outside of IRRV: 4,000 units
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IRRVO GMPA Transmittal Language
E. Greenbelt/Perimeter Buffer and Native Vegetation Retention:
1. Greenbelt/Perimeter Buffers: A Greenbelt/Perimeter Buffer shall be provided by Developer along the perimeter of Rural Village in order to provide buffering from adjacent Estates
and A-Agricultural zoned parcels. Where the Village is adjacent to Sending designated lands, such Sending lands may be used to meet this requirement. No Greenbelt/Perimeter Buffer shall
be required between Neutral and Receiving designated lands within the Immokalee Road Rural Village Overlay.
2. The Greenbelt/Perimeter Buffer shall be a minimum of 200 feet in width except: adjacent to the Village Center along Immokalee Road, where the Greenbelt/Perimeter Buffer shall be a
minimum of 100 feet in width; and, along the eastern perimeter of the Village, adjacent to the 120’ wide public roadway, where the Greenbelt shall be a minimum of 120 feet in width
and located on the east side of the 120’ wide public roadway. The MPUD shall include a graphic rendering of this enhanced buffer, identifying the minimum amount, spacing, and size of
plantings at time of installation.
3. The Greenbelt/Perimeter Buffer may include utility easements. Structures necessary to support utility infrastructure are permitted within such easements but shall be buffered from
adjacent lands with a 6’ tall opaque fence or wall, and a continuous hedgerow along the outside of the fence or wall. Shrubs shall be placed 4’ on center and shall be 60 inches tall
at time of planting.
4. The Greenbelt/Perimeter Buffer may include meandering multi-use pathways and stormwater retention or conveyance, provided the planting areas within all required perimeter landscape
buffers are a minimum of 25 feet in width.
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Collier County Hearing Examiner (10-8-2020)
5. Native Vegetation Retention:
a) Receiving Lands: The required native vegetation within the Receiving designated lands shall be 40% of the on-site native vegetation, not to exceed 25% of the total Receiving Land
area, with the following exceptions:
i. Pursuant to LDC Section 3.05.07.C.1.b., where schools and other public facilities are co-located on a site the minimum required native vegetation retention is 30% of the native vegetation
present, not to exceed 25% of the site. Several public facilities are proposed to be co-located, including a fire station, a Collier Area Transit (CAT) and/or County Road and Bridge
Maintenance Facility, and a Collier County School District Bus Barn. If the MPUD and/or companion Developer’s Contribution Agreement (DCA) includes agreement to provide such co-located
sites (or similar public facilities), the required native vegetation within the Receiving designated portion of the PUD shall be 30% of the on-site native vegetation, not to exceed
25%, of the Receiving designated portion of the PUD.
b) Neutral and Sending Lands. Within Neutral and Sending Lands, native vegetation shall be retained as required by LDC Section 3.05.07.C. Additionally, pursuant to LDC Section 3.05.07..C.1.a.i.,
land set aside for off-site native preservation within Sending Lands outside of the Rural Village exceeding the minimum required native vegetation preservation amount for non-NRPA
Sending Lands, may be credited on a 1 to 1 ratio toward meeting the required native preservation amount for Receiving Lands.
IRRVO GMPA Transmittal Language, Cont.
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Livingston Professional Center, LLC Comparable Use Determination Comparable Use
Collier County Hearing Examiner (10-8-2020)
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
IRRVO GMPA Transmittal Language, Cont.
Policy 6.1.7: [re-numbered to reflect merger of Ordinance No. 2002-32 and 2002-54] The County shall require native vegetation to be incorporated into landscape designs in order to promote
the preservation of native plant communities and to encourage water conservation. This shall be accomplished by:
(1) Providing incentives for retaining existing native vegetation in landscaped areas;
(2) Establishing minimum native vegetation requirements for new landscaping; and,
(3) Wet detention ponds within the Urban Designated area shall have a littoral shelf with an area equal to 2.50% of the ponds surface area measured at the control elevation and be planted
with native aquatic vegetation. Wet detention ponds within the Rural Fringe Mixed Use District, shall have a littoral shelf with an area equal to 30% of the ponds surface area measured
at the control elevation and be planted with native aquatic vegetation.
Within the Immokalee Road Rural Village Overlay, the total littoral planting shelf area may be reduced to 15% of the wet detention pond surface area within the Receiving lands, if provided
in one or more larger aggregated littoral planting areas, thus providing greater habitat value. The excavation lake located in the Neutral Land shall not be required to provide littoral
shelves, except as may be necessary to meet the mine reclamation requirement.
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Questions
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Collier County Hearing Examiner (10-8-2020)
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Livingston Professional Center, LLC Comparable Use Determination Comparable Use
Collier County Hearing Examiner (10-8-2020)
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Collier County Hearing Examiner (10-8-2020)
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IRRVO GMPA Transmittal
2045 LRTP Financially Feasible
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Staff recommendation of approval (we are in agreement with staff changes);
CPCC unanimous recommendation of approval with the following conditions:
Prior to Adoption hearings, finalize DCA;
Include staff recommended change to GMPA Language;
Address the concerns of Florida Wildlife Federation regarding wildlife crossings and human-wildlife conflicts
We are continuing to work with Brad Cornell (Audubon of the Western Everglades and Corkscrew Swamp Sanctuary) and Meredith Budd (Florida Wildlife Federation) regarding farm field restoration,
littoral planting zone design, and in Sending, and wildlife crossings.
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