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Agenda 07/13/2021 Item #17G (PL20210000603 - Bayshore Density Pool)17.G 07/13/2021 EXECUTIVE SUMMARY Recommendation to approve a Resolution of the Board of County Commissioners proposing amendments to the Collier County Growth Management Plan, Ordinance 89-05, as amended, relating to the density bonus pool within the Bayshore/Gateway Triangle Redevelopment Overlay and specifically amending the Bayshore/Gateway Triangle Redevelopment Overlay of the Future Land Use Element, to change requirements for the use of the density bonus pool; and furthermore directing transmittal of the amendments to the Florida Department of Economic Opportunity. [PL20210000603] (Transmittal Hearing) OBJECTIVE: For the Board of County Commissioners (Board) to review and consider approving the proposed amendments to the Bayshore/Gateway Triangle Redevelopment Overlay of the Future Land Use Element for transmittal to DEO and other applicable agencies for review. CONSIDERATIONS: The GMP amendment request is specific to the B/GTRO, which is located along the following road corridors: Bayshore Drive, Davis Blvd. (SR 84), US 41 (Tamiami Trail) East, and Airport -Pulling Road (CR 31). Companion Land Development Code Amendments are currently being reviewed by staff and are anticipated to be presented with this petition during the adoption hearings. Petition PL20210000603 seeks to amend the Bayshore/Gateway Triangle Community Redevelopment Overlay (B/GTRO) of the Future Land Use Element and furthermore directing the transmittal of the amendment to the Florida Department of Economic Opportunity by: a. Removing the finite reference to the 388 density bonus pool units derived from the Naples Botanical Garden Project; b. Establishing a new provision allowing flexibility to replenish the bonus density pool from: 1. A property with residential entitlement that transitions to a governmental, civic, or institutional use; 2. A property with residential entitlement that transitions to commercial use; 3. A residential project developed with fewer units than would be allowed per eligible density of the underlying zoning district. c. Revising maximum number of bonus density pool units that can be used by a mixed -use development from 97 units to the greater of 25% of the total density pool units available or 10 units. d. Revising the location eligibility of residential -only projects seeking to use density pool units to projects having frontage on Bayshore drive, revises the maximum number of bonus density pool units that can be used by a residential only development from 97 units to the greater of 25% of the total density pool units available or 10 units and removes redevelopment requirement. e. Establishing a new provision to allow for Multi -Family or mixed -use developments up to 2 acres in size to allocate up to 4 additional units from the density bonus pool, limited to an increase of no more than 2 additional dwelling units per acre; f. Limiting eligibility for the utilization of density bonus pool units to those projects that provide qualifying public realm improvements and whose vehicular access is not gated; g. Adding LDC references regarding: 1. Standards for Limited Density Bonus Pool Allocation 2. Relationship of underlying zoning, prohibited uses within the overlay and continuance of nonconformities; 3. Qualifying public realm improvements; 4. Expiration timeframe for undeveloped allocated density bonus pool units to Packet Pg. 2987 17.G 07/13/2021 revert to density pool. Staffs analysis of this petition is included in the Transmittal CCPC Staff Report. The CCPC meeting for the Transmittal hearing was held on June 17, 2021. No opposition was voiced at the CCPC Transmittal hearing; however, staff received one (1) public comment prior to the CCPC hearing - the public identified their main concern as being how much density would be permitted in the area. Other concerns included impact on infrastructure/roads, impacts to the delicate Everglades ecosystem that borders the city, destruction of Old Florida Charms Naples and, unnecessary destroying undeveloped land when there is existing commercial land that remains vacant and can be rehabilitated. [Note: Density concerns were addressed at the CCPC hearing by identifying that this is not an increase in density within the overlay but a reallocation of density.] Based on the review of this large-scale GMP amendment petition, including the supporting data and analysis, staff makes the following findings and conclusions: • There are no unacceptable environmental impacts resulting from this petition. 0 No historic or archaeological sites are affected by this amendment. • Transportation Planning specifics regarding Traffic Impact Study and access management requirements and timing will need to be addressed in the forthcoming proposed LDC amendments. • There are no utility -related concerns caused by this petition. • There are no concerns regarding impacts upon other infrastructure components. • This amendment does not alter the boundaries of the B/GTRO nor increase the density permitted within the B/GTRO simply allows for a reallocation of unused and entitled residential units from a development to replenish the already existing bonus density pool. • The ability to replenish the finite number of bonus density pool units available, as well as the allowance for properties two acres or less to use the bonus density pool units, may provide a viable incentive to spark development/redevelopment interest within the B/GTRO. • The addition of eligibility criteria for projects that use bonus density pool units to contribute to public realm improvements and to not be gated furthers the intent of the Overlay and CRA Plan to revitalize the area, provide for urban -style development and interconnectedness between properties and neighborhoods. • Expiration timeframe placed on density bonus pool units allows for these units to not be tied up in projects that will not be developed or are underdeveloped. • The amendment provides clarity to the relationship of the Overlay to the underlying zoning district and proposed prohibited uses, and the intent to eliminate uses that are not consistent with the character of the community. The data and analysis provided for the amendment generally support the proposed changes to the B/GTRO Element of the GGAMP. The complete staff analysis of this petition is provided in the CCPC Transmittal Staff Report. FISCAL IMPACT: The fiscal impact of the proposed GMP amendment process has been accounted for within the approved budget for the Growth Management Department, Zoning Division and work Packet Pg. 2988 07/13/2021 17.G associated with the initiation of LDC amendments falls within current staffing capacities. GROWTH MANAGEMENT IMPACT: Approval of the proposed amendment by the Board for Transmittal and its submission to the Florida Department of Economic Opportunity and other statutorily required agencies will commence the Department's thirty (30) day review process and ultimately return the amendment to the CCPC and the Board for Adoption hearings tentatively to be held in the Fall of 2021. 10XWRW0117►ky11701;7:11Y[Qe0 This Growth Management Plan (GMP) amendment is authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: "plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue." 163.3177(1)(f), FS. In addition, s. 163.3177(6)(a)2, FS provides that FLUE plan amendments shall be based on surveys, studies and data regarding the area, as applicable including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of non- conforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The need to modify land uses and development patterns with antiquated subdivisions. i. The discouragement of urban sprawl. j. The need for job creation, capital investment and economic development that will strengthen and diversify the community's economy. STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION (CCPC): That the CCPC forward petition PL20210000603 to the Board with a recommendation of approval to transmit to the Florida Department of Economic Opportunity. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The Collier County Planning Commission heard this petition at their June 17, 2021 meeting. By a vote of 7-0 the CCPC recommended that the Board approve the amendments for transmittal without revision. RECOMMENDATION: To approve the proposed amendments to the Bayshore/Gateway Triangle Community Redevelopment Overlay of the Future Land Use Element for transmittal to the Florida Department of Economic Opportunity and other statutorily required agencies. Prepared by: Josephine Medina, Principal Planner, Comprehensive Planning Section, Zoning Division ATTACHMENT(S) 1. Transmittal CCPC Staff Report BGTRO 6.07.2021 (PDF) Packet Pg. 2989 07/13/2021 17.G 2. Resolution and Exhibit A 5-28-21 (PDF) 3. BGTRO Overlay Map (PDF) 4. [Linked] Attachment D - Data and Analysis Memo from Johnson Engineering (PDF) 5. CCPC Public Comment (PDF) 6. legal ad - agenda ID 16175 (PDF) Packet Pg. 2990 17.G 07/13/2021 COLLIER COUNTY Board of County Commissioners Item Number: 17.G Doe ID: 16175 Item Summary: A Resolution of the Board of County Commissioners proposing amendments to the Collier County Growth Management Plan, Ordinance 89-05, as amended, relating to the density bonus pool within the Bayshore/Gateway Triangle Redevelopment Overlay and specifically amending the Bayshore/Gateway Triangle Redevelopment Overlay of the Future Land Use Element, to change requirements for the use of the density bonus pool; and furthermore directing transmittal of the amendments to the Florida Department of Economic Opportunity. [PL20210000603] (Transmittal Hearing)(Companion Land Development Code Amendments, to be presented with this petition during the adoption hearing.) Meeting Date: 07/13/2021 Prepared by: Title: — Zoning Name: Josephine Medina 06/08/2021 3:59 PM Submitted by: Title: Planner, Principal — Zoning Name: Anita Jenkins 06/08/2021 3:59 PM Approved By: Review: Growth Management Department Zoning Zoning Zoning Growth Management Department County Attorney's Office Office of Management and Budget County Attorney's Office Office of Management and Budget County Manager's Office Board of County Commissioners Diane Lynch Additional Reviewer James Sabo Additional Reviewer Anita Jenkins Zoning Director Review Mike Bosi Additional Reviewer James C French Additional Reviewer Heidi Ashton-Cicko Additional Reviewer Debra Windsor Level 3 OMB Gatekeeper Review Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Laura Zautcke Additional Reviewer Sean Callahan Level 4 County Manager Review Geoffrey Willig Meeting Pending Completed 06/11/2021 6:11 PM Completed 06/16/2021 9:09 AM Completed 06/21/2021 9:09 AM Completed 06/21/2021 9:21 AM Completed 06/22/2021 3:16 PM Completed 06/29/2021 4:06 PM Completed 06/29/2021 4:12 PM Completed 06/30/2021 9:22 AM Completed 07/01/2021 5:51 PM Completed 07/02/2021 2:46 PM 07/13/2021 9:00 AM Packet Pg. 2991 17.G.1 r Co er C;o ftty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT/ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: June 17, 2021 RE: PETITION PL20210000603, BAYS H 0 RE/GATEWAY TRIANGLE REDEVELOPMENT OVERLAY GROWTH MANAGEMENT PLAN AMENDMENT [TRANSMITAL HEARING] ELEMENT: FUTURE LAND USE ELEMENT (FLUE) APPLICANT: Ms. Deborah Forester, Exec. Director Bayshore/Gateway Triangle CRA 3299 Tamiami Trail East Bldg. F Suite 103 Naples, Florida 34112 GEOGRAPHIC LOCATION: CONSULTANT: Laura DeJohn, AICP Johnson Engineering Inc. 2122 Johnson Street Fort Myers, FL 33901 This amendment is to the Bayshore/Gateway Triangle Redevelopment Overlay (B/GTRO), which is located along the following road corridors: Bayshore Drive, Davis Blvd. (SR 84), US 41 (Tamiami Trail) East, Airport -Pulling Road (CR 31). The B/GTRO is depicted on the zoning map on the next page and on the Bayshore/Gateway Triangle Redevelopment Overlay Map (Attachment B), part of the Future Land Use Map Series; and comprises approximately 1,160 acres; it is located within the East Naples Planning Community. Page 1 of 7 Packet Pg. 2992 17.G.1 CA � a aw e �'qbF C s� o PROJECT LOCATION i rY y�C m m 0 a Thomasson M m x a m `o m m Location Map Petition Number: PL20210000603 Zoning Map SITE LOCATION REQUESTED ACTION: The applicant proposes to amend the existing Bayshore/Gateway Triangle Redevelopment Overlay within the Future Land Use Element (FLUE) within the Collier County Growth Management Plan by: 1) Amending the Bayshore/Gateway Triangle Redevelopment Overlay text to: a. Removes the finite reference to the 388 density bonus pool units derived from the Naples Botanical Garden Project; b. Establishes a new provision allowing flexibility to replenish the bonus density pool from: 1. A property with residential entitlement that transitions to a governmental, civic, or institutional use; 2. A property with residential entitlement that transitions to commercial use; 3. A residential project developed with fewer units than would be allowed per eligible density of the underlying zoning district. c. Revises maximum number of bonus density pool units that can be used by a mixed -use development from 97 units to the greater of 25% of the total density pool units available or 10 units. d. Revises the location eligibility of residential -only project seeking to use density pool units to projects having frontage on Bayshore drive, revises the maximum number of bonus density pool units that can be used by a residential only development from 97 units to the greater of 25% of the total density pool units available or 10 units and removes redevelopment requirement. e. Establishes new provision to allow for Multi -Family or Mixed -use developments up to 2 acres in size to allocate up to 4 additional units from the density bonus pool, limited to an increase of no more than 2 additional dwelling units per acre; Page 2 of 7 Packet Pg. 2993 17.G.1 f. Limits eligibility for the utilization of density bonus pool units to those projects that provide qualifying public realm improvements and whose vehicular access is not gated; g. Adds LDC references regarding: 1. Standards for Limited Density Bonus Pool Allocation 2. Relationship of underlying zoning, prohibited uses within the overlay and continuance of nonconformities; 3. Qualifying public realm improvements; 4. Expiration timeframe for undeveloped allocated density bonus pool units to revert to density pool. The proposed amended/added text are depicted on Ordinance Exhibit A's. PURPOSE/DESCRIPTION OF PROJECT: This petition proposes to modify the B/GTRO, and related FLUE provisions, in effort to promote more development/redevelopment within this area and to promote investment in the public realm. BACKGROUND AND ANALYSIS: The Community Redevelopment Agency (CRA) was established in 2000, a redevelopment plan was approved by the BCC for the area in 2000, and the B/GTRO was adopted into the GMPA later that same year. The purpose of the B/GTRO was (and is) to encourage the revitalization of this area and provide incentives to the private sector to do so. The Overlay currently provides for a bonus density pool with the finite number of 388 dwelling unit. These units were derived from the then residential zoning of the site of the Botanical Gardens, which may be awarded to mixed use or residential only projects as an incentive. Utilization of this bonus density pool results in a reallocation of those 388 dwelling units rather than an increase of density as typically occurs thru the rezone process under the Density Rating System in the FLUE. Two zoning overlays have been established in the Collier County Land Development Code (LDC) to implement the B/GTRO (BMUD, Bayshore Drive Mixed Use Overlay District, Section 2.03.07.N; and, GTMUD, Gateway Triangle Mixed Use Overlay District, Section 2.03.07.N). The bonus units may be awarded by the BCC via approval of a Mixed -Use Project (MUP) petition or Planned Unit Development (PUD) for redevelopment of a residential only project— until all 388 bonus density pool units are awarded. Currently the number of density bonus pool units available, as of the approval of Camden Landing [Ordinance 2021-12], is 122 units. On April 2019 the Bayshore Gateway Triangle Redevelopment Area Plan was amended and adopted to update the vision and lay out a framework of goals, objectives, and strategies for implementing the vision. The update called for the amendment of the Land Development Code (LDC) and Growth Management Plan (GMP) based on recommendations from the plan update. Objective 1, under Land Use & Urban Design of the Bayshore CRA plan update, is to promote urban -style development. Strategies identified to promote urban -style development included focusing increased densities/intensities along improved roadways (with consideration of Coastal High Hazard Area restrictions), and the establishment of eligibility requirements and/or performance metrics that promote urban approaches. Objective 3, Strategy 1 promotes identification of opportunities and incentives for the promotion of public art and public realm improvements. The updated plan also mentions built density within the CRA area is far below what is allowed per the eligible density of the underlying zoning district and identifies the greatest amount of vacant acreage being residential (109 acres/389 parcels) with parcel sizes that are on the smaller side and where aggregation of properties will be necessary for most moderate to large size projects to develop. 2019 BGTR Area Plan amendment provided as part of Exhibit D, Data and Analysis Memo from Johnson Engineering. The Future Land Use Element (FLUE) identifies the intent of the B/GTRO 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. The location of this overlay within the Coastal High Hazard Area also must be taken into consideration. Page 3 of 7 Packet Pg. 2994 17.G.1 The proposed amendment does not change the B/GTRO Boundaries, nor does it increase the total density permitted within the Overlay boundaries, in consideration of the Coastal High Hazard Area restrictions. Using the existing Density Bonus Pool as a template this amendment proposes the replenishment of the Density Bonus Pool through the re -allocate of entitled residential units that would have remain unused within the Overlay as a way to help incentivize the redevelopment goals of the CRA as well of the intent of this Overlay. The focus of increased intensities/densities though the use of density bonus pool units remains along improved roadways, but the amendment looks to further refined by this for residential only developments to projects having frontage along Bayshore Drive, only. Promotion of the assembly of property or joint ventures between property owners remains incentivization through the density bonus pool units but is furthered through the ability to replenishment these units. Achievement of revitalization of the area, urban -style development, promotion of public realm improvements, and interconnectedness between properties and neighborhoods as intended for the Overlay and CRA plan is addressed in this amendment with the additional eligibility requirements of public realm improvements contributions and not allowing for projects to be gated when the project uses density bonus pool units. Using existing approved projects within the B/GTRO as a template, an expiration timeframe is proposed for unused density bonus pool units allocated to a project which removes the possibility of units being tied up in projects that may not be developed or will not be developed to the maximum density permitted. The amendment looks to make it easier to incentivize smaller property owner with a maximum of 2 acres redevelop/develop by allowing the use of the bonus density pool units at a limited scale (standards and specific for this process will be further identified in proposed LDC amendments but requirements within the GMP amendment still include public realm improvement contributions and for projects not to be gated). Further clarity is also provided between the relationship of the Overlay to the underlying zoning district and proposed prohibited uses, to be further identified in the forthcoming LDC amendments, which aims to eliminate uses that are not consistent with the character of the community while still providing LDC reference to continuation of nonconformities. Assuming this GMP amendment is approved for transmittal to the statutorily required review agencies, it will return to the CCPC and BCC for Adoption hearings. It is staff's intent to accompany the GMP amendment with the implementing LDC Amendments at time of adoption hearings. Environmental Impacts: This is not a site -specific amendment, rather affects an entire Overlay. Further, the amendment does not allow development beyond that which is already allowed, rather provides for an additional means of distributing the already approved density pool of bonus units. Historical and Archeological Impacts: This is not a site -specific amendment, rather affects an entire Overlay. Further, the amendment does not allow development beyond that which is already allowed, rather provides for an additional means of distributing the already approved density pool of bonus units. Public Facilities Impacts: Because the amendment does not increase the overall allowable development density or intensity, rather allows for a reallocation of it within the Overlay, there should be no increased impacts upon level of service standards for public facilities - water, wastewater, solid waste, drainage, parks and recreation, schools, libraries, EMS, police, fire, etc. Transportation Impacts: This is not a site -specific amendment, rather affects an entire Overlay. A traffic impact analysis has not been prepared. Due to minor traffic impacts that may result from the "limited bonus density pool" process for properties less than 2 acres staff has requested for specifics regarding timing and requirement of Traffic Impact Study and access management to be specified in forthcoming density pool LDC amendments. Criteria for GMP Amendments in Florida Statutes Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163, F.S., specifically as listed below. Page 4 of 7 Packet Pg. 2995 17.G.1 Section 163.3177(1)(f), Florida Statutes: (f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be based upon relevant and appropriate data and an analysis by the local government that may include, but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the comprehensive plan or plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys, data, and supporting documents for proposed plans and plan amendments shall be made available for public inspection, and copies of such plans shall be made available to the public upon payment of reasonable charges for reproduction. Support data or summaries are not subject to the compliance review process, but the comprehensive plan must be clearly based on appropriate data. Support data or summaries may be used to aid in the determination of compliance and consistency. 2. Data must be taken from professionally accepted sources. The application of a methodology utilized in data collection or whether a particular methodology is professionally accepted may be evaluated. However, the evaluation may not include whether one accepted methodology is better than another. Original data collection by local governments is not required. However, local governments may use original data so long as methodologies are professionally accepted. 3. The comprehensive plan shall be based upon permanent and seasonal population estimates and projections, which shall either be those published by the Office of Economic and Demographic Research or generated by the local government based upon a professionally acceptable methodology. The plan must be based on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research for at least a 10-year planning period unless otherwise limited under s. 380.05, including related rules of the Administration Commission. Absent physical limitations on population growth, population projections for each municipality, and the unincorporated area within a county must, at a minimum, be reflective of each area's proportional share of the total county population and the total county population growth. Section 163.3177(6)(a)2.: 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. j. The need to modify land uses and development patterns within antiquated subdivisions. Section 163.3177(6)(a)8., Florida Statutes: (a) A future land use plan element designating proposed future general distribution, location, and extent of the uses of land for residential uses, commercial uses, industry, agriculture, recreation, conservation, education, public facilities, and other categories of the public and private uses of land. The approximate acreage and the general range of density or intensity of use shall be provided for the gross land area Page 5 of 7 Packet Pg. 2996 17.G.1 included in each existing land use category. The element shall establish the long-term end toward which land use programs and activities are ultimately directed. 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. Also, the state land planning agency has historically recognized the consideration of community desires (e.g., if the community has an articulated vision for an area as to the type of development desired, such as within a Community Redevelopment Area), and existing incompatibilities (e.g., presently allowed uses would be incompatible with surrounding uses and conditions). FINDING AND CONCLUSIONS: • There are no unacceptable environmental impacts resulting from this petition. • No historic or archaeological sites are affected by this amendment. • Transportation Planning specifics regarding Traffic Impact Study and access management requirements and timing will need to be addressed in the forthcoming proposed LDC amendments. • There are no utility -related concerns caused by this petition. • There are no concerns regarding impacts upon other infrastructure components. • This amendment does not alter the boundaries of the B/GTRO nor increase the density permitted within the B/GTRO simply allows for a reallocation of unused and entitled residential units from a development to replenish the already existing bonus density pool. • The ability to replenish the finite number of bonus density pool units available, as well as the allowance for properties two acres or less to use the bonus density pool units, may provide a viable incentive to spark development/redevelopment interest within the B/GTRO. • The addition of eligibility criteria for projects that use bonus density pool units to contribute to public realm improvements and to not be gated furthers the intent of the Overlay and CRA Plan to revitalize the area, provide for urban -style development and interconnectedness between properties and neighborhoods. • Expiration timeframe placed on density bonus pool units allows for these units to not be tied up in projects that will not be developed or are underdeveloped. • The amendment provides clarity to the relationship of the Overlay to the underlying zoning district and proposed prohibited uses, and the intent to eliminate uses that are not consistent with the character of the community. NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES: As this is not considered a site -specific GMP amendment, a Neighborhood Information Meeting (NIM) is not required by LDC Section 10.03.05 F. A C-4 and C-5 Property Owner's meeting was held on October 29, 2020 where proposed changes to the heavy commercial uses were discussed. This GMP amendment along with proposed LDC amendments were discussed at two CRA Advisory Board Meetings. Scope of GMP and LDC changes was introduced during the November 12, 2020, CRA Advisory Board Special Meeting. Comments from this meeting were collected and proposed scope of changes were updated, including the removal of a maximum contribution limit for Density Bonus Pool of $500,000. On January 11, 2021, the CRA Advisory Board reviewed updated draft changes and CRA staff was provided with the direction to move the GMP and LDC amendments forward. LEGAL CONSIDERATIONS: The County Attorney's office reviewed the Staff report on June 7, 2021. The criteria for GMP amendments to the Future Land Use Element are in Sections 163.3177(1)(f) and 163.3177(6)(a)2, Florida Statutes. Page 6 of 7 Packet Pg. 2997 17.G.1 STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission forward Petition PL20210000603 to the Board of County Commissioners with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity and other statutorily required review agencies. Attachments: A) Bays h ore/Gateway Triangle Redevelopment Overlay Ordinance B) Bays h ore/G ateway Triangle Redevelopment Overlay Map C) Public Comments D) Data and Analysis Memo from Johnson Engineering Page 7 of 7 Packet Pg. 2998 17.G.2 RESOLUTION NO.2021- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AMENDMENTS TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, RELATING TO THE DENSITY BONUS POOL WITHIN THE BAYSHORE/GATEWAY TRIANGLE REDEVELOPMENT OVERLAY AND SPECIFICALLY AMENDING THE BAYSHORE/GATEWAY TRIANGLE REDEVELOPMENT OVERLAY OF THE FUTURE LAND USE ELEMENT, TO CHANGE REQUIREMENTS FOR THE USE OF THE DENSITY BONUS POOL; AND FURTHERMORE DIRECTING TRANSMITTAL OF THE AMENDMENTS TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. [PL20210000603] WHEREAS, Collier County, pursuant to Section 163.3161, et. sea., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act of 1985, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, Collier County staff has prepared amendments relating the Bayshore/Gateway Triangle Redevelopment Overlay of the Future Land Use Element; and WHEREAS, on , 2021, the Collier County Planning Commission considered the proposed amendment to the Growth Management Plan pursuant to the authority granted to it by Section 163.3174, F.S., and has recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, on , the Board of County Commissioners at a public hearing approved the transmittal of the proposed amendment to the state land planning agency in accordance with Section 163.3184, F.S.; and WHEREAS, upon receipt of Collier County's proposed Growth Management Plan Amendment, various State agencies and the Department of Economic Opportunity (DEO) have thirty (30) days to review the proposed amendments and DEO must transmit, in writing, to Collier County its comments within said thirty (30) days pursuant to Section 163.3184, F.S.; and WHEREAS, Collier County, upon receipt of the written comments from DEO must adopt, adopt with changes or not adopt the proposed Growth Management Plan Amendment within one hundred and eighty (180) days of such receipt pursuant to Section 163.3184, F.S.; and [21 -CMP-0 1091/1632266/1]31 Bayshore Gateway GMPA Words underlined are additions; Words stinuek thfou are deletions. PL20210000603 * * * * * * * * * * * * are a break in text 5/28/21 Packet Pg. 2999 17.G.2 WHEREAS, the DEO, within five (5) days of receipt of Collier County's adopted Growth Management Plan Amendment, must notify the County of any deficiencies of the Plan Amendment pursuant to Section 163.3184(3), F.S. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: The Board of County Commissioners hereby approves the proposed Growth Management Plan Amendment, attached hereto as Exhibit "A" and incorporated by reference herein, for the purpose of transmittal to the Department of Economic Opportunity and other reviewing agencies thereby initiating the required State evaluation of the Growth Management Plan Amendment prior to final adoption. THIS RESOLUTION ADOPTED after motion, second and majority vote this day of 12021. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA Deputy Clerk Approved as to form and legality: Heidi Ashton-Cicko Managing Assistant County Attorney Attachment: Exhibit "A" — Text amendments [21-CMP-01091/1632266/1131 Bayshore Gateway GMPA PL20210000603 5/28/21 M. Penny Taylor, Chairman Words underlined are additions; Words st okthroug = are deletions. * * * * * * * * * * * * are a break in text Packet Pg. 3000 17.G.2 IN ►3 U11111Pz:31x3 EXHIBIT A FUTURE LAND USE ELEMENT II. IMPLEMENTION STRATEGY *** *** *** *** text break*** *** *** *** FUTURE LAND USE DESIGNATION DESCRIPTION SECTION *** *** *** *** text break*** *** *** *** V. OVERLAYS AND SPECIAL FEATURES *** *** *** *** text break*** *** *** *** F. Bayshore/Gateway Triangle Redevelopment Overlay The Bayshore/Gateway Triangle Redevelopment BGTR Overlay, depicted on the Future Land Use Map, is within the boundaries of the Bayshore/Gateway Triangle Community Redevelopment Plan adopted by the Board of County Commissioners on June 13, 2000, as updated by Board Resolution 2019-75. The intent of the redevelopment program is to encourage the revitalization of the Bayshore/_Gateway Triangle Community Redevelopment Area (BGTCRA) 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 BGTR 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. Within the BGTR Overlay a density bonus pool has been established to incentivize investment within the BGTCRA. The density bonus pool units available to a protect are to incentivize redevelopment and to promote investment in the public realm. After the [effective date of Ordinancel, all projects utilizing the density pool are subject to the access and public realm requirements. The following provisions and restrictions apply to this Overlay: 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. 2. Residential uses are allowed within this Overlay. Permitted density shall be as E 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 a Text underlined is added; text stroke thre gh is deleted. Rows of Asterisks (** *** **) denotes break in text. 05/27/2021 Page 1 of 5 Packet Pg. 3001 WWIN [1I1I01I:11C] 17.G.2 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. 4. Density Bonus Pool for mixed use development. 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 described further in paragraph 4412 below, except that no project may utilize more than 97WRits 25% of the total density pool units available, or 10 units, whichever is greater. The 97 WRRit Gap milzemqiRate wh the BGC adepts by C om ,dm t limitations and � n on the use of ` 8 -,Ten ,�L�rren�enT-m„Tt�t;��ea the ,density Pool „nits for aRy one nreiert. 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. 89 and no. 15, below, except for mixed use prsjeets develeped developments 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 Overlay Zoning District Zoning eyerla., adopted February 28,2006 (Ordinance No. 06-08), and amended December 14, 2006 (Ordinance No. 06-63), and subsequently amended. For projects that do not comply with the requirements for this density increase the criteria established herein for density bonus pool eligibility, the+f density is limited to that allowed by the Density Rating System and applicable FLUE Policies, except as may be limited by a f� fut'ure the applicable zoning overlay. Properties located within the Mini Triangle Subdistrict are exempt from this paragraph. 5. Density bonus pool for residential -only protects on Bayshore Drive. Properties having frontage on one er nqere ef Bayshore Drive, Davis Boulevard, nirport_D„lling Read (west side enly) er 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 peel identified in paragraph 11 pool identified in paragraph 12, except that no project may utilize more than Q7�, an„its 25% of the total density bonus pool units available or 10 units, whichever is greater. T,he 77;nit Gap w; ep to whereBGG adepts, by ILDG t. In order to be eligible for this higher ,density the relde„elOpMeRt the density bonus pool units, the residential -only project along Bayshore Drive 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. G. PrejeGt shall Gonstitute Fed8VeIE)PFReRt of tom, d-c. All residential units shall be market rate units. d. Project must comply with eligibility criteria in paragraph no.15 below. For projects that do not comply with the reg„irements for this rdensit., innreose criteria established herein for density bonus pool eligibility, their density is limited to that allowed by the Density Rating System and applicable FLUE Policies and that of the Text underlined is added; text strike thre„gh is deleted. Rows of Asterisks (** *** **) denotes break in text. 05/27/2021 Page 2 of 5 Packet Pg. 3002 17.G.2 IN 1[1P11P1:31193 applicable zoning overlay. Properties located within the Mini Triangle Subdistrict are exempt from this paragraph. 6. Density Bonus Pool for Multi -Family or Mixed Use developments up to 2 acres in size. Up to 2 additional dwelling units per acre, are allowed to be allocated to multi -family or mixed use developments through a limited density bonus pool allocation from the density bonus pool identified in paragraph 12, subject to eligibility criteria listed in a-e below. a. The development shall be within a zoning district or overlay zoning district that Permits multi -family development or mixed use development. b. The property is limited to a maximum of 2 acres. An allocation request shall not be granted for property that is subdivided after the [effective date of Ordinancel, c. The maximum number of additional units is limited to four (4) additional units, and shall not exceed a densitv increase of 2 additional dwellina units Der acre. d. The development must satisfy the development standards of the Bayshore Mixed Use Overlay Zoning District or the Gateway Triangle Mixed Use Overlay Zoning District and applicable standards of the Limited Density Bonus Pool Allocation in the Land Development Code. e. Development must comply with eligibility criteria in paragraph no.15 below. 67. 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 through the density bonus pool as provided for in paragraphs 4 aad-5 through 6, above. The development standards of the Bayshore Drive Mixed Use Overlay Zoning District or Gateway Triangle Mixed Overlay Zoning District in the Collier County Land Development Code, whichever is applicable, shall apply to all new development within the Activity Center. 78. Existing Underlying zoning districts for some properties within the Triangle Redeyelenment BGTR 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 the uses within their existing underlying zoning un+il c,,nh time as st.,Rdards. except for prohibited uses established within section 4.02.16 of the LDC. For such prohibited uses existing as of [effective date of Ordinance], the use may continue to operate as identified within LDC section 9.03.00-Nonconformities. ,99. To qualify for twelve (12) dwelling units per acre, as provided for in paragraph no. 4 above (Density Bonus Pool for mixed use developments), or as otherwise permitted within the Mini Triangle Subdistrict, mixed use projects within the Triangle Redeyelepmen+ BGTR Overlay must comply with the design standards of the Bayshore Drive Mixed Use Overlay Zoning District or Gateway Triangle Mixed Use Overlay Zoning 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. 910. For density bonuses provided for in paragraphs nos. 4 and 5 through 6 above, base CU density shall be per the underlying zoning district. The maximum density of fin,eh,e (12\ Q Text underlined is added; text strike +hre, igh is deleted. Rows of Asterisks (** *** **) denotes break in text. 05/27/2021 Page 3 of 5 Packet Pg. 3003 WWIN [1I1I01I:11c] 17.G.2 er eight (8) Rits p shall he I�ted based � PGR total PRr est acreage The �`9T�Fe�a�l� a�urro�EaT ccrvcrrca�pvrrcvcar-prvJc�rcrcr�g� total project acreage may be counted for density purposes. 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. 4-011. 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. 12. Density Bonus Pool. A maximum of 388 dwelling units are permitter) were originally allocated to he utilized -in this BGTR Overlay for density bonuses, as provided in paragraphs nos. 4 through 6 and 5 above and paragraph no.14 below. T14is The 388 dwelling unit density bonus pool Gerrespendscorresponded 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. The Density Bonus Pool will be updated and tracked by the County Manager or designee. The Density Bonus Pool can be increased by Resolution of the Board of County Commissioners through allocation of residential units that are not developed. The residential units not developed will be permanently dedicated to the Density Bonus Pool via a legally recorded instrument that restricts the property from developing the dedicated units in the following circumstances: a. A property with a residential density entitlement transitions to a governmental, civic or institutional use, similar to the transition of the Botanical Gardens site to the Naples Botanical Gardens PUD, or b. A property with a residential density entitlement transitions to a commercial use, or c. A residential development is developed with fewer units than otherwise would be allowed per the eligible density of the underlying zoning district. 42 13. 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. 4314. The 9.93± acre Camden Landing Residential Planned Unit Development (RPUD) property located on the northeast corner of Bayshore Drive and Thomasson Road in Section 14, Township 50 South, Range 25 East, and shown on the Bays ho re/Gateway Triangle Redevelopment Overlay Map, shall be allowed up to 127 market rate multifamilv dwelling units, limited to townhouse and condominiums. No rental apartments shall be permitted. The maximum density allowed shall be 12.8 dwelling units per acre for a maximum of 127 dwelling units (achieved through the utilization of 97 dwelling units from the existing density bonus pool established within the Bays h o re/Gateway Triangle Redevelopment Overlay and 30 base dwelling units for which the site qualifies). A maximum of ninety-seven (97) density bonus pool units, as provided by the Bayshore/Gateway Triangle Redevelopment Overlay (B/GTRO) in the Future Land Use Text underlined is added; text strike three gh is deleted. Rows of Asterisks (** *** **) denotes break in text. 05/27/2021 Page 4 of 5 Packet Pg. 3004 WWIMA, [1I1I01I:11c] 17.G.2 Element of the GMP, are available for this RPUD for a period of seven (7) years from the date of approval of this PUDA. If, after seven (7) years, any of the bonus units have not been utilized, the bonus units shall expire and not be available unless authorized by the Board of Zoning Appeals. 15. For eligibility to utilize the density bonus pool, the prolect's vehicular access shall not be gated, and the protect shall provide public realm improvements. Public realm improvements are outlined within Objective 1, 2 and 3 of Element 5.3.2 and Objective 3 of Element 5.3.5 of the Bayshore Gateway Triangle Community Redevelopment Plan (adopted by Board Resolution 2019-75); the adopted Bayshore Gateway Triangle Community Redevelopment Area Public Arts Plan; and County approved Stormwater Master Plans or County approved Capital Plans for projects within the BGTCRA. The qualifying public realm improvements are specified in section 4.02.16.C.11 of the Land Development Code. 16. Expiration. If units are allocated from the density bonus pool and then not developed, these unused units shall revert back to the density pool in compliance with 4.02.16 of the Land Development Code. # # # # # # # # # # # # # # Text underlined is added; text strike three gh is deleted. 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SO- GOTRACT 8 DANFORD STREET CONTRACT BEING NEGOTIATED PUD COLLIER DRI SCALE 0 500FT. 100011. AMENDED — JANUARY 25, 2007 Ord. No. 2007-18 PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION DATE: 2/2006 FILE: BAYGATE— OVERLAY— 1 C.DWG - CANTA MAR CONDO ' i . ■■ M= 0.62 AC.11811 8.73 AC going in %////, MEN 1111 I111111 4V4LOV SCHOOL HOLLY PUD AVENUE RSF-3 PUD E. NAPLES COMMUNITY PARK ■NIIII MNI■1 ■■■■■■■■■■■■o■■■■■■■■■■■m� ■■■■�3Q■■■■■ii■■■■■■■■■■s\� PUD COLLIER DRI BOTANICAL GARDENS' PROPERTY (ELIGIBLE FOR DENSITY TRANSFER) CONTRACT BEING NEGOTIATED (ELIGIBLE FOR DENSITY TRANSFER IF PURCHASED) - BAYSHORE / GATEWAY TRIANGLE REDEVELOPMENT OVERLAY BOUNDARY Py G4' P ?P O "MINI TRIANGLE" CATALYST PROJECT c-a IL c� 0 a� a 0 0 m M 0 0 0 0 r N O N J IL LO to 0 0 m a Packet Pg. 3006 17.G.5 MedinaJosephine From: Joan Scannell <joan.scannell@yahoo.com> Sent: Thursday, June 3, 2021 9:53 AM To: MedinaJosephine Subject: Re: Bayshore Gateway Triangle Redevelopment Overlay GMPA - Public Comment EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Hi Josephine, The comments you put together look good. Thank you for doing this. I just added some additional thoughts as I was thinking about it last night. Below is my finalized version. Can you please make sure it lands on the desk of the individuals who make these decisions. Also, will this meeting be presented via live video and available for virtual attendance? Thank you, Joan Dear Zoning Board Members, I am against the Bayshore Gateway Triangle Redevelopment Overlay and ask that you both vote this down and commit to taking steps to restrict further development in the Naples/Collier County area. My main concern is how much more density will be permitted in this area and that Naples is starting to turn into Lee County. More urban style development is not what is needed in Naples. I worry about that continued destruction of undeveloped land will destroy the historic Florida character Naples once had. I am concerned about the number of housing developments being approved in the area as it seems that they are just trying to pack as many homes in as they possibly can. From the way zoning keeps approving these developments, the authorities seem to have no concern about the overwhelming destruction of unspoiled land and they don't care these houses are literally on top of each other with little to no separation from one another. In addition, the impact on our infrastructure has also been seen with the increase in traffic on the Collier County roads. It is nearly impossible to go even a few blocks down any of our major roadways without finding ourselves log - jammed in traffic. This was not this way just a few years ago. I would also like to note that I am also VERY concerned that current development appears to be already encroaching on the Everglades themselves. This is a very delicate ecosystem and it should be protected above any developmental interests. Under no circumstances should there be any housing developments of any size in this area. Finally, as this applies to commercial development, there are still a lot of existing, empty commercial properties that have no tenants. Instead of building a new commercial property in another location, these locations should be considered for reconstruction/rehabilitation rather than destroying untouched natural land. One example of empty commercial property is the plaza across from the Collier County government complex. In summary, I have very grave concerns about the massive development I have seen in Collier County in the last 11 years that I have owned my property. I ask you to vote down the Bayshore Gateway Triangle Redevelopment Overlay AND restrict further development in the county because we are 1. unnecessarily destroying undeveloped land, 2. risking the well-being of the delicate Everglades ecosystems that borders the city, 3. we are destroying the former Old Florida Charm Naples once had, 4. we are already overtaxed on the ability of our infrastructure/roads to handle more people, 5. we have plenty of commercial property already vacant that can be rehabilitated and used and 6. we at over -density already as a result of all the housing developments built in the last few years. c aD E E 0 U 0 a U a U U c a� E t CU Q Packet Pg. 3007 17.G.5 I ask that you seriously consider my request and put the well-being and authenticity of Naples ahead of any economic interests/incentives that might be motivating the over -development and extreme taxation of this region. Let us learn from the mistakes of Lee County rather than repeat them here. Thank you, Joan Scannell 163 Palm Drive Naples, FL 34112 (518) 428-8655 On Thursday, June 3, 2021, 06:49:22 AM EDT, MedinaJosephine<josephine.medina@colliercountyfl.gov> wrote Good morning, Please see below summary of your concerns from our phone conversation. That will be included as part of the record. For this Growth Management Plan Amendment. Main concern is how much more density will be permitted in this area and that Naples is starting to turn into Lee County. More urban style development is not what is needed in Naples. In fact, there are still a lot of empty commercial properties that have no tenants. Instead of building a new commercial property in another location, these locations should be considered for reconstruction rather than destroying untouched natural land. One example of empty commercial property is the plaza across from the Collier County government complex. Concerned with the number of developments approved where it seems that they are just trying to just pack as many homes they possible can and the way Zoning keeps approving these homes that seem to have little to no separation from one another. Respectfully, Josephine Medina Principal Planner Geer Go""t Zoning Division 2800 N. Horseshoe Dr. Naples, FL 34104 Office: (239) 252-2306 Josephine. Medina(c)_colliercountyfl.gov Packet Pg. 3008 IL'►-75 17.G.6 NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Board of County Commissioners on July 13, 2021, in the Board of County Commissioners Meeting Room, Third Floor, Collier Government Center, 3299 East Tamiami Trail, Naples, FL, to consider the enactment of a County Resolution. The meeting will commence at 9:00 A.M. The title of the proposed Resolution is as follows: A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AMENDMENTS TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, RELATING TO THE DENSITY BONUS POOL WITHIN THE BAYSHORE/GATEWAY TRIANGLE REDEVELOPMENT OVERLAY AND SPECIFICALLY AMENDING THE BAYSHORE/GATEWAY TRIANGLE REDEVELOPMENT OVERLAY OF THE FUTURE LAND USE ELEMENT, TO CHANGE REQUIREMENTS FOR THE USE OF THE DENSITY BONUS POOL; AND FURTHERMORE DIRECTING TRANSMITTAL OF THE AMENDMENTS TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. [PL20210000603] o -4 Davis BLVD Project Location m rc 3 rhomasson n Rattlesnake Ham ock RD A copy of the proposed Resolution is an file with the Clerk to the Board and is available for inspection. All interested parties are invited to attend and be heard. NOTE: All persons wishing to speak on any agenda item must register with the County manager prior to presentation of the agenda item to be addressed. Individual speakers will be limited to 3 minutes on any item. The selection of any individual to speak on behalf`of an organization or group is encouraged. If recognized by the Chairman, a spokesperson fora group or organization may be allotted 10 minutes to speak on an item. Persons wishing to have written or graphic materials included in the Board agenda packets must submit said material a minimum of 3 weeks prior to the respective public hearing. In any case, written materials intended to be considered by the Board shall be submitted to the appropriate County staff a minimum of seven days prior to the public hearing. All materials used in presentations before the Board will become a permanent part of the record. As part of an ongoing initiative to promote social distancing during the COVID-19• pandemic, the public will have the opportunity, to provide public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely, should register any time after the agenda is posted on the County website which is 6 days before the meeting through the link provided on the front page of the County website at www.colliercountyfl.gov. Individuals who register will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. For additional information about the meeting, please call Geoffrey Willig at 252-8369 or email to Geoffrey.WilligCDcoiliercountyfi.gov. Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA PENNY TAYLOR, CHAIRMAN CRYSTAL K. KINZEL, CLERK OF THE CIRCUIT COURT & COMPTROLLER By: Teresa Cannon Deputy Clerk (SEAL) No-caaiasao-oi N A Q Packet Pg. 3009 SINCE 1946 ENGINEERING TO: Jeremy Frantz DATE: February 18, 2020 Data & Analysis Density Pool GMP and FROM: Mike Bosi, AICP RE: LDC amendments Please find attached to the support Data and Analysis for the proposed Bayshore Community Redevelopment Agency (CRA) Density Pool Growth Management Plan (GMP) amendment and subsequent Land Development Code (LDC) Amendment. The following documents are provided within the package. Ordinance NO. 2000-87, the GMP amendment that adopted the Bayshore/Gateway Triangle Redevelopment Overlay, which established the original density bonus for the Overlay. The 388 dwelling units that were density associated with the lands that were to be rezoned to the Naples Botanical Garden PUD and to become available within the Overlay after the rezoning of the property. Justification for what is proposed within current the Density Pool GMP amendment. Ordinance NO. 2007-18, The GMP amendment that modified the Bayshore/Gateway Triangle Redevelopment Overlay to designate the 388 units density bonus units available to the Overlay, as the Density Pool Units and eliminate the restriction of these units, recognizing the Botanical Garden PUD rezone had already transpired. Another recognition that density within the Overlay, when transitioned to non-residential use can be utilized by the Overlay to promote the redevelopment goals of the CRA. The update Bayshore Redevelopment Plan, adopted by the BCC on May 13, 2019. The plan through Objective 1, Strategy 2 directs that, "In awarding density pool units, establish eligibility requirements and/or performance metrics that promote these urban approaches." This directive supports the newly established criteria for density pool participation proposed with the proposed Density Pool amendment, as well as the public realm improvements proposed. Located on page 5-3-14 of the attached Redevelopment Plan. Objective 3, Strategy 1 promotes the identification of opportunities and incentives for the promotion of public art and other public realm improvements (page 5-3-22). As proposed within the public realm improvements proposed within the Density Pool amendments. Additional Public Realm support within the Redevelopment Plan can be found within Objective 1 (page 5-3-14), 2 (page 5-3-16) and 3 (page 53- 22) of Element 5.3.2. Ordinance NO. 17-18, The Mattamy RPUD, which on page 11 contains a provision to where unused Density Pool Units revert to the Density Pool if not used within a specific time frame, as proposed within the Density Pool amendment. 2350 Stanford Court . Naples, Florida 34112 (239) 434-0333 . Fax (239) 434-9320 0M I-Q"'"—"v� ORDINANCE NO. 2000- 87 AN ORDINANCE AMENDING COLLIER COUNTY ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN BY AMENDING THE FUTURE LAND USE N ELEMENT AND FUTURE LAND USE MAP TO ESTABLISH THE a BAYSHORE/GATEWAY TRIANGLE REDEVELOPMENT 44� OVERLAY; BY PROVIDING FOR SEVERABILITY AND BY \�ttlo�aPROVIDING AN EFFECTIVE DATE. WHEREAS, Collier County, pursuant to Section 163.3161, et. sep., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines. certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Collier County Resolution 97-431 establishes a policy to utilize an annual cycle for Growth Management Plan Amendments and allows the Board of County Commissioners to initiate a second cycle of amendments that shall comply with the same procedures; and WHEREAS, the Board of County Commissioners on November 23, 1999 dire]W stEffto initiate the additional cycle of amendments in 2000 in recognition of the redevelopmEirit eff6irts C. underway in the Bayshore/Gateway Triangle Redevelopment area; and "A WHEREAS, Collier County did submit this Growth Management Plan amendment to the Department of Community Affairs for preliminary review on May 25, 2000; and WHEREAS, the Department of Community Affairs did review and make written objections to this amendment to the Growth Management Plan and transmitted same in writing to Collier County within the time provided by law; and WHEREAS, Collier County has 60 days from receipt of the Objections, Recommendations and Comments Report from the Department of Community Affairs to adopt, adopt with changes or not adopt the proposed amendment to the Growth Management Plan; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and did hold public hearings concerning the adoption of this amendment to the Growth Management Plan on December 12, 2000; and Words underlined are additions; Words 6tFUGk thFewg# are deletions WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of this amendment to the Future Land Use Element, including the following: the Collier County staff report; the Notice of Proposed Change application; the document entitled Collier County Growth Management Plan Amendment (CP-2000-1) and the other documents, testimony and information presented and made part of the record at the meetings of the Collier County Planning Commission held December 7, 2000, and the Collier County Board of County Commissioners held on December 12, 2000; and WHEREAS, all applicable substantive and procedural requirements of law have been met; And; NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE FUTURE LAND USE ELEMENT AND THE FUTURE LAND USE MAP OF THE GROWTH MANAGEMENT PLAN. The Board of County Commissioners hereby adopts this amendment to the Land Use Designation Description Section of the Future Land Use Element and Future Land Use Map in accordance with Section 163.3184, Florida Statutes. The text of the amendment is attached hereto as Exhibit " X . SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. of Compliance. SECTION THREE: EFFECTIVE DATE. THE effective date of this amendment to the Future Land Use Element and Future Land Use Map shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the Element in compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be sent to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3rd Floor, Tallahassee, Florida 32399-2100. Words underlined are additions; Words sty thFGugli are deletions PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier Countythis AAk day of r `i ' 2000. ATTEST: DWIGHT E. BROCK, Clerk )ee&a .test: as to Chairman-s A peters only. Approved as to form and legal sufficiency: ly% I11ij - Ct Marjorie M. Student Assistant County Attorney 2000 GMP Adoption Ordinance BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BY: James D. Ofiarter, PhD Chairman This ordinance filed with the Se retary ofS,t��}}e��'s Office the Z day of j!g4G zeo0 and acknowledgement of that filing�r ,ceeived this y y of 1� De" clerk Words underlined are additions; Words stFUskthredgli are deletions EXHIBIT A Amend the existing Future Land Use Element. The proposed text additions are to Pages 11, 17, 18, 19, 22, 24 and 40. Page 40 D. 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 March 14, 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 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. Oneor more zoning overlays will be 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: 1. Mixed -Use Development: Mix of residential and commercial uses are permitted. For such development, commercial uses are limited to C-1 through C-3 zoning district uses plus hotel/motel use. 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 maior roadways. Parking facilities are encouraged to be located in the rear of the buildings with the buildings oriented closer to the maior roadway to promote traditional urban development. 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 and except as may be limited by a zoning overlay. 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. *words underlined are added; words ask-thr—gh are deleted. Properties with access to US-41 East are allowed a maximum density of 12 residential units per acre. 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 #9, below, except for mixed use projects developed within the "mini triangle" catalyst proiect site as identified on the Bayshore/Gateway Triangle Redevelopment Overlay Map. The "mini triangle" project site is eligible for the maximum density of 12 units per acre, with development standards to be approved by the Board of County Commissioners at a later time. 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. 5. Properties with access to Bayshore Drive, as identified in the Bayshore Drive Mixed Use Zoning Overlay District, are allowed a maximum density of 12 residential units per acre. In order to be eligible for this higher density, the property must meet the specific development standards that will apply to residential and mixed -use development along the Bayshore Drive corridor, and must comply with the standards identified in Paragraph #9, below. 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. 6. The Bayshore Drive Zoning Overlay will be developed and adopted into the Land Development Code in the present or next available amendment cycle. Expansion of existing commercial zoning boundaries along Bayshore Drive within the Bayshore Drive Mixed Use Zoning Overlay District will not be allowed until the zoning overlay is in place. Non -commercially zoned properties within the Bayshore Drive Mixed Use Zoning Overlay District may be eligible for in -fill low -intensity commercial development provided they meet the criteria listed below: If one parcel in the proposed project abuts commercial zoning on one side the commercial zoning may be applied for the entire proiect site. The following requirements must be met: joint access and/or vehicular interconnection; pedestrian interconnection; and the entire project site must comply with Division 2.8 of the Land Development Code, as may be modified by the Bayshore Drive Mixed Use Zoning Overlay b. The depth of a parcel for which commercial zoning is sought may exceed the depth of the abutting commercially zoned property. Adequate buffers must be provided between the commercial uses and non-commercial uses and non- commercial zoning. c. The proiect must be compatible with existing land uses and permitted future land uses on surrounding properties. Parcels currently within the boundaries of Mixed Use Activity Center #16 will continue to be governed by the Mixed Use Activity Center Subdistrict. A zoning 'words underlined are added; words stFUGk bFGugh are deleted. overlay may be developed for these properties within the Mixed Use Activity Center to provide specific development standards. B. Existing zoning districts for some properties within the Bays ho re/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. 9. To qualify for 12 dwelling units per acre, mixed use projects within the Bayshore/Gateway Triangle Redevelopment Overlay must comply with the following standards: A Buildings containing only commercial uses are limited to a maximum height of three stories. b. Buildings containing only residential uses are limited to a maximum height of three stories except such buildings are allowed a maximum height of four stories if said residential buildings are located in close proximity to US-41. c. Buildings containing mixed use (residential uses over commercial uses) are limited to a maximum height of four stories. d. Hotels/motels will be limited to a maximum height of four stories. e. For purposes of this Overlay, each 14 feet of building height shall be considered one story. f. For mixed -use buildings, commercial uses are permitted on the first two stories only. g. Each building containing commercial uses only is limited to a maximum building footprint of 20,000 square feet gross floor area. h. One or more zoning overlays may be adopted which may include more restrictive standards than listed above in Paragraphs a —g. 10. For properties outside of the Coastal High Hazard Area, any eligible density bonuses, as provided in the Density Rating System, are in addition to the eligible density provided herein. For properties within the Coastal High Hazard Area (CHHA), only the affordable housing density bonus, as provided in the Densit Rating System, is 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. 11. A maximum of 388 dwelling units are permitted to be utilized in this Overlay for density bonuses as provided in #4 and #5 above for that portion of the Overlay lying within the CHHA, except that 156 dwelling units with direct access to US-41 East shall not be counted towards this 388 dwelling unit limitation. These 388 dwelling units correspond with the number of dwelling units to be rezoned from the *words underlined are added; words struGk4hrough are deleted. botanical gardens sites, as provided for below, resulting in a shift of dwelling units within the CHHA. There is no such density bonus limitation for that portion of the Overlay lying outside of the CHHA. 12. The Botanical Garden, Inc. properties located in Section 23,Township 50 South and 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. 13. Within one year of the effective date of this amendment establishing the Bayshore/Gateway Triangle Redevelopment Overlay, the properties to be developed with a botanical garden or other non-residential use, will be rezoned from the present 388 residential zoning districts to a non-residential zoning district(s). No portion of the dwelling unit density bonuses within the CHHA can be utilized until a corresponding number of dwelling units has been rezoned from the botanical gardens site(s), as provided for above. The following changes are needed to clarify the intent of the overlay in other sections of the Future Land Use Element. Page 11 Policy 1.5: Overlays and Special Features shall include: A. Area of Critical State Concern Overlay B. Areas of Environmental Concern Overlay C. Airport Noise Area Overlay D. Bayshore/Gateway Triangle Redevelopment Overlay Page 17 and 18 I. URBAN DESIGNATION Urban Designated Areas will accommodate the following uses: a. Residential Uses including single family, multi -family, duplex and mobile home. The maximum densities allowed are identified in the Districts,-apASubdistricts and Overlays that follow. b. Non-residential uses including: 12. Commercial uses subject to criteria identified in the Urban — Mixed Use District, PUD Neighborhood Village Center Subdistrict, and in the Urban Commercial District, Mixed Use Activity Center Subdistrict and Interchange Activity Center Subdistrict and in the Bayshore/Gateway Triangle Redevelopment Overlay. 15. Hotels/motels consistent by Policy 5.9, 5.10, and 5.11, or as permitted in the Immokalee Area, Golden Gate Area and Marco Island Master Plans, and as permitted in the Bayshore/Gateway Triangle Redevelopment Overlay. Page 19 2. Urban Coastal Fringe Subdistrict *words underlined are added; words 6truGk Mrough are deleted. In order to facilitate hurricane evacuation and to protect the adjacent environmentally sensitive Conservation Designated Area, residential densities shall be limited to 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 Transfer of Development Rights, and except as provided in the Bayshore/Gateway Triangle Redevelopment Overlay. Page 22 DENSITY RATING SYSTEM The Density Rating System is applicable to 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 for Affordable Housing and Transfer of Development Rights, and except as provided for in the Bayshore/Gateway Triangle Redevelopment Overla . Page 24 1. Mixed Use Activity Center Subdistrict 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. Additionally, some commercial development is allowed outside Mixed Use Activity Centers in the PUD Neighborhood Village Center Subdistrict, Office and Infill Commercial Subdistrict, Interchange Activity Center Subdistrict, Traditional Neighborhood Design Subdistrict, the Bayshore/Gateway Triangle Redevelopment Overlay and by Policies 4.7, 5.9, 5.10, and 5.11 of the Future Land Use Element. Page 40 FUTURE LAND USE MAP SERIES Future Land Use Map Mixed Use & Interchange Activity Centers Properties Consistent by Policy (5.9,5.10,5.11) Natural Resources Wetlands Map Wellhead Protection Areas Bayshore/Gateway Triangle Redevelopment Overlay Map `words underlined are added; words 6tFUGk-thFeu9h are deleted. PROPOSED FUTURE LAND USE MAP CHANGE CP2000-01 BAYSHOREIGATEWAY TRIANGLE REDEVELOPMENT OVERLAY R 25E I R20E I R27E I R28E R28E I R30E I 831E I R32E I R33E I R34E HENEIP i '-()I I lT w FUTURE LAND USE MAP • AS AMENDED, YAM, 2000 f.- Collier County Florida �r ' t3 � � l OIL ANTHER r {NATIONAL "WLFE �% /I.� rr.l�x [ ^1Mws�ini w STATE 1 — PRESERVE 2— —saw @' It IN 01 mm I I URRAM 0911"ATICIN AGRICULTURAL / RURAL OEBNiIATglI I' ❑ riwx s[s[sxn.a ymsnecr '. ❑ RENQAsrwnNRu rNSE rs sRssr Orsaxrw Qua+r E.cs ROAL TupT+K, I] suAt s --I -A onnxn ® waAx rns,r .RwQ simsrrc, ❑ Rwr .as,wa as+R,n ® w.x Rsaxw rRrQ smswrcr � ESTATES M54MATM SU-1 ro Anoa�om nuAQ ax.a sms+wc ❑ CONSERVATION WS MATRHI RAP` OVERLAYS AND c cD.rw,a/Mr.AKL v.�sos,.,n SPECIAL FEATURES ■ ro DQ DssQ� vmswct ❑ rcvwuARD WAS wroGsu OR[Nn:r ❑ .Rus a [R.rwcx,w a.Qrx ... conA. rsrw nArwiD Ar. �[nMl� Qx+[R 9mfA[, * rRR[uxQ Kxvr. 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BROCK, Clerk of Courts in and for the Twentieth Judicial Circuit, Collier County, Florida, do hereby certify that the foregoing is a true copy of: ORDINANCE NO. 2000-87 Which was adopted by the Board of County Commissions op i=` the 12th day of December, 2000, during Regular Session. o �' WITNESS my hand and the official seal of the Board ©ff. v County Commissioners of Collier County, Florida, this 13t4--day,,_, of December, 2000. Q tic DWIGHT E. BROCK Clerk of Courts and Clerk Ex-officio to Board of County Commissioners - Y. By: Ellie Hoffman, ..'" Deputy Clerk ,��1112 73 t4 TP FEB 2001 j ORDINANCE NO. 07- G,� t r RECEIVED r1 ,? i � N ORDINANCE AMENDING ORDINANCE NUMBER 89- ��j` 05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES; BY PROVIDING FOR SEVERABILITY; AND BY PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, Collier County has held public hearings to provide for and encourage public participation throughout the 2006-07 plan amendment process; and WHEREAS, Collier County did submit the 2006-07 Growth Management Plan Amendments to the Department of Community Affairs for preliminary review on May 26, 2006; and WHEREAS, the Department of Community Affairs did review and did make written objections to the FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES Amendments to the Growth Management Plan and transmitted the same in writing to Collier County within the time provided by law; and WHEREAS, Collier County has 120 days from receipt of the written objections from the Department of Community Affairs to adopt, adopt with changes or not adopt the proposed FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES Amendments to the Growth Management Plan; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and did hold public hearings concerning the adoption of the FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES Amendments to the Growth Management Plan on January 25, 2007; and WHEREAS, all applicable substantive and procedural requirements of law have been met; and NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENTS TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES OF THE GROWTH MANAGEMENT PLAN. This Ordinance as described herein, shall be known as the FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES Amendments to the Growth Management Plan for Collier County, Florida. The Collier County Growth Management Plan FUTURE LAND USE ELEMENT FUTURE LAND USE MAP AND MAP SERIES Amendment is attached hereto as Exhibit A and incorporated herein by reference. 1 SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this Amendment to the FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the Element in compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No development orders, development permits, or land uses dependent on this Element may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be sent to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3rd Floor, Tallahassee, Florida 32399-2100. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County this 25th day of January, 2007. ATTEST:. , DWI TEE: CK,.CLERK Bcul .PMl�tirks' �� L�� g r�►a+� � •�1.9+z�t'Wr� G��;. APPROVED' A'S''TO FORM AND LEGAL SUFFICIENCY: MARJORIE M. STUDENT-STIRLING ASSISTANT COUNTY ATTORNEY BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FL ID BY: JAMEStOLETTA, CHAI RFAAN 2007 FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES This ordinance fill with the Secr tory of State' Office tr,c ay of �, _0 end acknowledgement f r!3 7 fill r ceived this day of � i)epuh, Cferk' . 2 Future Land Use Element As Adopted by BCC 2.2-07 GOAL: OBJECTIVE 1: Policy 1.1: EXHIBIT "A" Goal, Objectives and Policies Future Land Use Element (FLUE) [No change to text, page III [No change to text, page III [Revised text, page 111 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 7. Residential Mixed Use Neighborhood Subdistrict 8. Orange Blossom Mixed -Use Subdistrict 4-09. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict 4410. Henderson Creek Mixed -Use Subdistrict 4-211. Research and Technology Park Subdistrict 4-312. Buckley Mixed -Use Subdistrict 4-413. Commercial Mixed Use Subdistrict �514. Davis Boulevard/County Barn Road Mixed -Use Subdistrict 15. Livingston/Radio Road Commercial Infill Subdistrict 16. Vanderbilt Beach Road Neighborhood Commercial Subdistrict B. URBAN - COMMERCIAL DISTRICT 1. Mixed Use Activity Center Subdistrict 2. Interchange Activity Center Subdistrict 3. Livingston/Pine Ridge Commercial Infill Subdistrict 4. Business Park Subdistrict 5. Research and Technology Park Subdistrict 6. Livingston Road/Eatonwood Lane Commercial Infill Subdistrict 7. Livingston Road Commercial Infill Subdistrict 8. Commercial Mixed Use Subdistrict 409. Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict 10. Goodlette/Pine Ridge Commercial Infill Subdistrict Words underlined are added; words are deleted. *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** Future Land Use Element As Adopted by BCC 2.2-07 Policy 1.2: [No change to text, page 12] Policy 1.3: [No change to text, page 12] Policy 1A [No change to text, page 121 Policy 1.5: [No change to text, page 121 OBJECTIVE 2: [No change to text, page 12] Policy 2.1: [No change to text, page 12] Policy 2.2: [No change to text, page 12] Policy 2.3: [No change to text, page 12.11 Policy 2A [Revised text, page 12.1] *** *** *** *** *** *** *** *** *** *** *** *** ._ ._ • • .. *** *** *** *** *** *** *** *** *** *** *** *** Policy 2.5: [No change to text, page 12.1] Policy 2.6 [New text] 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 ConcurrencyException 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. Words underlined are added; words s#FUsk thMugh are deleted. 2 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 OBJECTIVE 3: [Revised text, page 131 Land Development Regulations have been adopted to implement this Growth Management Plan pursuant to Chapter 163.3202, Florida Statutes (F.S.1, in order to 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. Policy 3.1: [Revised text, pages 13, 14] 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_ aH+d These include the following provisions: a. The LDC contains Genie" County Subdivision Cede shall p ide � 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. b. The LDC contains provisions that Pprotect environmentally sensitive lands and provide for the retention of open space. This shall be has been accomplished_ through the implementation of various zoning districts and zoningoverlays that restrict higher intensity land uses in the Rural Fringe Mixed Use District thf@ttgh Land Use Designations that est t h he iatens4y lafid o and, which require specific land development standards for the remaining allowable land usesi aH+d through the adoption of permanent Natural Resource Protection Area JNRPAJ Overlaysi a integration of State of Florida Big Cypress Area of Critical State Concern regulations into the Genie~ Count • band Development Code LDC, and, in part., through implementation of the Rural Lands Stewardship Overlay. This s4a44 has also been accomplished through the implementation of regulations such as minimum open space requirements, affd 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. C. Drainage and stormwater management practices shall be regulated governed by the implementatien of the South Florida Water Management District Surface Water Management regulations. 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. Words underlined are added; words stFUG14 t#reug# are deleted. 3 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by 6CC 2-2.07 e. Signage regulations in the LDC Regulate signage thfough the Sign Ofdinanee, whieh shall provide include frontage requirements for signs, require shared signs for smaller properties, contain definitions., and estab " 'hme include an amortization schedule for non -conforming signs. The safe and convenient flow of on -site traffic fly, as well as the design of vehicle parking areas needs sh N be are addressed through the site design standards as well as 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. g. The LDC £ensures the availability of suitable land for utility facilities, and other essential services necessary to support proposed development., by providing €er-a Publie Use Zoning Di for the location of public facilities and other essential services in the Public Use ZoninE District, and in other zoning districts via the Essential Services regulations. h. The LDC provides for the protection of historically significant properties shall be in , through regulations that: provide for the adoption of the an Historic/Archaeological Preservation Board; provides for the identification of mapped areas of Hhistoric/-Aarchaeological probability; requires completion of a survey and assessment of discovered sites; and., provides a process for designation of sites, structures, buildings and properties as historically and/or archaeolo gically significant. i. The mitigation of incompatible land uses within the area designated as the Maples Veit Noise Zone Airport Noise Area on the Future Land Use Map shall be accomplished through_ implementation of regulations whieh that require sound- proofing for all new residential structures built within the 65 LDN Contour as identified oft the Futtife Imand Use -Map; recording of the legal descriptions of the noise contours boundary in the property records of the County., and., thfeagh an the inter -local agreement with the Naples Airport Authority that requires to the County to notify the Naples AifpeA Authority of all development proposals located within 20,000 feet of the airport which that exceed height standards established by the Federal Aviation Administration. Collier County shall not No issue development orders shall be issued whieh 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 are have been found to be consistent with this P4a* Element via consistency with one or more of Policies 5.9 through 5.13. Words underlined are added; words 6tFUGk thF9ugI4 are deleted. 4 .............x........x....... Indicates break in text .....x .......................... Future Land Use Element As Adopted by BCC 2-2-07 Policy 3.2: [Revised text, page 141 The Land Development Regulations have been codified into a single unified Land Development Code (Ordinance 91 102 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 streamliningpreeedur-es of the review process. OBJECTIVE 4: Policy 4.1: [No change to text, page 14] [Revised text, page 14] A detailed Master Plan for the Golden Gate Estates 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 Nnatural Rresources, Ffuture Lland muse, preservation of the Estates' rural character, , transportation improvements, other Ppublic 1-facilities, and the provision of emergency services adie, eansider-ations. Policy 4.2: [Revised text, page 151 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 followine the 1996 Evaluation and Appraisal Report. The Immokalee Area Master Plan addresses N *,fal Des,.,,fees conservation, Ffuture Lland muse, population, recreation, transportation D��1=aeilTties, Hhousing, Ufban Design; and the local economy Land DevelepfHent Regulations and athef e6fisidefatiORS. Major purposes of the Master Plan shall be are coordination of land uses and transportation planning, redevelopment or renewal of blighted areas, and elifn nation of land „ ineensistent with the eammunity's ehaf aetef the promotion of economic development. Policy 4.3: [Revised text, page 151 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 addresseds Ppopulation, Ppublic Ffacilities, Ffuture Lland muse, Uurban Ddesign, Lland Ddevelopment Rregulations, and other considerations. However, all lands that were encompassed by the Master Plan are now within the Citv of Marco Island and are subiect to its comprehensive plan and land development regulations. Accordingly, the Marco Island Master Plan has been deleted from the Collier County Growth Management Plan. Words underlined are added; words GtFUGk thF9ugI4 are deleted. 5 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adapted by BCC 2-2.07 Policy 4A [Revised text, page 15] 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 the fellowing read eafri 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 germs 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 -Pullin Road; C. US 41 from Creech Road to Pine Ridge Road; and d. US 41 from Davis Boulevard to Airport -Pulling Road. Policy 4.5: [Revised text, page 151 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 Sstudy includes a detailed inventory of industrial uses, projections of demand for industrial land, and recommendations for future land use allocations and locational criteria. Upen Subsequent to completion of the Economic Ilan Element of this Growth Management Plan, adopted in December 2003, staff shall prepare an update to the Industrial Land Use Study a study will be under -taken to idetillif�, the need for- additional Indust6ally designated land within the Coastal Ufban Are . Policy 4.6: [Revised text, pages 15, 16] Access Management Plan provisions have been developed for Mixed Use and Interchange Activity Centers designated on the Future Land Use Map have been developed 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 #01- 247, adopted June 26, 2001). Words underlined are added; words StFUGk thFeug4 are deleted. 6 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2.2.07 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 L-lots, parcels, and subdivisions, which are fe toa, 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 that the above -mentioned standards (a. — c.) afe eefnplied with. Policy 4.7: [Revised text, page 161 The Board of County Commissioners may consider whether to adopt Rredevelopment Pplans for existing commercial and residential areas may be eensidefed by the Beafd a These Such plans may eensider include alternative land uses its, modifications to development standards, and incentives that may be necessary to encourage redevelopment. The Bayshore/Gateway Triangle Redevelopment Plan was adopted by the Board on March 14, 2000; it encompasses the Bayshore Drive corridor and the triangle area formed by US 41 East, Davis Boulevard and Airport -Pulling Road. Fer- pr-epefties that have been r-eviewed under- the Zoning Reevaluatien Pfegfaffi, ehanges to the density and intensity of use per-mitted fflay be eensidered, in or-def to efleaufage r-edeyelepffiefit in these areas. See 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 U.S. 41 North and Goodlette-Frank Road; Drive;b. Baysher-e Drive between U.S. 41 East and Themassen Read;e. U.S. 4 1 East between Davis Baulevafd and Aifpeft Pulling d. Davis Boulevard between U.S. 41 East and nifpe,.t Pulling Read; eb. U.S. 41 North in Naples Park; and, f. G.R. 951 between Gr-eea Boulevard and Golden Gate Par-kway; a gc. Bonita Beach Road between Vanderbilt Drive and the west end of Little Hickory Shores #1 Subdivision. Policy 4.8: [Revised text, page 161 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, weighted population projections shall be calculated for all public facilities eyieept potable water- and ref using BEBR's hio medium range growth rate. Population definitions are Words underlined are added; words 6tFUGk thFOU914 are deleted. 7 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 provided in Policy 1.2 of the Capital Improvement Element. ; , be ealeulated based upon 95% of the BEBR high range gFOWth rate. FaF potablewa BEBR high FaHge gFE)Wth ate population PFE�eefiOHS th« gh the F;,-st to yC-Ql J, VII U Policy 4.9: [Revised text, page 161 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. , , implement 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. E)r- any phase Commission an june 22 1999 The geegr-aphie seepe of the assessment afea, > > 4 the designation of Natural Deseee—F-reteetion Afeas aft the €utufe Land Use Policy 4.10: [Revised text, page 171 Public participation and input was shall be primary feature and goal of the Rural and Agricultural Assessment. and assessfnent . Representatives of state and regional agencies shall be invite `o participated in, and assisted in., the aAssessment. The Ceatity shall enstwe During the three-year Assessment and subsequent comprehensive plan amendment process, community input thfeugh eaeh phase of Assessment which ,Y> include was provided through workshops, public meetings, appointed committees, technical working groups, and established advisory boards including the Environmental Advisory Council Gemmittee and the Collier County Planning Commission OBJECTIVE 5: Policy 5.1: [No change to text, page 17] [Revised text, page 171 All rezonings must be consistent with this Growth Management Plan. eansistent with this Futofe Land Use Element via Peheies 5.9 through 5.12, pfevided th ! and the ever -all intensity of development allowed by the new zoning distfiet, e3ie allowed by Peliey 5.11, afe not iner-eased. However-, for- these PFOpei4i . feved fe Words underlined are added; words stFUGk tk►reagh are deleted. g *** *** '..... *** *** *** *** *** *** Indicates break in text ...... *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 intensity of development allewed by the neA, zoning distfiet is not iner-eased. FU though aft over-all intensity fRay f suit, for- these pfopefties approved fef eemmefeial tises, residential units may be added as pfevided for- in the Comme N, keel Use Sobel stfi .+ 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 5.14, the following provisions apply 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 existingzoning oning 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 ay 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. 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 existingzoning oning district, and provided the overall intensityoof industrial land use allowed by the existingzoning district is not exceeded in the new zoning district. 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 existingzoning district, and provided the overall intensity of development allowed by the new zoning district does not exceed that allowed by the existingzoning_ district. d. For property deemed to be consistent with this Element pursuant to one or more of policies 5.9 through 5.14, said property 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 existingzoning oning district and the proposed zoning district. Policy 5.2: [Revised text, page 171 All applications and petitions for proposed development shall be consistent with this Growth Management Plan, as determined by Words underlined are added; words stFtsl# are deleted. *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2.2-07 Compr-ehensive Plan and these found to be ineensistent with the Plan -by the Board of County Commissioners shall not be peffnitted. Policy 5.3: Policy 5A [No change to text, page 17] [Revised text, page 171 New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 91102 04-41, adopted June 22, 2004 and Oetebef 30; 'mT effective October 18, 2004, as amendedl. Policy 5.5: [Revised text, page 181 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. Policy 5.6: Policy 5.7: Policy 5.8: [No change to text, page 18] [No change to text, page 18] [Revised text, page 181 Group Housing, which may include the following: Family Care Facility, Group Care Facility, Care Units, Assisted Living Facility, and Nursing Homes, shall be allowed meted within the Urban Ddesignated urea, 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 91-102, adopted June 22, 2004 and effective October 18, 2004 30, 91) 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. Policy 5.9: [Revised text, page 181 Former Policv 3.1k. 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 Pr-epefties whieh do not eatifefin to the Future Land Use Element but deter -mined thf:augh the Zoning Re evaluation Pfegfaffl desefibed ni fia-nlnep-r- -pa-hey 3.1K Words underlined are added; words 6tFUGk thFOUgh are deleted. 10 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 and t#r�rgh the Zoning Reevaluation -9Fditianee-No. 90 23, 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. Policy 5.10: [Revised text, page 18] The zoning on 1?propertyies for which an exemptions has been granted based on vested rights, dedications, or compatibility determinations, and the zoning on propertyies for which a compatibility exceptions have 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 Tkese-,1.eper-ties 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 zoningproperties within these communities shall also be considered consistent with the Future Land Use Element. Policy 5.11: [Revised text, page 191 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 floor area or traffic impact limitations contained in this former provision. Policy 5.12: [Revised text, page 181 The zoning on Pproperties rezoned under the former Industrial Under Criteria provision, or pursuant to vit# the former provision contained in the fefffie Urban -Industrial District that whieh allowed expansion of industrial uses adjaeent- to abutting lands designated or zoned Industrial, both pr-evisiee 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. Policy 5.13: [Revised text, page 191 The fig properties identified by in Ordinance # Numbers 98-82- 98-9191 98-9491 99-029199-119199-191199-3391 and, 2000-20f1 were previously located in Activity Centers # No. 1, 2, 6, 8, 11 & and 18, and were rezoned pursuant to those previous the Activity Centers boundaries designated in the 1989 Compfeheasive Plan, as amended. Ordinance No. 2000-27, adopted May 9, 2000, modified those Activity Center boundaries to exclude Words underlined are added; words s#FUGk threu@II4 are deleted. 11 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** ....................... Future Land Use Element As Adopted by BCC 2-2-07 those These properties, the Future Land Use Element in Oetebef, 1997 whieh was not effeetive due to the notiee of intent finding the Future hand Use Element not "in eompliance". DCA's issuanee of Final Oraer-, on jCrly 22 2003 L,..,,ught the Element inn eemplianee. The zoning on Tthose properties,, identified herein, whieh have ed f ed the boundaries of the 1997 shall be deemed consistent with the Future Land Use Element. Policy 5.14: [No change to text, pages 19, 19.1 and 19.21 OBJECTIVE 6: [No change to text, page 19.21 Policy 6.1: [No change to text, page 19.21 Policy 6.2: [No change to text, pages 19.2, 19.31 Policy 6.3: [Revised text, page 19.31 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 adjaeeot abutting commercial properties. d) Including affordable housing (minimum of 25% of the units) within the development. e) Vehicular access to adjaeew abutting commercial properties. Policy 6.4: [No change to text, page 19.31 Policy 6.5: [No change to text, page 19.31 OBJECTIVE 7: [No change to text, page 19.31 Policy 7.1: [No change to text, page 19.41 Policy 7.2: [No change to text, page 19.41 Policy 7.3: [No change to text, page 19.41 Policy 7.4: [No change to text, page 19.4] Policy 7.5: [Revised text, page 19.41 Words underlined are added; words stFHsk thFGugh are deleted. 12 — *** *** *** *** — *** *** *** *** Indicates break in text *** ** , *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 The County shall encourage mixed -use development within the same buildings by allowing residential dwelling units over and/or adjaeent to abuttin commercial development. This policy shall be implemented through provisions in specific subdistricts in this Growth Management Plan. Policy 7.6: Policy 7.7: [No change to text, page 19.41 [No change to text, page 19.41 FUTURE LAND USE DESIGNATION DESCRIPTION SECTION No change to text, page 20] I. URBAN DESIGNATION [Revised text, pages 20, 21] Urban Odesignated Aareas 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 Odesignated Aareas accommodate the majority of population growth and that new intensive land uses be located within them. Accordingly, the Urban Aarea will accommodate residential uses and a variety of non-residential uses. The Urban Odesignated Aarea, which includes Immokalee, Copeland, Plantation Island, Chokoloskee, Port of the Islands, and Goodland Mafea island, in addition to the greate Naples area, represents less than 10% of Collier County's land area. The boundaries of the Urban Odesignated Aareas 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 Odesignated Aareas will accommodate the following uses: a. Residential uses including single family, multi -family, duplex, and mobile home. The maximum densities allowed are identified in the Districts, affd Subdistricts and Overlays that follow, except as allowed by certain policies under Objective 5. b. Non-residential uses including: 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 19951; 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; Words underlined are added; words stFask thFeagk► are deleted. 13 ...... *** *** *** *** *** *** *** *** Indicates break in text ...... *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 12 14. 15. 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 1/4 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 are 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. 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, infil Subdistrict, Buckley Mixed Use Subdistrict, Vanderbilt Beach/Collier Boulevard Commercial Subdistrict, Commercial Mixed Use Subdistrict, Henderson Creek Mixed Use Subdistrict, Davis Boulevard/County Barn Road Mixed -Use Subdistrict, Livingston/Radio Road Commercial Infill Subdistrict, Vanderbilt Beach Road Neighborhood 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, Goodlette/Pine Ridge Commercial Infill Subdistrict, i -,ai+d in the Bayshore/Gateway Triangle Redevelopment Overlay; and, as allowed by certain FLUE policies. Industrial uses subject to criteria identified in the Urban - Industrial District, in the T T�--N4i*ed Use DisaTet, and in the Urban Commercial District, certain quadrants of Interchange Activity Centers. Hotels/motels as may be allowed in various Subdistricts and Overlays, and by certain FLUE Policies, , of as permitted ift the immokalee Afea, Golden Gate Area and Mafee Island Mastef may. Words underlined are added; words 64blek thFE)eg# are deleted. 14 .** .** *** *** .** .** *** *** .** *** Indicates break in text *** *** *** *** *** *** *** *** *.*** *** Future Land Use Element As Adopted by BCC 2-2-07 A. Urban - Mixed Use District: in 3`d paragraph, page 221 [Revised text, remove hyphen in title and 3rd paragraph 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. 1. Urban Residential Subdistrict: [No change to text, page 22.11 -23. Urban Coastal Fringe Subdistrict: [Renumbered, Revised text, page 231 The purpose of this Subdistrict is to provide transitional densities between the Conservation Ddesignated Aarea (primarily located to the south of the Subdistrict) and the remainder of the Urban Ddesignated Aarea (primarily located to the north of the Subdistrict). R The Subdistrict comprises those Urban inel„des that areas south of US 41., between 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, Celfier- Seminole —State - afk, ineluding Mafee isla and comprises approximately 19,000 11,354 acres and 44% 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 Ddesignated Aarea, residential densities within the Subdistrict shall be limited o not exceed a maximum of 4 dwelling units per acre, except as allowed i* by certain FLUE Policies under Objective 5 the Density Rating System to eyreeed 4 units pe 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. The island Master- Plan shall pfevide for- density, intensity, siting er-itefia and spe 32. Urban Residential Fringe Subdistrict: [Renumbered, Revised text, pages 23, 23.1, and 23.21 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 Words underlined are added; words s#FUGk thFGUg# are deleted. 15 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** **. *** *** *** *** *** *** ***** *** Future Land Use Element As Adapted by BCC 2-2-07 acres and 5% of the Urban Mixed Use District. Residential land uses may be allowed at a maximum density of 1.5 units per gross acre, or up to 2.5 units per gross acre via the transfer of up to one dwelling unit per acre from lands designated as Rural Fringe Mixed Use District Sending or, 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 277-.7 2.06.00 of the Land Development Code, or its successor ordinance, except as provided for in paragraph "c" below. Within the Urban Residential Fringe, rezone requests are not subject to the density rating system, except as specifically provided in c. below, but are subject to the following conditions: c. 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 ''7, . 2.06.00 of the Land Development Code, except that, Section 2.7.7.3 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. *** *** *** *** *** *** *** *** *** *** *** *** 46. PUD Neighborhood Village Center Subdistrict: [Renumbered, Revised text, page 23.2] 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 tPUDI 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 shall be amended to provide standards and principles regulating access, location and of integration of the Village Center within the PUD , allowed uses, floor area ratio, and acreage thresholds. 54. Business Park Subdistrict: [Renumbered text, pages 24, 25] Words underlined are added; words StFUGli thFOUgI4 are deleted. 16 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 65. Office and In -fill Commercial Subdistrict: [Renumbered, Remove hyphen from title, revised text, pages 25, 25.1] The intent of this Subdistrict is to allow low intensity office commercial or in -fill 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 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. 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. *** *** *** *** *** *** *** *** *** *** *** *** 1. For properties zoned commercial pursuant to any of the Infill Subdistricts in the Urban -Mixed Use District or in the Urban -Commercial District, said commercial zoning shall not qualify to cause the abutting property(s) to become eligible for commercial zoning under this Office and Infill Commercial Subdistrict. *** *** *** *** *** *** *** *** *** *** *** *** q. The maximum acreage eligible to be utilized for the Office and Infill Commercial Subdistrict within the Urban -Mixed Use District is 250 acres. 7. Residential Mixed Use Neighborhood Subdistrict: [Revised text, pages 25.1, 25.2] *** *** *** *** *** *** *** *** *** *** *** *** k. The project shall provide street, pedestrian pathway and bike lane interconnections with agent abutting properties, where possible and practicable. M. The commercial component of the project shall be internally located with no direct access to ate, abutting external roadways, or the commercial component shall have frontage on a road classified as an arterial or collector in the Transportation Element. *** *** *** *** *** *** *** *** *** *** *** *** Words underlined are added; words stFUsk through are deleted. 17 *** *** *** *** *** *** *** *** *** *** Indicates break in text ...... *** *.......* *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 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 aft abutting arterial or collector roadway. 8. Orange Blossom Mixed -Use Subdistrict: [Remove hyphen from title, revised text, page 261 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 Activity Centers to the -Nnorth and &south provide for large-scale commercial uses, while this Ssubdistrict 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 Ssubdistrict will be governed by the following criteria: *** *** *** *** *** *** *** *** *** *** *** *** b. A unified planned development with a common architectural theme., which has shared parking and cross access agreements, will be developed. 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 Read Drive will provide secondary accesses facing those streets. 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 Ssubdistrict completes an aggregate total of 40,000 square feet of retail of or office uses. k. Residential units may be located both on the Nnorth and &south sides of Orange Blossom Drive. o. No building shall exceed three (3) stories in height; with ne allowabee fef �Lny under building parking provided shall count towards this height. P. Drive -through establishments, which must be architecturally integrated into the main building, will be limited to banks with no more than 3 lanes ar-ehiteetur-ally integrated itite the main builditig. S. Twenty -foot wide landscape Type D buffers along Orange Blossom Drive and Airport -Pulling Road and a 20 twenty -foot wide Type C buffer along all other perimeter property lines will be required. t. Parking areas will be screened from Airport -Pulling Road and Orange Blossom Drive_ Words underlined are added; words MlFlblak thFOUgh are deleted. 18 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 U. The Office and Infill Commercial Subdistrict pr-av-isien is not applicable to any properties adjacent to this Subdistrict. o. r odlette/ One Ridge Commercial infill Subdis+,..,.+. [Relocated text, page 271 A. �09. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict: [Renumbered text, revised text, pages 27, 28] *** *** *** *** *** *** *** *** *** *** *** *** Retail uses shall be limited to single -story. Financial services and offices shall be limited to three stories. A combination of these uses in a single building financial services and/or offices over retail uses — shall be limited to three stories. Also, mixed -use buildings, containing residential uses over commercial uses, shall be limited to three 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 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 agent abutting properties. 4410. Henderson Creek Mixed -Use Subdistrict: [Renumbered, remove hyphen from title, revised text, pages 28, 29] Words underlined are added; words s#FUGk thirough are deleted. 19 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 The Henderson Creek Mixed -Use Subdistrict consists of approximately 83 acres and is located east of Collier Boulevard (S.R. 951) and south of U.S. 41 (Tamiami Trail, East). The intent of the Subdistrict is primarily to provide for a mixture of regional commercial uses and residential developments ; the regional commercial uses are intended to serve the South Naples; and Royal Fakapalm Planning Communities, and the Marco Island areas. Conversely, the 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 areas. 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 are as follows: 1- a. Access to the Subdistrict shall be provided from Collier Boulevard (SR 951) and U.S. 41. These aeeess points shall be eenneeted by a loop read that is epen to t 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). • 1 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. Words underlined are added; words s#FUGk thF9u9k+ are deleted. 20 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 • k. Commercial development shall be restricted to one-story buildings with a maximum height of 35 feet. • 1. 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. 4311. Research and Technology Park Subdistrict: [Renumbered text, revised text, pages 29, 30, 311 The Research and Technology Park Subdistrict ... ... and shall comply with the following general conditions: 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, ...... demonstrate compliance with this requirement. i. When located in a District other than the Urban Industrial District, the Research and Technology Park must be abutting adjae, and have direct principal access tot 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. j. Research and Technology Parks shall only be allowed net be leeated on land abutting residentially zoned propertyless 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, aril all, or a portion, of the affordable -workforce housing is encouraged to be located proximate to ab*t such abutting adjaeent land where feasible. 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. 1. Whenever affordable -workforce housing is provided, it is allowed at a density consistent with the Density Rating System. xx* *** x*xxxxx*x*xxxx* xxx*** *** x*x*x* Words underlined are added; words streskkt are deleted. 21 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 1312. Buckley Mixed Use Subdistrict: [Renumbered text, pages 31, 31.11 13 15. Livingston/Radio Road Commercial Infill Subdistrict: [Renumbered, relocated, revised text, after page 31.1] 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. 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 16 dwelling units per acre. The gross acreage of the project is used in calculating residential density. The numose of this Subdistrict is to movide services, including retail uses, to surroundin 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 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. Words underlined are added; words stFUGI( t#reagI4 are deleted. 22 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 4413. Commercial Mixed Use Subdistrict: 31.11 [Renumbered, Revised text, page 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 human pedestrian -scale, pedestrian oriented, and interconnected with adjaeen abutting projects — whether commercial or residential. This ubdis*r-i^* is Mewed in the r r.ba ft N4i*ea Use Subdistr-ie* ,n the Urban Gee mer-eia Dist -iet Within one year of the effective date of regulation establishing this Subdistrict, the Land Development Code shall be amended, as necessary, t�plement 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 throw 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 dwelling units per acre; density in excess of three 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 dwelling units per acre; density in excess of three dwelling units per acre and up to eleven 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. Words underlined are added; words str-uek thFeagh are deleted. 23 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 IS 14. Davis Boulevard/County Barn Road Mixed Use Subdistrict [Renumbered, Revised text, pages 31.1, 31.2, 31.31 11. A minimum of 91 residential units shall be developed in the Subdistrict (this reflects the Density Rating System's base density of four dwelling units per acre, applied to the total site acreage). For the project's total density - whether it is the minimum of 91 dwelling units, or a greater amount as allowed by the Density Rating System density bonus provisions and approved via rezoning - a minimum of ten percent (10%) must be affordable -workforce housing units provided for those earning less than or equal to 80% of the median household income for Collier County and another minimum of ten percent (10%) must be affordable -workforce housing units provided for those earning_ greater than 80%, but no greater than 100%, of the median household income for Collier County. B. DENSITY RATING SYSTEM: [Revised text, page 36, 37, 37.1, 381 This Density Rating System is only applicable to areas designated on the Future Land Use Map as: Urban, Urban -Mixed Use Districts ; and, on a very limited basis, Agricultural/Rural. as identified an the Future Land Use Map, and these p . ifieally identified within the Ufbaa Residential Fringe Subdistfiet, whieh afe eligible t apply for- n ff-e f able Housing Density Bonus „a o lusiye e It is not applicable icc�.iu�ivv a to the Urban areas encompassed by the Immokalee Area Master Plan; and the Golden Gate Area Master Plan, and Mar-ee island M ste f Plan; these two Elements have their own density provisions. , as provided fef in the Rufal Lan Stewar-dship Area Over -lay for- the Affer-dable Heusing Density Bantis . 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). 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 is permed 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 Words underlined are added; words s#rask thFOugh are deleted. 24 ... ...... ..................... Indicates break in text ..........., .......,..,, ,..,, * Future Land Use Element As Adopted by BCC 2-2-07 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, via eand tiona 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 DensitRating System is applicable for the Affordable -workforce Housing Density Bonus only, as specifically provided for in the RLSA for Stewardship Receiving Areas. 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 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 5.1 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. 5) The Vanderbilt Beach/Collier Boulevard Commercial Subdistrict 6) Livingston/Radio Road Commercial Infill Subdistrict 7) Vanderbilt Beach Road Neighborhood Commercial Subdistrict A2. Density Bonuses: [No change to text, page 36] 1a. Conversion of Commercial Zoning Bonus: [Revised text, page 37] If the 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 is fief eensistent with any Subdist a bonus of up to 16 dwelling units per acre may be added for every one t1l 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. Words underlined are added; words etFUGk thFGugl4 are deleted. 25 . * *** *** *** *** *** *** *** *** *** Indicates break in text ...... *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 3b. Proximity to Mixed Use Activity Center or Interchange Activity Center: [Re- numbered, page 371 3c. Affordable -workforce Housing Bonus: [Revised text, page 371 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 8 residential units per gross acre may be added to the base density if the project meets the definitions requirements of the Affordable - workforce Housing Density Bonus Ordinance (Section 2-.7-.7 2.06.00 of the Land Development Code, Ordinance #91 102 04-41. as amended, adopted June 22, 2004 and effective October 39 18, 499I 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 Prejee-ts 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 2.7.7 of the Land Development Code. 4d. Residential In -rill: 6e.Roadway Access: [Re- numbered, pages 37, 37.1] [Re- numbered, page 37.11 6f. Transfer of Development Rights Bonus: [Re -numbered, revised text, page 381 To encourage preservation/conservation of natural resources, density transfers are permitted as follows: (a) From Urban designated areas into Within that portion of the Urban designated area subject to this Density Rating System, density may be inefeased above and be-yand the density other -wise allowed by the Density Rating Systeffl. in accordance with the Transfer of Development Rights (TDR) provision contained in Section 2.''�:T1- 2.03.07 of the Land Development Code,, adopted by Ordinance No. #1y91 102 04-41, as amended, on June 22, 2004 and effective October 39 18, 199�1- 2004.; as amended For projects utilizing this TDR process, density may be increased above and beyond the density otherwise allowed by the Density Rating _S sue; (b) From Sending Lands in conjunction with qualified infill development (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. Words underlined are added; words stFuGk thlrough are deleted. 26 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 In no case shall density be transferred into the Coastal High Hazard Area from outside the Coastal High Hazard Area. Lands lying seaward of the Coastal High Hazard Beundar-y, identified on the Futufe Land Use Map, afe within the Coastal High Hazard Afea. 7g. Transportation Concurrency Management Area (TCMA) Bonus: [Re- numbered text, Revised title, page 381 W. Density Reduction: [No changes to text, page 381 1a. Traffic Congestion Area: [Revised text, pages 38, 38.11 If the project lies is within the Traffic Congestion Area, an area identified as subject to long range traffic congestion, -� one dwelling unit per gross acre would be subtracted from the eligible base density of four dwelling units per acre. The Traffic Congestion Boundary is shown on the Future Land Use Map and consists of the western coastal Urban Designated Area seaward of a boundary marked by Airport -Pulling Road (including an extension north to the Lee County boundary), Davis Boulevard, County Barn Road, and Rattlesnake Hammock Road consistent with the Mixed Use 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). Properties adjacent to the Traffic Congestion Area shall be considered part of the Traffic Congestion Area if their only access is to a road forming the boundary of the Area; however, if that property also has an access point to a road not forming the boundary of the Traffic Congestion Area it will not be subject to the density reduction. Futhermore, the density reduction shall not apply to developments located within the South U.S. 41 TCEA (as identified within Transportation Element, Map TR-4, and Transportation Element, Policies 5.5 and 5.6, and FLUE Policy 2.4) that obtain an exception from concurrency requirements for transportation, pursuant to the certification process described in Transportation Element Policy 5.6, and that include affordable housing (as per Section 2.7.7 of the Collier County Land Development Code, as amended) as part of the plan of development. This reduction shall likewise not be applied to developments within the Northwest and East-Central TCMAs that meet the requirements of FLUE Policies 6.1 through 6.5, and Transportation Element, Policies 5.7 and 5.8, and that include Affordable Housing (as per Section 2.7.7 of the Collier County Land Development Code, as amended) as part of the plan of development. e4. Density Conditions: [No changes to text, page 38.11 -ta. Maximum Density: [Revised text, page 38.11 The maximum allowed permitted density shall not exceed 16 fesidential dwelling units per gross acre within the Urban designated area, except when utilizing the Words underlined are added; words stFUGli thFeafgI4 are deleted. 27 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 Transfer of Development Rights (TDR) provision contained in Section 2.2.24.10 2.03.07 of the Land Development Code adopted by Ordinance No. #91 102 04- 41, as amended, on June 22, 2004 and effective October 30 18, 49% 2004, as d5. Density Blending: RC. Urban Commercial District: [No changes to text, pages 39, 40] [No changes to text, page 40] 1. Mixed Use Activity Center Subdistrict: [Revised text, pages 41, 41.1, 42-44] 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 "use Activity Centers, listed below, which comprise approximately 3,000 acresi ; this includes ineleding 3 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 and r-eplaeed by the land use designations identified in the Mafee island Master- Plao and Future Land Use N4ap. # 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 Rid e 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 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 Words underlined are added; words stFUGI h are deleted. 28 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 commercial or residential. Street, pedestrian pathway and bike lane interconnections with aft abutting properties where possible and practicable are encouraged Centersinthe PUD lei-glber-heed Vihab_ CenteF Subdistr-}et, Ofnee—and 1 Comfoercial—S istr-ic-t, interchange Aeti itr—Center—Subdistriet 'T r- d tiNeighbor-head Design Subdistfiet, Orange Blossom Mked Use �„�' , Sebdistric-t, L-ivingstan Read ^Goffiffiefeial infilllSubd et, Bue-1 gubdistr-iet and the Bayshefe/Gateway Tr4angle Redevelopment Oveflay and by Pali and 5. 11 of the Future band Use Eleffient. 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 uses, r-esideatial uses, institutional uses, hotelhiiatel uses at a deasity eensistent with th-e Land Development Ce 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. For residential-onlv 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. 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 This detisity may be distributed throughout the project, ifieluding any 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. Sueh mi*ed ovr-eieets afe intende 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 a Mixed Use Activity Center which is not within the Urban Residential Fringe Subdistrict and is Words underlined are added; words s#FUskthFeeg# are deleted. 29 ,.....* *** *** ** *** *** ,.** *** *** Indicates break in text *** *** *** *** *** *** ,.,.* *** ****, *** Future Land Use Element As Adopted by BCC 2-2-07 not within the Coastal High Hazard Area, the eligible density is sixteen 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 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, 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: (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. 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 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 radial miles;_ e. Adequacy of infrastructure capacity, particularly roads;_ f. Compatibility of the proposed development with, and adequacy of buffering for, adjoining properties;_ & Natural or man-made constraints;_ h. Rezoning criteria identified in the Land Development Code;_ Words underlined are added; words rtFUGk thFGugh are deleted. 30 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2.2-07 i. Conformance with Access Management Plan provisions for Mixed Use Activity Centers, as contained in the Land Development Code;. l 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 adjaeent abutting projects;_ 1. Conformance with the architectural design standards as identified in the Land Development Code. The appre*tee 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 are the actual, fixed boundaries and cannot be adjusted without a comprehensive plan amendment, except as provided below for Master Planned Activity Centers of Mixed Use n ,twit. Centers listed be w by AetiN,ity Center- and ia, atio„ afe Master Planned Activity Centers Any of the five Mixed Use Activity Centers listed below may be designated as a Master Planned *mixed -vie Activity Centers. A Master Planned " Use Activity Centers -are Words underlined are added; words s#FUGk thFOugh are deleted. 31 .,, ,,, ,...,. *** ,,, ,,, ,,, ,,,,,, Indicates break in text ,., ,,, ,,, ,,, ,,. ,., ,,, .., ,,,,, ,,, Future Land Use Element As Adopted by BCC 2.2-07 is one these which have 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. Property owners within such Mixed Use Activity Centers shall be required to utilize the Master Planned Mixed Use Activity Center process, as provided below. # 2 US 41 and Immokalee Road # 3 Immokalee Road and G-951 Collier Boulevard # 5 US 41 and Vanderbilt Beach Road # 7 Rattlesnake -Hammock Road and GR 951- Collier Boulevard #14 Goodlette-Frank Road and Golden Gate Parkway In recognition of the benefit resulting from the coordination of planned land uses and coordinated access points to the public road network, Master Planned Activity Centers are encouraged through the allowance of flexibility in the boundaries, and thus min and location of uses permitted within a designated Mixed Use Activity Center_ aftd may be pefmitted to modify the designated eenfigufat The boundaries of Master Planned Mi,xed Use Activity Centers depicted on the Future Land Use Map Series are understood to be flexible and subject to modification as provided for below ; Hhowever, the approved acreage within amount of eefnffiefeial developme the reconfigured Activity Center shall not be exceeded 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 Mixed Use Activity Center: 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. However, if a property owner has less than 51 % ownership within a quadrant, that property owner may still request a rezoning under the provisions of a Mixed Use Activity Center Subdistrict subject to the maximum acreage allowed in Paragraph 2 below. Property owners with less than 51 % ownership are encouraged to incorporate vehicular and pedestrian accesses with adjacent properties within the Activity Center. Any publicly owned land within the quadrant will be excluded from acreage calculations to determine unified control;_ 2. The permitted allowable land uses for a Master Planned "Mixed —Use Activity Center shall be the same as for other designated Activity Centers; however, a Master Planned *tee 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 per-mitted 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 €er non-commercial uses as allowed in Mixed Use Activity Centers . The Words underlined are added; words s#-FUGk thFOU914 are deleted. 32 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 maximum amount of commercial uses allowed pe�irtec� 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 59 acres, for a total of 179 acres maximum in the entire Activity Center; the balance of the land area shall be limited to fer non-commercial uses as allowed in Mixed Use Activity Centers residential an&er- eammunity faeil ty uses, 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 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. Activity Center #14 (Goodlette-Frank Road and Golden Gate Parkway) shall have a maximum of 45 acres for commercial use, the balance of the land uses shall be limited to fer non- commercial uses as allowed in Mixed Use Activitv Centers. Fesidentia anEVe EE)ffl i ation thefeef, ofthe following uses- evrmme-r-eal. feFiidetitiRl afid/E) 3. The location and configuration of all land uses within a Master Planned N4i*ed Use Activity Center shall be compatible with and related to existing site Ffeatures, 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_ 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. Words underlined are added; words are deleted. 33 ...... *** *** *** *** *** *** *** *** Indicates break in text *** *** *** ** , *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2.2-07 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: Tthe 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 'T r-aff e Gir-e lation Element. Tthe Mixed Use Activity Center is no closer than two 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. Mmarket justification is provided demonstrating the need for a Mixed Use Activity Center at the proposed location. 2. Interchange Activity Center Subdistrict: [Revised text, pages 44, 45] Interchange Activity Centers have been designated on the Future Land Use Map at eaeh of the 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. Interchange Activity Centers #4 (I-75 at Immokalee Road) and #10 (I-75 at Pine Ridge Road) allow for a the same mixture of land uses as allowed in the Mixed Use Activity Centers; additionally, , , institutional uses, uses at -a deasity eansistent with the Land Development ,i 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) shall be is subject to the an Interchange Master Plan (IMP), which was. The IMP iF. intended to er-eate an enhaneed "gateway" to Naples. The L%4P pr-eeess shall be initiated by the pr-opefty ewner-s and/or- their- re. i by ffleeting with the County planning staff within 60 days of the adoption of this Qr-awth Maaagefnent The pufpaFie of the Fneeting will be to establish a mutually aeeeptable vision stateffiefit fe Aetivity Center- # 9. The inter-ehange Mastef Plan shall be adopted by Resolution by the Board of County Commissioners, and to the implementing_ provisions adopted into the Words underlined are added; words s#FUsk ##Few are deleted. 34 ............... *..... *...*. *.. Indicates break in text ..................... **....** .*. Future Land Use Element As Adopted by BCC 2-2-07 Ft 11 of the intent f the Land Development Code.^�nezet�--tl�ere;��e�-sl3-�me�n��-o��n statement. Subsequent to the development of the vision statement, 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, the full uses; Business Pffk; hotel/fnetel uses at a density eansistentwith the Land Develepment industrial uses shall be allowed in the northeast, setithwest and southeast quadrants of I- 75 and Collier Boulevard, and in the southwest quadrant of Collier and Davis Boulevards. The mi* and intensity of land uses shall fneet the intent of the visi The above allowed uses notwithstanding, entire aereage to be developed fef any of the uses r-efereneed above, e*eepf commercial zoning the mnt of ^ al aefeagege shall not exceed 55% of the total acreage (632.5 ac.) of Interchange Activity Center # 9. w of a rezone petitiefi shall be eefnplianee with the vision sta4ement and the se ineluded far- the N4i*ed Use this_ Aetivity Centef. 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 and not within the Estates Deli .n t: .,, up to 16 residential units per gross acre may be allowed permitted. 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 This density may be distributed throughout the project, ' . 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 dwellingunits 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 Words underlined are added; words 6tFUGk thre6lg4 are deleted. 35 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by 6CC 2-2-07 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. ; provided During the rezone process, each such use shall be is reviewed to determine if it will and found to be compatible with existing and approved land uses. ladustfial uses shall be lifnited t,,.w fehe„sift,. storage, and distr-ibution. The following conditions shall be required to ensure compatibility of Industrial land uses with other eemmerc-ial, esidentW--a",&er ifistit tion l 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; 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; 9-- 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, L A maximum floor area ratio (FAR) for the designated Industrial land uses component of the projects shall be established at 0.45. 3. Livingston/Pine Ridge Commercial Infill Subdistrict: [Revised text, page 461 *** *** *** *** *** *** *** *** *** *** *** a. Southeast Quadrant Words underlined are added; words GtFHGk thFaUgh are deleted. 36 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2.2-07 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 adjae-ent 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. 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 leeated adjaeent to abutting areas zoned agricultural. b. Northwest Quadrant The feasibility of interconnections to the adjaeent abutting properties to the North and West will be considered and, if deemed feasible, will be required during the rezoning of the subject property. 4. Business Park Subdistrict: [No change to text, page 461 5. Research and Technology Park Subdistrict: [No change to text, page 461 6. Livingston Road/Eatonwood Lane Commercial Infill Subdistrict: [No change to text, page 481 7. Livingston Road Commercial Infill Subdistrict: [No change to text, page 481 8. Commercial Mixed Use Subdistrict: [Relocated text, Revised text, pages 48, 48.1 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 human - scale, pedestrian -oriented, and interconnected with adjaeent abutting projects — whether commercial or residential. Within one yeaf of the effeetive date of this Subdistfiet, t 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. Words underlined are added; words s#Ftek thFeagk► are deleted. 37 '** ` *** *** *** *** *** *** *** *** Indicates break in text *** ** , *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 all 5. Street, pedestrian pathway and bike lane intewenneetiefis with adjaeefit 9. Livingston RoadNeterans Memorial Boulevard Commercial Infill Subdistrict: [No changes to text, page 48.11 . [Relocated text, pages 48.1, 48.21 Words underlined are added; words GtFuek thFOUgh are deleted. 38 ... .................. ......... Indicates break in text ,,. ,,. *** ,,. *** *** ,,. *** ,,... ,.. Future Land Use Element As Adopted by BCC 2-2-07 MILam. maw a WIN I �• 16 44. Vanderbilt Beach Road Neighborhood Commercial Subdistrict [Relocated, Renumber, revise text — 5`h paragraph, pages 48.2, 48.31 *** *** *** *** *** *** *** *** *** *** *** d. Parcel 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, ud-jaeew to 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, adjaeew to abutting the Wilshire Lakes PUD. 10. Goodlette/Pine Ridse Commercial Infill Subdistrict: [Relocated from page 27 to after page 48.3, renumbered, revised text] Words underlined are added; words 6461& thF9ugk4 are deleted. 39 *** *** *** *** *** *'......* *** *** Indicates break in text ...... *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2.2-07 This Ssubdistrict 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 Commercial Infill Subdistrict is to provide shopping, personal services and employment for the surrounding residential areas within a convenient travel distance. 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 signag-e landscape design and site accessibility for pedestrians and bicyclists, as well as motor vehicles. Access to the Goodlette/Pine Ridge Commercial Infill 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. 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. Unless otherwise required by the South Florida Water Management District, the .87 +/- acre wetland area located on the northeastern portion of the site will be preserved. ED. Urban — Industrial District: [Remove hyphen from title, no changes to text, page 51] 1. Business Park Subdistrict: [No change to text, page 51] 2. Research and Technology Park Subdistrict: [No change to text, page 51] II. AGRICULTURAL/RURAL DESIGNATION: [No change to text, page 52] A. Agricultural/Rural — Mixed Use District: [Remove hyphen from title, Relocate text of sub -paragraph g., pages 53, 54] .rf �bilW—M f No .• • _ all .• .. Words underlined are added; words stF►q# are deleted. 40 «« .«, *** ««« *** ««« ««, ««, ««, ,«« Indicates break in text *** ««. ««. ««« ««« *** ««« «„ «,««, ,«, Future Land Use Element As Adopted by BCC 2-2-07 aefes. 1. Rural Commercial Subdistrict: [Revised text — paragraph e., page 541 e. The project is located on an arterial or collector roadway as identified in the 'T,-.,ff:,. Cife ,' tion Transportation Element; and B. Rural Fringe Mixed Use District: [No changes to text, page 541 1. Transfer of Development Rights (TDR), and Sending, Neutral, and Receiving Designations: [No changes to text, page 55] A) Receiving Lands: [Revised text, page 58, 59] 5. Allowable Uses: u) Travel trailer recreational vehicle parks, provided the following criteria are met: 1) The subject site is adjaeent to abutting an existing travel trailer recreational vehicle park site; and, 2) The subject site is no greater than 100% the size of the existing aft abutting park site. 7. Open Space and Native Vegetation Preservation Requirements: 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) Neutral Lands: [Relocated text, new subparagraph s), pages 59, 60] 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 Words underlined are added; words 6tF►Gk thlreu@II4 are deleted. 41 ...... *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 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. C) Sending Lands: [No changes to text, pages 62, 63, 641 D) Additional TDR Provisions: {Revised text, first paragraph, page 651 [?;T:th: o o of . deptio of the pla oaument, Collier County will r has amended its land development regulations to adopt a formal process for authorizing and tracking the Transfer of Development Rights. This process YAU includes , 4 a fninimu the following provisions: 2. Buffers Adjacent to Major Public Rights -of -way: [No changes to text, page 651 3. Rural Villages: [Revised text, pages 66, 67, 68, 691 C) Rural Village Sizes and Density: 3. Density shall be achieved as follows: 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 COME. 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. 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. ■ Interconnection between the Rural Village and adjaeeat abutting developments shall be encouraged. Words underlined are added; words 64UG'i thFGugl4 are deleted. 42 ..« ««« .....« *** *** ««. ««« ««« .*. Indicates break in text .«« ««. *** ««« *** *** ««« *.. ***** ««. Future Land Use Element As Adopted by BCC 2-2-07 2. Specific allocations for land uses including residential, commercial and other non-residential uses within Rural Villages, shall include, but are not limited to: ■ 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 Housing that wegEfer�buyers 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. 4. Exemptions from the Rural Fringe Mixed Use District Development Standards: [No changes to text, pages 69,701 C. Rural — Industrial District: [Remove hyphen from title, revise text, page 701 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 Cir-eulatieff 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: D. Rural — Settlement Area District: [Remove hyphen from title, revise text, page 70] 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 eeflifnenly known as Orangetree PUD and Orange Blossom Ranch PUD. Refer to the Golden Gate Area Master Plan for allowable perffi-itted uses and standards. Words underlined are added; words stFUGk threugI4 are deleted. 43 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2.2-07 III. ESTATES DESIGNATION: [No changes to text, page 71] IV. CONSERVATION DESIGNATION: [No changes to text, pages 71, 72] V. OVERLAYS AND SPECIAL FEATURES: [No changes to heading, page 731 A. Area of Critical State Concern Overlay: [Revised text, pages 73, 74, 75] The Big Cypress Area of Critical State Concern (ACSC) was established by the 1974 Florida Legislature. The Critical Area is displayed on the Future Land Use Map as an overlay area. The Critical Area encompasses lands designated Conservation, Agricultural/Rural, Estates and Urban (Port of the Islands, Plantation Island and Copeland). The ACSC regulations notwithstanding, there is an existing_ Development Agreement between Port of the Islands, Inc. and the 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 Florida Department of Community Affairs, approved in April 2005, pertaining to development in Plantation Island. Chokoloskee is excluded from the Big Cypress Area of Critical State Concern. 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". Those regulations include the following:... B. North Belle Meade Overlay: [No changes to text, pages 75, 76, 779 78, 79, 80] *** *** *** *** *** *** *** *** *** *** *** *** 1. IN GENERAL *** *** *** *** *** *** *** *** *** *** *** *** Planning Considerations d. Red Cockaded Woodpeckers (RCW) [Revised text, page 77] *RCW nesting and foraging habitat has been mapped and used to delineate areas that are appropriately designated as Sending Lands shall be mapped and pr-eteeted ffem land tis aetivities within Sending 16afids, and Seetion 24 designated Nelli4ft! Lands. Aitheuo Collier- County within ofte year- of the effeetive date of the NBN4 Over -lay. Within Se 24, the Neutral designation may be adjusted based upon the findings of the updated RGW nesting and for -aging habitat study. 3. RECEIVING AREAS [Revised text, page 78] 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 Words underlined are added; words stF6lskthF ugh are deleted. 44 — **' *** '** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *.* *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 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'/a of Sections 22 and 27, which have been largely assembled under one property 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 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, 2987 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. 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 '/2 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. The County has performed an RCW study for Section 24 and determined the appropriate designation is Neutral. The following additional requirements and limitations shall apply to Section 24. ; if the fesults of the study war-fant, the Plati will be afneaded ' a. Prior to site development, a survey to identify RCW cavity trees shall be required. b. The retained native vegetation, as required by CCME Policy 6.1.2, shall be managed for the red -cockaded woodpecker where the vegetation is suitable RCW habitat. Mechanical means to manage the understory will be allowed. Words underlined are added; words stFaslsugk► are deleted. 45 .** *** *** *** '** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2.2-07 c. Allowable uses shall be limited to: 1) Single family residential dwelling units; 2) Multi -family residential structures, subject to the Residential Clustering provisions of the Rural Fringe Mixed Use District Neutral Lands, except that there is no minimum project size; 3) Agricultural uses consistent with Chapter 823.14(6), Florida Statutes (Florida Right to Farm Act) 4) Habitat preservation and conservation uses; 5) Passive parks and other passive recreational uses, 6) Essential services necessary to serve allowable uses identified in Section c.1) through c.5) such as the following_ private wells and septic tanks; utility lines-, water pumping stations; and, 7) Essential services necessary to ensure public safety. d. Conditional Uses: The following uses are conditionally permitted subject to approval through a public hearing_ process: 1) Essential Services not identified above in c.6); 2) Commercial uses accessory to permitted uses c.3), c.4) and c.5), 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; 3) 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. e. Residential clustering is encouraged so as to allow preservation of the greatest amount of contiguous red -cockaded woodpecker habitat. If residential units are clustered, central water and sewer are required. If clusteringis s employ the retained vegetation shall be placed in a preserve subject to the requirements of Policy 6.1.2 (3). f. Vegetation Retention requirements are identified in CCME Policy 6.1.2. C. Natural Resource Protection Area Overlay: [No changes to text, pages 80, 81] D. Rural Lands Stewardship Area Overlay: [Revised text, as noted below] Policy 1.15 [Revised text, page 851 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. Words underlined are added; words stFUGk thF ugh are deleted. 46 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 Policy 4.7 [Revised text, page 931 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 Chapter 163.3177 (11), F.S. and OJ-5.006(5)(1). The size and base density of each form shall be consistent with the standards 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. Policy 4.7.1 [Revised text, page 941 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 whieh 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. 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 adjaeefit to 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. Policy 4.16 [Revised text, pages 97 —981 Words underlined are added; words 6tFUGk thlreugI4 are deleted. 47 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2.2-07 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 (1001 acres in size, and may be required in CRDs that are one hundred (100) acres or less in size, depending pon the permitted uses approved 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 or 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. Policy 4.18 [Revised text, page 98] The SRA will be planned and designed to be fiscally neutral or positive to Collier County at the horizon year based on a cost/benefit fiscal impact analysis model acceptable to or as may be adopted by the County. 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 analysis 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. Policy 5.6 [Revised text, page 102, 103, 1041 3.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 adjaeeat abutting a natural water body, and for other wetlands a minimum 25-foot vegetated upland buffer awe abutting to 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 Words underlined are added; words rAF6lGlE # are deleted. 48 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 be required edjaeeatto abutting wetlands where direct impacts are allows. Wetland buffers shall conform to the following standards: 3.f.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 adjaeeti to abutting the impacted wetland. E. Airport Noise Area Overlay: [No changes to text, page 105] F. Bayshore/Gateway Triangle Redevelopment Overlay: [Revise text, pages 105 - 108] 4. Properties with access to US-41 East are allowed a maximum density of 12 residential units per acre. 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 #8 9, 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" 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 overlay, adopted February 28, 2006 (Ordinance No. 06-08), and amended December 14, 2006 (Ordinance No. 06-63) to be appfaved by the Beafd e 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. 5. Properties with access to Bayshore Drive, MiFied Use Zoning Q,,,er-lay , are allowed a maximum density of 12 residential units per acre. In order to be eligible for this higher density, the pr-epeAy must meet the speeifie develepment standar-ds that will apply to project must be integrated into a mixed -use development with access to existing neighborhoods and adjoining commercial properties and must comply with the standards identified in Paragraph #89, below. 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. 6. The Bayshefe Drive Zoning Over -lay will be develeped and adopted inte the Development Cede in the present ef ne*t available ametidffieftt eyele. E*pansieff of a ng eeHiffiefeial zening boundar-ies aleng Bayshefe—r,rive within the Bayshefe Dfive Nfiy�ed Use Zefliftg Oveflay Distfiet will fiat be allowed until the �eday is in plaee. Nan eemmefeially zoned pfepet4ies within the Baysher-e Drive N4i*ed Use Zoning Oveflay be efigib4e for- in fill, Words underlined are added; words 6tFUsk thFGUgI4 are deleted. 49 ,.. — *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 , the eommefeial zoning may be applied for- the entire pfejeet site. e. The pfejeet must be eefnpp�ihle wid; existing land uses and pefmitte future land uses on surfounding pfe -6. For pRarcels currently within the boundaries of Mixed Use Activity Center #161 land uses will continue to be governed by the Mixed Use Activity Center Subdistrict. A zoning overlay may be developed for these properties within the Mixed Use Activity Center to provide specific development standards. 97. 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. 98. To qualify for 12 dwelling units per acre, as provided for in paragraphs #4 and #5 above, mixed use projects within the Bayshore/Gateway Triangle Redevelopment Overlay must comply with the following standards: a. Buildings containing only commercial uses are limited to a maximum height of three stories. b. Buildings containing only residential uses are limited to a maximum height of three stories except such buildings are allowed a maximum height of four stories if said residential buildings are located in close proximity to US-41. C. Buildings containing mixed use (residential uses over commercial uses) are limited to a maximum height of four stories. d. Hotels/motels will be limited to a maximum height of four stories. e. For purposes of this Overlay, each building story may be up to 14 feet of building in height shall be eansidefed eae 4ef�,e f the first f. For mixed -use buildings, commercial uses are permitted on the first two stories only. g. Each building containing commercial uses only is limited to a maximum building footprint of 20,000 square feet gross floor area. h. One or more zoning overlays may be adopted which may include more restrictive standards than listed above in Paragraphs a —g. 4-09. For all properties outside of the Coastal High Hazard Area, any eligible density bonuses, as provided in the Density Rating System, are in addition to the eligible Words underlined are added; words GtFUGk are deleted. 50 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 density provided herein. However, Ffor properties within the Coastal High Hazard Area (CHHA), only the affordable -workforce housing density bonus, as provided in —the Density Rating System, is 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. 4410. A maximum of 388 dwelling units are permitted to be utilized in this Overlay for density bonuses., as provided in paragraphs #4 and #5 above., for that portion of the Overlay lying within the CHHA only. , e*eept that 156 dwelling units with difeet aeeess te US 41 East shall tiet be eoutited towards this 399 dwelfi limitation. These This 388 dwelling units density bonus pool corresponds with the number of dwelling units previously entitled to to be r-ezafted from the botanical gardens sites prior to their rezone in 2003 to establish the Naples Botanical Gardens PUD. The "mini triangle" catalyst project is not subject to this density bonus pool. , , resulting in a shift of dwelling units the Oveflay lying outside of the G1414A. 4-211. The Botanical Garden, Inc. properties located in Section 23, Township 50 South., aftd 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. Baysher-eigateway Triangle Redevelopment Oveflay, the pfepeAies to be developed with a betaftieal gafden E)r- othef tion r-esidential use, will be rezone-' from the present 399 residential zening distr-iets to a nen fesidential Zoning distr-iet(s). Ne pei4ien of the dwelfing unit density bonuses within the C1414A ean G. Urban -Rural Fringe Transition Zone Overlay: [No changes to text, pages 108 - 1101 H. Coastal High Hazard Area: [New text, page 1101 Policv 12.2.5 of the Conservation and Coastal ManaL-ement Element (COME) defines the Coastal High Hazard Area (CHHA). The CHHA boundary is depicted on the Future Land Use Map, 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. ATTACHMENTS [New text, page 1101 There are three Attachments to the Future Land Use Element, all pertaining to the Rural Lands Stewardship Area (RLSA) Overlay, as follows: Words underlined are added; words 64Us4 thFeugI4 are deleted. 51 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 1. Attachment A, Collier Countv Rural Lands Stewardship Overlay. Stewardshi 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 [Revise text, add four map names, and re- locate maps within FLUE text, page II I and throughout FLUE document] Add the names of all maps presently located throughout the FLUE text, modify the order on this map list, and re -locate all FLUM maps presently interspersed throughout the text to follow the text so that the complete FLUM series is located together at the end of the FLUE document. Future Land Use Map Mixed Use & Interchange Activity Centers Maps Properties Consistent by Policy (5.9, 5.10, 5.11) Maps Collier County Natural Resourees Wetlands Map Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs May Rivers and Floodplains Map Estuarine Bays Map Soils Map Existing Commercial Mineral Extraction Sites Map Bayshore/Gateway Triangle Redevelopment Overlay Map Stewardship Overlay Map Rural Lands Study Area Natural Resource Index Maps North Belle Meade Overlay Map Existing Public Educational Plants (Schools) and Ancillary Plants (Support Facilities) Map Existing Sites for Future Public Educational Plants and Ancillary Plants Map Plantation Island Urban Area Map Copeland Urban Area Map Railhead Scrub Preserve — Conservation Designation Map Lely Mitigation Park — Conservation Designation Map Urban — Rural Fringe Transition Zone Overlay May Orange Blossom Mixed Use Subdistrict May Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map Davis Boulevard/County Barn Road Mixed Use Subdistrict Goodlette/Pine Ridge Commercial Infill Subdistrict Henderson Creek Mixed -Use Subdistrict Buckley Mixed -Use Subdistrict Livingston/Pine Ridge Commercial Infill Subdistrict Vanderbilt Beach Road Neighborhood Commercial Subdistrict Livingston Road/Eatonwood Lane Commercial Infill Subdistrict Words underlined are added; words stFUGk thFGugI4 are deleted. 52 #„ *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 Livingston Road Commercial Infill Subdistrict MAP/ATTACHMENT CHANGES: 1. Countywide Future Land Use Map: a) change Key Marco (Horr's Island) from Urban Coastal Fringe Subdistrict to Incorporated Areas (gold color) - to reflect its annexation into City of Marco Island. Similarly, change the surrounding islands within the city limits of Marco Island to gold color. b) Change the property at southeast corner of US-41 East and Sandpiper Street (Sandpiper Village PUD a/k/a Ruffina) from Urban Coastal Fringe Subdistrict to Incorporated Areas — to reflect its annexation into the City of Naples. c) Change color of Rural Industrial Subdistrict to dark gray - to distinguish from the lighter gray denoting Urban Industrial. d) Add missing link of Livingston Road between Vanderbilt Beach Road and Immokalee Road. e) Delete "Naples-" in the label "Naples-Immokalee Road". f) New order of Subdistricts within 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 7. Residential Mixed Use Neighborhood Subdistrict 8. Orange Blossom Mixed Use Subdistrict 9. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict 10. Henderson Creek Mixed Use Subdistrict 11. Research and Technology Park Subdistrict 12. Buckley Mixed Use Subdistrict 13. Commercial Mixed Use Subdistrict 14. Davis Boulevard/County Barn Road Mixed Use Subdistrict 15. Livingston/Radio Road Commercial Infill Subdistrict 16. Vanderbilt Beach Road Neighborhood Commercial Subdistrict. g) New order of Subdistricts within Urban Commercial District: 1. Mixed Use Activity Center Subdistrict 2. Interchange Activity Center Subdistrict 3. Livingston/Pine Ridge Commercial Infill Subdistrict 4. Business Park Subdistrict 5. Research and Technology Park Subdistrict 6. Livingston Road/Eatonwood Lane Commercial Infill Subdistrict 7. Livingston Road Commercial Infill Subdistrict 8. Commercial Mixed Use Subdistrict Words underlined are added; words StFUG ki are deleted. 53 *** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 9. Livingston RoadNeteran Memorial Boulevard Commercial Infill Subdistrict 10. Goodlette/Pine Ridge Commercial Infill Subdistrict. j) Add "Lands" to "Neutral' in map hibc4 legend so as to read "Neutral Lands". k) Modify FLUM Note as follows: (44LL The Conservation Designation is subject to change as areas are acquired and may include out -parcels. The Futufe band Use (5 L41 The Future Land Use Map Series includes numerous maps in addition to this countywide Future Land Use Map; these are listed at the end of the Future Land Use Element text the following: Mi*ed Use (ALL Refer to the Golden Gate Area Master Plan; and the Immokalee Area Master Plan and the Marva Island M ste f Plan for Future Land Use Maps of those communities. 2. Map FLUE-9 (Zoning Consistent by Policy): Add to title: "Township 48, Range 25 & 26". 3. Map FLUE-10 (Zoning Consistent by Policy): Add to title: "Township 49, Range 25 & 26". 4. Map FLUE-11 (Zoning Consistent by Policy): Add to title: "Township 50, Range 25 & 26". 5. Map FLUE-12 (Zoning Consistent by Policy): Add to title: "Township 51, Range 25 & 26". 6. Map FLUE-13 (Zoning Consistent by Policy): a) Add to title: "Township 52, Range 26 & 27". b) Revise to exclude properties within City of Marco Island. c) Correct San Marco Road from "S.R. 951" to C.R. 92". 7. Map FLUE-14 (Zoning Consistent by Policy): Add to title: "Immokalee Area". 8. North Belle Meade Overlay Map: a) Revise the legend to correct the spelling of "Receiving", and to add "Sending" to "NRPA" so as to read "NRPA Sending". 9. Bayshore/Gateway Triangle Redevelopment Overlay Map Words underlined are added; words str-usk thFeugI:v are deleted. 54 ,,....... *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** Future Land Use Element As Adopted by BCC 2-2-07 a) Revise the boundary to exclude the property at southeast corner of US-41 East and Sandpiper Street (Sandpiper Village PUD a/k/a Ruffina) as it has been annexed into the City of Naples. 10. Stewardship Overlay Map a) Add approved Stewardship Receiving Area (Ave Maria Town). 11. Attachment C, Collier County RLSA Overlay, Stewardship Receiving Area Characteristics a) Revise to add the word "workforce" in the third footnote so as to read "Affordable -workforce Housing Density Bonus." EAR -FLUE Adopted by BCC G: Comprehensive/EAR Amendment Modifications/BCC Adoption Final dw/2-2-07 Words underlined are added; words 6tFUGk thFetg# are deleted. 55 * * *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** *** R 25 E R 26 E R 27 E 2006 - 2016 FUTURE LAND USE MAP y Collier County Florida m DETAiB OF THE RLSR OVERLAY AEA ARE SHOWN O ON THE FITIISE LAND USE 1111P TRLED: "COLLER COUNTY RURAL S AOIOCULTURAL AREA ASSESSYETTr STEWARDSI! OVERLAY YAP' a F CLAN BAY NRPA R 28 E R 20 E R 30 E R 31 E R 32 E R 33 E R 34 E FLORIDA PANTHER NATIONAL WILDLIFE REFUGE j � \ y 'raRtERI RAf I wAlgxk E5IUIRRc �� I FAKAHATCHEE STRAND PESEaR:K R[i[Px IIIg i�s�l l� 4 I STATE ,y \ I� PRESERVE ~ COLLIER- --- i 5EMIN0LE L STATE PARK - if..ws _____ y ., mwn van CIiT\ I wn.w N.C. F ISLAND — k CAPE ROMANO - TEN THOUSAND 19.AND5 AQUATIC PRESERVE m In SCKE (LnTaArcs PEwfA— o r xr Ir fr sr APED Br. tliAPHLS AW r(gRKK L.PPOnT ffL1AN _ EYEq )?ES NAT) PARR -. [OrllaT, DEwLOPeFNT rA ERNIOKMERTK ffRVA35 gT90R DArE.x/xmT fec fux-xoos-D-zone Pa(( ,.._ .. J R 25 E R 26 E ( R 27 E R 28 E R 29 E R 30 E URBAN DESIGNATION 1 MIN DaTpOT MT T pLPIA SETr1EKRi NiG DSrgCr ❑ OIIBAR .—DIAL RIAgSrtRCT ■ .— U. cA++u sueq—T . ROPAL PAIISTrAL ORIrrL! OTesu( ....... � wrEnanea .-TY R.TETt vrgsTR�cT ® ESTATES DESIGNATION ®nau/. MAN —AL PRwa suegsTn.ci sumsmcT DEMON CONSERVATION ATION ® weAK REsaRnu Fula slmaTlnn ers«(ss PnRs sTmisTxcT usTARoI ARD ¢awaoor Prr stsNDlsmeT OVERLAYS AND BVSACSY PARK sIR —T Vr4STaR R:p / nTAO LMl( . LOY1(Zpµ U SUW61gC1 SPECIAL FEATURES LrTI¢ Am KRL —'IOAL 11.®ISTInLT I IME—. ME Cdlu SURgSTM[ .! REsawnli Lsvn U. �igraalDDD sumsTNCT wslaR ROAD ❑ (gLyEppnL KRL s05RILT w(YgpIARD AnEAS ••• �!K Rla R,L=ARo ,wcn DRAR¢ aossoi wtto usE swgsrrcr caMM(Pali Lsao ua su®sTRCT uMwsTal wAo / .ws MEMgnAL aw. c�au ........ rRArPK aRastAx muAARr raEw of anncu sTAn cowxRR bl / COW(P rw. ® caRucPi imaTwn Iert R�SgnLi ❑ /Kn. wmsimcT �;{ Mwar xosc —A ■MUiO(➢SM Gf1K ¢D uff vTegsTmcT AR04 AIo rtowaar PARR SungsrgLT AGRI ICULTURi L / RURAL — R11= ® n"wrtcnw rew (_A) suaucr wx(o uff Suegsmcr Rcaw�aRi o�inuµaE COIOeRLrK —D US Sums 1 ❑ �® WE �T rrr RURAL LARDS ® gMMS RDINFRARD / LDIrTr eaa Row sumsnan "AL LOWERGK 51®IsiRILT TExARDUP WA ow— uwasT�al RMD / RAIMo ROAD ■ COwn[ItOIA WILL 9®6TRCT — DnllrCT ® IrBAN-R111K iR MfgMM ZOI( w1MY 0 I. r1R1�tw�Nroi BE(J. IiO.U] (d1L1M Al 511®151RICr � 1D:C[IwG LIu�S � RMTX RLIL K.bE OwIMv ❑ RYiTYAI DMTRIOT . ffiYrK LArAS WSn[SS PARR Sunp6TlnLr MaMp rA IEOra001 Plot SLIAILTInLT IT)n n[ mfai mRCTn6 .) ne M 1) MUK (P) wrm TD ne mn0i wrz wG +ASRR vLrw AKD ne PenP..(( ® NEU.AL WAS r0 PaRZS q Tr: curry OAeTR wweTafr FEAR. n6 turrYllo[ Niue wA us[ uAP, ArA +�sr[n n..I fw NTUR( t.0r uP: RInS ry TIKH cuwwres. BIG CYPRESS NATIONAL PRESERVE R 31 E R 32 E R 33 E R 34 E u y COASTAL RIDGE WELLFIELD WOO� CARICA ROAD ASR PROPOSED NORTHEAST REGIONAL WATER TREATMENT PLANT PHASE 1A WELLFIELD AREA CR 846 r HIG.G. BLVD U PINE COLLIER RIDGE COUNTY UTILITIES I NMENTAL iEXTENSION TY GOLDEN EATMENT '\ FIELDNON (< MANATEE S� ROAD rn ASR of cn O SCALE 0 SMI. AMENDED - SEPTEMBER 10. 2003 Ord. No. 2003-44 PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION SOURCE: COLLIER COUNTY POLLUTION CONTROL AND PREVENTION DEPT DATE: 9/2006 FILE: WFPZR12-2006.DWG 0 J m cn W 0 Q J CD G' W W C. CR 846 ORANGETREE WELLFIELD CR 858 I -- EAST GOLDEN GATE 1 / WELLFIELD 1 75 EVERGLADES CITY WELLFIELD V ® RELIABILITY WELLS US ¢ 1 (BRACKISH OR FRESH WATER) WELLFIELD AREA ASR = AQUIFER STORAGE AND RECOVERY IMMOKALEE WELLFIELD rn N Of V) 846 of GULF OF MEXICO CITY OF - NAPLES GULF OF MEXICO CITY OF MARCO ISLAND COUNTY C.R. 846 5 7 �J SCALE 0 5MI. 10MI. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION DATE: 9/2006 FILE: LU-91-2006.DWG — LAKE TRAFFORD C.R. 846 S.R. 84 HENDRY COUNTY COLLIER COUNTY rn N 0: UI 8 9 10 11 13 Q 12 14 15 O 16 17 18 Q�7o �o EVERGLADES 20 CITY p 19 d _ CHOKOLOSKEE FUTURE LAND USE MAP RIVERS AND FLOODPLAINS Collier County Florida LEGEND 1. COCOHATCHEE RIVER 11. PUMPKIN RIVER 2. ROCK CREEK 12. LITTLE WOOD RIVER 3. GORDON RIVER 13. WOOD RIVER 4. HALDEMAN CREEK 14. FAKAHATCHEE RIVER 5. HENDERSON CREEK 15. EAST RIVER 6. JOHN STEVENS CREEK 16. PARADISE RIVER 7. BIG MARCO RIVER 17. FERGUSON RIVER 8. ROYAL PALM HAMMOCK CREEK 18. BARRON RIVER 9. BLACK WATER RIVER 19. HALFWAY CREEK 10. WHITNEY RIVER 20. TURNER RIVER �«100 YEAR FLOODPLAIN I-75 COLLIER COUNTY MONROE COUNTY U-S. 41 0 m 0 1 0 m 0 0 0 0 c 0 z c �R% 1 GULF OF MEXICO C A J 2 3 CITY OF NAPLES 5 GULF OF MEXICO C.R. 846 S.R. 84 Ls Fj 7 8 \ 9 /10 LAKE I f TRAFFORD v C.R. 846 14 15 16 17 c1n Q OF MARCO ISLAND ' V 0 18 19 20 O O 13 021 SCALE QD u n 1�7 oa 0 5MI. 10MI. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION DATE: 9/2006 FILE: LU-92-2006.DWG HENDRY COUNTY COLLIER COUNTY I-75 EVERGLADES CITY 23 ��24 ---SKEE COLLIER COUNTY MONROE COUNTY FUTURE LAND USE MAP ESTUARINE BAYS Collier County Florida LEGEND 1. HICKORY BAY 13. GULLIVAN BAY 2. CLAM BAY 14. GOODLAND BAY 3. DOCTORS BAY 15. PALM BAY 4. NAPLES BAY 16. BLACKWATER BAY 5. DOLLAR BAY 17. BUTTONWOOD BAY 6. ROOKERY BAY 18. PUMPKIN BAY 7. JOHNSON BAY 19. FAKA UNION BAY 8. TARPON BAY 20. FAKAHATCHEE BAY 9. McILVANTE BAY 21. FERGUSON BAY 10. UNKNOWN BAY 22. BARRON BAY 11. ADDISON BAY 23. TURNER BAY 12. BARFIELD BAY 24. CROSS BAY U;S. 41 0 o 0 m O � m O 0 o c zi c z :� 4 LEGEND SOILS OF THE MANMADE AREAS 1❑. URBANIZED- UDOFITHENTS - BASINGER ASSOCIATION SOILS OF THE TIDAL AREAS 3. DURBIN - WULFERT - CANAVERAL ASSOCARON 7. KESSON - ANCLOTE - PECKISH ASSOCIATION SOILS OF THE SWAMPS, PRAIRIES AND FRESHWATER MARSHES 4. OCHOPEE - PENNSUCO ASSOC-11 S. RMERA - BOG - COPELN/D ASSOCIATION 6. WINDER - RMERA - CHOBEE ASSOCIATION SOILS OF THE FLATWOODS, SLOUGHS AND HAMMOCKS 7. PINEDA - BOCA - HAL ANDALE ASSOCIATION 8. IMMOKAEE - BASINGER - OLDSMAR ASSOCIATION 9. HOLOPAW - BASINGER - IIAMOKALEE ASSOCIATION 10. WABASSO - WINDER - HOLOPAW ASSOCIATION PLEASE NOTE THAT THIS LEGEND AND ATTACHED GENERAL SOILS MAP ARE PRELIMINARY DRAFTS. MINOR ADJUSTMENTS ARE LIKELY BEFORE PUBLICATION. FUTURE LAND USE MAP SOILS Western Collier County, Florida HENDRY COUNTY S/? 10 87 B 6 10 U B 10 w 6 B N 10 10 10 B 10 8 IMMOKAIEE 6 10 1 m CR 84 9 6 10 On 6 6 B 10 10 5 8 8 6 CR 846 5 11 10 10 10 10 1 5 8 2 LEE COUNTY 8 6 8° B 8 7 5 5 r g CR Bse o 8 1 9 8 7 CR 846 B 8 g 7 B N 7 1 9 7 7 6 9 5 7 5 7 N ---5 s r--- 4t 9 I 73 5 I g I 8 7 9 1 9 7 8 71 7 1 9 6 BIG I Press 7 1 5 5 CYPRESS 7 4 I 9 SWAMP 7 1 1 75 4 CITY OF R 84 9 NAPLES 7 I 9 7 I � 1 m 5 7 4 5 I I r�Pg7v D: U 7 I O T1 PATS Y 1 g 4 I 5 (n 5 7 F- 2 8 5 5 4 1 C � TLwEE 5 G � 9 g 7 7 7 i MOT7YERr 41 g 5 i r 4 5 1 2 oM 3 5 7 � 4 N 9 5 5 4 4 I 4J X 5 4 ` 4 � O I I 1 3 4 I 3 CITY 1 2 3 OF — MARCO 4 4 4 ISLAND I 3 I 2 r------- I rj 1 I I IEVERGLA ES I O ICITY 2 I I I I SCALE I r _J 0 5MI. j l SOURCE: U.S. DEPARTMENT OF AGRICULTURE, SOIL CONSERVATION PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION SERVICE, JUNE 1988 EACH AREA OUTLINED ON THIS MAP CONSISTS OF COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION MORE THAN ONE KIND OF SOIL. THE MAP IS THUS DATE: 9/2006 FILE: 1-U-94-2DO6.DWG MEANT FOR GENERAL PLANNING RATHER THAN A BASIS FOR DECISIONS ON THE USE OF SPECIFIC TRACTS. oaj GULF OF MEXICO CITY OF - NAPLES GULF OF MEXICO C.R. 846 • 8 • 9 •10 •1 -- LAKE l J TRAFFORD v C.R. 846 • 2 • 3 • 5 • 4 • 6 S.R. 84 HENDRY COUNTY COLLIER COUNTY v 7 FUTURE LAND USE MAP EXISTING COMMERCIAL MINERAL EXTRACTION SITES Collier County Florida LEGEND • EXTRACTION SITES 1. STEWART 6. ORANGE TREE 2. BIG ISLAND EXCAVATING/ 7. SUNNILAND LONGAN LAKES B. GOLDEN GATE 3. SR846 LAND TRUST 9. WILLOW RUN 4. WINCHESTER 10.SEA-CON 5. AVE MARIA NOTE: EXCLUDES SITES !� 10 ACRES. I - 75 CITY OF bo M ARCO SLAND OO Q O 1h1 a D v EVERGLADES SCALE `rJ/ U /� CITY !/ p n � 0 5MI. 1OMI. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION Q p CHOKOLOSKEE COLLIER COUNTY COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION MONROE COUNTY DATE: 1/2007 FILE: LU-93-2006.DWG U.S. 41 R25E R26E MAP FLUE-9 EXISTING, ZONING CONSISTENT WITH FLUE BY POLICY 5.9, SJO, 5.11, 5.12 COLLIER COUNTY, FLORIDA TOWNSHIP 48, RANGE 25 6 26 �r 1� N V� 12 ! I B 10 11 12 u $" w . a a d ti' 16 I 18 15 14 94, 13 20 21w— I w _ 27 7Y35 36 1 33 o--- —__ ❑ Maaa.m R 25 E R26E R25E IR26E MAP FLUE-11 ®Q �F EXISTING ZONING CONSISTENT WITH FLUE BY POLICY 5.9, 5.10, 5.11, 5.12 COLLIER COUNTY, FLORIDA TOWNSHIP 50, RANGE 25 6 26 j • tw x J O 1 kl"-; 4Ij ( — TRW now :.:— J E(g lv� V i- w couu _ 4. tll O NEMCO I 26 25 I r �9 h `• try II 26 25 _ �csaxo, ' I-si, I 35 `36 f •97 �32-.• .. �. 3 ��.�') (3b Qm.d. m..,r... \�' I , :;.I '. i w. �� "Yl� �� /I • I 35 36 ®� o� -- R26E R25E R26E MAP FLUE-12 EXISTING ZONING CONSISTENT WITH FLUE BY POLICY 5.9, 5.10, 5.11, 5.12 COLLIER COUNTY, FLORIDA TOWNSHIP 51. RANGE 25 6 26 75 t5\ ` Su • / J __� 1• GULF C <. OF -_ w. Lft t � a r 20 22 28 24 • � it '� 25 1 ,S L.t- 8 25 t�� ! )gat •'JtY '" '1 �'� i.� �I-I }'\ Laweho, 111j r 1 777�t° 23 ( R 26 E ,ww _ N N H R 26 6 R 27 E ..'r -MAP FLUE-13 'Clip, NY EXISTING ZONING CONSISTENT WITH FLUE BY POLICY 5.9, 5.10, 5.11, 5.12 COLLIER COUNTY, FLORIDA TOWNSHIP 52, RANGE 26 b 27 -------------- 1)k 2 2 10 12 7 16 15 14 2171 12 --up -n" f 17V V'p/ •I r L A A Ul 4y, 14 L 2T', 23 24 22 W ru 20 L4 Ln "2 k �2 J'�22 I 28 25 27 2 'J, 4 14 29\ 2. 27 25 34 1\36 01 V'2 W 32( j r.1 34, 35 36 J� R 26 6 R 27 K dM L- R 29 6 MAP FLUE-04 lDa EXISTING ZOWRNG CONSISTENT WOTH FLUE BY POLICY 5.9, 5.00, 5.09, 5.0a COLLIER COUNTY, FLORIDA IMMOKALEE AREA 22 23 24 IV 20 21 py i,23 24 11 27 I 26 11 25 29 28 27 21 21 I tee_.. +_ -t _ —� ..____ 42 34 'L7 12 7 15 14 17 16 13 is 3 18 19 30 31 M o�pF� NORTH BELLE MEADE OVERLAY MAP T48 _.._.....___....... __._......__ _...i...._�...___......__ ._.....___._._—.....— -. _ T49 1 2 6 I 43 2 , 6 G®LDE t � , GATE SQULEVARQ 11 12 7 8 9 10 11 17 I ? ® i4 13 1 18 17 o I n L ca Lu -- -- l�j I 0co LJ 19 _...... __.......... ........._.__.___ i ......... . 26 V 2. ui ` 30 'N 1 0 w"mmmm- ALLIGA W T48 � 1 4 , 3 NORTH BELLE MEADE OVERLAY MAP ADOPTED: JUNE 19, 2002 (ORD. 2002-32) j Si I ? I 33 i ;`4. T49 i IIVTERST TE - 75 T50 5 5 4 ? I 1 I.fl. 5 iA�. G t - '-- SLNDING N-VIRAL sCALr_ ARCD D : GPAPI r-iwUN Y DEVGLCPMEHT MD I[CHNICAI SUPPC T ECTIM AN UP/i ONVENTP( SFR !C_S DIVISION T I �/ NRPA , �crv,ruc �� `C N�� I,i' L,--�� d�° TL: C dll 5- fEE. 1 /2"n7 I!?M-,,�,_„tAY :I/„ 2000-�.GpvG ----- -.-__------- — -- - -- --1 id") r.n I(,C'� �Ill. C„LL,L I COI _IJFR COIINTV RI IRAI A Anolri a ri ions A -A .- I RLSA Overlay Attachment C Attachment C 1-17-07 Collier County RLSA Overlay EXHIBIT "A" Stewardship Receiving Area Characteristics Typical Characteristics Town' Village Hamlet Compact Rural Development Size (Gross Acres) 1,00041,000 acres 100-1,000 acres" 40-100 acres" 100 Acres or less— Greater Than 100 Acre. -- Residential Units (DUs) per gross acre base density ry DUs per gross acre"`_1-4 DUs per gross acre"' 1/2 -2 DU per gross acre"' P 9 1/2 -2 DU per gross acre"' I DUs per gross acre"' Residential Housing Styles Full range of single family and multi -family Diversity of single family and multi -family housing types, styles, lot sizes housing types, styles, lot sizes Single Family and limited multi -family Single Family and limited multi -family "" Single Family and limited multi -family Retail & Office - .5 Retail & Office - .5 Retail & Office - .5 Retail & Office - .5 Retail & Office - Civic/GovernmentaVlnsfitution-.6 Civic/GovammentaVlnstitution-.6 Civic/Govemmentailln.h.lion, .6 Civic/GovemmentaVlnstrution-.6 .5 CiviGGovemmentaVlnsUtution-.6 Maximum Floor Area Ratio or Intensity Manufacturing/Liaht Industrial - .45 Group Housing - .45 Group Housing -.45 Group Housing -.45 Group Housing -.45 Group Housing - .45 Transient Lodging - 26 ups net Transient Lodging - 26 ups net Transient Lodging - 26 ups net Transient Lodging - 26 ups net Transient Lodging - 26 upa net Tom Center with Community and Goods and Services Neighborhood Goods and Services in Town and Village Centers: Minimum 65 SF gross building Village Center with Neighborhood Goods and Services in Village Centers: Minimum Convenience Goods and Services: Minimum C onvenience Goods and Services: Minimum Village Center with Neighborhood Goods area per DU; Corporate Office, ManutactuA 25 SF gross building area per DU 10 SF gross building area per DU 10 SF gross building area per DU and Services in Village Centers: Minimum and Light Industrial 25 SF gross building area per DU Centralized or decentralized community Centralized or decentralized community Individual Well and Septic System; Individual Well and Septic System; Water and Wastewater treatment system treatment systems Centralized or decentralized community Centralized or decentralized community Centralized or decentralized community treatment system treatment system treatment systems Interim Well and Septic Interim Well and Septic Interim Well and Septic Community Parks (200 SF/DU) Parks &Public Green Spaces w/n Neighborhoods (minimum 1%of gross Public Green Space for Neighborhoods Public Green Space for Nei hborhoods P g Parks & Public Green Spaces wVn acres) (minimum 1%of gross acres) (minimum 1%of gross acres) Nei hborhoods 9 (minimum 1 % of gross Parks & Public Green Spaces w/n acres) Neighborhoods Active Recreation/Goff Courses Active Recreation/Golf Courses Recreation and Open Spaces Lakes Lakes Active RecreafioNGolf Courses Open Space Minimum 35% of SPA Open Space Minimum 35% of SPA Lakes Open Space Minimum 35% of SRA Wide Range of Services -minimum 15 SF/DU Moderate Range of Services - minimum 10SF/DU; Limited Services Limited Si Services Moderate Rance Services -minimum 70 S SF/DU Civic, Governmental and Institutional Services Full Range of Schools Full Range of Schools Pre-K through Elementary Schools Pre-K through Elementary Schools Pre-K through Elementary Schools Auto - interconnected system of collector and Auto - interconnected system of collector Auto - interconnected system of collector local roads; required connection to collector or and local roads; required connection to Auto - interconnected system of local roads Auto - interconnected system of local roads and local roads; required connection to arterial collector or arterial collector or arterial Transportation p Interconnected sidewalk and pathway system p y y Interconnected sidewalk and pathway Pedestnan Pathways PedesMan Pathways Interconnected sidewalk and pathway p y County Transit Access system Equestrian Trails Eguestrian Trails system Equestrian Trails Equestrian Trails County Transit Access County Transit Access e P-1...— nni me n u, per poucy , r.1 or me uoals, Uolectives, and FohGles. - Villages, Hamlets, and Compact Rural Developments within the ACSC are subject to location and size limitations, per policy 4.20, and are subject to Chapter 2a-25, FAC. - Density can be increased beyond the base density through the Affordable -workforce Housing Density Bonus or through the density blending provision, per policy 4.7. - Those CRDs that include single or multi -family residential uses shall include proportionate support services. Underlined uses are not required uses. (NOTE: The only revision to this document is to add "-workforce" in note "'•-J EM-nLsno — C ne eby ecc; G: Cx Era —1—bt „6CC Ad ii web Words underlined are added; words struck through are deleted. 4 STATE OF FLORIDA) COUNTY OF COLLIER) I, DWIGHT E. BROCK, Clerk of Courts in and for the Twentieth Judicial Circuit, Collier County, Florida, do hereby certify that the foregoing is a true and correct copy of: ORDINANCE 2007-18 Which was adopted by the Board of County Commissioners on the 25th day of January, 2007, during Special Session. WITNESS my hand and the official seal of the Board of County Commissioners of Collier County, Florida, this 2nd day of February, 2007. DWIGHT E. BROCK Clerk of Courts and Clerk Ex-officio to Board of County Commissioners By: Ann Jennejohn, Deputy Clerk Prepared for Prepared by Tindale ZO-4,dOliver design May 2019 Cover Photo Sources: Zyscovich Architects; Google.com - Marys Palocios OL AW 40091F OF CONTENTS 5.0 Executive Summary ............................................................................................5-E-1 5.0.1 Executive Summary.................................................................................5-E-1 5.0.2 Goals........................................................................................................5-E-1 5.0.3 Conceptual Plan Diagram........................................................................5-E-4 5.0.4 Character Areas.......................................................................................5-E-7 5.0.5 Focus of Redevelopment.........................................................................5-E-9 5.0.6 Prioritization & Funding........................................................................5-E-10 5.0.7 2000 & 2019 Plan Comparison..............................................................5-E-14 5.1 Introduction.......................................................................................................5-1-1 5.1.1 Vision.......................................................................................................5-1-1 5.1.2 Process.....................................................................................................5-1-1 5.1.3 Plan Organization....................................................................................5-1-1 5.2 Background.........................................................................................................5-2-1 5.2.1 Creation of the CRA Area........................................................................5-2-1 5.2.2 2000 Redevelopment Plan Goals and Projects.......................................5-2-1 5.2.3 Bayshore/Gateway Triangle CRA 2019 Perspective................................5-2-9 5.3 Planning Framework & Elements.......................................................................5-3-1 5.3.1 Conceptual Plan Diagram........................................................................5-3-2 5.3.2 Land Use & Urban Design........................................................................5-3-7 5.3.3 Public Space, Parks, & Open Space.......................................................5-3-26 5.3.4 Development.........................................................................................5-3-31 5.3.5 Transportation, Connectivity, & Walkability.........................................5-3-42 5.3.6 Infrastructure........................................................................................5-3-59 5.3.7 Process...................................................................................................5-3-66 5.3.8 Character Areas.....................................................................................5-3-67 5.4 Prioritization Plan...............................................................................................5-4-1 5.4.1 Prioritization of Projects & Initiatives......................................................5-4-1 5.4.2 Financing Planning...................................................................................5-4-1 5.4.3 Projects & Initiatives Prioritization.........................................................5-4-5 5.4.4 Coordination & Partnerships.................................................................5-4-17 5.5 General Requirements.......................................................................................5-5-1 5.5.1 Overview of Relevant Statutes................................................................5-5-1 5.5.2 Consistency with the County's Comprehensive Plan..............................5-5-1 5.5.3 Acquisition, Demolition/Clearance, & Improvement..............................5-5-1 5.5.4 Zoning & Comprehensive Plan Changes.................................................5-5-1 5.5.5 Land Use, Densities, & Building Requirements.......................................5-5-1 5.5.6 Neighborhood Impact.............................................................................5-5-5 5.5.7 Safeguards, Controls, Restrictions, & Assurances...................................5-5-5 5.6 Tax Increment & MSTU Estimates......................................................................5-6-1 5.6.1Tax Increment Financing.........................................................................5-6-1 5.6.2 Municipal Service Taxing Units(MSTUs).................................................5-6-2 5.6.3 Underlying Assumptions.......................................................................5-6-12 This page is intentionally left blank. ii Bayshore Gateway Triangle CRA Area Plan —May 2019 EXECUTIVE SUMMARY i I is 5.0 EXECUTIVE SUMMARY 5.0.1 Executive Summary The Bayshore Gateway Triangle Redevelopment Area Plan amendment provides an updated long-term vision and approach for the redevelopment of this component area (see Map 5-ES-1). The Plan brings together information gathered from technical analysis, fieldwork observation, and public and agency outreach (documented in further detail in a separate Assessment Memo). From these efforts and the resulting themes identified, an overarching vision emerged for the future of the Community Redevelopment Agency (CRA) and this component 5.0.2 Goals The main goals of the Plan include: Land Use & Urban Design Promote a defined, harmonious, and urban visual and land use character tailored to the CRA area, cultivating its unique artistic and cultural identity. Public Space, Parks, & Open Space Ensure accessible, activated, and well -maintained public spaces, parks, and open space. Development area: Foster and guide private development to enhance community character and provide increased stability Promote quality of life and economic vitality with a mixed -income, urban, multi -modal community that welcomes visitors, cultivates the area's artistic and cultural identity, uplifts unique local destinations, and finds balance with the natural environment. and prosperity for community members. Transportation, Connectivity, & Walkability Ensure safety, comfort, and convenience for various methods of transportation within and connecting with the CRA area. Infrastructure Provide effective infrastructure that preserves environmental and neighborhood design quality through coordinated improvement planning and ••••••••—————••••• funding. Process The Redevelopment Area Plan lays out a framework of Carry out CRA area planning and implementation goals, objectives, and strategies organized thematically efforts to engage and serve the various communities in support of this overall vision, along with a list of within the CRA area. projects to carry out the framework. This plan is meant to provide a palette of options, generated by the technical analysis, fieldwork observations, and public Figure 5-ES-1 provides a Concept Diagram focused on and agency outreach, that the CRA can further location -specific capital improvement projects, explore. Consequently, not all of these suggestions will followed by a list of non -location -specific capital necessarily be carried through to full implementation. improvements projects and a description of non - Full implementation of approaches and projects will be based on further study of capacity, technical feasibility, and public priorities. 0000 �5-E-1 capital projects (e.g., plans, studies, grant programs). Bayshore Gateway Triangle CRA Area Plan —May 2019 EXECUTIVE SUMMARY 5.0 Map 5-ES-1: Boyshore Gateway Triangle CRA Study Area r N 84 KI RKWOO D AVE z LINWOOD AVE Ln J 0 o 0 _TTTITf I J-- C 0, of I . . . . . . . . . . . . . . . . . . . . . . . . Z ■ 0� BARRETT AVE '14 cc 0 LLJ 0 SSON-DR:_ L ' U I Sugden Regional Park o KAREN DR ..... ap eSL Botanical Garden ........ ...... h, CRA Boundary .7 Collier County Government Center NDREWS AV City of Naples within CRA Alk . ...... . Park a Wetlands E. City of Naples 77' Aw. 17, Bayshore Gateway Triangle CRA Area Plan —May 2019 5.0 EXECUTIVE SUMMARY This page is intentionally left blank. 5-E-3 Bayshore Gateway Triangle CRA Area Plan —May 2019 T m C a Q Y > U �. N 06 c C Y O �� • �u�Y oNQQoi 0 o a:-; J O -O V w C ti ■ �. - -,:..: Ted '- s;OUN Ise] P V W Ln 1 5A EXECUTIVE SUMMARY This page is intentionally left blank, Bayshore Gateway Triangle CRA Area Plan—EV1ay 2019 6.0'■ EXECUTIVE SUMMARY Location- Specific Capital Projects 0 Gateway intersection Design A_ Davis Blvd/Airport Nulling Rd Improvements B_ Davis Blvd/Shadowlawn Dr C. Dayis Blvd/US 41 €]_ LIS41/Bayshore Dr E. Thomasson Dr/Dominion Dr F. Us 41/Osceola Ave Development Projects A_ Development of Multi -Purpose Facility/Structure Parks improvements A_ Triangle Retention Pond Improvements 0 Corn plete Streets (Major) A_ Linwood Ave —Phase I B. Shadowlawn Ave C_ Bayshore Dr—Js 41/Thomasson Dr D. ihomasson 1)r/HamlKan Ave E. Commercial Dr F. Kirkwood Ave/Kirkwood Ave Connection G_ Pine St Cornection atComplete Street & Trails A. BrcycIe/Pedestrian Trail (Neighborhoad) B_ Jeepers Dr C. Linwood Ave —Phase Il D. Republic Dr E. Danford St F. Bay St G. Bayshore Dr—Thomasson Dr/Holly Ave oParking A_ Surface/garage partying —Mini Triangle area IS Surface/garage parking—Bayshore area C_ Car/boat parki n g— Bayview Park area 0 General Road Engineering A. Pine Tree Dr Standard Improvements B_ Andrews Ave C_ Woodside Ave D. Holly Ave E. Palmetto Ct 'llC `_��..•_'_ L L"1 i-"!w Infrastructure A_ Underground/Relocate Overhead Utility Lines —Linwood Ave and Commercial Dr B. Underground/Relocate Overhead Utility Lines—Bayshore Dr Bayshore Gateway Triangle CRA Area Plan —May 2019 WI X 4l) r i U14 & 11 Lvi 1 LLYi Ia1:11'1 5.0 Non -Location Specific Capital Projects Project Type Project Name Public Space, Parks, & Open Space A. Pocket Park Land Acquisition & Development B. General Parks Improvements C. Community Safety/Clean-Up and Neighborhood Initiatives General Improvements Development A. Land Acquisition for Community Land Trust Transportation, Connectivity, & A. Sidewalk Gap Improvements Walkability B. Bicycle Infrastructure C. Street Sign/Wayfinding Improvements D. General Multi -Modal Improvements Infrastructure A. Water Main and Fire Suppression Upgrades B. Stormwater Improvements C. Upgrade Sanitary Sewer Lines Non -Capital Projects Projects and initiatives that are not capital investments include a variety of plans, studies, and grant programs in support of redevelopment or capital project planning throughout the CRA area. These non - capital projects and initiatives include: CRA operating expenditures and administrative updates Land Development Code updates Development support for catalyst development sites Master planning for: • Stormwater improvements • Arts and culture -oriented development and redevelopment efforts • Implementation of Complete Streets projects • Community safety and clean-up • Branding • Marketing and communications • Water and fire infrastructure improvements Feasibility studies, including: • General market study/economic profile • Bayshore Drive Complete Street technical feasibility • Bayshore Drive Complete Streets pilot project • Triangle retention pond improvements • Micro -enterprise and arts incubator Grants and funding programs, including: • Residential improvements grants/loans • Commercial fagade improvements • Wall and fence funding for areas with incompatible uses • Public art funding • Economic development incentives • Mobile home replacements • Community Land Trust housing construction • Other affordable/workforce housing investments Other non -capital expenditures that may arise in the future and are not yet identified Bayshore Gateway Triangle CRA Area Plan —May 2019 5-E-6 5.0 W1Xd111iLYAI&I11Lyi1&I_\ffi 5.0.4 Character Areas The Redevelopment Area Plan framework can be tailored to different sub -areas depending on their specific character, needs, and opportunities. Map 5-ES-2 lays out these different sub -areas, or "Character Areas" with accompanying descriptions. OlMini Triangle/Davis • The Mini Triangle, including CRA-owned parcel, is a major commercial redevelopment opportunity and Focus Development Node • Corridor commercial along Davis • Linwood Avenue another potential area for redevelopment. 0 Airport Pulling • Mix of corridor commercial, larger big -box style retail, and County Center • Part of area currently designated as an Activity Center in Future Land Use Map OWindstar • Residential is primarily condos and single- family homes in gated communities • Includes golf course designated as a commercial use OSouth Bayshore • Primarily single-family residential neighborhood with Naples Botanical Garden • Wetland considerations for development OShadowlawn • Primarily a residential neighborhood with mix of apartments/duplexes and single-family homes around Shadowlawn Elementary • Borders US 41/Bayshore Drive Focus Intersection (asterisk), a gateway between north and south sections of CRA area OTamiami • Corridor commercial and residences, including two major malls, Gulfgate Plaza and Courthouse Shadows) • Borders US 41/Bayshore Drive Focus Intersection (asterisk), a gateway between north and south sections of CRA area 0 North Bayshore • Focus Corridor along Bayshore Drive with neighborhood commercial (including Haldeman Creek Entertainment Center near Creek) • Mix of multi- and single-family residential • Focus Intersection at Bayshore/Thomasson with planned roundabout • CRA-owned Focus Development Node (17- Acre Site) ■ ■ ■ ■ Focus Corridor C. Focus Development Node/Intersection 5-E-7 Bayshore Gateway Triangle CRA Area Plan —May 2019 EXECUTIVE SUMMARY L 5.0 Map 5-ES-2: Character Areas A — - l RKW�OQ � LIHWDDD AYE _ • - 41 r �P� BAR T- AVE _ d O Sugd S ... kNDSrAR B r egional Park ! Q ,r :::�� `- u1�• TH�MR55 - d,. V. Na E East apses r. .. _ p - ¢ Satanical Community':-' = Gartlen ♦ Park Bayvieinr_ ,iyrr ;:: = :ti • Park ::T. ! l alu ,i. ANDREW'S AVI__.._.- f CRA Boundary :::_'u =. .. Pars[ 5 l �--_ -'�' •" Wetlands - _ - f -,•- [� City of Naples - A' F life r _ �` _-' . -. ]16r_ _ .-..::-. ]lu _..-• ' _ .' - �3icr_ ^-• .� .:_ _. ._.- _._ .,... ilk-' _ _ ._.. - .. _-. _.... r.5-E-8 Bayshore Gateway Triangle CRA Area Plan —May 2019 5.0 1 W :14111IUAII&I JdilLLYik1:V1 5.0.5 Focus of Redevelopment The following provides a focus of redevelopment for each Character Area based on the specific characteristics described in Map 5-ES-2 and the most relevant redevelopment strategies. 1. Mini Triangle/Davis • Urban -style mixed use commercial redevelopment, including capitalization on the Mini Triangle as a catalyst development site and urban -style parking solutions • Park development at retention pond site • Complete Streets design and commercial redevelopment along Linwood Ave and other nearby commercial roadways; pedestrian scale street design between Mini Triangle, Linwood Ave, and the proposed retention pond park • Improved access to Mini Triangle development from US 41, Davis Blvd, and Linwood Ave • Multi -modal connectivity: • Across Davis Blvd • Between Mini Triangle, Linwood Ave, proposed retention pond park, and eastern Triangle neighborhood • To Downtown Naples potentially via Davis Blvd, US 41, and Gordon River Bridge improvements • Additional infrastructure improvements: sanitary sewers, electrical, stormwater • Infill development on vacant residential lots • Flooding and drainage on neighborhood streets • Complete Street improvements along Shadowlawn Drive 3. Airport Pulling • Transitions between residential neighborhoods and commercial development • Eventual street enhancements, particularly connectivity across Airport Pulling Rd • Commercial fagade improvements 4. Tamiami • Connectivity to Downtown Naples via US 41 • Redevelopment of Courthouse Shadows • Tenant opportunity and site improvements for walkable design at Gulfgate Plaza 5. Windstar • Complete Streets and MSTU improvements along major community roadways, including Bayshore Drive, Thomasson Drive, and Hamilton Avenue • Access to Bayview Park 6. North Bayshore • Corridor commercial development along Bayshore Drive, including Haldeman Creek Entertainment Center near Creek and creative parking solutions • Larger redevelopment opportunities of 17-Acre Site and Del's 24 property • Arts and culture -oriented development 2. Shadowlawn • Transitional elements between corridor • Residential structural enhancement and upgrades commercial and residential areas along Bayshore • Avoidance of incompatible uses Drive and Thomasson Drive • Transitional elements between different uses Development of vacant residential lots 0000 �5-E-9 Bayshore Gateway Triangle CRA Area Plan —May 2019 5.0 • Neighborhood Complete Streets and trails • Connections between Sugden Regional Park and CRA area • Water main and fire suppression upgrades • Flooding and drainage on neighborhood streets 7. South Bayshore • Mobile home and single-family home residential improvements, upgrades, affordability • Development of vacant residential lots • Access to Bayview Park • Connections between CRA and uses to the east, including East Naples Community Park • Wetland, flooding, and site preparation considerations for development • Roadway improvements to meet County engineering standards • Neighborhood Complete Streets 5.0.6 Prioritization & Funding The Redevelopment Area Plan includes a prioritization plan recommending projects for the period through 2030 (11 years after the adoption of the amended Plan), the period for which tax increment financing (TIF) funding will be available. The remaining project recommendations are included for longer term implementation post-2030 and will require alternative funding sources aside from TIF. The Plan provides an overview of potential alternative funding sources. Table 5-ES-1 summarizes projected revenues through 2030 for various funding sources currently operating in the CRA area, including Municipal Service Taxing Units (MSTUs) that are potential funding sources independent of TIF (dependent on coordination with and approval from the respective MSTU advisory boards). Note that the MSTUs do not have a sunset date and will likely continue past 2030. However, for the purposes of the capital and non -capital planning effort, no projections have been made for years after 2030. This Plan does not obligate any funding to any projects listed. It provides a guide and list of both capital and non -capital projects that require approval by the CRA Advisory Board within the initial 11-year programming period and allocation through the standard operating and procurement guidelines adopted by the Collier County Board of Commissioners if TIF revenues are to be used for funding. Approval by relevant decision -making bodies is required for other funding sources outside of TIF. Projects may also require additional vetting and piloting to better understand technical feasibility, impacts, and broader County implementation priorities prior to approval for implementation. To this end, planned projects include technical feasibility studies and pilot projects. As a result, this capital and non -capital funding plan is subject to change as it is re- evaluated. Additionally, the Plan sets a framework based on current conditions but allows for flexibility in phasing of projects based on funding opportunities and community priorities identified in annual work plans and capital improvement project lists. Figures 5-ES-2 and 5-ES-3 summarize the expenditure breakdown by timeframe and type of project/ initiative. Note that non -capital projects include studies, plans, and grant programs. Table 5-ES-2 compares projected TIF revenues and costs (note that some projects are programmed at a deficit because other funding partners or sources are anticipated, including after 2030 when TIF revenues will cease). Table S-ES-3 shows CRA project costs that may also be eligible for Bayshore Beautification MSTU funds, indicating the potential benefit from MSTU coordination. Bayshore Gateway Triangle CRA Area Plan —May 2019 00"*4S 5-E-10 5.0 1 W1Xd111iLYAI&I11Lyi1&I_\ffi Table S-ES-1: Revenue Projection Summary Tax Increment Financing (TIF) $33,790,000 $0 Bayshore Beautification MSTU $20,193,000 TBD Haldeman Creek MSTU $1,762,000 TBD Note: 1The TIF funding will sunset in 2030, so no TIF revenues are shown after 11 years. The MSTUs do not have a sun- set date and will likely continue past 2030. However, for the purposes of this planning effort, no projections have been made for years after 2030. Figure S-ES-2: Short-term costs by project type Land Use & Urban Public Space, Parks, & Open Space, Design, $165,000, 0% $1,050,000, 3% L Non -Capital, $21,881,116 , 64% so Total Short -Term Costs (1-11 Years): $34.4 million Infrastructure, $3,525,695, 10% Dpment, ,000, 3 rfl 5-E-11 Bayshore Gateway Triangle CRA Area Plan —May 2019 EXECUTIVE SUMMARY L 5.0 Figure 5-ES-3: Long-term project costs by type Non -Capital, $6,735,000, 8% Infrastl $25,909, Total Long -Term Costs (After 11 Yez $85.1 million Public Space, Parks, & Open Space, Land Use & $3,144,404, 4% Bayshore Gateway Triangle CRA Area Plan —May 2019 5-E-12 5.0 W1Xd111iLYAI&I11Lyi1&I_\ffi Table 5-ES-2: Summary of CRA Project Costs and Projected TIF Revenues FundingTIF dr Total Capital Costs - North of US 41 (Triangle) • • - $44,945,859 $4,709,998 $40,235,861 Total Capital Costs - South of US 41 (Bayshore) $45,878,936 $7,790,481 $38,088,455 Total Capital Costs $90,824,795 $12,500,480 $78,324,316 Total Non -Capital Costs $28,616,116 $21,881,116 $6,735,000 Total TIF Revenue $33,790,000 $33,790,000 $0 Difference -$85,650,911 -$591,595 -$85,059,316 Notes: revenues rounded to thousands IOverall costs increased by 25% to account for annual increases. The TIF funding will sunset in 2030, so no TIF revenues are shown after 11 years. Table 5-ES-3: Summary of MSTU-Eligible Costs and Projected MSTU Revenues Note: Projects are considered MSTU-eligible based on those that align with accepted uses of Bayshore Beautification MSTU funds accord- ing to Ordinance No. 2013-68; revenues rounded to thousands IOverall costs increased by 25% to account for annual increases 2The MSTUs do not have a sunset date and will likely continue past 2030. However, for the purposes of this planning effort no projec lions have been made for years after 2030. 5-E-13 Bayshore Gateway Triangle CRA Area Plan —May 2019 EXECUTIVE SUMMARY L 5.0 5.0.7 2000 & 2019 Plan Comparison Table 5-ES-4 assists in comparing the 2000 Plan to the amended Redevelopment Area Plan, showing a status update for the various areas and initiatives identified for Tax Increment Finance (TIF) funding in the 2000 Plan, as well as how the Redevelopment Area Plan update responds to the identified initiatives. Note that two additional redevelopment sites, Naples Plaza and Naples Steel, were identified for private redevelopment without TIF assistance (now Naples Bay Club/Cottages at Naples Bay Resort and Woodspring Suites, respectively). While the 2000 Plan has a strong orientation around these sites and initiatives, the updated Redevelopment Area Plan is oriented around general themes of: Land Use and Urban Design; Public Space, Parks, & Open Space; Development; Transportation, Connectivity, & Walkability; Infrastructure; and Process. As a result, the amended Redevelopment Plan contains additional considerations that may not stem directly from the 2000 Plan, including but not limited to: • A focus on the CRA-owned 17-Acre Site west of Sugden Regional Park for catalyst redevelopment • A focus on arts and culture in the CRA area redevelopment vision • Connections to nearby parks • Land use transitions between incompatible uses and densities/intensities • More comprehensive infrastructure improvements Table 5-ES-4: Status of Key Land Use Areas and Initiatives of the 2000 Plan Catalyst Redevelopment Projects Specific planning tasks included for Mini Triangle and larger Triangle area with associated improvements Triangle- Hotel/ Parcel at apex currently vacant; CRA-owned (primarily roadway, infrastructure, and land use Restaurant/ property under contract for sale and transitions) and incentives identified that are generally Office received PUD zoning for Mixed -Use project. supported by the Redevelopment Area Plan (see Sections 5.3.2, 5.3.4, 5.3.5, and 5.3.6); general development support is also funded in the non -capital projects (see Section 5.4) Triangle —Flex Current mix of commercial and industrial Office/ uses. Warehouse Specific planning tasks included for Mini Triangle and larger Triangle area with associated improvements (primarily roadway, infrastructure, and land use transitions) and incentives identified that are generally supported by the Redevelopment Area Plan (see Sections 5.3.2, 5.3.4, 5.3.5, and 5.3.6); general development support is also funded in the non -capital projects (see Section 5.4) . Bayshore Gateway Triangle CRA Area Plan —May 2019 5.0 W1Xd111iLYAI&I11Lyi1&I_\ffl Table 5-ES-4 (continued): Status of Key Land Use Areas and Initiatives of the 2000 Plan Catalyst Redevelopment Projects (Continued) Identified as an opportunity for new tenancy in Gulfgate Plaza currently has tenants; consideration second floor space and to incentivize optimal Town Center needs to be given to type of establishments tenant mix and walkable design; Courthouse desired for this space. A small business incubator (Gulfgate Plaza) might be a good use for vacant office on second Shadows is another large commercial space providing a redevelopment opportunity (Section floor. 5.3.4) Three60 Market has been established west of Recommendations made to evaluate LDC Entertainment bridge and south of creek; food truck park recently changes to facilitate commercial development Center opened on north side of creek under same such as that in the Bayshore area (Section (Haldeman ownership as Three60 Market. Need for 5.3.4); commercial parking solutions explored Creek) commercial parking has emerged as an issue in (Section 5.3.5, Section 5.4) this area. Neighborhood Focus Initiatives Shadowlawn The 2000 Plan initiative included the following: • New general housing and affordable housing • Rehabilitation of affordable housing • Neighborhood gateway features • Traffic calming by closing part of Linwood • Extension of Pelton Ave to Linwood for improved internal circulation Current status: The Shadowlawn improvements delayed due to recession, warranting prioritization of current study and improvement implementation approach for area. However, some stormwater planning and improvements completed for area (see General Infrastructure Improvements section below). CRA will generally aim to continue these Neighborhood Focus Initiatives. Neighborhood enhancement focused on structural upgrades, limiting uses incompatible with the redevelopment vision, transitions between uses/intensities, infill development on vacant lots, addressing flooding/drainage, and complete streets/transportation improvements that will address streetscape elements such as lighting and traffic calming. These improvements will likely require strategic property acquisition and demolition of structures for redevelopment. Other relevant initiatives include gateway design and coordination with County sheriff, code enforcement, and housing agencies to address quality and supply of housing and streetlighting. See section 5.3 for more information. Bayshore Gateway Triangle CRA Area Plan —May 2019 EXECUTIVE SUMMARY L 5.0 Table 5-ES-4: Status of Key Land Use Areas and Initiatives of the 2000 Plan Bayshore Neighborhood Focus Initiatives (Continued) The 2000 Plan initiative included the following: • Landscaping and beautification along Bayshore Drive • New affordable housing • Rehabilitation of market -rate and affordable housing • Botanical Gardens relocation • Design of new neighborhood park and connection to Sugden Park site • Sabal Bay development (pending legal actions) Current related efforts include: • Beautification and roadway improvements planned for Hamilton Ave and Thomasson Dr, funded by the Bayshore Beautification MSTU. • Additional stormwater planning and improvements completed for area (see General Infrastructure Improvements section below). • Residential units have been built; substandard housing has been demolished. CRA will generally aim to continue these Neighborhood Focus Initiatives. Redevelopment focus for this neighborhood split into North and South. North focus: commercial/catalyst site development, parking, arts and culture, transition between residential and commercial, residential infill, comprehensive street improvements that will address elements such as streetlighting and traffic calming, park connections (Sugden Regional Park). South focus: residential upgrades and affordability, residential infill, park access (East Naples Community Park, Bayview Park), wetlands/ flooding considerations, roadway standards. These improvements will likely require strategic property acquisition and demolition of structures for redevelopment. Other relevant initiatives include additional street/transportation improvements to address elements such as lighting and traffic calming, as well as coordination with County sheriff, code enforcement, and housing agencies to address quality and supply of housing and streetlighting. See Section 5.3 for more information. Bayshore Gateway Triangle CRA Area Plan —May 2019 '06� 5-E-16 5.0 EXECUTIVE SUMMARY Table 5-ES-4 (cantinued): Status of Key Land Use Areas and Initiatives of the 2000 Plan General Infrastructure Improvements Need for stormwater improvements identified for entire CRA area, so planning and improvement efforts have included both Triangle and Bayshore neighborhoods, Triangle including the following: Stormwater • Stormwater plan created for Gateway Recommendation made to update stormwater Management Triangle residential area in 2009 and for management plan for the entire CRA area (Section Plan Bayshore MSTU area in 2011. 5.3.6) • Karen Dr stormwater improvements completed in 2017. • Pineland Ave stormwater improvements completed. Last major dredging project was in 2006. Depth assessment will be conducted for creek, Haldeman and capital reserves currently being Recommendation made to coordinate the capital Creek and accumulated for future maintenance or improvements of the MSTUs, including that used to dredge efforts. Advisory Board voted to Canal System increase millage rate to create dredging plan maintain Haldeman Creek, in a Capital Improvements Dredging Plan when major dredge will be needed; the Plan (Section 5.3.7). millage increase to 1 mil was approved at the final budget hearing on September 20, 2018. Roadway Improvements US 41 Zoning Resurfacing and certain safety improvements Recommendation to coordinate on future Overlay and currently programmed in FDOT Transportation improvements with FDOT to develop and incorporate a Landscaping Improvement Program. community vision for comprehensive Complete Streets improvements along this corridor (see Section 5.3.5). Davis Boulevard Resurfacing project beginning as part of FDOT Recommendation to coordinate on future Streetlighting Transportation Improvement Program improvements with FDOT to develop and incorporate a community vision for comprehensive Complete Streets and Zoning projects. improvements along this corridor (see Section 5.3.5). Overlay • Roundabout will be put in at Bayshore Recommendation included to make Complete Streets and Thomasson as a Bayshore comprehensive roadway improvements along Bayshore Bayshore Drive Beautification MSTU project. Drive and evaluate opportunity to underground Landscaping • Bayshore Dr needs to be considered for streetscape and roadway updates via the overhead utilities (see Section 5.3.5, Section 5.3.6, and Bayshore Beautification MSTU. capital funding in Section 5.4). Other TIF-Funded Projects Botanical Gardens Support Botanical Gardens is now located southwest of the Bayshore Drive/Thomasson Drive intersection. The CRA currently owns the 17.89-acre site ("17-Acre Site") west of Sugden Regional Park; the site is targeted for catalyst development. Specific planning tasks included for the 17-Acre Site that highlight in particular connections to Sugden Regional Park and a performance space (see Section 5.3.4 and capital and non -capital improvements in Section 5.4). Bayshore Gateway Triangle CRA Area Plan —May 2019 I 5.1 INTRODUCTION eoo�5_1_1 5.1.1 Vision The 2019 Redevelopment Area Plan provides an updated vision and approach for the redevelopment of the Bayshore Gateway Triangle CRA area in Collier County (see Map 5-1-1). The Plan brings together information gathered from technical analysis, fieldwork observation, and public and agency outreach (documented in further detail in a separate Assessment Memo). From these efforts and the resulting themes identified, an overarching vision emerged for the future of the CRA area: Promote quality of life and economic vitality with a mixed -income, urban, multi -modal community that welcomes visitors, cultivates the area's artistic and cultural identity, uplifts unique local destinations, and finds balance with the natural environment. This vision provides the guidance for the overall framework and projects laid out in this Redevelopment Area Plan for furthering the revitalization of the CRA area. This Plan is meant to provide a palette of options, generated by the technical analysis, fieldwork observations, and public and agency outreach, that the CRA can further 5.1.2 Process The technical analysis involved in the Redevelopment Area Plan process included a review of the existing plans related to the CRA area, as well as spatial and quantitative analysis of data related to the CRA area. The study team also conducted fieldwork to collect additional information and "ground -truth" findings in the data. The public and agency outreach consisted of stakeholder and agency meetings and calls, two public workshops, and a boat tour of Haldeman Creek and adjacent canal areas. Figure 5-1-1 illustrates the complete planning process. 5.1.3 Plan Organization The remaining sections of this Plan cover the following topics: • Section 5.2: Background — historical overview of the CRA area, including the original 2000 CRA Plan explore. Consequently, not all of these suggestions will necessarily be carried through to full implementation. • Full implementation of framework strategies and projects will be based on further study of capacity, technical feasibility, and public priorities. and status update Section 5.3: Plan Framework & Elements — framework of goals, objectives, and strategies related to redevelopment in the CRA area, with supporting information on existing conditions, opportunities, and approaches for carrying out strategies Section 5.4: Prioritization Plan — information on revenues; capital project funding and phasing; and planning, administrative, and regulatory initiatives Section 5.5: General Requirements — information on additional regulatory requirements for the CRA Plan and conclusion Section 5.6: Tax Increment & MSTU Estimates — provides methodology and underlying assumptions for tax increment and Municipal Service Taxing Unit (MSTU) revenues. Bayshore Gateway Triangle CRA Area Plan —May 2019 INTRODUCTION 5.1 mv DAVIS BLVC VOOD AVE 1. LINWOOD AVE BARRETT AVE • p w mow■ 1= _ a Sugden Ln Regional m B� 1/0 Pa rk I �, Cf `y Of L_I a:, _ _ Naples s I, „� T.HOMASSON;DR..... z: KAREN-DR ?' East Naples' Naples-•-- _ Botanical vJi :__.- 0 � Garden Pa. _ .4 '`f'.. I 'I ' 5lar _f CRA Boundary Collier County Government Genter ANDREWS AVE t City of Naples within CRA Park --AL - �-: Wetlands qL - :;..._:._-' L J City of Naples .._ &-:_ ...._.. � ::� vJ.0 i:r �-._ "yam..:._' r {E'=:.. ��sr1!r i:r " .. i_• - - ":J.x __ - At At.pie :i Mop 5-1-1: Boyshore Gateway Triangle CRA Study Area Bayshore Gateway Triangle CRA Are Plan —May 2019r ( ��5-1-2 PUBLIC ENGAGEMENT Event No. of People 2 Public Workshops B + Feb -June 2018 S Stakeholder 50+ Meetings Assessment Technical Analysis A Agency Meetings 20 Fieldwork Public Outreach 6 Stakeholder 10 Fiscal Analysis &Capital Planning Interviews/fours 1 N June-Sept2018+i Plan & Amendments Preparation Draft Updated CRA Plan F Draft Comprehensive Plan & Zoning Amendment Recommendations Community Forum 1. 1 t Oct 2018-Jan 2019 Plan & Amendments Approval Updated CRA Plan Approval Comprehensive Plan & Zoning Amendment Recommendations Review 5.21 BACKGROUND 5.2.1 Creation of the CRA Area The Bayshore Gateway Triangle CRA area is located primarily in unincorporated Collier County to the southeast of the city of Naples (a small portion of the area is in the city of Naples; see Map 5-1-1). It is near the popular destinations of Downtown Naples and coastal beaches and is bisected by US 41, a major regional thoroughfare. This corridor defines two major sub -areas within the larger CRA boundary --the Gateway Triangle community north of US 41 and the Bayshore community south of US 41 (see Map 5-1-1 for CRA area and Resolution 2000-82, Exhibit A at end of this document for a legal description of the CRA boundary). The CRA was created in 2000 under the jurisdiction of Collier County to facilitate the physical and economic revitalization and enhancement of the community. Its creation was based on documenting conditions of blight in a Finding of Necessity study, as required by Florida Statute 163.340. Table 5-2-1 provides an overview of the findings. 5.2.2 2000 Plan Goals and Projects The 2000 Plan laid out visual concept goals and corresponding redevelopment projects to improve conditions in the CRA area. The projects were planned out in phases over a 20-year time span. Map 5-2-1 shows the overall Land Use Plan illustrating general land uses and significant activity centers. The Land Use Plan suggested a basic regulatory framework that would guide Future Land Use Map and zoning amendments to support the redevelopment of the CRA area. In addition to the Land Use Plan, the 2000 Plan provided an Urban Design Framework to illustrate the following: 1. Primary areas anticipated to undergo significant change via redevelopment or infill development, receive improvements via neighborhood improvement strategies, or remain as stable and planned development areas 2. Basic site design conditions recommended to implement the vision defined in the public outreach process 3. Primary corridors and areas recommended for landscape/streetscape improvements in support of the vision defined in the public outreach The primary areas anticipated to undergo significant change included: • Triangle area approximately defined by US 41, Davis Blvd, and a line based on the projected alignment of Pine St to the north of US 41 • Naples Plaza (southwest of Davis Blvd and US 41 intersection) and adjacent properties • Gulfgate Plaza as a Town Center • Commercial uses on Naples Steel properties (along US 41) and other properties on Gulfgate • Residential uses south and west of Gulfgate • Infill: • Multi- and single-family residential in Shadowlawn neighborhood • Commercial uses for Haldeman Creek entertainment center • Mixed multi -family and commercial uses along Bayshore Drive north of Lake View (Lakeview) Dr • Residential and commercial at Bay Center 5-2-1 Bayshore Gateway Triangle CRA Area Plan —May 2019 BACKGROUND 15.2 Inadequate street layout and • Shadowlawn Dr design (including sub -standard • Thomasson Dr street widths) 0 Most local streets • Davis Blvd Commercial parking problems • Airport Rd 0 Bayshore Rd • US 41 Predominance of defective or • Major arterials inadequate street layout Lack of streetlights along major Most local streets arterial and most local streets Davis Blvd • Shadowlawn Dr Lack of sidewalks • Bayshore Rd south of Thomasson Rd • Most local streets Lack of neighborhood connections 9 Residential neighborhoods • US 41 Commercial lots 0 Davis Blvd Faulty lot layout in relation to size, • Between Pine Stand US 41 adequacy, accessibility, or Built density far below approved 0 RMF-6 residences in Gateway usefulness density Triangle area Not meeting lot standards in at • RMF-6 residential properties least one respect Bayshore area residences Disproportionate lack of plumbing Unsanitary or unsafe conditions Disproportionate overcrowding 2 unsafe structures Lack of sidewalks and streetlights Poor drainage of local roads, Deterioration of site or other surface water management improvements problems Lack of right-of-way for improvements along Shadowlawn Dr No public transportation provided Other problems in CRA area Housing affordability noted as an issue in the county and as an issue that could get worse in the CRA area Table 5-2-1: Findings of Blighted Conditions in CRA Area Bayshore Gateway Triangle CRA Area Plan —May 2019 5-2-2 5.2 BACKGROUND area (Bayshore and Thomasson) • Other opportunities in the Medium Intensity residential area of Land Use Plan The public outreach of the 2000 Plan defined the establishment of a Neighborhood Focus Initiative as a programmatic objective. The aim of such a program was "to coordinate the direction of a variety of public and quasi -public services to enhance major residential portions of the project area." The primary neighborhoods for improvements specified in the 2000 Plan included: Bayshore • Shadowlawn The primary areas for stability and planned development with low -intensity residential included: • Windstar • Sabal Bay (Hamilton Bay) development Site design standards included: • Roof patterns reflective of Old Florida architectural style • Placement of buildings close to street to support pedestrian activity • Use of rectilinear block pattern to strengthen predominant established character of area • Placement of parking to rear of development sites The following lays out items covered by the visual preference statement from the public outreach effort of the 2000 Plan, which supported the design standards: • Buildings — representing an "Old Florida" or "Cracker" style with covered porches, metal roof, and dormers • Signage — representing low, monument -style sign with business logogram (representative sign or character) suppressed to design of sign's background and surrounding landscape planting • Pathways — representing sidewalk set back from curb by distance greater than width of walk and with planting materials and low pedestrian lighting provided between walk and curb • On -Street Parking— representing street with narrow planted median and use of angle parking interspersed with planting areas on both sides of street • Landscaping — representing street with landscaped median and landscaping and decorative lighting fixtures on edges • Public Spaces — representing pedestrian area with palms and large pool with water jet fountain In terms of landscape and streetscape improvements, the design framework focused on: • Treatments for major roadways, including: • Davis Blvd • Airport Pulling Rd • US 41 • Bayshore Dr • Thomasson Dr Significant gateway intersection designs at intersections of the above streets as well as: • Shadowlawn Dr south of Davis and North of US 41 • Linwood Ave at Airport Pulling Rd • Pelton Ave north of US 41 • Intersection proposed at time of Sabal Bay's main east/west street with Bayshore Dr 5-2-3 Bayshore Gateway Triangle CRA Area Plan —May 2019 BACKGROUND 15.2 LL DPI 1 iwn hood __�_ C4&r oou* Plenning velop ent Plan Lam o: town l*r f Dodo Derefppment I /,c" Camm Raagkm4 W40f Mudd ata I� Tawn Ceaieer CaQnmare181 @C1t9,ltlnment ) a,�sargmCiertlA'fT�•'� �' mR+e;,.Jrl Moo! WaTehmff�s mad lJ�e 1.141� I /} �i�Ciif1LL1#f�� • 1 gym+ Iglnrfklm Prim City Fdanda �o�v Ini�s� BaWrilcal Sudan 19eF Aygon Lake Pmk edit ofto Sabal Bay Map 5-2-1: Land Use Plan from 2000 CRA Plan Note: Additional labels have been added to clarify location of certain sites and neighborhoods. Bayshore Gateway Triangle CRA Area Plan —May 2019 '1_0� 5-2-4 BACKGROUND Table 5-2-2 provides a status update for the various areas and initiatives identified for Tax Increment Finance (TIF) funding in the 2000 Plan, as well as how the Redevelopment Area Plan update responds to the identified initiatives. Note that two additional redevelopment sites, Naples Plaza and Naples Steel, were identified for private redevelopment without TIF assistance (now Naples Bay Club/Cottages at Naples Bay Resort and Woodspring Suites, respectively). While the 2000 Plan has a strong orientation around these sites and initiatives, the updated Redevelopment Area Plan is oriented around general themes of: Land Use and Urban Design; Public Space, Parks, & Open Space; Development; Transportation, Connectivity, & Walkability; Infrastructure; and Process. As a result, the updated Redevelopment Plan contains additional considerations that may not stem directly from the 2000 Plan, including but not limited to: • A focus on the CRA-owned 17-Acre Site west of Sugden Regional Park for catalyst redevelopment • A focus on arts and culture in the CRA redevelopment vision • Connections to nearby parks • Land use transitions between incompatible uses and densities/intensities • More comprehensive infrastructure improvements Catalyst Redevelopment Projects Triangle- Hotel/ Parcel at apex currently vacant; CRA-owned Restaurant/ property under contract for sale and Office received PUD zoning for Mixed -Use project. Specific planning tasks included for Mini Triangle and larger Triangle area with associated improvements (primarily roadway, infrastructure, and land use transitions) and incentives identified that are generally supported by the Redevelopment Area Plan (see Sections 5.3.2, 5.3.4, 5.3.5, and 5.3.6), general development support is also funded in the non -capital projects (see Section 5.4) Specific planning tasks included for Mini Triangle and larger Triangle area with associated improvements Triangle — Flex (primarily roadway, infrastructure, and land use Current mix of commercial and industrial transitions) and incentives identified that are generally Office/ Warehouse uses. supported by the Redevelopment Area Plan (see Sections 5.3.2, 5.3.4, 5.3.5, and 5.3.6); general development support is also funded in the non -capital projects (see Section 5.4) Gulfgate Plaza currently has tenants; Town Center consideration needs to be given to type of (Gulfgate Plaza) establishments desired for this space. A small business incubator might be a good use for vacant office on second floor. Table 5-2-2: Status of Key Land Use Areas and Initiatives of the 2000 Plan Identified as an opportunity for new tenancy in second floor space and to incentivize optimal tenant mix and walkable design; Courthouse Shadows is another large commercial space providing a redevelopment opportunity (Section 5.3.4) 5-2-5 Bayshore Gateway Triangle CRA Area Plan —May 2019 BACKGROUND 5.2 Catalyst Redevelopment Projects (Continued) Three60 Market has been established west of Recommendations made to evaluate LDC Entertainment bridge and south of creek; food truck park recently changes to facilitate commercial development Center opened on north side of creek under same such as that in the Bayshore area (Section (Haldeman ownership as Three60 Market. Need for 5.3.4); commercial parking solutions explored Creek) commercial parking has emerged as an issue in (Section 5.3.5, Section 5.4) this area. Shadowlawn Neighborhood Focus Initiative The 2000 Plan initiative included the following: • New general housing and affordable housing • Rehabilitation of affordable housing • Neighborhood gateway features • Traffic calming by closing part of Linwood • Extension of Felton Ave to Linwood for improved internal circulation Current status: The Shadowlawn improvements delayed due to recession, warranting prioritization of current study and improvement implementation approach for area. However, some stormwater planning and improvements completed for area (see General Infrastructure Improvements section below). CRA will generally aim to continue these Neighborhood Focus Initiatives. Neighborhood enhancement focused on structural upgrades, limiting uses incompatible with the redevelopment vision, transitions between uses/intensities, infill development on vacant lots, addressing flooding/drainage, and complete streets/transportation improvements that will address streetscape elements such as lighting and traffic calming. These improvements will likely require strategic property acquisition and demolition of structures for redevelopment. Other relevant initiatives include gateway design and coordination with County sheriff, code enforcement, and housing agencies to address quality and supply of housing and streetlighting. See section 5.3 for more information. Table 5-2-2 (continued): Status of Key Land Use Areas and Initiatives of the 2000 Plan Bayshore Gateway Triangle CRA Area Plan —May 2019 '000� 5-2-6 5.2 BACKGROUND Bayshore Neighborhood Focus Initiatives (Continued) The 2000 Plan initiative included the following: • Landscaping and beautification along CRA will generally aim to continue these Neighborhood Bayshore Drive Focus Initiatives. Redevelopment focus for this • New affordable housing • Rehabilitation of market -rate and affordable housing • Botanical Gardens relocation • Design of new neighborhood park and connection to Sugden Park site • Sabal Bay development (pending legal actions) Current related efforts include: • Beautification and roadway improvements planned for Hamilton Ave and Thomasson Dr, funded by the Bayshore Beautification MSTU. • Additional stormwater planning and improvements completed for area (see General Infrastructure Improvements section below). • Residential units have been built; substandard housing has been demolished. neighborhood split into North and South. North focus: commercial/catalyst site development, parking, arts and culture, transition between residential and commercial, residential infill, comprehensive street improvements that will address elements such as streetlighting and traffic calming, park connections (Sugden Regional Park). South focus: residential upgrades and affordability, residential infill, park access (East Naples Community Park, Bayview Park), wetlands/ flooding considerations, roadway standards. These improvements will likely require strategic property acquisition and demolition of structures for redevelopment. Other relevant initiatives include additional street/transportation improvements to address elements such as lighting and traffic calming, as well as coordination with County sheriff, code enforcement, and housing agencies to address quality and supply of housing and streetlighting. See Section 5.3 for more information. Table 5-2-2 (continued): Status of Key Land Use Areas and Initiatives of the 2000 Plan 5-2-7 Bayshore Gateway Triangle CRA Area Plan —May 2019 BACKGROUND 5.2 2000 Plan Projects 2019 Redevelopment Area Plan Update Response General Infrastructure Improvements Need for stormwater improvements identified for entire CRA area, so planning and improvement efforts have included both Triangle and Bayshore neighborhoods, Triangle including the following: Recommendation made to update stormwater Stormwater • Stormwater plan created for Gateway management plan for the entire CRA area (Section Management Triangle residential area in 2009 and for 5.3.6) Plan Bayshore MSTU area in 2011. • Karen Dr stormwater improvements completed in 2017. • Pineland Ave stormwater improvements completed. Last major dredging project was in 2006. Depth assessment will be conducted for Haldeman creek, and capital reserves currently being Recommendation made to coordinate the capital Creek and accumulated for future maintenance or improvements of the MSTUs, including that used to Canal System dredge efforts. Advisory Board voted to maintain Haldeman Creek, in a Capital Improvements Dredging Plan increase millage rate to create dredging plan plan (Section 5.3.7). when major dredge will be needed; the millage increase to 1 mil was approved at the final budget hearing on September 20, 2018. Roadway Improvements US 41 Zoning Resurfacing and certain safety improvements Recommendation to coordinate on future Overlay and currently programmed in FDOT improvements with FDOT to develop and incorporate a Landscaping Transportation Improvement Program. community vision for comprehensive Complete Streets improvements along this corridor (see Section 5.3.5). Davis Boulevard Resurfacing project beginning as part of FDOT Recommendation to coordinate on future Streetlighting Transportation Improvement Program improvements with FDOT to develop and incorporate a and Zoning projects. community vision for comprehensive Complete Streets Overlay improvements along this corridor (see Section 5.3.5). • Roundabout will be put in at Bayshore Recommendation included to make Complete Streets and Thomason as a Bayshore comprehensive roadway improvements along Bayshore Bayshore Drive Beautification MSTU project. Drive and evaluate opportunity to underground Landscaping • Bayshore Dr needs to be considered for overhead utilities (see Section 5.3.5, Section 5.3.6, and streetscape and roadway updates via the capital funding in Section 5.4). Bayshore Beautification MSTU. Other TIF-Funded Projects Botanical Gardens is now located southwest Specific planning tasks included for the 17-Acre Site Botanical of the Bayshore Drive/Thomasson Drive that highlight in particular connections to Sugden Gardens intersection. The CRA currently owns the Regional Park and a performance space (see Section Support 17.89-acre site ("17-Acre Site") west of 5.3.4 and capital and non -capital improvements in Sugden Regional Park; the site is targeted for Section 5.4). catalyst development. Table 5-2-2 (continued): Status of Key Land Use Areas and Initiatives of the 2000 Plan Bayshore Gateway Triangle CRA Area Plan —May 2019 5-2-8 5.2 BACKGROUND Section 5.2.3 and Sections 5.3 and 5.4 provide more • Stimulating investment and capitalizing on information on these additional considerations and their development opportunities while also providing basis. support and protections for existing residents • Navigating various perceptions of and visions for the area and incorporating arts and culture into the 5.2.3 Bayshore Gateway vision; marketing this vision Triangle CRA 2019 Perspective Many of the challenges and efforts identified in the 2000 Plan are still relevant today. The following are some of the major ideas emerging from the Redevelopment Area Plan update process, which provided the basis for the goals, objectives, and strategies underlying the framework (see Section 5.3) for this Redevelopment Area Plan: • Improving the compatibility of uses and appearance of the public realm • Transitioning between suburban and urban development style • Balancing regional vs. local transportation needs and related transportation safety concerns along major roadways; incorporating a focus on multi - modal transportation • Developing in the context of natural conditions and hazards (wetlands, Coastal High Hazard Area, flooding), including how to address increased density/intensity • Capitalizing on the valuable assets of the area or nearby, including parks, natural areas such as the canal system and Naples beaches, proximity to Downtown Naples, and tourism while also creating public spaces that can be claimed by the community Transition between higher -density multi family housing and lower -density single-family housing Artistic and cultural elements of the CRA area include murals 5-2-9 Bayshore Gateway Triangle CRA Area Plan —May 2019 u 1-110101101M 31111-1 i4 121,1111 a r <w #S.. • � .� ten. �� , r�►........* iR.RrRar.►►R ir..►+r► lrp. �r - t r E ► L �ee.RarRrltr-Rr� OR.Rr►r.•R•r•...err� �•♦sr•R♦Rr.r.re.♦ r♦+� 5.3 PLANNING FRAMEWORK & ELEMENTS This page is intentionally left blank. Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS Public Space, Parks, & Open Space Triangle Retention Pond Improvements �w 5.3.1 Conceptual Plan Diagram The planning framework and elements cover a broad range of themes that make up the overall redevelopment approach. Figure 5-3-1 provides a Concept Plan illustrating aspects of the framework through future land use and capital improvements with associated goals that are more capital intensive, including Land Use & Design; Public Space Parks, & Open Space; Development; Transportation, Connectivity, & Walkability; and Infrastructure. See the map legend on the following page for project descriptions, additional capital improvements without specified locations at this time, and future land use details. The reminder of this chapter provides lays out the framework in more detail by goal. Note that "Major Corridors" are based on highways, minor arterials, and major arterials in the CRA area. a — — Complete Streets &Trail (Neighborhood) leepers Dr. j AIRPORT PULLING RD FlgmS-3-1: Redevelopment Concept Complete 5Eem (Majorl Linwood Avv BAYSNDREDR OMNI Focus Corridor ♦� Major Corridor Land Use & Design • Public Space, Parks, & Open Development okTransportation, Connectivity, & Walkability o i Infrastructure m •� 2 ao 1fi'1L.=•.:Ii �'• �_ i '.. it � Y'(T'_t .'f4 'S �i``. is •iC�Z D. IY ^{ r 2 E t!� o ZONX, Monument Sign forGateway Intersection US 41 and Bayshore Dr. 1 Complete Streets (Major) d y Bayshore Dr. - US 41 to Thamosson Dr. aa T f ! Bayshore Gateway Triangle CRA Area Plan —May 2019 I �©nrvnr��.ey rnenp� Reeevebrfner�j tMl.r _ >,cnp —d AI u ,y up. Aprq['gniprSypp.wr : '.Imam C.-I Fnn, 3�[dnvxr IJIbn Res,d bM Suedatrel y P.A Yk_ U, N N.pka 5.3 PLANNING FRAMEWORK & ELEMENTS This page is intentionally left blank. 5-3-3 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS Location -Specific Capital Projects 0 Gateway Intersection Design A_ Davis BlvcVAirport Pulling Rd Improvements 13_ Davis SIvd/Shadowlawn Dr C_ Davis Blvd/US 41 D. US 41/13ayshore Dr E_ Thomasson Or/Dominian Dr F_ Us 41/Osceola Ave Development Projects A_ Development of Mult-Purpose Fadlity/Structure 0 Parks improvements A. Triangle Retention Pond Improvements Complete Streets (Major) A_ Linwood Ave —Phase I B_ Shadowlawn Ave C. Bays hore Dr —Us 41[Momasson Dr D. Thomasson Dr/Hamilton Ave E. Commercial Dr F. I irkwaod Ave/Kirkwood Ave Connection G_ Pine St Connection 0 Complete Streets & Trails A. BicvcIe/Pedestrian Trail (Neighborhood) B. Jeepers Dr C. Linwood Ave —Phase 11 D. Republic €fir E_ Danford St F. Bay St G_ Bayshore Dr—Thomasson DryHolly Ave oParking A. Surface/garage parking —Me niTriang'.e area B. Surface garage parking—Bayshore area C_ Car/boat parking—Bayview Park area 0 General Road Engineering Standard improvements 1n#rastructofe A. Pine Tree Dr B. Andrews Ave C_ Woodside Ave D. Holly Ave E_ Palmetto Ct 'T I 1111r 4 1 T L4 ff 1j I A_ Underground/Relocate Overhead Utility Lines —Linwood Ave and Commercial Dr B. Underground/Relocate Overhead Utility Li nes— Ba ysh ore Dr Bayshore CatewayTraangIe CRAArea Plarl —May 2019 PLANNING FRAMEWORK & ELEMENTS 15.3 Non -Location Specific Capital Projects Project Type Project Name Public Space, Parks, & Open Space A. Pocket Park Land Acquisition & Development B. General Parks Improvements C. Community Safety/Clean-Up and Neighborhood Initiatives General Improvements Development A. Land Acquisition for Community Land Trust Transportation, Connectivity, & A. Sidewalk Gap Improvements Walkability B. Bicycle Infrastructure C. Street Sign/Wayfinding Improvements D. General Multi -Modal Improvements Infrastructure A. Water Main and Fire Suppression Upgrades B. Stormwater Improvements C. Upgrade Sanitary Sewer Lines Non -Capital Projects Projects and initiatives that are not capital investments include a variety of plans, studies, and grant programs in support of redevelopment or capital project planning throughout the CRA area. These non -capital projects and initiatives include: CRA operating expenditures and administrative updates Land Development Code updates Development support for catalyst development sites Master planning for: • Stormwater improvements • Arts— and culture -oriented development and redevelopment efforts • Implementation of Complete Streets projects • Community safety and clean-up • Branding • Marketing and communications • Water and fire infrastructure improvements Feasibility studies, including: • General market study/economic profile • Bayshore Drive Complete Street technical feasibility • Bayshore Drive Complete Streets pilot project • Triangle retention pond improvements • Micro -enterprise and arts incubator Grants and funding programs, including: • Residential improvements grants/loans • Commercial fagade improvements • Wall and fence funding for areas with incompatible uses • Public art funding • Economic development incentives • Mobile home replacements • Community Land Trust housing construction • Other affordable/workforce housing investments Other non -capital expenditures that may arise in the future and are not yet identified Bayshore Gateway Triangle CRA Area Plan —May 2019 5-3-5 5.3 PLANNING FRAMEWORK & ELEMENTS Future Land Use Densities The following table shows Future Land Use densities corresponding to designations on the Concept Map (Figure 5-3-1). Note that certain projects in the Redevelopment Overlay are eligible for additional units from a pool of 388; these units are referred to as "density pool units" below. Also note that the entire CRA area lies in the Coastal High Hazard Area, which deducts one unit per gross acre (UPGA) from the eligible base density of four units per acre (UPA) and does not permit rezones for mobile home development. A. Mixed Use—Bayshore/Gateway Triangle Overlay Mixed Use Activity Center B. Residential—Bayshore/Gateway Triangle Overlay; 16 UPGA for area outside of overlay 12 UPA via density pool units (with cap of 97 density pool units per project); limits apply for projects that do not comply with the requirements for this density increase. The Mini Triangle Catalyst Site is an exception with a maximum of 12 UPA and is not subject to the density pool unit requirements. Within this site, there is a Mini -Triangle Subdistrict that was approved through Ordinance No. 2018-23 which amended the Growth Redevelopment Overlay— Management Plan and Ordinance No. 2018-25 which amended the Land Development Properties with access to US 41 Code creating the Mini -Triangle MPUD to allow for construction of up to, with a mix to East/Bayshore Dr/Davis Blvd (84)/ be determined by maximum allowable traffic generation, the following development west side of Airport -Pulling Rd' plan: • 377 multi -family dwelling units • 228 hotel suites • 150 assisted living units • 200,000 square feet of commercial uses inclusive of 60,000 square feet of self - storage and 30,000 square feet of car dealership Residential only: 8 UPA via use of density bonus pool (with cap of 97 density pool units Redevelopment Overlay— per project). Eligibility requires that the project: Properties having frontage on 1. shall be a Planned Unit Development (PUD) one or more of Bayshore Drive, 2. shall be a minimum of 3 acres Davis Boulevard, Airport- Pulling 3. shall be redevelopment of a site Road (west side only) or US 41 4. consist of all market -rate units East2 Limits apply for projects that do not comply with the requirements for this density increase. Urban Residential Subdistrict Maximum residential density determined through Collier County's Density Rating (outside Redevelopment Overlay) System, but shall not exceed 16 UPA except in accordance with Transfers of Development Rights in the Land Development Code. To facilitate hurricane evacuation and protect the adjacent environmentally sensitive Conservation designated area, residential densities within the Subdistrict shall not Urban Coastal Fringe Subdistrict exceed a maximum of 4 UPA, except as allowed in the Density Rating System to exceed 4 (outside of Redevelopment UPA through provision of Affordable Housing and Transfers of Development Rights, and Overlay) except as allowed by certain Future Land Use Element Policies under Objective 5 in the Growth Management Plan. New rezones to permit mobile home development within this Subdistrict are prohibited. Rezones are recommended to be in the form of a PUD. 'This definition is interpreted broadly to mean properties that can gain access to the rood(s), whether directly (access point on the road) or via one or more other roads; it is not viewed narrowly to mean have an access point onto the rood(s). As a result, this definition encompasses all properties in the Bayshore Gateway Triangle Redevelopment Overlay except those on east side of Airport Road. 2According to Collier County Growth Management staff, such properties must literally have frontage on (abut) one or more of the specified roads. 0000 5-3-6 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 5.3.2 Land Use & Urban Design The Growth Management Plan and Land Development Code (LDC) provide tools to shape land use and urban design, which have a direct impact on the built environment of an area. This section highlights existing conditions related to various land use types, as well as ways to promote a defined, harmonious, and urban visual and land use character tailored to the CRA area, cultivating its unique artistic and cultural identity. - - - - - - - - @ GOAL - - - - - - - Promote a defined, harmonious, and urban visual and land use character tailored to the CRA area, cultivating its unique artistic and cultural identity. - ------- - ----- Bayshore Gateway Triangle CRA Area Plan —May 2019 5-3-7 5.3 PLANNING FRAMEWORK & ELEMENTS a EXISTING CONDITIONS . - - - - - - - - --------------- Existing Residential Land Use Characteristics The CRA area has 3,814, dwelling units according to Florida Department of Revenue 2017 data. These units include a range of housing types from mobile to larger single-family to multi -family homes (see Map 5-3-2 and corresponding images). This diversity of types, when coupled with a range of price points, can accommodate a diversity of residents living in the community. Currently, streets such as Jeepers Drive (picture 3 below) show areas of transition between larger residential and smaller residential, as well as between smaller single-family residential and multi -family on nearby streets. The vision set forth in the Redevelopment Area Plan aims to guide these transitions towards the desired built environment character laid out for different sub -areas (see Section 5.3.8). Mobile home Small single-family near large new single-family with guest house Small multifamily housing Single-family housing Gated community housing 6� �Ar F f Ly Multifamily housing 4006 N 5-3-8 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 7t7� DAVIS $LVD sa ICIRKWOOD AVE i -L•INWOo0-AVE-- _ cc � MW Un i f ' as A 4, �� f � tair i >Lc 00 4r c4 RR IT Or Sugden SrRR Regional �Q eCVp��_ !. Park TFIOMA55ON bR"-' '• r---��, r _ rVltr ' -ILAREN DR- - , t aples East apes�� J a nical Bayview Park Q Single Family Residential 4e' ylui. _': i - Q Mobile Home Muni -Family Residential dot: aalar' ylk :: - EWS-AVF - Property Parcel1, 1::: =`.alu ::[ fix• Q CRA Boundory y Park Ull Wetlands City of Naples Z. Map 5-3-2: Existing Residential Land Use Characteristics; Data source: 2017 Florida Department of Revenue Bayshore Gateway Triangle CRA Area Plan —May 2019 5-3-9 5.3 1 PLANNING FRAMEWORK & ELEMENTS EXISTINGCONDITIONS ••••••••••••••••••••••- Existing Commercial & Industrial Land Use Characteristics As with housing types, there are a range of commercial types in the CRA area (see Map 5-3-3 and corresponding images). Many commercial sites include on -site, street -facing surface parking. The area contains two major mall -style commercial spaces, Gulfgate Plaza and Courthouse Shadows. Uses range from restaurants and retail stores to heavier uses such as auto services. Industrial uses are also present in the Triangle area and northwest of Sugden Park. New neighborhood commercial on Bayshore Drive— Three60 Market Mall commercial —Courthouse Shadows Mall commercial—Gulfgate Plaza Linwood Avenue commercial O Multi -story strip commercial Vertical mixed -use 5-3-10 I Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 100D AVE M BARRETT AVE 0jr-1 C= W, ■ L.0 714 Sugden Regionall Park THOMASISON DR 7 o KAREN DR �k- Naples East Napl( <.: Botanical Communil Park Ray.v ew P ... ..... j A& ANDREWS AVE L skV, Vacant Non -Residential commercial Industrial Institutional Naples Botanical Garden County state Naples Utilityl0ther [3CRA Boundary park Wetlands L _j City of Naples b T 71,�t slay A., All. d, 7 MapS-3-3: Commercial & Industrial Land Use Characteristics with Non -Residential Existing Land Use; Data source: 2017 Florida Department ofReve- nue 5-3-11 r Bayshore Gateway Triangle CRA Area Plan —May 2019 5.3 1 PLANNING FRAMEWORK & ELEMENTS 0 EXISTING CONDITIONS ---------------------- Existing Community -Oriented Uses Community -oriented uses support community -building and provide services via government, faith -based, non-profit, and other entities. The Redevelopment Area Plan aims to preserve and enhance these uses. Government establishments in the area include the Bayshore Gateway Triangle CRA Area office, a Naples Fire Rescue station, and the County Center (see Map 5-3-4 and corresponding images). Schools in and near the area include Avalon Elementary, Shadowlawn Elementary, and The Garden School of Naples (a Montessori school). There are also various arts -oriented spaces, places of worship, and non-profit service providers. Evaluating locations for a library or other public meeting space can also facilitate the addition of community services and spaces. Bayshore Gateway Triangle CRA Area Office 1 Opera Naples r Greater Naples Fire Rescue —Station #22 Avalon Elementary School W AM £,� �ap�stBaptBc C,�,ak East Naples Baptist Church :Mmn I [CATHOLIC � CHAR#71E5 Catholic Charities 5-3-12 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 N _ DAVIS 6CV 84 ■ i L1N aaaAVE I 90 I i _ all a ,`I A� a f� BARR ur n_ �yj a' _ . C, or �IIUb rIN 11111111 5ugden �. 0 Sr�R _ ¢ Regional r .. a B(�p Park Q � THOMA550N DR v 0 KAREN OR Vacant Non•Residenmi =A._ Eas p e - !Naples . Commercial - . �ilc: ' ty ? Botanical a uni ' Industrial AV z _-_.`-,'Garden�� Paris ._ .Institutional. Bay vlU suF. '': - Naples Botanical Garden Park ILI. - 3; - , :1; County aP, i. ° . state __ Naples s7 in4rr::: __y •_� --: ANDREWS AVE _iglu [] UtilityiGther i..: :. CRA Soundory ==.i Park Wetlands i d _ •.-_ 3a6u.� ._ _m_ .. - --,..ul.(� • City of Naples a�irr _ .: s1fc� '_.. _l a1� -.-;.. � ::.::- •..•,. __ .:..,:-,,�.�-....._.- ..,.. .'�-:-- • 1. ,x�a�::• - _ -t.:: Map 5-3-4: Community Oriented Land Use Characteristics with Non -Residential Existing Land Use; Data source: 2017 Florida Department of Revenue Bayshore Gateway Triangle CRA Area Plan —May 2019 5-7 5.3 PLANNING FRAMEWORK & ELEMENTS Objective 1: Promote urban -style development. • Strategy 1: Coordinate with Collier County Growth Management and Zoning Divisions to pilot innovative land use and zoning approaches to promote more urban -style development in the LDC. These approaches might include: • Increasing mixed use designations • Focus increased densities/intensities along improved roadways (with consideration of Coastal High Hazard Area restrictions) • Roadway design standards to support multi -modal transportation (see Section 5.3.5) • Reduced building setbacks • Zoning for live/work spaces • Zoning and incentives for accessory dwelling units • Flexible parking regulations • Strategy 2: In awarding density pool units, establish eligibility requirements and/or performance metrics that promote these urban approaches. 5-3-14 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 •••••••••—————————————————— 0 ADDITIONAL INFORMATION Character Images Naples Beach and Bay Kealty s Local Mix Use Promote use of guest houses (shown here in back of main house) as a way to provide additional density and potentially address affordability .M NOT� Local multi family housing styles Bayshore Gateway Triangle CRA Area Plan —May 2019 'Ar - 5-3-15 5.3 PLANNING FRAMEWORK & ELEMENTS Objective 2: Achieve consistent land uses in the CRA area and sub -areas. • Strategy 1: Use sub -area ("Character Area") characteristics (see Section 5.3.8) to guide land use vision in the CRA area. • Strategy 2: Amend the LDC to limit heavy commercial and manufacturing/warehouse/storage uses throughout the CRA area; evaluate incentives to encourage transitions away from heavy commercial and manufacturing/warehouse/storage uses. • Strategy 3: Identify elements in the LDC to create clear transitional areas and land use buffers between uses that are incompatible (see Figure 5-3-2); coordinate buffers with related improvements, such as landscaping improvements via the Bayshore Beautification MSTU. • Strategy 4: Provide funding through CRA-funded grant programs for transitional structures (e.g., walls and fences) between incompatible uses. Provide guidance in the program guidelines to coordinate with related elements, such as design standards and Bayshore Beautification MSTU improvements. • Strategy 5: Provide clear guidance in the LDC for new and emerging uses to ensure consistency with the respective Character Areas. 5-3-16 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 ••••••••••••••••••••••••••• 0 ADDITIONAL INFORMATION Land Use Transition Types There are four main types of land use strategies to transition between differing land use types (Figure 5-3-2). Factors affecting use of any given type might include characteristics of the particular site or the general Character Area. BUILDING Residential Conimerclof if!'N RI 1 !� ■■ s s � ■ Ir � �� 0A0I/1MP i nT/1 ARinCPADC GREEN/OPEN SPACE f S _..., M. � Unit Residential Notufal Futures Public square Mixed -Use/ INTFNSITV nr In in i r� Neighborhood Commerciol Residential Figure 5-3-2: Land Use Transition Types Bayshore Gateway Triangle CRA Area Plan —May 2019 Mixed -Use/ Camrrrercial �5-3-17 5.3 PLANNING FRAMEWORK & ELEMENTS 0 RECOMMENDATIONS Needed Land Use Transitions: Uses _________________________ Elements to facilitate transitions can be helpful where there are dissimilar uses, built forms, or development styles. Strategies range from land use buffers (e.g., gradual transition in density/intensity, open space buffers; see Figure 5-3-2), physical barriers (e.g, walls, fences, landscaping), or limitations placed on uses incompatible with the area's land use vision. Map 5-3-5 shows the generalized base zoning districts, highlighting areas with use boundaries that might benefit from transition strategies. The highlighted areas are described further below. Focus: transition from interior residential area of Triangle to the major commercial corridors surrounding it 0 Strategies: • Put in place land use transition areas of lighter commercial or multi -family residential near single- family residential areas • Promote use of physical barriers/buffers between heavier commercial uses and residential uses • Limit heavier industrial and commercial uses in the Triangle area Focus: transition from commercial to residential and between different residential densities Strategies: • Establish land use transition areas to transition from commercial and denser multi -family along Bayshore Drive to moderately dense multi -family residential to single-family residential Focus: put in place transition strategies to mesh new development coming online with existing uses Strategies: • Establish land use transition areas 5-3-18 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 15.3 A do i I _ sa ' t a WINS tA 5ugden $rAFj ¢ Regional ' mQ 7 �n Park -- ..... .Commercial r51.1!t p ICAREN City of Naples DR ' •. s?lCc. i.. ,East NaplesOT. Mobile dome aples = Bo anical -�- Community MPU❑ airr`den I. Park: PU❑ ,.�.1•.-. �,. -1 �LiJ •�I,., Residential Mufti -Family - 8ayulew'_.. ,I - t , II III III III III III _ - pk " ., Res. PUS MU Res" Subdist _ _•, i, .�, Single -Family Residential _. i _ •. :-:---: Village Residential RNDREWS-AIAE ... " Q Property Parcel CRA Boundary `:ylCr::-:.. ...:.:•.i, - Park (e'.-: Wetlands _--we _j City of Napes c su. Ali ylrr - ...... .i �'_ _. • `� �..:ali� -r Flu.: -:._ - si' • Jra .:` .:. s Map 5-3-5: Needed Land Use Transitions with Base Zoning Bayshore Gateway Triangle CRA Area Plan —May 2019 �5-3-19 I 5.3 1 PLANNING FRAMEWORK & ELEMENTS 0 EXISTING CONDITIONS - ----------------------- Needed Land Use Transitions: Building Heights Identifying boundaries between different existing zoned building heights can indicate areas where land use transition approaches may be helpful. Map 5-3-6 shows the applicable Mixed Use Overlay Districts that provide more detailed design standards for the CRA area with highlighted transition areas from Map 5-3-4 and maximum zoned heights of buildings in the table below. Note that there are exceptions for certain structures in the code (e.g., church spires, antenna). PUD sites are governed by zoning in their respective ordinances. BMUD-NC 42 42 42 56 56 42 BMUD-W 42 42 42 56 56 42 13MUD-R1 35 35 35 35 BMUD-R2 35 35 35 35 BMUD-R3 35 30 35 35 35 BMUD-R4 35 35 GTMUD-MXD 42 42 42 56 56 42 GTMUD-R 35 35 35 35 ■ ■ ■ ■ i Needed Transition Area 5-3-20 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 i;... _ N I dAV15 BLVp 84 IClRKWO� �� LI�lW • Qd AVE � ¢a I ■ J � �l II• ! _0 q s. BABRETT A E U Cr ... Sugden 4R m Regional .. m eLt1d j Park � I � ,• ❑CRA Boundary Z Park a I<AREN DR '_' East NaPIes' ._ ZONING PUD } Community Botanical x w Garden F n: xll. Park }. : ` RMF-6 BMUD-RI �— _ e Ba vieG� y r=Y •- BMUD-R2 `'• Park �- t- - i ? BtAUD-R3 BMUD-R4 rJ:: {{ •••:r::.allt. ::.'. '-`-•. AN�REWS VE:" I-:-..'..:.��'-, r;•_. '' ;'" . BMUD-NC•-_� BMUD-w Vl/R .: u :: Vk! '• .GTMUD-MXD ' - ylcr :_::.:I: - . . y:_:::.:i::.RIf Or :::: - silce : - •, ■ GTMUD-R - • • .. (f1. - _ - •. `z' . i)he :`T: ' SS u, ,i.� •._ __:. � `'-• --= �: _=-; .al:. _::;; ,- i,S- - -. .Wetlands U ..I .;I: _ - J - _ vre -�_j City of Naples .._- .. L:; __ - .._'�- - lr.-f'_�-,. - -�'�l_ldr t�� •:.'�'-:,r, -s3lfe t:r_"r �••uhi-:;: --,'al�1r. :': '7.•'yyly il:- l ter : '. ram: adu -4e.. Map 5-3-6: Mixed Use Overlay Districts in the CRA Area Bayshore Gateway Triangle CRA Area Plan —May 2019 5-3-21 5.3 PLANNING FRAMEWORK & ELEMENTS • Strategy 6: Evaluate opportunities for arts -oriented code flexibility that will incorporate existing arts activity such as gallery space. Objective 3: Achieve a consistent design character in the CRA area and sub -areas that cultivates the area's unique artistic and cultural identity. • Strategy 1: As part of a CRA-specific Arts and Culture Plan (see Section 5.3.4, Objective 1, Strategy 5), develop a comprehensive design approach for the public realm with reference to specific Character Areas. The approach might consider: • Architectural styles, including resilient designs that better manage natural hazards such as flooding • Transitional elements between Character Area designs, building mass types, etc. (see Section 5.3.8) • Design considerations for gateway/focus intersections • Design considerations for public art • Identification of public art opportunities and incentives • Design considerations for streetscape improvements in coordination with the Bayshore Beautification MSTU Master Plan • Design considerations for CRA-funded grants for fagade and other exterior improvements • Incorporation of urban -style development design standards (see Section 5.3.2, Objective 1) • Airport Zone height restrictions • Strategy 2: Fund a commercial fagade grant program for exterior improvements to commercial buildings not targeted for major redevelopment. = - = = = = = - 0 ADDITIONAL INFORMATION Character Images for Design Style A number of buildings in the CRA establish a modern architectural style that the CRA can promote in public realm design; there are a number of residences with a more traditional Florida style that the CRA can also promote. Art that is incorporated into private development, but visible in the public realm, can also contribute to the community character conveyed in the physical environment (see the character photos on the facing page). In addition to architectural style, sign styles can be considered as part of public realm design. Figure 5-3-3 provides potential sign design options for the Bayshore neighborhood of the CRA area, reflecting the style of existing infrastructure. The CRA can promote a more modern design for the Triangle area in the commercial areas targeted for redevelopment. 5-3-22 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 Local residence with modern design style Opera Naples with modern design style Local residential design Modern design of Ankrolab Brewing Co. (Source. Hlevel Architects, http.//hlevet info/projectlankrolob_bre) wing_co/J Local residential design Local residential design 0 ADDITIONAL INFORMATION Modern design of The Garden School (Source: Corbon Architecture/Planning/Sustainability, http:// www.davidcorban. com/the-garden-school/J Local residential design Art in the public realm on Bayshore Dr Bayshore Gateway Triangle CRA Area Plan —May 2019 -a, NNW- n v `d. 5.3 PLANNING FRAMEWORK & ELEMENTS 0 RECOMMENDATIONS Design Treatments & Attributes ————————------------————— Public realm design in the area is important given the emphasis on arts -oriented development and input from public outreach efforts indicating architectural style as a way of building a sense of place and community. The Bayshore Beautification MSTU has contributed significantly to the design of the southern portion of the CRA area with streetscape improvements including lighting, flags, landscaping, and the design of the Bayshore/Thomasson roundabout. The CRA should coordinate with the MSTU for further improvements, including the design of major gateway intersections that can include signs and public art (see Map 5-3-7 for opportunities). Note that gateway intersection opportunities north of US 41 would not qualify for Bayshore Beautification MSTU funds, yet the northern Triangle area can explore the creation of its own MSTU to fund these and other types of improvements (see Section 5.3.7, Objective 3, Strategy 2). Existing gateway design near US 41 and Bayshore Drive Bayshore Drive flag, lighting, bike lane, landscaping, pavement treatments ■ ■ ■ F MSTU Improvements 0 Gateway Design Opportunities Bayshore Drive/Thomasson Drive roundabout rendering 5-3-24 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 Wall Him ■IIIM IN . .. ..... .. . —In F �.v C) RR <) - - - - - - ----- LU C= L. C) JEM[UM THOMASSONDR L LU =I- K) pies nifil Bay wl.. ;I P 7 A, �;77 . ..... L Map 5-3-7., Design Treatments & Attributes Sugden Regional Park DR - .East Naples Community Park. Ke "W9 liffilliffir Property Parcel ak ff 'I CRA Boundary _!J.. Park 0, j Bayshore Gateway Triangle CRA Area Plan —May 2019 5-3-25 5.3 PLANNING FRAMEWORK & ELEMENTS 5.3.3 Public Space, Parks, & Open Space Public space, parks, and open space types of land use that serve an important community -building purpose with particular design considerations given the variety of activity they can support. This section focuses on how to ensure accessible, activated, and well - maintained public spaces, parks, and open space. -- - - -- p GOAL - - - - - - - Ensure accessible, activated, and well -maintained public spaces, parks, and open space. Pedestrian connection between Bayshore neighborhood and Sugden Regional Park that can serve as an example for additional connections Objective 1: Increase access to parks and public gathering places in the CRA area. • Strategy 1: Coordinate with Collier County Road Maintenance Division and Parks & Recreation Division to increase the number and quality of bicycle and pedestrian connections 1) between the Bayshore Dr area and neighboring County parks, including Bayview Park, East Naples Community Park, and Sugden Regional Park and 2) running north/south from neighboring County parks to increase accessibility to the Triangle area (see Section 5.3.5, Objective 1, Strategy 6). • Strategy 2: Coordinate with Collier County Road Maintenance Division and Parks & Recreation Division in conjunction with Thomasson Ave and Hamilton Ave MSTU improvements to evaluate opportunities for 1) maintaining car and boat parking at Bayview Park and 2) operational maintenance at Bayview Park. • Strategy 3: Coordinate with Collier County Public Services Department to evaluate opportunities for a park and/or public meeting space (e.g., library) in the CRA area. • Strategy 4: Create a site -specific park plan for the existing retention pond in the Triangle area. • Strategy 5: Evaluate opportunities for "pocket parks" (very small neighborhood park spaces). • Strategy 6: Coordinate with Collier County Parks & Recreation Division on any general parks improvements related to CRA development/ redevelopment sites and efforts, including the 17- Acre Site (see Section 5.3.4). Objective 2: Support events in park spaces geared towards the CRA community. • Strategy 1: Coordinate with Collier County Parks & Recreation Division to promote park spaces as venues for CRA community events. 5-3-26 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 Park and Connectivity Design Concepts The potential park design concept shown in Figure 5-3-4 for the Triangle stormwater retention pond is based on previous planning and design efforts for the pond, with more consideration given to increasing visibility to enhance safety in the pond area (a concern mentioned during public outreach). The rendering includes a consideration for identifying sites for consolidated public parking, which may take the form of a garage. PECOMMENOATIONS Figure 5-3-4: Potential Triangle Stormwater Pond Design Concept Bayshore Gateway Triangle CRA Area Plan —May 2019 5-3-27 5.3 PLANNING FRAMEWORK & ELEMENTS ID EXISTING CONDITIONS - Parks & Open Space ----------------- - - - - - - The Redevelopment Area Plan update process identified parks and open spaces as important community assets, providing event spaces and opportunities to build a sense of place and community. Park access can be improved by providing better connections to parks and capitalizing on opportunities for new parks (such as at the Triangle retention pond and small pocket parks). Expansion of the CRA area to include the parks to the east should also be evaluated since it may facilitate making connections and other improvements. See Map 5-3-8 for existing parks and opportunities. Sugden Regional Park: County park that provides inland water access and water recreation programming. Image source: Collier County Parks & Recreation Division BayviewPark: County park that provides access to Haldeman Creek, the local canals, and the Gulf of Mexico. Haldeman Creek and Canals: provide access to the Bayshore Drive commercial area and the Gulf of Mexico. The Haldeman Creek MSTU funds periodic dredging and maintenance. East Naples Community Park: County park that houses 38 pickleball courts for sports tourism and local recreational use; hosts the annual US Open Pickleball Championship and other pickleball tournaments. Image source: Collier County Parks & Recreation Division Ow- — / Naples Botanical Garden: a non-profit 170-acre botanical garden with over 220,000 visitors per year. Also includes meeting spaces. Park Opportunity at Stormwater Pond: potential for design, traffic flow, safety, and flood management improvements. 'q4� N 5.3.28 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 T/al4 fSFlt[ISCI=1•HVC _; V �R—IIV R.. } 5ugden ' =Q Regional 8��=1��ri =1 •i Park CIO 1 um 455QN DR - z a eft =6dr :'. Bay�iew sL rrlj� d _._. �.:_ ANDREWS=AVE _ -- ":_'. _ .-G';_ -' PropertyParcel I aSlu — _ CRA Boundary s4e ..J< 'Alte Park l r... r r --- _ •+4. �r�'' - : Wetlands -' City of Naples • t :al r =:._. - - ` • - - - ---- 4g,- ,: l- �.... .._: sslir _.� . • -_r Vie ..• _ ._ , :_• .W. , • ,_r vl�r- �:. . Map 5-3-8: Parks & Open Space Bayshore Gateway Triangle CRA Area Plan —May 2019 5-3-29 5.3 PLANNING FRAMEWORK & ELEMENTS Objective 3: Ensure a clean and well maintained public realm. • Strategy 1: Coordinate with the Collier County Sheriff's Office, Collier County Code Enforcement Division, service providers in the CRA area, and residents and business owners in the CRA area to develop a proactive community safety and clean-up strategy (inclusive of private property along the canal network) with an aim at reducing reliance on case -by -case enforcement. This effort should focus on residential properties and coordinate with the Community Standards Liaison pilot program of the Collier County Community & Human Services Division. • Strategy 2: Identify and document a strategy for canal maintenance in the right -of way, including seawalls and mangroves, in coordination with the Haldeman Creek MSTU Advisory Board. Table 5-3-1 indicates the amount of parks and open space that are in and bordering the CRA area. Total publicly -owned open space within CRA Retention pond site 6.48 area (northern Triangle area) (includes pond) Additional open space or green space in the CRA Botanical Garden 168 (non-profit owned) area Total open space/green space in CRA area 174.48 Park space adjacent to • Bayview Park 6.27 0 East Naples Community Park 120 CRA area • Sugden Regional Park 173.27 Total park, open, or green space within or 347.75 adjacent to CRA area Table 5-3-1: Amount of Parks and Open Space. Source: 2017 Florida Department of Revenue and Google Earth calculation 5-3-30 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 15.3 5.3.4 Development Development and redevelopment can improve the quality and aesthetics of the built environment, as well as generate tax revenue and benefits to property owners through increased property values. This development and redevelopment activity also needs to include protections for existing community members who may face burdens from the increase in property values, such as increased costs for renters. This section provides an approach to foster and guide private development to enhance community character and provide increased stability and prosperity for community members. Also documented are more specific planning and visioning efforts for two key development opportunities, at the Mini Triangle and 17-Acre sites. -- - - -- @ GOAL - - - - - - - Foster and guide private development to enhance community character and provide increased stability and prosperity for community members. -- - - - - - - - - - - - Bayshore Gateway Triangle CRA Area Plan —May 2019 /05-3-31� 5.3 PLANNING FRAMEWORK & ELEMENTS Objective 1: Improve the marketing, branding, and communication approach for the CRA area. • Strategy 1: Create a branding strategy for the CRA area to establish a community vision and character. This strategy should coordinate with the Arts and Culture Plan and the Market Study for the CRA (see Section 5.3.4, Objective 1, Strategy 5 and Section 5.3.4, Objective 3, Strategy 1). Strategy 2: Create a marketing and communication strategy for the CRA area to communicate vision and character with effective tools (e.g., website, social media, branding materials). This strategy should coordinate with the comprehensive design approach developed for the CRA area (see Section 5.3.2, Objective 3, Strategy 1), as well as improved communication efforts between the CRA and the community (see Section 5.3.7, Objective 1). Strategy 3: Provide CRA administrative materials (e.g., Advisory Board agendas, budgets, annual reports) in an accessible and easy -to -understand way. Strategy4: Coordinate with the Collier County Tourist Development Council, Collier County Parks & Recreation Division, and other jurisdictions to promote the CRA area and its local business and commercial establishments as part of tourism development efforts in the area. This should include coordination with Collier County Parks & Recreation related to East Naples Community Park master planning and pickleball sports tourism. • Strategy 5: Create an Arts and Culture Plan for the CRA area to incorporate into the overall CRA area vision. This effort should: • Consider prior arts and culture planning efforts, such as those related to the Bayshore Cultural District (Resolution No 2008-60). • Incorporate an inventory of existing artistic and cultural features of the community to elevate. • Include a comprehensive public realm design approach for the CRA area and sub -areas (see Section 5.3.2, Objective 3, Strategy 1). • Consider housing needs and economic incentives related to arts and culture -oriented development (see Section 5.3.4, Objectives 3 and 5). • Include administrative needs of implementing the plan (e.g., an arts committee, additional staff). • Coordinate with countywide arts and culture strategic planning efforts. Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 Objective 2: Streamline and clarify the development process • Strategy 1: Coordinate with Collier County Zoning Division to clarify LDC requirements related to development in the CRA area, particularly related to: • Relationship of overlay zoning to base zoning • Relationship of various applicable codes to each other (e.g., LDC, fire code, building code) • Allowable uses • Strategy 2: Coordinate with Collier County Zoning Division to evaluate approaches to streamline and shorten the development review process. Approaches might include: • Dedicating County staff to review projects within the CRA area and expedite them through the development process. • Improving coordination and communication between entities overseeing applicable codes (e.g., Zoning, Fire Marshall). • Identifying opportunities to increase reliance on defined criteria for development approval (as opposed to discretionary approval) • Encouraging design -build approaches. • Strategy 3: Establish a formal role for the CRA in the development review process to facilitate development of projects in the CRA area. US Open Pickleball Championships at East Naples Community Park. Source: Collier County Parks & Recreation Division, https:// www.focebook.com/Co//ierPorkslphotosl a. 852037184807466.1073 741827.11803 6328207559/19606389606 13944/?type=3& theo ter Existing artistic features, such as murals, should be considered in the Arts and Culture Plan Clearer LDC guidance would help new uses such as microbreweries Bayshore Gateway Triangle CRA Area Plan —May 2019 5-3-33 5.3 PLANNING FRAMEWORK & ELEMENTS Objective 3: Incentivize desired types of development. • Strategy 1: Conduct a market study, including information on owners of second homes, which is not captured in typical data sets, to determine what development will be supported in the CRA area. • • Strategy 2: Identify incentives and targeted assistance (see Development Assistance and Incentives Examples) for a range of development and redevelopment, including consideration of the following types of development and additional desirable development supported by the market study: • Local neighborhood commercial establishments • Social enterprises and business opportunities for those with tenuous livelihoods • Larger catalyst development projects • Arts -oriented development Strategy 3: Evaluate and amend as needed current grant program offerings to reflect new incentives and assistance approaches from Section 5.3.4, Objective 3, Strategy 2. Objective 4: Capitalize on current and potential real estate and development opportunities. • Strategy 1: Facilitate tenancy, development, and redevelopment, particularly for opportunities along US 41, Linwood Ave and neighboring non- residential areas, and Bayshore Dr, through incentives and communication efforts (see Development Assistance and Incentives Examples). • Strategy 2: Continue to facilitate existing catalyst project opportunities on the Mini Triangle and 17- Acre sites (see Map 5-3-10) to strengthen and solidify development interest in the CRA area. Efforts might include assisting with coordination of property owners in target areas, negotiating desired amenities to be incorporated into proposed development, and providing incentives (see Development Assistance and Incentives Examples). • Strategy 3: Evaluate alternative funding opportunities, such as private funding and donations, for capital projects. • Strategy 4: Assess development opportunities for the Activity Center area, including the Courthouse Shadows site. • Strategy 5: Evaluate concepts to expand the CRA boundaries . Considerations might include the incorporation of new development opportunities, such as areas along Thomasson Drive, and the incorporation of County parks. 5-3-34 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 0 ADDITIONAL INFORMATION - - - - - - - - - - - - - — — - Development Assistance and Incentives Examples • Density/intensity increases • Impact fee offsets or payment over time • TIF rebates and TIF money for infrastructure • Land acquisition through CRA for targeted needs, such as parking and stormwater infrastructure, and to facilitate redevelopment • Tenant attraction and relocation support • Micro -enterprise incubator and technical assistance support in partnership with other local entities Potential Partnership Opportunities for Micro -Enterprise Incubator Incubators can provide workspace and assistance to micro -enterprises, particularly small businesses, looking to get their start in the CRA area. The CRA could potentially partner with existing efforts or collaborate on new efforts to support the work of incubators. For example, the Naples Accelerator (https://naplesaccelerator.com/) provides office space and amenities and connections to local economic resources to assist its member businesses. There may also be interest from other local entities, such as St. Matthew's House, in partnering to start a new incubator. Such partnerships can bring together organizations to pool capacity and funding to carry out incubator efforts and can also be used to support artists and arts -oriented development, a key aspect of the CRA's vision. Other Partnership Opportunities: Business Associations The CRA encourages businesses operating in the area to form associations and business districts to coordinate development efforts and potential funding tools such as MSTUs. Such associations can also serve as important partners to the CRA in its implementation of development assistance and incentives. Areas where these associations might be particularly beneficial are among the Bayshore Drive businesses, the Mini Triangle are property owners, and the property owners along Linwood Avenue and Kirkwood Avenue. Bayshore Gateway Triangle CRA Area Plan —May 2019 5-3-35 5.3 PLANNING FRAMEWORK & ELEMENTS 0ADDITIONAL INFOPMATiDN • Development and and Redevelopment Potential Figure 5-3-5 provides a general indication of the development opportunities in the CRA area, showing vacant land acreage and the corresponding number of vacant parcels by land use type that could potentially be developed and indicating that most of the vacant acreage is residential. Map 5-3-9 indicates where these parcels are located. As the map indicates, the parcel sizes can run fairly small, so assembly may be a consideration for developers. The background analysis for the Redevelopment Area Plan also indicates a sizable number of parcels with structures, particularly single-family and mobile homes, that might benefit from upgrades to improve their structural condition. These efforts should take into account any potential increases in prices and costs when units are upgraded to avoid pricing out residents who find the new price and cost points unaffordable. 109 acres (389 parcels) 41 acres (62 parcels) 36 acres* (4 parcelsl - 0 acres 0 acres Residential Commercial institutional Industrial Governmental Figure 5-3-5: Vacant Land Acreage Distribution by Land Use Type. *Note. A 32.5-acre parcel northwest of the Boyshore/Thomosson intersection is coded as Vacant Institutional but is owned by Mattomy Naples LLC. (Source: 2017 Florida Department of Revenue) 5-3-36 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 15.3 Map 5-3-9: Vacant Land Parcels in CRA Area. Note: Vacant institutional land northwest of Bayshore Dr/Thomasson Dr intersection is coded as Va- cant Institutional but it owned by Mattamy Naples LLC. (Source: 2017 Florida Department of Revenue) Bayshore Gateway Triangle CRA Area Plan —May 2019 A0005-3-37 5.3 PLANNING FRAMEWORK & ELEMENTS RECOMMENDATIONS - ------------------------ Development & Real Estate Opportunities The CRA can facilitate development, redevelopment, and tenancy of vacant spaces through incentives and improvements to the surrounding areas. Map 5-3-10 and corresponding images show some of the key opportunities in the CRA area; note that the Mini Triangle site and the 17-Acre Site contain parcels currently owned by the CRA. Linwood Avenue commercial corridor redevelopment Gulfgate Plaza office tenant opportunity Del's 24 redevelopment opportunity Courthouse Shadows redevelopment Bayshore Drive commercial corridor redevelopment (including Halde- man Creek Entertainment District near Creek) 5-3-38 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 N ` p4Vi5 B o — 84 — — — ;IRKWOD� y a M i n i LINWOOD AVE A I l Q - Triangle o _ S I e IX, 90 ■ 4i � 2 ' W BAF = - AVE O r aakr �Q� Q - 1 —AcCo - 5ugden �., Regional Site ails' `'' m ,� &L�D�• ' Park s THOlVIASS;ON �z - = DR n Vacant Non -Residential East Naples, Naples Commercial r �` ��► • botanical q1�ommunityz■ Industrial -' Garden - PaIk Institutional .._:�y „ _• wu Naples Botanical Garden Bayt,ieinr... I ■ _ _ p Park a ti r' �.., ..:' i . County _ state . _ Naples 1JIr ;i lFr:'- y�• t ;T ' � ANDREW5 Utility/OtherJ. CRA B... dory _ _ r__.. Ti-- ...._`_ s. .::::_ ■ Park MI.:. c': Wetlands aUN~ City of Naples Alu •I: i _ •y�"-�`": _: y�l �. ..-.. -:'.�,'_�, = SiI;G:'.6i• �_.' '^.��'�' yy�df �.... �_•_ '�.•.�: -_:.... '�11/! »Ir'� �.. ]7iL • SY�F Map 5-3-10: Development & Real Estate Opportunities with Non -Residential Existing Land Use; Data source: 2017 Florida Department of Revenue Bayshore Gateway Triangle CRA Area Plan —May 2019 �5-3-39 5.3 PLANNING FRAMEWORK & ELEMENTS Objective 5: Incorporate protections in de- velopment efforts to enhance existing community character and support existing CRA area residents. • Strategy 1: Establish assistance programs and incentives to protect and enhance existing com- munity -oriented uses and local neighborhood commercial and single-family neighborhoods off the main corridors. Assistance and incentive dis- tribution might account for building age, struc- tural quality, and means of property owners. • Strategy 2: In coordination with the Collier Coun- ty Affordable Housing Advisory Committee, pro- mote strategies to maintain current affordable housing availability in the CRA while improving baseline quality conditions. Strategies to consider include: • Community land trust • Coordinating with Collier County Com- munity & Human Services Division for mobile home upgrades and replace- ments with alternative unit types (see Housing Assistance and Incentives Exam- ples) • Residential renovation loan/grant pro- gram • Encouraging use of Collier County's im- pact fee deferral program for income - restricted units (see Housing Assistance and Incentives Examples) 0 ADDITIONAL INFORMATION • • • • - Collier County Mobile Home Upgrade Program Collier County Community & Human Services Division currently oversees a program that uses State Housing Initiatives Partnership (SHIP) program funds to replace mobile homes with more sturdy single-family modular homes in response to hurricane damage. In Everglades City, these homes are elevated on stilts. The Bayshore Gateway Triangle CRA may be able to refine this pro- gram to meet the needs of the community to encour- age replacement with a more suitable building type for the area. Residential Renovation & the FEMA 50% Rule The FEMA 50% Rule requires that any existing building within an identified FEMA Flood Zone will have to be upgraded to meet current flood standards if improve- ments are made that are in excess of 50% of the struc- ture value. When determining structure value, only the value of the improvement itself (exclusive of land value) is considered. During the building permit review pro- cess, the County will require anyone located within a flood zone to go through a review process to ensure that proposed improvements are not worth in excess of 50% of the building value. The CRA may consider devel- oping partnerships/grants to assist in replacing struc- tures to encourage bringing existing buildings up to code and maintain affordability. Impact Fee Deferral for Income -Restricted Units Several cities and counties in Florida, including Collier County, offer impact fee incentives for affordable and/ or workforce housing. In Collier County, for -purchase and rental units for households with incomes less than 120% of median income in the county qualify for impact fee deferrals. Deferrals are equivalent to up to 3% of the prior year's total impact fee collections, a cap insti- tuted to minimize revenue lost through the program. 5-3-40 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 The County also limits to 225 the number of rental units receiving deferrals. Impact fees are deferred for owner - occupied units until the owner sells, refinances, or moves out of the home, at which time fees are due with interest. Rental unit fees are deferred for a 10-year pe- riod. Historically, this level of deferral has allowed the program to defer impact fees on approximately 100 homes per year. A pilot program for payment of impact fees by installments collected through property tax bills (as an alternative to making the entire payment up- front) was also planned for the Immokalee CRA area. The Bayshore Gateway Triangle CRA could support or replicate the County's program to defer fees in the Bayshore Gateway Triangle CRA area; this approach could also be used to incentivize other types of desired development, as well. Case Information Source: Tindale Oliver (August 2017), Impact Fee Incen- tives for Affordable/Workforce Housing. Bayshore Gateway Triangle CRA Area Plan —May 2019 5-3-41 5.3 PLANNING FRAMEWORK & ELEMENTS 5.3.5 Transportation, Connectivity, & Walkability Having a variety of transportation options that are easy and desirable to use are important for all who live and work in the CRA area. Transportation systems not only cater to local needs between the CRA area and places such as Downtown Naples and local work- places, but also to more regional traffic moving through the CRA area on major roadways. In light of the various needs, this section aims to ensure safety, comfort, and convenience for various modes within and connecting with the CRA area. ------... @ GOAL - - - - - -. Ensure safety, comfort, and convenience for various modes within and connecting with the CRA area. 5-3-42 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 Objective 1: Increase safety, comfort, and connectivity for active transportation modes (e.g., walking and biking). • Strategy 1: Create a strategy to implement discrete transportation improvements and more comprehensive Complete Streets corridor improvements. • Strategy 2: The effort undertaken for Strategy 1 should include development of a sidewalk master plan with inclusion of the following: • Visibility assessment related to landscaping • Consideration of connections to neighboring parks (see Section 5.3.3, Objective 1, Strategy 1 and Strategy 6 in this section) • Coordination with roadway and elements on, for example, Complete Streets, the Vision Zero effort to eliminate bicycle and pedestrian fatalities, and roundabouts. • Strategy 5: Based on input from temporary installations from Strategy 4, move forward with vetting of Bayshore Dr road diet concept scenarios and traffic analysis. • Strategy 6: Evaluate opportunities for a north/ south bicycle and pedestrian connector in the eastern Bayshore area with connections to Sugden Park and East Naples Community Park (see Section 5.3.3, Objective 1, Strategy 1). • - - - - - — 0 ADDITIONAL INFORMATION What are Complete Streets? Streets that "serve the transportation needs of infrastructure improvements planned and/ transportation system users of all ages and abilities, or approved for implementation, including including pedestrians, bicyclists, transit riders, those that may stem from this Redevelopment Area Planning process or other agency planning and implementation efforts (e.g., County and CRA stormwater master planning). • Strategy 3: Identify opportunities to coordinate transportation capital improvements with County/ MPO improvements along major arterials. • Strategy4: Pilot transportation improvements, such as elements of Complete Streets corridor improvements, elements of Bayshore Dr road diet (traffic lane consolidation), reduced turning radii at intersections to slow traffic, and additional pedestrian crossings, with temporary installations. These efforts should incorporate community input and feedback to gauge response to more urban - style development and any particular concerns to address or opportunities on which to capitalize. These installations can be incorporated into community events that include educational motorists, and freight handlers. A transportation system based on Complete Streets principles can help to promote safety, quality of life, and economic development." - FDOT, Completing Florida's Streets, http://www. flcompletestreets. com/files/FDOT- CompleteStreets-Brochure. pdf. Bayshore Gateway Triangle CRA Area Plan —May 2019 /05-3-43� 5.3 PLANNING FRAMEWORK & ELEMENTS 0 EXISTING CONDITIONS •-,••••••••••••••••••- Existing Transportation Conditions Map 5-3-11 highlights existing transportation conditions identified by fieldwork. Roadways in the CRA area range from large arterials carrying regional traffic to small neighborhood streets, many of which dead-end throughout the CRA area. During fieldwork, cyclists were noted on the sidewalks of larger arterials such as Davis Boulevard and Airport Pulling Road, and many bikes were parked at Gulfgate Plaza off of US 41. The MPO and FDOT also identified Airport Pulling Road and US 41 as high bike/pedestrian crash corridors. Relative to other streets, Bayshore Drive has a number of improvements, including bike lanes, sidewalks, and transit shelters, yet it still experiences a lack of parking. There are limited pedestrian connections to parks from streets off Bayshore Drive; one connection is at Republic Drive. Note that these existing conditions are a general, preliminary assessment, with more detailed measures of existing conditions such as trip counts and traffic modeling anticipated as part of follow-up strategy— and project -specific evaluation prior to a decision to implement. Divided arterial with street fronting parking Bayshore Drive with sidewalks and bike lanes Dead-end neighborhood street Cyclist on sidewalk of arterial Bus shelter at Bayshore Drive and Thomasson Drive Pedestrian bridge to East Naples Community Park 5-3-44 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 N A iiiiiiiiiitDAVISiftVID I 8 AVE 0D-AVE j 1% LA 90 41 ISM Sugden 14 P Regional Park -KAREN-UR--� T. East Napleil Naples . . . . . . . . . . . . . . . . . . . CommunityRoadway Classification botanical Park Garden '7- r Highway Major Arterial ;j Minor Arterial 1L Collector 7__ Local NOREWS-AV Other ED CRA Boundory Park -L-.- J Wetlands city of Naples . ...... .. ... . ....... - _J& J, *L F., Alp, Map 5-3-11: Existing Transportation Conditions with Roadway Classifications Bayshore Gateway Triangle CRA Area Plan —May 2019 ��5-3-45 45 r ( 5.3 PLANNING FRAMEWORK & ELEMENTS 0 EXISTING CONDITIONS ------------------ - - - - - - Specific Transportation Needs & Considerations Fieldwork, discussions with CRA staff, public outreach, and specific project recommendations from the 2018 Blue Zones Project/Dan Burden East Naples Discovery Report informed location -specific, discrete transportation needs and considerations in the CRA area (Map 5-3-12). Many of these needs and considerations will be addressed through Complete Streets projects recommended in this Redevelopment Area Plan. Other transportation improvements such as addressing sidewalk and bike infrastructure gaps, providing parking infrastructure, and providing wayfinding signs will be addressed through separate project recommendations. Note that "Major Corridors" are designated based on highways, minor arterials, and major arterials in the area. "Needs Corridors" are designated where needs identified are generalized along the length of a roadway segment (related needs are those where labels intersect the corridor on Map 5-3-12). 0 Curb extensions 0 General bike accessibility 0 Pedestrian crossing(s) OBike lanes © General connectivity, walkability ONorth/south connectivity to- East/west connectivity o Sidewalk(s) 0 Wayfinding Lighting Road diet (lane reduction) Major Corridor -m ■ ■ ■ Needs Corridor 0 Traffic circulation along corridor, including intersections 0 Traffic calming 0 Connect street 0 Commercial parking Parking including boat parking 5-3-46 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS _ w DAVISBLVD 9 Sugden Regional Park t 'J. pj,.�, Naples rillunitv m Botanical Garden 41. property all 0, Property CRA Boundary Pa rk Wetlands mops�-1u Transportation Needs mumgd,muoo BayshoreGateway Triangle CRAArea Plan —May 2O19 (-3-47 "m 5.3 PLANNING FRAMEWORK & ELEMENTS 0 ADDITIONALINFDRMATION •. ----••-••---•••••------- Regional & County Transportation Projects The projects shown in Map 5-3-13 are those identified in the Collier Metropolitan Planning Organization's Fiscal Year 2017/18 to 2021/22 Transportation Improvement Program (which also features the Collier County five-year program) and the trail recommendations from the Comprehensive Pathways Plan update process. These projects will thus be overseen by regional and county transportation agencies. The full set of recommendations from the Comprehensive Pathways Plan, once finalized, should also be considered in conjunction with transportation planning and improvements led by the CRA. �JJ PDOT TIP Projects ...... • US 41 resurfacing • US 41 signal timing improvements • Davis Boulevard resurfacing County TIP Projects • Davis Boulevard/Airport Pulling Road intersection improvement MPO Pathways Plan Proposed Trail Improvements ■ ■ ■ ■ ■ ■ • Naples Bay Greenway (Sun Trail) Major Corridor 5-3-48 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 A 1flmi1�1 - ■ r . wt�wwtlw. Ililttrllrllll► ' t111111111iF11 III � ! ! • Il m tlllfilllllllt111 _ Illlr 11tII11i11F1i1111[ - Iltl • � [IIIt111 11111111E 1�:'!t [II Illtllt IIIF11ir C � �i� a MINIMI - ■ Iflmini in I1F1 RISC �c j�jfi � ; ►� � '- 11[Illttllltlllll 1 ■ j � ■rlrrnurrr �� . J 11■11 �_ utmudl �� I I1! II n, nllll C= - o � W 8 � f3 N \ m r_- Y = '1171 111 li!11J r. THOMASSON DR ' ;_- L 411 _ -_ _ a1REN DR Naples. _ 1 Rotariical ti - Garden P�k d.i 1. yWj - silk:. . il u"s3Acr ':_:_.._..• : m , '.... ki: WDREWS;AHD - ---_ . - - --atr • r•r-,I; .:. .- yam.- � •. Z '-fit - d� _,. , �I' .5]�ft. .': [. "�] �1,. -- - - lk- Map 5-3-13: Regional & County Transportation Projects Sugden Regional Park st Naples �mmunity �Pa •`•mil-`��- -:r -i: ?� - _._. _ : s�J&: ;" _ tom•-- - �t..��,.":.i,.:- M1.I. raw—"ss1 Properly Parcel ❑CRA Boundary 1r Park i xU Wetlands '.' City of Naples .I �1jle �_ •: Bayshore Gateway Triangle CRA Area Plan —May 2019 5-3-49 5.3 PLANNING FRAMEWORK & ELEMENTS 0 RECOMMENDATIONS - - - - - - - - - - - - - - - - - - - - - - - - - Potential CRA Complete Streets Projects & Trails Complete Streets is an approach to comprehensive corridor improvements tailored to the size and land use context of the corridor. This approach can address many of the major needs and considerations identified in Map 5-3-13, including traffic calming, sidewalks, bike lanes, lighting, wayfinding, on -street parking, and landscaping. Complete streets improvements can also be coordinated with other infrastructure improvements, such as water main, fire suppression, and drainage upgrades. The CRA can take the lead on Complete Streets projects, focusing on the streets listed below categorized. Fieldwork, staff discussions, public outreach, and prior planning efforts informed which streets were targeted for these improvements. Map 5-3-14 shows recommended projects for neighborhood streets and busier corridors ("Major Complete Streets"). Suggested improvements for Major Complete Streets corridors may include changes to the roadway for vehicles (such as the addition of on -street parking). Neighborhood Complete Streets & Trails recommendations focus primarily on improvements for pedestrians, cyclists, and other active transportation (see the remainder of Section 5.3.5 for examples of suggested improvements). Connectivity in terms of destinations and network connections was a key consideration in selection and prioritization of these projects. Note that the length of the bicycle and pedestrian trail will depend on considerations such as available right-of-way; the Section 5.4 capital planning provides an estimate for a section between East Naples Community Park and Sugden Regional park. Also note that the Kirkwood Avenue "connection" between Pine Street and Shadowlawn and the Pine Street "connection" between Davis and Linwood refer to proposed roadway extensions that that do not have existing right-of-way. 0 Major Complete Streets • ■ ■ ■ ■ ■ • Linwood Avenue —Phase I • Shadowlawn Drive • Bayshore Drive (north of Thomasson Drive) • Thomasson Drive • Commercial Drive • Kirkwood Ave/Kirkwood Ave Connection to Shadowlawn Drive • Pine Street Connection Major Corridor Neighborhood Complete Streets & Trails ■ ■ ■ ■ ■ ■ • Bay Street • Linwood —Phase II • Danford Street • Hamilton Avenue • Jeepers Drive • Republic Drive • Bayshore Drive (south of Thomasson Drive) • Bicycle/Pedestrian Trail 5-3-50 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS N --- C"i F DAVIS BLVD KIRKWOOD AVE z a � � LINWOOD AVEI_- 1 Ll G z J :J LU o C3 C.2 Q , ! f - w I ' i I 1 1 IP ..... ...... ALE.; — 1 SAVE A; --- s r,.0 CAJ Z . �a�by' a a jN1,. m oc Sugden ram,- �f1Ra H Regional 2.4 LU !gl./� W Park %Q +I JEEPERS W Y ■* — C.2 4J�THOMASSON DR "Y a Fast Nap es-� _. Naples_ REPUBLIC DR - " mmun ty:. Satanical i i --.Garden . DANFORD l7'dy Vil 1.1 - .-�.. i '�� ;_f-.. .•-• • ..- �''v -.... .... �.: _1.r•- ill r�( - - 1 S'. Si�.�l. BAY ST Ah eiu �ilii 1 NDREWS:q alrt, I] Property Parcel _ CRA BoundaryZ. " d, a,• s5ltr Park ail ,r - --• -: .- �..., � ': Wetlands yj'�M.: saki siu - liGr _:� J City of Naples ........Z,•:C' a. - alir : vir vli Map 5-3-14: Potential Complete Streets Projects Bayshore Gateway Triangle CRA Area Plan —May 2019 5-3-51 5.3 PLANNING FRAMEWORK & ELEMENTS 0 ADDITIONAL INFORMATION • - - • • • • • • • - Character Images for Complete Streets Improvements and Connections The following images illustrate Complete Streets elements from prior planning efforts for Bayshore Dr and Complete Streets improvements elsewhere. SAYSHORE DR ia_ CENTERLhu st NOW uHE L EAST 1t av* LIME I T11 it — 1 i rS PROPOSSO TYPICAL SEMON TWO LANE ROAD WITH PARALLEL PARKWG, BIKELANES AND SIDEWALKS DESIGN SPEED = 30 MPH Potential cross section for Bayshore Dr road diet as proposed in Trebilcock's 2017 Parking Needs Analysis. Existing cross section is four -lane road with bike lanes and sidewalks Complete Streets improvement examples (Left image source: Wikimedia Commons) These efforts and examples inspired the renderings of possible transformations for Linwood Ave, Bayshore Dr, and Jeepers Dr (shown in Figures 5-3-6 through 5-3-9) suggested as part of this Redevelopment Area Plan update effort. As corridors for potential commercial redevelopment, the Linwood Ave and Bayshore Dr renderings highlight an emphasis on ample sidewalk space along the landscaping and storefronts. Linwood Ave might promote a more modern design style for lighting and streetscape features as shown in Figure 5-3-6 and potentially further inspired by the modern style images on page 5-3- 22. Bayshore Dr might retain the existing style of streetscape elements in the lighting and signs. These renderings can provide a starting point for Complete Streets designs of other busier corridors (see "Major Complete Streets" on Map 5-3- 49), with the Linwood Ave design particularly suited as a basis for the suggested re -designs of Commercial Dr and Kirkwood Ave. As a less traveled residential street type, Jeepers Dr shows how people biking, walking, and playing can share the street space with cars accessing residences. Given that many streets dead-end and do not allow for through traffic, more simplified pedestrian infrastructure may be promoted over formal sidewalks. For example, the pedestrian space in the 5-3-52 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 rendering might be indicated with road paint. The swales have also been retained for water quality considerations, but incorporate vegetation to improve the visual appearance of swales. Porous pavement may also be an option for the areas where swales are represented, which might require different maintenance costs (an aspect that would be addressed with a more detailed follow-up design evaluation as noted below). Lighting in provided on one side given the limited road space, similar to improvements made on Lunar St in the CRA area. This type of design might serve as a starting point for the re- design of other neighborhood Complete Streets projects (see Map 5-3-49). Note that these proposed cross sections are only intended for general, initial illustrative purposes; final designs would need to account for a more detailed study and analysis of factors including engineering considerations, impacts, mitigation needs, and potentially the increase of alternative transportation methods (see Objective 2, Strategy 1 of this section for examples). For example, a follow-up analysis of a lane reduction proposal on Bayshore Drive would need to account for impacts to Level of Service standards on the roadway and on connecting roadways such as US 41, air quality, freight and evacuation routes, and a variety of other factors. It would also study whether additional easements would be needed or desired for a re -design. Piloting temporary versions of these improvements also provides a way to vet the design. This plan accounts for this follow-up analysis need and piloting with budgeted items for a Bayshore Drive technical feasibility study, a Complete Streets Implementation Plan that would provide a next -level feasibility analysis for these projects, and a Bayshore Drive pilot project with opportunities for additional pilots as part of the "other" non -capital projects budget item (see Section 5.4 for more information). �i A SIDEWALK CG PARKING/BUFFER TRAVELLANE TRAVEL LANE PARKING/BUFFER CG SIDEWALK B' 9' 2' 2' 60. TWO LANE SECTION WITH SIDEWALKS AND PARALLEL PARAiNG SCALE v4 . 5 LinwuudAwnw Tindaler 0fiver Ctretxty z -^--~� azsio,a rr.r.«r......—.t.w........-.......r..rr.. l.ro+...w-.i+w+...v..ww.....r d r s i p n Figure 5-3-6: Potential Cross Section of Linwood Ave Bayshore Gateway Triangle CRA Area Plan —May 2019 r/5�-3-53 5.3 1 PLANNING FRAMEWORK & ELEMENTS LANDSCAPE SIDEWALK PARKING B Vanes SB' 3' S' LANDSCAPE �•1.5'CG IKE TRAVEL LANE LANDSCAPED MEDIAN TRAVELLANE BIKE PARKING SIDEWALK LANDSCAPE LANE LANE 5' 11' 7l1' 11' S' V 3' 5-8' Vanes 1.5'CGJ L LANDSCAPE fOd TWO LANE SEC1K]kYlITTI 1r1EOLeN 81KE LANE, PARALLEL PARKINGANL3 SIDEWALKS ANO SCALE 1r6-. t o""t 0".hP,aDU� Tndale>,;.Oliver �.81ilSiL]1 9+11 11 «_..- .....r.w.....r.«..-........e«..r..r-r�..w-.............a...a..«.�. d e s i g 11 Figure 5-3-7. Potential Cross Section for Bayshore Dr ammm"_ _BW "Ro- 8lO5WALE —20' fad TRAVEL LANE B1KPr PED LANE 14 5 — BIOSWALL — 20 ONE LANE SECTION WITH BK:YCLEPEDEMIAAI LAN` -AND BIDSWALES: 5CW_E LW". L r J"P�,D6" Tindale 1w Oliver Colsxty w1T 2o,a I lr.r�+.�.rr�r+�.�+.d��r��..rr��ewrrrsw ��•..rm.rerer.rr d I q n Figure 5-3-8: Potential Cross Section for Jeepers Dr 5-3-54 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 15.3 &OSW&E TRAVEL LANE 81KEPEd BIL]BWALE LANE 20' 14' I 8' I I r 60' ° WITH 8p�STRIAu COSLANEAp � OSALESSGnE Ia Tindaie �.=<Oliver �i0H1liLy Drapers Drnr �� g+17f7p78 d e s i g n Figure 5-3-9: Potential Aerial Rendering for Jeepers Dr Bayshore Gateway Triangle CRA Area Plan —May 2019 5-3-55 5.3 PLANNING FRAMEWORK & ELEMENTS Objective 2: Increase and enhance alternative vehicle mode options within and connecting with the CRA area. • Strategy 1: Evaluate opportunities for alternative transportation methods (e.g., golf carts, electric shuttles, other neighborhood/electric vehicles, shared and/or autonomous vehicles, bikeshare, water -borne transportation), including considerations for partnerships with neighboring communities. • Strategy 2: Coordinate with Collier County Public Transit & Neighborhood Enhancement Department for transit service and facilities improvements (e.g., more frequent service and transit stop shelters). • Strategy 3: Evaluate option to expand Transportation Concurrency Exception Area (TCEA) to include entire CRA area. Objective 3: Improve parking options in commercial areas. • Strategy 1: Evaluate parking concepts for the Bayshore Dr and Mini Triangle/Linwood Ave commercial areas, which may include: • Shared parking with shuttle service, particularly to meet peak -season demand • Reduced design requirements for parking • On -street parking as part of the Bayshore Dr road diet • Parking garages • Parking mitigation fee (development pays for construction of public parking in lieu of providing parking spaces) • Considerations for changes in alternative transportation methods such as those noted in Objective 2, Strategy 1 of this section. 5-3-56 N Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 0 ADDITIONALINFOPMATIDN------ — — — — —— ------ Transportation Concurrency Exception Area (TCEA) Policy 5.4 of the Transportation Element in the Growth Management Plan created the South US 41 TCEA. This designation allows commercial and residential developments an exception to meeting transportation concurrency standards, which relate to the timing and programming of necessary transportation facilities to ensure they are generally provided in a timeframe comparable to the development. (see Policy 5.3 of the Capital Improvement Element for more details). The strategies developers can use to obtain the exception are intended to reduce trips or miles traveled in single -occupancy vehicles, such as incentives and amenities to promote transit, carpooling, telecommuting, walking, and biking. This Redevelopment Area Plan reinforces these strategies by promoting mixed -used and urban land use types that support alternative transportation (see Section 5.3.2). Objectives 1 and 2 of this section also promote improved facilities for walking, bilking, and transit use. A potential option to further align the redevelopment efforts of the CRA and the goals of the TCEA is to expand the TCEA to include all of the CRA area, expanding the exception applicability to further encourage alternative transportation. —� 41 -- - DANK$ BLVD - . Public Commercial Residential Total Acres - _ z. =_ _ -� _ - - 92.96 540.5$ 429.49 1063.03 v - . _ ❑ 9.74% 50.85% 40.41% 100% — ~ c a - - . 41 - -- - v .a THOMASSON DR _ PATTLESNAKF HAMPAOCK RD. T 0 0.6 —0-9- Was - [as wsP W serurAxa..urr 41 V._. _ oB TR - 4 ° y South US 41 Transportation lbw ua. w-wry-..d ` .aa Concurrency Exception Area (TCEA) South US 41 TCEA (Source: Collier County Growth Management Plan, Transportation Element Map TR-4) A Pa,wlc Calm a 1s95 (1IX1%]; Sun er aaei� to59.43 (170%] Vh cm" •22$(144%. sun of 116A 1004%] Noweank Ca ril- 1366 (5s.6%]; sum of w m3. 94,152 (89.1%) Bayshore Gateway Triangle CRA Area Plan —May 2019 40000 5-3-57 5.3 PLANNING FRAMEWORK & ELEMENTS Objective 4: Improve transportation connections with Downtown Naples. • Strategy 1: Coordinate with the City of Naples to explore and partner on transportation improvements and approaches serving both Downtown Naples and the CRA area noted in Objective 2, Strategy 1 of this section. 0 ADDITIONAL INFORMATION — — — — — — — — — — — — — — — — — — — — — — — — — — — Downtown Naples Mobility and Connectivity Study This study, completed in 2017, included a recommendation for an improved bicycle and pedestrian pathway on the Gordon River Bridge (5th Avenue/US 41) that connects Downtown Naples and the Triangle area. The proposed design calls for narrower travel lanes and removal of the road shoulder to increase the bicycle and pedestrian pathway to 14 feet on either side of the bridge. If implemented, the responsibility for carrying out the project would be FDOT. Proposed typical section for Gordon River Bridge bicycle and pedestrian improvement from 2017 Downtown Naples Mobility and Connectivity Study (Source: City of Naples, httos://www.naplesaov.com/sites/default/files/fileattachments/streets amp stormwater/oroiect/3351 city council presentation 201710 final revisions.pdf) 5-3-58 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 5.3.6 Infrastructure Infrastructure can be key to facilitating development, providing the services communities need to function. Certain infrastructure, such as for stormwater management, is particularly important in the CRA area, which grapples with natural environmental factors including storms and flooding but also benefits from a healthy natural environment due to quality of life factors and tourism. As a result, the framework for this section aims to provide effective infrastructure that preserves environmental and neighborhood design quality through coordinated improvement planning and funding. ------ Q GOAL Provide effective infrastructure that preserves environmental and neighborhood design quality through coordinated improvement planning and funding. - - - - - - - - - - - - - - - - - - - - - Objective 1: Ensure that infrastructure provided will effectively achieve its primary purpose without significantly compromising environmental and neighborhood design quality. • Strategy 1: Develop a stormwater master plan for comprehensive infrastructure improvements that incorporates consideration for the following: • Flood plain designations, including FEMA flood designations and Coastal High Hazard requirements • Building and site plan design to respond to flooding • Primary, secondary, and tertiary infrastructure improvements (both short - and long-term) • Potential for a bicycle and pedestrian pathway in easement of north/south drainage ditch along Sugden Regional Park • Shared maintenance and maintenance funding between County and CRA • Water quality • Use/design of right-of-way areas on local streets, including an evaluation of turf block (see page 5-3-58) • Innovative techniques to pilot in CRA area, including green infrastructure • Strategy 2: Coordinate stormwater infrastructure planning with design of new parks (see Section 5.3.3, Objective 1). • Strategy 3:Integrate green infrastructure improvements into landscaping and drainage improvements, including those funded by the Bayshore Beautification MSTU. Bayshore Gateway Triangle CRA Area Plan —May 2019 5-3-59 5.3 PLANNING FRAMEWORK & ELEMENTS 0 ADDITIONAL INFORMATION • • — — — - Green Infrastructure Examples Green infrastructure aims to reduce stormwater runoff and treat it closer to its source while providing environmental, social, and economic benefits. The following examples create surfaces or collection structures that allow stormwater to infiltrate the underlying or surrounding ground. They also can help manage stormwater flows and improve water quality of runoff and often can be combined with vegetation and landscaping. • Infiltration basin/retention pond —shallow basins or ponds that collect stormwater and can allow it to infiltrate the underlying ground • Permeable pavement — pavement that allows water to flow through and infiltrate the underlying ground • Rain garden —shallow planted basins that allow water to infiltrate the ground • Bioswales— vegetated or soft -lined channels that collect and convey, slow, and clean water and let it infiltrate into the ground • Vegetated planter boxes and bulb -outs— infiltration areas with raised edges that can be incorporated into roadway design features • Tree plantings In - Kissimmee Lakefront Park rain gardens (Source: City of Kissimmee, https://www. kissimmee. org/Home/Components/News/ News/22081263?backlist=%2F) L--.m Vegetated infiltration area in roadway bulb -out in Palmetto, FL at 100 Ave W and 5rh St W (Source: Google Maps, htt s: www.google.com/Mapsl@27.5151522,- 82.575633,3a,60v,118.29h, 75.57t1data=!3m6!1e1!3m4! lslohgGivzSzLDetQ43h5HQg!2e0!7i13312!8i66561 Retention pond amenities in Tampa at E Dr Martin Luther King Jr. Blvd and N 191h St (Source: Google Maps, https.11www.google.com/maps/@27.9815571, -82.4391844,3a, 60y,90t/data=!3m6!1e1!3m4!1sQ)3ul3LDTatc2Vr7pkfflg!2e0!7i13312!8i6656) I 5-3-60 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 7- Turf block, shown in the right -of --way area immediately bordering the street in the photo above, has been used in certain developments in the Bayshore neighborhood to allow for use of right -of --way space for park- ing. This option should be evaluated as part of the right-of-way design considerations in the stormwater master plan update. Objective 2: Coordinate with other jurisdictions and government entities for infrastructure planning and funding. • Strategy 1: Identify additional funding opportunities to supplement capital improvements funds (e.g., grants). • Strategy 2: Document the project prioritization strategy to upgrade water lines and fire suppression systems in coordination with the City of Naples. • Strategy 3: As part of the stormwater master plan (Objective 1, Strategy 1 of this section), coordinate with Collier County Stormwater Management to integrate CRA stormwater infrastructure planning with County stormwater planning efforts. • Strategy 4: As part of the stormwater master plan effort (Objective 1, Strategy 1 of this section), coordinate with Collier County Zoning Division to create right-of-way design guidelines for development that coordinate with Complete Streets concepts for neighborhood streets. • Strategy 5: Coordinate with Collier County agencies and utility providers to identify and improve other infrastructure including sanitary sewer lines, roadways that fail to meet minimum standards, and electrical utilities identified to be placed underground or relocated. Bayshore Gateway Triangle CRA Area Plan —May 2019 /05-3-61� 5.3 PLANNING FRAMEWORK & ELEMENTS 0 EXISTING CONDITIONS ••••••••••••••••••••••- Infrastructure—Stormwater, Roadway Engineering, Sanitary Sewer, Electric Stormwater and flooding are major challenges in the CRA area, requiring special attention be paid to stormwater management projects. The CRA has already overseen a successful drainage improvement project on Karen Drive, and moving forward, will coordinate with the County Stormwater Management Section. Map 5-3-15 shows where further stormwater management improvements are needed based on public outreach. Additional needs should be identified through an updated stormwater master plan for the area. Other identified infrastructure needs on the map include upgrading certain roads to meet County standards, upgrading capacity of sanitary sewer infrastructure in certain areas, and placing underground or relocating overhead electric utilities in certain areas. ONeed for culverts for flooding, 0 Retention pond area improvements needed —lighting, security, barriers/gates to direct car traffic, pump improvements for flooding issues 0 Flooding issues and need for drainage Flooding issues and need for drainage on side streets off of Bayshore Drive. Note that Pine Tree Drive, Andrews Avenue, and Woodside Avenue have been identified as below County standards 0 (involving for example sufficient right-of-way, drainage, paving, or similar elements) in Resolution 2011-097. These streets should be a focus in stormwater and infrastructure planning to bring them up to standards. 0 Flooding issues and need for drainage on Holly Avenue. Holly Avenue also identified as below County standards and in need of road engineering improvements (see Item 4 above). 0 Palmetto Court identified as below County standards and in need of road engineering improvements (see item 4 above). 0 Upgrades needed to sanitary sewer capacity in the Triangle area to support new development. Opportunities to place overhead electric utilities on Linwood Avenue and Commercial Drive underground or relocate them. 5-3-62 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 15.3 __. C„7VI5,BL•VO 84 IRKW0 K00-AVE _ do a _ - LINWO E- �T- v, -• �[ ti c . f 0 ap,a 5, a so 41 - — J ail! : � iil ��`�--�• � -hr ,ice' a�---- '_`--' '•�` BARRETT,AVE Sugden �Tf Q Regional O' ITIIID];TTIl:[f]? a Park m d m. . NL 7" OR... -ICAREN DR '•� �- i � 'k— I Park _ ;air Bayview Park A14- :. � ....:- Ur: ANOREWSAYE x s�l<<:::-:1.•.: .:: alto _;r_c _ �[. _ •• u Property Parcel - -- - y. CRA Boundary 1i.�'• `r; alltr. :.... •ay .i, '.5?!..�': •.,.-Park + .y_.lr�' •[ --•_ '.,, - -�_ - ::..i: --`, .._.:. '.`L - t:': .'..' r Wetlands r• -At&C J City of Naples al a[ k-:, - y'�.'�..-.._ �iU � , _ � , s1L .�.•'. _:��. �+:�_�f: ?:1ur�' . s711r. .. r:ti:. Map 5-3-15: Infrastructure Needs —Storm water, Roadway Engineering, Sanitary Sewer, Electric Bayshore Gateway Triangle CRA Area Plan —May 2019 5-3-63 5.3 PLANNING FRAMEWORK & ELEMENTS 0 EXISTING CONDITIONS Water Infrastructure ----------------- --- - - - The City of Naples provides water and water infrastructure for the CRA area, which also supports fire suppression systems such as fire hydrants. The fire suppression infrastructure can influence the insurance ratings for an area. On a scale of 1 to 10 (with 1 being the best), the CRA area currently has an Insurance Service Office (ISO) rating of 4. according to the Greater Naples Fire Rescue District. In practice, the District typically assigns ratings of 4, 9, or 10. The City is currently in the process of upgrading neighborhood water lines to support hydrants for fire suppression. Areas highlighted in red on Map 5-3-16 indicate water mains that do not meet the standard fire flow requirements determined by the City of Naples' potable water model. These mains have potential for replacement to upgrade for fire flow improvements. However, note that other sections of the water mains in the CRA area are older and will need to be replaced eventually. There is continued interest on the part of the CRA to identify and obtain grants to complete this work in partnership with the City of Naples. 5-3-64 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 15.3 s e e A.� d prill _� � • • i' LINWOOD AVE e 11111 - J Areas highlighted in red indicate water mains that t � r 7 fire flow re do not meet the standard • requirements • 4 i determined by the City of !V go Naples potable water • art model. These mains have •.�:�i � � �,_ -` :,. • '� �{ potential for replacement V;_1' • �} to upgrade for fire flowAP improvements. However, 1 jjj W note that other sections of the water mains in the CRA "{U. area are older and will „�� fiQ`' ,T --- �� 6ARRETT AVE need to be replaced even-oi��•-�7 -`r tually. s� •'��WjNp ^-- — — F" ..:. 5ugden Regional p Park Qo fQ: TiHOA+I i 550N DR.... Ai i, Naples - !• = rEBsC Naples z ommunity, Q BotanicalPark ... Bayyyiew- F Park l t ':.:". 1 Property Parcel _ C] CRA Boundary r•Y - _.. di:: _ • Water Hydrant _L.. �1F ANDREW$ AVE — Water Service Line - y _ '.: .„; ' + •;_- y _ Pressurized Water Main _- - 0, ? i Park • i, Wetlands _ _ : 'uU '' 7.•. ikl+ C_1 City of Naples spy'`' :.,.." ,alu _ �lc�a$ t'+� -•,L � 77 �u air Map 5-3-16: Water Infrastructure Bayshore Gateway Triangle CRA Area Plan —May 2019 � 5-3-65 5.3 PLANNING FRAMEWORK & ELEMENTS 5.3.7 Process The substance of the CRA's planning and implementation is important, as is the way it carries out this planning and implementation. In view of the diversity of communities living and working in the CRA area, this section lays out a framework to carry out CRA area planning and implementation efforts to engage and serve the various communities within the CRA area. Objective 1: Improve approaches and tools for communicating with communities in the CRA area and the general public. • Strategy 1: As part of the marketing and communication strategy (see Section 5.3.4, Objective 1, Strategy 2), evaluate communication mechanisms and tools that will most effectively communicate with the various communities in the CRA area. • Strategy 2: Coordinate with schools and other • GOAL - — — — — — — community partners to improve outreach and communication between the CRA and harder -to - reach populations. Carry out CRA area planning and implementation efforts to engage and serve the various communities within the CRA area. -•�— • Strategy 3: Provide multi-lingual communications and materials. Strategy 4: Create a CRA-specific Capital Improvement Plan to identify, prioritize, and effectively communication near -term capital improvements. Coordinate with MSTUs operating in the CRA area for relevant capital improvement projects. Objective 2: Ensure a targeted and balanced distribution of CRA planning and implementation efforts. • Strategy 1: Account for both need -based and geographic considerations in the distribution of planning and implementation efforts. • Strategy 2: Identify street blocks for targeted comprehensive improvements, with a focus on blocks that have already received some improvements and consideration for balanced distribution of these targeted blocks throughout the entire CRA area. 5-3-66 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 5.3 • Strategy 3: Update rules and procedures for the CRA Advisory Board for legal consistency and with consideration given to a balanced distribution of planning/implementation efforts and diverse representation. Objective 3: Coordinate with MSTUs in the area and explore opportunities for new MSTUs. • Strategy 1: Incorporate Haldeman Creek and Bayshore Beautification MSTU Advisory Boards into planning and implementation processes for CRA improvements. • Strategy 2: Explore the option of creating an MSTU for capital improvements in the Triangle area north of US 41. 5.3.8 Character Areas In addition to a diversity of communities in the CRA area, there is also a diversity of built character. This section tailors the thematic goals, objectives, and strategies of the previous sections to specific character areas within the CRA area as a whole. The character areas numbered on the Map 5-3-17 are defined by the land use characteristics discussed in the preceding maps. Key focus nodes, intersections, and corridors within the character areas that have potential for redevelopment are noted on the map with the asterisks and dotted lines. For each Character Area, a brief description is provided as well as a focus for redevelopment efforts to prioritize framework elements for each area. Bayshore Gateway Triangle CRA Area Plan —May 2019 5-3-67 5.3 1 PLANNING FRAMEWORK & ELEMENTS 0 RECOMMENDATIONS 0 Mini Triangle/Davis • The Mini Triangle, including CRA-owned parcel, is a major commercial redevelopment opportunity and Focus Development Node • Corridor commercial along Davis • Linwood Avenue another potential area for redevelopment. 0 Airport Pulling • Mix of corridor commercial, larger big -box style retail, and County Center • Part of area currently designated as an Activity Center in Future Land Use Map © Windstar • Residential is primarily condos and single- family homes in gated communities • Includes golf course designated as a commercial use OSouth Bayshore • Primarily single-family residential neighborhood with Naples Botanical Garden • Wetland considerations for development © Shadowlawn • Primarily a residential neighborhood with mix of apartments/duplexes and single-family homes around Shadowlawn Elementary • Borders US 41/Bayshore Drive Focus Intersection (asterisk), a gateway between north and south sections of CRA area 0 Tamiami • Corridor commercial and residences, including two major malls, Gulfgate Plaza and Courthouse Shadows) • Borders US 41/Bayshore Drive Focus Intersection (asterisk), a gateway between north and south sections of CRA area ONorth Bayshore • Focus Corridor along Bayshore Drive with neighborhood commercial (including Haldeman Creek Entertainment District near Creek) • Mix of multi- and single-family residential • Focus Intersection at Bayshore/Thomasson with planned roundabout • CRA-owned Focus Development Node (17- Acre Site) ■ ■ ■ ■ Focus Corridor 0 Focus Development Node/Intersection 5-3-68 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 15.3 DAVI$ BLVD 84 RKWgQQ AVE LINWOOD AAfx VE a I •T� _ ,. � 41 i lu BAR0, Sugden R 0 p W�N�STgR a Regional Park Yy THOMA55 - I 0 Z RE KAN OR 'k1y ::: a :- Naples East Naples j Botanical Community'; __--„t = Ga`rden '. _::_:-...... Parkfir E3CRA Boundo :... r••;:_ i. .. - _ . Y. . Park' City of Naples aV[ �'. " ,� '. ��. ,• �Skr '.�,'•.,. � :':..'� �ilr � .;,' •-':':"I:.� :. �.. ,i; • � � ...r;.. �4Gr '::;;;: •''aU(r.: w� � :':_..': ai�c ; _ ... -- ' I' - -l. :.rl - •-�Ir:� .... '}]�lf. - L� ..... �b7iLd � S11:ili:' :.... . -.... ',`].(r4] ^�'.rilr;'.._T�}J(C_ " �k�1! }L!" _" >il& Maps-3-17: Character Areas Bayshore Gateway Triangle CRA Area Plan —May 2019 5.3 1 PLANNING FRAMEWORK & ELEMENTS Focus of Redevelopment The following provides a focus of redevelopment for each Character Area based on the specific characteris- tics described for Map 5-3-17 and the most relevant strategies. 1. Mini Triangle/Davis • Urban -style mixed use commercial redevelop- ment, including capitalization on the Mini Triangle as a catalyst development site and urban -style parking solutions • Park development at retention pond site • Complete Streets design and commercial redevel- opment along Linwood Ave and other nearby commercial roadways; pedestrian scale street de- sign between Mini Triangle, Linwood Ave, and the proposed retention pond park • Improved access to Mini Triangle development from US 41, Davis Blvd, and Linwood Ave • Multi -modal connectivity: • Across Davis Blvd • Between Mini Triangle, Linwood Ave, pro- posed retention pond park, and eastern Triangle neighborhood • To Downtown Naples potentially via Davis Blvd, US 41, and Gordon River Bridge im- provements • Additional infrastructure improvements: sanitary sewers, electrical, stormwater 2. Shadowlawn • Residential structural enhancement and upgrades • Avoidance of incompatible uses • Infill development on vacant residential lots • Flooding and drainage on neighborhood streets • Complete Street improvements along Shadow - lawn Drive 3. Airport Pulling • Transitions between residential neighborhoods and commercial development • Eventual street enhancements, particularly con- nectivity across Airport Pulling Rd • Commercial fapade improvements 4. Tamiami • Connectivity to Downtown Naples via US 41 • Redevelopment of Courthouse Shadows • Tenant opportunity at Gulfgate Plaza 5. Windstar • Complete Streets and MSTU improvements along major community roadways, including Bayshore Drive, Thomasson Drive, and Hamilton Avenue • Access to Bayview Park 6. North Bayshore • Corridor commercial development along Bayshore Drive, including Haldeman Creek Entertainment District near Creek and creative parking solutions • Larger redevelopment opportunities of 17-Acre Site and Del's 24 property • Arts and culture -oriented development • Transitional elements between corridor commer- cial and residential areas in along Bayshore Drive and Thomasson Drive • Development of vacant residential lots • Transitional elements between different uses • Complete Street design along Bayshore Drive and 5-3-770 Bayshore Gateway Triangle CRA Area Plan —May 2019 PLANNING FRAMEWORK & ELEMENTS 15.3 Thomasson Drive, including Bayshore Drive/ Thomasson Drive roundabout Neighborhood Complete Streets and trails • Connections between Sugden Regional Park and CRA area • Water main and fire suppression upgrades • Flooding and drainage on neighborhood streets 7. South Bayshore • Mobile home and single-family home residential improvements, upgrades, affordability • Development of vacant residential lots • Access to Bayview Park • Connections between CRA and uses to the east, including East Naples Community Park • Wetland, flooding, and site preparation considera- tions for development • Roadway improvements to meet County engineer- ing standards • Neighborhood Complete Streets Bayshore Gateway Triangle CRA Area Plan —May 2019 5-3-71 5.3 PLANNING FRAMEWORK & ELEMENTS This page is intentionally left blank. 5-3-72 Bayshore Gateway Triangle CRA Area Plan —May 2019 U11111111 U 91 I r I 5.4 a:1to] :111V41_TAiDl►■»_1�I 5-4-1 5.4.1 Prioritization of Projects & Initiatives The CRA will need to evaluate and implement or coordinate on a number of capital improvement projects and planning, administrative, and regulatory initiatives to carry out the framework of goals, objectives, and strategies presented in Section 5.3. Since these projects and initiatives cannot be evaluated and carried out all at once, this section presents a prioritization plan in terms of amount of funds programmed and project/initiative timing. A key consideration for prioritization is the amount of funding available for these projects and initiatives, discussed more in Section 5.4.2. Other prioritization criteria to consider that were primarily highlighted in the public outreach process include: Funding availability from dedicated or outside sources (aside from CRA funds) Magnitude of anticipated impact and multiplier effects Whether planning has already been undertaken or completed Other considerations that received sizable positive responses during the public outreach process included: • Project timing considerations independent of prioritization (e.g., Haldeman Creek dredging should account for timeframe of sediment build- up, a stormwater master plan should be completed before stormwater improvement projects) • Ability to address health/safety concerns Additional considerations recommended by the project team based on the Redevelopment Area Plan update process include: • Degree of need • Geographic distribution of projects in the CRA 5.4.2 Financing Plan An important revenue source over the next 11 years following plan approval is tax increment financing (TIF) revenue generated by the property within the CRA area. The Bayshore Gateway Triangle CRA area is able to use county ad valorem tax revenues generated above the base -year amount (the increment) to apply to projects and initiatives identified in this Redevelopment Area Plan. Figure 5-4-1 shows the historic revenue trends and projected revenues through 2030 based on a low growth scenario that follows the County's historic growth trends with a 5.2% assumed average annual growth rate, a medium growth scenario that assumes a 5.6% average annual growth rate, and a high growth scenario that assumes a 6.0% average annual growth rate. For more information on the development of growth scenarios, methods of revenue calculation, and detailed revenue tables, see Section 5.6. Certain parts of the CRA area are also designated as Municipal Service Taxing Units (MSTUs), which utilize an additional ad valorem tax for specific purposes. The CRA can evaluate the opportunity to coordinate with the MSTUs to provide eligible projects proposed in this CRA plan. The Bayshore Beautification MSTU, created in 1997, applies to most of the CRA area south of US 41 (see Map 5-4-1); revenues from this tax are focused on streetscape and right-of-way improvements (including right-of-way maintenance), with some additional provisions for use of funds on other public realm improvements in the MSTU area. Figure 5-4-2 shows projected revenues through 2030 using the following average annual taxable value growth rate scenarios (see Section 5.6 for more information and detailed revenue tables): • Low:3.98% • Medium:4.18% • High:4.52% a rea A Haldeman Creek MSTU (see Map 5-4-2) was created Priorities identified during public outreach for the in 2006 for maintenance dredging and navigational Redevelopment Area Plan marker maintenance within the MSTU boundary. Figure 5-4-3 shows projected revenues through 2030 using the following average annual taxable value Bayshore Gateway Triangle CRA Area Plan —May 2019 IJ:1to] 1.1[iVAF_11i[d�■»e1►I 15.4 N --DAVIS BLVD 84 - i ` KIRKWOOD AVE LINWOOD AVE cclsfif,1 q !+ �f Cc, o J�{ 2 C yArI r 1 •; � f f f! � 0ty;of 4t Naples ,w i i Sugden Regional Park THOim' _ SON w o KAREN stlNaq �`�'4 - - Naples Botanimm o77 ily w © CPA Boundary $ayshur@ BeauSdiwtinn MST[1 Park F• 7: Y, -- Wetlands L-1 City of Naples -e r� ilr _ �..._ mW —_ _. iu.:.-.. �, �.a. �. _. r..._ __ _. _ .•-«-,xLi.----'� 'wli. =--•=,r1e..' Map 5-4-1: Bayshore Beautification MSTU Area Note: includes a boundary extension on Thomosson east of the CRA boundary that was pending approval during the development of this Redevelop- ment Area Plan. Bayshore Gateway Triangle CRA Area Plan —May 2019 (5-47-2 5.4 J:11011.111VALITAito] L■»_1LI /0000� S-4-3 se $5,000,000 $4,361,000 $4,500,000 $4,000,000 $4,1 Z8, 000 $3,500,000 $3,9Z7,000 $3,000,000 $2,500,000 $2,000,000 $1,500,000 $1,000,000 $500,000 $0 2005 2007 2009 2011 2013 2015 2017 2019 2021 2023 2025 2027 2029 —Low —Medium High Figure 5-4-1: CRA TIF Revenue Scenarios Note: The TIF funding will sunset in 2030, so no TIF revenues are shown after 11 years. 53,000,OD0 S2,500,ow 52,490,000 -- $2,306,000 $2,000,000 $2,134,000 $1,500,000 SI.000,000 S506,000 SO 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 —low —Medium —High Figure 5-4-2: Bayshore Beautification MSTU Revenue Scenarios Note: The MSTUs do not have a sunset date and will likely continue past 2030. However, for the purposes of this planning effort no projections have been made for years after 2030. S250,000 $200,000 $150,000 $100,000 $50,000 $218,000 $202,000 $197,000 $0 2019 2020 2021 2022 2023 2024 2025 2026 2027 2029 2029 20M --Low —Medium —High Figure 5-4-3: Haldeman Creek MSTU Revenue Scenarios Note: The MSTUs do not have a sunset date and will likely continue past 2030. However, for the purposes of this planning effort, no projections have been made for years after 2030. Bayshore Gateway Triangle CRA Area Plan —May 2019 PRIORITIZATION PLAN 1 5.4 irr .•, .a 1. � DAViS BLVC KIRKWOOD AVE LINWOOD AVE a •� Q 0 0 Q I g� BARRiTT-AVE 1 i �■ ¢ J �a mom Ir THOMASSON DR Ln • 1 � IjjII 1} � cr --=�Sugden Regional Park z KAREN DR - I" East AS z InGorrimunity �:: y: i ■ 4 71 rtl y ice• . �.i!::t, �.. .�.., �E'`'"': y�Er .: `�A?�1"_" ~_Y" ANDREWS AVE caA BoUdory •' ■ Haldeman Creek MSTIJ ,��.w- :i � Park- �1. _�-�: jS w. il{Lc . ,.•%._ I .I -y� _� • • WeUands "i-_.---1._ ..-41. •-" oily of Naples _ .'r '' ]lie%• -, l�l[f �'.�. .I •' '- - -' Map 5-4-2: Haldeman Creek MSTU Area Bayshore Gateway Triangle CRA Area Plan —May 2019 f F 5-4-4 5.4 a:1to] :111V41_TAiDl►■»_1�I growth rate scenarios (see Section 5.6 for more information and detailed revenue tables): • Low: 4.01 • Medium:4.21% • High:4.55% Note that the MSTUs do not have a sunset date and will likely continue past 2030. However, for the purposes of the capital and non -capital planning effort, no projections have been made for years after 2030. Other potential funding sources that may be identified to supplement the funds above include grants and funding from partnerships (other agencies and private funders). There may also be opportunities in the future to take on additional debt to pay for capital projects with a plan for repayment; note however that no debt will be taken on for the purposes of future property acquisition, based on direction from the Board of County Commissioners. More information on coordination and partnerships, including those for funding opportunities, is discussed in Section 5.4.4. 5.4.3 Projects & Initiatives Prioritization Based on available funding and prioritization considerations, this section sets out a prioritization plan recommending projects for the period through 2030 (11 years after the adoption of the amended Plan), the period for which tax increment financing (TIF) funding will be available. The remaining project recommendations are included for longer term implementation post-2030 and will require alternative funding sources aside from TIF. The Plan provides an overview of potential alternative funding sources. This Plan does not obligate any funding to any projects listed. It provides a guide and list of both capital and non -capital projects that require approval by the CRA Advisory Board within the initial 11-year programming period and allocation through the standard operating and procurement guidelines adopted by the Collier County Board of Commissioners if TIF revenues are to be used for funding. Approval by relevant decision - making bodies is required for other funding sources outside of TIF. Projects may require additional vetting and piloting to better understand technical feasibility, impacts, and broader County implementation priorities prior to approval for implementation. To this end, planned projects include technical feasibility studies and pilot projects. As a result, this capital and non -capital funding plan is subject to change as it is re-evaluated. Additionally, the Plan sets a framework based on current conditions but also allows for flexibility in the phasing of projects based on funding opportunities and community priorities identified in annual work plans and capital improvement project lists. Table 5-4-1 summarizes total projected revenues for various funds operating in the CRA area (including MSTUs) through 2030. Note that following the successful sale of the Mini Triangle property anticipated in the first five years, it is expected that the CRA will have additional funds of $350,000 available that are currently being held in reserve due to loan requirements. Figures 5-4-4 and 5-4-5 summarize capital and non - capital project costs broken down by timeframe and type of project/initiative, followed by Tables 5-4-2 through 5-4-4 which provide a detailed list of projects and initiatives. Table 5-4-5 compares projected TIF revenues and costs. Note that the planning includes a built-in deficit to indicate where other agencies would likely help fund projects or other revenue sources might be sought, including once the TIF revenues cease in 2030. Regarding maintenance costs, maintenance of standard capital improvements is anticipated to be provided and funded by relevant County agencies, while maintenance for capital 000 5-4-5 Bayshore Gateway Triangle CRA Area Plan —May 2019 IJAto] 1.1111VAr_1111iDl�■»e1�I 5.4 improvements above and beyond County standards are housing for artists anticipated to be funded by the CRA. Bay St Complete Street Improvements — neighborhood -level Complete Streets Short Term (1-5 Years) improvements between Hamilton Ave and the end Capital Projects • Linwood Ave Complete Street Phase I — major Complete Street improvement between Commercial Dr and Wild Pines Ln including on - street parking, lighting, sidewalk widening, and any additional needed infrastructure improvements • Thomasson Dr and Hamilton Ave Improvements — Bayshore Beautification MSTU anticipated to fund project, but any shortfall could trigger partnership with CRA funding portion • Republic Dr Complete Streets Improvements — neighborhood -level Complete Streets of the roadway • Surface Parking Lot in Bayshore Area —to increase available commercial parking • General Road Engineering Improvements on Pine Tree Dr and Andrews Dr —to bring these roadways up to minimum County standards • Jeepers Dr Complete Street Improvements — neighborhood Complete Streets improvements between Bayshore Dr and Sugden Regional Park, including walk lane striping, upgraded bioswales, lighting, and a pedestrian connection to Sugden Regional Park improvements between Bayshore Dr and East . Gateway Intersection Design Improvements: Naples Community Park, including lighting, possible 0 Davis Blvd/Airport-Pulling Rd sidewalk expansion, any necessary drainage 0 Davis Blvd/Shadowlawn Dr improvements, and an improved pedestrian bridge • Davis Blvd/US 41 connection to East Naples Community Park 0 US 41/Shadowlawn Dr/Bayshore Dr —sign • Danford St Complete Streets Improvements — improvements in the right-of-way and neighborhood -level Complete Streets improvements between the end of the roadway and Hamilton Ave • General Parks Improvements in Bayshore Area — general item to address connections to parks and amenities, including any associated with the 17- Acre Site and Sugden Regional Park • Community Safety/Clean-Up and Neighborhood Initiatives General Improvements —general item to address capital improvements from Community Safety & Clean -Up Strategy and Neighborhood Focus Initiatives; may include projects identified median areas with an opportunity to showcase public art • Street Sign/Wayfinding Improvements in CRA area — signs to address branding and bicycle/pedestrian movement • Sidewalk/Bicycle Infrastructure Program — program to address gaps in the pedestrian and bicycle infrastructure networks that are not addressed through Complete Streets improvements • Other General Multi -Modal Improvements —for additional multi -modal amenities (e.g., bus shelters) based on neighborhood interest to coordinate with • Stormwater Infrastructure Upgrades/ the Sheriff's Department and Code Enforcement to Improvements educate and provide small capital improvements Sanitary Sewer Line Upgrades in Triangle Area — to • Land Acquisition for a Community Land Trust —may increase capacity support maintenance of current affordable housing availability in the CRA area while improving baseline quality conditions; may also support • Water Line and Fire Suppression Upgrades —to address infrastructure age and flow requirements Bayshore Gateway Triangle CRA Area Plan —May 2019 5.4 J:11011.111Wryjito] ki■»_1Ll1 Non -Capital Expenditures Ongoing Operating Expenses for CRA, including staff and administration costs • Process Improvements — updated bylaws for CRA Advisory Board Land Development Code Updates- based on • recommendations from CRA Plan Update Mini Triangle Development — funding for incentives and other needed support for the development of the Mini Triangle 17-Are Development —funding for incentives and other needed support for the development of the 17-Acre Site. • Gateway Property Development — funding for potential incentive in support of the project at the apex of Davis Boulevard and Us 41. Stormwater Master Plan Update — identify primary, secondary, and tertiary improvements needed in the CRA area with a prioritization plan Arts and Culture Plan for CRA Area Complete Streets Implementation Plan Bayview Parking Study — concepts and outreach in coordination with Parks & Recreation Division Community Safety & Cleanup Strategy —strategy to address code enforcement issues and community safety Branding Strategy Marketing and Communication Strategy— • strategies to communicate outcomes from the branding effort and connect with the various communities in the CRA area (including hard -to - reach groups) with updated tools including the website, e-blast templates, marketing materials, etc. Market Study/Economic Profile Bayshore Dr Pilot project —for Complete Street implementation Water & Fire Update Strategy — documentation of what mains and hydrants will be updated and phasing Triangle Retention Pond Feasibility Study —finalized design and engineering for passive park improvements Other Non -Capital Operations and Study Expenditures —may include a study to expand the CRA boundary, non -capital costs associated with Community Safety & Clean -Up Plan, non -capital costs from Neighborhood Focus Initiatives, or other expenditures that may arise in the future and are not yet identified. Grants and Programs • Residential Grant/Loan Programs —for structural improvements to single-family homes • Commercial Fagade Program —for areas that are not a major focus for commercial redevelopment but that can be enhanced with exterior fagade and structural improvements • Wall & Fence Funding —for transitional structures between incompatible uses Public Art Funding —for public art pieces and events Economic Development Incentives Program —for economic development incentives related to Section 5.3.4 of the Redevelopment Area Plan Bayshore Bicycle/Pedestrian Feasibility Study Mobile Home Replacement Fund - for transition of mobile homes to modular homes or other appropriate structures Community Land Trust Housing Construction Other Affordable/Workforce Housing Investments 5-4-7 Bayshore Gateway Triangle CRA Area Plan —May 2019 IJAto] 1.1111VAV_11ID]�■»e1�I 5.4 Long -Term (After 11 Years) Capital Projects • Triangle Retention Pond Improvements - implementation of passive park improvements at the pond site with any necessary drainage and connectivity improvements • Land Acquisition and Development for Six Pocket Parks (small neighborhood parks) • Community Safety/Clean-Up and Neighborhood Initiatives General Improvements • Land Acquisition for a Community Land Trust • Surface Parking Lot in the Mini Triangle area to support commercial uses • Development of Multi -Purpose Facility/Structure— may occur on currently CRA-owned 17-Acre Site; potential uses of the facility/structure may include a CRA office and/or arts/incubator space • Bicycle and Pedestrian Trail - along Sugden Regional Park Drainage Ditch to provide north/ south connectivity • Commercial Parking Garage on Bayshore Dr - possibly on surface lot included in short-term capital projects for commercial parking • Bayshore Dr Complete Street — major Complete Street improvement between US 41 and Thomasson Dr, including possible lane reduction, on -street parking, and any additional needed infrastructure improvements • Kirkwood Ave Complete Street —Complete Street improvement potentially similar to Linwood Ave Phase I with potential Shadowlawn Dr connection • Commercial Dr Complete Street —Complete Street improvement potentially similar to Linwood Ave Phase I • Linwood Ave Complete Street Phase II — neighborhood Complete Street improvements between Wild Pines Ln and Airport -Pulling Rd • Shadowlawn Dr Complete Street — major roadway Complete Street improvement between Davis Blvd and US 41, including lighting and any additional needed infrastructure improvements • Gateway Intersection Design Improvements — signage and potential public art opportunities for: • Thomasson Dr/Dominion Dr • US 41/Osceola Ave • General Road Engineering Improvements —to bring the following roads up to minimum County standards: • Woodside Ave • Holly Ave • Palmetto Ct • Sidewalk/Bicycle Infrastructure Program • Other General Multi -Modal Improvements • Water Line and Fire Suppression Upgrades —to address age and flow requirements • Stormwater Infrastructure Upgrades/ Improvements • Undergrounding Utilities —along Bayshore Dr between US 41 and Holly Ave, coordinated with the Complete Streets project and Bayshore Beautification MSTU; Linwood Ave; and Commercial Dr • Bayshore Dr Complete Street Improvement between Thomasson Dr and Holly Ave — neighborhood -level Complete Street, including any drainage improvements and connections to potential Naples Bay Greenway Sun Trail improvements • Commercial Parking Garage in Mini Triangle Area possibly on Surface Lot included in Mid -Term Capital Projects —to address commercial parking needs • Pine Street Connection —between Davis Blvd and Linwood Ave Bayshore Gateway Triangle CRA Area Plan —May 2019 5-4-8 5.4 a:1to] :111NITAIWki0»_1�I Non -Capital Expenditures • Land Development Code Updates • Bayshore Dr Technical Feasibility Study — for Complete Street implementation • Microenterprise and Arts Incubator Study —for concepts and implementation, which could include an arts focus and/or arts space • Other Non -Capital Operations and Study Expenditures —other expenditures that may arise in the future and are not yet identified • Grants and Programs • Residential Grant/Loan Programs —for structural improvements to single-family homes • Commercial Fagade Program —for areas that are not a major focus for commercial redevelopment but that can be enhanced with exterior fagade and structural improvements • Wall & Fence Funding —for transitional structures between incompatible uses • Public Art Funding —for public art pieces and events • Economic Development Incentives Program —for economic development incentives related to Section 5.3.4 of the Redevelopment Area Plan • Mobile Home Replacement Fund -for transition of mobile homes to modular homes or other appropriate structures • Community Land Trust Housing Construction • Other Affordable/Workforce Housing Investments 5-4-9 Bayshore Gateway Triangle CRA Area Plan —May 2019 PRIORITIZATION PLAN 1 5.4 Tax Increment Financing (TIF) $33,790,000 $0 Bayshore Beautification MSTU $20,193,000 TBD Haldeman Creek MSTU $1,762,000 TBD Table 5-4-1: Summary of Projected Revenue Estimates Note: rounded to thousands 'The TIF funding will sunset in 2030, so no TIF revenues are shown after 11 years. The MSTUs do not have a sunset date and will likely continue past 2030. However, for the purposes of this planning effort, no projections have been made for years after 2030. Total Short -Term Costs (1-11 Years): $34.4 million land Use & Urban Public Space, Parks, & Open Space, Design, $165,000, 0% $1,050,000, 3% Non -Capital, $21,881,116 64% Infrastructure, $3,525,695, 10% V �pment. .000, 3% Non -Capital, $6,735,000 , 8% Infr. $25,91 Total Long -Term Costs ' (After 11 Years): $85.1 million Public Space, Parks, & Open Space, Land Use & $3,144,404, 4% Urban Design, Developrrment, $37,500, 0% $4,062,500, 5% Figure 5-4-4: Short-term costs by project type Figure 5-4-5: Long-term costs by project type Bayshore Gateway Triangle CRA Area Plan —May 2019 5-4-10 5.4 PRIORITIZATION PLAN UrbanM North of US 41 (Triangle) M Long -Term Land Use & orb IF, (After 11 Years)' Gateway Intersection Design Improvements Gateway Sign - Davis Blvd/Airport Pulling Rd $15,000 $15,000 Gateway Sign - Davis Blvd/ Shadowlawn Dr $15,000 $15,000 Gateway Sign - Davis Blvd/US 41 $15,000 $15,000 Street Sign/Wayfinding Improvements Wayfinding Sign Improvements $52,500 $52,500 Sub -Total $97,500 $97,500 $0 .. • .Space (After 11 Years)' Park Improvements Triangle Retention Pond Improvements $818,049 $818,049 Land Acquisition for Pocket Parks (2 parks) $937,500 $937,500 Development of Pocket Parks (2 parks) $163,178 $163,178 Public Space Improvements Community Safety/Clean-Up and Neighborhood Initiatives General Improvements $87,500 $25,000 $62,500 Sub -Total $2,006,227 $25,000 $1,981,227 Table 5-4-2: Capital Improvements Project Matrix —North of US 41 (Triangle) 5-4-11 Bayshore Gateway Triangle CRA Area Plan —May 2019 IJAto] 1.11iVAr_11ID]!NOWe1!I 5.4 Transportation, (After 11 Years)' Complete Streets - Major Linwood Ave (Phase 1) $1,674,075 $1,674,075 Shadowlawn Dr - Installation of Streetlights $412,500 $412,500 Commercial Dr $1,903,219 $1,903,219 Kirkwood Ave/Kirkwood Ave Connection $2,177,813 $2,177,813 Pine Street Connection $2,210,891 $2,210,891 Complete Streets & Trails - Neighborhood Linwood Ave (Phase 11) $2,224,400 $2,224,400 Parking Surface Parking Lot - Land Acquisition $937,500 $937,500 Surface Parking Lot — Mini Triangle Area - excludes land acquisition cost $439,113 $439,113 Commercial Parking Garage (possibly on surface lot) — Triangle - excludes land acquisition cost $11,898,125 $11,898,125 General Multi -Modal Improvements General Sidewalk/Bicycle Infrastructure Improvements $2,775,449 $430,622 $2,344,827 Other General Multi -Modal Improvements $875,000 $250,000 $625,000 Sub -Total $27,528,083 $2,354,697 $25,173,386 Infrastructure Projects Total Short Term (1-11 Years) Long -Term (After 11 Years)' Other Infrastructure Improvements Upgrade Sanitary Sewer Lines $1,000,000 $1,000,000 Stormwater Infrastructure Upgrades/Improvements $7,218,750 $250,000 $6,968,750 Underground Utility Lines - Linwood Ave $896,070 $896,070 Underground Utility Lines - Commercial Dr $237,926 $237,926 Water Line and Fire Suppression Upgrades $4,836,303 $482,801 $4,353,502 Sub -Total $14,189,049 $1,732,801 $12,456,248 Total North $44,945,859 $4,709,998 $40,235,861 1 Overall costs increased by 25% to account for annual increases Table 5-4-2 (continued): Capital Improvements Project Matrix —North of US 41 (Triangle) Bayshore Gateway Triangle CRA Area Plan —May 2019 5-4-12 5.4 PRIORITIZATION PLAN Land Use & UrbanSouth of US 41 (Bayshore) R110 4A IF (After 11 Yearsw)q Gateway Intersection Design Improvements Gateway Sign Improvements at US 41 and 3 Bayshore $15,000 $15,000 Gateway - Thomasson Dr/Dominion Dr $18,750 $18,750 Gateway US 41/Osceola3 $18,750 $18,750 Street Sign/Wayfinding Improvements Wayfinding Sign Improvements3 $52,500 $52,500 Sub -Total $105,000 $67,500 $37,500 Space,Public Open Space 7 (After 11 Years)' Park Improvements Land Acquisition for Pocket Parks (2 parks) $937,500 $937,500 Development of Pocket Parks (2 parks) $163,178 $163,178 General Parks Development/Improvements $1,000,000 $1,000,000 Public Space Improvements Community Safety/Clean-Up and Neighborhood Initiatives General Improvements $87,500 $25,000 $62,500 Sub -Total $2,188,178 $1,025,000 $1,163,178 Land Acquisition for Community Land Trust 1 $1,125,0001 $500,0001 $625,000 Development of Multi -Purpose Facility/Structure 1 $2,812,5001 1 $2,812,500 Sub -Total 1 $3,937,5001 $500,0001 $3,437,500 Table 5-4-3: Capital Improvements South of US 41 (Bayshore) 5-4-13 Bayshore Gateway Triangle CRA Area Plan —May 2019 PRIORITIZATION PLAN 5.4 Transportation,low lip (After 11 Years) Complete Streets - Major Bayshore Dr Complete Street — between US 41 and $3,125,000 $3,125,000 Thomasson2 Thomason Dr and Hamilton ImprovementsZ $500,000 $500,000 Complete Streets & Trails - Neighborhood Bicycle and pedestrian trail along Sugden drainage $428,340 $428,340 2 ditch Jeepers Dr Complete Street ImprovementsZ $491,849 $491,849 Republic Dr Complete Streets improvements $506,849 $506,849 Danford St Complete Streets2 $689,329 $689,329 Bay St Complete Street ImprovementsZ $491,849 $491,849 Bayshore Dr Complete Street - Thomasson Dr/Holly $2,500,000 $2,500,000 Ave Z Parking Surface Parking Lot at Bayshore and Coco $351,290 $351,290 Commercial Parking Garage (possibly on surface lot) $9,893,500 $9,893,500 — Bayshore Dr General Road Engineering Standard Improvements General Road Engineering Improvements — Pine Tree $346,649 $346,649 Dr General Road Engineering Improvements - Andrews $346,649 $346,649 Dr General Road Engineering Improvements - Woodside $433,312 $433,312 Ave Z General Road Engineering Improvements - Holly $433,312 $433,312 Ave Z General Road Engineering Improvements - Palmetto $213,371 $213,371 Ct2 General Multi -Modal Improvements General Sidewalk/Bicycle Infrastructure $2,775,449 $430,622 $2,344,827 ImprovementsZ Other General Multi -Modal ImprovementsZ $875,000 $250,000 $625,000 Sub -Total $24,401,748 $4,405,088 $19,996,660 Table 5-4-3 (continued): Capital Improvements South of US 41 (Bayshore) Bayshore Gateway Triangle CRA Area Plan —May 2019 5-4-14 5.4 a :1 [o1:1111 VA_TA I I Dl ► ■ »_1 I I ProjectsInfrastructure .. (After 11 Years)' Other Infrastructure Improvements Stormwater Infrastructure Upgrades/ImprovementS2 $5,250,000 $250,000 $5,000,000 Water Line and Fire Suppression Upgrades $7,221,510 $1,542,894 $5,678,617 Underground Utility Lines - Bayshore Dr $2,775,000 $2,775,000 Sub -Total $15,246,510 $1,792,894 $13,453,617 Total South $45,878,936 $7,790,481 $38,088,455 Overall Capital Costs Total $90,824,795 $12,500,480 $78,324,316 Non -Capital Costs Total $28,616,116 $21,881,116 $6,735,000 Total Costs $119,440,911 $34,381,595 $85,059,316 1 Overall costs increased by 25% to account for annual increases 2 Potentially MSTU-eligible project; requires coordination and approval of Bayshore Beautification MSTU Advisory Board. Table 5-4-3 (continued): Capital Improvements South of US 41 (Bayshore) 5-4-15 Bayshore Gateway Triangle CRA Area Plan —May 2019 IJ:1to] 1.1[iVAV_11i[dI!■»e1I!1 5.4 Non -Capital Expenditures (Studies, Plans, Other) Operations and Studies Project Total Short Term Long -Term (1-11 Years) (After 11 Years)' Process Improvements - updated bylaws for CRA Advisory Board $25,000 $25,000 Staff and Operating (salaries, benefits, rent, etc.)2 $16,626,116 $16,626,116 Land Development Code Updates- based on recommendations from CRA Plan Update $100,000 $75,000 $25,000 Mini Triangle Development Support $500,000 $500,000 17-Acre Development Support $500,000 $500,000 Gateway Property Support $100,000 $100,000 Stormwater Master Plan Update $200,000 $200,000 Arts and Culture Plan for CRA $75,000 $75,000 Complete Streets Implementation Plan $50,000 $50,000 Bayview Parking Study - concepts and outreach in coordination with Parks & Recreation Division $25,000 $25,000 Community Safety & Cleanup Strategy to address code enforcement issues and community safety. $15,000 $15,000 Marketing, Branding and communication strategy - website update, a -blast templates, marketing materials, etc. $50,000 $50,000 Market Study/Economic Profile $50,000 $50,000 Bayshore Drive Technical Feasibility Study $40,000 $40,000 Bayshore Drive Pilot project $15,000 $15,000 Water & Fire Update Strategy - document what mains and hydrants will be updated and phasing $50,000 $50,000 Triangle Retention Pond Feasibility Study $25,000 $25,000 Microenterprise and arts incubator Study for concepts and implementation $20,000 $20,000 Other non -capital operations and study expenditures $500,000 $250,000 $250,000 Grants and Programs Residential Grant/Loan Programs -for structural improvements to single- family homes 19 $375,000 $125,000 $250,000 Commercial Fagade Program $750,000 $250,000 $500,000 Wall & Fence Funding -for funding transitional structures between incompatible uses $375,000 $125,000 $250,000 Public Art -funding for public art pieces and events $225,000 $75,000 $150,000 Economic Development - funding for economic development incentives listed in Development Section $375,000 $125,000 $250,000 Mobile Home Replacement Fund $1,500,000 $500,000 $1,000,000 Community Land Trust Housing Construction $4,800,000 $1,800,000 $3,000,000 Other Affordable/Workforce Housing Investments $1,250,000 $250,000 $1,000,000 Totals $28,616,116 $21,881,116 $6,735,000 1 Assumes a 25% cost increase to account inflation and other potential cost increases z Assumes no staff and operating costs after the end of the TIF collection period in 2030 Table 5-4-4: Non Capital Expenditures Bayshore Gateway Triangle CRA Area Plan -May 2019 15-47-16 5.4 a:1to] :111V41_TJiMki0aW_1�I ELTIF Funding Sum _ MAMAbb Total Capital Costs - North of US 41 (Triangle) Total Overall $44,945,859 Short -Term (1-11 Years) $4,709,998 Long -Term (After 11 Years)' $40,235,861 Total Capital Costs - South of US 41 (Bayshore) $45,878,936 $7,790,481 $38,088,455 Total Capital Costs $90,824,795 $12,500,480 $78,324,316 Total Non -Capital Costs $28,616,116 $21,881,116 $6,735,000 Total TIF Revenue $33,790,000 $33,790,000 $0 Difference -$85,650,911 -$591,595 -$85,059,316 Table 5-4-5: Summary of CRA Project Costs and Projected TIF Revenues Notes: revenues rounded to thousands 1Overall costs increased by 25% to account for annual increases. The TIF funding will sunset in 2030, so no TIF revenues are shown after 11 years 5.4.4 Coordination & Partnerships Many of the items listed in the Section 5.3 framework and capital and non -capital projects listed in this section require the CRA to seek approval from and coordinate with other agencies and entities, which may include planning and process approval and/or coordination and identifying opportunities for shared funding. Coordination also includes instances in which another agency or entity oversees a project or initiative directly with the CRA assisting. As mentioned in Section 5.4.3, the framework and projects identified in this plan are suggestions to be further vetted prior to approval for implementation. This includes review and approval from relevant County staff and elected officials. Planning and implementation may also include broader coordination with agencies. Examples include coordination with the Collier MPO to share local needs that might inform a state roadway improvement, as well as coordinating with other Collier County agencies on topics such as Land Development Code changes, park access, community safety, transit and transportation, and stormwater. The CRA also has opportunities to coordinate with the City of Naples on transportation planning and water main upgrades. This type of coordination might involve design review for projects led by the CRA and setting up meetings coinciding with regular planning and project cycles prior to finalized design phases. Key planning cycles for coordination include the Transportation Improvement Program planning by the MPO and capital improvement planning for Collier County. When working with agencies to identify shared funding opportunities as a part of these planning and implementation processes, it is important to recognize existing funding commitments, as well as limitations on the use of funds. For example, road impact fees in Collier County must be used for capacity expansion, such as adding a new road or new lanes to an existing road. 5-4-1 Bayshore Gateway Triangle CRA Area Plan —May 2019 IJAto] 1.11iVA_INiDl�■»e1�I 5.4 Aside from government agencies, the CRA may also have opportunities to partner with local entities such as private firms and non -profits to realize some of its strategies and projects, as well as seek private sponsorships Examples include potentially partnering with the Naples Accelerator, St. Matthew's House, and/or the United Arts Council on a business/art incubator idea. There may also be opportunities to partner with companies such as Slidr for alternative vehicle transportation in the area. Coordination and funding opportunities may also be identified as part of private development projects. Lastly, as mentioned at the beginning of this section, the CRA should look for opportunities to coordinate with the MSTUs operating in the area to implement capital improvements. Table 5-4-6 shows the costs for projects in the CRA prioritization plan that may qualify for Bayshore Beautification MSTU funds and compares them to the projected revenues for the MSTU through 2030; note that revenues beyond this timeframe are considered "to be determined" depending on when the projects are implemented. The comparison shows that the money available would cover these project costs with a sizable amount of funds remaining for other MSTU projects. Note that the MSTU Advisory Board would need to approve any process or funding coordination. Table 5-4-6: Summary of MSTU-Eligible Costs and Projected MSTU Revenues Note: Projects are considered MSTU-eligible based on those that align with accepted uses of Bayshore Beautification MSTU funds ac- cording to Ordinance No. 2013-68, revenues rounded to thousands IOverall costs increased by 25% to account for annual increases 2The MSTUs do not have a sunset date and will likely continue past 2030. However, for the purposes of this planning effort, no projec- tions have been made for years after 2030. Bayshore Gateway Triangle CRA Area Plan —May 2019 5-4-18 5.4 PRIORITIZATION PLAN This page is intentionally left blank. 5-4-19 \ Bayshore Gateway Triangle CRA Area Plan —May 2019 Ni I . 5.5 GENERAL REQUIREMENTS eoo�5_5_1 5.5.1 Overview of Relevant Statutes Community redevelopment areas are created on the basis of a finding of blight or slum conditions, as noted in Section 163.355 of Florida Statute. Table 5-2-1 provided detailed blight conditions for the Bayshore Gateway Triangle CRA area, summarizing information from the 2000 Plan. Table 5-5-1 shows how the framework in this Redevelopment Area Plan addresses the main blight factors identified. Related capital and non -capital projects can also be found in Section 5.4. In addition, sections 163.360 and 163.362 of Florida Statutes contain specific requirements for community redevelopment plans. Tables 5-5-2 and 5-5-3 provide an overview of the requirements from these statutes and the location in this Redevelopment Area Plan where the relevant information can be found to satisfy these requirements. 5.5.2 Consistency with the County's Comprehensive Plan This Redevelopment Area Plan sets forth a vision for the CRA area centered on fostering more urban -style development, including multi -modal corridors, mixed use projects, and building out to allowable densities. The Collier County Growth Management Plan largely supports this vision with the Bayshore Gateway Triangle Redevelopment Overlay provisions and the Activity Center designation. The Mixed Use overlays provided in the Land Development Code further support these efforts. Development and redevelopment are thus largely intended to be completed within the provisions of the Growth Management Plan as they exist now or indicate where future amendments may be needed in order to carry out implementation of action items. 5.5.3 Acquisition, Demolition/ Clearance, & Improvement In the future, the Redevelopment Agency may choose to pursue a program of property acquisition and/or consolidation to realize the redevelopment objectives. These objectives might relate to facilitating private development and providing identified needed public uses. If a property is designated for acquisition, the process must comply with County requirements and/ or State statutes. The Redevelopment Agency is authorized to demolish, clear, or move buildings, structures, and other improvements from any real property acquired in the redevelopment project area, subject to obtaining necessary permits. The CRA may also engage in or assist in site preparation improvements on properties it already owns or properties it acquires in the future to facilitate development. Other improvements include general infrastructure and streetscape improvements that indirectly support development. See Section 5.4.3 for those improvements that are planned for the CRA to fund. All of these improvements are subject to obtaining necessary permits. Section 1.5 further outlines the Agency's authorities that governs this area. 5.5.4 Zoning & Comprehensive Plan Changes No Growth Management Plan or Land Development Code changes were brought through an approval process as part of this planning effort, and no Land Development Code or Comprehensive Plan changes are being adopted with the adoption of this Redevelopment Area Plan. However, recommended changes will be brought for initial consistency review by Collier County staff and the Collier County Planning Commission following adoption of this plan. 5.5.5 Land Use, Densities, & Building Requirements As noted in Section 5.5.4, no Land Development Code or Comprehensive Plan changes are being adopted with the adoption of this Redevelopment Area Plan. Consequently, the Redevelopment Area Plan will follow the land uses, densities, and building requirements provided in the Growth Management Plan and the Land Development Code for the time being. However, recommended changes will be brought forth for initial consistency review by Collier Bayshore Gateway Triangle CRA Area Plan —May 2019 GENERAL REQUIREMENTS 15.5 Predominance of Section 5.3.5 addresses street design primarily with Complete Streets initiatives; defective or inadequate there are additional improvements for addressing bicycle and pedestrian gaps, street layout commercial parking need, and additional bicycle and pedestrian connections. Faulty lot layout in Section 5.3.4 focuses on specifically on facilitating private development. As part of relation to size, these efforts, the CRA can acquire property to merge lots and make them more adequacy, accessibility, easily developed. Additionally, Section 5.3.2 lays out examples of multi -family or usefulness residential that provide examples to achieve higher residential densities where approved densities are not realized. Sections 5.3.3 and 5.3.4 contain strategies to address structural upgrades and public Unsanitary or unsafe realm clean-up and improvements. Sections 5.3.2 and 5.3.4 also address residential conditions types and approaches to affordability that can address overcrowding. Section 5.3.5 highlights lighting and other transportation safety improvements, particularly for cyclists and pedestrians. Deterioration of site or other improvements Section 5.3.6 focuses on infrastructure improvements, including those for (drainage and surface stormwater. water management) Other problems: Lack of right-of-way for Section 5.3.5 includes improvements for Shadowlawn Drive. Shadowlawn Drive improvements Other problems: Lack of Section 5.3.5 includes a coordination strategy for public transit in the CRA area. public transportation Other problems: housing Section 5.3.4 includes example strategies to address housing affordability issues. affordability Table 5-5-1: Sections of Redevelopment Area Plan that address blight conditions Bayshore Gateway Triangle CRA Area Plan —May 2019 5-5-2 5.5 GENERAL REQUIREMENTS Conformity to the Growth Management Plan Section 5.5.2 Zoning and planning changes Section 5.5.4 Section 5.3.1, Maps 5-3-5 and 5- 3-6, Section 5.5.5; for general Land uses, maximum densities, and building requirements considerations to guide these requirements, see Section 5.3.2 Land acquisition, demolition, clearance and site preparation, redevelopment, improvements, and rehabilitation proposed to carry out Sections 5.4.3 and 5.5.3 the Redevelopment Area Plan Affordable housing provision Table 5-5-2: Section 163.360, F.S. Requirements for Redevelopment Area Plan Section 5.3.4- Objective 5 5-5-3 Bayshore Gateway Triangle CRA Area Plan —May 2019 GENERAL REQUIREMENTS 15.5 Legal description of CRA area boundaries and reason behind establishing Resolution 2000-82, Exhibit A at such boundaries end of this document and Resolution 2000-83 Approximate amount of open space to be provided shown by diagram and Section 5.3.3-Table 5-3-1 and in general terms Map 5-3-8 Property intended for parks and recreation space shown by diagram and in Section 5.3.3-Map 5-3-8 general terms Street layout and property intended for streets shown by diagram and in Section 5.3.5-Map 5-3-14 general terms Section 5.3.1, Maps 5-3-5 and 5- Limitations on the type, size, height, number, and proposed use of 3-6, Section 5.5.5; for general buildings shown by diagram and in general terms considerations to guide these requirements, see Section 5.3.2 The approximate number of dwelling units shown by diagram and in Section 5.3.2-Map 5-3-2 general terms Replacement housing and relocation Section 5.3.4, Section 6 Property intended for public utilities shown by diagram and in general Section 5.3.6-Maps 5-3-15 and 5 terms -3-16 Section 5.3.1-Map 5-3-1, Section 5.4.2; additional details Property for public improvements of any nature shown by diagram and in in Section 5.3.2-Map 5-3-7, general terms Section 5.3.3-Map 5-3-8, Section 5.3.4-Map 5-3-10, Section 5.3.5- Maps 5-3-12 and 5-3-14, Section 5.3.6-Maps 5-3-15 and 5-3-16 Neighborhood impact element describing impacts on residents of CRA area and surrounding areas in terms of relocation, traffic circulation, environmental quality, availability of community facilities and services, Section 5.5.6 effect on school population, and other matters affecting the physical and social quality of the neighborhood Publicly funded capital improvements to be undertaken in the CRA area Section 5.4.2 Safeguards, controls, restrictions/covenants Section 5.5.7 Replacement housing for relocation of displaced persons from housing Section 6 facilities Residential use element Section 5.3.2, Section 5.3.4- Objective 5 Projected costs of redevelopment Section 5.4.3 Redevelopment Area Plan duration and time certain for redevelopment Section 1.6 financed by increment revenues Table 5-5-3: Section163.362, F.S. Requirements for Redevelopment Area Plan Bayshore Gateway Triangle CRA Area Plan —May 2019 /F 5-5-4 5.5 GENERAL REQUIREMENTS County staff and the Collier County Planning Commission. 5.5.6 Neighborhood Impact The Redevelopment Area Plan focuses on improving structural quality of buildings, compatibility of uses, and urban design, as well as promoting more urban - style development and multi -modal transportation. As of right now, there is housing available at lower income levels, yet this may be due to lower structural quality based on findings from the background analysis for the Redevelopment Area Plan. As improvements are made in the area, there is a potential risk of property values rising to make housing substantially less affordable. Consequently, protective measures are being considered to maintain the affordability of these units while improving their quality (see Section 5.3.4, Objective 5). Temporary relocation of residents in lower quality units may be required to make building improvements. An additional consideration for lower income households with improvements to the CRA area is the availability of community facilities and services. These uses may also risk displacement if property values increase rapidly or dramatically. This Redevelopment Area Plan includes provisions to support community - oriented uses that include these facilities and services so that they can remain a part of the community (see Section 5.3.4, Objective 3, Strategy 2). With more urban -style development and multi -modal improvements, traffic circulation may change. There may be increased congestion on roadways and at major state road intersections in making them safer for non - automobile modes and pursuing catalyst development opportunities. Any development would need to go through the existing Collier County process to assess and mitigate for Level of Service changes on roadways. Ensuring low-cost transportation alternatives may also support affordable mobility for lower income households and community members. Regarding impacts on other facilities, such as schools, any new development would need to go through the existing Collier County process to assess and mitigate for Level of Service changes. Regarding environmental quality, water quality is a key consideration for stormwater management improvements. Water quality impacts can be evaluated through existing Collier County processes. Additionally, this Redevelopment Area Plan encourages green infrastructure techniques that may help provide certain levels of localized water treatment and ground infiltration prior to arriving at major collector sites. 5.5.7 Safeguards, Controls, Restrictions, & Assurances Redevelopment activities identified in this Redevelopment Area Plan will not be initiated until they are found to be consistent with the Collier County Growth Management Plan and applicable land development regulations. The Community Redevelopment Agency, working collaboratively with County agencies, may propose amendments to the Growth Management Plan and the Land Use Development Code, including design criteria, building heights, land coverage, setback requirements, special exceptions, traffic circulation, traffic access, and other development and design controls necessary for proper development of public and private projects. To leverage the increment revenues, Collier County may consider non -ad valorem assessments. For example, during the Redevelopment Area Plan update process, the County was working on a stormwater utility fee that, if adopted, would apply to the CRA area. The imposition of special assessments for capital improvements and essential services is covered by well settled case law and specific statutory provisions authorizing collection of non -ad valorem assessments on the same bill as ad valorem taxes. Such provisions require extraordinary notice to all affected property owners. Issues concerning restrictions on any property acquired for community redevelopment purposes and then returned to use by the private sector will be addressed 5-5-5 Bayshore Gateway Triangle CRA Area Plan —May 2019 GENERAL REQUIREMENTS 15.5 on a case -by -case basis to ensure all activities necessary to perpetuate the redevelopment initiative are advanced in a manner consistent with this Redevelopment Area Plan and any amendment to it. Such restrictions or controls would be expected in the form of covenants on any land sold or leased for private use as provided for in the Community Redevelopment Act, Section 163.380, F.S. To assure that redevelopment will take place in conformance with the projects, objectives and strategies expressed in this Redevelopment Area Plan, the Redevelopment Agency will utilize the regulatory mechanisms used by the County to permit development and redevelopment within its jurisdiction. These mechanisms include but are not limited to the Growth Management Plan; the Land Development Code; adopted design guidelines; performance standards; and County -authorized development review, permitting, and approval processes and any other adopted codes, standards, and policies. Bayshore Gateway Triangle CRA Area Plan —May 2019 5-5-6 5.5 GENERAL REQUIREMENTS This page is intentionally left blank. 5-5-7 Bayshore Gateway Triangle CRA Area Plan —May 2019 I 19 1 �i `4 5.6 TAX INCREMENT & MSTU ESTIMATES 5.6.1 Tax Increment Financing The Redevelopment Area is dependent upon the use of increment revenue financing for funding. Using this method, the County froze all taxable values within the Redevelopment Area at the 2000 rate to establish a base collection amount. Millages are applied through the General Fund (001) and the Unincorporated Area General Fund (111). The future taxes collected (associated with tax base and property value increases) are placed into a separate account and designated for specific uses. The funds can be dedicated to transportation or general improvements, or placed in the general fund with the base ad valorem revenues. The analysis is based on the historical tax roll data obtained from the Florida Department of Revenue (FDOR) and population projections for Collier County obtained from the Bureau of Economic and Business Research (BEBR). Specific increases in the tax base are shown in terms of expected development and its value. This expected development is based exclusively on past patterns of activity adjusted for anticipated community redevelopment activities within the Redevelopment Area. These programmatic assumptions offer a baseline for comparison with future potential development. For this analysis, the Bayshore CRA's current millage rates have been used, and were held constant over the planning horizon. As for the structure of the revenues which may accrue, only the taxable value(s) net of the base year taxable value is considered in calculating current or future increment revenues. The general procedures used to calculate available revenues are shown in the following calculations: • Assessed values, including new construction — Exemptions or exclusions = Current taxable values. Current taxable values — Established base year taxable values = Net valuations subject to applicable jurisdictional millages. Net valuations x by applicable millages = increment revenues. Pursuant to the Community Redevelopment Act, Section 163.387, F.S., the maximum revenue available to the Redevelopment Trust Fund will be 95 percent of the calculated increment revenues. Note that the first five years of projected values are obtained from Florida's Office of Economic & Demographic Research (EDR) Revenue Estimating Conference. The conference produces detailed projections of the "County Taxable Value' for each county in Florida. The values projected by EDR were used for each CRA tax increment scenario with the low, medium, high growth scenarios starting in 2025. For projection purposes past 2025, three different scenarios were developed that reflect different future growth rates for taxable values in the Redevelopment Area. Additional details for each scenario are presented below and in Tables 5-6-1 through 5-6-3. Scenario #1 Ad valorem revenues associated with the increment revenue financing for the Redevelopment Area were estimated using the projected growth of the taxable values for residential and non-residential developments. The average taxable values were indexed annually based on the positive correlation between population growth and taxable value increases discussed previously, along with the historical growth trends of taxable values in the Redevelopment Area, by land use. Based on these projections, if the current millage is held constant (3.5645 mils for fund 001 and 0.8069 mils for fund 111), the ad valorem taxes used for the Redevelopment Area fund are estimated to generate approximately $33.8 million between through 2030. Additional growth scenarios are presented in this report that reflects more aggressive growth rates in taxable values and potential revenues. Although more aggressive than the growth rates in Scenario #1, these scenarios still present revenue projections that can reasonably be obtained. Since 1976, the taxable value for residential property in Collier County has averaged a 10 percent annual increase, and commercial property has averaged a 9 percent annual increase. Within the CRA, taxable values (all property) have averaged a 5 percent annual increase. 5-6-1 Bayshore Gateway Triangle CRA Area Plan —May 2019 TAX INCREMENT & MSTU ESTIMATES 5.6 Scenario #2 Scenario #2 reflects increased growth rates that are consistent with the historical growth rates in taxable values for the entire CRA area. This scenario estimates slightly higher taxable value growth than Scenario #1, with a projected average annual taxable value growth rate of 5.6 percent (as opposed to Scenario #1 at 5.2 percent). As CRA properties are redeveloped, it is reasonable to assume that taxable values will increase at or above historical growth rates. Using these higher annual growth rates, the Scenario #2 increment revenue financing option would generate approximately $34.3 million through 2030. Scenario #3 Additionally, an optimistic growth rate scenario was developed. Scenario #3 has increased growth rates that are more than Scenarios #1 and #2, bringing the average growth rate for all land uses more in line with the recent growth rates of the entire county seen over the last few years. This scenario projects the growth in taxable values for all property to average approximately 6.0 percent, annually. Using these rates, the increment revenue financing option generated approximately $35.1 million through 2030. For each of the following scenarios, the following apply: • Projected total taxable value of all properties within Redevelopment Area. Projected growth rates by land use are consistent with historical growth rates observed between 2000 and 2018 within Redevelopment Area. All figures rounded to nearest thousand. • Difference between total taxable value (Item 1) for each year and base year (2000). • For projection purposes, millage rates are assumed to remain the same through 2030. • Increment revenue by year (Item 2), divided by 1,000, multiplied by total millage rate, and reduced by 5 percent for budgeting purposes. 5.6.2 Municipal Service Taxing Units (MSTUs) There are two MSTUs that overlap with the CRA area — the Bayshore Beautification MSTU and the Haldeman Creek MSTU. The Bayshore Beautification MSTU was created to provide certain streetscape and right-of-way improvements in the CRA area generally south of US 41. The Haldeman Creek MSTU was created for maintenance dredging and navigational marker maintenance. Projected revenues for these two MSTUs use a similar approach as described for the TIF calculations above. Note that revenues stem directly from millages (as opposed to an increment difference with a base year as in the case of the TIF revenues). Additionally, the MSTU growth percentages are based on projected growth for the land use mix in the area, resulting in different average annual taxable value growth rate percentages than those in the TIF scenarios. The percentages used are: Bayshore: • Low:3.98% • Medium:4.18% • High:4.52% Haldeman Creek: • Low: 4.01 • Medium:4.21% • High:4.55% See Tables 5-6-4 through 5-6-6 for Bayshore Beautification MSTU projected revenues and 5-6-7 through 5-6-9 for Haldeman Creek MSTU projected revenues. Note that the project planning in Section 5.4 showed revenues only through 2030 since this period had a given timeframe; the tables in this section show projected revenues out to 2048 to give a sense of future revenues, although any long-term post-2030 funding opportunities would need to be determined based on actual project implementation timing. Bayshore Gateway Triangle CRA Area Plan —May 2019 5-6-2 5.6 TAX INCREMENT & MSTU ESTIMATES sTaxable LVaIJue() Tax Increment (2) I & Millage 0 Revenue (3) Fund 111 2018 $701,076,000 $412,995,000 - - - - 2019 $742,976,000 $454,895,000 3.5645 0.8069 $1,399,000 $317,000 $1,716,000 2020 $788,668,000 $500,587,000 3.5645 0.8069 $1,540,000 $349,000 $1,889,000 2021 $835,148,000 $547,067,000 3.5645 0.8069 $1,695,000 $384,000 $2,079,000 2022 $887,089,000 $599,008,000 3.5645 0.8069 $1,853,000 $419,000 $2,272,000 2023 $940,889,000 $652,808,000 3.5645 0.8069 $2,028,000 $459,000 $2,487,000 2024 $996,947,000 $708,866,000 3.5645 0.8069 $2,211,000 $500,000 $2,711,000 2025 $1,047,610,000 $759,529,000 3.5645 0.8069 $2,400,000 $543,000 $2,943,000 2026 $1,093,898,000 $805,817,000 3.5645 0.8069 $2,572,000 $582,000 $3,154,000 2027 $1,139,554,000 $851,473,000 3.5645 0.8069 $2,729,000 $618,000 $3,347,000 2028 $1,186,165,000 $898,084,000 3.5645 0.8069 $2,883,000 $653,000 $3,536,000 2029 $1,233,732,000 $945,651,000 3.5645 0.8069 $3,041,000 $688,000 $3,729,000 2030 - - 3.5645 0.8069 $3,202,000 $725,000 $3,927,000 Total $27,553,000 $6,237,000 $33,790,000 Table 5-6-1: Scenario #1 Projected TIF Revenues Notes: Source: Scenario #1 projected taxable values for the Bayshore CRA. Average annual growth at 5.296. Note that the first five years of projected values are obtained from Florida's Office of Economic & Demographic Research (EDR) Revenue Estimating Conference. http://edr.state fl. us/Content/ conferences/advalorem/index.cfm; rounded to thousands Taxable value for each year (Item 1) less the base year taxable value of $288,081,106; rounded to thousands For each fund, the tax increment for the previous year multiplied by the milloge, divided by 1,000 and reduced by 5%. Note that the revenues for each year are offset against the tax increment changes due to timing of collections (i.e., the revenue for2019 is based on the tax increment change from 2017 to 2018); rounded to thousands 000 5-6-3 Bayshore Gateway Triangle CRA Area Plan —May 2019 TAX INCREMENT & MSTU ESTIMATES 5.6 2018 . • $701,076,000 �� $412,995,000 11111W - Fund Ill - . 001 Fund Ill - - - 2019 $742,976,000 $454,895,000 3.5645 0.8069 $1,399,000 $317,000 $1,716,000 2020 $788,668,000 $500,587,000 3.5645 0.8069 $1,540,000 $349,000 $1,889,000 2021 $835,148,000 $547,067,000 3.5645 0.8069 $1,695,000 $384,000 $2,079,000 2022 $887,089,000 $599,008,000 3.5645 0.8069 $1,853,000 $419,000 $2,272,000 2023 $940,889,000 $652,808,000 3.5645 0.8069 $2,028,000 $459,000 $2,487,000 2024 $996,947,000 $708,866,000 3.5645 0.8069 $2,211,000 $500,000 $2,711,000 2025 $1,049,405,000 $761,324,000 3.5645 0.8069 $2,400,000 $543,000 $2,943,000 2026 $1,104,810,000 $816,729,000 3.5645 0.8069 $2,578,000 $584,000 $3,162,000 2027 $1,162,466,000 $874,385,000 3.5645 0.8069 $2,766,000 $626,000 $3,392,000 2028 $1,221,578,000 $933,497,000 3.5645 0.8069 $2,961,000 $670,000 $3,631,000 2029 $1,282,147,000 $994,066,000 3.5645 0.8069 $3,161,000 $716,000 $3,877,000 2030 - - 3.5645 0.8069 $3,366,000 $762,000 $4,128,000 Total $27,958,000 $6,329,000 $34,287,000 Table 5-6-2: Scenario #2 Projected TIF Revenues Notes: 1. Source: Scenario #2 projected taxable values for the Bayshore CRA. Average annual growth at 5.6%. Note that the first five years of projected values are obtained from Florida's Office of Economic & Demographic Research (EDR) Revenue Estimating Conference. http://edr.state.fl. us/Content/ conferences/advalorem/index.cfm, rounded to thousands 2. Taxable value for each year (Item 1) less the base year taxable value of $288,081,106,• rounded to thousands 3. For each fund, the tax increment for the previous year multiplied by the milloge, divided by 1,000 and reduced by 5%. Note that the revenues for each year are offset against the tax increment changes due to timing of collections (i.e., the revenue for 2019 is based on the tax increment change from 2017 to 2018); rounded to thousands Bayshore Gateway Triangle CRA Area Plan —May 2019 5-6-4 5.6 TAX INCREMENT & MSTU ESTIMATES 2018 TaxableE $701,076,000 L �J $412,995,000 ��l - - . 00 - - - 2019 $742,976,000 $454,895,000 3.5645 0.8069 $1,399,000 $317,000 $1,716,000 2020 $788,668,000 $500,587,000 3.5645 0.8069 $1,540,000 $349,000 $1,889,000 2021 $835,148,000 $547,067,000 3.5645 0.8069 $1,695,000 $384,000 $2,079,000 2022 $887,089,000 $599,008,000 3.5645 0.8069 $1,853,000 $419,000 $2,272,000 2023 $940,889,000 $652,808,000 3.5645 0.8069 $2,028,000 $459,000 $2,487,000 2024 $996,947,000 $708,866,000 3.5645 0.8069 $2,211,000 $500,000 $2,711,000 2025 $1,075,710,000 $787,629,000 3.5645 0.8069 $2,400,000 $543,000 $2,943,000 2026 $1,138,185,000 $850,104,000 3.5645 0.8069 $2,667,000 $604,000 $3,271,000 2027 $1,202,734,000 $914,653,000 3.5645 0.8069 $2,879,000 $652,000 $3,531,000 2028 $1,269,358,000 $981,277,000 3.5645 0.8069 $3,097,000 $701,000 $3,798,000 2029 $1,338,058,000 $1,049,977,000 3.5645 0.8069 $3,323,000 $752,000 $4,075,000 2030 - - 3.5645 0.8069 $3,556,000 $805,000 $4,361,000 Total $28,648,000 $6,485,000 $35,133,000 Table 5-6-3: Scenario #3 Projected TIF Revenues Notes: 1. Source: Scenario #3 projected taxable values for the Bayshore CRA. Average annual growth at 6.0%. Note that the fi7st five years of projected values are obtained from Florida's Office of Economic & Demographic Research (EDR) Revenue Estimating Conference. http://edr.state fl. us/Content/ conferences/advalorem/index.cfm; rounded to thousands 2. Taxable value for each year (Item 1) less the base year taxable value of $288,081,106; rounded to thousands 3. For each fund, the tax increment for the previous year multiplied by the milloge, divided by 1,000 and reduced by 5%. Note that the revenues for each year are offset against the tax increment changes due to timing of collections (i.e., the revenue for2019 is based on the tax increment change from 2017 to 2018); rounded to thousands 5-6-5 Bayshore Gateway Triangle CRA Area Plan —May 2019 TAX INCREMENT & MSTU ESTIMATES 1 5.6 Tax Year (FY) 2018 MSTU Valuati $556,396,000 AdjustmentBudgeting - Millage - Projected - 2019 $591,115,000 95% 2.3604 $1,248,000 2020 $625,527,000 95% 2.3604 $1,326,000 2021 $660,035,000 95% 2.3604 $1,403,000 2022 $694,831,000 95% 2.3604 $1,480,000 2023 $730,024,000 95% 2.3604 $1,558,000 2024 $765,675,000 95% 2.3604 $1,637,000 2025 $801,820,000 95% 2.3604 $1,717,000 2026 $838,479,000 95% 2.3604 $1,798,000 2027 $875,663,000 95% 2.3604 $1,880,000 2028 $913,376,000 95% 2.3604 $1,964,000 2029 $951,615,000 95% 2.3604 $2,048,000 2030 $990,376,000 95% 2.3604 $2,134,000 2031 $1,029,652,000 95% 2.3604 $2,221,000 2032 $1,069,435,000 95% 2.3604 $2,309,000 2033 $1,109,713,000 95% 2.3604 $2,398,000 2034 $1,150,478,000 95% 2.3604 $2,488,000 2035 $1,191,719,000 95% 2.3604 $2,580,000 2036 $1,233,426,000 95% 2.3604 $2,672,000 2037 $1,275,588,000 95% 2.3604 $2,766,000 2038 $1,318,197,000 95% 2.3604 $2,860,000 2039 $1,361,244,000 95% 2.3604 $2,956,000 2040 $1,404,721,000 95% 2.3604 $3,052,000 2041 $1,448,622,000 95% 2.3604 $3,150,000 2042 $1,492,942,000 95% 2.3604 $3,248,000 2043 $1,537,676,000 95% 2.3604 $3,348,000 2044 $1,582,821,000 95% 2.3604 $3,448,000 2045 $1,628,376,000 95% 2.3604 $3,549,000 2046 $1,674,341,000 95% 2.3604 $3,651,000 2047 $1,720,719,000 95% 2.3604 $3,755,000 2048 - 95% 2.3604 $3,859,000 Total - FY 2018-49: $74,503,000 Table 5-6-4: Boyshore Beautification MSTU Scenario #1 Projected Revenues Notes: there is a 5% statutory reduction requirement for counties when projecting for budget, projected revenue collected the year following the year on which the valuation is based (e.g., milloge applied to 2047 valuation collected in 2048); rounded to thousands Bayshore Gateway Triangle CRA Area Plan -May 2019 5-6-6 5.6 TAX INCREMENT & MSTU ESTIMATES Tax Year (FY) 2018 MSTU Valuation $564,586,000 Budgeting -Adjustment - Milla 9!2- - Projected Revenue 1 - 2019 $606,550,000 95% 2.3604 $1,266,000 2020 $647,829,000 95% 2.3604 $1,360,000 2021 $688,974,000 95% 2.3604 $1,453,000 2022 $730,243,000 95% 2.3604 $1,545,000 2023 $771,769,000 95% 2.3604 $1,637,000 2024 $813,623,000 95% 2.3604 $1,731,000 2025 $855,838,000 95% 2.3604 $1,824,000 2026 $898,424,000 95% 2.3604 $1,919,000 2027 $941,378,000 95% 2.3604 $2,015,000 2028 $984,686,000 95% 2.3604 $2,111,000 2029 $1,028,329,000 95% 2.3604 $2,208,000 2030 $1,072,280,000 95% 2.3604 $2,306,000 2031 $1,116,512,000 95% 2.3604 $2,404,000 2032 $1,160,995,000 95% 2.3604 $2,504,000 2033 $1,205,697,000 95% 2.3604 $2,603,000 2034 $1,250,586,000 95% 2.3604 $2,704,000 2035 $1,295,630,000 95% 2.3604 $2,804,000 2036 $1,340,798,000 95% 2.3604 $2,905,000 2037 $1,386,060,000 95% 2.3604 $3,007,000 2038 $1,431,386,000 95% 2.3604 $3,108,000 2039 $1,476,747,000 95% 2.3604 $3,210,000 2040 $1,522,118,000 95% 2.3604 $3,311,000 2041 $1,567,474,000 95% 2.3604 $3,413,000 2042 $1,612,792,000 95% 2.3604 $3,515,000 2043 $1,658,052,000 95% 2.3604 $3,616,000 2044 $1,703,235,000 95% 2.3604 $3,718,000 2045 $1,748,324,000 95% 2.3604 $3,819,000 2046 $1,793,307,000 95% 2.3604 $3,920,000 2047 $1,838,170,000 95% 2.3604 $4,021,000 2048 - 95% 2.3604 $4,122,000 Total - FY 2018-49: $80,079,000 Table 5-6-5: Bayshore Beautification MSTU Scenario #2 Projected Revenues Notes: there is a S% statutory reduction requirementfor counties when projecting for budget, projected revenue collected the yearfollowing the year on which the valuation is based (e.g., milloge applied to 2047 valuation collected in 2048); rounded to thousands Bayshore Gateway Triangle CRA Area Plan -May 2019 TAX INCREMENT & MSTU ESTIMATES 1 5.6 Tax Year (FY) 2018 MSTU Valuati $570,658,000 AdjustmentBudgeting Millage - Projected - - 2019 $618,846,000 95% 2.3604 $1,280,000 2020 $666,424,000 95% 2.3604 $1,388,000 2021 $714,014,000 95% 2.3604 $1,494,000 2022 $761,899,000 95% 2.3604 $1,601,000 2023 $810,218,000 95% 2.3604 $1,708,000 2024 $859,037,000 95% 2.3604 $1,817,000 2025 $908,378,000 95% 2.3604 $1,926,000 2026 $958,236,000 95% 2.3604 $2,037,000 2027 $1,008,590,000 95% 2.3604 $2,149,000 2028 $1,059,406,000 95% 2.3604 $2,262,000 2029 $1,110,643,000 95% 2.3604 $2,376,000 2030 $1,162,251,000 95% 2.3604 $2,490,000 2031 $1,214,180,000 95% 2.3604 $2,606,000 2032 $1,266,376,000 95% 2.3604 $2,723,000 2033 $1,318,783,000 95% 2.3604 $2,840,000 2034 $1,371,346,000 95% 2.3604 $2,957,000 2035 $1,424,009,000 95% 2.3604 $3,075,000 2036 $1,476,717,000 95% 2.3604 $3,193,000 2037 $1,529,417,000 95% 2.3604 $3,311,000 2038 $1,582,058,000 95% 2.3604 $3,430,000 2039 $1,634,591,000 95% 2.3604 $3,548,000 2040 $1,686,969,000 95% 2.3604 $3,665,000 2041 $1,739,148,000 95% 2.3604 $3,783,000 2042 $1,791,089,000 95% 2.3604 $3,900,000 2043 $1,842,753,000 95% 2.3604 $4,016,000 2044 $1,894,108,000 95% 2.3604 $4,132,000 2045 $1,945,121,000 95% 2.3604 $4,247,000 2046 $1,995,767,000 95% 2.3604 $4,362,000 2047 $2,046,022,000 95% 2.3604 $4,475,000 2048 - 95% 2.3604 $4,588,000 Total - FY 2018-49: $87,379,000 Table 5-6-6: Bayshore Beautification MSTU Scenario #3 Projected Revenues Notes: there is a 5% statutory reduction requirement for counties when projecting for budget; projected revenue collected the year following the year on which the valuation is based (e.g., millage applied to 2047 valuation collected in 2048); rounded to thousands Bayshore Gateway Triangle CRA Area Plan -May 2019 5-6-8 5.6 TAX INCREMENT & MSTU ESTIMATES 00000 �5-6-9 2019 $121,368,000 95% 1.0000 $108,000 2020 $128,527,000 95% 1.0000 $115,000 2021 $135,705,000 95% 1.0000 $122,000 2022 $142,943,000 95% 1.0000 $129,000 2023 $150,2631000 95% 1.0000 $136,000 2024 $157,677,000 95% 1.0000 $143,000 2025 $165,193,000 95% 1.0000 $150,000 2026 $172,815,000 95% 1.0000 $157,000 2027 $180,545,000 95% 1.0000 $164,000 2028 $188,384,000 95% 1.0000 $172,000 2029 $196,330,000 95% 1.0000 $179,000 2030 $204,3831000 95% 1.0000 $187,000 2031 $212,541,000 95% 1.0000 $194,000 2032 $220,801,000 95% 1.0000 $202,000 2033 $229,163,000 95% 1.0000 $210,000 2034 $237,623,000 95% 1.0000 $218,000 2035 $246,178,000 95% 1.0000 $226,000 2036 $254,828,000 95% 1.0000 $234,000 2037 $263,569,000 95% 1.0000 $242,000 2038 $272,399,000 95% 1.0000 $250,000 2039 $281,317,000 95% 1.0000 $259,000 2040 $290,320,000 95% 1.0000 $267,000 2041 $299,407,000 95% 1.0000 $276,000 2042 $308,577,000 95% 1.0000 $284,000 2043 $317,829,000 95% 1.0000 $293,000 2044 $327,161,000 95% 1.0000 $302,000 2045 $336,574,000 95% 1.0000 $311,000 2046 $346,067,000 95% 1.0000 $320,000 2047 $355,641,000 95% 1.0000 $329,000 2048 - 95% 1.0000 $338,000 Total - FY 2018-49: $6,517,000 Table 5-6-7: Haldeman Creek MSTU Scenario #1 Projected Revenues Notes: there is a 5%statutory reduction requirementfor counties when projecting for budget projected revenue collected the yearfollowing the year on which the valuation is based (e.g., milloge applied to 2047 valuation collected in 2048); rounded to thousands Bayshore Gateway Triangle CRA Area Plan -May 2019 TAX INCREMENT & MSTU ESTIMATES 1 5.6 Tax Year (FY) 2018 MSTU • $115,836,000 Budgeting Adjustment - Millage - Projected - 2019 $124,558,000 95% 1.0000 $110,000 2020 $133,140,000 95% 1.0000 $118,000 2021 $141,6951000 95% 1.0000 $126,000 2022 $150,278,000 95% 1.0000 $135,000 2023 $158,915,000 95% 1.0000 $143,000 2024 $167,620,000 95% 1.0000 $151,000 2025 $176,401,000 95% 1.0000 $159,000 2026 $185,259,000 95% 1.0000 $168,000 2027 $194,193,000 95% 1.0000 $176,000 2028 $203,200,000 95% 1.0000 $184,000 2029 $212,276,000 95% 1.0000 $193,000 2030 $221,414,000 95% 1.0000 $202,000 2031 $230,610,000 95% 1.0000 $210,000 2032 $239,856,000 95% 1.0000 $219,000 2033 $249,146,000 95% 1.0000 $228,000 2034 $258,472,000 95% 1.0000 $237,000 2035 $267,828,000 95% 1.0000 $246,000 2036 $277,207,000 95% 1.0000 $254,000 2037 $286,603,000 95% 1.0000 $263,000 2038 $296,008,000 95% 1.0000 $272,000 2039 $305,418,000 95% 1.0000 $281,000 2040 $314,825,000 95% 1.0000 $290,000 2041 $324,226,000 95% 1.0000 $299,000 2042 $333,615,000 95% 1.0000 $308,000 2043 $342,987,000 95% 1.0000 $317,000 2044 $352,339,000 95% 1.0000 $326,000 2045 $361,667,000 95% 1.0000 $335,000 2046 $370,967,000 95% 1.0000 $344,000 2047 $380,238,000 95% 1.0000 $352,000 2048 - 95% 1.0000 $361,000 Total - FY 2018-49: $7,007,000 Table 5-6-8: Haldeman Creek MSTU Scenario #2 Projected Revenues Notes: there is a 5% statutory reduction requirement for counties when projecting for budget; projected revenue collected the year following the year on which the valuation is based (e.g., millage applied to 2047 valuation collected in 2048); rounded to thousands Bayshore Gateway Triangle CRA Area Plan -May 2019 5-6-10 5.6 TAX INCREMENT & MSTU ESTIMATES Year (FY) 2018 MSTU ValuationTax $117,093,000 Adjustment - - - 2019 $127,106,000 95% 1.0000 $111,000 2020 $136,995,000 95% 1.0000 $121,000 2021 $146,888,000 95% 1.0000 $130,000 2022 $156,844,000 95% 1.0000 $140,000 2023 $166,892,000 95% 1.0000 $149,000 2024 $177,044,000 95% 1.0000 $159,000 2025 $187,305,000 95% 1.0000 $168,000 2026 $197,673,000 95% 1.0000 $178,000 2027 $208,144,000 95% 1.0000 $188,000 2028 $218,710,000 95% 1.0000 $198,000 2029 $229,362,000 95% 1.0000 $208,000 2030 $240,089,000 95% 1.0000 $218,000 2031 $250,880,000 95% 1.0000 $228,000 2032 $261,724,000 95% 1.0000 $238,000 2033 $272,609,000 95% 1.0000 $249,000 2034 $283,523,000 95% 1.0000 $259,000 2035 $294,454,000 95% 1.0000 $269,000 2036 $305,390,000 95% 1.0000 $280,000 2037 $316,321,000 95% 1.0000 $290,000 2038 $327,234,000 95% 1.0000 $301,000 2039 $338,119,000 95% 1.0000 $311,000 2040 $348,967,000 95% 1.0000 $321,000 2041 $359,769,000 95% 1.0000 $332,000 2042 $370,514,000 95% 1.0000 $342,000 2043 $381,197,000 95% 1.0000 $352,000 2044 $391,809,000 95% 1.0000 $362,000 2045 $402,344,000 95% 1.0000 $372,000 2046 $412,795,000 95% 1.0000 $382,000 2047 $423,159,000 95% 1.0000 $392,000 2048 - 95% 1.0000 $402,000 Total - FY 2018-49: $7,650,000 Table 5-6-9: Haldeman Creek MSTU Scenario ##3 Projected Revenues Notes: there is a 5%statutory reduction requirement for counties when projecting for budget; projected revenue collected the yeorfollowing the year on which the valuation is based (e.g., milloge applied to 2047 valuation collected in 2048); rounded to thousands 5-6-11 Bayshore Gateway Triangle CRA Area Plan -May 2019 TAX INCREMENT & MSTU ESTIMATES 1 5.6 5.6.3 Underlying Assumptions The following charts show underlying population and tax value trends that inform and contextualize the revenue projections calculations presented in this section. Figure 5-6-1 shows that the rate of population growth for Collier County has decreased sizably since 2002/2003, with a more gradual decrease projected out from 2017/2018 through 2030. In terms of historic tax value growth rates since 2000, Figure 5-6-2 shows that there was an increase during the lead up to the recession, followed by a drop during the recession itself. In recent years, the rate has gradually risen. Given the sizable changes during the lead -up to the recession and the recession itself, the model used to generate TIF projections was matched to longer historical trends in County taxable values, from the 1970s through 2003/2004 historical taxable value for Collier County. Figure 5-6-3 shows the historical trend used for guidance in blue; this trend is continued for comparison to projection calculations (in this case, for the low revenue projections, shown by the grey line through 2030). The orange line indicates historic data that was excluded from the historic trend basis since it was considered an anomaly. 4.50% 4.00 % 3.50% 3.00% 2.50% 2.00% 1.50% 1.00 % 0.50% 0.00% Annual Population Growth Rate (2000-2030) o o o o o o o o o o . .-i .--� .. .. .. .. c^-I I 01 - N N N N Zr N N N N N M O o o o o o o o O o o o o o o o O o o o o o o o o O o o o o o N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N Figure 5-6-1: Population Growth Rate Trends and Projections (2000-2030) Source: BEBR, Volume 51, Bulletin 180, January 2018 Bayshore Gateway Triangle CRA Area Plan —May 2019 5-6-12 5.6 1 TAX INCREMENT & MSTU ESTIMATES SU-0% 40.0% Mo% % 1 20.0% 1 1 i3.0% 1 1 00% 2000 2001 2002 2003 2004 2005 2006 2007 10.0% -20. % -30.0% 0 dO 8 2009 2010 2 A 2 2013 2014 2015 2016 2017 r � r f r � -County iaWal CRA fax Val % Figure 5-6-2: Trends in Tax Value Growth Rates (2000-2017) Source: Florida Property Valuations and Tax Databook & EDR Ad Valorem Revenue Estimating Conference $180,000,000,000 $160,000,000,000 $140,000,000,000 $120,000,000,000 $100,000,000,000 $80, 000,000, 000 $60, 000,000, 000 $40, 000,000, 000 $20,000,000,000 $0 1976197819801982198419861988199019921994199619982000200220042006200820102012201420162018202020222024202620282030 Figure 5-6-3: Historic and Projected TIF Revenue Trend Comparison for Low Revenue Projection Source: Florida Property Valuations and Tax Databook & EDR Ad Valorem Revenue Estimating Conference 5-6-1 Bayshore Gateway Triangle CRA Area Plan —May 2019 TAX INCREMENT & MSTU ESTIMATES 5.6 Conclusion With the recovery from the recession of 2008, the CRA area is poised for revitalization via investment, development, and redevelopment. With this update, the CRA will be able to continue the general mission of redevelopment that it set out when the Bayshore Gateway Triangle redevelopment area was first created in 2000. The CRA can move forward with the more detailed planning and evaluation for the suggested implementation items of this Redevelopment Area Plan with the guidance of the overall vision, allowing for change and also protecting and enhancing what defines the area and makes it unique. Bayshore Gateway Triangle CRA Area Plan —May 2019 5-6-14 Tindale K�Oliver d e s i g n ORDINANCE NO. 17 - I § AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NO. 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATE❑ AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM THE NEIGHBORHOOD COMMERCIAL SUBDISTRICT OF THE BAYSHORE DRIVE MIXED USE OVERLAY DISTRICT OF THE RESIDENTIAL MULTI-FAMILY-6 ZONING DISTRICT (RMF-6- BMUD-NC) AND THE NEIGHBORHOOD COMMERCIAL SUBDISTRICT OF THE BAYSHORE DRIVE MIXED USE OVERLAY DISTRICT OF THE COMMERCIAL INTERMEDIATE ZONING DISTRICT (C-3-BMUD-NC) TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT ZONING DISTRICT WITHIN THE NEIGHBORHOOD COMMERCIAL SUBDISTRICT OF THE BAYSHORE DRIVE MIXED USE OVERLAY DISTRICT FOR THE PROJECT TO BE KNOWN AS MATTAMY HOMES RESIDENTIAL PLANNED UNIT DEVELOPMENT, TO ALLOW CONSTRUCTION OF A MAXIMUM OF 276 RESIDENTIAL DWELLING UNITS ON PROPERTY LOCATED IN THE NORTHWEST QUADRANT OF BAYSHORE DRIVE AND THOMASSON DRIVE IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA CONSISTING OF 37+1- ACRES; AND PROVIDING AN EFFECTIVE DATE. [PL20160000183] WHEREAS, Mattamy Naples, LLC, represented by Richard Yovanovich, Esq. of Coleman, Yovanovich and Koester, PA and D. Wayne Arnold of Q. Grady Minor & Associates, Inc., petitioned the Board of County Commissioners to change the zoning classification of the herein described real property. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: SECTION ONE: The zoning classification of the herein described real property located in Section 14, Township 50 South, Range 25 East, Collier County, Florida, is changed from the Neighborhood I16-C'P5-0157211344269/11 112 Mattamv Homes 1 PL20160000183 618117 Page 1 of 2 ,DNO Commercial Subdistrict of the Bayshore Drive Mixed Use Overlay District of the Residential Multi-Family-6 Zoning District (RMF-6-BMUD-NC) and the Neighborhood Commercial Subdistrict of the Bayshore Drive Mixed Use Overlay District of the Commercial Intermediate Zoning District (C-3-BMUD-NC) to a Residential Planned Unit Development (RPUD), within the Neighborhood Commercial Subdistrict of the Bayshore Drive Mixed Use Overlay District to allow construction of a maximum of 276 residential dwelling units in accordance with the RPUD Document, attached hereto as Exhibits "A" through "F" and incorporated by reference herein. The appropriate zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. ECTION TWO: This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super -majority vote by the Board of County Commissioners of Collier County, Florida, this-,��day of Lk0 ' , 2017. ATTEST; DWIGH-rE-B.1�OCK, CLERK By: _ Attest itto Chairmah;s� = ut C signature one , Approved as to form and legality: kiL 1411 H ]di Ashton-Cicko Managing Assistant County Attorney BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA B PE TA4L,airman Attachments: Exhibit A — Permitted Uses Exhibit B — Development Standards Exhibit C — Master Plan Exhibit D — Legal Description Exhibit E — Deviations Exhibit F — List of Developer Commitments [ 16-CPS-0157211344269111 112 Mattamy l tomes / PL20160000183 61511 7 Page 2 of 2 This ordinance filed with the 5ecratory of State's Office the 40'k day of Lng- , �--Or?_ and orknowtedgernent of chat filing received this day of J �r'V�, CA) WNIM9Il3tr_l FOR MATTAMY HOMES RPUD Regulations for development of the Mattamy Homes RPUD shall be in accordance with the contents of this RPUD Document and applicable sections of the LDC and Growth Management Plan (GMP) in effect at the time of issuance of any development order to which said regulations relate. Where this RPUD Ordinance does not provide development standards, then the provisions of the specific sections of the LDC that are otherwise applicable shall apply. PERMITTED USES: A maximum total of 27G residential dwelling units shall be permitted within the RPUD. No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: RESIDENTIAL A. Principal Uses: 1. Dwelling Units — Multiple family, townhouse, variable zero lot fine, two family and single family. 2. Any other principal use, which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals ("BZA") or the Hearing Examiner. B. Accessory Uses: 1. Customary accessory uses associated with the principal uses permitted in this RPUD, including but not limited to garages, carports, swimming pools, spas, screen enclosures and utility buildings. 2. Gatehouses, and access control structures. 3. Model homes and model home centers including sales trailers and offices for project administration, construction, sales and marketing. 4. Open space uses and structures such as, but not limited to, boardwalks, nature trails, gazebos and picnic areas. 5. Any other accessory use, which is comparable in nature with the foregoing uses and consistent with the permitted accessory uses of this P U D as determined by the Board of Zoning Appeals or the Hearing Examiner. AMENITY AREA A. Principal Uses: Mattamy RPUD PL2016000183 Page 1 of 10 May 18, 2017 CCPC 1. Clubhouses with cafes, snack bars and similar uses intended to serve residents and guests. 2. Community administrative and recreation facilities. Outdoor recreation facilities, such as a community swimming pool, tennis/pickle ball courts and basketball courts, parks, playgrounds, pedestrian bikeways, and passive and/or active water features (for use by the residents and their guests only). 3. Tennis clubs, health spas, fitness facilities and other indoor recreational uses (for use by the residents and their guests only). 4. Open space uses and structures such as, but not limited to, boardwalks, nature trails, bikeways, landscape nurseries, gazebos, boat and canoe docks, fishing piers, picnic areas, fitness trails and shelters to serve residents and their guests. B. Accessory Uses: 1. Model homes and model home centers including sales trailers and offices for project administration, construction, safes and marketing. 2. Any other accessory use, which is comparable in nature with the foregoing uses and consistent with the permitted accessory uses of this PUa as determined by the Board of Zoning Appeals or Nearing Examiner. Mottamy RPUD PL2D16000183 Page 2 of 10 May 18, 2017 CCPC G EXHIBIT B FOR MATTAMY HOMES RPUD DEVELOPMENT STANDARDS Exhibit B sets forth the development standards for land uses within the Mattamy Homes RPUD Subdistrict. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. PRINCIPAL STRUCTURES TOWNHOUSE VARIABLE LOT TWO-FAMILY SINGLE FAMILY MULTI- AMENITY LINE FOR FAMILY AREA SINGLE FAMILY Minimum Lot Area 1,200 SF 3,000 5F 2,625 SF 3,000 SF 10,800 SF 5,000 SF Minimum Lot Width 20 feet 40 feet 35 feet 40 feet 120 feet N/A Minimum Lot Depth 60 feet 75 feet 75 feet 75 feet 90 feet N/A Minimum Front Yard Setback* 1, *6 20 feet 20 feet 20 feet 20 feet 20 feet N/A Minimum Side Yard Setback 0/10 feet 0/10 feet*4 1 5 feet*2 5 feet 5 feet 10 feet Minimum Rear Yard 5etback*3 10 feet 10 feet 10 feet 10 feet 10 feet 15 feet Minimum Lake Maintenance Easement Setback*3 0 feet 0 feet 0 feet 0 feet 0 feet ❑ feet Maximum Building Height 1 or 2 story 1 or 2 story Zoned 35 feet 35 feet Actual 45 feet 45 feet 3 story 3 story Zoned 42 feet 30 feet 30 feet 30 feet 42 feet 42 feet Actual 50 feet 35 feet 35 feet 35 feet 50 feet 50 feet Minimum Distance Between Buildings 10 feet*7 10 feet 10 feet 10 feet 10 feet*7 10 feet Floor Area Min. (S.F.), per unit, ground floor 700 SF 900 SF 900 SF 900 SF 700 SF N/A Minimum P U D Boundary Setback 15 feet 15 feet 15 feet 15 feet 15 feet 20 feet ACCESSORY STRUCTURES Minimum Front Yard Setback*1 20 feet 20 feet 20 feet 20 feet 20 feet 20 feet Minimum Side Yard Setback 0 feet 0 feet 0 feet 0 feet 10 feet 10 feet Minimum Rear Yard Setback*3 10 feet 10 feet 10 feet 10 feet 10 feet 10 feet Minimum Drainage Easement Setback*3 0 feet 0 feet 0 feet 0 feet 0 feet 15 feet Minimum PUB Boundary Setback 15 feet 15 feet 15 feet 15 feet 15 feet 10 feet Minimum Distance Between Structures 0/10 feet*5 0/5 feet*5 0/10 feet*5 10 feet*5 0/10 feet*5 10 feet Maximum Height Zoned 20 feet 20 feet 20 feet 20 feet 20 feet 25 feet Actual 25 feet 25 feet 25 feet 25 feet 25 feet 30 feet Minimum lot areas for any unit type may be exceeded. The unit type, and not the minimum lot area, shall define the development standards to be applied by the Growth Management Division during an application for a building permit. *1 — Front entry garages must be a minimum of 23' from back of sidewalk. Porches, entry features and roofed courtyards that do not exceed 50% of the fapade width may be reduced to 15'. All parking areas must remain clear of sidewalks. *2 — Minimum separation between adjacent dwelling units, if attached, may be 0'. Mattamy RPUD PL2016000183 Page 3 of 10 May 18, 2017 CCPC i'A '3 — The Landscape Buffer Easements shall be located within open space tracts and Lake Maintenance Easements shall be located within lake tracts and not be located within a platted residential lot. Where a home site is adjacent to a Landscape Buffer Easement or Lake Maintenance Easement within open space tracts or lake tracts, the structure setback on the platted residential lot may be reduced to zero (0) feet where it abuts the easement. *4 —The side setback may be variable between zero feet (0') to five feet (5') as long as a 10-foot minimum separation between principal structures is maintained. If the variable lot line for single-family option is utilized, the owner shall provide with the building permit application, the setback of the principal structures on the abutting lots of all sides. *5 —Zero Feet (0') if attached and five feet (5') if detached; However detached structures must maintain a minimum ten foot (14') separation. '6 — For corner lots, only one frontage shall be considered a front yard. The other frontage setback shall be Y2 the front yard setback. *7 — any building exceeding 2 stories shall maintain minimum building separation of twenty feet (20'). Note: nothing in this SPUD Document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations. Mattamy RPUD PL2016000183 Page 4 of 10 May 18, 2017 CCf C r� ;CAr i SITE SUMMARY TOTAL SITE AREA: 37.27± ACRE ZONED: PUD (WINDSTAR) 1 USE: RESIDENTIAL POTENTIAL INTERCONNECTION /! RESIDENTIAL 18.5±AC (50%) 'B' (IF AGREED TO BY WINDSTAR HOA) N AMENITY AREA 1.0± AC (3%) 15' WIDE TYPE BUFFER WATER MANAGEMENT 9.22±AC (25%) - A1N'L1rgK-! ------ - -------- ! BUFFERS/OPEN SPACE 4.25± AC (11%) -- --- ----------------------------------- - R ROW 4.3±AC (11%) t` j �.. ___-- A - -- - --- _ _ 15' WIDE TYPED' BUFFER Lam_ IU RJA- - ,` - ti SCALE!1"=200' MAXIMUM DWELLING UNITS: 276, AS LIMITED BY [ ! R EXHIBIT F, ITEM 2-b. R ! I _...... i ZONED: PUD (BOTANICAL PLACE) 15' WIDE TYPE'B' BUFFER WATER j WATER MANAGEMENT USE: RESIDENTIAL Izi MANAGEMENT I _... j PROPOSED OPEN SPACE: - ! R ACCESS REQUIRED 50°l0 ;Q PROVIDED:50°Io m _ Q j cfl LIL J j I ! i•� �• Rl'Acc �j W ZONED: PUD (PINEBROOK LAKE) a r w w OF[ t, I i j R j' ! r Q USE: RESIDENTIAL a o w ! j Q u .� ! WATER MANAGEMENT; j R013 j DEVIATIONS (APPLIES TO ENTIRE PROJECT, SEE EX - � ' 1 j R ` i 15' WIDE TYPE 'D' BUFFER -- i R 1 DESIGN STANDARD IN THE BAYSHORE GATEWAY DC I _ TRIANGLE REDEVELOPMENT AREA LU I I j 2. STREET SYSTEM REQUIREMENTS AND APPENDIX B O _ _ _ :_••� J j ZONED: RPUD-BMUD R2 ry w _.._.._.._ .w..___-.._.._• _ 3, BUFFER REQUIREMENTS 6 FOOT HIGH WALL -- __-------------------- NOTES------ 15' WIDE 1, THIS PLAN 1S CONCEPTUAL IN NATURE AND IS SUBJECT TO TYPE 'D --POTENTIAL THOMASSON DRIVE MINOR MODIFICATION DUE TO AGENCY PERMITTING BUFFER ACCESS REQUIREMENTS, 2. ALL ACREAGES ARE APPROXIMATE AND SUBJECT TO ZONED. RSF-4-BMUD-RI AND PUD (NAPLES BOTANICAL GARDENS) MODIFICATION AT THE TIME OF SDP OR PLAT APPROVAL IN USE: RESIDENTIAL AND BOTANICAL GARDENS 15' WIDE TYPE 'D' BUFFER (CIRRUS POINTE) USE: RESIDENTIAL ACCORDANCE WITH THE LDC. ® = DEVIATION R RESIDENTIAL RIA = RESIDENTIAL OR AMENITYREWE2WV" AREA m ®GradyMinar Ibei�+=p��oe.,'l..'.NW, Civll Pngmr im . Land Sumyn - !ga°°en Land wzm ArMlt"IR eemuWwn ragu Il++ ... c"'or W-1 .� . a,a, zN." Kx MATTAMY HOMES RAUI1. , ae I Exsi&T C CONCEPTUAL MASTER PLAN I m►tt 0sxccr R °ea ok� EXHIBIT D FOR MATTAMY HOMES RPU❑ LEGAL DESCRIPTION PARCEL 1: COMMENCING AT THE SOUTH 1/4 CORNER OF SECTION 14, TOWNSHIP 50 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, SAID POINT BEING THE SOUTHWEST CORNER OF LOT 59 OF NAPLES GROVES AND TRUCK CO'S LITTLE FARMS NO. 2, ACCORDING TO THE PLAT THEREOF A5 RECORDED IN PLAT BOOK 1, PAGE 27A, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE ALONG THE NORTH AND SOUTH 1/4 LINE OF SECTION 14 AND ALONG THE WEST LINE OF LOT 59 OF SAID NAPLES GROVES AND TRUCK CO'S LITTLE FARMS NO. 2, NORTH 0°13`10" WEST 50.0 FEET TO THE NORTH RIGHT-OF-WAY LINE OF 5-858 (THOMASSON DRIVE); THENCE ALONG SAID NORTH RIGHT-OF-WAY LINE, NORTH 89°4516" EAST, 30.00 FEETTO THE EAST RIGHT-OF-WAY LINE OF PINE STREET AND THE PLACE ❑F BEGINNING OF THE PARCEL HEREIN DESCRIBED; THENCE ALONG SAID EAST RIGHT -OF- WAY LINE, NORTH 0°13'10" WEST 1282.27 FEET TO THE NORTH LINE OF LOT 56 OF SAID NAPLES GROVES AN❑ TRUCK CO'S LITTLE FARMS NO. 2; THENCE ALONG SAI❑ NORTH LINE, NORTH 89`41'31" EAST 1265.08 FEET TO THE WEST RIGHT-OF-WAY LINE OF 5-858 (KELLY ROAD); THENCE ALONG SAID WEST RIGHT-OF-WAY LINE, SOUTH 0'17'51" EAST 800.00 FEET; THENCE SOUTH 89°41'31" WEST 451.76 FEET; THENCE SOUTH 0°17'51" EAST 483.12 FEET TO THE NORTH RIGHT-OF-WAY LINE OF SAI❑ 5-858 (THOMASSON DRIVE); THENCE ALONG SAID NORTH RIGHT-OF- WAY LINE, SOUTH 89°45'16" WEST 815.00 FEET TO THE PLACE OF BEGINNING; BEING A PART OF LOT 56, A PART ❑F LOT 57, A PART OF LOT 58, AND A PART OF LOT 59 OF SAID NAPLES GROVES AND TRUCK CO'S LITTLE FARMS NO. 2, COLLIER COUNTY, FLORIDA. PARCEL 2: COMMENCING AT THE SOUTH 1/4 CORNER OF SECTION 14, TOWNSHIP 50 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, SAID POINT BEING THE SOUTHWEST CORNER OF LOT 59 OF NAPLES GROVES AND TRUCK CO'S LITTLE FARMS NO. 2, ACCORDING TO THE PLAT THEREOF A5 RECORDED IN PLAT BOOK 1, PAGE 27, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE ALONG THE NORTH AND SOUTH 1/4 LINE OF SAID SECTION 14 AN❑ ALONG THE WEST LINE ❑F LOT 59, OF SAID NAPLES GROVES AND TRUCK CO'S LITTLE FARMS 2, NORTH 00'13'10" WEST 50.00 FEET, TO THE NORTH RIGHT-OF-WAY OF 5-858 (THOMASSON DRIVE); THENCE ALONG SAID NORTH RIGHT-OF-WAY LINE, NORTH 89-45'15" EAST 845.00 FEET FOR THE PLACE OF BEGINNING OF THE PARCEL HEREIN DESCRIBED; THENCE NORTH 00°17'51" WEST, 483.12 FEET; THENCE NORTH 89°41'31" EAST, 451.76 FEET TO THE WEST RIGHT-OF-WAY LINE OF 5-858 (KELLY ROAD); THENCE ALONG SAID WEST RIGHT-OF-WAY LINE, SOUTH 00'17'51" EAST, 433.61 FEET; THENCE CONTINUING ALONG SAID RIGHT-OF-WAY LINE, SOUTHWESTERLY, 78.58 FEET ALONG THE ARC ❑F A CIRCULAR CURVE, CONCAVE TO THE NORTHWEST, RADIUS 50.00 FEET, SUBTENDED BY A CHORD WHICH BEARS SOUTH 44'43'42" WEST, 70.74 FEET; THENCE ALONG THE NORTH RIGHT- OF-WAY LINE OF 5-858 (THOMASSON ❑RIVE), SOUTH 89°45'16" WEST, 401.76 FEET TO THE PLACE OF BEGINNING; BEING A PART OF LOT 58, AND A PART OF LOT 59 OF SAID NAPLES GROVES AND TRUCK CO'S LITTLE FARMS NO. 2, COLLIER COUNTY, FLORIDA. Mcittomy RPUD PL2016000183 Page 6 of 10 May 18. 2017 CCPC EXHIBIT E FOR MATTAMY HOMES RPUD LIST OF DEVIATIONS 1. From LDC Section 4.02.16.A.1, Design Standard in the Bayshore Gateway Triangle Redevelopment area, which requires dimensional standards as shown in Table 1, Dimensional Requirements in the BMUD-NC, to allow Mattamy Homes to establish their own residential development types and dimensional standards as set forth in this PUD. 2. From LDC Section 6.06.01.N, Street System Requirements and Appendix B, Typical Street Sections and Right -of -Way Design Standards, which establishes a 60-foot wide local road, to allow a minimum 50' wide local private road. This deviation applies when the developer proposes to develop local platted streets in lieu of a private drive or access way. See Typical Street Section. 3. From LDC Section 4.06,02.C.4, Buffer Requirements, which requires developments of 15 acres or more to provide a perimeter landscape buffer of at least 20 feet in width regardless of the width of the right-of-way, to permit a minimum 15' wide Type 'D' buffer adjacent to external right-of- ways. Mottomy RPUD POW 6000183 Page 7 of 10 May 18, 2017 CCPC '�J I BUILDING f a 0 BUILDING SETBACK' 1 50' RIGHT-OF-WAY (ROW) BUILDING SETBACK' 1 I i � i 1 I I � { � 1 1 I 10' I 10' 10' P-U-E- 4' S' 4' 2' TRAVEL LANE TRAVEL LANE 2' 4' S' 4' 10' P.U.E. SIDEWALK V-G- V.G- SIDEWALK I + I I I i i I i I WATER MAIN (MIN) NOTE: GARAGE TO BE SETBACK 23' MIN. FROM BACK OF SIDEWALK. *I -SETBACKS VARY BY BUILDING TYPE. I I FORCE MAIN 4 7,5' (MIN) SANITARY SEWER BUILDING 12 � m MATTAMY HOME'S RPUD V- Y, P.A. raal. MI.- nrd .5erua•lelen- lae Cans G ra dyM inar IRn11 W.l,cl k wx 4a Su a cr. P1u.rJe 9 13a o.re: qcr: Y.. a nip Civil Ellprnvcrxs Land Surveyors Flannels I.andxrapc ArchilcclR TYPICAL STREET SECTION nrx lefrs [;M IX5u1>I Ell r A151 1. O[ M LRAW. i1 8w _I.0 lf'✓nmuQ •--- {rMr� �+ 6unMW SOW: 239.947.1144 Nwu,firAevlllnnr. ra m Part ►I N. 239.890.4380 SHLE7 1 OF 11 7 EXHIBIT F FOR MATTAMY HOMES RPLID LIST OF DEVELOPER COMMITMENTS 1. PUD MONITORING ❑ne entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-out of the PUD, and this entity shall also be responsible for satisfying ail PUD commitments until close-out of the PUD. At the time of this PUD approval, the Managing Entity is Mattamy Homes, LLC, 4107 Crescent Park Drive, Riverview, FL 33578. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As ❑wner and Developer sell ❑ff tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the PUD by the new owner and the new owner's agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is closed -out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments. aT_LI►1I210 a. Amenity areas shown are approximate locations and final location shall be determined at time of SDP or Plat. The northernmost amenity area will be developed in the event an interconnection with Windstar is constructed. One of the potential amenity areas may be developed with residential dwellings. b. A maximum of 62 density bonus pool units, as provided for in the Bayshore Gateway Triangle Redevelopment Overlay in the Future Land Use Element of the GMP, are available for this RPUD for a period of seven years from the date of approval of this RPUD. If after seven years the bonus units have not been utilized, the bonus units shall expire and not be available unless reauthorized by the Board of Zoning Appeals, 3. TRANSPORTATION A. Intensity of uses under any development scenario for the PUD is limited t❑ the two-way, unadjusted, average weekday, pm peak hour trip entering/exiting generation of 138 total trips consistent with the TIS dated July 6, 2016 (gross trips). The term "unadjusted" references pass -by and internal capture trip reductions that are not included in the above calculation. B. The owner, or its successors or assigns, at its sole expense, shall construct a five-foot wide sidewalk along the RPUD's frontage on Pine Street prior to the issuance ❑f the first certificate of occupancy for the RPUD. Owner shall install a wall with Type'B' buffer plant material along Pine Street as depicted on Exhibit C, Master Plan. Mattamy RPUD PL2016DO0183 Page 9 of 10 May 18, 2017 CCPC 4. MISCELLANEOUS Issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. b. All other applicable state or federal permits must be obtained before commencement of the development. c. As represented by applicant at the required neighborhood information meeting, no blasting shall be used in the process of creating the water management areas. 5. LANDSCAPING In order to avoid conflicts with utilities and sidewalks, the required canopy tree for an individual lot shall be on from the following list: Wax Myrtle 1:1 Green Buttonwood 1:1 Satin Leaf 1:1 Pigeon Plum 1:1 Geiger Tree 1:1 Silver Buttonwood 1:1 Pitch Apple (Clusia) 1:1 Dahoon Holly 2:1 Where it can be demonstrated that another tree species can be planted without conflict, staff may approve this alternative species. 5. DRAINAGE To obtain drainage concurrency, prior to issuance of the first certificate of occupancy, the owner shall, at its sole cost, replace the existing 12-inch drainage pipe within the Pine Street right-of- way with an appropriately -sized drainage pipe that will accommodate stormwater from the RPUD and from property that currently flows through the Pine Street drainage pipe. Prior to construction, the Collier County Road Maintenance Department must review and approve the plans and the owner shall obtain a right-of-way permit. Mollamy RPUD PL2016000183 Poge 10of 10 May 18, 2017 CCPC ��ti