Resolution 2023-057 RESOLUTION NO. 2023- 5 7
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS
PROPOSING COUNTY-INITIATED AMENDMENTS TO THE
COLLIER COUNTY GROWTH MANAGEMENT PLAN,
ORDINANCE 89-05, AS AMENDED, TO ADDRESS HOUSING
INITIATIVES TO ALLOW AFFORDABLE HOUSING BY RIGHT IN
CERTAIN COMMERCIAL ZONING DISTRICTS WITH A SUNSET
DATE; TO INCREASE DENSITY FOR AFFORDABLE HOUSING;
TO ESTABLISH A STRATEGIC OPPORTUNITY SITES
SUBDISTRICT; AND TO INCREASE DENSITY FOR AFFORDABLE
HOUSING PROJECTS ALONG COLLIER AREA TRANSIT
ROUTES; SPECIFICALLY AMENDING THE FUTURE LAND USE
ELEMENT AND FUTURE LAND USE MAP; GOLDEN GATE CITY
SUB-ELEMENT OF GOLDEN GATE AREA MASTER PLAN
ELEMENT AND FUTURE LAND USE MAP; THE IMMOKALEE
AREA MASTER PLAN ELEMENT AND FUTURE LAND USE MAP;
AND ADDING A POLICY TO THE TRANSPORTATION ELEMENT
PERTAINING TO AFFORDABLE HOUSING ALONG TRANSIT
ROUTES; AND FURTHERMORE DIRECTING TRANSMITTAL OF
THESE AMENDMENTS TO THE FLORIDA DEPARTMENT OF
ECONOMIC OPPORTUNITY. [PL20210000660]
WHEREAS, Collier County, pursuant to 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 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 to the following elements of
its Growth Management Plan:
Future Land Use Element and Future Land Use Map and Map Series;
Golden Gate City Sub-Element of the Golden Gate Area Master Plan Element and Future
Land Use Map;
Transportation Element and Transportation Map Series;
Immokalee Area Master Plan Element and Future Land Use Map; and
[21-CMP-01090/1723199/1]
PL20210000660 Words underlined are additions;words struckgh are deletions.
Housing Plan
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WHEREAS, on May 19, 2022, the Collier County Planning Commission considered the
proposed amendments to the Growth Management Plan pursuant to the authority granted to it by
Section 163.3174, Florida Statutes, and has recommended approval of said amendments to the
Board of County Commissioners; and
WHEREAS, on March 28, 2023, the Board of County Commissioners at a public hearing
approved the transmittal of the proposed amendments to the Growth Management Plan to the
state land planning agency in accordance with Section 163.3184, Florida Statutes; 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 amendment 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
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 Amendments, 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 Amendments,
prior to final adoption.
THIS RESOLUTION adopted after motion, second and majority vote this oC ' day of
m ct r C k 2023.
ATTEST: \'` BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZE ,,' ERK COLLIER?LINT F ORIDA
By: MO i11.!1111111MI _ By: /
Attest as.o a A .‘\T e { Cl Rick LoCastro, Chairman
signature,on1Y
77 ..4 yy.
A, '` i,.3,
Approved as to,frM and legality:
/NIA
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachment: Exhibit A—Text and Maps
[21-CMP-01090/1723199/1]
PL20210000660 Words underlined are additions;words struck =are deletions.
Housing Plan
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EXHIBIT A
FUTURE LAND USE ELEMENT
GOALS, OBJECTIVES AND POLICIES
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GOAL:
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OBJECTIVE 1:
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Policy 1.5
The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts
for:
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A. URBAN - MIXED USE DISTRICT
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13. Commercial Mixed Use by Right Subdistrict
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26. Conversion of Commercial by Right Subdistrict
27. Strategic Opportunity Sites Subdistrict
28. Transit Oriented Development Subdistrict
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FUTURE LAND USE DESIGNATION DESCRIPTION SECTION
I. URBAN DESIGNATION
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A. Urban Mixed Use District
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13. Commercial Mixed Use by Right Subdistrict:
The purpose of this Subdistrict is to encourage the development and re-development of
commercially zoned properties with a mix of residential units and commercial uses. The
residential uses may be located above commercial uses, in an attached building, or in a
freestanding building. Such mixed-use projects are intended to be developed at a
pedestrian-scale, pedestrian oriented, and interconnected with abutting projects — whether
commercial or residential. Within one year of the effective date of regulation establishing
this Subdistrict, the LDC shall be amended, as necessary, to implement the provisions of
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this Subdistrict. This provision will sunset 5-years from [the adoption date of this Growth
Management Plan amendment/, unless extended by the Board of County Commissioners.
a. For properties zoned C-1, C-2 and C-3, as identified in the LDC, projects Projects utilizing this
Subdistrict shall comply with the following standards and criteria:
1. This Subdistrict is applicable to the C-1 through C-3 zoning districts, and to commercial
PUDs and the commercial component of mixed use PUDs where those commercial uses
are comparable to those found in the C-1 through C-3 zoning districts.
2. Commercial uses and development standards shall be in accordance with the commercial
zoning district on the subject property.
3. Residential density is calculated based upon the gross commercial project acreage. For
property in the Urban Residential Fringe Subdistrict, density shall be as limited by that
Subdistrict. For property not within the Urban Residential Fringe Subdistrict, but within the
Coastal High Hazard Area, density shall be limited to four(4) dwelling units per acre; density
in excess of three (3) dwelling units per acre must be comprised of affordable housing in
accordance with Section 2.06.00 of the Land Development Code, Ordinance No. 04-41, as
amended. For property not within the Urban Residential Fringe Subdistrict and not within
the Coastal High Hazard Area, density shall be limited to sixteen (16) dwelling units per
acre; density in excess of three (3) dwelling units per acre and up to eleven (11)fifteen (15)
dwelling units per acre must be comprised of affordable 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.
6. All development shall comply with applicable portions of Section 4.02.38, of the Land
Development Code, Ordinance No. 04-41, as amended.
b. For properties zoned C-4 and C-5, as identified in the LDC, projects utilizing this Subdistrict
shall comply with the following standards and criteria:
1. This Subdistrict is applicable to the C-4 and C-5 zoning districts on properties found to be
"consistent by policy" as identified in FLUE Policies 5.11 through 5.13 and depicted on Maps
FLUE-9 through FLUE-15 in the Future Land Use Map series.
2. Commercial uses shall be in accordance with the commercial zoning district on the subject
property. Development standards shall be no less restrictive than those for the commercial
zoning district on the subject property and development in the C-4 District shall not exceed
a zoned height of fifty (50) feet.
3. Residential density is calculated based upon the gross project acreage and shall not exceed
sixteen (16) dwelling units per acre. All residential units must be housing that is affordable.
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
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devoted to residential uses shall not exceed seventy-five percent(75%)of the gross building
square footage and acreage of the project. In the case of a mixed-use building, building
square footage devoted to residential uses shall not exceed seventy-five percent (75%) of
the gross building square footage.
5. Street, pedestrian pathway and bike lane interconnections with abutting properties, where
possible and practicable, are encouraged.
6. All development shall comply with applicable portions of Section 4.02.38, of the Land
Development Code, Ordinance No. 04-41, as amended.
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26. Conversion of Commercial by Right Subdistrict:
The purpose of this Subdistrict is to encourage the development and re-development of certain
commercially zoned properties within portions of the Urban designated area with housing that
is affordable. This provision will sunset 5-years from [the adoption date of this Growth
Management Plan amendment), unless extended by the Board of County Commissioners.
Projects utilizing this Subdistrict shall be allowed up to sixteen (16) residential units per gross
acre, subject to the following:
a. The properties are within the Urban Mixed Use District but are not within the boundaries of
the East Naples Community Development Plan.
b. The properties are zoned C-1, C-2 or C-3, as identified in the LDC.
c. The properties have been found consistent by policy, as provided for in Policies 5.11
through 5.13 and depicted on Maps FLUE-9 through FLUE-15 in the Future Land Use Map
series.
d. Development standards shall be no less restrictive than those for the commercial zoning
district on the subject property.
e. All residential units must be housing that is affordable.
f. There is a commitment by Agreement approved by the County Manager and County
Attorney, or respective designees, that all units shall be maintained affordable in
accordance with Section 2.07.02., and pursuant to Section 4.02.40, of the Land
Development Code, Ordinance No. 04-41, as amended.
g. A public facility impacts comparative analysis for vehicle trips, water consumption and
wastewater generation between the proposed project and the highest intensity permitted
use within the commercial zoning district on the subject property, has been submitted, and
approved by staff, that demonstrates the proposed project would have the same or lesser
impacts for all three public facilities.
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27. Strategic Opportunity Sites Subdistrict
The Strategic Opportunity Sites Subdistrict provides for mixed income residential use in
conjunction with qualified target industry business uses and supporting commercial uses. This
mix of an employment center and housing for potential employees within the same development
has a mutual benefit and may benefit users of the County's transportation system by potentially
reducing the total vehicle miles traveled.
Each Strategic Opportunity Sites project shall be designed as a mixed use development where
landscaped areas, outdoor spaces and internal interconnectivity provide for buffering, usable
open space, and a networkof pathways for the enjoyment of the employees, residents, and
patrons of the project. Development in this Subdistrict shall comply with the following:
a. The project site must be a minimum of ten (10) acres in size.
b. The site must be abutting, and have direct principal access to, a road classified as an arterial road
in the Transportation Element. Direct principal access is defined as an internal project roadway
connection to the arterial road.
c. The site must be rezoned to PUD.
d. The site shall be a mixed use development including residential uses and qualified target
industry business uses and may include support commercial uses.
e. Qualified target industry business uses are as defined in Chapter 288.106, Florida Statutes.
f. Qualified target industry business uses shall comprise a minimum of forty percent (40%) and a
maximum of eighty percent (80%) of the total acreage of the site. A minimum of eighty percent
(80%) of the total building square feet, exclusive of residential development, shall be devoted
to target industry uses.
g_ Support commercial uses allowed are those uses in the C-1 through C-3 Zoning Districts that
provide support services to the target industries such as general office, banks, fitness centers,
personal and professional services, medical, financial and convenience sales and services,
computer related businesses and services, employee training, technical conferencing, day care
center, restaurants and corporate and government offices.
h. Support commercial uses shall be allowed to comprise a maximum of twenty percent (20%) of
the total acreage of the site. A maximum of twenty percent (20%) of the total building square
feet, exclusive of residential development, shall be devoted to support commercial uses.
i. Residential development shall comprise a minimum of twenty percent (20%) and a maximum
of sixty percent (60%) of the total acreage of the site. The residential component may provide
for a mix of single family and multi-family units or provide for multi-family units only.
L Residential development shall provide for housing that is affordable in the following manner:
1. Base density shall be four (4) units per acre and an Affordable Housing Density Bonus
(AHDB) agreement, in accordance with LDC Section 2.06.00, is required in order to
exceed this base density.
2. A minimum of twenty percent (20%) of the total units must be committed as affordable
housing for either the Low or Very Low household income levels or mix of those income
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levels, as provided in LDC section 2.06.03.A. All affordable housing density bonuses
shall be doubled when dedicated to the Low or Very Low income levels.
3. Maximum density shall not exceed twenty-five (25) units per gross acre.
4. Minimum density shall be ten (10) dwelling units per gross acre.
5. Residential density is calculated based on the total site acreage.
6. Residential development is not subject to the Density Rating System.
7. Each phase of the project that proposes residential development must provide for the
ratio of market rate housing units to housing units that are affordable, as stated within
the AHDB agreement.
k. When the site abuts residentially zoned land, residential development shall be located
proximate to such abutting residentially zoned land, where feasible.
1. When qualified target industry business uses or support commercial uses on the site are
adjacent to any property occupied by, or zoned to allow, single family dwellings, the
setback along the commonboundary shall be equal to the proposed zoned building
height and a 15-foot Type "C" buffer shall be provided.
I. Residential uses shall be integrated, and made compatible, with non-residential uses in the
development through vertical and/or horizontal mixed-use buildings, landscaping, buffering,
open space, architectural embellishments and through pedestrian, bicycle andvehicular(multi-
modal) interconnections.
1. The PUD shall include development standards to ensure that residential uses are
integrated with the non-residential uses.
m. The PUD shall include development standards for non-residential uses that are no less
stringent than those in the C-5, Heavy Commercial, Zoning District. Development standards
for residential uses shall be those in the residential zoning district closest to the density
proposed.
n. The PUD shall include a mechanism to ensure the minimum density is developed and the
minimum percentage of target industry uses are developed. This might include specifying the
timing of developing a minimum square foot of target industry uses in relation to the first
Certificate of Occupancy for dwelling units.
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28. Transit Oriented Development Subdistrict
The purpose of this subdistrict is to promote high-density residential development along existing or
proposed transit routes of the Collier Area Transit (CAT) system, known as Transit Oriented
Development (TOD), within a portion of the Urban Mixed Use District. TODs are further described
in the Land Development Code. As stated in Transportation Element Policy 12.10, TODs may
increase transit ridership thereby reducing single occupancy trips and vehicle miles travelled. A
TOD project is eligible for, but not entitled to, thirteen (13) dwelling units per gross acre, subject to
paragraphs a. through f., below. The Density Rating System is not applicable to TODs.
A TOD that includes housing that is affordable is eligible for, but not entitled to, up to an additional
twelve (12) dwelling units per acre subject to paragraphs a. through h., below.
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a. The TOD must be located along an existing or proposed CAT fixed route.
b. At least one half(1/2) of the proposed dwelling units must be located within one quarter ('/4)
mile of an existing CAT stop, shelter or station or the TOD shall commit to providing said
facility within '/4 mile of those units prior to, or concurrent with, the first residential Certificate
of Occupancy.
c. The TOD must comply with the transit oriented development design standards contained in
Chapter 4 of the LDC.
d. The project site is not within the Urban Coastal Fringe Subdistrict or Urban Residential
Fringe Subdistrict.
e. Only residential multi-family dwelling units are allowed.
f. The TOD must be compact and pedestrian oriented.
g There is a commitment by Ordinance or Agreement approved by the Board of County
Commissioners that all units shall be maintained affordable in accordance with LDC Section
2.07.02. and pursuant to LDC Section 4.02.42.
h. The maximum density shall not exceed twenty-five (25) dwelling units per gross acre.
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C. Urban Commercial District (Page 56)
This District is intended to accommodate almost all new commercial zoning; a variety of
residential uses, including higher densities for properties not located within the Urban Coastal
Fringe or Urban Residential Fringe Subdistricts; and a variety of non-residential uses.
1. Mixed Use Activity Center Subdistrict
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For residential-only development, if a project is located within the boundaries of a Mixed Use
Activity Center which is not within the Urban Residential Fringe Subdistrict or Urban Coastal Fringe
Subdistrict, up to sixteen (16 residential units per gross acre may be permitted. Development
located within the boundaries of a Mixed Use Activity Center in all Subdistricts may be permitted
up to twenty-five (25) units per gross acre in accordance with the standards of the Mixed-Income
Housing Program for housing that is affordable as outlined in the LDC. If such a project is located
within the boundaries of a Mixed Use Activity Center which is within the Urban Coastal Fringe
Subdistrict, the eligible density shall be limited to four dwelling units per acre, except as allowed
by the density rating system, and-the Bayshore/Gateway Triangle Redevelopment Overlay, and
the Mixed-Income Housing Program for housing that is affordable outlined in the LDC. 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, except as
allowed by the Mixed-Income Housing Program for housing that is affordable outlined in the LDC.
For a residential-only project located partially within and partially outside of an Activity Center, the
density accumulated from the Activity Center portion of the project may be distributed throughout
the project.
Mixed-use developments—whether consisting of residential units located above commercial uses,
in an attached building, or in a freestanding building — are allowed and encouraged within Mixed
Use Activity Centers. Density for such a project is calculated based upon the gross project acreage
within the Activity Center. If such a project is located within the boundaries of a Mixed Use Activity
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Center which is not within the Urban Residential Fringe Subdistrict and is not within theCoastal
High Hazard Area, the eligible density is sixteen (16)dwelling units per acre. Development located
within the boundaries of a Mixed Use Activity Center in all Subdistricts may be permitted up to
twenty-five (25) units per gross acre in accordance with the standards of the Mixed-Income
Housing Program for housing that is affordable as outlined in the LDC. If such a project is located
within the boundaries of a Mixed_Use Activity Center that is not within the Urban Residential Fringe
Subdistrict but is within the Coastal High Hazard Area, the eligible density shall be limited to four
(4) dwelling units per acre,except as allowed by the Bayshore/Gateway Triangle Redevelopment
Overlay and the Mixed-Income Housing Program for housing that is affordable outlined in the LDC.
If such a project islocated 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, except
as allowed by the Mixed-Income Housing Program for housing that is affordable outlined in the
LDC. For a projectlocated 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 theActivity Center. In order to promote compact and walkable mixed use projects, where the
densityfrom a mixed use project is distributed outside the Activity Center boundary:
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2. Interchange Activity Center Subdistrict: (Page 60)
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For residential-only development, if a project is located within the boundaries of an Interchange
Activity Center which is not within the Urban Residential Fringe Subdistrict, up to 16 residential
units per gross acre may be allowed. Development located within the boundaries of an
Interchange Activity Center in all subdistricts may be permitted up to 25 units per gross acre per
standards of the Mixed-Income Housing Program for housing that is affordable as outlined in the
LDC. 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, except as allowed by the Mixed-Income Housing Program for housing that is
affordable as outlined in the LDC. For a residential-only project located partially within and partially
outside of an Activity Center, the density accumulated from the Activity Center portion of the project
may be distributed throughoutthe 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 dwelling units per acre. Development located within the
boundaries of an Interchange Activity Center in all subdistricts may be permitted up to twenty-
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five (25) units per gross acre per standards of the Mixed-Income Housing Program for housing
that is affordable as outlined in the LDC. 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, except as allowed by the Mixed-Income Housing
Program for housing that is affordable as outlined in the LDC. For a project located partially
within and partially outside of an Activity Center, and the portion within an Activity Center is
developed as mixed use, the densityaccumulated from the Activity Center portion of the project
shall not be distributed outside of the Activity Center.
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8. Commercial Mixcd Use Subdistrict: (p. 70)
commercially zoned properties with a mix of residential and commercial uses. The residential
uses may be located above commercial uses, in an attached building, or in a freestanding
building. Such mixed use projects are intended to be development at a human scale, pedestrian
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.
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FUTURE LAND USE MAP
Add this text-based Subdistrict (Commercial Mixed Use by Right Subdistrict) in legend under the
Urban Mixed Use District.
Add this text-based Subdistrict (Conversion of Commercial by Right Subdistrict) in the legend
under the Urban Mixed Use District.
Add this text-based Subdistrict (Strategic Opportunity Sites Subdistrict) in the legend under the
Urban Mixed Use District.
Add this text-based Subdistrict (Transit Oriented Development Subdistrict) in the legend under the
Urban Mixed Use District.
Delete this text-based Subdistrict (Commercial Mixed Use Subdistrict) in the legend under the
Urban Commercial District.
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EXHIBIT A
GOLDEN GATE AREA MASTER PLAN
GOLDEN GATE CITY SUB-ELEMENT
A. GOALS, OBJECTIVES AND POLICIES
GOAL 1:
TO GUIDE LAND USE AND PUBLIC FACILITY DECISION MAKING AND TO BALANCE THE
NEED TO PROVIDE BASIC SERVICES WITH NATURAL RESOURCE CONCERNS THROUGH
A WELL PLANNED MIX OF COMPATIBLE LAND USES WHICH ENSURE THE HEALTH,
SAFETY, WELFARE, AND QUALITY OF LIFE OF THE LOCAL RESIDENTS.
OBJECTIVE 1.1:
Develop new or revised uses of land consistent with designations outlined on the Golden Gate
City Future Land Use Map and provisions found in the Land Use Designation Description Section
of this Element.
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Policy 1.1.4:
The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts
for:
A. URBAN — MIXED USE DISTRICT
1. Urban Residential Subdistrict
2. High Density Residential Subdistrict
3. Downtown Center Commercial Subdistrict
4. Commercial Mixed Use by Right Subdistrict
5. Conversion of Commercial by Right Subdistrict
6. Transit Oriented Development Subdistrict
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Policy 1.1.5:
No development orders shall be issued inconsistent with the Golden Gate City Sub-Element with
the exception of those unimproved properties granted a positive determination through the Zoning
Re-evaluation Program and identified on the Future Land Use Map Series as properties Consistent
by Policy and those development orders issued pursuant to conditional uses and rezones approved
based on the County-Wide Future Land Use Element(adopted January 10, 1989, Ordinance 89-05)
which was in effect at the time of approval. Any subsequent development orders shall also be
reviewed for consistency with the Growth Management Plan based on the County-Wide Future
Land Use Element.
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A. LAND USE DESIGNATION DESCRIPTION SECTION
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1. URBAN DESIGNATION
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A. Urban — Mixed Use District
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a. Urban Residential Subdistrict
All land within the urban mixed-use designation is zoned and platted. However, any parcel to be
rezoned residential is subject to and must be consistent with the Density Rating System.
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4. Commercial Mixed Use by Right Subdistrict
The purpose of this Subdistrict is to encourage the development and redevelopment of certain
commercially zoned properties with a mix of affordable residential units and commercial uses. The
residential uses may be located above commercial uses, in an attached building, or in a
freestanding building. Such mixed-use projects are intended to be developed at a pedestrian-scale,
pedestrian oriented, and interconnected with abutting projects—whether commercial or residential.
This provision will sunset 5-years from [the adoption date of this Growth Management Plan
amendment), unless extended by the Board of County Commissioners.
Projects utilizing this Subdistrict shall comply with the following standards and criteria:
a. This Subdistrict is applicable to the C-1 through C-5 zoning districts on properties found to
be "consistent by policy" as identified in FLUE Policies 5.12 and 5.13 and depicted on Map
FLUE-10 in the Future Land Use Map series.
b. Commercial uses shall be in accordance with the commercial zoning district on the subject
property. Development standards shall be no less restrictive than those for the commercial
zoning district on the subject property and development in the C-4 District shall not exceed
a zoned height of fifty (50) feet.
c. Residential density is calculated based upon the gross project acreage and shall not exceed
sixteen (16) dwelling units per acre. All residential units must be housing that is affordable.
d. 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-five percent(75%) of the gross building
square footage and acreage of the project. In the case of a mixed-use building, building
square footage devoted to residential uses shall not exceed seventy-five percent (75%) of
the gross building square footage.
e. Street, pedestrian pathway and bike lane interconnections with abutting properties, where
possible and practicable, are encouraged.
f. All development shall comply with applicable portions of Section 4.02.38, of the Land
Development Code, Ordinance No. 04-41, as amended.
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*** *** *** *** *** text break *** *** *** *** *** ***
5. Conversion of Commercial by Right Subdistrict
The purpose of this Subdistrict is to encourage the provision of housing that is affordable on
certain properties zoned commercial within portions of the Urban designated area. This
provision will sunset 5-years from [the adoption date of this Growth Management Plan
amendment], unless extended by the Board of County Commissioners.
Projects utilizing this Subdistrict shall be allowed up to sixteen (16) residential units per gross
acre, subject to the following:
a. The properties are within the Urban Mixed Use District but are not within the boundaries of
the Downtown Center Commercial Subdistrict.
b. The properties are zoned C-1, C-2 or C-3, as identified in the LDC.
c. The properties have been found consistent by policy, as referenced in Policy 1.1.5 and as
provided for in Future Land Use Element Policies 5.12 and 5.13.
d. Development standards shall be no less restrictive than those for the commercial zoning
district on the subject property.
e. All residential units must be housing that is affordable.
f. There is a commitment by Agreement approved by the County Manager and County
Attorney, or respective designees, that all units shall be maintained affordable in
accordance with Section 2.07.02., and pursuant to Section 4.02.40, of the Land
Development Code, Ordinance No. 04-41, as amended.
g_ A public facility impacts comparative analysis for vehicle trips, water consumption and
wastewater generation between the proposed project and the highest intensity permitted
use within the commercial zoning district on the subject property, has been submitted, and
approved by staff, that demonstrates the proposed project would have the same or lesser
impacts for all three public facilities.
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6 Transit Oriented Development Subdistrict
The purpose of this subdistrict is to promote high-density residential development along existing or
proposed transit routes of the Collier Area Transit (CAT) system, known as Transit Oriented
Development (TOD), within the Urban Mixed Use District. TODs are further described in the Land
Development Code. As stated in Transportation Element Policy 12.10, TODs may increase transit
ridership thus reduce single occupancy trips and vehicle miles travelled. A TOD project is eligible
for, but not entitled to, thirteen (13) dwelling units per gross acre, subject to paragraphs a. through
f. below. The Density Rating System is not applicable to TODs.
A TOD that includes housing that is affordable is eligible for, but not entitled to, up to an additional
twelve (12) dwelling units per acre subject to paragraphs a. through h. below.
a. The TOD must be located along an existing or proposed CAT fixed route.
b. At least one half(1/2) of the proposed dwelling units must be located within one quarter ('/4)
mile of an existing CAT stop, shelter or station or the TOD shall commit to providing said
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facility within '/4 mile of those units prior to, or concurrent with, the first residential Certificate
of Occupancy.
c. The TOD must comply with the transit oriented development design standards contained in
Chapter 4 of the LDC.
d. The project site is not within the Downtown Center Commercial Subdistrict.
e. Only residential multi-family dwelling units are allowed.
f. The TOD must be compact and pedestrian oriented.
g, There is a commitment by Ordinance or Agreement approved by the Board of County
Commissioners that all units shall be maintained affordable in accordance with LDC Section
2.07.02. and pursuant to LDC Section 4.02.42.
h. The maximum density shall not exceed twenty-five (25) dwelling units per gross acre.
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FUTURE LAND USE MAP
Add this text-based Subdistrict (Commercial Mixed Use by Right Subdistrict) in the legend under
the Urban Mixed Use District.
Add this text-based Subdistrict (Conversion of Commercial by Right Subdistrict) in the legend
under the Urban Mixed Use District.
Add this text-based Subdistrict (Transit Oriented Development Subdistrict) in the legend under the
Urban - Mixed Use District.
[REMAINDER OF PAGE INTENTIONALLY BLANK]
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`1 EXHIBIT"A"O� GOLDEN GATE CITY FUTURE LAND USE MAP
Legend
GREEN BLVD
Category
Gorden Gate Urban Commercial Infe Sokdet is
-Colfer Blvd Commercial Subdistrict
Downtown Center commercial SubdistrictCollier Blvd Commercial Subdisttid
_ i Sate Barbara Commercial Sulxlistrict
i _J Urban Retidenbal Subdistrict
-Mined Use Activity Center Subdistrict
Downtown Center
Commercial Mixed Use by Right Subdistrict Commercial Subdistrict
Conversion or Commercial by Right Sub/Mind
Transit Oriented Development SuDeatria
kors
0 5001,000 2,000 3,000 CO
Feet Q p
n 7."".'".`,1;'": '.,., K Mixed Use Activity
2.
u.l ., � `"" �` m Center Subdistrict m
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to Golden Gate Urban Commercial
Infill Subdistrict
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Commercial Subdistrict
\\\\s\s\s\N.
GOLDEN GATE PKY
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GOLDEN GATE CRY FUTURE LAND USE IMP ` Downtown Center
ADOPTED.SEPTEMBER 24 mta Commercial Subdistrict
R 26 E
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EXHIBIT A
IMMOKALEE AREA MASTER PLAN
GOALS, OBJECTIVES AND POLICIES
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GOAL 1:
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OBJECTIVE 5:
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Policy 5.1.1: Future Land Use Designation
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A. URBAN — MIXED USE DISTRICT
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6. Transit Oriented Development Subdistrict
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LAND USE DESIGNATION DESCRIPTION SECTION
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B. URBAN — MIXED USE DISTRICT
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6. Transit Oriented Development Subdistrict
The purpose of this subdistrict is to promote high-density residential development along existing or
proposed transit routes of the Collier Area Transit (CAT) system, known as Transit Oriented
Development (TOD), within a portion of the Urban Mixed Use District. TODs are further described
in the Land Development Code. As stated in Transportation Element Policy 12.10, TODs may
increase transit ridership thereby reducing single occupancy trips and vehicle miles travelled. A
TOD project is eligible for, but not entitled to, thirteen (13) dwelling units per gross acre, subject to
paragraphs a. through f. below. The Density Rating System is not applicable to TODs.
A TOD that includes housing that is affordable is eligible for, but not entitled to, up to an additional
twelve (12) dwelling units per acre subject to paragraphs a. through h. below.
a. The TOD must be located along an existing or proposed CAT fixed route.
b. At least one half(1/2) of the proposed dwelling units must be located within one quarter (1/4)
mile of an existing CAT stop, shelter or station or the TOD shall commit to providing said
facility within 1/4 mile of those units prior to, or concurrent with, the first residential Certificate
of Occupancy.
c. The TOD must comply with the transit oriented development design standards contained in
Chapter 4 of the LDC.
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d. The project site is not within the Commercial — Mixed Use Subdistrict (C-MU) or
Recreational/Tourist Subdistrict (RT).
e. Only residential multi-family dwelling units are allowed.
f. The TOD must be compact and pedestrian oriented.
g, There is a commitment by Ordinance or Agreement approved by the Board of County
Commissioners that all units shall be maintained affordable in accordance with LDC Section
2.07.02. and pursuant to LDC Section 4.02.42.
h. The maximum density shall not exceed twenty-five (25) dwelling units per gross acre.
*** ** *** *** *** text break *** *** *** *** *** ***
FUTURE LAND USE MAP
Add this text-based Subdistrict (Transit Oriented Development Subdistrict) in the legend under the
Urban - Mixed Use District.
[REMAINDER OF PAGE INTENTIONALLY BLANK]
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EXHIBIT"A"
OR� IMMOKALEE FUTURE LAND USE MAP
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EXHIBIT A
TRANSPORTATION ELEMENT
OBJECTIVE 12:
Encourage the efficient use of transit services now and in the future.
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Policy 12.10:
The County, through the Future Land Use Element, Golden Gate Area Master Plan's Golden Gate
City Sub-Element and the Immokalee Area Master Plan, provides for higher density residential
projects along the Collier Area Transit (CAT) routes, known as Transit Oriented Development
(TOD), within a portion of the Urban Mixed Use District. TODs, which may include housing that is
affordable, proximate to employment centers and/or along transit routes that serve employment
centers, may increase transit ridership thereby reducing single occupancy trips and vehicle miles
travelled.
[REMAINDER OF PAGE INTENTIONALLY BLANK]
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