Agenda 04/25/2023 Item #17F (Ordinance - An amendment to the Collier County Growth Management Plan pertaining to the Rural Fringe Mixed Use District Restudy for transmittal to the FDEO and other statutorily required agencies)04/25/2023
EXECUTIVE SUMMARY
An Ordinance of the Board of County Commissioners amending Ordinance 89 -05, as amended, the Collier
County Growth Management Plan of the unincorporated area of Collier County, Florida, relating to the
Rural Fringe Mixed Use District Restudy and specifically amending the Future Land Use Element and the
Future Land Use Map and map series to require transfer of development rights for comprehensive plan
amendments for increased residential density in the Urban Mixed Use District and the Rural Fringe Mixed
Use District; amending the Urban Mixed Use District, Urban Residential Fringe Sub -district to remove the
density bonus cap on Residential In-Fill and remove the requirement to use transfer of development rights
within one mile of the urban boundary; and amending the Rural Fringe Mixed Use District of the Future
Land Use Element to change development standards and requirements, increase density on Receiving Lands
for affordable housing, add transfer of development rights credits, add uses in Rec eiving Areas, and add a
conditional use for recreation in Sending Lands, and to amend development standards for rural villages; and
create the Belle Meade Hydrologic Enhancement Overlay; and to correct the scrivener’s error for the
Immokalee Road Rural Village Overlay on the Future Land Use Map; and furthermore, directing
transmittal of the adopted amendments to the Florida Department of Economic Opportunity and providing
for an effective date. [PL20200002234]
OBJECTIVE: For the Board to approve (adopt) an amendment to the Collier County Growth Management Plan
(GMP), pertaining to the Rural Fringe Mixed Use District Restudy, for transmittal to the Florida Department of
Economic Opportunity and other statutorily required agencies.
CONSIDERATIONS:
• Chapter 163, F.S., provides for an amendment process for a local government’s adopted Comprehensive
Plan.
• The Collier County Planning Commission (CCPC), sitting as the “local planning agency” under Chapter
163.3184(4), Part II, Florida Statutes, held their Transmittal hearing for this petition on May 20, 2021.
The Board held its Transmittal hearing on April 26, 2022. Their respective transmittal
recommendations/actions are contained in the CCPC Adoption Hearing Staff Report. At the Board’s
transmittal hearing a commissioner requested an updated TDR credit analysis be provided at time of Board
adoption. The requested update is an attachment to the Executive Summary.
• In accordance with Chapter 163.3184(4), Part II, Florida Statutes, pertaining to the State Coordinated
Review Process, the Transmittal package was provided to the Florida Department of Economic Opportunity
(DEO) and other reviewing agencies on May 16, 2022.
• After review of the Transmitted amendment within each reviewing agency’s authorized scope of review,
the DEO, as well as the other reviewing agencies, rendered their comment letters indicating “no comment”
or “no adverse impacts found.” Additionally, the Florida Fish and Wildlife Conservation Commission
offered their technical assistance and guidance to County staff and applicants for future projects within the
RFMUD. The Comment Letters received were located within materials provided to the CCPC and are
contained in Board back-up materials. The remaining reviewing agencies did not provide comments.
• The CCPC held its Adoption Hearing on March 16, 2022. The staff and CCPC Adoption Hearing
recommendations are presented further below.
• This Adoption Hearing considers text and map changes to the Future Land Use Element (FLUE) and Future
Land Use Map and Map Series.
This petition seeks to amend the GMP, adopted by Ordinance No. 89-05, as amended, specifically amending the
Future Land Use Element, Future Land Use Map and Map series, to require utilization of Transfer of Development
Rights (TDRs) Credits or public benefit for Comprehensive Plan amendments requesting an increase in residential
density in the Urban Mixed Use District and the Rural Fringe Mixed Use District; amending the Urban Mixed Use
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District, Urban Residential Fringe Subdistrict to remove the requirement to use TDRs generated from Sending
Lands within one-mile of the Urban boundary; amending the Urban Mixed Use District to remove the requirement
to use TDRs for the Residential In-fill density bonus provision; amending the RFMUD to change development
standards and requirements, increase density in Receiving Lands for affordable housing, add TDR Bonus Credits,
add uses in Receiving areas, and add a conditional use for recreation in Sending Lands; amending development
standards for Rural Villages; and creating the Belle Meade Hydrologic Enhancement Overlay. Additionally, this
petition includes the adoption of the Belle Meade Hydrologic Enhancement Overlay Area Flowway Transfer of
Development Rights Bonus Credit Eligibility map by Resolution; this map identifies properties eligible for
severance of TDR Credits in the South Belle Meade area.
The proposed amended text, as recommended by the Collier County Planning Commission (CCPC), is depicted in
Ordinance Exhibit “A.”
The complete staff analysis of this petition is provided in the CCPC Staff Report. There were five (5) public
speakers: three (3) individuals spoke in support of the proposed increase in density for affordable housing projects
in Receiving Lands; one (1) speaker requested that the affordable housing bonus provision for Rural Villages be
increased from 0.5 to 1.0 TDR Credit, and requested that the Usable Open Space requirement of 70% be reduced to
50% for affordable housing projects within Receiving Lands; and, the final speaker requested that the boundary for
the Immokalee Road Rural Village project be verified, and generally spoke in favor of the proposed amendments to
the RFMUD.
FISCAL IMPACT: The fiscal impacts to Collier County resulting from this amendment are for staff time to
prepare the amendment and costs for the associated legal advertising/public notice for the public hearings. Funds
are available within Planning Services Fund (131), Current Planning Fund Center (138326).
GROWTH MANAGEMENT IMPACT: This is an Adoption public hearing for an amendment to the GMP.
After Adoption, the DEO will have 31 days (from the date DEO determines the Adoption package received from
Collier County is complete) to review the adopted Plan amendment and, if amendment is found not to be in
compliance with statutory provisions, file a challenge [appeal] with the Florida Division of Administrative hearings.
Similarly, any affected party also has 31 days (from the date of Board Adoption) in which to file a challenge. If a
timely challenge is not filed by DEO or an affected party, then the amendment will become effective.
LEGAL CONSIDERATIONS: 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.” s. 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.
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And FLUE map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.:
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 resource on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section.
This item is approved as to form and legality. The Ordinances requires an affirmative vote of four for approval
because this is the Adoption hearing of the GMP amendment. The Resolution for the Belle Meade Hydrologic
Enhancement Overlay Area Flowway Transfer of Development Rights Bonus Credit Eligibility map requires a
majority vote. [HFAC]
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That the CCPC
forward petition PL20200002234 to the Board with a recommendation to adopt and transmit to the Florida
Department of Economic Opportunity, with two (2) staff additions: 1) Initiate La nd Development Code (LDC)
amendments to develop appropriate criteria to address affordable housing projects within Receiving Lands within
one year from the date of adoption of the RFMUD amendments; and, 2) Initiate LDC amendments to establish
criteria to potentially allow up to 0.6 TDR Credits per acre (3 TDR Credits per 5 acres) for the Environmental
Restoration and Maintenance TDR Bonus Credit.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard this
petition at their March 16, 2023, meeting and voted 6/0 to forward the subject petition to the Board with a
recommendation to adopt and transmit to the Florida Department of Economic Opportunity and other statutorily
required agencies, per staff’s recommendation, and with the following modifications: add “reasonably sufficient”
before “public benefit” for Growth Management Plan amendments that propose to increase residential density and
do not utilize TDRs; for all new regulations with a timeframe identified, revise the timeframe to incl ude that the
activity (i.e., LDC amendment) will “commence or be initiated” within the specified timeframe referenced in the
FLUE provision; increase the number of TDR Credits from 0.5 to 1.0 for the affordable housing bonus in a Rural
Village; and, reduce the Usable Open Space requirement from 70% to 50% for affordable housing projects within
Receiving Lands.
STAFF RECOMMENDATION TO THE COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS:
That the BCC adopt by Ordinance and transmit petition PL20200002234 to the Florida Department of Economic
Opportunity and other statutorily required agencies, per CCPC’s recommendation; correct the scrivener’s error to
the Future Land Use Map for the Immokalee Road Rural Village Overlay; and, adopt by Resolution the Belle
Meade Hydrologic Enhancement Overlay Area Flowway TDR Bonus Credit Eligibility Map.
.
Prepared by: Michele Mosca, AICP, Planner III, Growth Management Community Development Department,
Zoning Division
ATTACHMENT(S)
1. CCPC Staff Report RFMUD Adoption (PDF)
2. TDR Credit Analysis (PDF)
3. Ordinance - 032223(1) (PDF)
4. BMHEO_Resolution 013023 (PDF)
5. DEO Response 22-01ACSC Collier RFMUD (PDF)
6. [Linked] Transmittal Rural Fringe Mixed Use District Restudy Amendments Documents PDF (PDF)
7. legal ad - agenda ID 25018 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.F
Doc ID: 25018
Item Summary: An Ordinance of the Board of County Commissioners amending Ordinance 89-05, as amended,
the Collier County Growth Management Plan of the unincorporated area of Collier County, Florida, relating to the
Rural Fringe Mixed Use District Restudy and specifically amending the Future Land Use Element and the Future
Land Use Map and map series to require transfer of development rights for comprehensive plan amendments for
increased residential density in the Urban Mixed Use District and the Rural Fringe Mixed Use District; amending
the Urban Mixed Use District, Urban Residential Fringe Sub-district to remove the density bonus cap on
Residential In-Fill and remove the requirement to use transfer of development rights within one mile of the urban
boundary; and amending the Rural Fringe Mixed Use District of the Future Land Use Element to change
development standards and requirements, increase density on Receiving Lands for affordable ho using, add transfer
of development rights credits, add uses in Receiving Areas, and add a conditional use for recreation in Sending
Lands, and to amend development standards for rural villages; and create the Belle Meade Hydrologic
Enhancement Overlay; and to correct the scrivener's error for the Immokalee Road Rural Village Overlay on the
Future Land Use Map; and furthermore, directing transmittal of the adopted amendments to the Florida Department
of Economic Opportunity and providing for an effective date. [PL20200002234]
Meeting Date: 04/25/2023
Prepared by:
Title: Planner, Principal – Zoning
Name: Michele Mosca
03/22/2023 12:55 PM
Submitted by:
Title: Zoning Director – Zoning
Name: Mike Bosi
03/22/2023 12:55 PM
Approved By:
Review:
Growth Management Department Diane Lynch Growth Management Department Completed 03/22/2023 4:53 PM
Zoning Mike Bosi Division Director Completed 04/04/2023 10:00 AM
Growth Management Department James C French Growth Management Completed 04/05/2023 6:50 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 04/07/2023 4:59 PM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 04/10/2023 9:17 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 04/13/2023 9:20 AM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 04/14/2023 9:08 AM
County Manager's Office Amy Patterson Level 4 County Manager Review Completed 04/19/2023 5:23 PM
Board of County Commissioners Geoffrey Willig Meeting Pending 04/25/2023 9:00 AM
17.F
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1
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT,
ZONING DIVISION, COMPREHENSIVE PLANNING SECTION
HEARING DATE: March 16, 2023
RE: PETITION PL20200002234, STAFF PROPOSED AMENDMENTS TO THE
RURAL FRINGE MIXED-USE DISTRICT OF THE COLLIER COUNTY
GROWTH MANAGEMENT PLAN [ADOPTION HEARING]
PROPOSED AMENDMENT: A staff-proposed amendment to the Future Land Use Element, Future
Land Use Map and Map series, specifically requiring utilization of Transfer of Development Rights
(TDRs) Credits for Comprehensive Plan amendments requesting an increase in residential density in
the Urban Mixed Use District and the Rural Fringe Mixed Use District; amending the Urban Mixed Use
District, Urban Residential Fringe Subdistrict to remove the requirement to use TDRs generated from
Sending Lands within one-mile of the Urban boundary; amending the Urban Mixed Use District to
remove the requirement to use TDRs for the Residential In-fill density bonus provision; amending the
RFMUD to change development standards and requirements, increase density in Receiving Lands for
affordable housing, add TDR Bonus Credits, add uses in Receiving areas, and add a conditional use
for recreation in Sending Lands; amending development standards for Rural Villages; and creating the
Belle Meade Hydrologic Enhancement Overlay.
Within the Collier County Planning Commission (CCPC) material provided is the Ordinance with Exhibit
“A” text and maps for the petition. This exhibit reflects the text and maps as approved by the Board of
County Commissioners (Board) for Transmittal.
NOTE: Staff is proposing additional text changes to the amendments to establish regulations in the
Land Development Code for housing that is affordable within Receiving Lands; and provide incentives
to restore and maintain Sending Lands by increasing the number of possible TDRs available for
severance – both to advance the goals of the RFMUD. The proposed text changes are identified further
below in the Staff Report under Adoption – Staff Recommendation.
Transmittal hearings on the subject amendment were held on May 20, 2021, CCPC, and on April 26,
2022, Board. The Transmittal recommendations are presented further below.
Within the CCPC material provided, you will find the Transmittal Executive Summary from the Board
hearing, plus the Transmittal CCPC staff report for the petition, which provided staff’s analysis of the
petition.
The amendment qualifies for the State Coordinated Review Process set forth in Chapter 163.3184(4),
F.S., in the following manner. The geographic areas subject to this amendment are not located in an
17.F.1
Packet Pg. 2509 Attachment: CCPC Staff Report RFMUD Adoption (25018 : Rural Fringe Mixed Use District Restudy GMPA)
2
area of critical state concern or a rural land stewardship area; the amendment is not applicable to an
adopted sector plan, evaluation and appraisal-based, DRI-related, and does not qualify as a small-scale
amendment.
In accordance with Chapter 163.3184(4), F.S., pertaining to the State Coordinated Review Process, this
Transmittal package was provided to the Florida Department of Economic Opportunity (DEO) and other
reviewing agencies on May 16, 2022.
REVIEW AGENCY COMMENT LETTERS: After review of the Transmitted amendment within each
reviewing agency’s authorized scope of review, the DEO, as well as the other reviewing agencies,
rendered their comment letters indicating “no comment” or “no adverse impacts found” or the agency
did not respond. Additionally, the Florida Fish and Wildlife Conservation Commission offered technical
assistance and guidance to County staff and applicants for future projects within the RFMUD.
Comment letters received are located within materials provided to the CCPC.
TRANSMITTAL:
STAFF RECOMMENDATION: To Transmit to DEO.
CCPC RECOMMENDATION: Transmit to DEO (vote: 5/0) per staff recommendation, with the following
modifications: for Growth Management Plan amendments that propose to increase residential density,
remove the proposed requirement to utilize TDRs if a “public benefit” is provided; defer the proposal
that requires parcels >300-acres in size to develop as a Rural Village and defer the proposal to create
an Agricultural TDR Credit at 1 unit per 5 acres with required perpetual easement in Sending, Receiving
and Neutral Lands, both to be considered during the North Belle Meade and Belle Meade area study;
and, move up the staff requested initiation of the North Belle Meade and Belle Meade area study from
2 years to 1 year.
BOARD ACTION: Transmitted to DEO (vote: 5/0), per CCPC recommendation, and with the removal of
the proposed allowance to increase density from 1 dwelling unit to 2 dwelling units per acre on
Receiving Lands, not within a Rural Village, for the north and northwest Receiving Lands [and as now
reflected in County Resolution No. 22-78].
ADOPTION:
STAFF RECOMMENDATION: That the CCPC forward to the Board a recommendation to adopt and
transmit the amendment to the Florida Department of Economic Opportunity and reviewing agencies
that provided comments, with staff’s suggested additions noted below in double underline and deletions
in double strikethrough.
The proposed change below to the RFMUD Receiving Lands for housing that is affordable is
recommended by staff in response to the development community’s concerns that the existing
criteria in the affordable housing table within the Land Development Code do not result in a viable
affordable housing project.
A) Receiving Lands: Receiving Lands are those lands within the Rural Fringe Mixed Use
District that have been identified as being most appropriate for development and to which
residential development units may be transferred from areas designated as Sending Lands.
Based on the evaluation of available data, these lands have a lesser degree of
environmental or listed species habitat value than areas designated as Sending and
17.F.1
Packet Pg. 2510 Attachment: CCPC Staff Report RFMUD Adoption (25018 : Rural Fringe Mixed Use District Restudy GMPA)
3
generally have been disturbed through development, or previous or existing agricultural
operations. Various incentives are employed to direct development into Receiving Lands and
away from Sending Lands, thereby maximizing native vegetation and habitat preservation
and restoration. Such incentives include but are not limited to: the TDR process; clustered
development; density bonus incentives; and, provisions for central sewer and water. Within
Receiving Lands, the following standards shall apply, except for those modifications that are
identified in the North Belle Meade Overlay:
1. Maximum Density, except for Housing that is Affordable: The base residential density
allowable for designated Receiving Lands is one (1) unit per five (5) gross acres (0.2
dwelling units per acre). The maximum density achievable in Receiving Lands through
the TDR process is one (1) dwelling unit per acre. This maximum density is exclusive
of the Density Blending provisions. Dwelling Units may only be transferred into
Receiving Lands in whole unit increments (fractional transfers are prohibited). Once the
maximum density is achieved through the use of TDR Credits, additional density may
be achieved as follows:
a) A density bonus of no more than 10% of the maximum density per acre shall be
allowed for each additional acre of native vegetation preserved exceeding the
minimum preservation requirements set forth in Policy 6.1.2 of the CCME.
b) A density bonus of no more than 10% of the maximum density per acre shall be
allowed as provided in Policy 6.2.5(6)b of the CCME.
2. Maximum Density for Housing that is Affordable: For a project providing housing that is
affordable, a maximum density of twelve and two-tenths (12.2) units per acre are
allowed, consistent with Section 2.06.00 of the LDC, subject to rezoning approval, and
subject to the approval of an “Affordable Housing Agreement.” TDR credits are not
required, nor allowed, to achieve density. Within one year of the adoption of these
amendments, the County will develop appropriate criteria within Section 2.06.00 of the
LDC to specifically address affordable housing projects within Receiving Lands.
The proposed change below to RFMUD Sending Lands to increase the number of TDR Credits for
the Environmental Restoration and Maintenance TDR Bonus is recommended by staff in response
to the high costs associated with restoring and maintaining lands as required in the TDR bonus
provision.
C) Sending Lands: Sending Lands are those lands that have the highest degree of
environmental value and sensitivity and generally include significant wetlands, uplands, and
habitats for listed species.
1. Environmental Restoration and Maintenance TDR Bonus: One (1) aAdditional TDR
Bonus Credit may be issued at a rate of up to 0.6 TDR Credits per acre (3 TDR Credits
per 5 acres), subject to criteria in the LDC, but in no case less than 0.2 TDR Credits
per acre. In the case of legal nonconforming lots or parcels in existence as of June 22,
1999, where such lot or parcel is less than 5 acres in size, up to three (3) TDR Credits
may be severed from said lot or parcel. to the owner of each five-acre parcel or legal
nonconforming lot of record. This Bonus shall be granted upon the County’s
acceptance of a Restoration and Management Plan (RMP) that is consistent with a
listed species management plan that includes habitat management, the removal of
exotics, and the maintenance of the land exotic-free. The property owner may
contract with any of the government agencies or contractors deemed qualified by the
17.F.1
Packet Pg. 2511 Attachment: CCPC Staff Report RFMUD Adoption (25018 : Rural Fringe Mixed Use District Restudy GMPA)
4
County for implementation of the RMP. The property owner shall provide financial
assurance, in the form of a performance surety bond or similar financial security
acceptable to the County, that the RMP shall remain in place and be performed until
the earlier of a) or
b) below the following occurs:
a) Viable and sustainable ecological and hydrological functionality has been achieved
on the property as measured by the success criteria set forth in the RMP.
b) The property is conveyed to a county, state, or federal agency, as provided for in
subsection 5 below.
c) For Sending Lands properties in private ownership located within, or partially within,
the Belle Meade Hydrologic Enhancement Overlay (BMHEO), the Environmental
Restoration and Maintenance TDR Bonus Credit shall be granted when within two
(2) years of the effective date of this provision: (1) the property owner provides a
“Flow-Way Easement” to Collier County; and, (2) the property owner removes the
invasive exotic plants from the parcel. The County will assume responsibility for the
recording of the easement and the perpetual exotic maintenance of the parcel as
a condition of the property owner granting the easement.
d) Within one year of adoption of these amendments, the County will, if determined
appropriate, develop criteria within the LDC to increase the number of eligible TDR
Credits from 0.2 up to 0.6 TDR Credits per acre.
LEGAL CONSIDERATIONS: This Staff Report was reviewed by the County Attorney’s Office on
February 17, 2023. The criteria for GMP amendments to the Future Land Use Element and map series
are in Sections 163.3177(1)(f) and 163.3177(6)(a)2 and 163.3177(6)(a)8, Florida Statutes. [HFAC]
17.F.1
Packet Pg. 2512 Attachment: CCPC Staff Report RFMUD Adoption (25018 : Rural Fringe Mixed Use District Restudy GMPA)
TRANSFER OF DEVELOPMENT RIGHTS (TDR) CREDIT SUPPLY ANALYSIS
EXISTING SUPPLY (NOT YET SEVERED) & POTENTIAL NEW SUPPLY (NEW TDR CREDIT TYPE)
EXISTING TDR CREDIT TYPE NUMBER OF TDR CREDITS (@ 100%) NUMBER OF TDR CREDITS (@ 50% PER
RFMUD RESTUDY WHITE PAPER –
EXISTING CREDIT TYPES ONLY)
BASE TDR CREDIT 1911.99 956.50
EARLY ENTRY TDR CREDIT 1911.99 956.50
ENVIRONMENTAL RESTORATION &
MAINTENANCE (ER&M) TDR CREDIT
(This figure includes parcels that have only had
the Base and Early Entry TDR credits severed
(599.72) as well as parcels that have no TDR
severance (1911.99).
2,511.71
1255.86
CONVEYANCE TDR CREDIT
(This figure includes parcels that have only had
the Base and Early Entry TDR credits severed
(1128.70) as well as parcels that have no TDR
severance (1911.99).
3,040.69
1,520.35
EXISTING SUPPLY SUBTOTAL 9,376.38 4,689.21
POTENTIAL NEW TDR CREDIT TYPE (GMPA)1 NUMBER OF TDR CREDITS (@ 100%) N/A
BELLE MEADE FLOW WAY TDR CREDIT BONUS
(2 TDR CREDITS AVAILABLE WITH EASEMENT)
1,120.00
1,120.00
GRAND TOTAL 10,496.38 5,809.21
1 The above calculations do not include: 1) The agricultural TDR bonus for Receiving, Sending, and Neutral Lands for which the Board directed staff to conduct a
study; 2) The affordable housing unit bonus increase for Rural Village development within Receiving Lands from 0.5 to 1.0 units for each affordable housing
unit provided, per the CCPC’s recommendation; and, 3) The ER&M TDR bonus credit increase from 1 to 3 TDR Credits, per the CCPC’s recommendation.
17.F.2
Packet Pg. 2513 Attachment: TDR Credit Analysis (25018 : Rural Fringe Mixed Use District Restudy GMPA)
TRANSFER OF DEVELOPMENT RIGHTS (TDR) CREDIT DEMAND ANALYSIS
DEVELOPMENT TYPE NUMBER OF TDR CREDITS
REQUIRED (@ 100% AVAILABLE
ACREAGE DEVELOPED)
NUMBER OF TDR CREDITS (@ 60% AVAILABLE
ACREAGE DEVELOPED PER RFMUD RESTUDY
WHITE PAPER – NON-RURAL VILLAGE ONLY)
GRAND
TOTAL
RURAL VILLAGE DEVELOPMENT @ A
MAXIMUM DENSITY OF 3 DU/A
IMMOKALEE ROAD RURAL VILLAGE 1,1371 N/A
NORTH BELLE MEADE 2,7002 N/A
BELLE MEADE 4,5002 N/A
RURAL VILLAGE SUBTOTAL 7,937
NON-RURAL VILLAGE DEVELOPMENT
@ A MAXIMUM DENSITY OF 1 DU/A3
N/A 2,390
10,327
1 This figure does not include the CCPC’s recommended affordable housing unit bonus increase from 0.5 to 1.0 units for each affordable housing unit provided
within the Rural Village development.
2 This figure includes the CCPC’s recommended affordable housing unit bonus increase from 0.5 to 1.0 units for each affordable housing unit provided within
the Rural Village development, at the minimum number of required affordable units.
3 A minimum of 40 acres is required to utilize TDRs in the North Belle Meade and Belle Meade Receiving areas. Properties less than 40 acres can be aggregated
to reach the 40-acre threshold.
Note: A necessary requirement for a TDR Program to be successful is that TDR demand should exceed TDR supply.
17.F.2
Packet Pg. 2514 Attachment: TDR Credit Analysis (25018 : Rural Fringe Mixed Use District Restudy GMPA)
17.F.3
Packet Pg. 2515 Attachment: Ordinance - 032223(1) (25018 : Rural Fringe Mixed Use District Restudy GMPA)
17.F.3
Packet Pg. 2516 Attachment: Ordinance - 032223(1) (25018 : Rural Fringe Mixed Use District Restudy GMPA)
17.F.3
Packet Pg. 2517 Attachment: Ordinance - 032223(1) (25018 : Rural Fringe Mixed Use District Restudy GMPA)
PL20200002234
Words underlined are added; words struck through are deleted
03/22/2023 mrm
1 of 30
EXHIBIT A
FUTURE LAND USE ELEMENT
FUTURE LAND USE DESIGNATION DESCRIPTION SECTION [Page 25]
*********************************** text break*****************************************
I. URBAN DESIGNATION [Page 25]
************************************text break****************************************
A. Urban Mixed Use District [Page 27]
*********************************** text break ****************************************
Port of the Island 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.
*********************************** text break ****************************************
Any comprehensive plan amendment to increase residential density within this District shall only provide
for that density increase via utilization of the transfer of development rights (TDR) program, except TDR
credits shall not be required for projects determined by the Board of County Commissioners to have a
reasonably sufficient public benefit.
*********************************** text break ****************************************
2. Urban Residential Fringe Subdistrict [Page 28]
The purpose of this Subdistrict is to provide transitional densities between the Urban Designated Area
and the Agricultural/Rural Area and comprises approximately 5,500 acres and 5% of the Urban Mixed
Use District. Residential land uses may be allowed at a maximum base density of 1.5 units per gross
acre, plus any density bonus that may be achieved via CCME Policy 6.2.5 (6) b.1., and either “a” or “b”
below.
Within the Urban Residential Fringe, rezone requests are not subject to the density rating system, except
as specifically provided below for the Affordable Housing Density Bonus. All rezones are encouraged
to be in the form of a planned unit development. Proposed development in the Subdistrict shall be fully
responsible for all necessary water management improvements, including the routing of all on-site and
appropriate off-site water through the project’s water management system, and a fair share cost of
necessary improvements to the CR 951 canal/out-fall system made necessary by new development in
the Subdistrict.
17.F.3
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a. Up to 1.0 unit per gross acre via the transfer of up to one (1.0) dwelling unit (transferable
development right) per acre from lands located within one mile of the Urban Boundary and
designated as Rural Fringe Mixed Use District Sending Lands, with the following exceptions:
i. Properties that straddle the Urban Residential Fringe and the Rural Fringe Mixed Use Sending
Lands designations, and meet the other Density Blending criteria provided for in subsection 5.2
of the Density Rating System, which may achieve an additional maximum density of up to 1.3
units per gross acre for all lands designated as Urban Residential Fringe via the transfer of up
to 1.3 dwelling units (transferable development rights) per acre from lands located within one
mile of the Urban Boundary and designated as Rural Fringe Mixed Use District Sending Lands;
or, ii. The Urban Residential Fringe portion of the Naples Reserve Residential Planned Unit
Development located in Section 1, Township 51 South, Range 26 East, shall not be subject to
the one mile limitation set forth above and may utilize TDRs from any lands designated Sending
within the Rural Fringe Mixed Use District to achieve up to the maximum allowable density; or,
iii. Up to 1.52 additional units per acre may be achieved for Urban Residential Fringe lands within
the 196.4 acre portion of the San Marino Planned Unit Development described below, via the
transfer of 1.52 dwelling units (transferable development right) per acre. The Property shall not
be subject to the one mile limitation set forth above and may utilize TDRs derived from any lands
designated Sending within the Rural Fringe Mixed Use District to achieve up to the maximum
allowable density. The Property is further described as follows:
*********************************** text break ****************************************
2. Density Bonuses [Page 53]
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d. Residential In-fill [Page 54]
To encourage residential in-fill in urban areas of existing development outside of the Coastal High
Hazard Area, a maximum of 3 residential dwelling units per gross acre may be added if the following
criteria are met:
(a) The project is 20 acres or less in size;
(b) At time of development, the project will be served by central public water and sewer;
(c) The project is compatible with surrounding land uses;
(d) The property in question has no common site development plan with adjacent property;
(e) There is no common ownership with any adjacent parcels; and
(f) The parcel in question was not created to take advantage of the in-fill residential density bonus
and was created prior to the adoption of this provision in the Growth Management Plan on
January 10, 1989;.
(g) Of the maximum 3 additional units, one (1) dwelling unit per acre shall be transferred from
Sending Lands; and
17.F.3
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(h) Projects qualifying under this provision may increase the density administratively by a
maximum of one dwelling unit per acre by transferring that additional density from Sending
Lands.
***********************************text break************************************************
f. Transfer of Development Rights Bonus [Page 54]
To encourage preservation/conservation of natural resources, density transfers are permitted as
follows:
(a) From Urban designated areas into that portion of the Urban designated area subject to this
Density Rating System, in accordance with the Transfer of Development Rights (TDR)
provision contained in Section 2.03.07 of the Land Development Code, adopted by
Ordinance No. 04-41, as amended, on June 22, 2004 and effective October 18, 2004. For
projects utilizing this TDR process, density may be increased above and beyond the density
otherwise allowed by the Density Rating System.
(b) From Sending Lands in conjunction with qualified infill development.
(c) From Sending Lands located within one mile of the Urban Boundary into lands designated
Urban Residential Fringe, at a maximum density increase of one (1) unit per gross acre, with
the following exceptions:
i. Properties that straddle the Urban Residential Fringe and the Rural Fringe Mixed Use Sending
Lands designations, and meet the other Density Blending criteria provided for in subsection 5.2
of the Density Rating System, may transfer TDRs from Sending Lands located within one mile
of the Urban Boundary into lands designated Urban Residential Fringe, at a maximum density
increase of 1.3 units per gross acre.
ii. The Urban Residential Fringe portion of the Naples Reserve Residential Planned Unit
Development located in Section 1, Township 51 South, Range 26 East, shall not be subject to
the one mile limitation set forth above and may utilize TDRs from any lands designated Sending
within the Rural Fringe Mixed Use District to achieve up to the maximum allowable density
increase.
iii. Up to 1.52 additional units per acre may be achieved for Urban Residential Fringe lands within
the 196.4 acre portion of the San Marino Planned Unit Development described below, via the
transfer of 1.52 dwelling units (transferable development right) per acre. The Property shall not
be subject to the one mile limitation set forth above and may utilize TDRs derived from any lands
designated Sending within the Rural Fringe Mixed Use District to achieve up to the maximum
allowable density. The Property is further described as follows:
That portion of the San Marino Planned Unit Development described in Ordinance No.
200010, as amended, excepting the ±39 acres located in the South ½ of the Southwest ¼ of
the Northwest ¼ of Section 11, Township 50 South, Range 26 East, and in the Northwest ¼
of the Southwest ¼ of Section 11, Township 50 South, Range 26 East.
**********************************text break****************************************
II. AGRICULTURAL/RURAL DESIGNATION [Page 74]
17.F.3
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**********************************text break****************************************
B. Rural Fringe Mixed Use District [Page 76]
The Rural Fringe Mixed Use District is identified on Future Land Use Map. This District consists
of approximately 93,60077,200 acres, or 76% of Collier County’s total land area. Significant
portions of this District are adjacent to the Urban area or to the semi-rural, rapidly developing,
large-lot North Golden Gate Estates platted lands. Agricultural land uses within the Rural
Fringe Mixed Use District do not represent a significant portion of the County’s active
agricultural lands. As of the date of adoption, of this Plan Amendment, the Rural Fringe Mixed
Use District consisted of more than 5,550 tax parcels and includeds at least 3,835 separate
and distinct property owners. Alternative land use strategies have been developed for the
Rural Fringe Mixed Use District, in part, to consider these existing conditions.
The Rural Fringe Mixed Use District provides a transition between the Urban and Estates
Designated lands and between the Urban and Agricultural/Rural and Conservation designated
lands farther to the east. The Rural Fringe Mixed Use District employs a balanced approach,
including both regulations and incentives, to protect natural resources and private property
rights, providing for large areas of open space, and allowing, in designated areas, appropriate
types, density and intensity of development. The Rural Fringe Mixed Use District allows for a
mixture of urban and rural levels of service, including limited extension of central water and
sewer, schools, recreational facilities, commercial uses and essential services deemed
necessary to serve the residents of the District. In order to preserve existing natural resources,
including habitat for listed species, to retain a rural, pastoral, or park-like appearance from the
major public rights-of-way within this area, and to protect private property rights, the f ollowing
innovative planning and development techniques are required and/or encouraged within the
District.
Any comprehensive plan amendment to increase residential density herein shall only provide
for that density increase via utilization of the transfer of development rights (TDR) program,
except TDR credits shall not be required for projects determined by the Board of County
Commissioners to have a reasonably sufficient public benefit.
1. Transfer of Development Rights (TDR), and Sending, Neutral, and Receiving
Designations: The primary purpose of the TDR process within the Rural Fringe Mixed Use
District is to establish an equitable method of protecting and conserving the most valuable
environmental lands, including large connected wetland systems and significant areas of
habitat for listed species, while allowing property owners of such lands to recoup lost value and
development potential through an economically viable process of transferring such rights to
other more suitable lands. Within the Rural Fringe Mixed Use District, residential density may
be transferred from lands designated as Sending Lands to lands designated as Receiving
Lands on the Future Land Use Map, subject to the provisions below. Residential density may
not be transferred either from or into areas designated as Neutral Lands through the TDR
process.
17.F.3
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A) Receiving Lands: Receiving Lands are those lands within the Rural Fringe Mixed Use
District that have been identified as being most appropriate for development and to which
residential development units may be transferred from areas designated as Sending
Lands. Based on the evaluation of available data, these lands have a lesser degree of
environmental or listed species habitat value than areas designated as Sending and
generally have been disturbed through development, or previous or existing agricultural
operations. Various incentives are employed to direct development into Receiving Lands
and away from Sending Lands, thereby maximizing native vegetation and habitat
preservation and restoration. Such incentives include, but are not limited to: the TDR
process; clustered development; density bonus incentives; and, provisions for central
sewer and water. Within Receiving Lands, the following standards shall apply, except for
those modifications that are identified in the North Belle Meade Overlay:
1. Maximum Density, except for Housing that is Affordable: The base residential
density allowable for designated Receiving Lands is one (1) unit per five (5) gross
acres (0.2 dwelling units per acre). The maximum density achievable in Receiving
Lands through the TDR process is one (1) dwelling unit per acre. This maximum
density is exclusive of the Density Blending provisions. Dwelling Units may only be
transferred into Receiving Lands in whole unit increments (fractional transfers are
prohibited). Once the maximum density is achieved through the use of TDR
Credits, additional density may be achieved as follows:
a) A density bonus of no more than 10% of the maximum density per acre shall
be allowed for each additional acre of native vegetation preserved exceeding
the minimum preservation requirements set forth in Policy 6.1.2 of the CCME.
b) A density bonus of no more than 10% of the maximum density per acre shall
be allowed as provided in Policy 6.2.5(6)b of the CCME.
2. Maximum Density for Housing that is Affordable: For a project providing housing that
is affordable, a maximum density of twelve and two-tenths (12.2) units per acre is
allowed, consistent with Section 2.06.00 of the LDC, subject to rezone approval, and
subject to the approval of an “Affordable Housing Agreement.” TDR credits are not
required, nor allowed, to achieve density. Within one (1) year of adoption of these
amendments, the County will initiate the LDC amendment to develop appropriate
criteria within Section 2.06.00 of the LDC to specifically address affordable housing
projects within Receiving Lands.
3. 2.Clustering: Where the transfer of development rights or provision for housing that
is affordable is employed to increase residential density within Receiving Lands,
such residential development shall be clustered in accordance with the following
provisions:
a) Consistent with the provisions of the Potable Water and Sanitary Sewer Sub-
elements of this Plan, central water and sewer shall be extended to the project.
Where County sewer or water services may not be available concurrent with
development in Receiving Lands, interim private water and sewer facilities may
be approved.
17.F.3
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b) The maximum lot size allowable for a single-family detached dwelling unit is
one acre.
c) The clustered development shall be located on the site so as to provide to the
greatest degree practicable: protection for listed species habitat; preservation
of the highest quality native vegetation; connectivity to adjacent natural
reservations or preservation areas on adjacent developments; and, creation,
maintenance or enhancement of wildlife corridors.
3. 4. Minimum Project Size: The minimum project size required in order to receive
transferred dwelling units is 40 contiguous acres, except no minimum project size
is required for the Receiving Lands areas along Immokalee Road.
4.5. Emergency Preparedness:
a) In order to reduce the likelihood of threat to life and property from a tropical
storm or hurricane event, community facilities, schools, or other public buildings
shall be designed to serve as storm shelters if located outside of areas that are
likely to be inundated during storm events, as indicated on the Sea, Lake, and
Overland Surge from Hurricane Map for Collier County. Impacts on evacuation
routes, if any, must be considered as well. Applicants for new residential or
mixed use developments proposed for Receiving Lands shall work with the
Collier County Emergency Management staff to develop an Emergency
Preparedness Plan to include provisions for storm shelter space, a plan for
emergency evacuation, and other provisions that may be deemed appropriate
and necessary to mitigate against a potential disaster.
b) Applicants for new developments proposed for Receiving Lands shall work with
the Florida Forest Service and the Managers of any adjacent or nearby public
lands, to develop a Wildfire Prevention and Mitigation Plan that will reduce the
likelihood of threat to life and property from wildfires. This plan will address, at
a minimum: project structural design; the use of materials and location of
structures so as to reduce wildfire threat; firebreaks and buffers; water features;
and, the impacts of prescribed burning on adjacent or nearby lands.
5. 6. Allowable Uses: Uses within Receiving Lands are limited to the following:
a) Agricultural uses;
b) Single-family residential dwelling units, including mobile homes where a Mobile
Home Zoning Overlay exists.
c) Multi-family residential structures shall be permitted under the Residential
Clustering provisions of this plan, subject to the development of appropriate
development standards to ensure that the transitional semi-rural character of
the Rural Fringe Mixed Use District is preserved. These development
standards shall include, but are not limited to: building heights, design
standards, buffers, and setbacks.
17.F.3
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d) Rural Villages, subject to the provisions set forth in II. B.3 of this element.
e) Dormitories, duplexes and other types of staff housing, as may be incidental
to, and in support of, conservation uses.
f) Group housing uses subject to the following density/intensity limitations:
• Family Care Facilities: 1 unit per 5 acres;
• Group Care Facilities and other Care Housing Facilities: Maximum Floor
Area Ratio (FAR) not to exceed 0.45.
g) Staff housing as may be incidental to, and in support of, safety service facilities
and essential services;
h) Farm labor housing limited to 10 acres in any single location:
• Single family/duplex/mobile home: 11 dwelling units per acre;
• Multifamily/dormitory: 22 dwelling units/beds per acre.
i) Sporting and Recreational camps within which the lodging component shall
not exceed 1 unit per 5 gross acres;
j) Essential services.
k) Golf courses or driving ranges, subject to the following standards:
(1) The minimum density shall be as follows:
(a) For golf course projects, including both freestanding golf courses and
golf courses with associated residential development: one TDR credit
shall be required for every five (5) gross acres of land area utilized as
part of the golf course, including the clubhouse area, rough, fairways,
greens, and lakes, but excluding any area dedicated as conservation
that is non-irrigated and retained in a natural state. Any residential
development associated with the golf course shall have a minimum
density of one (1) dwelling unit per five acres.
(2) Golf courses shall be designed, constructed, and managed in accordance
with the best management practices of Audubon International’s Gold
Signature Program and the Florida Department of Environmental
Protection.
(3) In order to prevent the contamination of soil, surface water and ground
water by the materials stored and handled by golf course maintenance
operations, golf courses shall comply with the Best Management Practices
for Golf Course Maintenance Departments, prepared by the Florida
Department of Environmental Protection, May 1995 September 2012.
(4) To protect ground and surface water quality from fertilizer and pesticide
usage, golf courses shall demonstrate the following management
practices:
(a) The use of slow release nitrogen sources;
17.F.3
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(b) The use of soil and plant tissue analysis to adjust timing and amount of
fertilization applications;
(c) The use of an integrated pest management program using both
biological and chemical agents to control various pests;
(d) The coordination of pesticide applications with the timing and
application of irrigation water;
(e) The use of the procedure contained in IFAS Circular 1011, Managing
Pesticides for Golf Course Maintenance and Water Quality Protection,
May 1991 (revised 1995) to select pesticides that will have a minimum
adverse impact on water quality.
(5)To ensure water conservation, golf courses shall incorporate the following
in their design and operation:
(a)Irrigation systems shall be designed to use weather station information
and moisture-sensing systems to determine the optimum amount of
irrigation water needed considering soil moisture and
evapotranspiration rates.
(b)As available, golf courses shall utilize treated effluent reuse water
consistent with Sanitary Sewer Sub-Element Objective 1.4 and its
policies;
(c)Native plants shall be used exclusively except for special purpose areas
such as golf greens, fairways, and building sites. Within these excepted
areas, landscaping plans shall require that at least 75% of the trees and
50% of the shrubs be freeze-tolerant native Floridian species. At least
75% of the required native trees and shrubs shall also be drought
tolerant species.
(6)(4) Stormwater management ponds shall be designed to mimic the
functions of natural systems: by establishing shorelines that are sinuous in
configuration in order to provide increased length and diversity of the littoral
zone. A Littoral shelf shall be established to provide a feeding area for water
dependent avian species. The combined length of vertical and rip-rapped
walls shall be limited to 25% of the shoreline. Credits to the site preservation
area requirements, on an acre- to- acre basis, shall be given for littoral
shelves that exceed these littoral shelf area requirements.
(7) (5) Site preservation and native vegetation retention requirements shall
be the same as those set forth in CCME Policy 6.1.2. These areas are
intended to provide habitat functions and shall meet minimum dimensions as
set forth in the Land Development Code. These standards shall be
established within one year.
l) Commercial development as permitted as part of an approved Rural
Village. Within one year of adoption of these amendments, the County will
develop appropriate standards for commercial development within Rural
17.F.3
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Villages, with particular focus on design, scale, and access provisions that will
maintain the rural character or semi-rural character of the District.
m) Research and Technology Parks, consistent with the Research and
Technology Park Subdistrict provided for in the Urban designation, and within
an approved Rural Village. Within one year of adoption of these amendments,
the County will develop appropriate standards for Research and Technology
Parks within Rural Villages, with particular focus on design, scale, and access
provisions that will maintain the rural character or semi-rural character of the
District.
n) Business and Industrial Uses as identified as Florida Qualified Target
Industries. Within one (1) year from the date of adoption of this amendment,
the County will commence LDC amendments to provide design standards,
development standards, and locational criteria within one (1) year from the date
of adoption of this amendment.
o) Neighborhood commercial uses within Affordable Housing projects. Within one
(1) year from the date of adoption of this amendment, initiate The County will
commence the LDC amendments to provide uses, design standards,
development standards, and locational criteria.
n) p) Zoo, aquarium, botanical garden, or other similar uses.
o) q) Public educational plants and ancillary plants.
p) r) Facilities for the collection, transfer, processing and reduction of solid waste.
q) s) Community facilities, such as, places of worship, childcare facilities, cemeteries,
social and fraternal organizations.
r) t) Sports instructional schools and camps.
s) u) Earthmining, oil extraction and related processing.
t) v) Asphalt and concrete batch-making plants.
u) w) Travel trailer recreational vehicle parks, provided the following criteria are met:
1) The subject site is abutting an existing travel trailer recreational vehicle
park site; and,
2) The subject site is no greater than 100% the size of the existing abutting
park site.
v) x) Parks, open space, and recreational uses.
w) y) Private schools.
6. 7. Density Blending shall be permitted subject to the provisions set forth in the
Density Rating System.
7. 8. Open Space and Native Vegetation Preservation Requirements:
17.F.3
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a) Usable Open Space: Within Receiving Lands, projects utilizing TDR Credits greater
than 40 acres in size shall provide a minimum of 70% usable open space. Affordable
housing projects that are developed in accordance with Section 2.06.00 of the LDC
shall provide a minimum of 50% usable open space. Usable Open Space includes
active or passive recreation areas such as parks, playgrounds, golf courses,
waterways, lakes, nature trails, and other similar open spaces. Usable Open Space
shall also include areas set aside for conservation or preservation of native
vegetation and lawn, yard and landscape areas. Open water beyond the perimeter
of the site, street right- of-way, except where dedicated or donated for public uses,
driveways, off- street parking and loading areas, shall not be counted towards
required Usable Open Space.
b) Native Vegetation Preservation: Native vegetation shall be preserved as set forth in
CCME Policy 6.1.2.
8. Adjustment to Receiving Lands Boundaries. For all properties designated
Receiving Lands where such property is contiguous to a Receiving Land/Sending
Land boundary, the property owner may submit data and analysis to the County in
an attempt to demonstrate that a change in the boundary is warranted. Within one
year from the effective date of this provision, the County may initiate a Growth
Management Plan amendment to consider such boundary changes upon a
showing of the following:
a) The property is contiguous to Sending Lands;
b) Site specific environmental data submitted by the property owner, or other data
obtained by the County, indicates that the subject property contains
characteristics warranting a Sending designation; and
c) An adjustment to the Receiving Lands boundary will not adversely affect the
TDR program.
B) Neutral Lands: Neutral Lands have been identified for limited semi-rural residential
development. Available data indicates that Neutral Lands have a higher ratio of native
vegetation, and thus higher habitat values, than lands designated as Receiving Lands,
but these values do not approach those of Sending Lands. Therefore, these lands are
appropriate for limited development, if such development is directed away from
existing native vegetation and habitat. A lower maximum gross density is prescribed
for Neutral Lands when compared to Receiving Lands. Additionally, certain other uses
permitted within Receiving Lands are not authorized in Neutral Lands. Within Neutral
Lands, the following standards shall apply:
1. Maximum Density: 1 dwelling unit per 5 gross acres (0.2 units per acre).
2. Clustering: Clustering of residential development is allowed and encouraged.
Where clustered development is employed, it shall be in accordance with the
following provisions:
a) If within the boundaries of the Rural Transition Water and Sewer District, and
consistent with the provisions of the Potable Water and Sanitary Sewer Sub-
17.F.3
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elements of this Plan, central water and sewer shall be extended to the project.
Where County sewer or water services may not be available concurrent with
development in Neutral Lands, interim private water and sewer facilities may
be approved.
b) The maximum lot size is one acre.
c) The clustered development shall be located on the site so as to provide to the
greatest degree practicable: protection for listed species habitat; preservation
of the highest quality native vegetation; connectivity to adjacent natural
reservations or preservation areas on adjacent developments; and, creation,
maintenance or enhancement of wildlife corridors.
d) The minimum project size shall be at least 40 acres.
3. Allowable Uses:
a) Agricultural uses;
b) Single-family residential dwelling units, including mobile homes where a Mobile
Home Zoning Overlay exists.
c) Multi-family residential structures shall be permitted under the Residential
Clustering provisions of this plan, subject to the development of appropriate
development standards to ensure that the transitional semi-rural character of
the Rural Fringe Mixed Use District is preserved. These development standards
shall include, but are not limited to: building heights, design standards, buffers,
and setbacks.
d) Dormitories, duplexes and other types of staff housing, as may be incidental to,
and in support of, conservation uses.
e) Group housing uses subject to the following density/intensity limitations:
• Family Care Facilities: 1 unit per 5 acres;
• Group Care Facilities and other Care Housing Facilities: Maximum Floor
Area Ratio (FAR) not to exceed 0.45.
f) Staff housing as may be incidental to, and in support of, safety service facilities
and essential services;
g) Farm labor housing limited to 10 acres in any single location:
• Single family/duplex/mobile home: 11 dwelling units per acre;
• Multifamily/dormitory: 22 dwelling units/beds per acre.
h) Sporting and Recreational camps, within which the lodging component shall
not exceed 1 unit per 5 gross acres;
i) Essential services.
j) Golf courses or driving ranges, subject to the following standards:
(1) Golf courses shall be designed, constructed, and managed in accordance
with the best management practices of Audubon International’s Gold
17.F.3
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Signature Program and the Florida Department of Environmental
Protection.
(2) In order to prevent the contamination of soil, surface water and ground
water by the materials stored and handled by golf course maintenance
operations, golf courses shall comply with the Best Management Practices
for Golf Course Maintenance Departments, prepared by the Florida
Department of Environmental Protection, May 1995 September 2012.
(3)To protect ground and surface water quality from fertilizer and pesticide
usage, golf courses shall demonstrate the following management
practices:
(a) The use of slow release nitrogen sources;
(b) The use of soil and plant tissue analysis to adjust timing and amount of
fertilization applications;
(c) The use of an integrated pest management program using both
biological and chemical agents to control various pests;
(d) The coordination of pesticide applications with the timing and
application of irrigation water;
(e) The use of the procedure contained in IFAS Circular 1011, Managing
Pesticides for Golf Course Maintenance and Water Quality Protection,
May 1991 (revised 1995) to select pesticides that will have a minimum
adverse impact on water quality.
(4) To ensure water conservation, golf courses shall incorporate the following
in their design and operation:
(a) Irrigation systems shall be designed to use weather station information
and moisture-sensing systems to determine the optimum amount of
irrigation water needed considering soil moisture and
evapotranspiration rates.
(b) As available, golf courses shall utilize treated effluent reuse water
consistent with Sanitary Sewer Sub-Element Objective 1.4 and its
policies;
(c) Native plants shall be used exclusively except for special purpose areas
such as golf greens, fairways, and building sites. Within these excepted
areas, landscaping plans shall require that at least 75% of the trees and
50% of the shrubs be freeze-tolerant native Floridian species. At least
75% of the required native trees and shrubs shall also be drought
tolerant species.
(5)(3) Stormwater management ponds shall be designed to mimic the functions
of natural systems: by establishing shorelines that are sinuous in
configuration in order to provide increased length and diversity of the littoral
zone. A Littoral shelf shall be established to provide a feeding area for
17.F.3
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water dependent avian species. The combined length of vertical and rip-
rapped walls shall be limited to 25% of the shoreline. Credit s to the site
preservation area requirements, on an acre- to- acre basis, shall be given
for littoral shelves that exceed these littoral shelf area requirements.
(6)(4) Site preservation and native vegetation retention requirements shall be the
same as those set forth in the Rural Fringe Mixed Use District criteria. Site
preservation areas are intended to provide habitat functions and shall meet
minimum dimensions as set forth in the Land Development Code. These
standards shall be established within one year.
k) Zoo, aquarium, botanical garden, or other similar uses.
l) Public educational plants and ancillary plants.
m) Facilities for the collection, transfer, processing and reduction of solid waste.
n) Community facilities, such as, places of worship, childcare facilities,
cemeteries, social and fraternal organizations.
o) Sports instructional schools and camps.
p) Earthmining, oil extraction and related processing.
q) Parks, open space, and recreational uses.
r) Private schools.
s) Existing units approved for the Fiddler’s Creek DRI may be reallocated to those
parts of Sections 18 and 19, Township 51 South, Range 27 East added to
Fiddler’s Creek DRI together with part of Section 29, Township 51 South,
Range 27 East, at a density greater than 1 unit per 5 gross acres provided that
no new units are added to the 6,000 previously approved units, which results
in a gross density of 1.6 units per acre for the Fiddler’s Creek DRI; and further
provided that no residential units shall be located on that part of Section 29
within the Fiddler’s Creek DRI; and further provided that South Florida Water
Management District jurisdictional wetlands impacted by the DRI in said
Sections do not exceed 10 acres.
4. Native vegetation and preservation requirements: Native vegetation shall be
preserved as set forth in CCME Policy 6.1.2.
5. Density Blending shall be permitted subject to the provisions set forth in the
Density Rating System.
6. Adjustment to Neutral Lands Boundaries. For all properties designated Neutral
Lands where such property is contiguous to a Neutral Land/Sending Land
boundary, the property owner may submit data and analysis to the County in an
attempt to demonstrate that a change in the boundary is warranted. Within one
year from the effective date of this provision, the County may initiate a Growth
Management Plan amendment to consider such boundary changes upon a
showing of the following:
a) The property is contiguous to Sending Lands;
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b) Site specific environmental data submitted by the property owner, or other data
obtained by the County, indicates that the subject property contains
characteristics warranting a Sending designation; and
c) An adjustment to the Neutral Lands boundary will not adversely affect the TDR
program.
C) Sending Lands: Sending Lands are those lands that have the highest degree of
environmental value and sensitivity and generally include significant wetlands,
uplands, and habitat for listed species.
1. Sending Lands are located entirely within the Rural Fringe Mixed Use District and are
depicted on the Future Land Use Map. Based upon their location, Sending Lands are
the principal target for preservation and conservation. Private Property owners of lands
designated as Sending Lands may transfer density to Receiving Lands within the Rural
Fringe Mixed Use District, and to lands within the Urban Designated Area subject to
limitations set forth in the Density Rating System. All privately owned lands within the
Rural Fringe Mixed Use District that have a Natural Resource Protection Area (NRPA)
Overlay are designated Sending Lands.
2. Base Severance Rate: Development rights may be severed from Sending Lands at a
maximum rate of 0.2 0.4 TDR credits per acre (1 2 TDR Credits per five acres).
Utilization of TDR Credits and TDR Bonus Credits in Receiving Lands may only occur
in whole number increments (fractions are prohibited). In the case of legal
nonconforming lots or parcels in existence as of June 22, 1999, where such lot or
parcel is less than 5 acres in size, one two (2) TDR Credits may be severed from said
lot or parcel.
3. Conditions Applicable to Base and Bonus TDR Credits:
a) Base TDR Credits may not be severed from Sending Lands where a conservation
easement or other similar development restriction prohibits residential
development.
b) The severance of credits shall be recorded in public records utilizing a legal
instrument determined to be appropriate by the County Attorney’s Office. Said
instrument shall clearly state the remaining allowable lands uses on the subject
property after all, or a portion, of the residential density has been severed from the
property.
c) Where development rights have been severed from Sending Lands, such lands
may be retained in private ownership or may be sold or deeded by gift to another
entity.
d) The bonus provisions set forth in subsections 4 through 6 below are applicable to
properties from which TDR Credits were severed prior to and subsequent to the
effective date of this amendment.
e) These bonus provisions set forth in subsections 4 through and 5 6 below are also
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applicable to the North Belle Meade Overlay provisions of the Future Land Use
Element.
f) Any Sending Lands from which TDR Credits have been severed may also be
utilized for mitigation programs and associated mitigation activities and uses in
conjunction with any county, state or federal permitting.
g) No Conveyance Bonus Credits shall be available without provision of a plan for
management and maintenance as authorized in subsection 4 below (the
Environmental Restoration and Maintenance TDR Bonus).
4. Environmental Restoration and Maintenance TDR Bonus: One (1) aAdditional TDR
Bonus Credits may be issued at a rate of up to 0.6 TDR Credits per acre (3 TDR Credits
per 5 acres), subject to criteria in the LDC, but in no case less than 0.2 TDR Credits per
acre. In the case of legal nonconforming lots or parcels in existence as of June 22,
1999, where such lot or parcel is less than 5 acres in size, up to three (3) TDR Credits
may be severed from said lot or parcel. to the owner of each five-acre parcel or legal
nonconforming lot of record. This Bonus shall be granted upon the County’s acceptance
of a Restoration and Management Plan (RMP) that is consistent with a listed species
management plan that includes habitat management, the removal of exotics and the
maintenance of the land exotic free. The property owner may contract with any of the
government agencies or contractors deemed qualified by the County for implementation
of the RMP. The property owner shall provide financial assurance, in the form of a
performance surety bond or similar financial security acceptable to the County, that the
RMP shall remain in place and be performed until the earlier of a) or b) below the
following occurs:
a) Viable and sustainable ecological and hydrological functionality has been achieved
on the property as measured by the success criteria set forth in the RMP.
b) The property is conveyed to a county, state or federal agency, as provided for in
subsection 5 below.
c) For Sending Lands properties in private ownership located within, or partially
within, the Belle Meade Hydrologic Enhancement Overlay (BMHEO), the
Environmental Restoration and Maintenance TDR Bonus Credit shall be granted
when, within two (2) years of the effective date of this provision: (1) the property
owner provides a “Flow-Way Easement” to Collier County; and, (2) the property
owner removes the invasive exotic plants from the parcel. The County will assume
responsibility for the recording of the easement and the perpetual exotic
maintenance of the parcel as a condition of the property owner granting the
easement.
d) Within one (1) year of adoption of these amendments, the County will, if
determined appropriate, commence the LDC amendment to develop criteria to
increase the number of eligible TDR Credits from 0.2 to 0.6 TDR Credits per acre.
5. Conveyance TDR Bonus: A TDR Bonus Credit shall be issued to the owner of
each five (5) acre parcel or legal nonconforming lot of record designated as Sending
Lands, at the transfer rate of one (1) additional TDR Bonus Credit for each five acres
17.F.3
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or legal nonconforming lot of record for conveyance of fee simple title to a federal,
state, or local governmental agency by gift; or to a not-for profit entity or land trust,
approved by the Board of County Commissioners, by gift.
6.Early Entry TDR Bonus: An Early Entry TDR Bonus shall be available in the form of an
additional one TDR Credit for each base TDR Credit severed from Sending Lands from
March 5, 2004, or until September 27, 2022, unless further extended by resolution by
the Board of County Commissioners. Early Entry TDR Bonus Credits may be used after
the termination of the bonus period.
6. Belle Meade Flow-Way TDR Bonus: Owners of Pprivate property owners of land
located within or partially within the Belle Meade Hydrologic Enhancement Overlay
(BMHEO), as depicted on the BMHEO Map, may sever development rights from
Sending Lands at a maximum rate of 0.4 TDR credits per acre (2 TDR Credits per five
acres) or legal nonconforming lot of record in exchange for providing a “Flow-Way
Easement” to Collier County. Eligibility is limited to within two (2) years of adoption of
the establishment of the BMHEO. Eligible parcels are identified on the Belle Meade
Hydrologic Enhancement Overlay Area FlowWay TDR Bonus Credit Eligibility Map,
adopted by separate resolution (Res. 23-XXX).
7. Permitted Uses: Permitted uses are limited to the following:
a) Agricultural uses consistent with Chapter 823.14(6) Florida Statutes (Florida Right
to Farm Act).
b) Detached single-family dwelling units, including mobile homes where the Mobile
Home Zoning Overlay exists, at a maximum density of one dwelling unit per 40
acres or one dwelling unit per lot or parcel of less than 40 acres, which existed on
or before June 22, 1999. For the purpose of this provision, a lot or parcel which is
deemed to have been in existence on or before June 22, 1999 is 1) a lot or parcel
which is part of a subdivision recorded in the public records of Collier County,
Florida; or 2) a lot or parcel which has limited fixed boundaries, described by metes
and bounds or other specific legal description, the description of which has been
recorded in the public records of Collier County Florida on or before June 22, 1999;
or 3) a lot or parcel which has limited fixed boundaries, for which an agreement for
deed was executed prior to June 22, 1999.
c) Habitat preservation and conservation uses.
d) Passive parks and other passive recreational uses.
e) Sporting and Recreational camps, with which the lodging component shall not
exceed 1 unit per 5 gross acres.
f) Essential Services necessary to serve permitted uses identified in Section 7.a)
through 7.e) such as private wells and septic tanks.
g) Essential Services as follows, necessary to serve Urban area or the Rural
Transition Water and Sewer District: utility lines, except sewer lines; sewer lines
and lift stations, only if located within non-NRPA Sending Lands, and only if located
17.F.3
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within already cleared portions of existing rights-of-way or easements; and, water
pumping stations and raw water wells.
h) Essential Services necessary to ensure public safety.
i) Oil and gas exploration. Where practicable, directional-drilling techniques and/or
previously cleared or disturbed areas shall be utilized to minimize impacts to native
habitats.
8. Conditional Uses:
a) The following uses are conditionally permitted subject to approval through a public
hearing process:
(1) Essential services not identified above in 7.f). Within one year, Collier County
will review essential services currently allowed in the Land Development Code
and will define those uses intended to be conditionally permitted in Sending
designated lands. During this one-year period or if necessary, until a
comprehensive plan amendment identifying conditionally permitted essential
services, no conditional uses for essential services within Sending designated
lands shall be approved.
(2) Public facilities, including solid waste and resource recovery facilities, and
public vehicle and equipment storage and repair facilities, shall be permitted
within Section 25, Township 49S, Range 26E, on lands adjacent to the existing
County landfill. This shall not be interpreted to allow for the expansion of the
landfill into Section 25 for the purpose of solid waste disposal.
(3) Commercial uses accessory to permitted uses 7.a), 7.c) and 7.d), such as retail
sales of produce accessory to farming, or a restaurant accessory to a park or
preserve, so long as restrictions or limitations are imposed to insure the
commercial use functions as an accessory, subordinate use.
(4) Oil and gas field development and production. Where practicable, directional
drilling techniques and/or previously cleared or disturbed areas shall be utilized
to minimize impacts to native habitats.
(5) Facilities for resource recovery and for the collection, transfer, processing and
reduction of solid waste, for a ±29-acre property located within the southwest
quarter of the southwest quarter of Section 31, Township 49S, Range 27E,
provided previously cleared or disturbed areas are utilized so as to avoid
impacts to native habitats and to protect existing conservation easement areas
from new or expanding uses. This shall not be interpreted to allow for the
establishment or expansion of facilities for landfilling, dryfilling, incinerating, or
other method of onsite solid waste disposal.
(6) Active recreational uses only on lands owned by government entities other than
the State of Florida and designated North Belle Meade Overlay, subject to
criteria and/or definitions established in the LDC.
b) In addition to the criteria set forth in the Land Development Code, Conditional Uses
shall be allowed subject to the following additional criteria:
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(1) The applicant shall submit a plan for development that demonstrates that
wetlands, listed species and their habitat are adequately protected. This plan
shall be part of the required EIS as specified in Policy 6.1.7 of the Conservation
and Coastal Management Element.
(2) Conditions may be imposed, as deemed appropriate, to limit the size, location,
and access to the conditional use.
9. Where residential density is transferred from Sending Lands, allowable uses shall
be limited to the following:
a) Agricultural uses consistent with Chapter 823.14(6) Florida Statutes (Florida Right
to Farm Act), including water management facilities, to the extent and intensity that
such operations exist at the date of any transfer of development rights.
b) Cattle grazing on unimproved pasture where no clearing is required;
c) Detached single-family dwelling units, including mobile homes where the Mobile
Home Zoning Overlay exists, at a maximum density of one dwelling unit per 40
acres. In order to retain these development rights after any transfer, up to one
dwelling must be retained (not transferred) per 40 acres.
d) One detached dwelling unit, including mobile homes where the Mobile Home
Zoning Overlay exists, per each preexisting lot or parcel of less than 40 acres. For
the purpose of this provision, a preexisting lot or parcel is one that was in existence
on or before June 22, 1999 and is: 1) a lot or parcel which is part of a subdivision
recorded in the public records of Collier County, Florida; or 2) a lot or parcel which
has limited fixed boundaries, described by metes and bounds or other specific
legal description, the description of which has been recorded in the public records
of Collier County Florida on or before June 22, 1999; or 3) a lot or parcel which
has limited fixed boundaries, for which an agreement for deed was executed prior
to June 22, 1999. In order to retain these development rights after any transfer, up
to one dwelling must be retained (not transferred) per each lot or parcel.
e) Habitat preservation and conservation uses.
f) Passive parks and passive recreational uses.
g) Essential services, as authorized in Sending Lands.
h) Oil extraction and related processing, excluding earth mining.
10. Native Vegetation shall be preserved as set forth in CCME Policy 6.1.2.
11. Adjustment to the Sending Land Boundaries. For all properties designated Sending
Lands where such property is contiguous to a Sending Land/Neutral Land boundary or
Sending Land/Receiving Land boundary, the County will provide written notice to the
property owners to advise of the opportunity to submit additional data and analysis to the
County in an attempt to demonstrate a change to the boundary is warranted. Said written
notice will be provided within three months of the effective date of these Rural Fringe
amendments. Within one year from the date these notices are sent, the County will initiate
a Growth Management Plan amendment to consider boundary changes, based upon the
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data and analysis, as may be warranted. Under the following conditions, adjustments may
be proposed to Sending Land boundaries:
a) The property is contiguous to Neutral or Receiving Lands;
b) Site specific environmental data submitted by the property owner, or other data
obtained by the County, indicates that the subject property does not contain
characteristics warranting a Sending designation;
c) An adjustment to the Sending land boundary requires an amendment to the Future
Land Use Map.
11. Clustering: For Sending Lands parcels a minimum of eighty (80) acres, or an
aggregation of parcels where each is a minimum of forty (40) acres, clustering is
allowed in accordance with the following provisions:
a) The maximum lot size allowable for a single-family detached dwelling
unit is one acre.
b) The clustered development shall be located on the site so as to provide
to the greatest degree practicable: protection for listed species habitat;
preservation of the highest quality native vegetation; connectivity to
adjacent natural reservations or preservation areas on adjacent
developments; and, creation, maintenance or enhancement of wildlife
corridors.
D) Additional TDR Provisions: Collier County has amended its land development regulations
to adopt a formal process for authorizing and tracking the Transfer of Development Rights.
This process includes the following provisions:
1. The establishment of a simple, expeditious process whereby private property owners
may, by right, “sell” residential dwelling units from lands designated as Sending Lands.
Said units (TDR Credits) may then be transferred by right to lands designated as
Receiving Lands, or to Urban Lands where authorized. Once established, the TDR
program shall be administratively reviewed and approved, requiring no further public
hearing or Board approval if consistent with the provisions for administrative approval.
2. The establishment of a process for tracking and recording all TDR Credits in the public
records of Collier County. This shall include the identification of the entity or department
responsible for on-going administration of the TDR program. In addition, the County shall
consider the feasibility of establishing a “TDR Bank,” to be administered by the County or
some other not-for-profit governmental or quasi- governmental public agency established
for this purpose. A primary objective of the TDR Bank is to make funds available to support
the TDR program by offering initial minimal purchase prices of TDR Credits.
3. Limitations and Procedures:
a) TDR Credits shall not be generated from Sending Lands where a conservation
easement or other similar development restriction prohibits residential
development.
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b) The generation of TDR Credits through the severance of residential density from
Sending Lands shall be recorded in public records utilizing a legal instrument
determined to be appropriate by the County Attorney’s Office.
c) Said instrument shall clearly state the remaining allowable land uses on the subject
property after all, or a portion, of the residential density has been severed from the
property.
d) Where residential density has been severed from Sending Lands, such lands may
be retained in private ownership or may be sold or deeded by gift to another entity.
4. The TDR process shall be the only mechanism to achieve increased density within
Receiving Lands, excluding: the Density Blending provisions of this Plan;, Housing
that is Affordable in the Plan; and any density bonuses authorized in the Rural Fringe
Mixed Use District.
5. A 25-year prohibition on generating TDR Credits from any parcel, or portion thereof, within
Sending Lands has been cleared for agricultural purposes after June 19, 2002.
6. A TDR Bonus Credit shall be issued to the owner of private property for each five (5)
acre parcel or legal nonconforming lot of record designated Receiving Lands or Neutral
Lands, at the transfer rate of one (1) additional TDR Bonus Credit for each five acres or
legal nonconforming lot of record, utilized for a conservation use. A perpetual easement
shall be placed on lands used for conservation uses to protect these lands in perpetuity.
A restrictive covenant in favor of Collier County will be placed on lands used for
conservation restricting the use in perpetuity to protect against non-conservation
development.
2. Buffers Adjacent to Major Public Rights-of-way: In order to maintain and enhance the
rural character within the Rural Fringe Mixed Use District, within one year of adoption of this
amendment, Collier County will adopt land development regulations establishing buffering
standards for developments adjacent to existing or proposed arterial and collector public
roadways. These standards shall include, but are not limited to: applicability provisions,
including establishing a minimum project size below which these requirements shall not apply;
the degree to which water features, including water management lakes and canals, may be a
part of this buffer; credits for existing native vegetation that is to be retained; and, credits toward
any open space and native vegetation preservation requirements.
3. Rural Villages: Rural Villages may be approved within the boundaries of the Rural
Fringe Mixed Use District in order to: maximize the preservation of natural areas and wildlife
habitat within the Rural Fringe Mixed Use District; to reduce the need for residents of the
District and surrounding lands to travel to the County’s Urban area for work, recreation,
shopping, and education; and, to enhance the provision of limited urban and rural levels of
service through economies of scale. Rural Villages shall be comprised of several
neighborhoods designed in a compact nature such that a majority of residential development
is within one quarter mile of Neighborhood Centers or Village Center. Neighborhood Centers
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may include small scale service retail and office uses, and shall include a public park, square,
or green. Village Centers shall be designed to serve the retail, office, civic, government uses
and service needs of the residents of the village.
The Village Center shall be the primary location for commercial uses. Villages shall be
surrounded by a green belt in order to protect the character of the rural landscape and to
provide separation between villages and the low density rural development, agricultural uses,
and conservation lands that may surround the village. Villages shall be designed to include
the following: a mixture of residential housing types; institutional uses; commercial uses; and,
recreational uses, all of which shall serve the residents of the Village and the surrounding
lands. In addition, the following criteria and conditions shall apply, except for those
modifications that are identified in the North Belle Meade Overlay:
A) Process for Approval: The Collier County Land Development Code includes provisions
for the establishment of Rural Villages. These provisions establish specific
development regulations, standards, and land use mix requirements. Subsequent to
the creation of these provisions, Rural Village applications shall be submitted in the
form of a Planned Unit Development (PUD) rezone and, where applicable, in
conjunction with a Development of Regional Impact (DRI) application as provided for
in Chapter 380 of Florida Statutes, or in conjunction with any other Florida provisions
of law that may supersede the DRI process.
B) Locational Restrictions:
1. A Rural Village shall not be located any closer than 3.0 miles from another Rural
Village.
2. No more than one Rural Village may be located in each of the distinct Receiving
Areas depicted on the FLUM.
3. 1. A Rural Village shall have direct access to a roadway classified by Collier County
as an arterial or collector roadway. Alternatively, access to the Village may be via
a new collector roadway directly accessing an existing arterial, the cost of which
shall be borne entirely by the developer.
4. 2. A Rural Village shall be located where other public infrastructure, such as
potable water and sewer facilities, already exist or are planned.
C) Rural Village Sizes, and Density, and Design:
1. Rural Villages shall be a minimum of 300 acres and shall utilize Rural Village
standards herein and within the LDC. A Rural Village shall have and a maximum
of 1,500 acres, except within Receiving Lands south of the Belle Meade NRPA
where the maximum size may not exceed 2,500 acres. The Rural Village size is
exclusive of the required green belt area. Rural Villages shall include a Village
Center and a minimum of two distinct neighborhoods.
2. The minimum and maximum gross density of a Rural Village shall be 2.0 units per
gross acre and 3.0 units per acre, respectively. The density calculation for a Rural
Village may include the base residential density permitted for the green belt area,
if such density is shifted to the Rural Village area.
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3. Density shall be achieved as follows:
a) The base density for the Agricultural/Rural Designation of 0.2 dwelling units per
acre (1.0 dwelling units per five acres) for lands within the Rural Village, and the
land area designated as a green belt surrounding the Rural Village, is granted by
right for allocation within the designated Rural Village.
b) The additional density necessary to achieve the minimum required density for a
Rural Village shall be achieved by any combination of TDR Credits and TDR
Bonus Credits. For each TDR Credit acquired for use in achieving the minimum
density in a Rural Village, one Rural Village bonus unit shall be granted.
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 one-half (1.0) (0.5) unit bonus for each (1) unit that is provided for low
income residents.
4) A density bonus of no more than 10% of the maximum density per acre
allowed for each additional acre of native vegetation preserved exceeding
the minimum preservation requirements set forth in Policy 6.1.2 of the
CCME.
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.
4. Greater than 50 percent of residential development shall be located within one
quarter mile of a Neighborhood Center or the Village Center.
5. Rural Villages shall include a Village Center and a minimum of two distinct
neighborhoods.
D) Land Use Mix:
1. Acreage Limitations
1. Neighborhood Center Characteristics
a) Small scale service retail and office uses allowed; maximum floor area ratio
(FAR) of .5
b) Parks and Public Green Spaces required; minimum of one (1) percent of total
Village acreage
2 Village Center Characteristics
a) Floor Area Ratio or Intensity
1. Retail and Office allowed; maximum FAR of 0.5
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2. Civic, Government, and Institutional Services allowed; maximum FAR of 0.6
3. Group Housing allowed; maximum FAR of 0.45
4. Transient Lodging allowed; maximum of 26 units per acre net
b) Goods and Services required; minimum of 53 sq. ft. gross building area per
dwelling unit
c) Civic, Government and Institutional Services required; minimum of 10 sq. ft. per
dwelling unit
a) Neighborhood Center ‒ 0.5% of the total Village acreage, not to exceed 10
acres, within each Neighborhood Center.
b) Neighborhood Center Commercial – Not to exceed 40% of the Neighborhood
Center acreage and 8,500 square feet of gross leasable floor area per acre.
c) Village Center ‒ Not to exceed 10% of the total Village acreage.
d) Village Center Commercial ‒ Not to exceed 30% of the Village Center acreage
and 10,000 square feet of gross leasable floor area per acre.
e) d) Research and Technology Parks allowed; must be – Cconsistent with the
provisions of the Research and Technology Park Subdistrict in the Urban
Mixed Use District, excluding paragraph j; the Park shall not exceed 4% of the
total Village acreage.
f) Civic Uses and Public Parks ‒ Minimum of 10% of the total Village acreage.
E) Open Space and Environmental Protection:
1. Greenbelts: In addition to the requirements for parks, village greens, and other
open space within the Rural Village, a greenbelt averaging 200 300 feet in width
but not less than 2100 feet in width, shall be required at the perimeter of the Rural
Village. The Greenbelt is required to ensure a permanent un-developable edge
surrounding the Rural Village, thereby discouraging sprawl. Greenbelts shall only
be designated on Receiving Lands. The allowable residential density shall be
shifted from the designated Greenbelt to the Rural Village. The greenbelt may be
concentrated to a greater degree in areas where it is necessary to protect listed
species habitat, including wetlands and uplands, provide for a buffer from adjacent
natural reservations, or provide for wellfield or aquifer protection, Golf courses and
existing agriculture operations are permitted within the greenbelt, subject to the
native vegetation preservation requirements specified below in paragraph 2.
However, golf course turf areas shall only be located within 100 feet of the
Greenbelt boundaries (interior and exterior boundary); further, these turf areas
shall only be located in previously cleared, or disturbed areas (see CCME Policy
6.1.2(1)).
2. Open Space and Native Vegetation Retention.
a) Native Vegetation shall be preserved as set forth in the Conservation and
Coastal Management Element Policy 6.1.2.
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b) Open Space: Within the Rural Village and required Greenbelt, in aggregate, a
minimum of 40% of Open Space shall be provided.
3. An environmental impact statement for the Rural Village and surrounding greenbelt
area shall be submitted in accordance with Policy 6.1.7 of the CCME.
F) Fiscal Neutrality: A Rural Village may only be approved after demonstration that the
Village will be fiscally neutral to county taxpayers outside of the Village.
1. An analysis shall be conducted and submitted in conjunction with the PUD rezone
and/or DRI application evaluating the demand and impacts on levels of service for
public facilities and the cost of such facilities and services necessary to serve the
Rural Village. This evaluation shall identify projected revenue sources for services
and any capital improvements that may be necessary to support the Village.
Additionally, this analysis shall demonstrate that the costs of providing necessary
facilities and services shall be fiscally neutral to County taxpayers outside of the
Village. At a minimum, the analysis shall consider the following: a)
Stormwater/drainage facilities;
b) Potable water provisions and facilities;
c) Reuse or “Grey” water provisions for irrigation;
d) Central sewer provisions and facilities;
e) Park facilities;
f) Law enforcement facilities;
g) School facilities;
h) Roads, transit, bicycle and pedestrian facilities and pathways;
i) Solid Waste facilities.
Development phasing and funding mechanisms to address any impacts to level of
service in accordance with the County’s adopted concurrency management program.
Accordingly, there shall be no degradation to the adopted level of service for public
facilities and infrastructure identified above.
G) As part of the development of Rural Village provisions, land development regulations
shall identify specific design and development standards for residential, commercial
and other uses. These standards shall protect and promote a Rural Village character
and shall include requirements for parks, greens, squares, and other public places. In
addition to the public spaces required as a part of a Village Center or Neighborhood
Center. Rural Villages shall incorporate a Village Park and neighborhood parks. In
addition, the following shall be addressed:
1. Rural Village, Village Center and neighborhood design guidelines and development
standards:
• A formal street layout, using primarily a grid design and incorporating village
greens, squares and civic uses as focal points.
• Neighborhoods and the village center will be connected through local and
collector streets and shall incorporate traffic calming techniques as may be
appropriate to discourage high-speed traffic.
17.F.3
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• Consideration shall be given to the location of public transit and school bus
stops.
• Pedestrian paths and bikeways shall be designed so as to provide access and
interconnectivity.
• The siting of both schools and housing units within the village shall consider
the minimization of busing needs within the community.
• Each Rural Village shall be served by a primary road system that is accessible
by the public and shall not be gated. The primary road system within the village
shall be designed to meet County standards and shall be dedicated to the
public.
• Access drives shall not be required to meet County standards.
• A Rural Village shall not be split by an arterial roadway.
• Interconnection between the Rural Village and abutting developments shall be
encouraged required.
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 housing as required in the
Rural Fringe Mixed Use Overlay contained in the Collier County Land
Development Code shall receive a credit of one-half (0.5) units for each (1) unit
constructed. Collier County shall develop, as part of the Rural Village Overlay,
a methodology for determining the rental and fee-simple market rates that will
qualify for such a credit, and a system for tracking such credits.
• A mixture of recreational uses, including parks and village greens.
• Civic, community, and other institutional uses.
• A mixture of lot sizes, with a design that includes more compact development
and attached dwelling units within neighborhood centers and the Village
Center, and reduced net densities and increasingly larger lot sizes for detached
residential dwellings generally occurring as development extends outward from
the Village Centers. A mixture of retail, office, and services uses.
3. Specific development standards, including but not limited to, maximum net
densities; required yards; landscaping and buffering, and building heights.
4. If requested by the Collier County School Board during the PUD and/or DRI review
process, school sites shall be provided and shall be located to serve a maximum
number of residential dwelling units within walking distance to the schools.
Accordingly, schools, if requested, shall be located within or adjacent to the Village
Center. Where a school site is requested and provided, a credit toward any
applicable school impacts fees shall be provided based upon an independent
evaluation/appraisal of the value of the land and/or improvements provided by the
developer.
17.F.3
Packet Pg. 2542 Attachment: Ordinance - 032223(1) (25018 : Rural Fringe Mixed Use District Restudy GMPA)
PL20200002234
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H) For the Belle Meade and North Belle Meade Receiving Areas, within one (1) year from
the effective date of adoption of these amendments, staff will initiate a study to
evaluate the public infrastructure needs, maximum density allowance, employment
opportunities, and design parameters, and propose appropriate GMP and/or LDC
amendments.
4. Exemptions from the Rural Fringe Mixed Use District Development Standards ‒
The requirements, limitations and allowances of this District shall not apply to, affect or limit
the continuation of existing uses. Existing uses shall include: those uses for which all
required permits were issued prior to June 19, 2002; or projects for which a Conditional use
has been approved by the County prior to June 19, 2002; or, projects for which a Rezone
petition has been approved by the County prior to June 19, 2002 – inclusive of all lands not
zoned A, Rural Agricultural; or, land use petitions for which a completed application has
been submitted prior to June 19, 2002. The continuation of existing uses shall include
onsite expansions of those uses if such expansions are consistent with or clearly ancillary
to the existing uses. Hereafter, such previously approved developments shall be deemed
to be consistent with the Plan's Goals, Objectives and Policies and for the Rural Fringe
Mixed Use District, and they may be built out in accordance with their previously approved
plans. Changes to these previous approvals shall also be deemed to be consistent with the
Plan's Goals, Policies and Objectives for the Rural Fringe Mixed Use District as long as
they do not result in an increase in development density or intensity.
***********************************text break**************************************
V. OVERLAYS AND SPECIAL FEATURES [Page 99]
A. Area of Critical State Concern Overlay
The Big Cypress Area of Critical State Concern (ACSC) was established by the 1974 Florida
Legislature. The ACSC is displayed on the Future Land Use Map as an overlay area. The
ACSC encompasses lands designated Conservation, Agricultural/Rural, Estates and Urban
(Port of the Islands, Plantation Island and Copeland). Chokoloskee is outside the boundaries
of the Big Cypress ASCS. Two areas located within the boundaries of the ACSC are exempt
from the ACSC regulations: Everglades City: and, Ochopee, which is described as all of
Sections 27, 28, 33 and 34, Township 52 South, Range 30 East.
***********************************text break**************************************
B. North Belle Meade Overlay [Page 102]
The North Belle Meade (NBM) Overlay is depicted on the FLUM. Uses shall be as provided for
in Receiving, Neutral, NRPA and non-NRPA Sending Lands, except as provided herein for
Neutral Lands in Section 24, Township 49 South, Range 26 East, and shown on the North
Belle Meade Overlay Section 24 Map. Development and preservation standards within this
Overlay shall be as provided herein.
************************************textbreak*************************************
17.F.3
Packet Pg. 2543 Attachment: Ordinance - 032223(1) (25018 : Rural Fringe Mixed Use District Restudy GMPA)
PL20200002234
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C. Belle Meade Hydrologic Enhancement Overlay (BMHEO) [Page New]
The purpose of the BMHEO is to restore natural flow ways and rebalance freshwater flows into
two natural systems – Naples Bay and Rookery Bay. Naples Bay has been adversely impacted
over the years from an abundance of fresh water from the Golden Gate Canal; and, Rookery Bay
from increased salinity caused by too little freshwater inflow. The Comprehensive Watershed
Improvement Plan is a county initiative designed to address these adverse impacts with a series
of hydrologic improvements to rebalance these two natural systems while rehydrating
approximately 10,000 acres of land within and adjacent to the Picayune Strand State Forest to
reestablish historical flows through this area. As a result, lands within the BMHEO will have
standing water at varying levels depending on the location of these lands within the Overlay. The
Lands within the Core Hydration Area will be impacted by a larger volume of water and for a longer
period, and lands within the Primary and Secondary Flow Ways will be impacted to a lesser degree
(refer to BMHEO Map).
Lands within the BMHEO are under public and private ownership. Recognizing the public benefit
achieved through these hydrologic enhancements, private property owners within the BMHEO will
be eligible to participate in the Transfer of Development Rights Program, as provided within the
RFMUD TDR provisions herein.
************************************textbreak*************************************
CD. Natural Resource Protection Area Overlay [Page 120]
The purpose of the Natural Resource Protection Area (NRPA) Overlay designation is to protect
endangered or potentially endangered species and to identify large connected intact and relatively
unfragmented habitats, which may be important for these listed species. NRPAs may include
major wetland systems and regional flow-ways. These lands generally should be the focus of any
federal, state, County or private acquisition efforts.
NRPAs are located in the following areas:
1. Clam Bay Conservation Area (within Pelican Bay Plan Unit Development);
2. CREW (Corkscrew Regional Ecosystem Watershed);
3. North Belle Meade;
4. Belle Meade;
5. South Golden Gate Estates;
NRPAs located in the Rural Fringe Mixed Use District are identified as Sending Lands. Owners
of Pprivate property owners within these NRPAs may transfer residential development rights
from these important environmentally sensitive lands in accordance with Sending Lands
provisions.
Natural Resource Protection Areas (NRPAs) shall have the following standards:
17.F.3
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1. Vegetation Retention and Site Preservation - Calculated at the higher value of 90% of the
native vegetation present, or 90% of the total site area, or as may otherwise be permitted
under the Density Blending provisions of the FLUE. Applicable standards provided for in
CCME Policy 6.1.2 shall also apply;
2. Listed species protection shall be provided for as specified in CCME Policy 7.1.2;
3. Permitted and conditional uses for publicly owned lands within an NRPA Overlay shall be
those as set forth under the Conservation Designation.
4. For privately owned lands within a NRPA Overlay and designated Sending Lands,
permitted and conditional uses shall be those as set forth in the Rural Fringe Mixed Use
District for Sending Lands.
5. For privately owned lands within a NRPA Overlay and designated Estates, permitted and
conditional uses shall be those as set forth in the Estates Designation within the Golden
Gate Area Master Plan, in recognition of Florida’s private property rights laws. As these
privately owned Estates Designated lands are acquired for conservation purposes, the
Plan will be amended to change the Designation to Conservation.
6. There are approximately 15 sections of privately owned land within a NRPA Overlay that
are not designated Sending and are not located within the Rural Fringe Mixed Use District
(where all Sending Lands are located). Eight (8) of these sections, known as the “hole-in-
the-doughnut,” are located within the South Golden Gate Estates NRPA and surrounded
by platted Estates lots, almost all of which have been acquired by the State under the
Florida Forever program as part of the Picayune Strand State Forest. The remaining seven
(7) sections are within an approved mitigation bank located north and west of Corkscrew
Swamp Sanctuary. Uses on these lands are limited to restoration and mitigation and, at
the completion of this restoration process, these lands will be deeded to a land
management entity for conservation purposes. As these privately owned Agricultural/Rural
Designated lands are acquired for conservation purposes, the Plan will be amended to
change the Designation to Conservation. Until such time, in recognition of Florida’s private
property rights laws, permitted and conditional uses for these privately owned lands shall
be those set forth in the Agricultural/Rural Mixed Use District.
17.F.3
Packet Pg. 2545 Attachment: Ordinance - 032223(1) (25018 : Rural Fringe Mixed Use District Restudy GMPA)
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Exhibit A
17.F.3
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Exhibit A
[PL20200002234]
17.F.3
Packet Pg. 2547 Attachment: Ordinance - 032223(1) (25018 : Rural Fringe Mixed Use District Restudy GMPA)
17.F.4
Packet Pg. 2548 Attachment: BMHEO_Resolution 013023 (25018 : Rural Fringe Mixed Use District Restudy GMPA)
17.F.4
Packet Pg. 2549 Attachment: BMHEO_Resolution 013023 (25018 : Rural Fringe Mixed Use District Restudy GMPA)
17.F.4
Packet Pg. 2550 Attachment: BMHEO_Resolution 013023 (25018 : Rural Fringe Mixed Use District Restudy GMPA)
Ron DeSantis
GOVERNOR
Dane Eagle
SECRETARY
FLORIDA DEPAFTTMENT./
ECONOMIC OPPORTUNIYY
Au9ust 22,2O2z
Mr. C. James Sabo, AICP
Collier Comprehensive Planning Manager
2800 North Horseshoe Drive
N a ples, Florida 34104
Dea r Mr. Sabo:
This letter is in response to the e-mail dated August 77, 2622, notifying of an extension for the
adoption of a proposed amendment DEO 22-01ACSC to the Collier County Comprehensive Plan
pursuant to Section 163.3184(3), Florida Statutes.
The Department acknowledges receipt ofthe extension notification. The new extended
adoption date is June 11,2023. The Department reminds the County that all affected persons
who commented on the amendment need to be notified of the extension.
lf the proposed amendment is adopted, please submit the amendments to the Florida
Department of Economic Opportunity, Bureau of Community Planning, Plan Processing Team
within 10 working days of adoption pursuant to Section 163.3184(4), Florida Statutes.
lf you have any questions concerning this matter, please do not hesitate to contact Mr. Scott
Rogers at (850) 717-8510, or myself, at (850) 717-8483.
Sincerely,
84,
D. Ray Euba nks
Plan Processing Administrator
DRE/me
Florida Department of Economic Opportunity I Caldwell Building | 107 E. Madison Street I Tallahassee, FL 32399
(850) 245.7105 | www.FloridaJobs.org I www.Twitter.com/FLDEO I www.Facebook.com/FLDEO
An equal opportunity employer/program. Auxiliary aids and service are available upon request to individuals with
disabilities. All voice telephone numbers on this document may be reached by persons using TryffTD equipment via
the Florida Relay Service at 711.
17.F.5
Packet Pg. 2551 Attachment: DEO Response 22-01ACSC Collier RFMUD (25018 : Rural Fringe Mixed Use District Restudy GMPA)
17.F.5
Packet Pg. 2552 Attachment: DEO Response 22-01ACSC Collier RFMUD (25018 : Rural Fringe Mixed Use District Restudy GMPA)
Eubanks, Ray
From:
Sent:
To:
Cc:
Subject:
Attachments:
MoscaMichele < Michele.Mosca@colliercountyfl.gov>
Wednesday, August 17, 2022 5:28 PM
Eubanks, Ray
FrenchJames; BosiMichael; Sabo.,ames
TEXIERNALI - Collier County Amendment No.22 - 0lACSC (Rural Fringe Mixed Use
District .Restudy- Based Amend ments)
20220628085 50467 s.p df
Mr. Eu ba n ks:
ln accordance with Section 163.3184(3)(c)1., Florida Statutes, Collier Ccunty staff is requesting an extension to
the 180-day adoption requirement for Comprehensive Plan Amendment No. 22-01ACSC. The DEO's
Comments letter (attached)was received on June 15, 2022 and the required 180-day adoption period ends on
December 77,2022. County staff respectfully requests an extension to a date certain ofJune 11,2023 to adopt
the amendment; the extension will allow time for additional data collection and analysis to support
components ofthe amendment. Your consideration of this request is appreciated.
Respectfu lly,
M ichele R. Mosca, AICP
P rin cipal Planner
-z^
c,fiff.,,Countr*
Zoning Divisio n/Co mm unity Pla nning Section
2800 N. Horseshoe Dr., Naples, FL 34104
Phone: (239) 252-2466
Under Florida Law, e-mail addresses are public records. lf you do not want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. lnstead, contact this office by telephone or in wrjting.
1
17.F.5
Packet Pg. 2553 Attachment: DEO Response 22-01ACSC Collier RFMUD (25018 : Rural Fringe Mixed Use District Restudy GMPA)
DEdRon f)cSantis
GOVEIiNIOR
The Honorable William L. McDaniel
Chalrman, Collier County
Board of County Comm issioners
3299 Tamiami Trall East, Suite 303
Naples, Florida 34112
Dane Eaglc
SEC R TI'ARY
FLORIDA DEPARTMENT,/
ECONOMIC OPPORYUNITY
June 15, 2022
L
I
HECEIVHD
,tui, 2 4 it)'tt,
OFllCtill Ot; Cr:), l.lf:il ix.rl.J?,11'/
I10,1?l !l l-)t , {r,-r I l i'l I '/
'
),1 1lill.iritott!:ns
Dear Cha irman McDaniel:
The Department of Economic Opportunity ("Department") has completed its review of the
proposed comprehensive plan amendment for Collier County (Amendment No. 22-01ACSC), which was
received and determined complete on May 5, 2022, We have reviewed the proposed amendment in
accordance with the state coordinated revlew process set forth in Sectlons 163,3184(2) and (4), Florida
Statutes (F.S.), for compliance with Chapter 163, Part ll, F.S. The Department does not ldentlfy any
obiections or comments to the proposed amendment and this letter serves as the Objections,
Recommendations and Comments Report. Review comments received by the Department from the
approprlate reviewing agencies, If any, are enclosed.
The County should act by choosing to adopt, adopt with changes, or not adopt the proposed
amendment. For your assistance, we have enclosed the procedures for final adoption and transmittal of
the comprehensive plan amendment. The second publlc hearlng, which shall be a hearing on whether
to adopt one or more comprehensive plan amendments, must be held within 180 days of your receipt
of the Department's attached report, or the amendment will be deemed withdrawn unless extended by
agreement with notice to the Department and any affected party that provided comment on the
amendment pursuant to Section 163.3184(4)(e)1., F.S.
lf you have any questions related to this review, please contact Don Arellano, Planning Analyst, by
telephone at (850) 717-8452 or by email at Don.Arella no@deo, myf lorida.com.
sincere ly,
-f""rt l?rrgo-*-
Scott Rogers, Regional Planning Admlnistrator
Bureau of Communlty Planning and Growth
SR/da
Enclosure: Procedures for Adoption
Agency Comments
cc: James French, Deputy Department Head, Growth Management, Collier County
Margaret Wuerstle, Executlve Director, Southwest Florida Regional Planning Council
Florida Department of Economic Opportunily I Caldwell Building | 107 E, l\4odison Slreet lTallahassee, FL 32399
(850) 245.7105 | www,FloridaJobs.org I www.Twi(ter.comi FLDEO I www.Facebook.com/FLDEO
An equal opportunlty employer/program. Auxiliary aids and service are available upon request to indlviduals with
disabillties. Ari voice telephone numbers oir'Jt; ffi:I?ljujl"JT?i,1 o, o",""rs usins rrY/rrD equipmont via
17.F.5
Packet Pg. 2554 Attachment: DEO Response 22-01ACSC Collier RFMUD (25018 : Rural Fringe Mixed Use District Restudy GMPA)
SUBMITTAL OF ADOPTED COMPREHENSIVE PLAN AMENDMENTS
FOR STATE COORDINATED REVIEW
Section 163.3184(4), Florlda Statutes
NUMBER OF COPIES TO BE SUEMITTED:Please submit electronically using the Department's electronic
amendment su b mittal p ortal "Com orehe nslve Plan and Amendment Uoload"
\bgpt ilJlgldllsbt-f.e,eC!e.IoLca.cgnjlpA or submit three complete copies of all comprehenstve plan
materials, of which one complete paper copy and two complete electronic copies on CD ROM in
Portable Document Format (PDF) to the State Land Planning Agency and one copy to each entity below
that provided timely comments to the local government: the appropriate Regional Plannlng Councll;
Water Management DistricU Department of Tra nsportatio ni Department of Environmental Protectionj
Department of State; the appropriate county (municipal amendments only); the Florida Fish and Wildlife
Conservation Commisslon and the Department of Agrlculture and Consumer Services {county plan
amendments only); and the Department of Education (amendments relating to public schools)j and for
certain local governments, the approprlate mllltary lnstallatlon and any other localgovernment or
governmentalagency that has filed a wrltten request.
SUBMITTAL TETTER: Please include the following information in the cover letter transmitting the
adopted amendment:
_ Department of Economic Opportunity Tdentification number for adopted amendment package;
_ Summary description of the adoption package, lncluding any amendments proposed but not
adopted;
_ Ordinance number and adoption date;
_ Certification that the adopted amendment(s) has been submitted to all parties that provided
timely comments to the local gov€rnment;
_ Name, tltle, address, telephone, FAX number and e-mail address of local government contacU
_ Letter signed by the chief elected official or the person designated by the local government
ADOPTION AMENDMENT PACKAGE: Please include the following information in the amendment
packaSe:
-_
!n the case of text amendments, changes should be shown in strike-through/underline formau
_ ln the case of future land use map amendment, an adopted future land use map, In color
format, clearly depicting the parcel, its existing future land use designation, and its adopted designation;
17.F.5
Packet Pg. 2555 Attachment: DEO Response 22-01ACSC Collier RFMUD (25018 : Rural Fringe Mixed Use District Restudy GMPA)
_ A copy of anydata and analysesthe local government deems a ppropriate.
l.1l(:(.livct lrr){' 2, 70l'l (tllrdalc'rl h4ar.lr 2021)I,:tp.c 1 (i 2
_ Copy of executed ordinance adopting the comprehenslve plan amendment(s);
SuBBested effective date language for the adoption ordinance for state coordinated review:
"The effective date ofthis plan amendment, if the amendment is not tlmely challenged, shall be
the date the state Iand plannlng agency posts a notlce of Intent determining that this
amendment is in compllance. lf the amendment is timely challenged, or lf the state land
planninB atency issues a notice of intent determining that this amendment is not in cornpliance,
this amendment shall become effective on the date the state land planning a8ency or the
Administration Commission enters a final order determining this adopted amendment to be in
com pliance."
_ List of additionalchanges made ln the adopted amendment that the Department of Economlc
Opportunity did not previously revlewi
_ List offindlngs ofthe localgoverning body, ifany, that were not lncluded in the ordinance and
which provided the basis of the adoption or determination not to adopt the proposed amendment;
_ Statement lndicatint the relationship of the additlonal changes not previously reviewed by the
Department of Economic Opportunity to the ORc report from the Department of Economic opportunlty,
I'a!,,e 2 01 2llle.li\(.i.lrillr 2, 2l):l I (llf(lale(l t\4ar( lr 202t)
17.F.5
Packet Pg. 2556 Attachment: DEO Response 22-01ACSC Collier RFMUD (25018 : Rural Fringe Mixed Use District Restudy GMPA)
OrFtcB or, 1 H! Colrrfl sstoNER
(qjo) 6t7.77oo
Tng C,rPtlol
4oo SourH MoNtlo! STnur
Tru,Llurrsslr, Frontorr 32399,08oo
Flonrna DepanTlaBNT oF AcRICULTURE AND CoNsUMER SERvICEs
CoururssroNpn NtcoI,s "Ntxrl' FRreu
June 7,2022
VIA uS MAIL/EMAIL (m ichael.bosi@ collie rcou nlyfl.gov)
Colller County
Mlke Bosl
2800 N. Horseshoe Drive
Naples, Florida 34104
Re: DACS Docket fl 20220511-67-collier
Collier County
May l.1th, 2022
Dear, Mlke Bosl;
The Florida Depa rtment of Agricu lture and Consum er Services (the "Department") received the above-
referenced proposed comprehensive plan amendment on May 11tr', zo22 and has reviewed it pursuant
to the provisions of Chapter 163, Florlda Statutes, to address any potential adverse impacts to important
state resources or facilities related to agrlcultural, aquacultural, or forestry resources ln Florida lf the
proposed amendment(s) are adopted. Based on our levlew ofyour county's submlssion, the
Department has no comment on the proposal.
lf we may be of further assistance, please do not hesitate to contact me at 850-4L0'2292
Sincerely,
*)6,r*' &'-"
Thomas Poucher
Budget Directo r
Oflice of Policy and Budget
CC:Florlda Department of Economlc Opportunity
(SLPA #: Collier 22-0IACSC)
ru-2
thsh
Floilda1.8OO.HELPFI A www.FreshFromFlorlda,(om
17.F.5
Packet Pg. 2557 Attachment: DEO Response 22-01ACSC Collier RFMUD (25018 : Rural Fringe Mixed Use District Restudy GMPA)
Toi
Cci
subrectl
0ate!
Attachments:
Plarr Revie!,r
BtU llr Bi!y; DCPexl enlnla0c-ll!f(q)]!]cl1ls
PJan Revie\,,/
IEXTERNAL] - Collicr County 22'01Acsc Proposed
Friday, Jone 3, 2022 3:35r29 Pl,l
linao€002,pn0
To: Ray Eubanks, DEO Plan Review Administlatot'
Re: Colliel Coun(), 22-0lACSC - State Cooldinaled Review ofProposed Corrptehensive
Plan Arlendrrtent
Thc Office of I ntergovernrrental I)roglams ofthe Florida Depaltment of Envilonrrrental
Protection (Depalhrrent) has levierved the above-r'efelerrced anrendnrent package Lrndel tlte
provisions ofChaptel t63, Flolida Statutes, The Departnlerlt corlducted a detailed review that
focused on potential adverse irnpacts to inrportaut state resoulces and facilities, specifically:
ail aud water' pollution; rvetlands and otlter surface waters of the state; fedelal and state-owtred
lands and intelest in lands, including state palks, groenwa),s and hails, conservation
easements; solid rvaste; and water and \\,astewatel' trcatnrerrt.
Basetl orr oul revieu, of the submitted anrendnrent pacl<age, the Deparhneltt has found no
plovision tha(, if adopted, would lesult in adverse irnpacts to inrportant state resources subject
to lhe Departnlerrt's ju lisdict ion.
Please subnrit all futule an.rendments b;,enrailto plar.revjcrr,(}lloridarlel;.gol, Ifyour'
submittal is too lalge to send via enrail ol ilyou need othel assistarlce, co,llact Lindsay
Weavel al (850) 717-9037.
"'/. i7(..\, 1 ,(,( ':|tk." t
t-----E----_l
17.F.5
Packet Pg. 2558 Attachment: DEO Response 22-01ACSC Collier RFMUD (25018 : Rural Fringe Mixed Use District Restudy GMPA)
From!
Toi
Subject:
Datoi
Rlrnlon.Ilor(IaD
nrich a cl. bosi6lco lller rou ntyfl.ley; DCPcxtqnr alau encvconr lrertB
IEXTERNAL] - Colller County 22-01ACSC
Toesday, May 17,2022 2155105 PM
Dear N/r. Bosi,
The Office of Educational Facilitles within the Florida Department of Education has reviewed the
Collier County 22-01ACSC proposed comprehenslve plan amendment in accordance with sections
163.3180 and 163,3184, Florida Statutes. Based on review of the submitted materials, staff have no
comments on the proposed amendment. lf you have any questiot]s or need additional lnformation,
please contact me.
Sincerely,
Morgan Runion, AICP
Office of Educational Facilities
F orida Department of Education
17.F.5
Packet Pg. 2559 Attachment: DEO Response 22-01ACSC Collier RFMUD (25018 : Rural Fringe Mixed Use District Restudy GMPA)
Fromi
To!
Cci
Subjest:
Date:
G. orjq!, cleolxkn
DElIe-xler!3laqe&ylo!1ars.lls
lllll]Erlhq{dlqlllqr(olrntvfl .oov; [&qers. S.on; Dlrrrlrlllc{inswf r oc.or(
IEXTIRNAL] - Coliler County. DEO #22-1ACSC, Comments on Proposed Comprehenslve Plan Amendment
Tuesday, May 24, 2022 2:43:12 Pl'l
Dear Mr. Eubanks
The South Florida Water Management District {District) has completed lts review of the proposcd
amendment package submitted by Collier County {County). The packaBe includes Future Land Use
Text Amcndments to the Comprehensive PIan. There appear to be no regionally si8nificant water
resource issues; therefore, the District forwatds no comments on the proposed amendment
package.
The District requests that the County forward a copy of the adopted amendments to the Dlstrict at
the following email mailbox addrcsii5fl-o_e&eQvPlAN-@s{wl]xl,go!. Please contact n'te if you have
any questions or need additional information,
Sincerc y,
Ms. Glennika Gordon, Policy and Planning Analyst.
South Florida Water Management District
Water Supply Implementation Un it
3301 Gun Club Road
West Palm Beach, FL 33406
Phone: 561-682-2544
Fax: 561-681-6264
E-Mail: ggordon @sfwmd.ggy
17.F.5
Packet Pg. 2560 Attachment: DEO Response 22-01ACSC Collier RFMUD (25018 : Rural Fringe Mixed Use District Restudy GMPA)
Toi
Cc:
Subject:
Datci
fuillDs.orvan
!]lOn-cLUogllllallle(quiyll-0.ay
DCPcx!aroalaoencvcomnrents; Beshpars Cri.lin; lryillq. Robett; llicrutto'o. tauia; Cuchelta. losh
LEXTERNALI - Cofler County 22{l ACSC (GroMh Management Plan Am€ndment)
Thursday, J!ne 2, 2022 1r57r05 Pftl
Mr. llosi:
Flolida l"ish at.td Wildlife Conselvatiorr Commission (FWC) staff leceived your request fol.revie\v of
the ploltosed cornprellensive plan allteltdnlenl, We have no coltnteDts, I econlmendatioDs, or
ob.icclions related to listed species and their habitat ol other'fislr and rvildlife lesources to offel ol
this atttendmeltt While there ale no objecliorrs to the amendr)1ent, the following get)elal technical
assistauce iltfolll'!ation is plovided to assist courlly staffand fi.rture applicants rvhen considering the
potential fol impacts to state-listed species associated rvith specifir] devolop0tent prnjects. IrWC
stat'fstrongly tecontlltelrd early planning coordiDation nleetings if impacts to statcjisted species and
their habitat are expecled \\,ith specific plojects and localions. To scliedule a cool.diltation nleeting,
please corltact our office by etnail at (i:t llvircsnN.,1v FW(',aun and staff will beS
happy to lueet \vitlr au applicant, county staff, or Depaftment of [cotromic Opportuuity staff.
Wildlife crossings il,ere mentioued in the Rulal Flinge Mixed-Use Dislricl Restudy White paper
(page 59 of62) which rvas included as an attachtnenl to the proposed amendnleDt. For frrtru.e
planning consideution, thete are numerous rvildlife clossing designs u,hiclt are suitable for tafget
nramn'rals, amphibiarrs, and reptile species, including sorne designs lhat provide for both aquatic and
tellestrial species lroyeurent as rvell as habitat and hydlological conneclivity. While thete are
lr[1D]erous tesources fo designing tvildtife underpasses, examples and guidelines fol various u,ildlife
underpasses irl Florida can be oblained flom The Flolida Departnletlt of Transllo(ation at:
lrUrsJllilluyry-b1d)cerq.r!inrlorvs.neUstlq,lrri t),/docsklefilrlL
siuueir[rltirqlnurU]lulxAvjlcllili:qers,sirg,8uidsLhes=20] turjs jorrs.pd l'?s ['ssL6&4!/!g-l] or. fr.orn
the U.S, Department of Transpol tation al:
i-U/\y\fr, I'lr\\'n.(lo!,-covletwlLolttult/11 illcr -clossirrSs/rrlrirr.cl}r.
On-sjte rvildlife surveys are cousidered tlrc lnost reliable method for.deternriling the prcsence of
listed species or poteutial habitat and potential inrpacts associated rvith specific developntent
projects. Species-specific sr.uveys ale tinre sensitive and ar.c best condLrctcd by tLained rvildlife
biologists \\,itll recent documented experience. Species-specific survey protocols approved IJy the
U.S. Fish and Wildlile Se:'vice (USFWS) and the FWC arc plovided in the Flor.ida Wildlife
Consewation Guide at N11ts://rl,v l\vc. corrr/consen,at irin/r,a lrre/l\vcg/ or in the FWC Species
Conservation Measules and Pernritting GLridelines available at
1-rlt6:1/r 1y fivc , c o n /s, i I ttlilb lrabrfrrtsAvillJ LLb@ rec ies- g:,riddjrrcr1.
There ale seveml public data sources and onlirre tools available that may be uscful dur.ing
pteliminaly leviews before conductir)g plarrning and field sur.veys for.futurc projects. For example,
the Florida Natural Areas Inventory (FNAI) Biodiversity Matdx Map Server
(lt!lPsl//ryu'rv.l}ai.olg/bioirrtro.cllr) rvhich plovides access to lale species occurrence information
stateu,ide, FWC Gophet'Tofioise PeImit Map
(bl1.ns/lpublic.rny l\,c cordfiilrs/Eltttat)fure4B$e]ni!r!&hlrn.l), and the USFWS's Infor.mation for
Planning and Consultation (lPaC) systenr (bqxlleeuJus-coViplel). Natural resour.ce ma1:ping
data dorvnloads, inch.rding listed species dala, are available at
lulnlgeqlal0,r-ryfue.el:trU;agcs/llrlaul and the Flolida Gcogmphic Dara Liblary ar
hl tPs ://-ryrvty-ig_dLru'ELtrcJarlAuurp I o rgle,rp]oet;jlip.
The liability to l)ot itDpact or cause "take" of listed species, n)igratoty wildlife, aud other regulatcd
species of rvildlife is the responsibility of the applicant or. developer. associated with any future
17.F.5
Packet Pg. 2561 Attachment: DEO Response 22-01ACSC Collier RFMUD (25018 : Rural Fringe Mixed Use District Restudy GMPA)
devclopnrent plojecl. Any ir')terested pafiy can refer to the Florida Adrninistlative Code,68A-27 for
definitions of"take" and a list ofspecies. Ifstate-listed species are observed on-site, I;WC slaflare
available to plovide decision suppolt jnfolnatiol'| or assist in obtaining the appropriate pernrits, lf
lcdcrally-designated Critical llabitat ol fedelally listed species arc preselrl oL would be iurpacted by
a proposcd projec(, please contact the appropriate regional USFWS Ecological Selvice Office
FWC staffappreciate the oppoftlnity to teview the proposed antendment. Please seud auy requests
fol firlther inforuration to eolservalionl)Ltnr)ir)ilSor,.rr.cs(!Mg.\(e_eul.
Sincelely,
Bryan Phillips
Conservation Planning Services
I.lolida Fish and Wildlife Conservation Commission
391 I Hwy 2321
Panarna Cit1,, Flolida 32409- I 658
Office: 850-7 67 -3646
17.F.5
Packet Pg. 2562 Attachment: DEO Response 22-01ACSC Collier RFMUD (25018 : Rural Fringe Mixed Use District Restudy GMPA)
DEdRon DeSantis
GOVE I]NO R
Danc flaglc
SECRETARY
FLORIDA DEFAFITMENT y'
ECONOMIC OFPORTUNITY
HECEIVIiD
JUt\ 2 4 tli'z
)une 1.6, 2022
OfFlCES Orr (;llt.Lllltl t:OIl']1 y
FOnfiD Oi: Ct)tJNty ()()i,lifltisti )N: rit.)
The Honorable William L. McDaniel
Chairman, Collier County
Board of Cou nty Commissioners
3299 Tamiami Trall East, Sulte 303
Naples, Florida 34L12
Dear Chairman McDaniel:
The Department of Economic Opportunity ("Department") has completed lts review of
the comprehensive plan amendment for Collier County adopted by Ordinance No, 2022-17 on
May fO,2022 (Amendment No. 21-06ER), whlch was received and determined complete on
May 76,2022. We have reviewed the amendment in accordance with the state coordinated
review process set forth in Sections 163.3184{2) and (4), Florida Statutes (F,S.), and have
determined that the adopted amendment meets the requirements of Chapter 163, Part ll, F.S.,
for compliance, as deflned in Section 163.3184(1Xb), F.S. The Department is therefore issuing a
Notice of Intent to find the comprehensive plan amendment "ln Compliance." A copy of the
Notice of lntent is enclosed and will be posted on the Department's lnternet website, You may
access the Notice of Intent at: htt o://florida i
The Department's Notice of lntent to find a plan amendment "ln Compliance" is deemed
to be a final order if no timely petition challenging the amendment has been filed. lf this plan
amendment is challenged by an affected person, the amendment will not become effective
until the Department or the Admlnlstration Commission enters a final order determlnlng the
amendment to be "ln Compliance."
Florlda D6partment of Economic Opportunlty I Caldwell Building I 107 E. lvladison Street ]Tallahassee, FL 32399
(850) 245.7105 www.FloridaJobs.org I www,Twitter.com/FLDEO I www,Fa0ebook,corn/FLDEO
An oqual opportunlty 6mployer/program. Auxiliary alds and service are avallable upon requesl 1o individuals with
dlsabllities, All voice t6lephono numb€rs on thls documont may be reached by persons uslng TTY/TTD oquipment via
the Florlda Relay Sorvic6 at 71 1.
obs. fo rce. com /o rc
l
17.F.5
Packet Pg. 2563 Attachment: DEO Response 22-01ACSC Collier RFMUD (25018 : Rural Fringe Mixed Use District Restudy GMPA)
The Honorable William L. McDaniel, Chalrman
June 16,2022
Page 2 of 2
lf you have any questions concerning this review, please contact Don Arellano, Planning
Analyst, by telephone at (850) 717 -8452 or by email at Don,Arellano@deo. myflorlda.com.
S in ce re ly,
C,x-2r--'-
Scott Rogers, Regional Planning Administrator
Bureau of Community Planning and Growth
SR/da
Enclosure: Notice of lntent
cc: James Frency, Deputy Department Head, Growth Management, Collier County
Iames Sabo, Planning Manager, Collier County Comprehensive Planning
Margaret Wuerstle, Executive Director, Southwest Florida Regional Planning Council
17.F.5
Packet Pg. 2564 Attachment: DEO Response 22-01ACSC Collier RFMUD (25018 : Rural Fringe Mixed Use District Restudy GMPA)
S'I'ATE OF FI-ORIDA
D EPr\RTMEN'| OF ECONOIVIIC OPPORTUNITY
]'HE STA'I'E LAND PLANNING -AGENCY
NOTICE OF INTE,NT TO ITIND THE
COLLiE,RCOUNTY
CO\,lPltEI-lllNSIVE PLAN AIVIENDivIENT
IN COM}LIANCE
DOCKE r NO. 21-06E1{-NOI-1 101-(A)-(D
TIre Dcpartment gives notice of its intelt to find the Amendmelt to dre Comprehetrsive
Plan for Collier County, adopted by Otdilrance No,2022-17 on lvlay 10, 2022, IN COh{I'LII\NCE,
purslrant to Section 163,3184(4), F.S.
If a timely petition challenging fhe Amcndment is not filed withil tluty (30) dnys afte r: dre
local government adopted thc r\mendment, thc An.rcndmcnt bccome effectivc upon the postirtg of
this Noticc of Intent on thc DePartment's Intenret Wcbsite. If a timcly petition is file d, dre
t\rncndrrcnt does not bccome effectivc until thc Depafunent or the Administr:atron Con:Inission
enters a final ordet determiniug that dre r\lnendment is il compllruce.
sD,S tal.Ls bury,
llICaU O f Cornmunity ?lanning and Grorvdr'Division of Comtnunity Developmcnt
Dcpartment of Economic Opportunity
107 East Madison Stteet
Tallahassee, Floida 32399
17.F.5
Packet Pg. 2565 Attachment: DEO Response 22-01ACSC Collier RFMUD (25018 : Rural Fringe Mixed Use District Restudy GMPA)
17.F.7
Packet Pg. 2566 Attachment: legal ad - agenda ID 25018 (25018 : Rural Fringe Mixed Use District Restudy GMPA)
17F
\apIr33 4,-
AalitroattitH At W6
PART OF THE USA TODAY NETWORK
Published Daily
Naples, FL 34110
BCC ZONING DEPT
3299 TAMIAMI TRL E#700
NAPLES, FL 34112
ATTN
Affidavit of Publication
STATE OF WISCONSIN
COUNTY OF BROWN
Before the undersigned they serve as the authority,
personally appeared who on oath says that they serve
as legal clerk of the Naples Daily News, a daily
newspaper published at Naples,in Collier County,Florida;
distributed in Collier and Lee counties of Florida;that the
attached copy of the advertising was published in said
newspaper on dates listed. Affiant further says that the
said Naples Daily News is a newspaper published at
Naples, in said Collier County, Florida, and that the said
newspaper has heretofore been continuously published
in said Collier County,Florida; distributed in Collier and
Lee counties of Florida,each day and has been entered
as second class mail matter at the post office in Naples,
in said Collier County, Florida , for a period of one year
next preceding the first publication of the attached copy
of advertisement and affiant further says that he has
neither paid nor promised any person, or corporation
any discount, rebate, commission or refund for the
purpose of securing this advertisement for publication in
the said newspaper.
4/5/2023
Subscribed and sworn to before on April 5th, 2023
___/ /. �/��isi 7.h6.______ ,.
Notary,State of WI,County of Brown
My commission expires: /, '7—137C
KATHLEEN ALLEN
PUBLICATION COST: $1,008.00 Notary Public
AD NO:GCI1039401 State of Wisconsin
CUSTOMER NO:505868 —`
PO#:RFMUD Restudy Amendments(Large
Scale GMPA Adoption)PL20200002234
AD SIZE: DISPLAY AD W/MAP 3X9.95
• 7F rr...
NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER
AN ORDINANCE
Notice Is hereby given that a public hearing will be held by the Collier County Board of County Commissioners(BCC)at 9:00 A.M.on
April 25,2023,in the Board of County Commissioners meeting room,third floor,Collier Government Center,3299 East Tamiami Trail,
Naples,FL to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING ORDINANCE 89-05,AS AMENDED,THE COLLIER
COUNTY GROWTH MANAGEMENT PLAN OF THE UNINCORPORATED AREA OF COLLIER COUNTY,FLORIDA,RELATING TO THE
RURAL FRINGE MIXED USE DISTRICT RESTUDY AND SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND THE
FUTURE LAND USE MAP AND MAP SERIES TO REQUIRE TRANSFER OF DEVELOPMENT RIGHTS FOR COMPREHENSIVE PLAN
AMENDMENTS FOR INCREASED RESIDENTIAL DENSITY IN THE URBAN MIXED USE DISTRICT AND THE RURAL FRINGE MIXED
USE DISTRICT;AMENDING THE URBAN MIXED USE DISTRICT,URBAN RESIDENTIAL FRINGE SUBDISTRICT TO REMOVE THE
DENSITY BONUS CAP ON RESIDENTIAL IN-FILL AND REMOVE THE REQUIREMENT TO USE TRANSFER OF DEVELOPMENT RIGHTS
WITHIN ONE MILE OF THE URBAN BOUNDARY;AND AMENDING THE RURAL FRINGE MIXED USE DISTRICT OF THE FUTURE LAND
USE ELEMENT TO CHANGE DEVELOPMENT STANDARDS AND REQUIREMENTS,INCREASE DENSITY ON RECEIVING LANDS FOR
AFFORDABLE HOUSING,ADD TRANSFER OF DEVELOPMENT RIGHTS CREDITS,ADO USES IN RECEIVING AREAS,AND ADD A
CONDITIONAL USE FOR RECREATION IN SENDING LANDS,AND TO AMEND DEVELOPMENT STANDARDS FOR RURAL VILLAGES;
AND CREATE THE BELLE MEADE HYDROLOGIC ENHANCEMENT OVERLAY;AND TO CORRECT A SCRIVENER'S ERROR FOR THE
IMMOKALEE ROAD RURAL VILLAGE OVERLAY ON THE FUTURE LAND USE MAP;AND FURTHERMORE DIRECTING TRANSMITTAL
OF THE ADOPTED AMENDMENTS TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY AND PROVIDING FOR AN
EFFECTIVE DATE.(PL20200002234]
Immokalee
RD
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Project m "
Location CO
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A copy of the proposed Ordinance is on file with the Clerk to the Board and is available for inspection.All interested parties are invited
to attend and be heard.
All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the agenda item to
he addressed.Individual speakers will be limited to three(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 for a group or organization may be allotted
ten(10)minutes to speak on an item.Written materials intended to be considered by the Board shall be submitted to the appropriate
County staff a minimum of seven days price to the public hearing.Al materials used in presentations before the Board will become a
permanent part of the record.
As part of an ongoing initiative to encourage public involvement,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 through the
fink provided within the specific event/meeting entry on the Calendar of Events on the County website at www.colliercountyfl.gov/
our-county/visitors/calendar-of-events after the agenda is posted on the County website.Registration should be done in advance of the
public meeting,or any deadline specified within the public meeting notice.Individuals who register will receive an email in advance of
the public hearing detailing how they can participate remotely in this meeting.Remote participation is provided as a courtesy and is
at the user's risk.The County is not responsible for technical issues.For additional information about the meeting,please call Geoffrey
Willig at 252-8369 or email to Geoffrey.Willigdacolliercoantyfl.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(2)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
RICK LOCASTRO,CHAIRMAN
CRYSTAL K.KINZEL,CLERK
By:Jennifer Hansen,Deputy Clerk
(SEAL) eo.rcne,anot-at