Agenda 11/14/2023 Item #17G (Ordinances - Amending the Future Land Use Element of the Golden GateArea Master Plan Element and the Immokalee Area Master Plan Element and the Transportatetion Element for the Affordable Housing Initiatives)11/14/2023
EXECUTIVE SUMMARY
Recommendation to adopt Ordinances amending the Collier County Growth Management Plan relating to
affordable housing initiatives, specifically the Future Land Use Element, the Golden Gate Area Master Plan
Element, the Immokalee Area Master Plan Element, and the Transportation Element to allow affordable
housing by right in certain commercial zoning districts with a sunset date, to allow an increase in density for
affordable housing, to establish a Strategic Opportunity Sites Subdistrict, and a Transit Oriented
Development Subdistrict; and directing transmittal of the adopted amendments to the Florida Department
of Commerce. PL20210000660 - Affordable Housing Initiatives GMPA
_____________________________________________________________________________________
OBJECTIVE: For the Board to approve (adopt) an amendment to the Collier County Growth Management Plan
(GMP) pertaining to Affordable Housing Initiatives for transmittal to the Florida Department of Commerce (DOC,
formerly the DEO-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 19, 2022. The
Board held its Transmittal hearing on March 28, 2023. Their respective transmittal recommendations/actions
are contained in the CCPC Adoption Hearing Staff Report, and the complete staff analysis of this petition is
provided in the CCPC Transmittal Staff Report.
• The Transmittal package was provided to the Florida Department of Commerce and other reviewing agencies
on April 7, 2023.
• After reviewing the Transmitted amendment within each reviewing agency’s authorized scope of review, the
DOC rendered their Objections, Recommendations, and Comments (ORC) Report. The DOC raised two (2)
Objections concerning non-residential intensity of use standards and Coastal High Hazard Area density
increase. Staff has addressed the DOC’s Objections in the attachment titled “Response to DOC ORC Report.”
The ORC Report is located within materials provided to the CCPC and contained in the Board backup
materials. The remaining reviewing agencies did not provide comments.
• The CCPC held its Adoption Hearing on October 5, 2023. 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; the Golden Gate City Sub-element of Golden Gate Area Master Plan Element
and Future Land Use Map; the Immokalee Area Master Plan Element and Future Land Use Map; and the
addition of a Policy to the Transportation Element.
This petition seeks to amend the GMP, adopted by Ordinance No. 89-05, specifically amending three existing
subdistricts in the Future Land Use Element (Mixed Use and Interchange Activity Centers, and Commercial Mixed
Use), and three new subdistricts are established in the FLUE and on the countywide FLUM-Future Land Use Map
(Conversion of Commercial by Right, Strategic Opportunity Sites, Transit Oriented Deve lopment). Also, three
subdistricts are added to the Golden Gate Area Master Plan’s (GGAMP) Golden Gate City Sub-Element (GGCS-E)
and FLUM (Commercial Mixed Use by Right, Conversion of Commercial by Right, and Transit Oriented
Development). One subdistrict is added to the Immokalee Area Master Plan (IAMP) and FLUM (Transit Oriented
Development). Also, a policy is added to the Transportation Element for Transit Oriented Developments, and
policy additions are included to list the names of the new subdistricts and the one subdistrict with a modified name.
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The proposed GMP-Amendments would:
1. Increase eligible density within the County’s twenty-two Activity Centers from 16 units per acre, to 25
units per acre, when the proposal provides for housing that is affordable.
2. Allow for the conversion of commercial properties determined to be consistent per policy (those
commercial properties that are not associated with an Activity Center) through an administrative process,
rather than a public hearing when providing for housing that is affordable.
3. Allow for affordable housing by right within the Commercial Zoning Districts when the units are income
restricted.
4. Adopt a new sub-district within the Future Land Use Map of the GMP, titled Strategic Opportunity Sites
(SOS) to allow for up to 25 units per acre of housing that is affordable to existing areas associated with jobs
and job creation, such as Business Parks and Research and Development Parks.
5. Increase Density along dedicated transit (bus) lines. When a project centers its design around a transit stop
by placing 50 percent of the total units within one-quarter of a mile of a transit stop, the project would be
eligible for 13 units per acre of market rate housing and if the project proposes to include ho using that is
affordable that eligibility increase to a maximum of 25 units per acre.
The proposed amended text, as recommended by the Collier County Planning Commission (CCPC), is depicted in
the Ordinance Exhibits.
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 (1014), Current Planning Fund Center (138326).
GROWTH MANAGEMENT IMPACT: This is an Adoption public hearing for an amendment to the GMP.
After Adoption, the DOC will have 31 days (from the date DOC determines the Adoption package received from
Collier County is complete) to review the adopted Plan amendment and, if the 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 has 31 days (from the date of Board Adoption) to file a challenge. If a timely
challenge is not filed by DOC or an affected party, the amendment will become effective.
LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized and subject to
the procedures established in Chapter 163, Part II, Florida Statutes, The Community Planning Act, and 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 appropriat e 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 appr opriate
way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of
the plan or plan amendment at issue.” 163.3177(1)(f), FS. In addition, s. 163.3177(6)(a)2, FS provides that FLUE
plan amendments shall be based on surveys, studies, and data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of non -
conforming uses inconsistent with the community's character.
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
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diversify the community’s economy.
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 resources 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. It requires an affirmative vote of four for approval because this is the
Adoption hearing of the GMP amendment. [HFAC]
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: The CCPC
forwards petition PL20210000660 to the Board with a recommendation to adopt and transmit to the Florida
Department of Commerce.
COLLIER COUNTY PLANNING COMMISSION RECOMMENDATION:
The CCPC reviewed and discussed the proposed amendment at their October 5, 2023, meeting. There was one (1)
registered speaker. The speaker proposed that all affordable units approved under the affordable housing initiatives
be leased or purchased by essential service personnel currently residing in the area and preferred home ownership.
The CCPC voted 7/0 to forward the subject petition to the Board with a recommendation to adopt and transmit to
the Florida Department of Commerce and other statutorily required agencies, per staff’s recommendation, and with
the inclusion of clarifying language regarding the sunset provision for the Commercial Mixed Use “by right”
Subdistrict and the Conversion of Commercial “by right” Subdistrict.
RECOMMENDATION: To adopt by Ordinances and transmit petition PL20210000660 to the Florida
Department of Commerce and other statutorily required agencies, per CCPC’s recommendation.
Prepared by: Michele Mosca, AICP, Planner III, Growth Management Community Development Department,
Community Planning and Resiliency Division
ATTACHMENT(S)
1. CCPC Adopt. Staff Report - Housing Initiatives (PDF)
2. Ordinance Adoption FLUE - 101023 (PDF)
3. Ordinance Adoption GGAMP 10-19-23 (PDF)
4. Ordinance Adoption Immokalee Area Master Plan - 081123 (PDF)
5. Ordinance Adoption -Transportation - 081123(1) (PDF)
6. Response to DOC ORC Report_Housing Intiatives.FNL (PDF)
7. DEO ORC Report_COLLIER CO. 23-01ACSC (P) ORC (PDF)
8. Transmittal CCPC Staff Report (PDF)
9. Transmittal Executive Summary Agenda 03_28_2023 Item # 9B (PDF)
10. Transmittal Resolution 2023-57 (PDF)
11. [Linked] Transmittal_Housing Initiatives Packet (PDF)
12. legal ad - agenda ID 26905 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.G
Doc ID: 26905
Item Summary: Recommendation to adopt Ordinances amending the Collier County Growth Management Plan
relating to affordable housing initiatives, specifically the Future Land Use Element, the Golden Gate Area Master
Plan Element, the Immokalee Area Master Plan Element, and the Transportation Element to allow affordable
housing by right in certain commercial zoning districts with a sunset date, to allow an increase in density for
affordable housing, to establish a Strategic Opportunity Sites Subdistrict, and a Transit Oriented Development
Subdistrict; and directing transmittal of the adopted amendments to the Florida Department of Commerce.
PL20210000660 - Affordable Housing Initiatives GMPA
Meeting Date: 11/14/2023
Prepared by:
Title: Planner, Principal – Zoning
Name: Michele Mosca
10/10/2023 4:56 PM
Submitted by:
Title: Zoning Director – Zoning
Name: Mike Bosi
10/10/2023 4:56 PM
Approved By:
Review:
Growth Management Community Development Department Diane Lynch Growth Management DepartmentCompleted
10/16/2023 3:33 PM
Development Review Cormac Giblin Additional Reviewer Completed 10/17/2023 11:57 AM
Zoning Mike Bosi Division Director Completed 10/17/2023 12:00 PM
Growth Management Community Development Department James C French Growth Management Completed
11/01/2023 12:51 AM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 11/01/2023 11:59 AM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 11/01/2023 12:44 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 11/01/2023 1:27 PM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 11/02/2023 9:58 AM
County Manager's Office Amy Patterson Level 4 County Manager Review Completed 11/08/2023 3:46 PM
Board of County Commissioners Geoffrey Willig Meeting Pending 11/14/2023 9:00 AM
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STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT,
ZONING DIVISION, COMPREHENSIVE PLANNING SECTION
HEARING DATE: October 5, 2023
RE: PETITION PL20210000660, COLLIER HOUSING PLAN AFFORDABLE
HOUSING INITIATIVES GROWTH MANAGEMENT PLAN AMENDMENT
(GMPA) [ADOPTION HEARING]
ELEMENTS: FUTURE LAND USE ELEMENT, GOLDEN GATE AREA MASTER PLAN
ELEMENT/GOLDEN GATE CITY SUB-ELEMENT, IMMOKALEE AREA
MASTER PLAN ELEMENT, TRANSPORTATION ELEMENT
PROPOSED AMENDMENT: This GMPA petition consists of multiple amendments. Three existing
subdistricts in the Future Land Use Element (FLUE) are amended (Mixed Use and Interchange Activity
Centers, and Commercial Mixed Use), and three new subdistricts are established in the FLUE and on
the countywide FLUM-Future Land Use Map (Conversion of Commercial by Right, Strategic Opportunity
Sites, Transit Oriented Development). Also, three subdistricts are added to the Golden Gate Area
Master Plan’s (GGAMP) Golden Gate City Sub-Element (GGCS-E) and FLUM (Commercial Mixed Use
by Right, Conversion of Commercial by Right, and Transit Oriented Development). One subdistrict is
added to the Immokalee Area Master Plan (IAMP) and FLUM (Transit Oriented Development). Also, a
policy is added to the Transportation Element for Transit Oriented Developments, and policy additions
are included to list the names of the new subdistricts and the one subdistrict with a modified name .
Further explanation of the proposed amendments is provided in the Transmittal Staff Report.
The Collier County Planning Commission (CCPC) materials include the Ordinances with Exhibit text
and maps for the petition. These exhibits reflect the text and maps as approved by the Board of County
Commissioners (Board) for Transmittal and as subsequently modified by staff to address the Florida
Department of Economic Opportunity’s (DEO) Objections, Recommendations, and Comments Report
(see attachment titled, “DEO ORC Report”). Note: As of July 1, 2023, DEO is now known as the
Department of Commerce (DOC).
In response to the ORC Report, staff is proposing text changes to 1) The Strategic Opportunities Sites
Subdistrict in the FLUE to establish a Floor Area Ratio (FAR) and include an acreage limitation for the
Subdistrict – both to address the DOC’s concern regarding non-residential use intensity; and, 2) The
Mixed Use Activity Center (MUAC) Subdistrict in the FLUE to exclude those MUACs located within the
Coastal High Hazard Area (CHHA) from increasing residential density under this proposed affordable
housing initiative. The proposed text changes are identified and explained in the “Response to DOC
ORC Report” attachment below under Adoption – Staff Recommendation. Additionally, the referenced
text changes are identified in the Ordinance Exhibits.
Transmittal hearings on the subject amendment were held on May 19, 2022, CCPC, and on March 28,
2023, Board. The Transmittal recommendations are presented further below.
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Within the CCPC materials provided, you will find the Transmittal Executive Summary from the Board
hearing and the Transmittal CCPC staff report for the petition, which includes staff’s analysis of the
petition.
The Transmittal package was provided to the Florida Department of Commerce and other reviewing
agencies on April 7, 2023.
REVIEW AGENCY COMMENT LETTERS: After review of the Transmitted amendment, the DOC
rendered their Objections, Recommendations, and Comments (ORC) Report. The DOC raised two (2)
Objections concerning non-residential intensity of use standards and Coastal High Hazard Area density
increase. Staff has addressed the DOC’s Objections in the attachment titled “Response to DOC ORC
Report.” Other reviewing agencies rendered their comment letters indicating “no comment” or “no
adverse impacts found,” or the agency did not respond. The ORC Report is located within the materials
provided to the CCPC.
TRANSMITTAL:
STAFF RECOMMENDATION: To Transmit to DOC.
CCPC RECOMMENDATION: Transmit to DOC (vote: 5/0) per staff recommendation, including a
sunsetting provision for the “by right” Subdistricts.
BOARD ACTION: Transmitted to DOC (vote: 5/0), per CCPC recommendation, and with removing C-
4 and C-5 properties from the Conversion of Commercial by Right Subdistrict [as now reflected in
County Resolution No. 23-57].
ADOPTION:
STAFF RECOMMENDATION: The CCPC forward to the Board a recommendation to adopt and transmit
the amendment to the Florida Department of Commerce and reviewing agencies that provided
comments, with staff’s suggested additions noted below in double underline and deletions in double
strikethrough.
The proposed changes below to the Strategic Opportunity Sites Subdistrict and Mixed-Use Activity
Center Subdistrict within the FLUE for affordable housing are recommended by staff in response to
the Department of Commerce’s ORC Report regarding non-residential use intensity and Coast High
Hazard Area density increase.
27. Strategic Opportunity Sites Subdistrict
The Strategic Opportunity Sites Subdistrict provides for mixed-income residential use in
conjunction with qualified target industry business uses and supporting commercial uses. This
mix of an employment center and housing for potential employees within the same development
has a mutual benefit and may benefit users of the County’s transportation system by potentially
reducing the total vehicle miles traveled.
Each Strategic Opportunity Sites project shall be designed as a mixed-use development where
landscaped areas, outdoor spaces, and internal interconnectivity provide for buffering, usable
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open space, and a network of pathways for the enjoyment of the project's employees, residents,
and patrons. Development in this Subdistrict shall comply with the following:
a. The project site must be a minimum of ten (10) acres in size.
b. A maximum floor area ratio (FAR) for the designated Qualified Target Industry businesses and
support commercial uses component of the project is 0.5.
c. The site must be abutting and have direct principal access to a road classified as an arterial road
in the Transportation Element. Direct principal access is defined as an internal project roadway
connection to the arterial road.
d. The site must be rezoned to PUD.
e. The site shall be a mixed-use development including residential uses and qualified target
industry business uses and may include support commercial uses.
f. Qualified target industry business uses are as defined in Chapter 288.106, Florida Statutes.
g. Qualified target industry business uses shall comprise a minimum of forty percent (40%) and a
maximum of eighty percent (80%) of the total acreage of the site. A minimum of eighty percent
(80%) of the total building square feet, exclusive of residential development, shall be devoted to
target industry uses.
h. Support commercial uses allowed are those uses in the C-1 through C-3 Zoning Districts that
provide support services to the target industries such as general office, banks, fitness centers,
personal and professional services, medical, financial, and convenience sales and services,
computer-related businesses and services, employee training, technical conferencing, daycare
center, restaurants, and corporate and government offices.
i. Support commercial uses shall be allowed to comprise a maximum of twenty percent (20%) of
the total acreage of the site. A maximum of twenty percent (20%) of the total building square
feet, exclusive of residential development, shall be devoted to support commercial uses.
j. Residential development shall comprise a minimum of twenty percent (20%) and a maximum of
sixty percent (60%) of the total acreage of the site. The residential component may provide for
a mix of single and multi-family units or provide for multi-family units only.
k. Residential development shall provide for housing that is affordable in the following manner:
1. Base density shall be four (4) units per acre, and an Affordable Housing Density Bonus
(AHDB) agreement, in accordance with LDC Section 2.06.00, is required in order to
exceed this base density.
2. A minimum of twenty percent (20%) of the total units must be committed as affordable
housing for either the Low or Very Low household income levels or mix of those income
levels, as provided in LDC section 2.06.03.A. All affordable housing density bonuses
shall be doubled when dedicated to Low or Very Low-income levels.
3. Maximum density shall not exceed twenty-five (25) units per gross acre.
4. Minimum density shall be ten (10) dwelling units per gross acre.
5. Residential density is calculated based on the total site acreage.
6. Residential development is not subject to the Density Rating System.
7. Each project phase that proposes residential development must provide for the ratio of
market-rate housing units to affordable housing units, as stated within the AHDB
agreement.
l. When the site abuts residentially zoned land, residential development shall be located
proximate to such abutting residentially zoned land, where feasible.
1. When qualified target industry business uses or supports commercial uses on the site are
adjacent to any property occupied by, or zoned to allow, single-family dwellings, the
setback along the common boundary shall be equal to the proposed zoned building
height and a 15-foot Type “C” buffer shall be provided.
m. Residential uses shall be integrated and made compatible with non-residential uses in the
development through vertical and/or horizontal mixed-use buildings, landscaping, buffering,
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open space, architectural embellishments, and through pedestrian, bicycle, and vehicular
(multi-modal) interconnections.
1. The PUD shall include development standards to ensure that residential uses are
integrated with the non-residential uses.
n. The PUD shall include development standards for non-residential uses that are no less
stringent than those in the C-5, Heavy Commercial, Zoning District. Development standards
for residential uses shall be those in the residential zoning district closest to the density
proposed.
o. The PUD shall include a mechanism to ensure the minimum density is developed and the
minimum percentage of target industry uses are developed. This might include specifying the
timing of developing a minimum square foot of target industry uses in relation to the first
Certificate of Occupancy for dwelling units.
p. Total Strategic Opportunity Sites acreage within the Mixed-Use District is limited to a maximum
of 130 acres.
1. Mixed-Use Activity Center Subdistrict
For residential-only development, if a project is located within the boundaries of a Mixed-Use
Activity Center that is not within the Urban Residential Fringe Subdistrict or Urban Coastal Fringe
Subdistrict, up to sixteen (16) residential units per gross acre may be permitted. Development
located within the boundaries of a Mixed-Use Activity Center and outside of the Coastal High
Hazard Area in all Subdistricts may be permitted up to twenty-five (25) units per gross acre in
accordance with the standards of the Mixed-Income Housing Program for housing that is
affordable as outlined in the LDC. If such a project is located within the boundaries of a Mixed -Use
Activity Center which is within the Urban Coastal Fringe Subdistrict, the eligible density shall be
limited to four dwelling units per acre, except as allowed by the density rating system and the
Bayshore/Gateway Triangle Redevelopment Overlay, and the Mixed-Income Housing Program for
housing that is affordable outlined in the LDC. If such a project is located within the boundaries of
a Mixed-Use Activity Center which is within the Urban Residential Fringe Subdistrict, eligible
density shall be as allowed by that Subdistrict, except as allowed by the Mixed-Income Housing
Program for affordable housing outlined in the LDC. For a residential-only project located partially
within and partially outside of an Activity Center, the density accumulated from the Activity Center
portion of the project may be distributed throughout the project.
LEGAL REVIEW: The County Attorney’s office reviewed the staff report on September 11,
2023.
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[21-CMP-01090/1820373/1] 250 1 of 3
PL20210000660 / FLUE
10/9/23
ORDINANCE NO. 2023- _______
AN ORDINANCE AMENDING ORDINANCE 89-05, AS AMENDED,
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN OF
THE UNINCORPORATED AREA OF COLLIER COUNTY
FLORIDA, ADOPTING AN AMENDMENT TO THE COLLIER
COUNTY GROWTH MANAGEMENT PLAN RELATING TO
AFFORDABLE HOUSING, SPECIFICALLY AMENDING THE
FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP
TO ADDRESS HOUSING INITIATIVES TO ALLOW
AFFORDABLE HOUSING BY RIGHT IN CERTAIN
COMMERCIAL ZONING DISTRICTS WITH A SUNSET DATE; TO
INCREASE DENSITY FOR AFFORDABLE HOUSING; AND TO
ESTABLISH A STRATEGIC OPPORTUNITY SITES SUBDISTRICT
AND A TRANSIT ORIENTED DEVELOPMENT SUBDISTRICT;
AND DIRECTING TRANSMITTAL OF THE ADOPTED
AMENDMENT TO THE FLORIDA DEPARTMENT OF
COMMERCE; PROVIDING FOR SEVERABILITY; AND
PROVIDING FOR AN EFFECTIVE DATE. [PL20210000660]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Community Planning Act, formerly the Florida Local Government Comprehensive Planning and
Land Development Regulation Act, was required to prepare and adopt a comprehensive plan;
and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, staff has prepared an amendment to the Future Land Use Element and
Future Land Use Map of the Growth Management Plan; and
WHEREAS, Collier County transmitted the Growth Management Plan amendment to the
Department of Economic Opportunity for preliminary review on April 13, 2023, after public
hearings before the Collier County Planning Commission and the Board of County
Commissioners; and
WHEREAS, the Department of Commerce reviewed the amendment to the Growth
Management Plan and transmitted its comments in writing to Collier County within the time
provided by law; and
WHEREAS, Collier County has 180 days from receipt of the Comments Report from the
Department of Commerce to adopt, adopt with changes or not adopt the proposed amendment to
the Growth Management Plan; and
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[21-CMP-01090/1820373/1] 250 2 of 3
PL20210000660 / FLUE
10/9/23
WHEREAS, Collier County has gathered and considered additional information, data and
analysis supporting adoption of this amendment, including the following: the Collier County
Staff Report, the documents entitled Collier County Growth Management Plan Amendment and
other documents, testimony and information presented and made a part of the record at the public
hearings of the Collier County Planning Commission held on __________________, and the
Collier County Board of County Commissioners held on ___________________; and
WHEREAS, all applicable substantive and procedural requirements of the law have been
met.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
SECTION ONE: ADOPTION OF AMENDMENT TO THE FUTURE LAND USE
ELEMENT AND FUTURE LAND USE MAP OF THE GROWTH
MANAGEMENT PLAN
The amendment to the Future Land Use Element and Future Land Use Map of the
Growth Management Plan, attached hereto as Exhibit “A” and incorporated herein by reference,
is hereby adopted in accordance with Section 163.3184, Florida Statutes, and shall be transmitted
to the Florida Department of Commerce.
SECTION TWO: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION THREE: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 31 days after the state land planning agency notifies the local government that the plan
amendment package is complete. If timely challenged, this amendment shall become effective
on the date the state land planning agency or the Administration Commission enters a final order
determining this adopted amendment to be in compliance. No development orders, development
permits, or land uses dependent on this amendment may be issued or commenced before it has
become effective.
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[21-CMP-01090/1820373/1] 250 3 of 3
PL20210000660 / FLUE
10/9/23
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this _____ day of _______________________, 2023.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
__________________________ By: __________________________________
Deputy Clerk Rick LoCastro, Chairman
Approved as to form and legality:
________________________________
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachment: Exhibit A – Future Land Use Element and Map
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PL20210000660
1 of 9
Words underlined are added; words struck through are deleted.
10/05/23 mrm
EXHIBIT A
FUTURE LAND USE ELEMENT
GOALS, OBJECTIVES AND POLICIES
*** *** *** *** *** text break *** *** *** *** *** ***
GOAL:
*** *** *** *** *** text break *** *** *** *** *** ***
OBJECTIVE 1:
*** *** *** *** *** text break *** *** *** *** *** ***
Policy 1.5
The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts
for:
*** *** *** *** *** text break *** *** *** *** *** ***
A. URBAN - MIXED USE DISTRICT
*** *** *** *** *** text break *** *** *** *** *** ***
13. Commercial Mixed Use by Right Subdistrict
*** *** *** *** *** text break *** *** *** *** *** ***
26. Conversion of Commercial by Right Subdistrict
27. Strategic Opportunity Sites Subdistrict
28. Transit Oriented Development Subdistrict
*** *** *** *** *** text break *** *** *** *** *** ***
FUTURE LAND USE DESIGNATION DESCRIPTION SECTION
I. URBAN DESIGNATION
*** *** *** *** *** text break *** *** *** *** *** ***
A. Urban Mixed Use District
*** *** *** *** *** text break *** *** *** *** *** ***
13. Commercial Mixed Use by Right Subdistrict:
The purpose of this Subdistrict is to encourage the development and re-development of
commercially zoned properties with a mix of residential units and commercial uses. The
residential uses may be located above commercial uses, in an attached building, or in a
freestanding building. Such mixed-use projects are intended to be developed at a
pedestrian-scale, pedestrian oriented, and interconnected with abutting projects – whether
commercial or residential. Within one year of the effective date of regulation establishing
this Subdistrict, the LDC shall be amended, as necessary, to implement the provisions of
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this Subdistrict. The by right provisions will sunset 5-years from [the adoption date of this
Growth Management Plan amendment], unless extended by the Board of County
Commissioners, and the amendments to a.6 and b. below will be deleted.
a. For properties zoned C-1, C-2 and C-3, as identified in the LDC, projects Projects utilizing this
Subdistrict shall comply with the following standards and criteria:
1. This Subdistrict is applicable to the C-1 through C-3 zoning districts, and to commercial
PUDs and the commercial component of mixed use PUDs where those commercial uses
are comparable to those found in the C-1 through C-3 zoning districts.
2. Commercial uses and development standards shall be in accordance with the commercial
zoning district on the subject property.
3. Residential density is calculated based upon the gross commercial project acreage. For
property in the Urban Residential Fringe Subdistrict, density shall be as limited by that
Subdistrict. For property not within the Urban Residential Fringe Subdistrict, but within the
Coastal High Hazard Area, density shall be limited to four (4) dwelling units per acre; density
in excess of three (3) dwelling units per acre must be comprised of affordable housing in
accordance with Section 2.06.00 of the Land Development Code, Ordinance No. 04-41, as
amended. For property not within the Urban Residential Fringe Subdistrict and not within
the Coastal High Hazard Area, density shall be limited to sixteen (16) dwelling units per
acre; density in excess of three (3) dwelling units per acre and up to eleven (11) fifteen (15)
dwelling units per acre must be comprised of affordable housing in accordance with Section
2.06.00 of the Land Development Code, Ordinance No. 04-41, as amended.
4. In the case of residential uses located within a building attached to a commercial building,
or in the case of a freestanding residential building, building square footage and acreage
devoted to residential uses shall not exceed seventy percent (70%) of the gross building
square footage and acreage of the project.
5. Street, pedestrian pathway and bike lane interconnections with abutting properties, where
possible and practicable, are encouraged.
6. All development shall comply with applicable portions of Section 4.02.38, of the Land
Development Code, Ordinance No. 04-41, as amended.
b. For properties zoned C-4 and C-5, as identified in the LDC, projects utilizing this Subdistrict
shall comply with the following standards and criteria:
1. This Subdistrict is applicable to the C-4 and C-5 zoning districts on properties found to be
“consistent by policy” as identified in FLUE Policies 5.11 through 5.13 and depicted on Maps
FLUE-9 through FLUE-15 in the Future Land Use Map series.
2. Commercial uses shall be in accordance with the commercial zoning district on the subject
property. Development standards shall be no less restrictive than those for the commercial
zoning district on the subject property and development in the C-4 District shall not exceed
a zoned height of fifty (50) feet.
3. Residential density is calculated based upon the gross project acreage and shall not exceed
sixteen (16) dwelling units per acre. All residential units must be housing that is affordable.
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4. In the case of residential uses located within a building attached to a commercial building,
or in the case of a freestanding residential building, building square footage and acreage
devoted to residential uses shall not exceed seventy-five percent (75%) of the gross building
square footage and acreage of the project. In the case of a mixed-use building, building
square footage devoted to residential uses shall not exceed seventy-five percent (75%) of
the gross building square footage.
5. Street, pedestrian pathway and bike lane interconnections with abutting properties, where
possible and practicable, are encouraged.
6. All development shall comply with applicable portions of Section 4.02.38, of the Land
Development Code, Ordinance No. 04-41, as amended.
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26. Conversion of Commercial by Right Subdistrict:
The purpose of this Subdistrict is to encourage the development and re-development of certain
commercially zoned properties within portions of the Urban designated area with housing that
is affordable. This Subdistrict will sunset 5-years from [the adoption date of this Growth
Management Plan amendment], unless extended by the Board of County Commissioners.
Projects utilizing this Subdistrict shall be allowed up to sixteen (16) residential units per gross
acre, subject to the following:
a. The properties are within the Urban Mixed Use District but are not within the boundaries of
the East Naples Community Development Plan.
b. The properties are zoned C-1, C-2 or C-3, as identified in the LDC.
c. The properties have been found consistent by policy, as provided for in Policies 5.11
through 5.13 and depicted on Maps FLUE-9 through FLUE-15 in the Future Land Use Map
series.
d. Development standards shall be no less restrictive than those for the commercial zoning
district on the subject property.
e. All residential units must be housing that is affordable.
f. There is a commitment by Agreement approved by the County Manager and County
Attorney, or respective designees, that all units shall be maintained affordable in
accordance with Section 2.07.02., and pursuant to Section 4.02.40, of the Land
Development Code, Ordinance No. 04-41, as amended.
g. A public facility impacts comparative analysis for vehicle trips, water consumption and
wastewater generation between the proposed project and the highest intensity permitted
use within the commercial zoning district on the subject property, has been submitted, and
approved by staff, that demonstrates the proposed project would have the same or lesser
impacts for all three public facilities.
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27. Strategic Opportunity Sites Subdistrict
The Strategic Opportunity Sites Subdistrict provides for mixed income residential use in
conjunction with qualified target industry business uses and supporting commercial uses. This
mix of an employment center and housing for potential employees within the same development
has a mutual benefit and may benefit users of the County’s transportation system by potentially
reducing the total vehicle miles traveled.
Each Strategic Opportunity Sites project shall be designed as a mixed use development where
landscaped areas, outdoor spaces and internal interconnectivity provide for buffering, usable
open space, and a network of pathways for the enjoyment of the employees, residents, and
patrons of the project. Development in this Subdistrict shall comply with the following:
a. The project site must be a minimum of ten (10) acres in size.
b. A maximum floor area ratio (FAR) for the designated Qualified Target Industry businesses and
support commercial uses component of the project is 0.5.
c. The site must be abutting, and have direct principal access to, a road classified as an arterial road
in the Transportation Element. Direct principal access is defined as an internal project roadway
connection to the arterial road.
d. The site must be rezoned to PUD.
e. The site shall be a mixed use development including residential uses and qualified target
industry business uses and may include support commercial uses.
f. Qualified target industry business uses are as defined in Chapter 288.106, Florida Statutes.
g. Qualified target industry business uses shall comprise a minimum of forty percent (40%) and a
maximum of eighty percent (80%) of the total acreage of the site. A minimum of eighty percent
(80%) of the total building square feet, exclusive of residential development, shall be devoted
to target industry uses.
h. Support commercial uses allowed are those uses in the C-1 through C-3 Zoning Districts that
provide support services to the target industries such as general office, banks, fitness centers,
personal and professional services, medical, financial and convenience sales and services,
computer related businesses and services, employee training, technical conferencing, day care
center, restaurants and corporate and government offices.
i. Support commercial uses shall be allowed to comprise a maximum of twenty percent (20%) of
the total acreage of the site. A maximum of twenty percent (20%) of the total building square
feet, exclusive of residential development, shall be devoted to support commercial uses.
j. Residential development shall comprise a minimum of twenty percent (20%) and a maximum
of sixty percent (60%) of the total acreage of the site. The residential component may provide
for a mix of single family and multi-family units or provide for multi-family units only.
k. Residential development shall provide for housing that is affordable in the following manner:
1. Base density shall be four (4) units per acre and an Affordable Housing Density Bonus
(AHDB) agreement, in accordance with LDC Section 2.06.00, is required in order to
exceed this base density.
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2. A minimum of twenty percent (20%) of the total units must be committed as affordable
housing for either the Low or Very Low household income levels or mix of those income
levels, as provided in LDC section 2.06.03.A. All affordable housing density bonuses
shall be doubled when dedicated to the Low or Very Low income levels.
3. Maximum density shall not exceed twenty-five (25) units per gross acre.
4. Minimum density shall be ten (10) dwelling units per gross acre.
5. Residential density is calculated based on the total site acreage.
6. Residential development is not subject to the Density Rating System.
7. Each phase of the project that proposes residential development must provide for the
ratio of market rate housing units to housing units that are affordable, as stated within
the AHDB agreement.
l. When the site abuts residentially zoned land, residential development shall be located
proximate to such abutting residentially zoned land, where feasible.
1. When qualified target industry business uses or support commercial uses on the site are
adjacent to any property occupied by, or zoned to allow, single family dwellings, the
setback along the common boundary shall be equal to the proposed zoned building
height and a 15-foot Type “C” buffer shall be provided.
m. Residential uses shall be integrated, and made compatible, with non-residential uses in the
development through vertical and/or horizontal mixed-use buildings, landscaping, buffering,
open space, architectural embellishments and through pedestrian, bicycle and vehicular (multi-
modal) interconnections.
1. The PUD shall include development standards to ensure that residential uses are
integrated with the non-residential uses.
n. The PUD shall include development standards for non-residential uses that are no less
stringent than those in the C-5, Heavy Commercial, Zoning District. Development standards
for residential uses shall be those in the residential zoning district closest to the density
proposed.
o. The PUD shall include a mechanism to ensure the minimum density is developed and the
minimum percentage of target industry uses are developed. This might include specifying the
timing of developing a minimum square foot of target industry uses in relation to the first
Certificate of Occupancy for dwelling units.
p. Total Strategic Opportunity Sites acreage within the Mixed Use District is limited to a maximum
of 130 acres.
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28. Transit Oriented Development Subdistrict
The purpose of this subdistrict is to promote high-density residential development along existing or
proposed transit routes of the Collier Area Transit (CAT) system, known as Transit Oriented
Development (TOD), within a portion of the Urban Mixed Use District. TODs are further described
in the Land Development Code. As stated in Transportation Element Policy 12.10, TODs may
increase transit ridership thereby reducing single occupancy trips and vehicle miles travelled. A
TOD project is eligible for, but not entitled to, thirteen (13) dwelling units per gross acre, subject to
paragraphs a. through f., below. The Density Rating System is not applicable to TODs.
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A TOD that includes housing that is affordable is eligible for, but not entitled to, up to an additional
twelve (12) dwelling units per acre subject to paragraphs a. through h., below.
a. The TOD must be located along an existing or proposed CAT fixed route.
b. At least one half (1/2) of the proposed dwelling units must be located within one quarter (¼)
mile of an existing CAT stop, shelter or station or the TOD shall commit to providing said
facility within ¼ mile of those units prior to, or concurrent with, the first residential Certificate
of Occupancy.
c. The TOD must comply with the transit oriented development design standards contained in
Chapter 4 of the LDC.
d. The project site is not within the Urban Coastal Fringe Subdistrict or Urban Residential
Fringe Subdistrict.
e. Only residential multi-family dwelling units are allowed.
f. The TOD must be compact and pedestrian oriented.
g. There is a commitment by Ordinance or Agreement approved by the Board of County
Commissioners that all units shall be maintained affordable in accordance with LDC Section
2.07.02. and pursuant to LDC Section 4.02.42.
h. The maximum density shall not exceed twenty-five (25) dwelling units per gross acre.
*** *** *** *** *** text break *** *** *** *** *** ***
C. Urban Commercial District (Page 56)
This District is intended to accommodate almost all new commercial zoning; a variety of
residential uses, including higher densities for properties not located within the Urban Coastal
Fringe or Urban Residential Fringe Subdistricts; and a variety of non-residential uses.
1. Mixed Use Activity Center Subdistrict
For residential-only development, if a project is located within the boundaries of a Mixed Use
Activity Center which is not within the Urban Residential Fringe Subdistrict or Urban Coastal Fringe
Subdistrict, up to sixteen (16) residential units per gross acre may be permitted. Development
located within the boundaries of a Mixed Use Activity Center and outside of the Coastal High
Hazard Area, in all Subdistricts, may be permitted up to twenty-five (25) units per gross acre in
accordance with the standards of the Mixed-Income Housing Program for housing that is
affordable as outlined in the LDC. If such a project is located within the boundaries of a Mixed Use
Activity Center which is within the Urban Coastal Fringe Subdistrict, the eligible density shall be
limited to four dwelling units per acre, except as allowed by the density rating system, and the
Bayshore/Gateway Triangle Redevelopment Overlay, and the Mixed-Income Housing Program
for housing that is affordable outlined in the LDC. If such a project is located within the boundaries
of a Mixed Use Activity Center which is within the Urban Residential Fringe Subdistrict, eligible
density shall be as allowed by that Subdistrict, except as allowed by the Mixed-Income Housing
Program for housing that is affordable outlined in the LDC. For a residential-only project located
partially within and partially outside of an Activity Center, the density accumulated from the Activity
Center portion of the project may be distributed throughout the project.
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Mixed-use developments ‒ whether consisting of residential units located above commercial uses,
in an attached building, or in a freestanding building ‒ are allowed and encouraged within Mixed
Use Activity Centers. Density for such a project is calculated based upon the gross project acreage
within the Activity Center. If such a project is located within the boundaries of a Mixed Use Activity
Center which is not within the Urban Residential Fringe Subdistrict and is not within the Coastal
High Hazard Area, the eligible density is sixteen (16) dwelling units per acre. Development located
within the boundaries of a Mixed Use Activity Center in all Subdistricts may be permitted up to
twenty-five (25) units per gross acre in accordance with the standards of the Mixed-Income
Housing Program for housing that is affordable as outlined in the LDC. If such a project is located
within the boundaries of a Mixed Use Activity Center that is not within the Urban Residential Fringe
Subdistrict but is within the Coastal High Hazard Area, the eligible density shall be limited to four
(4) dwelling units per acre, except as allowed by the Bayshore/Gateway Triangle Redevelopment
Overlay and the Mixed-Income Housing Program for housing that is affordable outlined in the LDC.
If such a project is located within the boundaries of a Mixed Use Activity Center which is within the
Urban Residential Fringe Subdistrict, eligible density shall be as allowed by that Subdistrict, except
as allowed by the Mixed-Income Housing Program for housing that is affordable outlined in the
LDC. For a project located partially within and partially outside of an Activity Center, and the portion
within an Activity Center is developed as mixed use, some of the density accumulated from the
Activity Center portion of the project may be distributed to that portion of the project located outside
of the Activity Center. In order to promote compact and walkable mixed use projects, where the
density from a mixed use project is distributed outside the Activity Center boundary:
*** *** *** *** *** text break *** *** *** *** *** ***
2. Interchange Activity Center Subdistrict: (Page 60)
*** *** *** *** *** text break *** *** *** *** *** ***
For residential-only development, if a project is located within the boundaries of an Interchange
Activity Center which is not within the Urban Residential Fringe Subdistrict, up to 16 residential
units per gross acre may be allowed. Development located within the boundaries of an
Interchange Activity Center in all subdistricts may be permitted up to 25 units per gross acre per
standards of the Mixed-Income Housing Program for housing that is affordable as outlined in the
LDC. If such a project is located within the boundaries of an Interchange Activity Center which is
within the Urban Residential Fringe Subdistrict, eligible density shall be as allowed by that
Subdistrict, except as allowed by the Mixed-Income Housing Program for housing that is
affordable as outlined in the LDC. For a residential-only project located partially within and partially
outside of an Activity Center, the density accumulated from the Activity Center portion of the project
may be distributed throughout the project.
Mixed-use developments ‒ whether consisting of residential units located above commercial
uses, in an attached building, or in a freestanding building - are allowed and encouraged within
Interchange Activity Centers. Such mixed-use projects are intended to be developed at a human-
scale, pedestrian-oriented, and interconnected with adjacent projects – whether commercial or
residential. Street, pedestrian pathway and bike lane interconnections with adjacent properties,
where possible and practicable, are encouraged. Density for such a project is calculated based
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upon the gross project acreage within the Activity Center. If such a project is located within the
boundaries of an Interchange Activity Center which is not within the Urban Residential Fringe
Subdistrict, the eligible density is sixteen dwelling units per acre. Development located within the
boundaries of an Interchange Activity Center in all subdistricts may be permitted up to twenty-
five (25) units per gross acre per standards of the Mixed-Income Housing Program for housing
that is affordable as outlined in the LDC. If such a project is located within the boundaries of a
Mixed Use Activity Center which is within the Urban Residential Fringe Subdistrict, eligible
density shall be as allowed by that Subdistrict, except as allowed by the Mixed-Income Housing
Program for housing that is affordable as outlined in the LDC. For a project located partially
within and partially outside of an Activity Center, and the portion within an Activity Center is
developed as mixed use, the density accumulated from the Activity Center portion of the project
shall not be distributed outside of the Activity Center.
*** *** *** *** *** text break *** *** *** *** *** ***
8. Commercial Mixed Use Subdistrict: (p. 70)
The purpose of this Subdistrict is to encourage the development and re-development of
commercially zoned properties with a mix of residential and commercial uses. The residential
uses may be located above commercial uses, in an attached building, or in a freestanding
building. Such mixed-use projects are intended to be development at a human-scale, pedestrian-
oriented, and interconnected with abutting projects – whether commercial or residential. This
Subdistrict is allowed in the Urban Commercial District subject to the standards and criteria set
forth under the Commercial Mixed Use Subdistrict in the Urban Mixed Use District.
*** *** *** *** *** text break *** *** *** *** *** ***
FUTURE LAND USE MAP
Add this text-based Subdistrict (Commercial Mixed Use by Right Subdistrict) in legend under the
Urban Mixed Use District.
Add this text-based Subdistrict (Conversion of Commercial by Right Subdistrict) in the legend
under the Urban Mixed Use District.
Add this text-based Subdistrict (Strategic Opportunity Sites Subdistrict) in the legend under the
Urban Mixed Use District.
Add this text-based Subdistrict (Transit Oriented Development Subdistrict) in the legend under the
Urban Mixed Use District.
Delete this text-based Subdistrict (Commercial Mixed Use Subdistrict) in the legend under the
Urban Commercial District.
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PL20210000660 / Golden Gate Area Master Plan Element
10/19/23
ORDINANCE NO. 2023- _______
AN ORDINANCE AMENDING ORDINANCE 89-05, AS AMENDED,
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN OF
THE UNINCORPORATED AREA OF COLLIER COUNTY
FLORIDA, ADOPTING AN AMENDMENT TO THE COLLIER
COUNTY GROWTH MANAGEMENT PLAN RELATING TO
AFFORDABLE HOUSING, SPECIFICALLY AMENDING THE
GOLDEN GATE CITY SUB-ELEMENT OF GOLDEN GATE AREA
MASTER PLAN ELEMENT AND FUTURE LAND USE MAP TO
ADDRESS HOUSING INITIATIVES TO ALLOW AFFORDABLE
HOUSING BY RIGHT IN CERTAIN COMMERCIAL ZONING
DISTRICTS WITH A SUNSET DATE; AND TO ESTABLISH A
TRANSIT ORIENTED DEVELOPMENT SUBDISTRICT; AND
DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT
TO THE FLORIDA DEPARTMENT OF COMMERCE; PROVIDING
FOR SEVERABILITY; AND PROVIDING FOR AN EFFECTIVE
DATE. [PL20210000660]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Community Planning Act, formerly the Florida Local Government Comprehensive Planning and
Land Development Regulation Act, was required to prepare and adopt a comprehensive plan;
and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, staff has prepared an amendment to the Golden Gate City Sub-Element of
the Golden Gate Area Master Plan Element and Future Land Use Map of the Growth
Management Plan; and
WHEREAS, Collier County transmitted the Growth Management Plan amendment to the
Department of Commerce for preliminary review on April 13, 2023, after public hearings before
the Collier County Planning Commission and the Board of County Commissioners; and
WHEREAS, the Department of Commerce reviewed the amendment to the Growth
Management Plan and transmitted its comments in writing to Collier County within the time
provided by law; and
WHEREAS, Collier County has 180 days from receipt of the Comments Report from the
Department of Commerce to adopt, adopt with changes or not adopt the proposed amendment to
the Growth Management Plan; and
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WHEREAS, Collier County has gathered and considered additional information, data and
analysis supporting adoption of this amendment, including the following: the Collier County
Staff Report, the documents entitled Collier County Growth Management Plan Amendment and
other documents, testimony and information presented and made a part of the record at the public
hearings of the Collier County Planning Commission held on ________________, and the
Collier County Board of County Commissioners held on ___________________; and
WHEREAS, all applicable substantive and procedural requirements of the law have been
met.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
SECTION ONE: ADOPTION OF AMENDMENT TO THE GOLDEN GATE CITY SUB-
ELEMENT OF THE GOLDEN GATE AREA MASTER PLAN
ELEMENT AND FUTURE LAND USE MAP OF THE GROWTH
MANAGEMENT PLAN
The amendment to the Golden Gate City Sub-Element of the Golden Gate Area Master
Plan Element and Future Land Use Map of the Growth Management Plan, attached hereto as
Exhibit “A” and incorporated herein by reference, is hereby adopted in accordance with Section
163.3184, Florida Statutes, and shall be transmitted to the Florida Department of Commerce.
SECTION TWO: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION THREE: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 31 days after the state land planning agency notifies the local government that the plan
amendment package is complete. If timely challenged, this amendment shall become effective
on the date the state land planning agency or the Administration Commission enters a final order
determining this adopted amendment to be in compliance. No development orders, development
permits, or land uses dependent on this amendment may be issued or commenced before it has
become effective.
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10/19/23
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this _____ day of _______________________, 2023.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
By:__________________________ By: __________________________________
Deputy Clerk Rick LoCastro, Chairman
Approved as to form and legality:
________________________________
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachment: Exhibit A – Golden Gate City Sub-Element of Golden Gate Area Master Plan
Element and Map
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EXHIBIT A
GOLDEN GATE AREA MASTER PLAN
GOLDEN GATE CITY SUB-ELEMENT
A. GOALS, OBJECTIVES AND POLICIES
GOAL 1:
TO GUIDE LAND USE AND PUBLIC FACILITY DECISION MAKING AND TO BALANCE THE
NEED TO PROVIDE BASIC SERVICES WITH NATURAL RESOURCE CONCERNS THROUGH
A WELL PLANNED MIX OF COMPATIBLE LAND USES WHICH ENSURE THE HEALTH,
SAFETY, WELFARE, AND QUALITY OF LIFE OF THE LOCAL RESIDENTS.
OBJECTIVE 1.1:
Develop new or revised uses of land consistent with designations outlined on the Golden Gate
City Future Land Use Map and provisions found in the Land Use Designation Description
Section of this Element.
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Policy 1.1.4:
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
A. URBAN ‒ MIXED USE DISTRICT
1. Urban Residential Subdistrict
2. High Density Residential Subdistrict
3. Downtown Center Commercial Subdistrict
4. Commercial Mixed Use by Right Subdistrict
5. Conversion of Commercial by Right Subdistrict
6. Transit Oriented Development Subdistrict
*** *** *** *** *** text break *** *** *** *** *** ***
Policy 1.1.5:
No development orders shall be issued inconsistent with the Golden Gate City Sub-Element with
the exception of those unimproved properties granted a positive determination through the Zoning
Re-evaluation Program and identified on the Future Land Use Map Series as properties
Consistent by Policy and those development orders issued pursuant to conditional uses and
rezones approved based on the County-Wide Future Land Use Element (adopted January 10,
1989, Ordinance 89-05) which was in effect at the time of approval. Any subsequent development
orders shall also be reviewed for consistency with the Growth Management Plan based on the
County-Wide Future Land Use Element.
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*** *** *** *** *** text break *** *** *** *** *** ***
A. LAND USE DESIGNATION DESCRIPTION SECTION
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1. URBAN DESIGNATION
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A. Urban – Mixed Use District
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a. Urban Residential Subdistrict
All land within the urban mixed-use designation is zoned and platted. However, any parcel to be
rezoned residential is subject to and must be consistent with the Density Rating System.
*** *** *** *** *** text break *** *** *** *** *** ***
4. Commercial Mixed Use by Right Subdistrict
The purpose of this Subdistrict is to encourage the development and redevelopment of certain
commercially zoned properties with a mix of affordable residential units and commercial uses.
The residential uses may be located above commercial uses, in an attached building, or in a
freestanding building. Such mixed-use projects are intended to be developed at a pedestrian-
scale, pedestrian oriented, and interconnected with abutting projects – whether commercial or
residential. This Subdistrict will sunset 5-years from [the adoption date of this Growth
Management Plan amendment], unless extended by the Board of County Commissioners.
Projects utilizing this Subdistrict shall comply with the following standards and criteria:
a. This Subdistrict is applicable to the C-1 through C-5 zoning districts on properties found
to be “consistent by policy” as identified in FLUE Policies 5.12 and 5.13 and depicted on
Map FLUE-10 in the Future Land Use Map series.
b. Commercial uses shall be in accordance with the commercial zoning district on the subject
property. Development standards shall be no less restrictive than those for the commercial
zoning district on the subject property and development in the C-4 District shall not exceed
a zoned height of fifty (50) feet.
c. Residential density is calculated based upon the gross project acreage and shall not
exceed sixteen (16) dwelling units per acre. All residential units must be housing that is
affordable.
d. In the case of residential uses located within a building attached to a commercial building,
or in the case of a freestanding residential building, building square footage and acreage
devoted to residential uses shall not exceed seventy-five percent (75%) of the gross
building square footage and acreage of the project. In the case of a mixed-use building,
building square footage devoted to residential uses shall not exceed seventy-five percent
(75%) of the gross building square footage.
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PL20210000660
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e. Street, pedestrian pathway and bike lane interconnections with abutting properties, where
possible and practicable, are encouraged.
f. All development shall comply with applicable portions of Section 4.02.38, of the Land
Development Code, Ordinance No. 04-41, as amended.
*** *** *** *** *** text break *** *** *** *** *** ***
5. Conversion of Commercial by Right Subdistrict
The purpose of this Subdistrict is to encourage the provision of housing that is affordable on
certain properties zoned commercial within portions of the Urban designated area. This
Subdistrict will sunset 5-years from [the adoption date of this Growth Management Plan
amendment], unless extended by the Board of County Commissioners.
Projects utilizing this Subdistrict shall be allowed up to sixteen (16) residential units per
gross acre, subject to the following:
a. The properties are within the Urban Mixed Use District but are not within the boundaries
of the Downtown Center Commercial Subdistrict.
b. The properties are zoned C-1, C-2 or C-3, as identified in the LDC.
c. The properties have been found consistent by policy, as referenced in Policy 1.1.5 and
as provided for in Future Land Use Element Policies 5.12 and 5.13.
d. Development standards shall be no less restrictive than those for the commercial zoning
district on the subject property.
e. All residential units must be housing that is affordable.
f. There is a commitment by Agreement approved by the County Manager and County
Attorney, or respective designees, that all units shall be maintained affordable in
accordance with Section 2.07.02., and pursuant to Section 4.02.40, of the Land
Development Code, Ordinance No. 04-41, as amended.
g. A public facility impacts comparative analysis for vehicle trips, water consumption and
wastewater generation between the proposed project and the highest intensity permitted
use within the commercial zoning district on the subject property, has been submitted,
and approved by staff, that demonstrates the proposed project would have the same or
lesser impacts for all three public facilities.
*** *** *** *** *** text break *** *** *** *** *** ***
6 Transit Oriented Development Subdistrict
The purpose of this subdistrict is to promote high-density residential development along existing
or proposed transit routes of the Collier Area Transit (CAT) system, known as Transit Oriented
Development (TOD), within the Urban Mixed Use District. TODs are further described in the Land
Development Code. As stated in Transportation Element Policy 12.10, TODs may increase transit
ridership thus reduce single occupancy trips and vehicle miles travelled. A TOD project is eligible
for, but not entitled to, thirteen (13) dwelling units per gross acre, subject to paragraphs a. through
f. below. The Density Rating System is not applicable to TODs.
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Packet Pg. 2346 Attachment: Ordinance Adoption GGAMP 10-19-23 (26905 : Affordable Housing Initiatives GMPA)
PL20210000660
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A TOD that includes housing that is affordable is eligible for, but not entitled to, up to an additional
twelve (12) dwelling units per acre subject to paragraphs a. through h. below.
a. The TOD must be located along an existing or proposed CAT fixed route.
b. At least one half (1/2) of the proposed dwelling units must be located within one quarter
(¼) mile of an existing CAT stop, shelter or station or the TOD shall commit to providing
said facility within ¼ mile of those units prior to, or concurrent with, the first residential
Certificate of Occupancy.
c. The TOD must comply with the transit oriented development design standards contained
in Chapter 4 of the LDC.
d. The project site is not within the Downtown Center Commercial Subdistrict.
e. Only residential multi-family dwelling units are allowed.
f. The TOD must be compact and pedestrian oriented.
g. There is a commitment by Ordinance or Agreement approved by the Board of County
Commissioners that all units shall be maintained affordable in accordance with LDC
Section 2.07.02. and pursuant to LDC Section 4.02.42.
h. The maximum density shall not exceed twenty-five (25) dwelling units per gross acre.
*** *** *** *** *** text break *** *** *** *** *** ***
FUTURE LAND USE MAP
Add this text-based Subdistrict (Commercial Mixed Use by Right Subdistrict) in the legend under
the Urban Mixed Use District.
Add this text-based Subdistrict (Conversion of Commercial by Right Subdistrict) in the legend
under the Urban Mixed Use District.
Add this text-based Subdistrict (Transit Oriented Development Subdistrict) in the legend under
the Urban - Mixed Use District.
[REMAINDER OF PAGE INTENTIONALLY BLANK]
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Packet Pg. 2347 Attachment: Ordinance Adoption GGAMP 10-19-23 (26905 : Affordable Housing Initiatives GMPA)
PL20210000660
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17.G.c
Packet Pg. 2348 Attachment: Ordinance Adoption GGAMP 10-19-23 (26905 : Affordable Housing Initiatives GMPA)
AN ORDINANCIi AMENDINC ORDINANCE 89-05, AS
AMENDED, THE COLI-IE,R COTINTY GROWTH
MANAGEMENT PLAN OF TIIE UNINCORPORATED AREA OF
COLI,IER COUNTY FLORIDA, ADOPTING AN AMENDMENT
TO TIIE COLI,IER COUNTY GROWTH MANAGEMENT PLAN
REI,ATING TO AFFORDABLE HOUSING, SPECIFICALLY
AMtrNDING THE IMMOKALEE AREA MASTER PLAN
ELEMIiNT AND FUTT]RE LAND USE MAP'TO ESTABLISII A
TRANSIT ORIENTtrD DEVELOPMENT SUBDISTRICT; AND
DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT
TO TIIE FLORIDA DEPARTMEN'T OF COMMERCE;
PROVIDING FOR SEVERAIIILITY; AND PROVIDIN(I l'OR i\N
EFFECTM DA'[E. [PL202100006601
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., F'lorida Statutes, the
Community Planning Act, formerly the Florida Local Govemment Comprehsnsive Planning and
Land Development Regulation Act, was required to prepare and adopt a comprehensive plan;
and
WHEREA S, the Collier Clounty Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, staff has prepared an amendment to the Immokalec Area Master Plan
Elemcnt of the Growth Managcment Plan and Future Land [Jsc Map; and
WHEREAS, Collier County transmittcd the Grou'th Management Plan amendment to the
Department olCommerce for preliminary review on April 13. 2023, afrer public hearings belore
the Collier County Planning Commission and the Board of County Commissioners; and
WHEREAS, the Department of Commerce reviewed the amendmcnt to the Growth
Management Plan and transmittcd its comments in writing to Collier County within the time
provided by law: and
WHER-[jAS, Collier County has 180 days from receipt of the Comments Report lrom thc
Department of Commerce to adopt, adopt rvith changes or not adopt the proposed amendment to
thc Crowth Managcment Plan; and
[2 r -cMP-01090/1809126/r | 220
PL20210000660 / Immokalcc Arca Master Plan
8/t t D3
ORDINANCE ).IO.23-
WHEREAS, the Community Planning Act ol 201 I provides authority for local
govcrnments to amend their respeclive comprehensive plans and outlincs certain proccdures to
amcnd adopted comprchensive plans; and
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17.G.d
Packet Pg. 2349 Attachment: Ordinance Adoption Immokalee Area Master Plan - 081123 (26905 : Affordable Housing Initiatives GMPA)
WHEREAS, Coltier County has gathered and considcred additional information, data and
analysis supporting adoption ol this amendment, including the lbllowing: thc Collier County
Staff Report, the documents entitled Collier County Growth Management Plan Amendment and
other documents, testimony and information presentcd and made a part ofthe record at the public
hcarings of the Collier County Planning Commission held on _-, and the
Collicr County Board olCounty Commissioners held on
-==-;
and
WHEREAS, all applicable substantive and procedural requirements ofthe law have been
met.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COI.INTY
COMMISSIONERS OF COLt,IER COUNTY, FLORIDA that:
ADOPTION OF AMENDMENT TO THE IMMOKALEE AREA
MASTER PLAN ELEMENT AND FUTURE LAND USE MAP OF THE
GROWTH MANAGEMENT PLAN
The amendment to thc Immokalee Area Master Plan Element ol'the Growth Management
Plan and Future Land Use Map, attached hereto as Exhibit "A" and incorporated herein by
refercnce, is hercby adopted in accordance with Section 163.31 84, Florida Statutes, and shall be
transmitted to the Florida Department of Commerce.
SECTIONTWO: SEVER^BILII'Y.
Ifany phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not allect the validity ofthe remaining portion.
SECTION'I'llREE: EFFECTIVEDATF:,.
The effective date of this plan amendmcnt, if thc amendment is not timely challenged,
shall bc 3l days after the state land planning agency notifies the local government that the plan
amendment package is complcte. If timely challenged, this amendment shall bccome eflective
on the date the state land planning agency or the Administration Commission enters a final order
determining this adopted amendment to be in compliance. No development orders, developmcnt
permits, or land uses dependent on this amendment may be issued or commenced belore it has
become eft'ectivc.
[2 t -cMP-o1090/1809t26/l I 220
PL20210000660 / lmmokalee Arca Maste. Plan
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srjelroN oNL:
17.G.d
Packet Pg. 2350 Attachment: Ordinance Adoption Immokalee Area Master Plan - 081123 (26905 : Affordable Housing Initiatives GMPA)
PASSED AND DULY ADOPTED by the Board of Counry Commissioners of Collier
County, Florida this day of 2023.
A'I"I'L,S'I':
CRYSTAL K. KINZEL, CLERK
By:
Deputy Clerk
Approved as Io form and legalitv
BOARD OT COLNTY COMMISSIONERS
COI,I,IER COUNTY, F'LORIDA
By:
Rick LoCastro. Chairman
4lr''"uHeidi Ashton-Cicko
Managing Assistant County Attorney
Attachment: Flxhibit A - Immokalec Area Mastcr Plan Element and Map
[2 ] {MP-0 t090/1809t26/t ] 220
PI,20210000{160 / Immokdec Area Masler Plan
8/t t/23
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17.G.d
Packet Pg. 2351 Attachment: Ordinance Adoption Immokalee Area Master Plan - 081123 (26905 : Affordable Housing Initiatives GMPA)
PL20210000660
EXHIBIT A
IMMOKALEE AREA MASTER PLAN
9..OA
Lllo BJ E.9r rvES_A N D Po Lr c r ES
text break
GOAL 1:
OBJECTIVE 5:
text break
Policy 5-1.1 : Frture Land Use Designation
text break
A. URBAN - MIXED USE DISTRICT
text break
6. Transit Orie nted Development Subdistrict
text break
LAND USE DESIGNATION DESCRIPTION SECTION
text break
A. URBAN - MIXED USE DISTRICT
text break
08/08/23 mrm
text break
6. Transit Oriented Development Subdistrict
The purpose of this subdistrict is to promote hiqh-density residential develooment alonq existinq
or proposed transit routes of the Collier Area Transit (CAT) svstem, known as Transit Oriented
Develooment (TOD), within a portion of the Urban Mixed Use District. TODS are further described
in the Land Development Code. As stated in Transportation Element Policv 12.10, TODs mav
increase transit ridership therebv reducinq sinole occupancv trips and vehicle miles travelled. A
TOD proiect is elioible for. but not entitled to, thirteen (13) dwellinq units per oross acre. subiect
to paraqraohs a. throuqh f. below- The Density Ratinq Svstem is not applicable to TODs.
A TOD that includes housinq that is affordable is elioible for, but not entitled to. up to an additional
twelve (12) dwellinq units per acre subiect to paraqraphs a. throuqh h. below.
a. The TOD must be located alono an existino or proposed CAT fixed route.
b. At least one half (1/2) of the proposed dwellinq units must be located within one quarter
(%) mile of an existino CAT stop. shelter or station or the TOD shall commit to providinq
said facilitv within % mile of those units orior to, or concurrent with, the flrst residential
Certifl cate of Occupancv.
c, The TOD must comply with the transit oriented development desiqn standards contained
in Chapter 4 of the LDC.
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Packet Pg. 2352 Attachment: Ordinance Adoption Immokalee Area Master Plan - 081123 (26905 : Affordable Housing Initiatives GMPA)
PL20210000660
FUTURE LAND USE MAP
Add this telt-based Subdistrict (Transit Oriented Development Subdistrict) in the legend under
the Urban - Mixed Use District.
[REMAINDER OF PAGE INTENTIONALLY BLANK]
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d. The proiect site is not within the Commercial - Mixed Use Subdistrict (C-MU) or
Recreational/Tourist Subdistrict (RT).
e. Onlv residential multi-familv dwellinq units are allowed.f. The TOD must be compact and pedestrian oriented.g There is a commitment bv Ordinance or Aqreement approved bv the Board of Countv
Commissioners that all units shall be maintained affordable in accordance with LDC
Section 2.07.02. and pursuant to LDC Section 4.02.42.
h. The maximum densitv shall not exceed twentv-flve (25) dwellino units per qross acre.
text break
Words underlined are addedt words Gtru6k lhreugh are deleted.
17.G.d
Packet Pg. 2353 Attachment: Ordinance Adoption Immokalee Area Master Plan - 081123 (26905 : Affordable Housing Initiatives GMPA)
g{Hl9lT'A'
IMMOKALEE FUTURE LAND USE MAP
L
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G,*Lli-hr -e ro.d n b i ud b. e... ,Fcrurr.rrd,
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-
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PL202 t 0000660
08/08/23 mrm
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..
ilWl
-1
IHI
Words underlined are addedt words €trs€k-lhr€sgh are deleted.
17.G.d
Packet Pg. 2354 Attachment: Ordinance Adoption Immokalee Area Master Plan - 081123 (26905 : Affordable Housing Initiatives GMPA)
ORDINANCE NO.23-
AN ORDINANCE AMENDING ORDINANCII 89-05, AS AMENDED,
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN OF
THE UNINCORPORATED AR.EA OF COLLIER COUNTY
I.'LORIDA, ADOPTING AN AMENDMEN'I' TO THE COLLIER
COUNTY GROWTII MANA(;EMENT PLAN RtrI,ATING TO
AFFORDABLE HOUSING, SPECIFICALLY ADDING A POLICY
TO THE TRANSPORTATION ELEMENT PERTAINING TO
AFFORDABLE HOUSING AI,ONG TRANSIT ROUTES; AND
DIREC'I'ING TRANSMITTAL OF THE ADOPTED AMtrNDMEN'I
TO THE FLORIDA DEPARTMIINT OF COMMERCEI PROVIDING
FOR SEVERABILITY; AND PROVIDING FOR AN EFFECTIVE
DATE. 1PL202100006601
WFIEREAS, Collier County, pursuant to Section 163.3,l61, et. seq., Florida Statutes, the
Community Planning Ac1, lbrmerly the Florida Local Govemment Comprehensive Planning and
Land Development Regulation Act, was required to prepare and adopt a comprehensive plan;
and
WHDREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January I 0, 1989; and
WHEREAS, staff has prepared an amendment to the Transportation Element of the
Growth Management Plan; and
WHEREAS, Collier County transmitted the Growth Management Plan amendment to the
Department of Commcrce for prelirninary review on April I 3, 2023, after public hearings belore
the Collier County Planning Commission and the Board ol County Commissioners; and
WIIEREAS, the Department of Commerce reviewed the amendment to the Growth
Managemcnt Plan and transmitted its comments in writing to Collier County within the time
provided by law; and
WHEREAS, Collier County has I 80 days from receipt of the Comments Report from thc
Department ol'Economic Opportunity to adopt, adopt with changes or not adopt the proposed
amendment to the Growth Management Plan; and
[2i -cMP-o1090/l 809r ] 5/l I 2t 8
PI-202 I 0000660 / Transponation
8^ t!23
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WHEREAS, the Community Planning Act of 201 1 providcs authority for local
governments to amcnd their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
17.G.e
Packet Pg. 2355 Attachment: Ordinance Adoption -Transportation - 081123(1) (26905 : Affordable Housing Initiatives GMPA)
WHEREAS, Collier County has gathered and considcrcd additional information, data and
analysis supporting adoption of this amendment, including the fbllowing: the Collier County
Staff Report, the documents entitled Collier County Growth Management Plan Amendmcnt and
other documents, testimony and information presented and made a part ofthe record at the public
hearings of the Collier County Planning Commission hcld on
Collier County Board of County Commissioners held on ; and
WHEREAS, alt applicable substantive and procedural requircments ofthe law have been
met.
NOW, THEREFORE, BE IT RESOI,VED BY THE BOARD OF COLINTY
COMMISSIONERS OF COI,I,IER COIJNI.Y. FLORIDA that:
ADOPTION OF AMENDMENI' TO TI]E TRANSPORTATION
ELEMENT OF THE GROWTH MNNAGEMENT PLAN
The amcndmcnt to thc 'l'ransportation Element ol'the GroMh Managemcnt Plan, atlached
hereto as Exhibit "A" and incorporated herein by refcrence, is hereby adopted in accordance with
Scction 163.3184, Florida Statutes, and shall be transmilted to the F-lorida Department of
Commerce.
SECTIONTWO: SEVERABII-11'Y.
If any phrase or portion olthis Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity ol'the remaining portion.
ShCI ION t HRLL: LItrLc't'lVL DATE,.
The cffective date of this plan amendment, if the amendment is not timely challenged,
shall be 3l days after the state land planning agency notifies the local government that the plan
amendment package is complete. If timely challenged, this amendment shall become effective
on the date the state land planning agency or the Administration Commission enters a final order
determining this adopted amcndment to be in compliance. No development orders, development
permits, or land uses dependent on this amendment may be issued or commenced before it has
become effective.
[2] -( MP-0 r090/l8u9r r 5i rl 2 r8
PL202 I 0000660 / Trarsponaiion
8/l t./23
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and thc
SECTION ONE:
17.G.e
Packet Pg. 2356 Attachment: Ordinance Adoption -Transportation - 081123(1) (26905 : Affordable Housing Initiatives GMPA)
PASSED AND DULY ADOPTED by the Board ol County Commissioners ol Collier
Counry, Florida this _ day of 2023.
ATTEST:
CRYSTAL K. KINZEL, CLERK
Dcputy Clcrk
Approved as to lbrm and legality:
Heidi Ashton-Cicko
Managing Assistant County Attomey
BOARD OF COUNTY COMMISSIONERS
COLLIER COI.JNTY, FLORIDA
Rick LoCastro, Chairman
By
$'
Attachment: Exhibit A - Transportation Element
[2 r -cM P{ 1090/ 1809 r l5lr] 2r8
PL202 I 0000660 / Tmnsportation
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17.G.e
Packet Pg. 2357 Attachment: Ordinance Adoption -Transportation - 081123(1) (26905 : Affordable Housing Initiatives GMPA)
PL20210000660
EXHIBIT A
TRANSPORTATION ELEMENT
OBJECTIVE 12:
:.:*":.:" 'n"::r'"".::"" of transit services now and in the future
text break
Policy 12.'10:
The Countv. throuoh the Future La nd Use Element. Golden Gate IVlaster Plan's Golden
lmmokalee Area M
Collier Area Tra
her dens
n as Transit Oriente
h
h
rtion of the Urb
mate to em n
Ds which m
transit routes th
increase transit siucin le occu n
trips and vehicle miles travelled
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Packet Pg. 2358 Attachment: Ordinance Adoption -Transportation - 081123(1) (26905 : Affordable Housing Initiatives GMPA)
Words underlined are added; words struck through are deleted
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COLLIER COUNTY GOVERNMENT RESPONSE TO
OBJECTIONS, RECOMMENDATIONS AND COMMENTS (ORC) REPORT
FOR THE PROPOSED PLAN AMENDMENT,
County # PL20210000660 and DEO # 23-01ACSC
The proposed Plan amendment establishes affordable housing provisions in certain Urban
designated areas of the County. The Department’s objections to the proposed
amendment are below, followed by the County’s response.
1. Objection: Nonresidential Intensity Use Standards:
The proposed Amendment 23-01ACSC is not consistent with the requirements of Sections
163.3177(1) and 163.3177(6)(a)1., F.S., that a future land use category must include
meaningful and predictable standards for the intensity of use for nonresidential use. The
proposed amendment (Future Land Use Element Future Land Use Designation
Description Section) and Golden Gate Area Master Plan (Golden Gate City Sub -Element)
does not establish intensity of use standards for the nonresidential uses that are allowed
within the Commercial Mixed Use by Right Subdistrict, the Conversion of Commercial by
Right Subdistrict, and the Strategic Opportunity Sites Subdistrict.
[Statutory Authority: Sections 163.3177(1), Section 163.3177(6)(a)1., and 163.3184(4)
F.S.]
Recommendation: The Department recommends that the County revise Amendment
23-01ACSC to include meaningful and predictable intensity of use standards for the
nonresidential uses allowed within the following future land use categories: Commercial
Mixed Use by Right Subdistrict, Conversion of Commercial by Right Subdistrict and
Strategic Opportunity Sites Subdistrict.
Response: The Commercial Mixed Use by Right Subdistrict and the Conversion of
Commercial by Right Subdistrict are applicable only to existing commercially zoned
properties within Urban designated areas of the County (Future Land Use Element &
Golden Gate City Sub-element). The amendment does not establish new commercial
zoning, rather it allows by right the development of affordable housing units and market
rate units on these properties; non-residential intensities are limited to the current
commercial zoning on the property (Commercial Zoning Districts, C-1 – C-5:
https://library.municode.com/fl/collier commercial zoning districts). Further, the
development of residential uses on these properties will reduce the developable
17.G.f
Packet Pg. 2359 Attachment: Response to DOC ORC Report_Housing Intiatives.FNL (26905 : Affordable Housing Initiatives GMPA)
Words underlined are added; words struck through are deleted
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commercial acreage, thereby limiting the commercial development and intensity of these
properties.
Response: The Strategic Opportunity Sites (SOS) Subdistrict provides for mixed income
residential units integrated with Florida Qualified Target Industry businesses and support
neighborhood commercial uses (C-1 – C-3 zoning categories). The non-residential use
intensities of the target industry businesses are defined in Chapter 288.106 F.S., and the
neighborhood serving support commercial use intensities are identified in the Collier
County Land Development Code (Commercial Zoning Districts, C-1 – C-3:
https://library.municode.com/fl/collier commercial zoning districts). The number of eligible
properties that could rezone under the SOS provision is limited to 4 parcels comprising
+130.00 acres, allowing a density increase of 462 dwelling units beyond the density
currently allowed. The County is proposing to limit the non-residential uses on these
properties to no more than 104 acres, and with an FAR of 0.5. The proposed provisions of
the SOS Subdistrict are, in part, based upon the existing Business Park and Research and
Technology Park Subdistricts of the Future Land Use Element, and the FAR of 0.5 is derived
from a sample business park development in the County.
Amend FLUE Strategic Opportunity Sites Subdistrict to read as follows:
27. Strategic Opportunity Sites Subdistrict
The Strategic Opportunity Sites Subdistrict provides for mixed income residential use
in conjunction with qualified target industry business uses and supporting commercial
uses. This mix of an employment center and housing for potential employees within
the same development has a mutual benefit and may benefit users o f the County’s
transportation system by potentially reducing the total vehicle miles traveled.
Each Strategic Opportunity Sites project shall be designed as a mixed use development
where landscaped areas, outdoor spaces and internal interconnectivity provide for
buffering, usable open space, and a network of pathways for the enjoyment of the
employees, residents, and patrons of the project. Development in this Subdistrict shall
comply with the following:
a. The project site must be a minimum of ten (10) acres in size.
b. A maximum floor area ratio (FAR) for the designated Qualified Target Industry
businesses and support commercial uses component of the project is 0.5.
c. The site must be abutting, and have direct principal access to, a road classified as an
arterial road in the Transportation Element. Direct principal access is defined as an
internal project roadway connection to the arterial road.
17.G.f
Packet Pg. 2360 Attachment: Response to DOC ORC Report_Housing Intiatives.FNL (26905 : Affordable Housing Initiatives GMPA)
Words underlined are added; words struck through are deleted
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d. The site must be rezoned to PUD.
e. The site shall be a mixed use development including residential uses and qualified
target industry business uses and may include support commercial uses.
f. Qualified target industry business uses are as defined in Chapter 288.106, Florida
Statutes.
g. Qualified target industry business uses shall comprise a minimum of forty percent
(40%) and a maximum of eighty percent (80%) of the total acreage of the site. A
minimum of eighty percent (80%) of the total building square feet, exclusive of
residential development, shall be devoted to target industry uses.
h. Support commercial uses allowed are those uses in the C-1 through C-3 Zoning
Districts that provide support services to the target industries such as general office,
banks, fitness centers, personal and professional services, medical, financial and
convenience sales and services, computer related businesses and services, employee
training, technical conferencing, day care center, restaurants and corporate and
government offices.
i. Support commercial uses shall be allowed to comprise a maximum of twenty percent
(20%) of the total acreage of the site. A maximum of twenty percent (20%) of the total
building square feet, exclusive of residential d evelopment, shall be devoted to
support commercial uses.
j. Residential development shall comprise a minimum of twenty percent (20%) and a
maximum of sixty percent (60%) of the total acreage of the site. The residential
component may provide for a mix of single family and multi-family units or provide
for multi-family units only.
k. Residential development shall provide for housing that is affordable in the following
manner:
1. Base density shall be four (4) units per acre and an Affordable Housing Density
Bonus (AHDB) agreement, in accordance with LDC Section 2.06.00, is required in
order to exceed this base density.
2. A minimum of twenty percent (20%) of the total units must be committed as
affordable housing for either the Low or Very Low household income levels or mix
of those income levels, as provided in LDC section 2.06.03.A. All affordable
housing density bonuses shall be doubled when dedicated to the Low or Very Low
income levels.
3. Maximum density shall not exceed twenty-five (25) units per gross acre.
4. Minimum density shall be ten (10) dwelling units per gross acre.
5. Residential density is calculated based on the total site acreage.
17.G.f
Packet Pg. 2361 Attachment: Response to DOC ORC Report_Housing Intiatives.FNL (26905 : Affordable Housing Initiatives GMPA)
Words underlined are added; words struck through are deleted
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6. Residential development is not subject to the Density Rating System.
7. Each phase of the project that proposes residential development must provide for
the ratio of market rate housing units to housing units that are affordable, as stated
within the AHDB agreement.
l. When the site abuts residentially zoned land, residential development shall be
located proximate to such abutting residentially zoned land, where feasible.
1. When qualified target industry business uses or support commercial uses on the
site are adjacent to any property occupied by, or zoned to allow, single family
dwellings, the setback along the common boundary shall be equal to the proposed
zoned building height and a 15-foot Type “C” buffer shall be provided.
m. Residential uses shall be integrated, and made compatible, with non-residential uses
in the development through vertical and/or horizontal mixed -use buildings,
landscaping, buffering, open space, architectural embellishments and through
pedestrian, bicycle and vehicular (multi-modal) interconnections.
1. The PUD shall include development standards to ensure that residential uses are
integrated with the non-residential uses.
n. The PUD shall include development standards for non-residential uses that are no
less stringent than those in the C-5, Heavy Commercial, Zoning District. Development
standards for residential uses shall be those in the residential zoning district closest
to the density proposed.
o. The PUD shall include a mechanism to ensure the minimum density is developed and
the minimum percentage of target industry uses are developed. This might include
specifying the timing of developing a minimum square foot of target industry uses
in relation to the first Certificate of Occupancy for dwelling units.
p. Total Strategic Opportunity Sites acreage within the Mixed Use District is limited to
a maximum of 130 acres.
*** *** *** *** *** text break *** *** *** *** ***
2. Objection: Coastal High Hazzard Area Density Increase:
The proposed Amendment 23-01ACSC does not coordinate the future land use map
residential densities in the coastal high hazard area consistent with the protection of
human life against the effects of natural disasters, including population evacuation, which
takes into consideration the capability to safely evacuate the density of th e coastal
population in the event of an impending natural disaster consistent with statutory
requirements (Sections 163.3177(1)(f), 163.3177(2), 163.3177(6)(a)2.,
163.3177(6)(a)3.e., 163.3177(6)(a)8.a., 163.3177 (6)(g)7., 163.3178(1), 163.3178(2)(d),
and 1633178(2)(h), F.S.) and the Collier County Comprehensive Plan (Conservation and
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Coastal Management Element Goal 12, Objective 12.1 and Policy 12.1.2 and Future Land
Use Element Policy 1.4). The proposed Amendment 23-01ACSC (Future Land Use Element
Future Land Use Designation Section) increases the allowable residential density in the
Mixed Use Activity Center Subdistrict future land use category, and the currently adopted
Future Land Use Map and Future Land Use Element Activity Center Maps designate Mixed
Use Activity Center Subdistrict Numbers 2, 14, 16, 17, 18 and 22 within the coastal high
hazard area as depicted on the Future Land Use Map and Coastal High Hazard Area map.
The proposed Amendment 23-01ACSC results in an increase in residential density in the
coastal high hazard area. The proposed Amendment 23OIACSC is not based upon relevant
and appropriate data and analysis demonstrating that the proposed increase in
residential density in the coastal high hazard area is consistent with the requirements of
Sections 163.3177(1)(f), 163.3177(2), 163.3177(6)(a)2., 163.3177(6)(a)3.e.,
163.3177(6)(a)8.a., 163.3177(6)(g)7., 163.3178(1), 163.3178(2)(d), and163.3178(2)(h),
F.S. for hazard mitigation and the protection of human life against the effects of natural
disasters, including population evacuation, which take into consideration the capability
to safely evacuate the density of the coastal population in the event of an impending
natural disaster. The proposed Amendment 23-01ACSC is not based upon relevant and
appropriate data and analysis demonstrating that the proposed increase in residential
density in the coastal high hazard area is consistent with Collier County Comprehensive
Plan Conservation and Coastal Management Element Goal 12, Objective 12.1 and Polic y
12.1.2 and Future Land Use Element Policy 1.4 (related to the following: ensuring public
safety, health and welfare of people and property from the effects of hurricane storm
damage; maintaining hurricane evacuation clearance times; appropriate mitigation
related to hurricane evacuation times; and that the Future Land Use Map shall be
designed to coordinate coastal population densities with the Regional Hurricane
Evacuation Plan). The proposed Amendment 23-01ACSC is not based upon relevant and
appropriate data and analysis demonstrating coordination and internal consistency with
the Future Land Use Element and Conservation and Coastal Management Element.
[Statutory Authority: Sections 163.3177(1)(f), 163.3177(2), 163.3177(6)(a)2.,
163.3177(6)(a)3. e., 163.3177(6)(a)8. a., 163.3177(6)(g)7., 163.3178(1), 163.3178(2)(h),
and 163.3184(4), F.S.]
Recommendations: The Department recommends that the County revise the
amendment to prohibit the increase of residential density in the coastal high hazard area
above the density that is currently allowed by the adopted Comprehensive Plan.
Alternatively, the County should support the amendment with relevant and appropriate
data and analysis demonstrating consistency of the amendments with the requirements
of Sections 163.3177(1)(f), 163.3177(2), 163.3177(6)(a)2., 163.3177(6)(a)3. e.,
17.G.f
Packet Pg. 2363 Attachment: Response to DOC ORC Report_Housing Intiatives.FNL (26905 : Affordable Housing Initiatives GMPA)
Words underlined are added; words struck through are deleted
Words with double underline are added; words with double strikethrough are deleted since Transmittal
163.3177(6)(a)8. a., 163.3177(6)(g)7., 163.3178(1), 163.3178 (2)(d), and163.3178(2)(h),
F.S., and Collier County Comprehensive Plan Conservation and Coastal Management
Element Goal 12, Objective 12.1 and Policy 12.1.2. and Future Land Use Element Policy
1.4.
Response: The County has amended the Future Land Use Element (FLUE) to exclude
portions of Mixed Use Activity Centers #2 and #20, and all of #14, #16, #17, and #18 from
increasing residential density under the affordable housing provisions established by this
amendment.
Amend FLUE Mixed Use Activity Center Subdistrict to read as follows:
C. Urban Commercial District (Page 56)
*** *** *** *** *** text break *** *** *** *** ***
This District is intended to accommodate almost all new commercial zoning; a variety of
residential uses, including higher densities for properties not located within the Urban
Coastal Fringe or Urban Residential Fringe Subdistricts; and a variety of non-residential
uses.
1. Mixed Use Activity Center Subdistrict
*** *** *** *** *** text break *** *** *** *** ***
For residential-only development, if a project is located within the boundaries of a Mixed
Use Activity Center which is not within the Urban Residential Fringe Subdistrict or Urban
Coastal Fringe Subdistrict, up to sixteen (16) residential units per gross acre may be
permitted. Development located within the boundaries of a Mixed Use Activity Center
and outside of the Coastal High Hazard Area, in all Subdistricts, may be permitted up to
twenty-five (25) units per gross acre in accordance with the standards of the Mixed-
Income Housing Program for housing that is affordable as outlined in the LDC . If such a
project is located within the boundaries of a Mixed Use Activity Center which is within the
Urban Coastal Fringe Subdistrict, the eligible density shall be limited to four dwelling
units per acre, except as allowed by the density rating system, and the
Bayshore/Gateway Triangle Redevelopment Overlay, and the Mixed-Income Housing
Program for housing that is affordable outlined in the LDC. If such a project is located
within the boundaries of a Mixed Use Activity Center which is within the Urban
Residential Fringe Subdistrict, eligible density shall be as allowed by that Subdistrict,
except as allowed by the Mixed-Income Housing Program for housing that is affordable
outlined in the LDC. For a residential-only project located partially within and partially
outside of an Activity Center, the density accumulated from the Activity Center portion
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Words with double underline are added; words with double strikethrough are deleted since Transmittal
of the project may be distributed throughout the project. Mixed-use developments ‒
whether consisting of residential units located above commercial uses, in an attached
building, or in a freestanding building ‒ are allowed and encouraged within Mixed Use
Activity Centers. Density for such a project is calculated based upon the gross project
acreage within the Activity Center. If such a project is located within the boundaries of a
Mixed Use Activity Center which is not within the Urban Residential Fringe Subdistrict
and is not within the Coastal High Hazard Area, the eligible density is sixteen (16) dwelling
units per acre. Development located within the boundaries of a Mixed Use Activity
Center in all Subdistricts may be permitted up to twenty-five (25) units per gross acre in
accordance with the standards of the Mixed-Income Housing Program for housing that
is affordable as outlined in the LDC. If such a project is located within the boundaries of
a Mixed Use Activity Center that is not within the Urban Residential Fringe Subdistrict
but is within the Coastal High Hazard Area, the eligible density shall be limited to four (4)
dwelling units per acre, except as allowed by the Bayshore/Gateway Triangle
Redevelopment Overlay and the Mixed-Income Housing Program for housing that is
affordable outlined in the LDC. If such a project is located within the boundaries of a
Mixed Use Activity Center which is within the Urban Residential Fringe Subdistrict,
eligible density shall be as allowed by that Subdistrict, except as allowed by the Mixed-
Income Housing Program for housing that is affordable outlined in the LDC. For a project
located partially within and partially outside of an Activity Center, and the portion within
an Activity Center is developed as mixed use, some of the density accumulated from the
Activity Center portion of the project may be distributed to that portion of the project
located outside of the Activity Center. In order to promote compact and walkable mixed
use projects, where the density from a mixed use project is distributed outside the
Activity Center boundary:
*** *** *** *** text break *** *** *** *** *** ***
17.G.f
Packet Pg. 2365 Attachment: Response to DOC ORC Report_Housing Intiatives.FNL (26905 : Affordable Housing Initiatives GMPA)
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Packet Pg. 2366 Attachment: DEO ORC Report_COLLIER CO. 23-01ACSC (P) ORC (26905 : Affordable Housing Initiatives GMPA)
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Page 1 of 10
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT/ZONING DIVISION,
COMPREHENSIVE PLANNING SECTION
HEARING DATE: May 5, 2022
RE: PETITION PL20210000660, COLLIER HOUSING PLAN AFFORDABLE
HOUSING INITIATIVES GROWTH MANAGEMENT PLAN AMENDMENT
(GMPA) [TRANSMITAL HEARING]
ELEMENTS: FUTURE LAND USE ELEMENT, GOLDEN GATE AREA MASTER PLAN
ELEMENT/GOLDEN GATE CITY SUB-ELEMENT, IMMOKALEE AREA
MASTER PLAN ELEMENT, TRANSPORTATION ELEMENT
APPLICANT/OWNER:
Collier County Real Property Management
Division, 3335 Tamiami Trail East,
Suite 101
Naples, FL 34112
CONSULTANT:
Laura DeJohn, AICP
Johnson Engineering Inc.
2122 Johnson Street
Fort Myers, FL 33901
GEOGRAPHIC LOCATION:
This county-initiated amendment petition is not applicable to a single location.
REQUESTED ACTION:
This GMPA petition consists of multiple amendments. Three existing subdistricts in the Future
Land Use Element (FLUE) are amended (Mixed Use and Interchange Activity Centers,
Commercial Mixed Use), three new subdistricts are established in the FLUE and on the
countywide FLUM-Future Land Use Map (Conversion of Commercial by Right, Strategic
Opportunity Sites, Transit Oriented Development). Also, three subdistricts are added to the
Golden Gate Area Master Plan’s (GGAMP) Golden Gate City Sub-Element (GGCS-E) and FLUM
(Commercial Mixed Use by Right, Conversion of Commercial by Right, Transit Oriented
Development) and one subdistrict is added to the Immokalee Area Master Plan (IAMP) and FLUM
(Transit Oriented Development). Also, related policy additions are included to list the names of
the new subdistricts and the one subdistrict with a modified name. More explanation of the
proposed amendments is provided later in this Report.
The proposed text and map amendments are depicted on Resolution Exhibit A’s.
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PURPOSE:
The primary propose of this GMPA petition is to promote the development of housing that is
affordable - by providing additional opportunities and incentives.
BACKGROUND, DESCRIPTION OF PROJECT AND ANALYSIS:
The Urban Land Institute (ULI) conducted an affordable housing study and subsequently prepared
a Community Housing Plan. In October 2017, the BCC accepted the Community Housing Plan
that included several initiatives intended to increase opportunities for housing that is affordable.
These initiatives require regulatory changes. In October 2018, the Board of County
Commissioners directed staff to move forward with these initiatives. The County contracted with
Johnson Engineering, Inc. (JEI) to prepare the necessary GMPAs. Housing staff (Community and
Human Services Division) worked with consultants, stakeholders, the development industry, non-
profit agencies, and various other interested parties for a period of about twelve months. JEI
submitted the GMPAs to the County in December 2020, and staff has modified them into final
form (proper GMP format and terminology, added parameters and some standards, other
modifications). Each initiative and related GMPA is identified below. Each GMPA either modifies
an existing subdistrict or establishes a new one. For each GMPA, a related Land Development
Code Amendment (LDCA) is being drafted with the intention for them to be heard at the Adoption
hearings for the GMPA as a companion item. [For additional and detailed background information,
please see the first attachment to this Staff Report: County Initiated GMPA Application – Housing
Plan GMPA (Johnson Engineering, Inc.).]
The ULI Study/Community Housing Plan included data that broadly supports the initiatives
(GMPAs). Additionally, as staff has drafted the specific provisions of the GMPAs with some details,
staff is in process of gathering additional, more detailed data (inventories of applicable sites); staff
will present this data and/or a summary of it, at the CCPC hearing.
Two of the subdistricts are implemented by right (no rezone required - thus no public notice
process, no public hearings, no opportunity for public input). There are three advantages (to the
developer) of allowing development of housing that is affordable by right rather than requiring a
rezone: certainty of outcome, less expense, less time (to get through the process). Likewise, the
certainty of outcome is an advantage for proponents of housing that is affordable – with possible
exception of those that live or own property nearby. There is one disadvantage to nearby
residents and property owners: no opportunity for public input (to attempt to sway hearing bodies
to support the project, deny the project, or modify the project – e.g. limit hours of operation, prohibit
certain uses, increase development standards). Owners of nearby properties would have, in
performing their due diligence prior to purchase of their property, been able to determine the uses
and development standards permitted on the nearby Commercial zoned property(s). By
introducing residential uses to these Commercial zoned properties, the hours of activity change
since most commercial uses – whether office, retail, personal service, restaurant, etc. – have
established hours of operation outside of which there is minimal or no impacts generated from
the site (traffic, “people” noise, deliveries, etc.). Residential uses introduce extended hours of
activity.
Initiative 2: Streamlining conversion of commercial zoning to residential zoning when
providing for housing that is affordable [Streamline Commercial to Mixed Use Residential
Conversions].
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Packet Pg. 2374 Attachment: Transmittal CCPC Staff Report (26905 : Affordable Housing Initiatives GMPA)
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COMMERCIAL MIXED USE BY RIGHT SUBDISTRICT, and
CONVERSION OF COMMERCIAL BY RIGHT SUBDISTRICT
This initiative is implemented by two separate GMPAs, the first to modify an existing subdistrict,
the second to establish a new subdistrict – discussed further below. The first amends the existing
(but never used) Commercial Mixed Use Subdistrict in the FLUE, in two ways. The existing
subdistrict is a provision to allow mixed use development (mix of commercial and residential) on
properties zoned C-1 thru C-3 (Commercial Professional and General Office District, Commercial
Convenience District, Commercial Intermediate District) and PUDs (Planned Unit Development)
that allow no greater than C-1 thru C-3 uses, by right. First, mostly clean-up changes are proposed
with relatively minor effects. These revisions are to modify the title to add the words “by right” (it
is designed to be by right but the subdistrict did not explicitly state this), delete reference to the
Urban Residential Fringe Subdistrict (there are no qualifying properties there), add reference to
an LDC provision previously created to implement this Subdistrict, increase the affordable housing
density bonus from eight to twelve DU/A, dwelling units per acre (to reflect a previous GMP
amendment that increased that density bonus provision in the Density Rating System from eight
to twelve DU/A). Second, this Subdistrict is modified to add a provision to allow mixed use
development on properties zoned C-4 and C-5 (General Commercial District, Heavy Commercial
District) and by right. Additional changes to that expanded Subdistrict include increasing density
in some areas, requiring all dwelling units to be housing that is affordable, and capping building
height at fifty feet in the C-4 district (whereas C-4 permits 75 feet). Finally, this Subdistrict is added
to the GGCS-E for properties zoned C-1 thru C-5 and deemed “consistent by policy.” Staff’s
analysis yields this second modification would impact a total of only 6.42 acres yielding a
maximum of approximately 103 DUs. (Please see the attached Commercial MUS C-4 & C-5
Inventory; Consistent by Policy Maps: FLUE-9, FLUE-10, FLUE-11, FLUE-13; countywide FLUM;
GGCS-E FLUM.)
This GMPA is not subject to the Density Rating System in the FLUE or GGCS-E and is
implemented by right (no rezone is required) and the related LDC provision (pending LDCA).
Please see the below tables identifying the changes proposed.
Table: Commercial Mixed Use Subdistrict Changes Summary – A. Modify for C-1 thru C-3
Provision Existing Proposed
Subdistrict Title Commercial Mixed Use Commercial Mixed Use by
Right
Applicable Subdistricts URF, UCF, UR UCF, UR
LDC Reference Establish implementing LDC
provision within 1 year
Section 4.02.38
Affordable Housing Density
Bonus
8 DU/A (from 3-11 DU/A) 12 DU/A (from 3-15 DU/A)
PUD = Planned Unit Development TDR = Transfer of Development Rights
URF = Urban Residential Fringe Subdistrict UCF = Urban Coastal Fringe Subdistrict
UR = Urban Residential Subdistrict DU/A = Dwelling Units per Acre
Table: Commercial Mixed Use Subdistrict Changes Summary – B. Expand for C-4 and C-5
Eligible Zoning C-4 and C-5 deemed “Consistent by Policy”
Development Standards Per commercial zoning district on the parcel
except C-4 capped at 50 feet height
Maximum Density & Affordability 16 DU/A, all DUs must be Housing that is
Affordable (UCF, UR)
Maximum Portion of Project as Residential 75%
URF = Urban Residential Fringe Subdistrict UCF = Urban Coastal Fringe Subdistrict
UR = Urban Residential Subdistrict DU/A = Dwelling Units per Acre
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Packet Pg. 2375 Attachment: Transmittal CCPC Staff Report (26905 : Affordable Housing Initiatives GMPA)
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The second GMPA for Initiative 2 is to establish the new Convers ion of Commercial by Right
Subdistrict in the FLUE and GGCS-E to allow residential-only development with housing that is
affordable on properties zoned Commercial (C-1 thru C-5) and deemed “consistent by policy.”
This GMPA is not subject to the Density Rating System in the FLUE or GGCS-E and is
implemented by right (no rezone required) and related LDC provision (pending LDCA). Two areas
are excluded - properties within the boundaries of the East Naples Community Development Plan
(see attached map of ENCDP study area) and within the Downtown Commercial Center
Subdistrict (see attached Golden Gate City FLUM) – as the intent of this subdistrict is at odds with
provisions for these areas. Please see the below table that provides a summary of the major
components of this proposed Subdistrict.
Table: Conversion of Commercial by Right Subdistrict Summary
Eligible Zoning C-1 thru C-5 deemed “consistent by policy”
Development Standards Per commercial zoning district on the parcel
except C-4 capped at 50 feet height
Affordability All DUs must be Housing that is Affordable –
commitment by Agreement required
Maximum Density 16 DU/A (URF, UCF, UR)
Public Facility Impacts Analysis Comparative analysis required to demonstrate
proposed residential project has same or less
impacts than highest intensity commercial use
allowed (vehicle trips, water & wastewater)
Excluded Areas Within boundaries of East Naples Community
Development Plan (generally, along US 41
East corridor and north to approximately Davis
Blvd., and 1 mile east of Collier Blvd. west to
the CRA boundary), and Downtown
Commercial Center Subdistrict in Golden Gate
City Sub-Element (most of the Golden Gate
Parkway corridor except for the Mixed Use
Activity Center)
CRA = Community Redevelopment Area (Bayshore/Gateway Triangle Redevelopment Overlay on countywide FLUM)
Initiative 3: Increasing density within Activity Centers from 16 units per acre to 25 units per
acre when providing for housing that is affordable [Incentivize Mixed Income Residential
Housing in Future and Redeveloped Activity Centers].
MIXED USE ACTIVITY CENTER and INTERCHANGE ACTIVITY CENTER SUBDISTRICTS
This GMPA will modify the Mixed Use Activity Center Subdistrict and the Interchange Activity
Center Subdistrict in the FLUE to allow density up to 25 DU/A when providing a mixed income
residential project (mix of market rate housing and housing that is affordable) in accordance with
provisions to be adopted into the LDC. This density may increase may result in more mixed use
developments which is one of the purposes of Activity Centers. However, for the Interchange
Activity Centers, which allow some commerce and industry uses that need proximity to the
interstate highway system, this creates a competition between GMP objectives: industry vs. mixed
use development and housing that is affordable.
This GMPA is not subject to the Density Rating System in the FLUE and is implemented by rezone
and related LDC provision (pending LDCA). Please see the table on following page identifying
the specific density changes proposed.
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Table: Mixed Use and Interchange Activity Center Subdistricts Changes Summary
EXISTING PROPOSED
MIXED USE Activity Center Subdistrict MIXED USE Activity Center Subdistrict
Residential Only Residential Only
Location
Eligible
Density
(DU/A) Location Eligible Density (DU/A)
Not in URF or UCF Subdistricts 16 Not in UCF or URF
16//25 per Mixed-Income
Housing Program
URF
1.5/2.5 with
TDRs URF
1.5/2.5 with TDRs//25 per
Mixed-Income HP
UCF
4 except per
DRS (AHDB
of 12 du/a)
and B/GTRO) UCF
4 except per DRS (AHDB of 12
du/a) and B/GTRO)//25 per
Mixed-Income Housing
Program
MIXED USE Activity Center Subdistrict MIXED USE Activity Center Subdistrict
Mixed Use Mixed Use
Location
Eligible
Density
(DU/A) Location Eligible Density (DU/A)
Not in CHHA or URF 16 Not in CHHA or URF
16//25 per Mixed-Income
Housing Program
CHHA
4 except
B/GTRO CHHA
4 except B/GTRO//25 per
Mixed-Income HP
URF
1.5/2.5 with
TDRs URF
1.5/2.5 with TDRs//25 per
Mixed-Income HP
INTERCHANGE Activity Center Subdistrict INTERCHANGE Activity Center Subdistrict
Residential Only AND Mixed Use Residential Only AND Mixed Use
Location
Eligible
Density
(DU/A) Location Eligible Density (DU/A)
Not in URF 16 Not in URF
16//25 per Mixed-Income
Housing Program
URF
1.5/2.5 with
TDRs URF
1.5/2.5 with TDRs//25 per
Mixed-Income HP
CHHA = Coastal High Hazard Area TDR = Transfer of Development Rights HP = Housing Program
DRS = Density Rating System AHDB = Affordable Housing Density Bonus
B/GTRO = Bayshore/Gateway Triangle Redevelopment Overlay
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Initiative 4: Creation of Strategic Opportunity Sites as an identified subdistrict within the
GMP to allow for the development of a mixed use development that provides for residential
density up to 25 units per acre which is integrated with non-residential land uses with a
high degree of employment opportunities, such as corporate headquarters or business
campuses [Create a Strategic Opportunity Sites Designation Process and Allow for
Increased Density].
STRATEGIC OPPORTUNITY SITES SUBDISTRICT
This GMPA will establish the new Strategic Opportunity Sites Subdistrict in the FLUE that provides
for mixed use projects that include “qualified target industry business uses” as defined in Chapter
288.106, Florida Statutes, and a mix of market rate housing and housing that is affordable up to
25 DU/A. Also, support commercial uses are allowed.
This GMPA is not subject to the Density Rating System in the FLUE and is implemented by rezone
and related LDC provision (pending LDCA). Please see the below table that provides a summary
of the major components of this proposed Subdistrict.
Table: Strategic Opportunity Sites Subdistrict Summary
Minimum Project Size 10 acres
Access Requirement Arterial Road
Required Zoning PUD
Required Uses Qualified Target Industry Businesses (QTIB)
and Housing that is Affordable
Optional Uses Support commercial uses (C-1 thru C-3) and
market rate housing
Minimum/Maximum Density 10/25 DU/A – based on total site acreage
Density Calculations Base density: 4 DU/A.
Additional density (up to 25): requires
Affordable Housing Density Bonus
Agreement.
Affordability requirement: min. 20% of DUs at
Low and/or Very Low income levels.
Density bonus is doubled when dedicated for
Low or Very Low income levels.
Mixed Use Requirements & Limitations QTIB: min. 40%/max. 80%
Residential: min. 20%/max. 60%
Support commercial: max. of 20%
Other provisions Compatibility, integration of uses, ensure
percentage thresholds are met
min. = minimum max. = maximum
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Initiative 5: Increasing density opportunities along bus/transit lines through the creation
of Transit Oriented Development (TOD) up to a maximum of 25 units per acre [Increase
Density Along Transit Corridors].
TRANSIT ORIENTED DEVELOPMENT SUBDISTRICT
This GMPA will establish the new Transit Oriented Development Subdistrict in the FLUE, IAMP
and GGCS-E that will provide for increased residential density, with or without housing that is
affordable, along transit (CAT, Collier Area Transit) corridors for qualifying projects. The intent of
this provision is both to increase housing that is affordable and increase CAT ridership thus
increase its viability. Also, a new policy is added to the Transportation Element referencing the
new Subdistrict. This subdistrict is not applicable to certain portions of the Urban area as its
purpose is at odds with provisions for those areas. (Please see the below table for those
subdistrict names and the attached FLUMs to see the location of those areas.)
This GMPA is not subject to the Density Rating System and is implemented by rezone and related
LDC provision (pending LDCA). Please see the below table that provides a summary of the major
components of this proposed Subdistrict. This Subdistrict is not consistent with, nor is it required
to be, the definition of “Transit-oriented development” found in Florida Statutes, Ch. 163.3164
”Community Planning Act; definitions,” as it does not provide for mixed use development.
Table: Transit Oriented Development Subdistrict Summary
Locational Requirements
Locational Exclusions UCF & URF in FLUE; Downtown Center
Commercial Subdistrict in GGCS-E;
Commercial Mixed-Use Subdistrict &
Recreational Tourist Subdistrict in IAMP
Eligible Market Rate Density 13 DU/A max.
Housing that is Affordable Density Bonus 12 DU/A max.
Maximum Density 25 DU/A
DU Type Multi-Family only
Design Standards Per those in proposed LDCA; compact and
pedestrian oriented
Assuming this GMP amendment petition is approved for transmittal to the statutorily required
review agencies, it will return to the CCPC and BCC for Adoption hearings. It is staff’s intent to
accompany the GMP amendments at time of adoption hearings with the implementing LDC
Amendments.
Environmental Impacts:
These are not site-specific amendments so impacts cannot be specifically determined. However,
natural resource protection provisions in the LDC and GMP remain in effect.
Historical and Archeological Impacts:
These are not site-specific amendments so impacts cannot be specifically determined. However,
historical and archeological protection provisions in the LDC and GMP remain in effect.
Public Facilities Impacts, including Transportation:
As these are not site-specific amendments, eligible residential densities vary, and the extent to
which the development community will utilize these provisions is unknown, it is difficult to
determine the impacts upon public infrastructure. However, three of the amendments require a
rezone which includes infrastructure impacts analysis and consideration via the public hearing
process. One of the two “by right” provisions includes an infrastructure impacts comparative
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analysis to demonstrate no increase in impacts (for roads, water, wastewater). The other “by right”
provision could impact less than a total ten acres, based upon staff analysis.
Criteria for GMP Amendments in Florida Statutes
Data and analysis requirements for comprehensive plans and plan amendments are noted in
Chapter 163, F.S., specifically as listed below.
Section 163.3177(1)(f), Florida Statutes:
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall
be based upon relevant and appropriate data and an analysis by the local government that
may include, but not be limited to, surveys, studies, community goals and vision, and other
data available at the time of adoption of the comprehensive plan or plan amendment. To be
based on data means to react to it in an appropriate way and to the extent necessary indicated
by the data available on that particular subject at the time of adoption of the plan or plan
amendment at issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not
be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of
such studies, surveys, data, and supporting documents for proposed plans and plan
amendments shall be made available for public inspection, and copies of such plans shall
be made available to the public upon payment of reasonable charges for reproduction.
Support data or summaries are not subject to the compliance review process, but the
comprehensive plan must be clearly based on appropriate data. Support data or
summaries may be used to aid in the determination of compliance and consistency.
2. Data must be taken from professionally accepted sources. The application of a
methodology utilized in data collection or whether a particular methodology is
professionally accepted may be evaluated. However, the evaluation may not include
whether one accepted methodology is better than another. Original data collection by local
governments is not required. However, local governments may use original data s o long
as methodologies are professionally accepted.
3. The comprehensive plan shall be based upon permanent and seasonal population
estimates and projections, which shall either be those published by the Office of Economic
and Demographic Research or generated by the local government based upon a
professionally acceptable methodology. The plan must be based on at least the minimum
amount of land required to accommodate the medium projections as published by the
Office of Economic and Demographic Research for at least a 10-year planning period
unless otherwise limited under s. 380.05, including related rules of the Administration
Commission. Absent physical limitations on population growth, population projections for
each municipality, and the unincorporated area within a county must, at a minimum, be
reflective of each area’s proportional share of the total county population and the total
county population growth.
Section 163.3177(6)(a)2.:
2. The future land use plan and plan amendments shall be based upon surveys, studies,
and data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
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e. The need for redevelopment, including the renewal of blighted areas and the
elimination of nonconforming uses which are inconsistent with the character of the
community.
f. The compatibility of uses on lands adjacent to or closely proximate to military
installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and
consistent with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will
strengthen and diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated
subdivisions.
Section 163.3177(6)(a)8., Florida Statutes:
(a) A future land use plan element designating proposed future general distribution, location, and
extent of the uses of land for residential uses, commercial uses, industry, agriculture,
recreation, conservation, education, public facilities, and other categories of the public and
private uses of land. The approximate acreage and the general range of density or intensity
of use shall be provided for the gross land area included in each existing land use category.
The element shall establish the long-term end toward which land use programs and activities
are ultimately directed.
8. Future land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering
the character of the undeveloped land, soils, topography, natural resources, and
historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and
requirements of this section.
Also, the state land planning agency has historically recognized the consideration of community
desires (e.g. if the community has an articulated vision for an area as to the type of development
desired, such as within a Community Redevelopment Area), and existing incompatibilities (e.g.
presently allowed uses would be incompatible with surrounding uses and conditions).
FINDING AND CONCLUSIONS:
• These are not site-specific amendments, eligible residential densities vary, and the extent to
which the development community will utilize these provisions is unknown, thus it is difficult
to determine the impacts upon public infrastructure. However, three of the amendments
require a rezone which includes infrastructure impacts analysis and consideration via the
public hearing process. One of the two “by right” provisions includes an infrastructure impacts
comparative analysis to demonstrate no increase in impacts (for roads, water, wastewater).
The other “by right” provision could impact less than ten acres, based upon staff analysis.
• These are not site-specific amendments, so it is difficult to determine the impacts of these
amendments upon environmental resources and cultural resources resulting from these
amendments. However, natural resource protection and historical and archeological
protection provisions in the LDC remain in effect.
• The primary purpose of these amendments is to provide additional opportunities and
incentives for [the private sector to provide] much needed housing that is affordable, as
identified in the Collier Housing Plan and as directed by the Board of County Commissioners.
Additionally, one of the amendments (TOD) may increase the viability of the CAT bus system;
one may also result in the development of target industry uses (SOS); and some may also
result in more mixed use developments (SOS, Activity Centers, CMUS by Right).
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• Regarding the Commercial Mixed Use by Right Subdistrict (C-4 and C-5 zoning) and
Conversion of Conversion Zoning by Right Subdistrict, there is some concern about the lack
of opportunity for public involvement as neither provision requires a rezone thus no public
hearing process.
• Regarding the increased density in the Interchange Activity Center Subdistrict, there is some
concern that the amendment creates a competition between different GMP objectives: some
commerce and industry uses that need proximity to the interstate highway system vs. mixed
use development and housing that is affordable.
NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES:
As this is not considered a site-specific GMP amendment, a Neighborhood Information Meeting
(NIM) is not required by LDC Section 10.03.05 F.
LEGAL CONSIDERATIONS:
The County Attorney’s office reviewed the Staff report on April 13, 2022. The criteria for GMP
amendments to the Future Land Use Element are in Sections 163.3177(1)(f) and
163.3177(6)(a)2, Florida Statutes. [HFAC]
STAFF RECOMMENDATION:
Staff recommends that the Collier County Planning Commission forward Petition PL20210000660
to the Board of County Commissioners with a recommendation to approve for transmittal to the
Florida Department of Economic Opportunity and other statutorily required review agencies.
NOTE: After the County Attorney’s Office approval of the Resolution with Exhibit A’s and the legal
advertisement being approved for this petition, it was discovered that text additions are needed
for clarification in the FLUE, IAMP and GGCS-E. First, to clarify that density that is achieved by
right cannot be combined with density achieved by rezone (such a provision already exists in the
IAMP). Second, to clarify that these Subdistricts cannot be used in combination, e.g. cannot use
TOD and SOS.
Attachments:
A) Resolution with Exhibit A’s
B) Housing Plan- GMPA LDCA- Johnson Eng Final Product 021621- 1351
C) Countywide Future Land Use Map
D) Golden Gate City Future Land Use Map
E) Immokalee Area Master Plan Future Land Use Map
F) East Naples Community Development Plan boundary map
G) Commercial MUS C-4 & C-5 Inventory
H) Consistent by Policy Maps: FLUE-9, FLUE-10, FLUE-11, FLUE-12, FLUE-13
I) Mixed Use and Interchange Activity Center Maps (1-14, 16-18, 20)
Prepared by: David Weeks, AICP, Senior Project Manager, Nova Engineering & Environmental
LLC, Collier County Growth Management Department contract employee
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RESOLUTION NO. 2023- 5 7
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS
PROPOSING COUNTY-INITIATED AMENDMENTS TO THE
COLLIER COUNTY GROWTH MANAGEMENT PLAN,
ORDINANCE 89-05, AS AMENDED, TO ADDRESS HOUSING
INITIATIVES TO ALLOW AFFORDABLE HOUSING BY RIGHT IN
CERTAIN COMMERCIAL ZONING DISTRICTS WITH A SUNSET
DATE; TO INCREASE DENSITY FOR AFFORDABLE HOUSING;
TO ESTABLISH A STRATEGIC OPPORTUNITY SITES
SUBDISTRICT; AND TO INCREASE DENSITY FOR AFFORDABLE
HOUSING PROJECTS ALONG COLLIER AREA TRANSIT
ROUTES; SPECIFICALLY AMENDING THE FUTURE LAND USE
ELEMENT AND FUTURE LAND USE MAP; GOLDEN GATE CITY
SUB-ELEMENT OF GOLDEN GATE AREA MASTER PLAN
ELEMENT AND FUTURE LAND USE MAP; THE IMMOKALEE
AREA MASTER PLAN ELEMENT AND FUTURE LAND USE MAP;
AND ADDING A POLICY TO THE TRANSPORTATION ELEMENT
PERTAINING TO AFFORDABLE HOUSING ALONG TRANSIT
ROUTES; AND FURTHERMORE DIRECTING TRANSMITTAL OF
THESE AMENDMENTS TO THE FLORIDA DEPARTMENT OF
ECONOMIC OPPORTUNITY. [PL20210000660]
WHEREAS, Collier County, pursuant to the Florida Local Government Comprehensive
Planning and Land Development Regulation Act, was required to prepare and adopt a
comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, Collier County staff has prepared amendments to the following elements of
its Growth Management Plan:
Future Land Use Element and Future Land Use Map and Map Series;
Golden Gate City Sub-Element of the Golden Gate Area Master Plan Element and Future
Land Use Map;
Transportation Element and Transportation Map Series;
Immokalee Area Master Plan Element and Future Land Use Map; and
21-CMP-01090/1723199/1]
PL20210000660 Words underlined are additions;words struckgh are deletions.
Housing Plan
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WHEREAS, on May 19, 2022, the Collier County Planning Commission considered the
proposed amendments to the Growth Management Plan pursuant to the authority granted to it by
Section 163.3174, Florida Statutes, and has recommended approval of said amendments to the
Board of County Commissioners; and
WHEREAS, on March 28, 2023, the Board of County Commissioners at a public hearing
approved the transmittal of the proposed amendments to the Growth Management Plan to the
state land planning agency in accordance with Section 163.3184, Florida Statutes; and
WHEREAS, upon receipt of Collier County's proposed Growth Management Plan
Amendment, various State agencies and the Department of Economic Opportunity (DEO) have
thirty (30) days to review the proposed amendment and DEO must transmit, in writing, to Collier
County its comments within said thirty (30) days pursuant to Section 163.3184, F.S.; and
WHEREAS, Collier County, upon receipt of the written comments from DEO must
adopt, adopt with changes or not adopt the proposed Growth Management Plan Amendment
within one hundred and eighty (180) days of such receipt pursuant to Section 163.3184, F.S.; and
WHEREAS, the DEO, within five (5) days of receipt of Collier County's adopted
Growth Management Plan Amendment, must notify the County of any deficiencies of the Plan
Amendment pursuant to Section 163.3184(3), F.S.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
The Board of County Commissioners hereby approves the proposed Growth Management
Plan Amendments, attached hereto as Exhibit A and incorporated by reference herein, for the
purpose of transmittal to the Department of Economic Opportunity and other reviewing agencies
thereby initiating the required State evaluation of the Growth Management Plan Amendments,
prior to final adoption.
THIS RESOLUTION adopted after motion, second and majority vote this oC ' day of
m ct r C k 2023.
ATTEST: \'` BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZE ,,' ERK COLLIER?LINT F ORIDA
By: MO i11.!1111111MI _ By:
Attest as.o a A .‘\Te { Cl Rick LoCastro, Chairman
signature,on1Y
77 ..
4 yy.A, '` i,.3,Approved as to,frM and legality:
NIA
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachment: Exhibit A—Text and Maps
21-CMP-01090/1723199/1]
PL20210000660 Words underlined are additions;words
struck are deletions.
Housing Plan
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EXHIBIT A
FUTURE LAND USE ELEMENT
GOALS, OBJECTIVES AND POLICIES
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GOAL:
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OBJECTIVE 1:
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Policy 1.5
The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts
for:
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A. URBAN - MIXED USE DISTRICT
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13. Commercial Mixed Use by Right Subdistrict
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26. Conversion of Commercial by Right Subdistrict
27. Strategic Opportunity Sites Subdistrict
28. Transit Oriented Development Subdistrict
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FUTURE LAND USE DESIGNATION DESCRIPTION SECTION
I. URBAN DESIGNATION
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A. Urban Mixed Use District
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13. Commercial Mixed Use by Right Subdistrict:
The purpose of this Subdistrict is to encourage the development and re-development of
commercially zoned properties with a mix of residential units and commercial uses. The
residential uses may be located above commercial uses, in an attached building, or in a
freestanding building. Such mixed-use projects are intended to be developed at a
pedestrian-scale, pedestrian oriented, and interconnected with abutting projects — whether
commercial or residential. Within one year of the effective date of regulation establishing
this Subdistrict, the LDC shall be amended, as necessary, to implement the provisions of
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this Subdistrict. This provision will sunset 5-years from [the adoption date of this Growth
Management Plan amendment/, unless extended by the Board of County Commissioners.
a. For properties zoned C-1, C-2 and C-3, as identified in the LDC, projects Projects utilizing this
Subdistrict shall comply with the following standards and criteria:
1. This Subdistrict is applicable to the C-1 through C-3 zoning districts, and to commercial
PUDs and the commercial component of mixed use PUDs where those commercial uses
are comparable to those found in the C-1 through C-3 zoning districts.
2. Commercial uses and development standards shall be in accordance with the commercial
zoning district on the subject property.
3. Residential density is calculated based upon the gross commercial project acreage. For
property in the Urban Residential Fringe Subdistrict, density shall be as limited by that
Subdistrict. For property not within the Urban Residential Fringe Subdistrict, but within the
Coastal High Hazard Area, density shall be limited to four(4) dwelling units per acre; density
in excess of three (3) dwelling units per acre must be comprised of affordable housing in
accordance with Section 2.06.00 of the Land Development Code, Ordinance No. 04-41, as
amended. For property not within the Urban Residential Fringe Subdistrict and not within
the Coastal High Hazard Area, density shall be limited to sixteen (16) dwelling units per
acre; density in excess of three (3) dwelling units per acre and up to eleven (11)fifteen (15)
dwelling units per acre must be comprised of affordable housing in accordance with Section
2.06.00 of the Land Development Code, Ordinance No. 04-41, as amended.
4. In the case of residential uses located within a building attached to a commercial building,
or in the case of a freestanding residential building, building square footage and acreage
devoted to residential uses shall not exceed seventy percent (70%) of the gross building
square footage and acreage of the project.
5. Street, pedestrian pathway and bike lane interconnections with abutting properties, where
possible and practicable, are encouraged.
6. All development shall comply with applicable portions of Section 4.02.38, of the Land
Development Code, Ordinance No. 04-41, as amended.
b. For properties zoned C-4 and C-5, as identified in the LDC, projects utilizing this Subdistrict
shall comply with the following standards and criteria:
1. This Subdistrict is applicable to the C-4 and C-5 zoning districts on properties found to be
consistent by policy" as identified in FLUE Policies 5.11 through 5.13 and depicted on Maps
FLUE-9 through FLUE-15 in the Future Land Use Map series.
2. Commercial uses shall be in accordance with the commercial zoning district on the subject
property. Development standards shall be no less restrictive than those for the commercial
zoning district on the subject property and development in the C-4 District shall not exceed
a zoned height of fifty (50) feet.
3. Residential density is calculated based upon the gross project acreage and shall not exceed
sixteen (16) dwelling units per acre. All residential units must be housing that is affordable.
4. In the case of residential uses located within a building attached to a commercial building,
or in the case of a freestanding residential building, building square footage and acreage
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devoted to residential uses shall not exceed seventy-five percent(75%)of the gross building
square footage and acreage of the project. In the case of a mixed-use building, building
square footage devoted to residential uses shall not exceed seventy-five percent (75%) of
the gross building square footage.
5. Street, pedestrian pathway and bike lane interconnections with abutting properties, where
possible and practicable, are encouraged.
6. All development shall comply with applicable portions of Section 4.02.38, of the Land
Development Code, Ordinance No. 04-41, as amended.
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26. Conversion of Commercial by Right Subdistrict:
The purpose of this Subdistrict is to encourage the development and re-development of certain
commercially zoned properties within portions of the Urban designated area with housing that
is affordable. This provision will sunset 5-years from [the adoption date of this Growth
Management Plan amendment), unless extended by the Board of County Commissioners.
Projects utilizing this Subdistrict shall be allowed up to sixteen (16) residential units per gross
acre, subject to the following:
a. The properties are within the Urban Mixed Use District but are not within the boundaries of
the East Naples Community Development Plan.
b. The properties are zoned C-1, C-2 or C-3, as identified in the LDC.
c. The properties have been found consistent by policy, as provided for in Policies 5.11
through 5.13 and depicted on Maps FLUE-9 through FLUE-15 in the Future Land Use Map
series.
d. Development standards shall be no less restrictive than those for the commercial zoning
district on the subject property.
e. All residential units must be housing that is affordable.
f. There is a commitment by Agreement approved by the County Manager and County
Attorney, or respective designees, that all units shall be maintained affordable in
accordance with Section 2.07.02., and pursuant to Section 4.02.40, of the Land
Development Code, Ordinance No. 04-41, as amended.
g. A public facility impacts comparative analysis for vehicle trips, water consumption and
wastewater generation between the proposed project and the highest intensity permitted
use within the commercial zoning district on the subject property, has been submitted, and
approved by staff, that demonstrates the proposed project would have the same or lesser
impacts for all three public facilities.
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27. Strategic Opportunity Sites Subdistrict
The Strategic Opportunity Sites Subdistrict provides for mixed income residential use in
conjunction with qualified target industry business uses and supporting commercial uses. This
mix of an employment center and housing for potential employees within the same development
has a mutual benefit and may benefit users of the County's transportation system by potentially
reducing the total vehicle miles traveled.
Each Strategic Opportunity Sites project shall be designed as a mixed use development where
landscaped areas, outdoor spaces and internal interconnectivity provide for buffering, usable
open space, and a networkof pathways for the enjoyment of the employees, residents, and
patrons of the project. Development in this Subdistrict shall comply with the following:
a. The project site must be a minimum of ten (10) acres in size.
b. The site must be abutting, and have direct principal access to, a road classified as an arterial road
in the Transportation Element. Direct principal access is defined as an internal project roadway
connection to the arterial road.
c. The site must be rezoned to PUD.
d. The site shall be a mixed use development including residential uses and qualified target
industry business uses and may include support commercial uses.
e. Qualified target industry business uses are as defined in Chapter 288.106, Florida Statutes.
f. Qualified target industry business uses shall comprise a minimum of forty percent (40%) and a
maximum of eighty percent (80%) of the total acreage of the site. A minimum of eighty percent
80%) of the total building square feet, exclusive of residential development, shall be devoted
to target industry uses.
g_ Support commercial uses allowed are those uses in the C-1 through C-3 Zoning Districts that
provide support services to the target industries such as general office, banks, fitness centers,
personal and professional services, medical, financial and convenience sales and services,
computer related businesses and services, employee training, technical conferencing, day care
center, restaurants and corporate and government offices.
h. Support commercial uses shall be allowed to comprise a maximum of twenty percent (20%) of
the total acreage of the site. A maximum of twenty percent (20%) of the total building square
feet, exclusive of residential development, shall be devoted to support commercial uses.
i. Residential development shall comprise a minimum of twenty percent (20%) and a maximum
of sixty percent (60%) of the total acreage of the site. The residential component may provide
for a mix of single family and multi-family units or provide for multi-family units only.
L Residential development shall provide for housing that is affordable in the following manner:
1. Base density shall be four (4) units per acre and an Affordable Housing Density Bonus
AHDB) agreement, in accordance with LDC Section 2.06.00, is required in order to
exceed this base density.
2. A minimum of twenty percent (20%) of the total units must be committed as affordable
housing for either the Low or Very Low household income levels or mix of those income
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levels, as provided in LDC section 2.06.03.A. All affordable housing density bonuses
shall be doubled when dedicated to the Low or Very Low income levels.
3. Maximum density shall not exceed twenty-five (25) units per gross acre.
4. Minimum density shall be ten (10) dwelling units per gross acre.
5. Residential density is calculated based on the total site acreage.
6. Residential development is not subject to the Density Rating System.
7. Each phase of the project that proposes residential development must provide for the
ratio of market rate housing units to housing units that are affordable, as stated within
the AHDB agreement.
k. When the site abuts residentially zoned land, residential development shall be located
proximate to such abutting residentially zoned land, where feasible.
1. When qualified target industry business uses or support commercial uses on the site are
adjacent to any property occupied by, or zoned to allow, single family dwellings, the
setback along the commonboundary shall be equal to the proposed zoned building
height and a 15-foot Type "C" buffer shall be provided.
I. Residential uses shall be integrated, and made compatible, with non-residential uses in the
development through vertical and/or horizontal mixed-use buildings, landscaping, buffering,
open space, architectural embellishments and through pedestrian, bicycle andvehicular(multi-
modal) interconnections.
1. The PUD shall include development standards to ensure that residential uses are
integrated with the non-residential uses.
m. The PUD shall include development standards for non-residential uses that are no less
stringent than those in the C-5, Heavy Commercial, Zoning District. Development standards
for residential uses shall be those in the residential zoning district closest to the density
proposed.
n. The PUD shall include a mechanism to ensure the minimum density is developed and the
minimum percentage of target industry uses are developed. This might include specifying the
timing of developing a minimum square foot of target industry uses in relation to the first
Certificate of Occupancy for dwelling units.
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28. Transit Oriented Development Subdistrict
The purpose of this subdistrict is to promote high-density residential development along existing or
proposed transit routes of the Collier Area Transit (CAT) system, known as Transit Oriented
Development (TOD), within a portion of the Urban Mixed Use District. TODs are further described
in the Land Development Code. As stated in Transportation Element Policy 12.10, TODs may
increase transit ridership thereby reducing single occupancy trips and vehicle miles travelled. A
TOD project is eligible for, but not entitled to, thirteen (13) dwelling units per gross acre, subject to
paragraphs a. through f., below. The Density Rating System is not applicable to TODs.
A TOD that includes housing that is affordable is eligible for, but not entitled to, up to an additional
twelve (12) dwelling units per acre subject to paragraphs a. through h., below.
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a. The TOD must be located along an existing or proposed CAT fixed route.
b. At least one half(1/2) of the proposed dwelling units must be located within one quarter ('/4)
mile of an existing CAT stop, shelter or station or the TOD shall commit to providing said
facility within '/4 mile of those units prior to, or concurrent with, the first residential Certificate
of Occupancy.
c. The TOD must comply with the transit oriented development design standards contained in
Chapter 4 of the LDC.
d. The project site is not within the Urban Coastal Fringe Subdistrict or Urban Residential
Fringe Subdistrict.
e. Only residential multi-family dwelling units are allowed.
f. The TOD must be compact and pedestrian oriented.
g There is a commitment by Ordinance or Agreement approved by the Board of County
Commissioners that all units shall be maintained affordable in accordance with LDC Section
2.07.02. and pursuant to LDC Section 4.02.42.
h. The maximum density shall not exceed twenty-five (25) dwelling units per gross acre.
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C. Urban Commercial District (Page 56)
This District is intended to accommodate almost all new commercial zoning; a variety of
residential uses, including higher densities for properties not located within the Urban Coastal
Fringe or Urban Residential Fringe Subdistricts; and a variety of non-residential uses.
1.Mixed Use Activity Center Subdistrict
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For residential-only development, if a project is located within the boundaries of a Mixed Use
Activity Center which is not within the Urban Residential Fringe Subdistrict or Urban Coastal Fringe
Subdistrict, up to sixteen (16 residential units per gross acre may be permitted. Development
located within the boundaries of a Mixed Use Activity Center in all Subdistricts may be permitted
up to twenty-five (25) units per gross acre in accordance with the standards of the Mixed-Income
Housing Program for housing that is affordable as outlined in the LDC. If such a project is located
within the boundaries of a Mixed Use Activity Center which is within the Urban Coastal Fringe
Subdistrict, the eligible density shall be limited to four dwelling units per acre, except as allowed
by the density rating system, and-the Bayshore/Gateway Triangle Redevelopment Overlay, and
the Mixed-Income Housing Program for housing that is affordable outlined in the LDC. If such a
project is located within the boundaries of a Mixed Use Activity Center which is within the Urban
Residential Fringe Subdistrict, eligible density shall be as allowed by that Subdistrict, except as
allowed by the Mixed-Income Housing Program for housing that is affordable outlined in the LDC.
For a residential-only project located partially within and partially outside of an Activity Center, the
density accumulated from the Activity Center portion of the project may be distributed throughout
the project.
Mixed-use developments—whether consisting of residential units located above commercial uses,
in an attached building, or in a freestanding building — are allowed and encouraged within Mixed
Use Activity Centers. Density for such a project is calculated based upon the gross project acreage
within the Activity Center. If such a project is located within the boundaries of a Mixed Use Activity
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Packet Pg. 2395 Attachment: Transmittal Resolution 2023-57 (26905 : Affordable Housing Initiatives GMPA)
Center which is not within the Urban Residential Fringe Subdistrict and is not within theCoastal
High Hazard Area, the eligible density is sixteen (16)dwelling units per acre. Development located
within the boundaries of a Mixed Use Activity Center in all Subdistricts may be permitted up to
twenty-five (25) units per gross acre in accordance with the standards of the Mixed-Income
Housing Program for housing that is affordable as outlined in the LDC. If such a project is located
within the boundaries of a Mixed_Use Activity Center that is not within the Urban Residential Fringe
Subdistrict but is within the Coastal High Hazard Area, the eligible density shall be limited to four
4) dwelling units per acre,except as allowed by the Bayshore/Gateway Triangle Redevelopment
Overlay and the Mixed-Income Housing Program for housing that is affordable outlined in the LDC.
If such a project islocated within the boundaries of a Mixed Use Activity Center which is within the
Urban Residential Fringe Subdistrict, eligible density shall be as allowed by that Subdistrict, except
as allowed by the Mixed-Income Housing Program for housing that is affordable outlined in the
LDC. For a projectlocated partially within and partially outside of an Activity Center, and the portion
within an Activity Center is developed as mixed use, some of the density accumulated from the
Activity Center portion of the project may be distributed to that portion of the project located outside
of theActivity Center. In order to promote compact and walkable mixed use projects, where the
densityfrom a mixed use project is distributed outside the Activity Center boundary:
text break
2.Interchange Activity Center Subdistrict: (Page 60)
text break
For residential-only development, if a project is located within the boundaries of an Interchange
Activity Center which is not within the Urban Residential Fringe Subdistrict, up to 16 residential
units per gross acre may be allowed. Development located within the boundaries of an
Interchange Activity Center in all subdistricts may be permitted up to 25 units per gross acre per
standards of the Mixed-Income Housing Program for housing that is affordable as outlined in the
LDC. If such a project is located within the boundaries of an Interchange Activity Center which is
within the Urban Residential Fringe Subdistrict, eligible density shall be as allowed by that
Subdistrict, except as allowed by the Mixed-Income Housing Program for housing that is
affordable as outlined in the LDC. For a residential-only project located partially within and partially
outside of an Activity Center, the density accumulated from the Activity Center portion of the project
may be distributed throughoutthe project.
Mixed-use developments — whether consisting of residential units located above commercial
uses, in an attached building, or in a freestanding building - are allowed and encouraged within
Interchange Activity Centers. Such mixed-use projects are intended to be developed at a human-
scale, pedestrian-oriented, and interconnected with adjacent projects — whether commercial or
residential. Street, pedestrian pathway and bike lane interconnections with adjacent properties,
where possible and practicable, are encouraged. Density for such a project is calculated based
upon the gross project acreage within the Activity Center. If such a project is located within the
boundaries of an Interchange Activity Center which is not within the Urban Residential Fringe
Subdistrict, the eligible density is sixteen dwelling units per acre. Development located within the
boundaries of an Interchange Activity Center in all subdistricts may be permitted up to twenty-
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Packet Pg. 2396 Attachment: Transmittal Resolution 2023-57 (26905 : Affordable Housing Initiatives GMPA)
five (25) units per gross acre per standards of the Mixed-Income Housing Program for housing
that is affordable as outlined in the LDC. If such a project is located within the boundaries of a
Mixed Use Activity Center which is within the Urban Residential Fringe Subdistrict, eligible
density shall be as allowed by that Subdistrict, except as allowed by the Mixed-Income Housing
Program for housing that is affordable as outlined in the LDC. For a project located partially
within and partially outside of an Activity Center, and the portion within an Activity Center is
developed as mixed use, the densityaccumulated from the Activity Center portion of the project
shall not be distributed outside of the Activity Center.
text break
8.Commercial Mixcd Use Subdistrict: (p. 70)
commercially zoned properties with a mix of residential and commercial uses. The residential
uses may be located above commercial uses, in an attached building, or in a freestanding
building. Such mixed use projects are intended to be development at a human scale, pedestrian
Subdistrict is allowed in the Urban Commercial District subject to the standards and criteria set
forth under the Commercial Mixed Use Subdistrict in the Urban Mixed Use District.
text break
FUTURE LAND USE MAP
Add this text-based Subdistrict (Commercial Mixed Use by Right Subdistrict) in legend under the
Urban Mixed Use District.
Add this text-based Subdistrict (Conversion of Commercial by Right Subdistrict) in the legend
under the Urban Mixed Use District.
Add this text-based Subdistrict (Strategic Opportunity Sites Subdistrict) in the legend under the
Urban Mixed Use District.
Add this text-based Subdistrict (Transit Oriented Development Subdistrict) in the legend under the
Urban Mixed Use District.
Delete this text-based Subdistrict (Commercial Mixed Use Subdistrict) in the legend under the
Urban Commercial District.
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Packet Pg. 2397 Attachment: Transmittal Resolution 2023-57 (26905 : Affordable Housing Initiatives GMPA)
R25E I RHE I R27E I R2SE I R29E 1 R3OE I R31E I 1232E 1 R33E I RUE I
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Packet Pg. 2398 Attachment: Transmittal Resolution 2023-57 (26905 : Affordable Housing Initiatives GMPA)
EXHIBIT A
GOLDEN GATE AREA MASTER PLAN
GOLDEN GATE CITY SUB-ELEMENT
A. GOALS, OBJECTIVES AND POLICIES
GOAL 1:
TO GUIDE LAND USE AND PUBLIC FACILITY DECISION MAKING AND TO BALANCE THE
NEED TO PROVIDE BASIC SERVICES WITH NATURAL RESOURCE CONCERNS THROUGH
A WELL PLANNED MIX OF COMPATIBLE LAND USES WHICH ENSURE THE HEALTH,
SAFETY, WELFARE, AND QUALITY OF LIFE OF THE LOCAL RESIDENTS.
OBJECTIVE 1.1:
Develop new or revised uses of land consistent with designations outlined on the Golden Gate
City Future Land Use Map and provisions found in the Land Use Designation Description Section
of this Element.
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Policy 1.1.4:
The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts
for:
A. URBAN — MIXED USE DISTRICT
1. Urban Residential Subdistrict
2. High Density Residential Subdistrict
3. Downtown Center Commercial Subdistrict
4. Commercial Mixed Use by Right Subdistrict
5. Conversion of Commercial by Right Subdistrict
6. Transit Oriented Development Subdistrict
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Policy 1.1.5:
No development orders shall be issued inconsistent with the Golden Gate City Sub-Element with
the exception of those unimproved properties granted a positive determination through the Zoning
Re-evaluation Program and identified on the Future Land Use Map Series as properties Consistent
by Policy and those development orders issued pursuant to conditional uses and rezones approved
based on the County-Wide Future Land Use Element(adopted January 10, 1989, Ordinance 89-05)
which was in effect at the time of approval. Any subsequent development orders shall also be
reviewed for consistency with the Growth Management Plan based on the County-Wide Future
Land Use Element.
text break
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Packet Pg. 2399 Attachment: Transmittal Resolution 2023-57 (26905 : Affordable Housing Initiatives GMPA)
A. LAND USE DESIGNATION DESCRIPTION SECTION
text break
1. URBAN DESIGNATION
text break
A. Urban — Mixed Use District
text break
a. Urban Residential Subdistrict
All land within the urban mixed-use designation is zoned and platted. However, any parcel to be
rezoned residential is subject to and must be consistent with the Density Rating System.
text break
4.Commercial Mixed Use by Right Subdistrict
The purpose of this Subdistrict is to encourage the development and redevelopment of certain
commercially zoned properties with a mix of affordable residential units and commercial uses. The
residential uses may be located above commercial uses, in an attached building, or in a
freestanding building. Such mixed-use projects are intended to be developed at a pedestrian-scale,
pedestrian oriented, and interconnected with abutting projects—whether commercial or residential.
This provision will sunset 5-years from [the adoption date of this Growth Management Plan
amendment), unless extended by the Board of County Commissioners.
Projects utilizing this Subdistrict shall comply with the following standards and criteria:
a. This Subdistrict is applicable to the C-1 through C-5 zoning districts on properties found to
be "consistent by policy" as identified in FLUE Policies 5.12 and 5.13 and depicted on Map
FLUE-10 in the Future Land Use Map series.
b. Commercial uses shall be in accordance with the commercial zoning district on the subject
property. Development standards shall be no less restrictive than those for the commercial
zoning district on the subject property and development in the C-4 District shall not exceed
a zoned height of fifty (50) feet.
c. Residential density is calculated based upon the gross project acreage and shall not exceed
sixteen (16) dwelling units per acre. All residential units must be housing that is affordable.
d. In the case of residential uses located within a building attached to a commercial building,
or in the case of a freestanding residential building, building square footage and acreage
devoted to residential uses shall not exceed seventy-five percent(75%) of the gross building
square footage and acreage of the project. In the case of a mixed-use building, building
square footage devoted to residential uses shall not exceed seventy-five percent (75%) of
the gross building square footage.
e. Street, pedestrian pathway and bike lane interconnections with abutting properties, where
possible and practicable, are encouraged.
f. All development shall comply with applicable portions of Section 4.02.38, of the Land
Development Code, Ordinance No. 04-41, as amended.
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Packet Pg. 2400 Attachment: Transmittal Resolution 2023-57 (26905 : Affordable Housing Initiatives GMPA)
text break
5.Conversion of Commercial by Right Subdistrict
The purpose of this Subdistrict is to encourage the provision of housing that is affordable on
certain properties zoned commercial within portions of the Urban designated area. This
provision will sunset 5-years from [the adoption date of this Growth Management Plan
amendment], unless extended by the Board of County Commissioners.
Projects utilizing this Subdistrict shall be allowed up to sixteen (16) residential units per gross
acre, subject to the following:
a. The properties are within the Urban Mixed Use District but are not within the boundaries of
the Downtown Center Commercial Subdistrict.
b. The properties are zoned C-1, C-2 or C-3, as identified in the LDC.
c. The properties have been found consistent by policy, as referenced in Policy 1.1.5 and as
provided for in Future Land Use Element Policies 5.12 and 5.13.
d. Development standards shall be no less restrictive than those for the commercial zoning
district on the subject property.
e. All residential units must be housing that is affordable.
f. There is a commitment by Agreement approved by the County Manager and County
Attorney, or respective designees, that all units shall be maintained affordable in
accordance with Section 2.07.02., and pursuant to Section 4.02.40, of the Land
Development Code, Ordinance No. 04-41, as amended.
g_ A public facility impacts comparative analysis for vehicle trips, water consumption and
wastewater generation between the proposed project and the highest intensity permitted
use within the commercial zoning district on the subject property, has been submitted, and
approved by staff, that demonstrates the proposed project would have the same or lesser
impacts for all three public facilities.
text break
6 Transit Oriented Development Subdistrict
The purpose of this subdistrict is to promote high-density residential development along existing or
proposed transit routes of the Collier Area Transit (CAT) system, known as Transit Oriented
Development (TOD), within the Urban Mixed Use District. TODs are further described in the Land
Development Code. As stated in Transportation Element Policy 12.10, TODs may increase transit
ridership thus reduce single occupancy trips and vehicle miles travelled. A TOD project is eligible
for, but not entitled to, thirteen (13) dwelling units per gross acre, subject to paragraphs a. through
f. below. The Density Rating System is not applicable to TODs.
A TOD that includes housing that is affordable is eligible for, but not entitled to, up to an additional
twelve (12) dwelling units per acre subject to paragraphs a. through h. below.
a. The TOD must be located along an existing or proposed CAT fixed route.
b. At least one half(1/2) of the proposed dwelling units must be located within one quarter ('/4)
mile of an existing CAT stop, shelter or station or the TOD shall commit to providing said
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Packet Pg. 2401 Attachment: Transmittal Resolution 2023-57 (26905 : Affordable Housing Initiatives GMPA)
facility within '/4 mile of those units prior to, or concurrent with, the first residential Certificate
of Occupancy.
c. The TOD must comply with the transit oriented development design standards contained in
Chapter 4 of the LDC.
d. The project site is not within the Downtown Center Commercial Subdistrict.
e. Only residential multi-family dwelling units are allowed.
f. The TOD must be compact and pedestrian oriented.
g, There is a commitment by Ordinance or Agreement approved by the Board of County
Commissioners that all units shall be maintained affordable in accordance with LDC Section
2.07.02. and pursuant to LDC Section 4.02.42.
h. The maximum density shall not exceed twenty-five (25) dwelling units per gross acre.
text break
FUTURE LAND USE MAP
Add this text-based Subdistrict (Commercial Mixed Use by Right Subdistrict) in the legend under
the Urban Mixed Use District.
Add this text-based Subdistrict (Conversion of Commercial by Right Subdistrict) in the legend
under the Urban Mixed Use District.
Add this text-based Subdistrict (Transit Oriented Development Subdistrict) in the legend under the
Urban - Mixed Use District.
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Packet Pg. 2402 Attachment: Transmittal Resolution 2023-57 (26905 : Affordable Housing Initiatives GMPA)
1 EXHIBIT"A"
O GOLDEN GATE CITY FUTURE LAND USE MAP
Legend
GREEN BLVD
Category
Gorden Gate Urban Commercial Infe Sokdet is
Colfer Blvd Commercial Subdistrict
Downtown Center commercial SubdistrictCollier Blvd Commercial Subdisttid
i Sate Barbara Commercial Sulxlistrict
i _J Urban Retidenbal Subdistrict
Mined Use Activity Center Subdistrict
Downtown CenterCommercialMixedUsebyRightSubdistrict
Commercial SubdistrictConversionorCommercialbyRightSub/Mind
Transit Oriented Development SuDeatria
kors
0 5001,000 2,000 3,000 CO
Feet
Q p
n 7."".'".`,1;'": '.,., K Mixed Use Activity2.
u.l m Center Subdistrict m
rn H G : -- ---- W
v Cr) CO J
W Q UO
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Golden Gate Urban Commercial
Infill Subdistrict
Santa Barbara
Commercial Subdistrict
s\
s\
s\
N.
GOLDEN GATE PKY
GOLDEN GATE CRY FUTURE LAND USE IMP ` Downtown Center
ADOPTED.SEPTEMBER 24 mta Commercial Subdistrict
R 26 E
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Packet Pg. 2403 Attachment: Transmittal Resolution 2023-57 (26905 : Affordable Housing Initiatives GMPA)
EXHIBIT A
IMMOKALEE AREA MASTER PLAN
GOALS, OBJECTIVES AND POLICIES
text break
GOAL 1:
text break
OBJECTIVE 5:
text break
Policy 5.1.1: Future Land Use Designation
text break
A. URBAN — MIXED USE DISTRICT
text break
6. Transit Oriented Development Subdistrict
text break
LAND USE DESIGNATION DESCRIPTION SECTION
text break
B. URBAN — MIXED USE DISTRICT
text break
6. Transit Oriented Development Subdistrict
The purpose of this subdistrict is to promote high-density residential development along existing or
proposed transit routes of the Collier Area Transit (CAT) system, known as Transit Oriented
Development (TOD), within a portion of the Urban Mixed Use District. TODs are further described
in the Land Development Code. As stated in Transportation Element Policy 12.10, TODs may
increase transit ridership thereby reducing single occupancy trips and vehicle miles travelled. A
TOD project is eligible for, but not entitled to, thirteen (13) dwelling units per gross acre, subject to
paragraphs a. through f. below. The Density Rating System is not applicable to TODs.
A TOD that includes housing that is affordable is eligible for, but not entitled to, up to an additional
twelve (12) dwelling units per acre subject to paragraphs a. through h. below.
a. The TOD must be located along an existing or proposed CAT fixed route.
b. At least one half(1/2) of the proposed dwelling units must be located within one quarter (1/4)
mile of an existing CAT stop, shelter or station or the TOD shall commit to providing said
facility within 1/4 mile of those units prior to, or concurrent with, the first residential Certificate
of Occupancy.
c. The TOD must comply with the transit oriented development design standards contained in
Chapter 4 of the LDC.
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Packet Pg. 2404 Attachment: Transmittal Resolution 2023-57 (26905 : Affordable Housing Initiatives GMPA)
d. The project site is not within the Commercial — Mixed Use Subdistrict (C-MU) or
Recreational/Tourist Subdistrict (RT).
e. Only residential multi-family dwelling units are allowed.
f. The TOD must be compact and pedestrian oriented.
g, There is a commitment by Ordinance or Agreement approved by the Board of County
Commissioners that all units shall be maintained affordable in accordance with LDC Section
2.07.02. and pursuant to LDC Section 4.02.42.
h. The maximum density shall not exceed twenty-five (25) dwelling units per gross acre.
text break
FUTURE LAND USE MAP
Add this text-based Subdistrict (Transit Oriented Development Subdistrict) in the legend under the
Urban - Mixed Use District.
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Packet Pg. 2405 Attachment: Transmittal Resolution 2023-57 (26905 : Affordable Housing Initiatives GMPA)
EXHIBIT"A"
OR IMMOKALEE FUTURE LAND USE MAP
i
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OVERLAYS MO SPECIAL FEATURES
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IA
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URBAN DESIGNATION
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w-1,,,,n,,,a.w..r,..n s.ce....I Disclaimer The information provided is to be used for general mapping purposes only.
Ground surveying and records search must be used for absolute boundaries/acreages)
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Packet Pg. 2406 Attachment: Transmittal Resolution 2023-57 (26905 : Affordable Housing Initiatives GMPA)
EXHIBIT A
TRANSPORTATION ELEMENT
OBJECTIVE 12:
Encourage the efficient use of transit services now and in the future.
text break
Policy 12.10:
The County, through the Future Land Use Element, Golden Gate Area Master Plan's Golden Gate
City Sub-Element and the Immokalee Area Master Plan, provides for higher density residential
projects along the Collier Area Transit (CAT) routes, known as Transit Oriented Development
TOD), within a portion of the Urban Mixed Use District. TODs, which may include housing that is
affordable, proximate to employment centers and/or along transit routes that serve employment
centers, may increase transit ridership thereby reducing single occupancy trips and vehicle miles
travelled.
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Packet Pg. 2407 Attachment: Transmittal Resolution 2023-57 (26905 : Affordable Housing Initiatives GMPA)
17.G.l
Packet Pg. 2408 Attachment: legal ad - agenda ID 26905 (26905 : Affordable Housing Initiatives GMPA)