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Agenda 11/14/2023 Item #17H (Ordinances - Amending the Future Land Use Element and Future Land Use Map and Map Series to create the US41 East Overlay)11/14/2023 EXECUTIVE SUMMARY Recommendation to adopt Ordinances amending the Collier County Growth Management Plan, specifically amending the Future Land Use Element and Future Land Use Map and Map Series to create the US 41 East Overlay to allow certain economic development uses within the Corridor segments, allow increased height and density, and allow certain economic development uses in Regional Centers and Community Centers through incentives; and, specifically amending the Transportation Element and maps to expand the South US 41 Transportation Concurrency Exception Area, furthermore directing the transmittal of the adopted amendment to the Florida Department of Commerce. PL20230000930 - US 41 East Overlay & TCEA Expansion GMPA _____________________________________________________________________________________ OBJECTIVE: For the Board to approve (adopt) an amendment to the Collier County Growth Management Plan (GMP) pertaining to the creation of the US 41 East Overlay and the expansion of the South US 41 TCE A, 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 March 16, 2023. The Board held its Transmittal hearing on April 25, 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 (DOC) and other reviewing agencies on May 9, 2023. • After review of the Transmitted amendment within each reviewing agency’s authorized scope of review, the DEO rendered their Comments Letter. The DOC commented on the proposed density increase in the Coastal High Hazard Area and its potential impact on property and human life due to natural disasters. Additionally, the FDOT commented that the proposed population increase may adversely impact transportation resources or facilities of state importance. Staff has addressed the DOC’s and FDOT’s comments in the attachment titled “Response to DOC Comment Letter and FDOT Comment.” The DOC Comment Letter and FDOT email are located within materials provided to the CCPC and are 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), Future Land Use Map and Map Series, and the Transportation Element and maps. This petition seeks to amend the Growth Management Plan (GMP), adopted by Ordinance No. 89-05, as amended, specifically to: 1) Amend the Future Land Use Element, Future Land Use Map and Map series to establish a new US 41 East Overlay for a segment of US 41 East, from approximately Palm Drive (road separating Wa lmart from Naples Towne Center) to Greenway Road (the Urban-Agricultural/Rural boundary), to allow increased density for vertical mixed-use developments within portions of the Overlay and allow certain economic development uses throughout the Overlay; and, 2) Create a new map (TR-4.1) depicting the expansion of the Transportation Concurrency Exception Area (TCEA) from its present terminus at the Rattlesnake-Hammock Road and Thomasson 17.H Packet Pg. 2409 11/14/2023 Lane intersections with US 41 East, to the southeast along US 41 East to t he east side of Mixed Use Activity Center #18 at the intersection of US 41 East and Collier Blvd., update the tables on the existing TCEA Map (TR-4) to reflect current conditions, and, amend Policy 5.4 of the Transportation Element (TE) to provide a refere nce to the new TCEA map (TR-4.1). 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 (131), 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 appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue.” 163.3177(1)(f), FS. In addition, s. 163.3177(6)(a)2, FS provides that FLUE plan amendments shall be based on surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of non - conforming uses 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 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] 17.H Packet Pg. 2410 11/14/2023 STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: The CCPC forwards petition PL20230000930 to the Board with a recommendation to adopt and transmit to the Florida Department of Commerce. COLLIER COUNTY PLANNING COMMISSION RECOMMENDATION: The CCPC at their October 5, 2023, meeting 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. RECOMMENDATION: To adopt by Ordinances and transmit petition PL20230000930 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 Staff Report US 41 East Overlay & TCEA Expansion_DL (PDF) 2. Ordinance 081623 FLUE (PDF) 3. Ordinance - 081123_Transportation (PDF) 4. Response to DOC Comment Letter & FDOT Comment_US 41 East Overlay (PDF) 5. DEO Comment Letter_COLLIER CO. 23-02ESR (P) (PDF) 6. FDOT Comment_ CPA23-02ESR Collier County FDOT Review 06-06-23 (PDF) 7. Transmittal CCPC Staff Report (PDF) 8. Transmittal Executive Summary Agenda 04_25_2023 Item #17E (PDF) 9. Transmittal Resolution 2023-81 (PDF) 10. CHHA Map_US 41 East Overlay Regional Center Map 1 (PDF) 11. CHHA Map_US 41 East Overlay Regional Center Map 2 (PDF) 12. CHHA Map_US 41 East Overlay Regional Center Map 3 (PDF) 13. CHHA Map_US 41 East Overlay Community Center Map 1 (PDF) 14. CHHA Map_US 41 East Overlay Community Center Map 2 (PDF) 15. CHHA Map_US 41 East Overlay Community Center Map 3 Expanded Boundary (PDF) 16. CHHA Map_US 41 East Overlay Community Center Map 4 (PDF) 17. [Linked] Transmittal_US41 Overlay GMPA Complete PDF 5-9-23 (PDF) 18. legal ad - agenda ID 26921 (PDF) 17.H Packet Pg. 2411 11/14/2023 COLLIER COUNTY Board of County Commissioners Item Number: 17.H Doc ID: 26921 Item Summary: Recommendation to adopt Ordinances amending the Collier County Growth Management Plan, specifically amending the Future Land Use Element and Future Land Use Map and Map Series to create the US 41 East Overlay to allow certain economic development uses within the Corridor segments, allow increased height and density, and allow certain economic development uses in Regional Centers and Community Centers through incentives; and, specifically amending the Transportation Element and maps to expand the South US 41 Transportation Concurrency Exception Area, furthermore directing the transmittal of the adopted amendment to the Florida Department of Commerce. PL20230000930 - US 41 East Overlay & TCEA Expansion GMPA Meeting Date: 11/14/2023 Prepared by: Title: Planner, Principal – Zoning Name: Michele Mosca 10/10/2023 4:46 PM Submitted by: Title: Zoning Director – Zoning Name: Mike Bosi 10/10/2023 4:46 PM Approved By: Review: Zoning Mike Bosi Division Director Completed 10/13/2023 8:36 AM Growth Management Community Development Department Diane Lynch Growth Management DepartmentCompleted 10/16/2023 5:13 PM Development Review Cormac Giblin Additional Reviewer Completed 10/17/2023 11:58 AM Growth Management Community Development Department James C French Growth Management Completed 11/01/2023 12:52 AM County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 11/01/2023 11:52 AM Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 11/01/2023 12:45 PM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 11/01/2023 1:31 PM Office of Management and Budget Laura Zautcke Additional Reviewer Completed 11/02/2023 9:29 AM County Manager's Office Amy Patterson Level 4 County Manager Review Completed 11/08/2023 3:24 PM Board of County Commissioners Geoffrey Willig Meeting Pending 11/14/2023 9:00 AM 17.H Packet Pg. 2412 1 STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT, ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: October 5, 2023 RE: PETITION PL20230000930, STAFF-PROPOSED AMENDMENTS TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, AND MAP TR-4, SOUTH US 41 TRANSPORTATION CONCURRENCY EXCEPTION AREA, IN THE TRANSPORTATION ELEMENT OF THE COLLIER COUNTY GROWTH MANAGEMENT PLAN. [ADOPTION HEARING] PROPOSED AMENDMENT: This staff-initiated Growth Management Plan (GMP) amendment is comprised of the following two components: 1. Amend the Future Land Use Element (FLUE) and Future Land Use Map (FLUM) and Map Series to establish a new US 41 East Overlay for a segment of US 41 East, from approximately Palm Drive (road separating Walmart from Naples Towne Center) to Greenway Road (the Urban - Agricultural/Rural boundary) lying about 3.4 road miles east of Collier Blvd. The Overlay will allow increased density for vertical mixed-use developments within portions of the Overlay and will allow certain economic development uses throughout the Overlay. 2. Create a new map (TR-4.1) depicting the expansion of the Transportation Concurrency Exception Area (TCEA) from its present terminus at the Rattlesnake-Hammock Road and Thomasson Lane intersections with US 41 East to the southeast along US 41 East to the east side of Mixed Use Activity Center #18 at the intersection of US 41 East and Collier Blvd.; update the tables on the existing TCEA Map (TR-4) to reflect current conditions; and, amend Policy 5.4 of the Transportation Element (TE) to provide a reference to the new TCEA map (TR-4.1). 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) Comments Letter and the Florida Department of Transportation’s comment (see attachments titled, “DEO Comments Letter” and “FDOT Comment”). Note: As of July 1, 2023, DEO is now known as the Department of Commerce (DOC). 17.H.a Packet Pg. 2413 Attachment: CCPC Staff Report US 41 East Overlay & TCEA Expansion_DL (26921 : US 41 East Overlay & TCEA Expansion GMPA) 2 In response to the comments received from the DOC and FDOT, staff is proposing text changes to the amendments to require mitigation, as applicable, for projects proposing to increase residential density in the Coastal High Hazard Area (CHHA) and cap the total density bonus units to 900 units – both to address the DOC’s concerns regarding increased density in the CHHA and the protection of human life and property against the effects of natural disasters; and, to address FDOT’s concern regarding potential impacts on State roads. The proposed text changes are identified and explained in the attachment titled “Response to DOC Comments Letter and FDOT Comment” below under Adoption – Staff Recommendation. Additionally, the referenced text changes are identified in the Ordinance Exhibits. Transmittal hearings on the subject amendments were held on March 16, 2023, CCPC, and on April 25, 2023, Board. The Transmittal recommendations are presented further below. Within the CCPC material provided, you will find the Transmittal Executive Summary from the Board hearing and the Transmittal CCPC staff report for the petition, which provides staff’s analysis of the petition. The Transmittal package was provided to the DOC and other reviewing agencies on May 9, 2023. REVIEW AGENCY COMMENT LETTERS: The DOC rendered their Comments Letter after reviewing the Transmitted amendment. The DOC commented on the proposed density increase in the Coastal High Hazard Area and its potential impact on property and human life due to natural disasters. Additionally, the FDOT commented that the proposed population increase may adversely impact transportation resources or facilities of state importance. Staff has addressed the DOC’s and FDOT’s comments in the attachment titled “Response to DOC Comment Letter and FDOT Comment.” Other reviewing agencies rendered their comment letters indicating “no comment” or “no adverse impacts found,” or the agency did not respond. The DOC Comment Letter and FDOT email are located within the materials provided to the CCPC. TRANSMITTAL: STAFF RECOMMENDATION: To Transmit to DEO. CCPC RECOMMENDATION: Transmit to DEO (vote: 6/0) per staff recommendation. BOARD ACTION: Transmitted to DEO (vote: 5/0), per CCPC recommendation [see attached County Resolution No. 23-81]. ADOPTION: STAFF RECOMMENDATION: The CCPC forwards 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 US 41 East Overlay are recommended by staff in response to the comments provided by FDOT and the DOC. Also, text was added, for clarity, that the FLUE Overlay will be implemented through a zoning overlay. 17.H.a Packet Pg. 2414 Attachment: CCPC Staff Report US 41 East Overlay & TCEA Expansion_DL (26921 : US 41 East Overlay & TCEA Expansion GMPA) 3 K.US 41 East Overlay This Overlay is located along portions of the US 41 East corridor from Palm Drive to Greenway Road. It comprises three Regional Centers, four Community Centers, and multiple Corridor segments between those Centers, all of which are depicted on the Future Land Use Map and US 41 East Overlay Maps. The Overlay is intended to allow mixed-use and economic development and encourage a pedestrian/transit-friendly development pattern. The Regional Centers allow medium to high-intensity mixed-use development, commercial, residential development, and certain economic development uses and are located within Mixed Use Activity Center numbers 16, 17, and 18. The Community Centers allow moderate to low-intensity mixed-use development, commercial, residential development, hotel/motel at a maximum density of 26 units per acre, and certain economic development uses. The Corridor segments allow low-density residential development, commercial development permitted by the underlying zoning districts, and certain economic development uses. A zoning overlay shall be established within one year of the effective date of this Overlay and include Regional Center, Community Center, and Corridor Subdistricts. The zoning overlay will provide for allowed uses, design standards, and increased density and/or height for projects in the Regional Centers and Community Centers, including certain design elements such as vertical mixed-use, green building standards, and low-impact development standards. Mixed-use development within the Regional Centers and Community Centers of this Overlay will be eligible for increased density and/or height when utilizing incentives outlined in the zoning overlay and is subject to the following limitations: 1.The density bonus incentive is available only to multifamily development within the Regional and Community Centers. It is limited to an aggregate maximum of 900 dwelling units for both Regional Centers and Community Centers. a.All projects located within the Coastal High Hazard Area and utilizing the density bonus incentives shall be evaluated for hazard mitigation from the effects of natural disasters by the County’s Bureau of Emergency Services (BES) Division. b.If BES determines a project to have an impact(s) on emergency operations, including but not limited to evacuations and shelter space, mitigation for those impacts shall be required. 2 Mixed-use development within the Regional Centers is eligible for up to twenty (20) dwelling units per acre when utilizing the density bonus incentives outlined in the zoning overlay. It is not subject to the density rating system. 3.Mixed-use development within the Community Centers is eligible for up to sixteen (16) dwelling units per acre when utilizing the density bonus incentives outlined in the zoning overlay. It is not subject to the density rating system. 4.Only multi-family dwelling units are allowed for a mixed-use development pursuant to paragraph 1. or 2. above. 5.The maximum height increase for properties within the Regional and Community Centers shall be limited to twenty (20) feet above that permitted by the underlying zoning district. Residential-only development, mixed-use development not utilizing incentives outlined in the zoning overlay, and commercial-only development other than certain economic development uses shall be in accordance with the underlying future land use designation and applicable FLUE policies. This Future Land Use Overlay shall only be implemented by establishing a zoning overlay, which shall occur within two (2) years from the effective date of this amendment. 17.H.a Packet Pg. 2415 Attachment: CCPC Staff Report US 41 East Overlay & TCEA Expansion_DL (26921 : US 41 East Overlay & TCEA Expansion GMPA) 4 LEGAL REVIEW: The staff report was reviewed by the County Attorney’s office on September 11, 2023. 17.H.a Packet Pg. 2416 Attachment: CCPC Staff Report US 41 East Overlay & TCEA Expansion_DL (26921 : US 41 East Overlay & TCEA Expansion GMPA) [23-CMP-01147/1809005/1]139 US 41 East Overlay/PL20230000930 8/16/23 - FLUE 1 of 3 ORDINANCE NO. 2023- _______ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES TO ADD THE US 41 EAST OVERLAY TO ALLOW CERTAIN ECONOMIC DEVELOPMENT USES WITHIN THE CORRIDOR SEGMENTS; AND, ALLOW INCREASED HEIGHT AND DENSITY, AND CERTAIN ECONOMIC DEVELOPMENT USES IN REGIONAL CENTER AND COMMUNITY CENTERS THROUGH INCENTIVES; AND FURTHERMORE DIRECTING THE TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20230000930] 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 an amendment to the Future Land Use Map and Map Series, of the Growth Management Plan; and WHEREAS, Collier County transmitted the Growth Management Plan amendment to the Department of Commerce for preliminary review on May 9, 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 17.H.b Packet Pg. 2417 Attachment: Ordinance 081623 FLUE (26921 : US 41 East Overlay & TCEA Expansion GMPA) [23-CMP-01147/1809005/1]139 US 41 East Overlay/PL20230000930 8/16/23 - FLUE 2 of 3 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 AND MAP SERIES OF THE GROWTH MANAGEMENT PLAN The amendment to the Future Land Use Element, and the amendment to the Future Land Use Map and Map Series attached hereto as Exhibit “A” and incorporated herein by reference, are 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. 17.H.b Packet Pg. 2418 Attachment: Ordinance 081623 FLUE (26921 : US 41 East Overlay & TCEA Expansion GMPA) [23-CMP-01147/1809005/1]139 US 41 East Overlay/PL20230000930 8/16/23 - FLUE 3 of 3 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 – Future Land Use Element and Maps 17.H.b Packet Pg. 2419 Attachment: Ordinance 081623 FLUE (26921 : US 41 East Overlay & TCEA Expansion GMPA) 1 of 16 Words underlined are added; words struck through are deleted 08/16/23_mrm PL20230000930 Exhibit A FUTURE LAND USE ELEMENT (As amended through Ordinance No. 2022-28, adopted June 28, 2022) GOALS, OBJECTIVES AND POLICIES GOAL: TO GUIDE LAND USE DECISION-MAKING SO AS TO ACHIEVE AND MAINTAIN A HIGH QUALITY NATURAL AND HUMAN ENVIRONMENT WITH A WELL PLANNED MIX OF COMPATIBLE LAND USES WHICH PROMOTE THE PUBLIC'S HEALTH, SAFETY AND WELFARE CONSISTENT WITH STATE PLANNING REQUIREMENTS AND LOCAL DESIRES. OBJECTIVE 1: Promote well planned land uses consistent with Future Land Use Designations, Districts and Subdistricts and the Future Land Use Map to ensure compatibility between the natural and human environments. *** *** *** *** *** *** *** *** *** *** *** *** *** *** Policy 1.9: [re-lettered to reflect merger of Ordinance No. 2002-32 and 2002-54] Overlays and Special Features shall include: A. Area of Critical State Concern Overlay B. North Belle Meade Overlay C. NC Square Mixed-Use Overlay D. Natural Resource Protection Area Overlays E. Rural Lands Stewardship Area Overlay F. Airport Noise Area Overlay G. Bayshore/Gateway Triangle Redevelopment Overlay H. Urban-Rural Fringe Transition Zone Overlay I. Coastal High Hazard Area Boundary J. Ventana Pointe Residential Overlay K. US 41 East Overlay L. K. Incorporated Areas *** *** *** *** *** *** *** *** *** *** *** *** *** *** V. OVERLAYS AND SPECIAL FEATURES *** *** *** *** *** *** *** *** *** *** *** *** *** *** K. US 41 East Overlay This Overlay is located along portions of the US 41 East corridor from Palm Drive to Greenway Road. It is comprised of three Regional Centers, four Community Centers, and multiple Corridor segments between those Centers, all of which that are depicted on the Future Land Use Map and US 41 East Overlay Maps. The Overlay is intended to allow mixed use development and economic development and to encourage a pedestrian/transit- friendly development pattern. The Regional Centers allow medium to high intensity mixed use development, commercial, residential development, and certain economic development uses, and are located within Mixed Use Activity Center numbers 16, 17, and 17.H.b Packet Pg. 2420 Attachment: Ordinance 081623 FLUE (26921 : US 41 East Overlay & TCEA Expansion GMPA) 2 of 16 Words underlined are added; words struck through are deleted 08/16/23_mrm 18. The Community Centers allow moderate to low intensity mixed use development, commercial, residential development, hotel/motel at a maximum density of 26 units per acre, and certain economic development uses. The Corridor segments allow low density residential development, commercial development permitted by the underlying zoning districts, and certain economic development uses. A zoning overlay shall be established within one year of the effective date of this Overlay and include Regional Center, Community Center, and Corridor Subdistricts. The zoning overlay will provide for allowed uses, design standards, and increased density and/or height for projects in the Regional Centers and Community Centers that include certain design elements such as vertical mixed use, green building standards, and low impact development standards. Mixed use development within the Regional Centers and Community Centers of this Overlay will be eligible for increased density and/or height when utilizing incentives outlined in the zoning overlay, and is subject to the following limitations: 1. The density bonus incentive is available only to multifamily development within the Regional and Community Centers and is limited to an aggregate maximum of 900 dwelling units for both Regional Centers and Community Centers. a. All projects located within the Coastal High Hazard Area and utilizing the density bonus incentives shall be evaluated for hazard mitigation from the effects of natural disasters by the County’s Bureau of Emergency Services (BES) Division. b. If a project is determined by BES to have an impact(s) on emergency operations, including but not limited to, evacuations and shelter space, mitigation for those impacts shall be required. 2 Mixed use development within the Regional Centers is eligible for up to twenty (20) dwelling units per acre when utilizing the density bonus incentives outlined in the zoning overlay, and is not subject to the density rating system. 3. Mixed use development within the Community Centers is eligible for up to sixteen (16) dwelling units per acre when utilizing the density bonus incentives outlined in the zoning overlay, and is not subject to the density rating system. 4. For a mixed use development pursuant to paragraph 1. or 2. above, only multi- family dwelling units are allowed. 5. The maximum height increase for properties within the Regional and Community Centers shall be limited to twenty (20) feet above that permitted by the underlying zoning district. Residential-only development, mixed use development not utilizing incentives outlined in the zoning overlay, and commercial-only development other than certain economic development uses, shall be in accordance with the underlying future land use designation and applicable FLUE policies. This Future Land Use Overlay shall only be implemented through the establishment of a zoning overlay, which shall occur within two (2) years from the effective date of this amendment. 17.H.b Packet Pg. 2421 Attachment: Ordinance 081623 FLUE (26921 : US 41 East Overlay & TCEA Expansion GMPA) 3 of 16 Words underlined are added; words struck through are deleted 08/16/23_mrm L. K. Incorporated Areas *** *** *** *** *** *** *** *** *** *** *** *** *** *** FUTURE LAND USE MAP SERIES Future Land Use Map Activity Center Index Map Mixed Use & Interchange Activity Center Maps *** *** *** *** *** *** *** *** *** *** *** US 41 East Overlay Maps 17.H.b Packet Pg. 2422 Attachment: Ordinance 081623 FLUE (26921 : US 41 East Overlay & TCEA Expansion GMPA) 4 of 16 Words underlined are added; words struck through are deleted 08/16/23_mrm 17.H.b Packet Pg. 2423 Attachment: Ordinance 081623 FLUE (26921 : US 41 East Overlay & TCEA Expansion GMPA) 5 of 16 Words underlined are added; words struck through are deleted 08/16/23_mrm 17.H.b Packet Pg. 2424 Attachment: Ordinance 081623 FLUE (26921 : US 41 East Overlay & TCEA Expansion GMPA) 6 of 16 Words underlined are added; words struck through are deleted 08/16/23_mrm 17.H.b Packet Pg. 2425 Attachment: Ordinance 081623 FLUE (26921 : US 41 East Overlay & TCEA Expansion GMPA) 7 of 16 Words underlined are added; words struck through are deleted 08/16/23_mrm 17.H.b Packet Pg. 2426 Attachment: Ordinance 081623 FLUE (26921 : US 41 East Overlay & TCEA Expansion GMPA) 8 of 16 Words underlined are added; words struck through are deleted 08/16/23_mrm 17.H.b Packet Pg. 2427 Attachment: Ordinance 081623 FLUE (26921 : US 41 East Overlay & TCEA Expansion GMPA) 9 of 16 Words underlined are added; words struck through are deleted 08/16/23_mrm 17.H.b Packet Pg. 2428 Attachment: Ordinance 081623 FLUE (26921 : US 41 East Overlay & TCEA Expansion GMPA) 10 of 16 Words underlined are added; words struck through are deleted 08/16/23_mrm 17.H.b Packet Pg. 2429 Attachment: Ordinance 081623 FLUE (26921 : US 41 East Overlay & TCEA Expansion GMPA) 11 of 16 Words underlined are added; words struck through are deleted 08/16/23_mrm 17.H.b Packet Pg. 2430 Attachment: Ordinance 081623 FLUE (26921 : US 41 East Overlay & TCEA Expansion GMPA) 12 of 16 Words underlined are added; words struck through are deleted 08/16/23_mrm 17.H.b Packet Pg. 2431 Attachment: Ordinance 081623 FLUE (26921 : US 41 East Overlay & TCEA Expansion GMPA) 13 of 16 Words underlined are added; words struck through are deleted 08/16/23_mrm 17.H.b Packet Pg. 2432 Attachment: Ordinance 081623 FLUE (26921 : US 41 East Overlay & TCEA Expansion GMPA) 14 of 16 Words underlined are added; words struck through are deleted 08/16/23_mrm 17.H.b Packet Pg. 2433 Attachment: Ordinance 081623 FLUE (26921 : US 41 East Overlay & TCEA Expansion GMPA) 15 of 16 Words underlined are added; words struck through are deleted 08/16/23_mrm 17.H.b Packet Pg. 2434 Attachment: Ordinance 081623 FLUE (26921 : US 41 East Overlay & TCEA Expansion GMPA) 16 of 16 Words underlined are added; words struck through are deleted 08/16/23_mrm 17.H.b Packet Pg. 2435 Attachment: Ordinance 081623 FLUE (26921 : US 41 East Overlay & TCEA Expansion GMPA) AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORJDA, AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEME,NT PLAN FOR TIIE UNINCORPORATED AREA OF COLI,IER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE'I'RANSPORTATION ELEMENT AND MAPS TO EXPAND THE SOUTH US 4I TRANSPORTATION CONCURRENCY EXCEPTION AREA; AND FURTHERMORE DIRI,CTING THE TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE F'LORIDA DEPARTMENT OF COMMERCE; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. IpL202300009301 WHEREAS, the Collier County Board of County Commissioners adopted the Collier County GroWh Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 201I provides authority for local govemments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, staff has prepared an amendment to the Transportation Element and Maps of the Growth Management Plan; and WIIEREAS, Collicr County transmitted the Growth Management Plan amendment to the Department of Commerce for preliminary review on May 9,2023, after public hearings belbre the Collier County Planning Commission and the Board of County Commissioners; and WHERLAS, the Departmcnt of Commerce reviewed the amendment to thc GroWh Management Plan and transmitted its comments in writing to Collier County within the time provided by [aw; and WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of this amendment, including the following: the Collier County Staff Repo(, the documents entitled Collier County Growth Management Plan Amendment and other documents, testimony and inlbrmation presented and made a part of the record at the public hearings of the Collier County Planning Commission hcld on and thc Collier County Board ol County Commissioners held on _; and met. [23{MP-0 r r47l1809M6/l jt40 US 4l East Ovcday,PL20230000930 8/l l/23 - Transportation I of 2 oRDINANCE NO. 2023- _ WHEREAS, Collier County, pursuant to Section 163.3161, et. seo., Florida Statutes, the Community Planning Act, Ibrmerly the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WIIEREAS, all applicable substantive and procedural requirenrents of the law have been 17.H.c Packet Pg. 2436 Attachment: Ordinance - 081123_Transportation (26921 : US 41 East Overlay & TCEA Expansion GMPA) NOW, TI{EREFORE, BE IT R-ESOI-VE,D BY THE BOARD OF COL]NTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: SECTION ONE:ADOPTION OF AMENDMENT TO THE TRANSPORTATION ELEMENT AND MAPS OF'THE GROW'IH MANAGEMENT PI,AN The amendment to the Transportation Element, and Maps attached hereto as Exhibit "A" and incorporated herein by reference, are hereby adopted in accordance with Section 163.3184, Florida Statutes, and shall be transmitted to the Florida Department of Commerce. 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 affect the validity ofthe remaining portion. E TI N THRE EFFECTIVE DATE. The ellbctive 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 elfective on the date the state land planning agency or the Administration Commission enters a final order detomining this adopted amendment to be in compliance. No development orders, development permits, or land uses dependcnt on this amendment may be issued or commenced before it has become effective. PASSED AND DULY ADOPTED by the Board o[ County Commissioners of Collier County, Florida this _ day of 2023. ATTEST: CRYSTAL K. KINZEL, CLERK By:Bv Deputy Clerk Approved as to form and legality: Heidi Ashton-Cicko Managing Assistant County Attomey Attachment: Exhibit A - Transportation Element and Maps [23{MP-0t 147/t 809M6/t ]t40 US,ll East Ove.lay/P|.20230000930 6/1 123 - 'Iransponalion BOARD OII COL]NTY COMMISSIONERS COLLIER COUNTY, FLORIDA Rick LoCastro, Chairman 4> 2of2 SECTIONTWO: SEVERABILITY. 17.H.c Packet Pg. 2437 Attachment: Ordinance - 081123_Transportation (26921 : US 41 East Overlay & TCEA Expansion GMPA) *:l,i *** *** *x,l *** **t *** *** *** +*+ +*+ Exhibit A TRANSPORTATION ELEMENT (As amended through Ordinance No. 2017-25. adopted June 13, 2017) LIST OF TABLES/MAPS/FIGURL,S Pt.202-30000930 Page 21 t0 l4 TR-4* and TR-4.1* South US 41 Transportation Concunency Exception Area (TCEA) Mapg ,t** *** *x* *1.* ,*{(:t ***( ***( **{. *.** *** +++ **+ *:** *** *** '+,t(a '*** ,|** ,i** *** *** **+ ,.** '*ar' +,1.+ **+ *+* +** :i,t* *,1* *** *** **tr MAP T'R- I * Cost Feasible Network Map - 2040 TR-5 Northwest Transportation Concurency Management Area (TCMA) Map 36 31 GOALS. OBJECTIVES AND POLICIES *** *)i* *** :+** *** *** *** *:+* *** *** .t** OBJECTIVE 5: Coordinate the Transportation System development process with the Future Land Use Map *** *+* **+ **!t *** *** *** ,i++ *+i i,f + +*+ Policy 5.4: Pursuant to Section 163.31 80, Florida Statues and the lJrban lnfill and Urban Redevelopment Strategy contained in the Future Land Use Element o1'this Plan, the South US 41 'I'ransportation Concurrency Exception Area (TCIA) is hereby designated. Development located within the South US 41 TCEA (Mapg TR-4 and 'I R-4.1) may bc cxempt from transportation concurrency requircments. so long as impacts to thc transportation system are mitigated using the procedures established in Policies 5.5 and 5.6 below. and in considcration ofthe following: 08/08/23 mrm-dw Words underlined are added; words st+u€*+hr€u€h are deleted 35- 36 1of3 17.H.c Packet Pg. 2438 Attachment: Ordinance - 081123_Transportation (26921 : US 41 East Overlay & TCEA Expansion GMPA) ORAFT Ee.- E9--s..;:--, TR.4 south US 4'l Transportation Concurrency Exception Area (TCEA) 4 1,.I.I ] Public Coluucrciol 91.07 453.51 9.5370 46.46910 Rcri&ntial 1t9.5 ,14.000r; Tolal AcrEs 916.0 l00p/. 84 + 0 0.15 0.3 0.8 0 1 I [.tles 08/08/23 mrm-dw Words underlined are addedi words stru€k+ret gh are deleted 2of3 ?L:Ol3oO009t0 I 17.H.c Packet Pg. 2439 Attachment: Ordinance - 081123_Transportation (26921 : US 41 East Overlay & TCEA Expansion GMPA) tr[i[it I PL 201100009t0 l tlusxrtt x xxoat to lrrtu!{lxt xllloar tD ," 6 o!.t ! o, z h o li r! iti Public Commercia Residential TotalAcres 406,42 626.73 181.08 1214.23 33.47%s1.629(14.91%100% t + I nqrto! Et rte^..,,,,r VZ tt *,. t .,lr.n,*r TR - 4.r SorXh US 41 Transportation Concurrency Exception Area (TCEA) @E 08/08/23,mrm-dw Words underlined are added; words st+u€leth+€u€h are deleted 3of3 DRAFT 0 021 05 r rrl E-:-l'lile5 j o t€LY oR c. 17.H.c Packet Pg. 2440 Attachment: Ordinance - 081123_Transportation (26921 : US 41 East Overlay & TCEA Expansion GMPA) 1 Words underlined are added; words struck through are deleted Words with double underline are added; words with double strikethrough are deleted since Transmittal COLLIER COUNTY GOVERNMENT RESPONSE TO COMMENTS LETTER FOR THE PROPOSED PLAN AMENDMENT, County # PL20230000930 and DEO # 23-02ESR The proposed Plan amendment establishes density and height incentives, and economic development uses in certain locations along US 41 East (Tamiami Trail East) to implement, in part, the East Naples Community Development Plan, which was accepted by the Collier County Board of County Commissioners in October 2020. The Florida Department of Commerce’s (DOC) and the Florida Department of Transportation’s (FDOT) comments on the proposed amendment are below, followed by the County’s response. DOC Comment (Coastal High Hazard Area Density Increase): Collier County proposed Comprehensive Plan Amendment 23 -02ESR amends the Future Land Use Element to allow an increase in residential density in the coastal high hazard area that, if adopted, would potentially adversely impact hurricane evacuation routes that are an important state facility in Collier County. The proposed amendment to Future Land Use Element Policy 1.9, Section V (Overlays and Special Features) and the Future Land Use Map establishes the US 41 East Overlay, which increases the allowable residential densities within the US 41 East Overlay area above the densities currently allowed by the adopted Comprehensive Plan. The US 41 East Overlay is located within the coastal high hazard area as depicted on the Comprehensive Plan Future Land Use Map and Coastal High Hazard Area map. The proposed Amendment 23- 02ESR results in an increase in allowable residential density in the coastal high hazard area that would increase the population that would need to evacuate in the event of an impending natural disaster. The US 41 East Overlay is located along US 41, which is designated in the Collier County Comprehensive Plan (Transportation Element Map TR-7) as a hurricane evacuation route, and US 41 is interconnected with other designated hurricane evacuation routes (e.g., State Road 29, Interstate 75, Collier Boulevard, Rattlesnake Hammock Road, Davis Boulevard and other evacuation routes depicted on Map TR-7) in Collier County. The proposed Amendment 23-02ESR results in potential additional adverse impacts to the hurricane evacuation routes by increasing the number of potential evacuees that must utilize the evacuation routes and increasing the hurricane evacuation clearance times to safely evacuate Collier County. The proposed Amendment 23-02ESR does not coordinate the future land use map residential densities in the coastal high hazard area consistent with the protection of 17.H.d Packet Pg. 2441 Attachment: Response to DOC Comment Letter & FDOT Comment_US 41 East Overlay (26921 : US 41 East Overlay & TCEA Expansion GMPA) 2 Words underlined are added; words struck through are deleted Words with double underline are added; words with double strikethrough are deleted since Transmittal human life against the effects of natural disasters, including population evacuation, which takes into consideration the capability to safely evacuate the density of the coastal population in the event of an impending natural disaster. The proposed Amendment 23-02ESR 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 Policy 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 23-02ESR is not based upon relevant and appropriate data and analysis demonstrating coordination and internal consistency of the Future La nd Use Element and Conservation and Coastal Management Element. The proposed Amendment 23-02ESR 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 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), and 163.3178(2)(h), Florida Statutes (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. [Statutory Authority: Sections 163.3177(6)(a)1, Section 163.3177(1)(f)3 Florida Statutes (F.S.)] Recommendations: Do not adopt the proposed amendment. Alternatively, revise the proposed amendment, based upon and supported by relevant and appropriate data and analysis, to ensure that the amendment will not adversely impact hurricane evacuation routes and that the amendment coordinates 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 the coastal population in the event of an impending natural disaster. Response: County staff analysis reveals there are 134 parcels in the proposed Future Land Use Element (FLUE) Overlay comprising 372.76 acres; of these, 87 parcels/198.68 acres are in the Coastal High Hazard Area (CHHA); 31 parcels/129.97 acres are partially 17.H.d Packet Pg. 2442 Attachment: Response to DOC Comment Letter & FDOT Comment_US 41 East Overlay (26921 : US 41 East Overlay & TCEA Expansion GMPA) 3 Words underlined are added; words struck through are deleted Words with double underline are added; words with double strikethrough are deleted since Transmittal in the CHHA; and 16 parcels/44.11 acres are not in the CHHA. It is unknown how many of these parcels/acres will be proposed for rezone utilizing the residential density bonus; how many parcels/acres for which a rezone is sought will be in/out/partially in the CHHA: and of those for which a rezone is sought, where those parcels will be within the US 41 East corridor in the Overlay. Therefore, impacts to hurricane evacuation routes and emergency shelters cannot be known at this time. These impacts can only be determined at the time a rezone petition is submitted and reviewed by the County. The County has amended the proposed text of the US 41 East Overlay in the Future Land Use Element (FLUE) to address the proposed density increase in the Coastal High Hazard Area (CHHA) by limiting the maximum number of dwelling units via this provision to 900 dwelling units (1,458 persons based on the 2020 Census countywide persons per household and occupancy/vacancy rates), which is approximately 25% of the maximum potential density, and requiring hazard mitigation as deemed necessary by the County’s Bureau of Emergency Services (BES) Division, as each rezone petition that requests a density increase in this Overlay is evaluated. [Currently, small-scale Growth Management Plan amendments and rezoning projects located within the CHHA that propose to increase residential density are reviewed by the BES for impacts upon evacuation times, shelter needs, etc., and when deemed necessary, mitigation is required. The County will codify this in the proposed Overlay.] The County recognizes and acknowledges that the Regional Evacuation Study (Study), prepared by the Southwest Florida Regional Planning Council (RPC), provides for specific clearance times and evacuations of various populations; and includes shelter demand and behavioral evacuation rates for Collier County based on planning assumptions due to the effects of potential natural disasters. However, the BES Director advises that the RPC Study is a planning document and is not used for operational purposes nor does the Study reflect actual scenarios during an emergency event. The BES Director relies on the following considerations for evacuations and sheltering when evaluating projects proposing to increase density in the Coastal High Hazard Area: 1) Evacuations/Evacuation Routes a. An early risk assessment is completed for impending disasters to establish current census, including vulnerable populations, to determine necessary evacuations. b. Volunteer and phased evacuations are issued prior to mandatory evacuations to increase clearance times. 17.H.d Packet Pg. 2443 Attachment: Response to DOC Comment Letter & FDOT Comment_US 41 East Overlay (26921 : US 41 East Overlay & TCEA Expansion GMPA) 4 Words underlined are added; words struck through are deleted Words with double underline are added; words with double strikethrough are deleted since Transmittal c. A warning system (Alert Collier) is in place to send mass notifications through cellular devices, radio, etc., which improves public awareness and evacuation times. d. The evacuation routes depicted in Transportation Element Map TR-7, and specifically those routes in the CHHA, have sufficient capacity to handle evacuations based on local decisions regarding voluntary (early), phased, and mandatory evacuations. 2) Shelter Space a. Current shelter beds are estimated at 31,000 beds (schools and community centers). b. It’s estimated that approximately 15-18 percent of the evacuation zone population utilizes a shelter during an emergency event. (Storm event statistics: Hurricane Ian (2022) – 1352 registered in 8 shelters, Hurricane Irma (2017) – 17,367 registered in 31 shelters, Hurricane Wilma (2005) – 8,127 registered in 15 shelters, and Hurricane Irene (1999) – 48 registered in 3 shelters). c. As more higher end construction occurs in the CHHA, a greater percentage of the population will shelter in place rather than evacuate to a public shelter in a wind event. d. The proposed amendment only allows increased density for vertical mixed-use development, which would experience a higher rate of sheltering in place and lower evacuation rates to shelters (wind and flood events). FDOT Review Comment: The proposed CPA may result in an increase in project trips and impacts to US 41. As a result, FDOT determined the proposed amendment may have adverse impacts to transportation resources or facilities of state importance. FDOT Technical Assistance Comment #1: It is the Department’s understanding that the impacted properties are subject to additional coordination, review and approval. FDOT requests that the County continue to coordinate with the FDOT with the review of future projects. Response: The proposed Overlay could yield a maximum increase of 3,644 dwelling units. As provided in the Transmittal documents (pages 4-6 of the Collier County Planning Commission Staff Report, dated March 16, 2023), the transportation analysis prepared by Jacobs Engineering indicated no significant impacts to US 41 East (Tamiami Trail) would result from this proposed amendment based on the total of 3,644 dwelling units. Nonetheless, the County proposes to revise the proposed Overlay to cap the density increase to 25% of the total (900 DUs). Collier County will continue to 17.H.d Packet Pg. 2444 Attachment: Response to DOC Comment Letter & FDOT Comment_US 41 East Overlay (26921 : US 41 East Overlay & TCEA Expansion GMPA) 5 Words underlined are added; words struck through are deleted Words with double underline are added; words with double strikethrough are deleted since Transmittal coordinate with FDOT as these rezone projects are submitted. [Also, note above Response to DOC Comment.] Changes to Proposed Overlay since Transmittal: The County proposes to revise the Overlay to: 1) Cap the density increase to 900 dwelling units; and, 2) Provide an evaluation of each rezone petition requesting to increase density via this overlay for impacts upon hurricane evacuation times and shelter space, and to require mitigation as appropriate, consistent with CCME Policy 12.1.2. Amend proposed FLUE Overlay and Special Features text to read as follows: V. OVERLAYS AND SPECIAL FEATURES *** *** *** *** *** text break *** *** *** *** *** K. US 41 East Overlay This Overlay is located along portions of the US 41 East corridor from Palm Drive to Greenway Road. It is comprised of three Regional Centers, four Community Centers, and multiple Corridor segments between those Centers, all of which that are depicted on the Future Land Use Map and US 41 East Overlay Maps. The Overlay is intended to allow mixed use development and economic development and to encourage a pedestrian/transit friendly development pattern. The Regional Centers allow medium to high intensity mixed use development, commercial, residential development, and certain economic development uses, and are located within Mixed Use Activity Center numbers 16, 17, and 18. The Community Centers allow moderate to low intensity mixed use development, commercial, residential development, hotel/motel at a maximum density of 26 units per acre, and certain economic development uses. The Corridor segments allow low density residential development, commercial development permitted by the underlying zoning districts, and certain economic development uses. A zoning overlay shall be established within one year of the effective date of this Overlay and include Regional Center, Community Center, and Corridor Subdistricts. The zoning overlay will provide for allowed uses, design standards, and increased density and/or height for projects in the Regional Centers and Community Centers that include certain design elements such as vertical mixed use, green building standards, and low impact development standards. Mixed use development within the Regional Centers and Community Centers of this Overlay will be eligible for increased density and/or height when utilizing 17.H.d Packet Pg. 2445 Attachment: Response to DOC Comment Letter & FDOT Comment_US 41 East Overlay (26921 : US 41 East Overlay & TCEA Expansion GMPA) 6 Words underlined are added; words struck through are deleted Words with double underline are added; words with double strikethrough are deleted since Transmittal incentives outlined in the zoning overlay, and is subject to the following limitations: 1. The density bonus incentive is available only to multifamily development within the Regional and Community Centers and is limited to an aggregate maximum of 900 dwelling units for both Regional Centers and Community Centers. a. All projects located within the Coastal High Hazard Area and utilizing the density bonus incentives shall be evaluated for hazard mitigation from the effects of natural disasters by the County’s Bureau of Emergency Services (BES) Division. b. If a project is determined by BES to have an impact(s) on emergency operations, including but not limited to, evacuations and shelter space, mitigation for those impacts shall be required. 2. Mixed use development within the Regional Centers is eligible for up to twenty (20) dwelling units per acre when utilizing the density bonus incentives outlined in the zoning overlay and is not subject to the density rating system. 3. Mixed use development within the Community Centers is eligible for up to sixteen (16) dwelling units per acre when utilizing the density bonus incentives outlined in the zoning overlay and is not subject to the density rating system. 4. For a mixed-use development pursuant to paragraph 1. or 2. above, only multifamily dwelling units are allowed. 5. The maximum height increase for properties within the Regional and Community Centers shall be limited to twenty (20) feet above that permitted by the underlying zoning district. Residential-only development, mixed use development not utilizing incentives outlined in the zoning overlay, and commercial-only development other than certain economic development uses, shall be in accordance with the underlying future land use designation and applicable FLUE policies. This Future Land Use Overlay shall only be implemented through the establishment of a zoning overlay, which shall occur within two (2) years from the effective date of this amendment. 17.H.d Packet Pg. 2446 Attachment: Response to DOC Comment Letter & FDOT Comment_US 41 East Overlay (26921 : US 41 East Overlay & TCEA Expansion GMPA) 17.H.e Packet Pg. 2447 Attachment: DEO Comment Letter_COLLIER CO. 23-02ESR (P) (26921 : US 41 East Overlay & TCEA Expansion GMPA) 17.H.e Packet Pg. 2448 Attachment: DEO Comment Letter_COLLIER CO. 23-02ESR (P) (26921 : US 41 East Overlay & TCEA Expansion GMPA) 17.H.e Packet Pg. 2449 Attachment: DEO Comment Letter_COLLIER CO. 23-02ESR (P) (26921 : US 41 East Overlay & TCEA Expansion GMPA) 17.H.e Packet Pg. 2450 Attachment: DEO Comment Letter_COLLIER CO. 23-02ESR (P) (26921 : US 41 East Overlay & TCEA Expansion GMPA) 17.H.e Packet Pg. 2451 Attachment: DEO Comment Letter_COLLIER CO. 23-02ESR (P) (26921 : US 41 East Overlay & TCEA Expansion GMPA) 17.H.e Packet Pg. 2452 Attachment: DEO Comment Letter_COLLIER CO. 23-02ESR (P) (26921 : US 41 East Overlay & TCEA Expansion GMPA) &ƌŽŵ͗ŽƐŝDŝĐŚĂĞů ^ĞŶƚ͗tĞĚŶĞƐĚĂǇ͕:ƵŶĞϳ͕ϮϬϮϯϳ͗ϯϴD dŽ͗DŽƐĐĂDŝĐŚĞůĞ͖^ĂďŽ:ĂŵĞƐ ^ƵďũĞĐƚ͗&t͗WƌŽƉŽƐĞĚWϮϯͲϬϮ^ZͬŽůůŝĞƌŽƵŶƚǇͬ&KdZĞǀŝĞǁͬϬϲͲϬϲͲϮϯ DŝĐŚĞůĞ͕&ŽƌƚŚĞĮůĞ͘ dŚĂŶŬƐ͕ ŵŝŬĞ &ƌŽŵ͗^ƵŐƵƌŝ͕sŝƚŽƌфsŝƚŽƌ͘^ƵŐƵƌŝΛĚŽƚ͘ƐƚĂƚĞ͘Ĩů͘ƵƐх ^ĞŶƚ͗dƵĞƐĚĂǇ͕:ƵŶĞϲ͕ϮϬϮϯϰ͗ϰϯWD dŽ͗ŽƐŝDŝĐŚĂĞůфDŝĐŚĂĞů͘ŽƐŝΛĐŽůůŝĞƌĐŽƵŶƚǇĨů͘ŐŽǀх Đ͗ZĞŝŶĂ͕ĞƐƐŝĞфĞƐƐŝĞ͘ZĞŝŶĂΛĚŽƚ͘ƐƚĂƚĞ͘Ĩů͘ƵƐх͖DĞƌŬůĞ͕dĂŶǇĂфdĂŶǇĂ͘DĞƌŬůĞΛĚŽƚ͘ƐƚĂƚĞ͘Ĩů͘ƵƐх͖ĂďƵũŝ ŵďŝŬĂƉĂƚŚǇ;ŵďŝŬĂƉĂƚŚǇΛs,͘ĐŽŵͿфŵďŝŬĂƉĂƚŚǇΛs,͘ĐŽŵх͖ũǌĂďĂůůĞƌŽΛǀŚď͘ĐŽŵ ^ƵďũĞĐƚ͗WƌŽƉŽƐĞĚWϮϯͲϬϮ^ZͬŽůůŝĞƌŽƵŶƚǇͬ&KdZĞǀŝĞǁͬϬϲͲϬϲͲϮϯ ydZE>D/>͗dŚŝƐĞŵĂŝůŝƐĨƌŽŵĂŶĞǆƚĞƌŶĂůƐŽƵƌĐĞ͘ŽŶĨŝƌŵƚŚŝƐŝƐĂƚƌƵƐƚĞĚƐĞŶĚĞƌĂŶĚƵƐĞ ĞǆƚƌĞŵĞĐĂƵƚŝŽŶǁŚĞŶŽƉĞŶŝŶŐĂƚƚĂĐŚŵĞŶƚƐŽƌĐůŝĐŬŝŶŐůŝŶŬƐ͘ 'ŽŽĚĂŌĞƌŶŽŽŶ͕DŝĐŚĂĞů͕ WƵƌƐƵĂŶƚƚŽ^ĞĐƟŽŶϭϲϯ͘ϯϭϴϰ;ϯͿ͕&ůŽƌŝĚĂ^ƚĂƚƵƚĞƐ;&͘^͘Ϳ͕ŝŶŝƚƐƌŽůĞĂƐĂƌĞǀŝĞǁŝŶŐĂŐĞŶĐǇĂƐŝĚĞŶƟĮĞĚŝŶ ^ĞĐƟŽŶϭϲϯ͘ϯϭϴϰ;ϭͿ;ĐͿ͕&͘^͕͘ƚŚĞ&ůŽƌŝĚĂĞƉĂƌƚŵĞŶƚŽĨdƌĂŶƐƉŽƌƚĂƟŽŶ;&KdͿƌĞǀŝĞǁĞĚƚŚĞŽůůŝĞƌ ŽƵŶƚǇWƌŽƉŽƐĞĚŽŵƉƌĞŚĞŶƐŝǀĞWůĂŶŵĞŶĚŵĞŶƚ;WͿƉĂĐŬĂŐĞϮϯͲϬϮ^Z͘ ŽůůŝĞƌŽƵŶƚǇWϮϯͲϬϮ^Z ZĞƋƵĞƐƚ͗ŽůůŝĞƌŽƵŶƚǇWϮϯͲϬϮ^ZŝƐĂĐŽƵŶƚǇŝŶŝƟĂƚĞĚƉƌŽƉŽƐĞĚĂŵĞŶĚŵĞŶƚǁŚŝĐŚŝƐƉƌŽƉŽƐŝŶŐĂŶ ĂŵĞŶĚŵĞŶƚƚŽƚŚĞŽůůŝĞƌŽƵŶƚǇ'ƌŽǁƚŚDĂŶĂŐĞŵĞŶƚWůĂŶ͕KƌĚŝŶĂŶĐĞϴϵͲϬϱ͕ĂƐĂŵĞŶĚĞĚ͕ƐƉĞĐŝĮĐĂůůǇ ĂŵĞŶĚŝŶŐƚŚĞ&ƵƚƵƌĞ>ĂŶĚhƐĞůĞŵĞŶƚĂŶĚ&ƵƚƵƌĞ>ĂŶĚhƐĞDĂƉĂŶĚDĂƉ^ĞƌŝĞƐƚŽĂĚĚƚŚĞh^ϰϭĂƐƚ KǀĞƌůĂǇƚŽĂůůŽǁĐĞƌƚĂŝŶĞĐŽŶŽŵŝĐĚĞǀĞůŽƉŵĞŶƚƵƐĞƐǁŝƚŚŝŶƚŚĞŽƌƌŝĚŽƌƐĞŐŵĞŶƚƐ͖ĂŶĚ͕ĂůůŽǁŝŶĐƌĞĂƐĞĚ ŚĞŝŐŚƚĂŶĚĚĞŶƐŝƚǇ͕ĂŶĚĐĞƌƚĂŝŶĞĐŽŶŽŵŝĐĚĞǀĞůŽƉŵĞŶƚƵƐĞƐŝŶZĞŐŝŽŶĂůĞŶƚĞƌƐĂŶĚŽŵŵƵŶŝƚǇ ĞŶƚĞƌƐƚŚƌŽƵŐŚŝŶĐĞŶƟǀĞƐ͕ĂŶĚĂŵĞŶĚŝŶŐƚŚĞdƌĂŶƐƉŽƌƚĂƟŽŶůĞŵĞŶƚĂŶĚŵĂƉƐƚŽĞǆƉĂŶĚƚŚĞ^ŽƵƚŚ h^ϰϭdƌĂŶƐƉŽƌƚĂƟŽŶŽŶĐƵƌƌĞŶĐǇǆĐĞƉƟŽŶƌĞĂ;dͿ͘ &ƵƚƵƌĞ>ĂŶĚhƐĞŚĂŶŐĞƐ͗ ϭ͘dŚĞ&ƵƚƵƌĞ>ĂŶĚhƐĞůĞŵĞŶƚĂŶĚ&ƵƚƵƌĞ>ĂŶĚhƐĞDĂƉĂŶĚDĂƉ^ĞƌŝĞƐ͕ƐƉĞĐŝĮĐĂůůǇƚŽĞƐƚĂďůŝƐŚ ĂŶĞǁh^ϰϭĂƐƚKǀĞƌůĂǇĨŽƌĂƐĞŐŵĞŶƚŽĨh^ϰϭĂƐƚ͕ĨƌŽŵĂƉƉƌŽǆŝŵĂƚĞůǇWĂůŵƌŝǀĞƚŽ 'ƌĞĞŶǁĂǇZŽĂĚ;ƚŚĞhƌďĂŶͲŐƌŝĐƵůƚƵƌĂůͬZƵƌĂůďŽƵŶĚĂƌǇͿ͕ǁŚŝĐŚǁŝůůƉƌŽǀŝĚĞĨŽƌŝŶĐƌĞĂƐĞĚ ĚĞŶƐŝƚǇĂŶĚŚĞŝŐŚƚĨŽƌǀĞƌƟĐĂůŵŝǆĞĚͲƵƐĞĚĞǀĞůŽƉŵĞŶƚƐǁŝƚŚŝŶƉŽƌƟŽŶƐŽĨƚŚĞKǀĞƌůĂǇ͕ĂŶĚ ĂůůŽǁĐĞƌƚĂŝŶĞĐŽŶŽŵŝĐĚĞǀĞůŽƉŵĞŶƚƵƐĞƐƚŚƌŽƵŐŚŽƵƚƚŚĞKǀĞƌůĂǇ͖ĂŶĚ͕ Ϯ͘dŚĞdƌĂŶƐƉŽƌƚĂƟŽŶůĞŵĞŶƚƚŽĐƌĞĂƚĞĂŶĞǁŵĂƉ;dZͲϰ͘ϭͿĚĞƉŝĐƟŶŐƚŚĞĞǆƉĂŶƐŝŽŶŽĨƚŚĞ^ŽƵƚŚ h^ϰϭdƌĂŶƐƉŽƌƚĂƟŽŶŽŶĐƵƌƌĞŶĐǇǆĐĞƉƟŽŶƌĞĂ;dͿĨƌŽŵŝƚƐƉƌĞƐĞŶƚƚĞƌŵŝŶƵƐĂƚƚŚĞ ZĂƩůĞƐŶĂŬĞͲ,ĂŵŵŽĐŬZŽĂĚĂŶĚdŚŽŵĂƐƐŽŶ>ĂŶĞŝŶƚĞƌƐĞĐƟŽŶƐǁŝƚŚh^ϰϭĂƐƚ͕ƚŽƚŚĞ ƐŽƵƚŚĞĂƐƚĂůŽŶŐh^ϰϭĂƐƚƚŽƚŚĞĞĂƐƚƐŝĚĞŽĨDŝǆĞĚhƐĞĐƟǀŝƚǇĞŶƚĞƌηϭϴĂƚƚŚĞŝŶƚĞƌƐĞĐƟŽŶ 17.H.f Packet Pg. 2453 Attachment: FDOT Comment_ CPA23-02ESR Collier County FDOT Review 06-06-23 (26921 : US 41 East Overlay & TCEA Expansion GMPA) ŽĨh^ϰϭĂƐƚĂŶĚŽůůŝĞƌŽƵůĞǀĂƌĚ͖ĂŶĚ͕ƵƉĚĂƚĞƚŚĞƚĂďůĞƐŽŶƚŚĞĞǆŝƐƟŶŐdDĂƉ;dZͲϰͿƚŽ ƌĞŇĞĐƚĐƵƌƌĞŶƚĐŽŶĚŝƟŽŶƐ͖ĂŶĚ͕ĂŵĞŶĚWŽůŝĐǇϱ͘ϰŽĨƚŚĞdƌĂŶƐƉŽƌƚĂƟŽŶůĞŵĞŶƚ;dͿƚŽƉƌŽǀŝĚĞĂ ƌĞĨĞƌĞŶĐĞƚŽƚŚĞŶĞǁdŵĂƉ;dZͲϰ͘ϭͿ͘ WĞƌWŽůŝĐǇϱ͘ϰ͕ƚŚĞ^ŽƵƚŚh^ϰϭdŵĂǇďĞĞǆĞŵƉƚĨƌŽŵƚƌĂŶƐƉŽƌƚĂƟŽŶĐŽŶĐƵƌƌĞŶĐǇƌĞƋƵŝƌĞŵĞŶƚƐƐŽ ůŽŶŐĂƐŝŵƉĂĐƚƚŽƚŚĞƚƌĂŶƐƉŽƌƚĂƟŽŶƐǇƐƚĞŵĂƌĞŵŝƟŐĂƚĞĚƵƐŝŶŐƚŚĞƉƌŽĐĞĚƵƌĞƐĞƐƚĂďůŝƐŚĞĚŝŶ dƌĂŶƐƉŽƌƚĂƟŽŶůĞŵĞŶƚ;dͿWŽůŝĐŝĞƐϱ͘ϱ;ĚĞǀĞůŽƉŵĞŶƚŵƵƐƚƉƌŽǀŝĚĞĨŽƌĂƚůĞĂƐƚĨŽƵƌ;ϰͿdƌĂŶƐƉŽƌƚĂƟŽŶ ĞŵĂŶĚDĂŶĂŐĞŵĞŶƚ;dDͿƐƚƌĂƚĞŐŝĞƐͿĂŶĚϱ͘ϲ;ĚĞǀĞůŽƉŵĞŶƚŵƵƐƚƉƌŽǀŝĚĞĨŽƌƚǁŽ;ϮͿdDƐƚƌĂƚĞŐŝĞƐ ĂŶĚĂŶŶƵĂůŵŽŶŝƚŽƌŝŶŐĂŶĚŝŶĐŽŶƐŝĚĞƌĂƟŽŶŽĨƚŚĞĨŽůůŽǁŝŶŐ͗ 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ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: March 16, 2023 RE: PETITION NO. PL20230000930, STAFF-PROPOSED AMENDMENTS TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, AND MAP TR-4, SOUTH US 41 TRANSPORTATION CONCURRENCY EXCEPTION AREA, IN THE TRANSPORTATION ELEMENT OF THE COLLIER COUNTY GROWTH MANAGEMENT PLAN. [TRANSMITTAL HEARING] ___________________________________________________________________________________ REQUESTED ACTION: This proposal consists of a single staff-initiated Growth Management Plan (GMP) amendment petition comprised of two components, as follows: 1. Amend the Future Land Use Element (FLUE) and Future Land Use Map (FLUM) and Map Series to establish a new US 41 East Overlay for a segment of US 41 East, from approximately Palm Drive (road separating Walmart from Naples Towne Center) to Greenway Road (the Urban- Agricultural/Rural boundary) lying about 3.4 road miles east of Collier Blvd. The Overlay will allow increased density for vertical mixed-use developments within portions of the Overlay and will allow certain economic development uses throughout the Overlay. 2. Create a new map (TR-4.1) depicting the expansion of the Transportation Concurrency Exception Area (TCEA) from its present terminus at the Rattlesnake-Hammock Road and Thomasson Lane intersections with US 41 East, to the southeast along US 41 East to the east side of Mixed Use Activity Center #18 at the intersection of US 41 East and Collier Blvd.; update the tables on the existing TCEA Map (TR-4) to reflect current conditions; and, amend Policy 5.4 of the Transportation Element (TE) to provide a reference to the new TCEA map (TR-4.1). The proposed GMP amendments are reflected in Exhibit “A” text and maps accompanying the GMP Amendment Transmittal Resolution. BACKGROUND: On February 14, 2017, the Board of County Commissioners (Board) directed staff to engage the East Naples community in a public planning process to identify and incentivize desired land uses and development along the US 41 East (Tamiami Trail) corridor. On April 24, 2018, staff and their consultant team from Johnson Engineering, Inc. presented the US 41 Corridor Study (Corridor Study) to the Board. The Corridor Study included four meetings to engage the public and solicit community input and resulted in recommendations that included: a community-based branding project, land use preferences, a strategy to limit undesirable uses, landscaping preferences, and transportation needs. Following the Corridor Study, staff received Board direction to prepare a community development plan for the East Naples community that would establish a vision for the area to guide future development and redevelopment. In January 2020, the consulting firm of Tindale Oliver contracted with the Board to 17.H.g Packet Pg. 2457 Attachment: Transmittal CCPC Staff Report (26921 : US 41 East Overlay & TCEA Expansion GMPA) ‒ 2 ‒ prepare the East Naples Community Development Plan. In October 2020, the East Naples Community Development Plan (ENCDP) was accepted by the Board. The development of the ENCDP included an extensive public input process culminating in a community plan that guides land uses and development, promotes various transportation modes, highlights the community’s assets/improvements, provides follow-up efforts to address topics of community interest, and provides steps on implementation. The ENCDP prioritizes the development and implementation of a zoning overlay along the US 41 East corridor (Tamiami Trail East), specifically providing for its establishment within 5-years from the date of acceptance by the Board. An objective of the zoning overlay is to enhance the community’s sense of place by providing guidance on future development and redevelopment projects that will expand employment opportunities, leisure activities, dining, and shopping to meet the growing needs of the community. In 2021, the County contracted with Johnson Engineering, Inc. to assist with preparing a zoning overlay (US 41 EZO) that implements the ENCDP. The community has been actively engaged with staff and the County’s consultant in developing the US 41 EZO for the segment of US 41 East that generally begins at Palm Drive (near the Collier County government center) and extends to the east side of Port of the Islands, exclusive of that segment of US 41 within the Rural Fringe Mixed Use District. During the months between January and November 2022, the project team conducted staff team meetings, and stakeholder and community meetings to solicit input on the development and design standards for residential, mixed-use, and commercial development, and spacing criteria for commercial uses, in part, to address the undesirable uses identified in the ENCDP. STAFF ANALYSIS: The purpose of this Growth Management Plan (GMP) amendment is to create a FLUE Overlay to provide for increased density and economic development uses along the US 41 East corridor as proposed in the East Naples Community Development Plan (ENCDP). The US 41 East corridor is a Florida Department of Transportation facility which currently has constrained segments. A portion of the US 41 East corridor is within the South Transportation Concurrency Exception Area (TCEA), which excepts properties from link-by-link concurrency. The increased development opportunities allowed by the Overlay could result in increased transportation impacts, most significantly on certain segments of US 41. Given the current modest remaining capacity on US 41 in this area, expansion of the TCEA is beneficial to the transportation network. Future Land Use Element/Future Land Use Map and Series The proposed US 41 East Overlay will implement, in part, the ENCDP. At the adoption hearings for these GMP amendments, staff intends to include the companion Land Development Code (LDC) amendments that will establish an implementing zoning overlay. The Overlay map in the support materials identifies seven different areas where increased density is allowed within mixed-use developments (commercial and residential multi-family) - three Regional Centers and four Community Centers. Density increases for mixed-use developments within these Centers would be allowed as follows: Regional Centers, up to 20 dwelling units per acre, and Community Centers, up to 16 dwelling units per acre. Landowners would have the option of developing a mixed-use project as provided in this Overlay or developing per the underlying future land use designation and applicable FLUE policies. Regional Centers lie within the Mixed-Use Activity Center Subdistrict (Activity Centers 16, 17, and 18 as identified on the Future Land Use Map series). Certain economic development uses are allowed throughout the Overlay. As with the density increase for mixed-use development, the development of economic development uses is optional; landowners can choose to develop their property per the underlying future land use designation and applicable FLUE policies. 17.H.g Packet Pg. 2458 Attachment: Transmittal CCPC Staff Report (26921 : US 41 East Overlay & TCEA Expansion GMPA) ‒ 3 ‒ The table below identifies the present and proposed density allowances within the Overlay’s Community and Regional Centers. Because the underlying future land use designations vary, the presently eligible densities vary. Overlay sub-area Present eligible density Proposed eligible density Community Centers 3/4/16 DU/A 16 DU/A Regional Centers 4/16 DU/A 20 DU/A DU/A = dwelling units per acre The Overlay would allow a maximum increase of 3,463 dwelling units; this number reflects 100% participation for all eligible properties and at the maximum allowed density. Staff is of the opinion that the actual participation, even over an extended number of years, will be far less; this is based on the limited number of mixed-use projects built to date despite the County allowing and encouraging such developments since at least 1989. Staff anticipates a participation rate of up to 25% to be more likely to occur in this area, resulting in a maximum increase of 866 dwelling units. Transportation Element/Transportation Concurrency Exception Area (TCEA) – TR-4 and TR-4.1 Maps: The proposed FLUE Overlay (and Zoning Overlay) is designed to enhance the area by increasing economic development opportunities, improving the variety of housing options, and creating walkable, vibrant areas supported by a network of services. The proposed increased densities and uses align with the purpose of the TCEA by potentially reducing trips on the US 41 East corridor. Transportation Planning staff provided the following information to describe the TCEA and its purpose. “Transportation Concurrency Exception Areas (TCEA) is an alternative concurrency management system authorized by Florida Statutes to regulate increased traffic volume created by new development while also promoting affordable housing and redevelopment programs as well as development policies designed to control urban sprawl. These systems are used to manage growth-related impacts on transportation facilities on an area-wide basis rather than on a link-by-link basis. A TCEA is designed to reduce the adverse impact transportation concurrency may have on urban sprawl control policies and redevelopment. Collier County has one TCEA called the South US 41 TCEA. Development located within the boundaries of the South US 41 TCEA is exempt from transportation concurrency requirements so long as impacts to the transportation system are mitigated using Transportation Demand Management strategies enumerated in the Policy 5.5 of the Transportation Element. Commercial developments within the South US 41 TCEA that choose to obtain an exception from concurrency requirements for transportation will provide certification to the County transportation planning agency that at least four (4) of the following Transportation Demand Management (TDM) strategies will be utilized: a) Preferential parking for carpools and vanpools that is expected to increase the average vehicle occupancy for work trips generated by the development. b) Parking charge that is expected to increase the average vehicle occupancy for work trips generated by the development and/or increase transit ridership. c) Cash subsidy that is expected to increase the average vehicle occupancy for work trips generated by the development and/or increase transit ridership. d) Flexible work schedules that are expected to reduce peak-hour automobile work trips generated by the development. e) Compressed workweek that would be expected to reduce vehicle miles of travel and peak hour work trips generated by the development. f) Telecommuting that would be expected to reduce the vehicle miles of travel and peak hour work trips generated by the development. 17.H.g Packet Pg. 2459 Attachment: Transmittal CCPC Staff Report (26921 : US 41 East Overlay & TCEA Expansion GMPA) ‒ 4 ‒ g) Transit subsidy that would be expected to reduce auto trips generated by the development and increase transit ridership. h) Bicycle and pedestrian facilities that would be expected to reduce vehicle miles of travel and automobile work trips generated by the development. i) Including residential units as a portion of a commercial project that would be expected to reduce vehicle miles of travel. Residential developments within the South US 41 TCEA that choose to obtain an exception from concurrency requirements for transportation shall provide documentation to the County transportation planning agency that at least three (3) of the following Transportation Demand Management (TDM) strategies will be utilized: a) Including neighborhood commercial uses within a residential project. b) Providing transit shelters within the development (in coordination with Collier Area Transit). c) Providing bicycle and pedestrian facilities with connections to adjacent commercial properties. d) Vehicular access to adjacent commercial properties with shared commercial and residential parking.” Required Data and Analysis in Support of the Changes to the TCEA: Chapter 163, Part II, Florida Statutes, contains the statutory provisions pertaining to comprehensive plans (GMP), including the requirement for local governments to adopt a comprehensive plan, the elements required to be included in a comprehensive plan, and the procedures and requirements to amend the comprehensive plan. The statutory provisions relevant to most GMP amendments are identified later in this Staff Report (“Criteria for GMP Amendments in Florida Statutes”). Additionally, Chapter 163.3180(5)(h)1. a., Florida Statutes, provides that the County is to “Consult with the Department of Transportation when proposed plan amendments affect facilities on the strategic intermodal system” (SIS). Interstate 75 (I-75) is the closest SIS facility to the proposed US 41 East Overlay and TCEA expansion area; the other SIS facilities are in the east/central part of the county (SR29 and SR82). The County had their transportation consultant perform an evaluation of the traffic impacts to I-75 caused by the allowed density increase under the maximum utilization scenario - the 100% density increase (3,463 DUs). The results indicate the impacts to I-75 are negligible (please see the below table). [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK] 17.H.g Packet Pg. 2460 Attachment: Transmittal CCPC Staff Report (26921 : US 41 East Overlay & TCEA Expansion GMPA) ‒ 5 ‒ AADT = Average Annual Daily Trips However, the evaluation indicated there will be impacts on portions of US 41 East. Collier County completed a [D1RPM 2045] model run using the maximum number of multifamily dwelling units allowed by the Overlay. The model estimated that the most significant impacts (increases of up to 6.67% of the original volume) will be along US 41 directly. For this reason, Collier County recommends expanding the TCEA from its southeasterly terminus, approximately south of Rattlesnake-Hammock Road (CR 864), to southeast of Collier Blvd. (CR/SR 951). Consistent with the TCEA, the new Overlay is intended to promote redevelopment, affordable housing, and infill development. The Transportation Demand Management strategies required by the TCEA coincide with the goals and vision of the Overlay and provide a systematic approach to addressing the congestion in the area. The existing TCEA was adopted in 2004 along with two Transportation Concurrency Management Areas (TCMA). As a significant portion of the [at that time, proposed] TCEA was within the Urban Infill and Redevelopment Area aka Bayshore/Gateway Triangle Redevelopment Overlay (B/GTRO), certain statutory and State Rule 9J-5 provisions were applicable pertaining to the amount of vacant land allowed, redevelopment strategies, etc. Thus, two tables were included on the TCEA map, one pertaining to vacant lands and one pertaining to land use categories. For the existing TCEA, staff updated the land use and vacant parcel tables using 2022 data from the Collier County Property Appraiser’s Office; please see below. Existing TCEA, Land Use Table (2022 data) Public Commercia l Residentia l Total Acres 93.07 453.52 429.50 976.09 9.53% 46.46% 44.00% 100% Note: Percent figures do not sum to 100% due to rounding. 17.H.g Packet Pg. 2461 Attachment: Transmittal CCPC Staff Report (26921 : US 41 East Overlay & TCEA Expansion GMPA) ‒ 6 ‒ Existing TCEA, Vacant Parcel Table (2022 data) ALL PARCELS Count: 1725 (100%) Sum of acres = 976.09 (100%) VACANT Count: 234 (13.6%) Sum of acres = 105.55 (10.8%) NON- VACANT Count: 1491 (86.4%) Sum of acres = 870.54 (89.2%) Similarly, for the TCEA expansion area, staff created land use and vacant parcel tables using 2022 data from the Collier County Property Appraiser’s Office; please see below. However, none of the expanded TCEA lies within the Urban Infill and Redevelopment Area (B/GTRO), and statutory requirements are less than they were in 2004. TCEA Expansion, Land Use Table Public Commercia l Residentia l Total Acres 406.42 626.73 181.08 1214.23 33.47% 51.62% 14.91% 100% TCEA Expansion, Vacant Parcel Table ALL PARCELS Count: 640 (100%) Sum of acres = 1214.23 (100%) VACANT Count: 106 (16.6%) Sum of acres = 171.39 (14.1%) NON- VACANT Count: 534 (83.4%) Sum of acres = 1042.84 (85.9%) Additionally, the County’s sub-consultant for the preparation of the US 41 East Zoning Overlay, Fehr Peers, prepared a transportation analysis of the potential vertical mixed-use development on two [sample] parcels along the US 41 East corridor: Lowe’s Plaza in the southwest quadrant of US 41 East and CR/SR 951, and St. Andrews Square in the northwest quadrant of US 41 East and St. Andrews Blvd. Both parcels are developed with commercial centers. The analysis considered partial redevelopment with vertical mixed-use (commercial and residential), which is one of the desired outcomes of the East Naples Community Development Plan and is one of the strategies to lessen transportation impacts. [see attachments: Transportation Analysis Summary 11-29-22 (Fehr Peers Memorandum dated Nov. 29, 2022), and Transportation Plan Review Summary 2-11-22 (Fehr Peers Memorandum dated Feb. 11, 2022)] Environmental Impacts: These amendments increase the allowable density and increase the intensity of commercial uses allowed for certain properties along the US41 East corridor, all of which are designated Urban and most of which are already developed or cleared of native vegetation. Redevelopment or development of these properties is subject to the environmental protection standards in the Conservation and Coastal Management Element and LDC, as applicable. Public Facilities Impacts: Based upon review of the most recent AUIR, Annual Update, and Inventory Report, there are adequate public facilities to accommodate the allowable density increase (and additional commercial uses) proposed by this amendment (water, wastewater, solid waste, drainage, etc.). Transportation impacts have been previously addressed. 17.H.g Packet Pg. 2462 Attachment: Transmittal CCPC Staff Report (26921 : US 41 East Overlay & TCEA Expansion GMPA) ‒ 7 ‒ 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 so long as methodologies are professionally accepted. 3. The comprehensive plan shall be based upon permanent and seasonal population estimates and projections, which shall either be those published by the Office of Economic and Demographic Research or generated by the local government based upon a professionally acceptable methodology. The plan must be based on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research for at least a 10-year planning period unless otherwise limited under s. 380.05, including related rules of the Administration Commission. Absent physical limitations on population growth, population projections for each municipality, and the unincorporated area within a county must, at a minimum, be reflective of each area’s proportional share of the total county population and the total county population growth. Section 163.3177(6)(a)2.: 2. The future land use plan and plan amendments shall be based 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 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. 17.H.g Packet Pg. 2463 Attachment: Transmittal CCPC Staff Report (26921 : US 41 East Overlay & TCEA Expansion GMPA) ‒ 8 ‒ 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), or existing incompatibilities (e.g., presently allowed uses would be incompatible with surrounding uses and conditions). LEGAL CONSIDERATIONS: This Staff Report was reviewed by the County Attorney’s Office on February 17, 2023. The criteria for GMP amendments to the Future Land Use Element and map series are in Sections 163.3177(1)(f) and 163.3177(6)(a)2 and 163.3177(6)(a)8, Florida Statutes. [HFAC] STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission forward Petition PL20230000930 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. 17.H.g Packet Pg. 2464 Attachment: Transmittal CCPC Staff Report (26921 : US 41 East Overlay & TCEA Expansion GMPA) 17.H.h Packet Pg. 2465 Attachment: Transmittal Executive Summary Agenda 04_25_2023 Item #17E (26921 : US 41 East Overlay & TCEA Expansion GMPA) 17.H.h Packet Pg. 2466 Attachment: Transmittal Executive Summary Agenda 04_25_2023 Item #17E (26921 : US 41 East Overlay & TCEA Expansion GMPA) 17.H.h Packet Pg. 2467 Attachment: Transmittal Executive Summary Agenda 04_25_2023 Item #17E (26921 : US 41 East Overlay & TCEA Expansion GMPA) 17.H.h Packet Pg. 2468 Attachment: Transmittal Executive Summary Agenda 04_25_2023 Item #17E (26921 : US 41 East Overlay & TCEA Expansion GMPA) RESOLUTION NO. 2023-81 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES TO ADD THE US 41 EAST OVERLAY TO ALLOW CERTAIN ECONOMIC DEVELOPMENT USES WITHIN THE CORRIDOR SEGMENTS; AND, ALLOW INCREASED HEIGHT AND DENSITY, AND CERTAIN ECONOMIC DEVELOPMENT USES IN REGIONAL CENTERS AND COMMUNITY CENTERS THROUGH INCENTIVES; AND AMENDING THE TRANSPORTATION ELEMENT AND MAPS TO EXPAND THE SOUTH US 41 TRANSPORTATION CONCURRENCY EXCEPTION AREA; AND FURTHERMORE DIRECTING TRANSMITTAL OF THE PROPOSED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. [PL20230000930] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the 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 initiated an amendment to the Future Land Use Element and Future Land Use Map and Map Series to add the US 41 East Overlay; and WHEREAS, on March 16, 2023, the Collier County Planning Commission considered the proposed amendment to the Growth Management Plan pursuant to the authority granted to it by Section 163.3174, F.S., and has recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, on April 25, 2023, the Board of County Commissioners at a public hearing approved the transmittal of the proposed amendment to the state land planning agency in accordance with Section 163.3184, F.S.; and WHEREAS, upon receipt of Collier County's proposed Growth Management Plan Amendment, various State agencies and the Department of Economic Opportunity (DEO) have 23-CMP-01147/1770759/1]78 US41 East Overlay PL20230000930 02/13/23 Page 1 of 2 Words underlined are additions,words struck through are deletions. 17.H.i Packet Pg. 2469 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) 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 Amendment, attached hereto as Exhibit "A" and incorporated by reference herein, for the purpose of transmittal to the Department of Economic Opportunity and other reviewing agencies thereby initiating the required State evaluation of the Growth Management Plan Amendment prior to final adoption. ek HIS RESOLUTION ADOPTED after motion, second and majority vote th•is aS- day of 2023. ATTEST:' BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL,.•CLERK COLLIE TY FLORIDA By: By: Attest as to Chairmapuly C Rick LoCastro, Chairman signature-only' . Approved as to form and legality: Heidi As ton-Cicko Managing Assistant County Attorney Attachment: Exhibit A-Proposed Text Amendment& Map Amendment 23-CMP-01147/1770759/1 l78 US41 East Overlay PL20230000930 02/13/23 Page 2 of 2 Words underlined are additions,words struck through are deletions. 17.H.i Packet Pg. 2470 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) PL20230000930 Exhibit A FUTURE LAND USE ELEMENT As amended through Ordinance No. 2022-28, adopted June 28, 2022) GOALS, OBJECTIVES AND POLICIES GOAL: TO GUIDE LAND USE DECISION-MAKING SO AS TO ACHIEVE AND MAINTAIN A HIGH QUALITY NATURAL AND HUMAN ENVIRONMENT WITH A WELL PLANNED MIX OF COMPATIBLE LAND USES WHICH PROMOTE THE PUBLIC'S HEALTH, SAFETY AND WELFARE CONSISTENT WITH STATE PLANNING REQUIREMENTS AND LOCAL DESIRES. OBJECTIVE 1: Promote well planned land uses consistent with Future Land Use Designations, Districts and Subdistricts and the Future Land Use Map to ensure compatibility between the natural and human environments. Policy 1.9: [re-lettered to reflect merger of Ordinance No. 2002-32 and 2002-54] Overlays and Special Features shall include: A. Area of Critical State Concern Overlay B. North Belle Meade Overlay C. NC Square Mixed-Use Overlay D. Natural Resource Protection Area Overlays E. Rural Lands Stewardship Area Overlay F. Airport Noise Area Overlay G. Bayshore/Gateway Triangle Redevelopment Overlay H. Urban-Rural Fringe Transition Zone Overlay I.Coastal High Hazard Area Boundary J.Ventana Pointe Residential Overlay K. US 41 East Overlay L. I Incorporated Areas V. OVERLAYS AND SPECIAL FEATURES K. US 41 East Overlay This Overlay is located along portions of the US 41 East corridor from Palm Drive to Greenway Road. It is comprised of three Regional Centers, four Community Centers, and multiple Corridor segments between those Centers, all of which that are depicted on the Future Land Use Map and US 41 East Overlay Maps. The Overlay is intended to allow mixed use development and economic development and to encourage a pedestrian/transit- friendly development pattern. The Regional Centers allow medium to high intensity mixed use development, commercial, residential development, and certain economic development uses, and are located within Mixed Use Activity Center numbers 16, 17, and 1of18 Words underlined are added; words struck through are deleted 02/13/23_m rm-dw 17.H.i Packet Pg. 2471 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) 18. The Community Centers allow moderate to low intensity mixed use development, commercial, residential development, hotel/motel at a maximum density of 26 units per acre, and certain economic development uses. The Corridor segments allow low density residential development, commercial development permitted by the underlying zoning districts, and certain economic development uses. A zoning overlay shall be established within one year of the effective date of this Overlay and include Regional Center, Community Center, and Corridor Subdistricts. The zoning overlay will provide for allowed uses, design standards, and increased density and/or height for projects in the Regional Centers and Community Centers that include certain design elements such as vertical mixed use, green building standards, and low impact development standards. Mixed use development within the Regional Centers and Community Centers of this Overlay will be eligible for increased density and/or height when utilizing incentives outlined in the zoning overlay, and is subject to the following limitations: 1.Mixed use development within the Regional Centers is eligible for up to twenty 20) dwelling units per acre when utilizing incentives outlined in the zoning overlay, and is not subject to the density rating system. 2. Mixed use development within the Community Centers is eligible for up to sixteen (16) dwelling units per acre when utilizing incentives outlined in the zoning overlay, and is not subject to the density rating system. 3.For a mixed use development pursuant to paragraph 1. or 2. above, only multi- family dwelling units are allowed. 4.The maximum height increase for properties within the Regional and Community Centers shall be limited to twenty (20) feet above that permitted by the underlying zoning district. Residential-only development, mixed use development not utilizing incentives outlined in the zoning overlay, and commercial-only development other than certain economic development uses, shall be in accordance with the underlying future land use designation and applicable FLUE policies. L.K: Incorporated Areas FUTURE LAND USE MAP SERIES Future Land Use Map Activity Center Index Map Mixed Use & Interchange Activity Center Maps US 41 East Overlay Maps 2 of 18 Words underlined are added; words struck through are deleted 02/13/23_mrm-dw 17.H.i Packet Pg. 2472 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) DRAFT na+RT./.. PETITION aa022Cow930 RARE I RUE I RATE I RUE I RUSE I RIDE I RUE I RUE I NM I RUE I 2012-2025 o-._e-.._ . FUTURE LAND USE MAP i---.— en—.._._ _._" CORRCanbFkrba QlC S. MEANSO IT I14R . I.J.J . Mk.u6fROMl 4..-- aaONr14UIVil4O1161Y1PrrrtiR'. i-.—. —.,•__••••••• -•.". IAAMffib lCOUNTY MAMA ER.'WI 11111 ice:==- c I u 9';Iirj."7 ..1111 4,' ...r.-.....%,"iv 111. c a 1 a.. ANtaNiallilliai f+---later y.. J RUE I RUE I Riff I RUE I RUE I RUE I R31E I RUE I RUE I R31E I 3 of 18 Words underlined are added; words struck through are deleted 02/13/23_mrm-dw 17.H.i Packet Pg. 2473 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) DRAFT Exhibit.I PL_01:0000930 1.t5 41 East Overlay -Regional Center Map 1 Collier County.Florida ram I 1 i 1 rt4'7; RMFafi GTZO R iC-4-GTZOWD1 1. 0 i I w± C 3 0 F 11C i1 fi RMF- C-3-GTZO-MXD PUD r. 19">\ M Q \ to:. 8 i (----- <\., GC RSF4-620-R1 5TAIL: - 1— jIII// RYF4i BZD R1 j I !— sm.C-3 1'. ") C4 GC RSF,4 4X Mill • a Ile PUD C-1:BZ0.143.1 RMF-&BZO-R1 I MH-BZO-R1 MH TTRVC J ADOPTED-X)XX 0 250 500 1.000 Feet LEGEND Ord.No.XXX) I I I I I I I I I tJS41 East Overlay- anal by talt.,lrp ACr a Regional Center G.aw'n Y.ty.m-I bIS ..+1 Inc Jwl.,BV:.:+.I C.•M'N.i 1,nE 4 of 18 Words underlined are added; words struck through are deleted 02/13/23_mrm-dw 17.H.i Packet Pg. 2474 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) DRAFT Exhibit A PL 2023000930 US 41 East Overlay-Regional Center Map 2 Collier County.Florida RIII1-12 I i e? 4..e R-16 J 11 , 1taj m Maui C1. Ardi rill?4 LCatafina CT c;‘, . , , frtIi I of11114010IC-3 INitie4 441 ! \v'e. e' iiiiii, VA' .11. 11! E. RMF-6 Rose AVE . I \•. to lr j Biscayne DR PUD 0 ma 1 T Th o m'as'song4 RuF-16 .1 i R 11F-6 Petal DR rKWV 4.,/ Cl ri / IP o- 4 41,/ RAF-16 RSF3 4%........... re01.1 NPUD NOW II WM 4 L3, viiop t et\Ana a 111/1 li t 1111/1 b,e o t. Tobago BLVD, ADOPTED-XXXX 0 250 500 1,000 Feet LEGEND Ord.No.)0X) 1 1 I I 1 1 I I { a US 41 East Overlay- ReBianal Center 5 of 18 Words underlined are added; words struck through are deleted 02/13/23_mrm-dw 17.H.i Packet Pg. 2475 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) DRAFT ExhibitA PL2ii_i(}(l(II) 311 LDS 41 East Overlay-Regional Center Map 3 Collier County,Florida ify Oil° ' / V'PUO, ill" ko 1:hp9 . .Ate '441444 4.id . 41110).CPUD ilk ,.PA& N,,,z,,., 44, r•± PUD 4100, ram-- , 'P AL 111ig CPU) ji N Ill r.,..4. s „opiiiN,..rNs'44iP: Puo / /// Purl j//% u //// /j//\`//' 1. 1i11\ II1_ 1 I11I11111111111111111 p'IrR ADOPTED-xxxx 0 300 600 1,200 Feet LEGEND ord.No.XXX} I 1 I I f f I El US 41 East Overlay- a e.u.--.•y 1-,_ Regional r.:en er n m w...,....:nw.-resell k J:II taw D.,.. q.tS:.-s-1hpJn“ 6 of 18 Words underlined are added; words struck through are deleted 02/13/23_mrm-dw 17.H.i Packet Pg. 2476 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) DRAFT Exhibit A PL 20230000930 S 41 East Overlay-- Community Center Map 1 Collier County.Floiicla I ill PUD / I GC RM 1 III Cs a 1 i 0 7.---... ..." , RSF PUD+ tit O wti I 0 P gm RIAF_6I :: J f N-.. iilion..._ fik 4Yl --1 4, As hit 0' ` Seminole AVE ` 11 Diamond LN d' co c-s R IAN TTRVC Enchanting BLVD __--_.` `77t I GC4 .p A' s,,,,, dcKillk. ' 6115W, '11 Guilford RD0r4 RMF-G V::4vi 1 k iky/ GC Y S yQ 4107- RMF--16 PUD F ADOPTED-XXXX 0 200 400 800 Feet LEGEND Ord.UO' 0 II I II II I I El US 41 East Overlay- ww.4 M.nyr AC, Community Center o-.wr 31..3.n.r1 ausnn.: 115 A tr Onr.y Lenmats C•,U N.p 1 nd 7 of 18 Words underlined are added; words struck through are deleted 02/13/23_mrm-dw 17.H.i Packet Pg. 2477 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) DRAFT Exhibit I PL 20230000930 US 41 East Overlay-Community Center Map 2 Collier Count-,Florida IW. VII ' 's4 RSF 3 441‘11 1111011 ° ' '411 / 410 1?... 1 RMF- 16ISStaCit* o _ I GC r; s$'" Puo 6 qr 21 RMF-16 64- QV 0 R;<F-3 i 4.:6644e DAIWA: I) [ r..._ad ammil am rag &Di ( RMF-12 j Dixie dR 1OJ , f. PUD 1 11 1141,IZA‘ ADOPTED-XXXX 0 200 400 800 Feet LEGEND Ord-No.)XX} IIIIIIIII 0 US 41 East Overlay- r-. ID ..X. Community Center own rw«mn o..m.s ID US 1 Vr 0.tl..,.....DI Cm..MP:ma 8 of 18 Words underlined are added; words struck through are deleted 02/13/23_mrm-dw 17.H.i Packet Pg. 2478 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) DRAFT ExhibitA PL Z0.130I000930 US 41 East Overlay -Community Center Map 3 Collier County,Florida NM 440/ \ V' A i 0 , , O RSF-3Myrno LN L RSF4 F Me RMF-6 CPUD 10051 11 41 414111 i A PUD r, Olik 7j j *Ake ., PUD ) A 1/ V ki I61 r## 1I{ i) AIIIR r- , 5.4,, ,,,,,'4 &• oz tkfr, ce` 1• 1 1 t. PUD -.`pA 0 ! 4. Ce 4% 1444414V1> 41, 41,. 4,..., IF! Oregon TRL PUD l ,, ri Osage TRL ADOPTED-XXXX 0 250 500 1,000 Feet LEGEND Ord.No.XXX)I I I I I I I I I El LtS' Co 4mm1 unit East Overlaynter - mums! „„MC, aI,r1we...1a OHM** J1a1 C mil Onntrrnn.N,C4. IM1.1ad 9 of 18 Words underlined are added; words struck through are deleted 02/13/23_mrm-dw 17.H.i Packet Pg. 2479 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) DRAFT Exhibit PL 20230000430 US 41 East Overlay-Community Center Map 4 Collier County,Florida On n ap0 Sandflald LN w,D 00000000 _—wa d 7I , 1 !! 111 a cu 0 1 MH13) C 2 Cecil RD ci PUD liblk• CC 14 Sv- IS/,, Plip1* • N4p#A0, 44144- ' / Irl11111111i . , . ,cnee•ST r c3 i TTRVC 1 to b 1 PUD 41111_,..., 4/ 1. AP 0 I 4.1. 4144.*416. 1( 4, ' r....___ _ r—Th 41 rre--- . L. ADOPTED-XXXX 0 200 400 800 Feet LEGEND Ord.No.XXX)IIIIIIIII El 41 East Overlay- mend a.trr'non,,-•Community Center 10 of 18 Words underlined are added; words struck through are deleted 02/13/23_mrm-dw 17.H.i Packet Pg. 2480 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) DRAFT Exhibit A 1'l.2112 3 011009 3o US 41 East Overlay -Corridor Map 1 Collier Counts',Florida C 3 CPUC RAWAS II i ww_ _ >M # OD nrs 1liiIIIII II PSF 3` ! rI' A IkS 11• 1 RSF.a 7 -v4i& +r 4. ' .__' i p..'( e' PUO SwYmlla Asa i t B.i 1 V tea\a =`` ErK nan11ny18LW _ 8• m/,. se 1 —. - q 7Sr - .i s oar i.f1 F. 7 ; INMTR.& a tSf3 I W 4eLGR1 ig**I I Je Aiwa 4 3 5 INF-a dC ln I NM4 1\! 7 t;44 11 ieEaatnws I40111' PUD Mea" wan AVE:11X mar Eli IVEMI II . _ # RSF, Ti , •••••••!......• eLiiiii4,j :1211 66111 ilifir4 X 1'..% 11.1.1 Y i_M \•eA 'l'1 e... narnl n RJR , - a.Nb 1 41,- f ADOPTED-XXXX 0 250 500 1,000 Feet LEGEND Ord.No.XXXI II tit r { i 1 it Q US 44 East Overlay- Corridor C 11of18 Words underlined are added; words struck through are deleted 02/13/23_m rm-dw 17.H.i Packet Pg. 2481 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) DRAFT Exhibit 1'1 21123411111411130) IS 41 East Overlay-Corridor Map 2 Collier County.Florida i 0 e R'F 3 n r 00 11 11 oAw L` 0-01711;iI— iflii''e/ C, V4V111.101'A Oic-ant NI P ,,..' op117NtOR. PeA 4. 44•,•4110• e. • •,•4ausisiiiiiiEJ i ,. tI*vRSF3 .' N'..1V•''`., V si!•'j RSF 7 L-ii. As 7. tC1111!:. RMF16 lb i t 11t1I1h v~ a w„ .,», il' 2 y y,n r;, ar , lti F cii U14` dtllr3'_ r111.1..,1 --- --_ 1. ,_ ws.0 F...,, 4 r, a IIUI. ...., P i' 11/111 4 Allc,M...o. oe ito t'-'1•Sitt N, Pik.W... 4 .„.. • 01,,,-.' IA IC i, \ RSF 4 4i^ 4*I/vie—.t 4 N,, . *‘‘ 6.lII i, ''I , RSF< ibr 10° F----j s 4 410 i Ili%\ , Elieifillilliot S. ,„.,'' 016 OF 110 V IA Or'.. `V.1/ • ' Ptlo to Puo ADOPTED-XXXX 0 500 1.000 2,000 Feet LEGEND i Ord.No.XXX)1 1 1 4 1 t I 4 I UPS 41 East Overlap- C.r Y.-.Ail' Corridor Gmecill Y..Y.,..,U.P.l..s4 no US 4`t.S Dome Cr 'm Yell l..r_ 12 of 18 Words underlined are added; words;truck through are deleted 02/13/23 mrm-dw 17.H.i Packet Pg. 2482 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) DRAFT Exhibit_1 PI,zo330iH107311 US 41 East Overlay-Corridor;Nap 3 collier Countx. Florida 17 A\>%;%.,.jTIT1tHITT' 4/„- ir Ar, con i A g.4 a` e 4. s it te L.__kgev r 1pyr weir"‘..„,\.. - Nip 1 i,40, •,4iii. ,..- pm ......i. ‘...- i ra i i t4. n I ?o o..w let .,1111111Ito. d /, . .- tirgArilliA4.f ir' Mr..*TIIL Ark.Al 4 A111115SAL ' ir e MPoemTRi1 ' ..% MH v110 Q 1 „,.... . 4,...‘..-..... I i\14.°./M I'4It w(rweo I T= eels d p Itop, 1 I A Cl/ F-D RA t ADOPTED-XXXX 0 400 800 1.600 Feet LEGEND Ora.No.XXX)I 1 1 i I 1 i i I 1=I US 41 East Overlay- Corridor 13 of 18 Words underlined are added; words;truck through are deleted 02/13/23_mrm-dw 17.H.i Packet Pg. 2483 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) DRAFT Exhibit:t PI.20230000930 US 41 East Overlay-Corridor Map 4 Collier County,Florida A C-3 PIIG l ow crud ON re4N14/ MIRIk° llit.';714.. ,, : 111111. P:Willit: ruo i..... ...7 ..:.. .tio „<.,, n= Militia Io11111111` C-ilisI 4"1" 4 1rl,IIIIIIIIII111IIIIIIIIIl111111 1 i firril_Alliffirif t:et--;-"..-. JJ11111I! I11I ! soggier I. /'1111111 11%r.''/,ic ` tnrti ups 111 j'Illl ni n.; i A S. l. ii }III 1 i '"1"°s I us t1i r, IU111, J wee..mR - 1 kI!,u1rliUnlun ~ 111,1n1iriiimuunlrir` 1Ai:[Ma..01 ' mom. s il I 3 3 N 1 1RMF.12 RMF 16 RPUD r Qr* M. lip i li A Rm..r1 en']e diy>1pyLy Q 1 I1 ADOP 1 EU-XXXx 0 400 800 1.600 Feet LEGEND Iola.No.xxxi 14 4 4 1 + 4 4 I a US 41 East Overlay- Pmemml by MM Hme ACP Corridor Pr lR a1 emm0•60.C..let mp. 14 of 18 Words underlined are added; words struck through are deleted 02/13/23_mrm-dw 17.H.i Packet Pg. 2484 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) DRAFT Exhibit A Pi 20230060930 IS 41 East Overlay -Corridor Map S Collier County,Florida I 4' ti u11. IIt111 = PUO r _—.;a _: r tn gl'I)tJ: =`i111111IJiP9kia.. A A unnunuIO r4wn1un11an1111n-'` rn"nru4unpirrllr= f __ Irro Eon RF_ 1 T fI1r._ il• U11 _ oil r r 4iii I _ I Al ti iro i,.N..u r iH r ci s - c o.,a..a, i a.v.T... 1 A Awry c..aif6 A...h..0 CPUOI M« 1. 6c I R r IN YNal.e a Sandia.1. tf( .. 4",.i1.S t a, R.IS lh AFRO I II o nnit t ill u4-• IrV a51 a^e`` ,Jr:: S PRO r• . NMI 11111 40sir 4 "`, l 1l1=:•All CR... 1.t its Illi Iaimo unnrnn NynnninitiuIu_m Illituniallillilil..,I.14 rnaVee 4 1 t . IOIIIIIIIIIIIIIIIML j i'f1111Itp i E di 1'LI:. tA ay,b. = =-..41111111N1kita101"11ll It !iifi- 7 • .. . Z.__ PEI •:1, ° 4 i1.111 1f,1ft1 1111Y -d::: 0 i11111l1/ti1U* 7 ti-\ 073 IlIfi11111UItlllllryr`.' i + `n ADOPTED-XXXX 0 450 900 1.800 Feet LEGEND Ord.No.XXX) I I rt US 41 East Overlay- e,y,o..o a Corridor Gomel__Y U!•I tWO....C.ms.N4.5.. 15 of 18 Words underlined are added; words struck through are deleted 02/13/23_mrm-dw 17.H.i Packet Pg. 2485 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) PL2023000930 Exhibit A TRANSPORTATION ELEMENT As amended through Ordinance No. 2017-25, adopted June 13, 2017) LIST OF TABLES/MAPS/FIGURES MAP Page TR-1* Cost Feasible Network Map—2040 27 TR-4* and TR-4.1* South US 41 Transportation Concurrency Exception Area TCEA) Maps 35- 36 TR-5 Northwest Transportation Concurrency Management Area (TCMA) Map 36 37 GOALS, OBJECTIVES AND POLICIES 10 OBJECTIVE 5: Coordinate the Transportation System development process with the Future Land Use 14 Map Policy 5.4: Pursuant to Section 163.3180, Florida Statues and the Urban Infill and Urban Redevelopment Strategy contained in the Future Land Use Element of this Plan, the South US 41 Transportation Concurrency Exception Area (TCEA) is hereby designated. Development located within the South US 41 TCEA (Maps TR-4 and TR-4.1) may be exempt from transportation concurrency requirements, so long as impacts to the transportation system are mitigated using the procedures established in Policies 5.5 and 5.6 below, and in consideration of the following: 16 of 18 Words underlined are added; words struck through are deleted 02/13/23_mrm-dw 17.H.i Packet Pg. 2486 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) DRAFT Exhibit A TL 20230000930 5TH AVE S., D 41 \ DAVIS BLVD w . __ z —n 84; GNr44,1 a Ea cairn CqM/a oI. - o_ , . Public Commercial Residential Total Acres il N 93.07 453.52 429.5 976.09 N I 9.53% 46.46% 44.00% 100% o re:i e D 41 P v r\.. sN O 11 m I2 o THOMASSON DR RATTLESNAKE HAMMOCK RD 9 AMENDED XXX,XXXX 0 0.15 0.3 0.6 0.9 s' Ord No XXXX mt — Miles CAS MAPPING:BEfH YANG.AICP o,34 TR -4 1=a.,xceenee.emalee7,n. South US 41 Transportation AA Parcels Count=1725(10011;Sun of sues 07500 i100%tQ4.ee:u 4ery Center:mOhx.VNallt Count•234 03,5%1.awn daces=105 55(10.MI NwvR°.e: Concurrency Exception Area (TCEA) N°v ^="°Il°°'%1:S.nd =PO5(NI2r) A1Rerel Le. , Roe,: 17 of 18 Words underlined are added; words struck through are deleted 02/13/23 mrm-dw 17.H.i Packet Pg. 2487 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) DRAFT Exhibit A PL 20230000930 2 le 1 m rj TM°MASSON DR .. RATTLESNAKE HAMMOCK RD i i RATTLESNAKE HAMMOCK RD._ 6.)r i '• oURAL PA vi y' 1 Z '- 4 C•73 ,---- -- ' C r r 0 41 A I' 1 S 04.A 9 4 a ELY DR > Ifto CC 4 I 0>co 0X I Public Commercial Residential Total Acres col 406.42 626.73 181.08 1214.23 r o33.47% 51.62% 14.91% 100% xl, j,, 0 0.25 0 5 1 I 5 sm mil Miles AMENDED-XXXA 111 Ord No Mk wont Parcels 1C TR -4.1ITCEABarmy All PARCELS +.a.r I bt;1 larA: s+.+A a'Ares 1274 i 1CK77t! LA lAxed.use Amity Cate,Sze strcl South US 41 Transportation VACAN7 C0-'::CA i 10 0%1 SulA 07 AleS'171.30 14.171: Dostng 7m-se%Los Concurrency Exception Area(TCEA) NONNACANT CC,.,'7,741tl5 4S;I San o1 Arts-1.1342 EA+45.91++ ArterA'C ollector EMS 18 of 18 Words underlined are added; words ctruck through are deleted 02/13/23_mrm-dw 17.H.i Packet Pg. 2488 Attachment: Transmittal Resolution 2023-81 (26921 : US 41 East Overlay & TCEA Expansion GMPA) Palm DRTa mia mi T R L E Teryl RD Seminole AVEPeters AVEAirport RD SCambria LN Harrison RD Espinal BLVDCaloosa STTa mia mi L N Collee CT Cherokee STCanal STPutney C T Okeechobee STO s c e o l a AV E Captains CVPeppermint LNTorrente AVEE n c h a n t i n g B L V D US 41 East Overlay - Regional Center Map 1 º0 500 1,0 00250 Feet Prepared by: Beth Yang, AICPGrowth Management DepartmentFile: US 41 East Overlay Regional Center M ap 1_CHHA.mxd with Coastal High Hazard Are a PL 2023-XXX X LEGEND US 41 East Overlay -Regional Center Coastal High Hazard Area 17.H.j Packet Pg. 2489 Attachment: CHHA Map_US 41 East Overlay Regional Center Map 1 (26921 : US 41 East Overlay & TCEA Expansion GMPA) Ta mia mi T R L E Andros DR Catalina DRO uter D R Hawaii BLVDDevon CIR Cortez CI RThomasson DRGulfstream DRTahiti LN Petal DR Thomasson LN B is c a y n e D R Valley Stream DRRattlesnake Hammock RD Rose AVE C ata l i n a C T Lanai CIRTortola CTAztec CIR Hilo CTMindi AVE M a u i C I R Martinique DRTobago BLVD US 41 East Overlay - Regional Center Map 2 º0 500 1,0 00250 Feet Prepared by: Beth Yang, AICPGrowth Management DepartmentFile: US 41 East Overlay Regional Center M ap 2_CHHA.mxd with Coastal High Hazard Are a PL 2023-XXX X LEGEND US 41 East Overlay -Regional Center Coastal High Hazard Area 17.H.k Packet Pg. 2490 Attachment: CHHA Map_US 41 East Overlay Regional Center Map 2 (26921 : US 41 East Overlay & TCEA Expansion GMPA) Collier BLVDTamiami TRL E Celeste DRPrice ST Eagle Creek DR Beach Resort DRPalm DR Triangle BLVD Delano STL e l y I s l a n d CI RLely Resort BLVDLegacy LN Pasedo DR Covenant R D Koinonia DRCypress View DR Waterford DR C re e k B e d D R Pinnacle CTMondago LNGrey Wing PTUS 41 East Overlay - Regional Center Map 3 º0 600 1,2 00300 Feet Prepared by: Beth Yang, AICPGrowth Management DepartmentFile: US 41 East Overlay Regional Center M ap 3_CHHA.mxd with Coastal High Hazard Are a PL 2023-XXX X LEGEND US 41 East Overlay -Regional Center Coastal High Hazard Area 17.H.l Packet Pg. 2491 Attachment: CHHA Map_US 41 East Overlay Regional Center Map 3 (26921 : US 41 East Overlay & TCEA Expansion GMPA) Albi RDTa mia mi T R L EPalm DRGuilford RD Lakewood BLVDCambria LN Seminole AVE Beechwood Lake DRCaloosa STTa mia mi L N Enchant ing BLVD Winners CIR Estero Bay LNEspinal BLVDOkeechobee STO s c e o l a AV E D ia m o n d L N N eapolitan CIRTopaz LNMemory LNGoldie LNTa mia mi T R L E US 41 East Overlay - Community Center Map 1with Coastal High Hazard Are a º0 400 800200 Feet PL 2023-XXX X Prepared by: Beth Yang, AICPGrowth Management DepartmentFile: US 41 East Overlay Com munity Center Map 1_CHHA.m xd LEGEND US 41 East Overlay -Community Center Coastal High Hazard Area 17.H.m Packet Pg. 2492 Attachment: CHHA Map_US 41 East Overlay Community Center Map 1 (26921 : US 41 East Overlay & TCEA Expansion GMPA) Ta mia mi T R L E Saona C T Dixie DRSaint Andrews BLVDPebble Beach CIR Baltusrol DR Veneto PLFloridan A V EPebble Beach BLVDB riarcliff LNC a y o C o c o L N Treviso B ay B LVD Pine Valley CIRPinehurst CIRUS 41 East Overlay - Community Center Map 2 º0 400 800200 Feet Prepared by: Beth Yang, AICPGrowth Management DepartmentFile: US 41 East Overlay Com munity Center Map 2_CHHA.m xd LEGEND US 41 East Overlay -Community Center Coastal High Hazard Area with Coastal High Hazard Are a PL 2023-XXX X17.H.n Packet Pg. 2493 Attachment: CHHA Map_US 41 East Overlay Community Center Map 2 (26921 : US 41 East Overlay & TCEA Expansion GMPA) Ta mia mi T R L E 6th S T B enson S TSouthwest BLVDTexas AVE5th S T 7th S T 4th S T 2nd S T 3rd S T P orter S T Myrtle LN 1st S T Floridan A V E Fleming STBroward STJennings STNavajo TRLTreetops DROsage TRLMitchell STCimmaron TRLSumter Grove WAYOregon TRL Chisholm TRLPerry LNSumter Grove STWhistlers Cove CIRSumter Grove CIRWhistlers Cove BLVDUS 41 East Overlay - Community Center Map 3 º0 500 1,0 00250 Feet Prepared by: Beth Yang, AICPGrowth Management DepartmentFile: US 41 East Overlay Community Center Map 3 Expanded Boundary_CHHA.mxd with Coastal High Hazard Are a PL 2023-XXX X LEGEND US 41 East Overlay -Community Center Coastal High Hazard Area 17.H.o Packet Pg. 2494 Attachment: CHHA Map_US 41 East Overlay Community Center Map 3 Expanded Boundary (26921 : US 41 East Overlay & TCEA Expansion Tamiami TRL E A v i a m a r C I R Greenway RDC ec il R DJoseph LNApalachee ST Sandfield LN Dorado LNKathy LN Chickee DR Andrea LN Amaranda CTSandpiper DRAbiaka WAYIndian Key LN Sandpiper LNDorado Run CTUS 41 East Overlay - Community Center Map 4 º0 400 800200 Feet Prepared by: Beth Yang, AICPGrowth Management DepartmentFile: US 41 East Overlay Com munity Center Map 4_CHHA.m xd with Coastal High Hazard Are a PL 2023-XXX X LEGEND US 41 East Overlay -Community Center Coastal High Hazard Area 17.H.p Packet Pg. 2495 Attachment: CHHA Map_US 41 East Overlay Community Center Map 4 (26921 : US 41 East Overlay & TCEA Expansion GMPA) 17.H.r Packet Pg. 2496 Attachment: legal ad - agenda ID 26921 (26921 : US 41 East Overlay & TCEA Expansion GMPA)