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Agenda 01/31/2024Co ,e-r County Growth Management Community Development Departm, 2024 Land Development Code Amendments - Special Public Meeting - Development Services Advisory Committee - Land Development Review Subcommittee Wednesday, January 31, 2024 2:00 p.m. 2800 N. Horseshoe Dr., Naples, FL Growth Management Community Development Department Building Conference Room 609/610 Agenda: 1. Call to Order 2. Approve Agenda 3. Old Business a. PL20230012905 —Updates to Golf Course Conversion —Intent to Convert Process 4. New Business 5. Public Comments 6. Upcoming DSAC-LDR Subcommittee Meeting Dates: a. Tuesday, April 16, 2024 b. Tuesday, July 16, 2024 c. Tuesday, October 15, 2024 7. Adjourn For more information please contact Eric Johnson at (239) 252-2931 or Eric.Johnson@colliercountyfl.gov Colper Couvit y Growth Management Community Development Department Zoning Division LAND DEVELOPMENT CODE AMENDMENT PETITION PL20230012905 ORIGIN Board of County Commissioners (Board) SUMMARY OF AMENDMENT This LDC amendment shall clarify the Board of County Commissioners and Collier County Planning Commission has the discretion to address, on a "case -by -case" basis, a reduction in the required average minimum Greenway width for a golf course conversion application during the rezoning process. It provides an opportunity for the public's review of the existing golf course conversion process, previous experiences with Intent to Convert (ITC) applications, and offer recommendations to the Board. Procedural changes to the Administrative Code are part of this amendment. HEARING DATES LDC SECTION TO BE AMENDED BCC TBD 5.05.15 Conversion of Golf Courses CCPC TBD DSAC TBD DSAC-LDR 01-16-24 ADVISORY BOARD RECOMMENDATIONS DSAC-LDR DSAC CCPC TBD TBD TBD BACKGROUND On February 14, 2023, the Board directed staff to bring back a LDC amendment to "clam " that the Board has the discretion on a "case -by -case basis" to reduce the minimum average greenway width of 100 feet and no less than 75 feet at any one location during the rezoning process. Furthermore, on April 11, 2023, the Board recognized the ITC application process has not been effective, as initially intended, and directed staff to bring back recommendations and offer amendments in greater detail with any analysis that could improve the process, if not, the Board could repeal the Intent to Convert process. Currently, the LDC text in LDC section 5.05.15C 4.a. and b., for golf course conversion application procedures, stipulate "Deviations to LDC section 5.05.15 shall be prohibited; further, deviations to other sections of the LDC shall be shared with the stakeholders at a SOMorNIM. " However, there is flexible text, provided in LDC section 5.05.15 G.2.a. Development Standards for the Greenway, which states, "The Board may approve an alternative design that was vetted at the Stakeholder Outreach Meeting, as provided in LDC section 5.05.15 C.3.". Additionally, LDC section 5.05.15 G.2.b. sets forth another standard that requires, "A minimun of 35% of the gross area of the conversion project be dedicated to the Greenway". These greenway provisions have resulted in conflicting interpretations for golf course conversions to non -golf course uses, particularly when agricultural zoned property has been condtionally approved for golf course use without an integrated residential development plan or recorded plat or the inclusion for a homeowner's association to benefit golf course purchasers and their successors in interest and the abutting property is zoned non-residential. Since the Board adopted a framework and process for the conversion of constructed golf courses to a different land use on March 28, 2017, the County has received three Intent to Convert (ITC) applications for Golf Course Conversions (Golden Gate Golf Course, Reviera Golf Club of Naples, and Evergreen, aka. Ironwood). Each zoned Golf Courseand RecreationalUse District - "GC" have completed the requiredtwo Stakeholder Outreach Meetings (SOMs). While observing these SOMs, staff found the relative pastoral open space views and whether they are 1 J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Versions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Colper Couvit y Growth Management Community Development Department Zoning Division reasonably sustained or mitigated during the ITC process and subsequent golf course rezoning phase require extensive detailed design reviews. These design details can occur at different times during the development review process and at different phases, dependant upon the use, proposed buildings, and can vary for specific development tracts. Currently, only three out of a total of eleven GC zoned properties have completed the County's ITC application process. An inventory, dated 2017, of the potiential remaining 57 golf courses (zoned PUD) for conversion within the unincorporated area of the County with their respective acreage and zoning are listed in Exhibit E, Golf Course Inventory 2023.Only three existing golf courses are less than 40 acres in size. Two new golf courses (The Kinsale Golf Club and The National at Ave Maria) brings the total golf course inventory up to 71 since 2017. In 2023, Rivergrass Village was approved for a future 18 hole golf course. After the Board's zoning approval, two examples of the need to reduce the required greenway width occurned for the Golden Gate Golf Course Mixed -Use Planned Unit of Development to accomodate detailed site development designs for the State of Florida Veteran's Nursing Home (Community Facility Use Site) and Rural Lands Neighborhood (Affordable Housing Site). Both building projects were determinedto be in the public's best interest and the Board justified a reduction in greenway widths for each project which required a rezoning amendment. With an early intervention public hearing process, a basis toward better knowledge and communication can be built resting on stakeholder opinions of golf course redevelopment. This process starts as an act of stakeholders working together in a joint project and effort with the developer. Additionally, research has shown an applicant's proactive approach and earlier engagement process with stakeholders results in a more successful outcome to reactive contentious responses. This amendment seeks to improve that process, achieve Board directives, and build upon staff's previous ITC conversion experiences as listed in Exhibit B. As participants in the planning process, the Board had received letters from the Lakewood Community Services Association, Inc. who requested the Board to "...solicit input from the various stakeholders, review the ITC Ordinance and make recommendations to the Commissioners, based upon staff's experience to date, as to amendments that could improve upon the existing ITC Ordinance.", and from Riveria Golf Estates Homeowners Association, Inc. seeking the Board's direction to direct staff to "...(2) review and make recommendations to the Commissioners that would improve upon the existing code." In recognition of these letters and public comments received to date, staff is seeking the Board's direction to affirm and insitute improvements based upon staff's prior experiences with the ITC conversion process and stakeholder outreach meetings. This will allow staff to continue to monitor all golf course conversions and offer recommendations on a "case -by -case basis" in the future. What was the nexus for 100 feet greenway requirement? It was in response to recognize golf courses are a community asset and the community's concern for when golf courses are no longer viable, the changing economic golf industry, declining player participation and most importantly the impact to adjacent and neighboring property owners. The County took early steps to avoid or minimize lengthy stumbling blocks for the redevelopment of constructed golf courses that are costly and time sensitive. With an early intervention process, a basis of better knowledge and communication can be built resting on stakeholder's opinions of golf course redevelopment and that collaboration results in the best outcome for all parties. This is why the process would start as an act of stakeholders working together in a joint project to assess the issues and outline time requirements before filing a formal golf course conversion application. When there are reactive contentious responses, research has shown a greater pro active and successful outcome occurs for methods and processes seeking recommendations based on the input received. The 100 feet greenway requirement had been based upon several other municipalities, counties, and projects that introduced a greenway, including but not limited to: President's Place (100 feet), Royal Oak Golf Course (50 to 75 feet), City of Palm Coast (150 feet setback frommultifamilyplatted lots), Lexington, SC (100 feet from residential), Prince George County, MD (150 to 300 feet dependent on the adjoining land use), Miami Dade County (Golf courses are designated as Greenways by the Growth Management Plan). 2 J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Versions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Colper Couvit y Growth Management Community Development Department Zoning Division A Historical Perspective to Collier County's Golf Course Zoning Buffer Setback and Rational Nexus Staff reviewedthe prior history for buffer setback standards within a golf course zoned district and the 2017 Board's action to establish a Greenway for golf course conversions. Prior to October 8, 1968, when the Board of County Commissioners first established zoning regulations (Section 11.22) for a golf course district and golf courses as a principal use with a minimun 50 feet buffer, golf courses were an allowed use within the Single Family Residential Zoning District R-1. Beginning on Octoer 8, 1968, "plans for the golf course or other outdoor recreation facility and all accessory use had to be submitted to the Planning Commission, and construction occurred in accordance with the approved plans and specifications. " Further, "Such plans shall be processed in the same manner as as a subdivision plat." One ofthe general requirements stated is that "building and activites shall be setback a minimum of 50 feet from abutting residential districts and the setback area shall be attactively maintained to act as a buffer." Later, by Ordinance 76-30, the golf course plan approval requirements changed to require the Director of the Department of Community Development to review plans and approve their construction. The "perimeter boundaries" of such plans had to "be recorded in the same manner as a subdivision plat" and the buildings required a minimum setback of 50 feet from the abutting residential districts with the setback area being appropriately landscaped and maintained to act as a buffer zone. These provisions remained the same even when Ordinance 82- 02 was adopted. It was by Ordinance 91-102, that the "Minimum Yard Requirement" of the Golf Course District was modified to specify the following; "For any yard abutting residential designated property, the minimum yard shall be fifty feet (50') with landscaping and buffering as required forthe district or use with the most similar types, densities and intensities of use." The maximum density was not applicable (Section2.2.1.4.5) with the exception for a maximum of two residential units for use by golf course employees in conjunction with the operation of the golf course as a principal use. This provision was subsequently modified by Ordinance 92-73 to state the following; "A fifty foot (50") yard setback requirement together with landscaping and buffering pursuant to Section 2.4.7.4 buffer type "B", shall be provided adjacent to any residential district which is contiguous to the area of the go if course upon which is located the clubhouse, and adjacent to all maintenance buildings. The length of the buffer shall be of sufficient distance to block the view of recreational activities, parking and any activities relative to any other buildings, structures or outside activities from contiguous residences." By the time Ordinance 04-41 was adopted, the site design standards for a golf course (including hiking trails, walkways, multi -paths and observation decks, passive recreation areas, and disc golf) as principal uses, was restructured (Section 4.02.01, Table 2.1) to state the lot design, building dimension standards other than a maximum 35 feet building height and setbacks are none forthe golf course. For the accessory uses: a clubhouse, pro shop, community center building, restaurant associated with the golf course, and golf course maintenance building, there is a 50 foot setback requirement appliedto the external boundaries of the golfcourse district, inclusive of separately platted buffer tracts. Deviations to the adopted setback or buffer requirement could only occur at the time of rezoning approval for a planned unit of development. With over 30 contributing professional authors, including Nicklaus Design, Palmer Course Design Company, golf course and landscape architects, Desmond Muirhead and Guy L. Rando co-authored the text book, "Golf Course Development and Real Estate "forthe Urban Land Institute in 1994. In chapter four, the design ofthe golf course's scenic landscape is discussed as Ecological Sanctuariegm in every project. The golf industry's commitment to environmental awareness and stewardship is evident from the layout of a course that reinforces the concept by maintaining strong, contiguous connections to the overall open space network with ecological zones that relate to the types of habitats found on a golf course. Exhibit D, illustrates the typical concept section for the design of adjacent fairways with a minimum maintained 50'buffer to 100' buffer as an ecological zone. This well-known ecological zone is separate fromthe primaryrough (15'to 45') withinthe golf course fairway anda secondary rough refer to as an "Enhancement/Creation Zone". 3 J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Version s\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx C Her Couvit y Growth Management Community Development Department Zoning Division The importance of open space use through the conversion of a course, is highly recognized and most recently acknowledged by the National Golf Foundation in 2022, "Repurposing of Golf Courses" Report, which states "Ecosystem services are the recent trend for analyzing the best use for converting open land, like a golf course, to other uses, including those responding to the threats of climate change." It is notable that for the Rural Fringe Mixed -Use District, "...golf course turf areas (pursuant to LDC Section 2.03.08 A.2.b.(6)) within the RFMU Receiving Lands, shall only be located within 100 feet of the Greenbelt boundaries (interior and exterior boundary);". This buffer setback distance is greater than the aforementioned 50 foot building setback yard requirement. Other notable facts identified by staff during the prior ITC conversion applications review are the following : • Every golf course reuse will have a considerably greater engineering and redevelopment effect on nearby infrastructure than the golf course use. • A greater emphasis should be given to alternative conceptual development plans. • The golf course land owner is free to operate the golf course and existing underlying zoned uses, including recreational facilities, without an undue burden by the County. • The underlying existing zoning uses do not render an existing golf course's land un-usable. • Pursuant to the FLUE of the GMP, Golf Courses located within the designated receiving lands that are greater than 40 acres in size must provide a minimum of 70% useable open space for the Rural Fringe Mixed Use District. If an affordable housing project is developed, that percentage maybe reduced to 50 % useable open space. • The ITC process and its associated steps require a better explanation, rather than by the applicant, from an unbiased party, such as an assigned planner or a facilitator. It could be improved if the applicant submitted an orderly, concise set of documents with visual graphics. • When the outreach and presentation were solely conductedby one or two of the applicant's representatives, coupled with an inadequate amount of time for participant input, the process became more palatable to an intrinsic developer resulting in the reluctance to make minor changes to documents that stifled an open, honest, and collaborative manner. • In a prior SOM, staff observed stakeholders were agitated and restless when the applicant dominated the discussions, ignoring their concerns, questions, and unwilling to compromise. Staff still supports the ITC review process that offers an earlier insight to the material issues of the project and provides benefit to both parties. • When an applicant attempts to dominate the other, either by ignoring needs of the other side or by not giving them a chance to express concerns or desires, conflict arised to a heighten level. When conflict did occur, it costs both sides drastic time and money to reach a resolution if neither side is willing to compromise their position. There is good reason to start an earlier discussion rather than defer the outreach to the applicant's rezoning petition. • It is important to have an open and balanced planning process for golf course redevelopment from the beginning to avoid sources of conflict which the ITC is the beginning of that process. The following eight Rural Fringe Mixed Use District zoned golf courses are located within the GMP designated Receiving Lands: PUD-Boyne South Golf Course, PUD-Olde Florida Golf Club, PUD-Golf Club ofthe Everglades, A -Twin Eagles Golf and CC (36 holes), A-CU Bonita Bay Club East (36 holes), A-CU Hideout Golf Club, A-CU Calusa Pines, and A-CU Links of Naples. The conversion of these golf courses are subject to the aforementioned limitation and the respective underlying zoned uses. Both the Links of Naples and Boyne South Golf Course are located within the Coastal High Hazard Area. The maximum residential density for the properties that are Agricultural/Rural Designated receiving lands is one (1) per 5 gross acres and one (1) per gross acre with transfer of development rights (TDRs) credits. 4 J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Version s\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx C Her Couvit y Growth Management Community Development Department Zoning Division Based upon the resolution adopted on October 8, 1968, and the research of other community standards, as updated by Exhibit C, staff recommends that no less than aminimum 50' greenway buffer width be maintained unless there is an alternative design that would combine the total required greenway project acreage into one or more parcels. When specific project characteristics are deemed to be a benefit to the public health, safety, and welfare of the public, the Planning Commission and Board during the rezoning process may grant a further reduction. After the ITC process has been finalized, this amendment requires an environmental assessment and audit to be completed prior to the filing of a petition to convert a golf course in a "conversion application". An environmental attorney, Cristian Lumpkin states in Builder Magazine, June 19, 2018, the following: "Golf course assessment and cleanup are complex, time-consuming and expensive. It requires hiring an environmental consultant with specific technical expertise and experience in golf course remediation to avoid wasting time and money on inappropriate investigation and remediation. Conducting adequate and timely environmental due diligence is essential because these sites tend to have residual soil and groundwater contamination related to the legal use of agro- chemicals... over a long period of time. It also entails ongoing coordination with the relevant regulatory agency to ensure that the agency understands the client's desired endpoint and agrees with the strategy to achieve it, which can often depend on the proposed future land use." Requiring an environmental assessment and audit for soil and/or groundwater sampling prior to the approval of an early work authorization (EWA), site development plan (SDP), or subdivision plat (PPL) proves to be beneficial, as observed by staff afterthe costly experience with the redevelopment of the County's Golden Gate golf course. This amendment seeks to promote better conversations between the developer and existing residential community. It clarifies the differences between the ITC and conversion applicationprocess, modifies the greenwaybuffer width, and allows the Board and Planning Commission the flexibility, on a "case -by -case" basis, to alter the Greenway during the golf course conversion process. Contextual and procedural changes to specific sections of the Administrative Code are presented in Exhibit A. FISCAL & OPERATIONAL IMPACTS GMP CONSISTENCY The cost associated with advertising the To be provided by Comprehensive Planning Staff after Ordinance amending the Land Development first review. Code are estimated at $1,008.00. Funds are available within Unincorporated Area General Fund (1011), Zoning & Land Development Cost Center (138319). EXHIBITS: A) Administrative Code Changes B) Process and Staff Improvements C) Other Communities Standards D) Golf Course Conceptual Design E) Golf Course Inventory 2023 5 J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Version s\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 DRAFT Amend the LDC as follows: 5.05.15 Conversion of Golf Courses Text underlined is new text to be added. T....484 .1...4h FQ 69h Rt t8..44.. h..(J.,1..49d A. Purpose and Intent. The purpose of this section is to assess and mitigate the impact of golf course conversion on real property by requiri„g a tFeaGh With stakeholder0 d iriRg the GE)Mpatihility with the eXiStiRg land „. The intent is to involve the public and require the applicant to engage residents, property owners, and the community in outreach meetings early in the conceptual design phase of a conversion project and examine compatibility issues to existing neighborhoods and build an early consensus on alternative uses. By involving the public early in the process, the application can be responsive to the neighborhood concerns and avoid delays, continuances and appeals. For the purposes of this section, property owners within 1,000 feet of a golf course shall hereafter be referred to as stakeholders. 29 Participation and/or completion of the intent to convert application process shall not imply 30 that a golf course conversion has received or will receive future rezoning approval to a 31 different land use by the Board. 32 33 B. Applicability. The following_ zZoning aActions, Stewardship Receiving Area Amendments, 34 and Compatibility Design Review petitions, hereafter collectively referred to as 35 "eConversion applications," shall be subject to LDC section 5.05.15. A eConversion 36 application shall be required when an applicant seeks to change a constructed golf course 37 to a non -golf course use. However, where a permitted, accessory, or conditional use is 38 sought for a golf course zoned Golf Course and Recreational Uses (GC), the applicant 39 shall be exempt from this section except for LDC section 5.05.15 #D. Golf courses 40 constructed prior to [effective date of Ordinance amendment] as a conditional use in the 41 Rural Agricultural Zoning District and constructed golf courses that do not abut and/or are 42 not adjacent to residentially zoned property are also exempt from this section except for 43 LDC Section 5.05.15.D. 44 45 1. Zoning aActions. This section applies to a golf course constructed in any zoning 46 district where the proposed use is not permitted, accessory, or conditional in the 47 zoning district or tract for which a zoning change is sought. Zoning actions seeking 48 a PUD rezone shall be subject to the minimum area requirements for PUDs 6 J :\LDC Amen d ments\Advisory Boards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 DRAFT Text underlined is new text to be added. established in LDC section 4.07.02; however, the proposed PUD shall not be required to meet the contiguous acres requirement so long as the PUD rezone does not include lands other than the constructed golf course subject to the conversion application. 2. Stewardship Receiving Area Amendments. This section applies to a golf course constructed on lands within a Stewardship Receiving Area where the proposed use is not permitted, accessory, or conditional in the context zone for which the change is sought. 3. Compatibility Design Review. This section applies to a golf course constructed in any zoning district or designated as a Stewardship Receiving Area that utilize a non -golf course use which is a permitted, accessory or conditional use within the existing zoning district or designation. Conditional uses shall also require conditional use approval subject to LDC section 10.08.00. C. Application process for "Intent to Convert" (ITC) and "eConversion" applications. Intent to Convert application procedures. The applicant shall submit an "I"'+�e if ITC application to the County prior to submitting a conversion application. The following is required of the applicant: a. Application. The Administrative Code shall establish the procedure and application submittal requirements, including: ,a title 10 :;,GR OF t+tl& GE)mMOtMe t that ideRti'IiGS the GUrrri Rt r)WReF r)f the PPE)PeFty and III eRGuF FkilaRGes agaiRSt the prepei y; the Deyellepcer's Aa+ atW� 0 gtatemon4f armed as ppeyided fer below; ad the publin eutFeaGh moth-d- +- ho usedteengaestakehelders at the—Stakehelder Qatreach Meetings, 1vr.. J�J established belew. i. A title report that identifies the current owner of the property and all encumbrances. ii. A statement describing the public outreach methods to be used to engage participants and stakeholders at Stakeholders Outreach Meetings, as established below. b. Public Notice. The applicant shall be responsible for meeting the requirements of LDC section 10.03.06. C. Conceptual Development Plans and Alternatives. The applicant DAS shall be prepared by the applicant and shall clearly identify the goals and objectives for the conversion project_,��"�� I6IM, and the twee alternatives noted below. The alternatives are not intended to be mutually exclusive; the conceptual development plans 7 J:\LDC Amen d ments\Advisory Bo ards an d Publ i c Hearings\DSAC-LDR\2024\01-1Mated als\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 DRAFT Text underlined is new text to be added. described below may incorporate one or more of the other alternatives in the conversion project. No conversion or partial conversion: The applicant shall examine opportunities to retain all or part of the golf course. The following considerations are to be assessed: a) Whether any of the existing property owners' association(s) reasonably related to the golf course are able to purchase all or part of the golf course; and b) Whether any of the existing property owners' association(s) and/or any new association reasonably related to the golf course can coordinate joint control for all or part of the golf course. c) A partial conversion to retain a portion of the golf course where a nine or twelve hole is part of the protect or provide evidence it is not feasible. Alternative ownership options other than County purchase. The applicant shall determine if there is any interest to donate, purchase, or maintain a portion or all of the property for a public use, S6lGh.as a p6ibli^ part/ eP8R spaGe, GIVIG Use, „r ether publi . faGilitieS The applicant shall pursue other alternatives and provide a written affidavit of those alternatives, including the entities contacted, discussions held and results of the discussions. This section shall not require the County to purchase any lands, nor shall this require the property owner to donate or sell any land. iii. Conceptual development plans for partial or full conversion.: The applicant shall prepare ene two or more proposed conceptual development plans, consistent with the development standards established in LDC section 5.05.15 GC.5, depicting the proposed conversion. The applicant shall share the conceptual development plans with the stakeholders at the Stakeholder Outreach Meetings as described below. The conceptual development plans shall include a narrative describing how the plan implements and is consistent with the goals and objectives identified On the PAS. The conceptual development plans shall depict the retained and proposed land uses, including residential, non-residential, and preserve areas; existing and proposed roadway and pedestrian systems; existing and proposed trees and landscaping; and the proposed location for the greenway, including any passive recreational uses. The narrative shall identify the intensity of the proposed land uses; how the proposed conversion is compatible with the existing surrounding land uses and any methods to provide benefits or mitigate impacts to the stakeholders. Diagrams and Vvisual exhibits to describe the conceptual development plans and amenities, including the greenway, shall also be provided. 8 J:\LDC Amen d ments\Advisory Bo ards an d Publ i c Hearings\DSAC-LDR\2024\01-1Mated als\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 DRAFT Text underlined is new text to be added. 3-d. Stakeholder Outreach Meetings (SOMs) for ^moo„ Intent to Convert applications. The SOMs are intended to engage the stakeholders early in the conversion project and inform the applicant as to what the stakeholders find important in the neighborhood, what the stakeholders consider compatible with the neighborhood, and what types of land uses they would support to be added to the neighborhood. An assigned County planner shall attend the SOM and observe the process. Unless otherwise stated in this LDC section C.1.d, the SOM shall be conducted in the same manner as the NIM. The following is required of the applicant: bi. The applicant shall conduct a minimum of two in -person SOMs at least 30 days apart from one another and a minimum of one web - based visual survey on the proposed conceptual development plan{&)s. The web -based survey web address shall be incorporated in the mailings notifying the stakeholders of the in -person SOMs. eii. At the SOMs, a third party trained facilitator may moderate the SOMs to stay on task, assure attendees have an opportunity to participate, and protect members. The applicant shall provide information to the stakeholders about the purpose of the meeting, including a presentation on the goals and objectives of the conversion project, the conceptual development plans, the greenway concept, and the measures taken to ensure compatibility with the existing surrounding neighborhood. The applicant shall facilitate discussion on these topics with the stakeholders using one or more public outreach method(s) identified in the Administrative Code. The applicant shall identify primary issues, solicit input from the participants, and ensure comments are included in the SOM report. be. SOM report for conversion applications. After completing the SOMs the applicant shall prepare a SOM report. The report shall include a list of attendees, a description of the public outreach methods used, photos from the meetings demonstrating the outreach process, results from outreach methods, and copies of the materials used during the SOMs. The applicant shall also include a point -counterpoint list, identifying input from the stakeholders and how and why it was or was not incorporated in the conversion application. The report shall be organized such that the issues and ideas provided by the stakeholders are clearly labeled by the applicant in the list and the EConversion application. f. Stormwater management requirements. The applicant shall demonstrate that the stormwater management for the surrounding uses will be maintained at an equivalent or improved level of service. This shall be demonstrated by a preliminary conceptual pre versus post development stormwater runoff analysis including any stormwater runoff from outside the golf course that passes on, over, or through areas of the golf course. The 9 J:\LDC Amen d ments\Advisory Bo ards an d Publ i c Hearings\DSAC-LDR\2024\01-1Mated als\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx 1 2 3 4 5 6 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 DRAFT Text underlined is new text to be added. final pre versus post development runoff analysis shall be provided with the Conversion application. g. Participation and/or completion of the ITC application process shall not imply that a golf course conversion has received or will receive future rezoning approval to a different land use by the Board. 42. Conversion application procedures. An applicant shall not submit a conversion application (e.g. rezone, PUDA, SRAA, Compatibility Design Review) until the Intent to Convert application is- including the SOMs and SOM report are deemed completed by County staff and the SQMs are nemnle+erd. Thereafter, the applicant may proceed by submitting a oConversion application with the County as follows: a. Zoning Actions and Stewardship Receiving Area Amendments. For projects subject to LDC section 5.05.15 B.1., the applicant shall file a PUDA or rezone application, including the SOM report. For projects subject to 5.05.15 B.2., the applicant shall file a Stewardship Receiving Area Amendment application, including the SOM report. Deviations to LDC section 5.05.15ienalll-beprohibited ; further, deviati^minimum design standards, or other sections of the LDC shall be shared with the stakeholders at a SOM or NIM prior to the Planning Commission recommendation and Board approval. Any deviations requested shall require the owner of real property to demonstrate the need for deviation and agree to provide an enhancement to the property and/or make improvements to existing external infrastructure such as stormwater, roadways or traffic calming in exchange for the deviation. The grant of any deviation, singularly or in combination with other deviations, shall not adversely affect the public health, safety, and welfare of adjacent residential use or land zoned residential. b.Stewarrdship l7 Area /�meR dm8RtS C^�Gj � s bje � 15 vvara�n a � �:J ea c r/��a,,.. cEt- T.r B.7zthe � Gan�hall file a Stewardship Receiving AFeaA merit a �tieRludiRgggggt��' PQ APG shall he pFehihi+erd• fi ir+her ddeynatnenc +e ether sendienc of +he I PQ shall be be fuith�, ddeynatneps��#her cen�i�ncef +h�l��chall be e e nr w0th c�+nLeh^Lderc; -+ - 2-Q�A ^r h1II�A+�L�h�I��r��C��rNll��+ �.f �7�'QTet1�Pl'[Trt �CgITCT�IQCITlTrC1 ob. Compatibility Design Review. For projects subject to LDC section 5.05.15 B.3., the applicant shall file a Compatibility Design Review application, including the SOM report. O C. Criteria and staff report for oConversion applications. In addition to the requirements established in LDC sections 10.02.08, 10.02.13 B., or 4.08.07, as applicable, the staff report shall evaluate the following: 4 i. Whether the applicant has met the requirements established in this section and development standards in the LDC. In particular, that the proposed design and use(s) of the greenway, as applicable, meet the purpose standards as described in LDC section 5.05.15 G-.2C.5.b. and minimum useable oDen sDace reauirements pursuant to LDC section 4.07.02 G. 10 J:\LDC Amen d ments\Advisory Bo ards an d Publ i c Hearings\DSAC-LDR\2024\01-1Mated als\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx DRAFT Text underlined is new text to be added. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 2ii. Whether the SOM report and point -counterpoint list described above reflect the discussions that took place at the SOMs. 3ii+. Whether the applicant incorporated reasonable input provided by the stakeholders to address impacts of the golf course conversion on stakeholders' real property. 4iv. Whether the applicant provided an explanation as to why input from the stakeholders was not incorporated into the conceptual development plan. V. Whether significant environmental impacts would be required to be mitigated. vi. Whether the application provides for the maintenance of open space and the Greenway. vii. Whether the proposed project is adequately setback from existing residential development, or buffered by the Greenway and compatible with existing adjacent residential development. d. The resolution of real oroaerty encumbrances does influence the amount of area eligible for redevelopment. A conversion application may not be deemed complete until real property encumbrances, including all leases, private use restrictions, covenant and open space easements that may impact and/or are within the chain of title to any portion of the golf course property have been resolved between and among the parties. 3. Supplemental review and approval considerations for -zZoning aActions and Stewardship Receiving Area Amendments. The report and recommendations of the Planning Commission and Environmental Advisory Council, if applicable, to the Board shall show the Planning Commission has studied and considered the staff report for conversion applications, reasonable input from the stakeholders, the criteria established in LDC section 5.05.15 OC.2.c, as well as the criteria established in LDC sections 10.02.08 F, 10.02.13 B, or 4.08.07, as applicable. In particular, the Planning Commission shall give attention to the design of the greenway and how it mitigates impacts to real property. Further attention shall be given to who can use the greenway. The Board shall consider the criteria in LDC section 5.05.15 DC.2.c, as well as the criteria established in LDC sections 10.02.08 F, 10.02.13 B, or 4.08.07, as applicable, and Planning Commission report and recommendation. The applicant is encouraged to consider cluster residential development and affordable housing within the master development plan. �. 4. Compatibility Design Review. For projects subject to 5.05.15 B.3., this section is intended to address the impact of golf course conversion on real property by requiring the conceptual development plan to be reviewed for compatibility with the existing surrounding uses. The following is required: 4a. Application. The Administrative Code shall establish the submittal requirements for the compatibility design review application. 11 J:\LDC Amen d ments\Advisory Bo ards an d Publ i c Hearings\DSAC-LDR\2024\01-1Mated als\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx DRAFT Text underlined is new text to be added. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 2b. Public Notice. The applicant shall be responsible for meeting the requirements of LDC section 10.03.06. '3c. Compatibility Design Review. The Planning Commission shall review the staff report as described in LDC section 5.05.15 9C.2.c, the Compatibility Design Review application, and make a recommendation to the Board based on the following criteria: ai. Whether the applicant has met the applicable requirements established in this section and reasonably addressed the concepts identified in LDC section 5.05.15 D 2 - D4 C.2 c.ii-iv. bii. Whether the conceptual design is compatible with the existing surrounding land uses. Eiii. Whether a view of open space is provided that mitigates impacts to real property for the property owners that surround the golf course. div. Whether open space is retained and available for passive recreation. 4d. The Board shall consider the criteria in LDC section 5.05.15 F-.3 CA.c., above, the staff report and the Planning Commission report and approve, approve with conditions, or deny the application. Upon approval of the application, the applicant shall obtain approval of any additional required development order, such as a SDP, construction plans, or conditional use. G 5. Development standards. The following are additional minimum design standards for zoning actions and Stewardship Receiving Area Amendments. The Compatibility Design Review process shall only be subject to LDC section 5.05.15 G-.6 C.5.d. 4a. Previously approved open space. Golf course acreages utilized to meet the minimum open space requirements for a previously approved project shall be retained as open space and shall not be included in open space calculations for any subsequent conversion projects. 2-b. Greenway. The purpose of the greenway is to retain an open space for stakeholders, support passive recreational uses, and support existing wildlife habitat. For the purposes of this section the greenway shall be identified as a continuous strip of land set aside for passive recreational uses, such as: open space, nature trails, parks, playgrounds, golf courses, beach frontage, disc golf courses, exercise equipment, and multi -use paths. The Board may approve other passive recreational uses that were vetted at the Stakeholder Outreach Meetings. The greenway shall not include required yards (setbacks) of any individual lots. -ai. The greenway shall be contiguous to the existing residential properties surrounding the golf course and generally located along 12 J:\LDC Amen d ments\Advisory Bo ards an d Publ i c Hearings\DSAC-LDR\2024\01-1Mated als\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 DRAFT Text underlined is new text to be added. the perimeter of the proposed development. The Board may approve an alternative design that was vetted at the Stakeholder Outreach Meetings, as provided for in LDC section 5.05.15 C-3 C.1.d. bii. A minimum of 35 percent of the gross area of the conversion project shall be dedicated to the greenway. The greenway shall have an rr, R average width of 490 75 feet and no less than 7-5 50 feet at any one location. For golf courses zoned Golf Course and Recreational Uses "GC", a minimum 50 feet buffer zone and building set back width from abutting residential shall be maintained for consistency with the accessory building and structures for golf course lots setback set forth in LDC section 4.02.03 D. Notwithstandina the foreaoina. the Board may reduce the averaae width of the greenway as a deviation subject to paragraph CA. or CA.b and aggregate the greenway into one or more larger parcels, Drovided there is 35 percent of the aross area beina dedicated to the greenwa iii. The greenway land shall be owned and maintained by a homeowner's association, land trust, government entity, a conservation organization or other entity recognized by the Board of County Commissioners. E iv. Maintenance of the greenway shall be identified through the zoning of and /or Stewardship Receiving Area Amendment process. d v. The greenway may be counted towards the open space requirement for the conversion project as established in LDC section 4.02.00 except as noted in G4 paragraph C.5.a. above. e vi. Existing trees and understory (shrubs and groundcover) shall be preserved and maintained within the greenway, except where minimal improvements are needed that provide a passive recreational use. At a minimum, canopy trees shall be provided at a ratio of 1:2,000 square feet within the greenway. Existing trees may count toward the ratio; however, trees within preserves shall be excluded from the ratio. f-vii. A wall or fence is not required between the greenway and the proposed development; however, should a wall or fence be constructed, the fence shall provide habitat connectivity to facilitate movement of wildlife in and around the greenway. viii. A portion of the greenway may provide stormwater management; however, the greenway shall not create more than 30 percent additional lake area than exists pre -conversion in the greenway. Any newly developed lake shall be a minimum of 100 feet wide. 13 J:\LDC Amen d ments\Advisory Bo ards an d Publ i c Hearings\DSAC-LDR\2024\01-1Mated als\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 DRAFT Text underlined is new text to be added. h ix. The applicant shall record a restrictive covenant at the time of subdivision plat or SDP approval, in the County's official records describing the use and maintenance of the greenway as described in the zoning action or SRA Amendment. With each phase of development, there will be at least two tracts, one to identify the greenway tract (restrictive covenant and maintenance use) and the other as the project development tract. 3c. Preserve requirements. The following preserve standards supplement those established in LDC section 3.05.07. ai. Where smalliisolated areas (of less than 1/2 acre in size) of native vegetation (including planted areas) exist on site they may be consolidated into a created preserve that may be greater than '/2 acre in size in the aggregate to meet the preserve requirement. bii. Existing County approved preserve areas shall be considered as follows: �a) Golf courses within a conventional zoning district. All County approved preserve areas shall be retained and may be utilized to meet the preserve requirements for the conversion project. 4b) Golf courses within a PUD. All County approved preserve areas shall be retained. Preserve areas in excess of the PUD required preserve acreage may be used to meet the preserve requirement for the conversion project. 4d. Stormwater management requirements. The applicant shall demonstrate that the stormwater management for the surrounding uses will be maintained at an equivalent or improved level of service. This shall be demonstrated by a pre versus post development stormwater runoff analysis includina anv stormwater runoff from outside the aolf course that passes on, over, or through areas of the golf course. 5e. Floodplain compensation. In accordance with LDC section 3.07.02 floodplain compensation shall be provided at the time of the Conversion application. &f. Soil and/or groundwater sampling may not be deferred by the applicant to Early Work Authorization (EWA), SDP, or PPL. s bmittal whinheyer is +ho The sampling shall be R +art completed by the time the conversion application is submitted. the Pe inn SRA aMeRdMeRt 9r G E)Mpatihility deSigR review publiG heaFiRgS. See LDC Section 3.08.00 AAA. q. Building setbacks. All single and two story buildings shall be setback a minimum average of 50 foot from the property line of existing lands zoned residential or with residential uses, however no less than 35 feet at any one location and an increased setback to buildings above two stories, may be 14 J:\LDC Amen d ments\Advisory Bo ards an d Publ i c Hearings\DSAC-LDR\2024\01-1Mated als\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 DRAFT Text underlined is new text to be added. required at the time of the Planning Commission and/or Board public hearing. -7h. All other development standards. The conversion of golf courses shall be consistent with the development standards in the LDC, as amended. Where conflicts arise between the provisions in this section and other provisions in the LDC, the more restrictive provision shall apply. HD. Design standards for lands converted from a golf course or for a permitted use within the GC zoning district shall be subject to the following design standards. Lighting. All lighting shall be designed to reduce excessive glare, light trespass and sky glow. At a minimum, lighting shall be directed away from neighboring properties and all light fixtures shall be full cutoff with flat lenses. Lighting for the conversion project shall be vetted with stakeholders during the SOMs and the public hearings, as applicable. 2. Setbacks. All non -golf course uses, except for the greenway, shall provide a minimum average 50-foot setback from lands zoned residential or with residential uses, however the setback shall be no less than 35 feet at any one location. # # # # # # # # # # # # # 15 J:\LDC Amen d ments\Advisory Bo ards an d Publ i c Hearings\DSAC-LDR\2024\01-1Mated als\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Exhibit A — Administrative Code Changes Collier County Land Development Code I Administrative Procedures Manual Chapter / Administrative Procedures N. Intent to Convert Application for Golf Course Conversions Reference LDC sections 5.05.15, and LDC Public Notice section 10.03.06 W. Ga See Chapter 8.F for Stakeholder Outreach Meetings for Golf Course Conversions. Applicability This process applies to applicants seeking to convert constructed golf course to a non -golf course use. Approval of this application is required prior to submitting a conversion application (rezone, PUD, SRAA or Compatibility Design Review petition). This application is not Pre -Application A pre -application meeting is required. Initiation The applicant files an "Intent to Convert" application with the PlaRRiRg & Zoning Division. C�>See Chapter 1 D. for additional information regarding the procedural steps for initiating an application. Application The application must include the following: Contents 1. Applicant contact information. 2. Addressing checklist. 3. Name of project. 4. The name and mailing address of all registered property owners' associations that could be affected by the application. 5. Property Ownership Disclosure Form. 6. The date the subject property was acquired or leased (including the term of the lease). If the applicant has an option to buy, indicate the dates of the option, date the option starts and terminates, and anticipated closing date. 7. A title apinion or %itka ,;+ ,^.+ report that identifies the current owner of the property and all encumbrances against the property. 8. Boundary survey (no more than six months old). 9. Property information, including: a. Legal description; b. Property identification number; c. Section, township, and range; d. Address of the subject site and general location; e. Size of property in feet and acres; and f. Zoning district. 10. If the property owner owns additional property contiguous to the subject property, then the following information, regarding the contiguous property, must be included: a. Legal description; 16 J:\LDC Amend ments\Advisory Bo ards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Exhibit A — Administrative Code Changes b. Property identification number; c. Section, township and range; and d. Subdivision, unit, lot and block, or metes and bounds description. 11. Zoning information, including adjacent zoning and land use. 12. Existing PUD Ordinance, SRA Development Document, Site Development Plan, or Plat. 13. An exhibit identifying the following: a. Any golf course acreage that was utilized to meet the minimum open space requirements for any previously approved project; b. Existing preserve areas; eo+ohliohe.d �., I DC o ctien 2 nC n7 AA; anal d. n matri...demQnrtratiRg +he following as required in Ill' SSec+ion C nC 1 C r 2- 14. Preliminary conceptual stormwater management requirements as required by LDC section 5.05.15 4r.4C.5.d. 15. Affidavit of Authorization. 15. CIG9 dplai., a+i.,., if r e.d by '--DC- r e+ie.. 2.07 W 16 S001 and/GF gFOURdWateF SaMpliRg results, if available, as described in '--DC- se-G-tiORS 2 08 nn n n dan.a-0515 r_ti '-[)Cr,@Gto ,n; fQr ...hoGh +he deviations; are sought be identified. UP 54 Off dpylatonn; ;hall by ;harpd w1+h+h takPh Tl.derqar the CAnA or nI'M 44 16. Electronic copies of all documents. Application In addition to the application contents above, the following must also be submitted with Contents Required the Intent to Convert application and used during SOM presentations: for Presentations , 1. at SOMs �g 17 J:\LDC Amend ments\Advisory Bo ards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Exhibit A — Administrative Code Changes -- - -- - -- -- - - -- - -- - ---- - - - - -- --- - - - - ------ - - -- -- -- - -- d Conceptual Development Plan Alternatives: A• Two conceptual development plans consistent with LDC section 5.05.15 C.2.b.iii, and as described in the following section. 2. The conceptual development plans shall include all information described in LDC section 5.05.15 C.2.b.iii, and the following: a. An Access Management Exhibit, identifying the location and dimension of existing and proposed access points and legal access to the site. • b. A dimensional standards table for each type of land use proposed within the conceptual plans. a i_ Dimensional standards shall be based upon the established zoning district, or that which most closely resembles the development strategy, particularly the type, density, and intensity of each proposed land use. e ii. For PUDs: Any proposed deviations from dimensional standards of the established zoning district, or of the most similar zoning district, shall be clearly identified. Provide a narrative describing the justifications for any proposed deviations that are not prohibited by LDC section 5.05.15 C.¢2. c. A plan providing the proposed location and design of the greenway (this shall be included on eac" the conceptual development plans): a i_ Greenway Design: A plan providing the proposed location and design of the greenway and illustrating the following (including any alternative designs as described in LDC section 5.05.15 G 2 K.5.i): J The proposed location of passive recreational uses; } W Existing and proposed lakes, including lake area calculations; 1 Preserve areas; 18 J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Versions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Exhibit A — Administrative Code Changes d) Any structures or trails related to passive recreational uses; } J. Greenway widths demonstrating a minimum average width of 199 75 feet and no less than W4 50 feet shall be identified every 100 feet; 1 Locations of existing trees and understory (shrubs and groundcover) shall be located on the plan in accordance with LDC section 5.05.15 G ?PC.S.vi.; •jA matrix identified eR theplan shall ..I mAA-strate tre2 5.05.15 G.2.ej and } gj Location of any proposed wall or fence pursuant to LDC section 5.05.15 Gad C.S.vii. • d. A narrative describing how the applicant proposes to offset or minimize impacts of the golf course conversion on stakeholders' real property and provide for compatibility with existing surrounding land uses. Identify the compatibility measures on the conceptual development plans. 3. A narrative statement describing how the greenway will meet the purpose as described in LDC section 5.05.15 r�,4 C.S.b. to retain open space views for stakeholders, support passive recreational uses, and support existing wildlife habitat. 4. A narrative statement describing the public outreach method (s) pFepesed to be used for the SOMs, consistent with Administrative Code Chapter 8.F S. Web -based survey, including the following: • a. A copy of the web -based survey; b. The user-friendly website address where the survey will be available; and c. The dates the survey will be available. Completeness and G*See Chapter 1 D.5 for the acceptance and processing of an application. The application. Processing of Notice for Intent to Convert. Web -based survey, and installation of signs prior to mailing Application notices shall be reviewed by staff. An incomplete application shall not be processed until all reauirements of the application are deemed satisfactory before the first SOM as determined by written notice from the County Manager or designee. Notice for the After the Intent to Convert application has been submitted, notice is required to inform Intent to Convert stakeholders of a forthcoming golf course conversion application. However, no mailing is Application required if the applicant chooses to withdraw the Intent to Convert application. Ga See Chapter 8 of the Administrative Code for additional notice information. 1. Mailed Notice: For the purposes of this mailed notice, written notice shall be sent to property owners located within 1,000 feet from the property line of the golf course. The notice shall be sent after the Intent to Convert application has been reviewed and deemed satisfactory in a clearance letter by staff to proceed to the mailed notice and SOMs, and at least 20 days prior to the first SOM. The mailed notice shall include the following: a. Explanation of the intention to convert the golf course. 19 J:\LDC Amend ments\Advisory Bo ards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Exhibit A — Administrative Code Changes b. Indication that there will be at least two advertised SOMs and one well based visual surveyto solicitinput from stakeholders on the proposed project. The date, time, and location of the SOMs does not need to be included in this mailing. c. 2 in. x 3 in. map of the project location. • d. Applicant contact information. 2. Sign: (see format below) Posted after the Intent to Convert application has been reviewed and deemed satisfactory by staff to proceed to the mailed notice and Sil and at least 20 days before the first SOM. The sign(s) shall remain posted until all SOMs are complete and removed no earlier than 14 days after the last SCM. For the purposes of this section, signage, measuring 44 32 square feet, shall clearly indicate an applicant is petitioning the county to convertthe golf course to a non -golf use (e.g. residential). A user-friendly website address shall be provided on the signs directing interested parties to visit Collier County's website to access materials for the Sil and the web - based visual survey. The sign(s) shall remain posted for 7 days after the last required SOM. The location of the signage shall be consistent with Chapter 8 E of the Administrative Code and approved by the assigned planner. Notice of application for intent to convert [golf course name] to [brief description of the project]. To access materials for the Stakeholder Outreach Meeting and participate in the web -based visual survey, visit [user- friendly URL]. Location The applicant shall arrange the location of the meeting. To promote increase participation. all SOMs shall be conducted at a physical location to allow for in -person attendance and virtually, utilizing videoconferencingtechnologv. The in -person location must be reasonably convenientto the property owners who received the required notice. The facilities must be of sufficient size to accommodate the expected attendance. Conduct of SOM A Collier County staff planner or designee, shall attend the SOM and record commitments Meeting and made bythe applicant during the Sil while remaining neutral and providing clarification Decorum regarding the next steps the applicant must follow for the Intent to Convert and Conversion applications. The expectation that all SOM participants will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting. If the applicant or staff planner determines the SOM cannot be completed due to the disorderly conductofthe participants, the applicant shall have the right to adiournthe SOM and be required to conduct another SOM, in person or via videoconferencingtechnologv, or both, at the applicant's discretion. The applicant shall strive to establish, in a collaborative manner, an open discussion among all stakeholders and pursuant to the conduct of meeting and decorum set forth in Chapter 8 B for NIMs. Public Hearing No public hearing is required for the Intent to Convert application. Public hearings will be required for subsequent conversion applications. 20 J:\LDC Amend ments\Advisory Bo ards and Public Hearings\DSAC-LDR\2024\01-16\Mated als\Word Vers ions\PL20230012905 LDCA 5.05.15 Convedson of Golf Courses 1-09-24.docx Exhibit A — Administrative Code Changes Decision Maker The County Manager or designee. Review Process The Zoning Division will review the Intent to Convert application and identify whether additional materials are needed. Updated 2021-143 21 J:\LDC Amend ments\Advisory Bo ards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Exhibit A — Administrative Code Changes Collier County Land Development Code I Administrative Procedures Manual Chapter 8 / Public Notice F. Stakeholder Outreach Meeting for Golf Course Conversions (SOM) Reference LDC sections 5.05.15 and LDC Public Notice section 10.03.06. C* See Chapter 4.N for Intent to Convert Applications for the Application Contents Required for Presentations at SOMs. Purpose Stakeholder Outreach Meetings (SOMs) are intended to engage stakeholders early in the design of a golf course conversion project and to encourage collaboration and consensus between the applicant and the stakeholders on the proposed conversion. The applicant shall work with the participants on two or more conceptual development plans during and at the outset of the process and each meeting. Applicability This process applies to an "Intent to Convert" application for applicants seeking to convert a constructed golf course to a non -golf course use. A minimum of two in -person meetings and one web -based visual survey are required. This section shall be used in connection with LDC section 5.05.15. Initiation The SOMs may be held after the 'Intent to Convert" application has been received by the County and deemed sufficient by staff to proceed. It is encouraged that SOMs take place in a timely manner so as to support stakeholder involvement. SOM Notice Each SOM shall be noticed as follows: Requirements 1. Newspaper Advertisements: The legal advertisement shall be published at least 15 days before the SOM in a newspaper of general circulation. The advertisement shall include at a minimum: a. Date, time, and location of the SOM; b. Petition name, number and applicant contact info; c. Notice of the intention to convertthe golf course to a non -golf course use; d. Brief description of the proposed uses; and e. 2 in. x 3 in. map of the project location. 2. Mailed Notice: Forthe purposesof this mailed notice requirement, written notice shall be sent to property owners located within 1,000 feet from the property line of the golf course at least 15 days before the first SOM. The mailed notice shall include the following: a. Date, time, and location of each SOM included in the mailed notice; b. Petition name, number and applicant contact info; c. Notice of the intention to convert the golf course to another use; d. A brief description of the proposed uses; e. A statement describing that the applicant is seeking input through a stakeholder outreach process; 22 J:\LDC Amend ments\Advisory Bo ards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Exhibit A — Administrative Code Changes f. The user-friendly web address where the meeting materials, surh as the Developers Alte.rnatN4es StRte eRt can be accessed; g. A brief description of the visual survey and the user-friendly web address where the survey can be accessed; and h. The dates that the web -based visual survey will be available online. Location The applicant must arrange the location of the meeting. The location must be reasonably convenient to the property owners who receive the required notice. The facilities must be of sufficient size to accommodate expected attendance. Timeframe SOMs must be held between November 1st and April 1st and no earlier than 30 days between each SOM. Conduct of SOMs A minimum of two SOMs shall be conducted in accordance with the following: a. An assigned County planner shall attend the SOMs a44 observe the process, and provide clarification of the process as needed. The planner shall note any commitment made by the applicant during the meetings. A third party trained facilitator may moderate the SOW but is otherwise optional. b. Meeting Conduct: The applicant shall conduct the meetings as follows: i. Use at least one public outreach method during the in -person meetings as described below; and ii. The applicant shall facilitatp initiate dialogue and encourage input on the conceptual development plan from the stakeholders regarding the types of development the stakeholders consider compatible with the neighborhood, and the types of land uses theywould support to be added to the neighborhood. The applicant shall identify the primary issues, encourage input from the participants, and ensure comments are disclosed in the applicant's SOM report. iii. The applicant shall work with the participants on two or more conceptual development plans at the outset of the first SOM meeting. The second SOM shall build off of the initial SOM as new information becomes available from conversations and interviews with participants. iv. The expectation is that all participants will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting and pursuant to the conduct of meeting and decorum set forth in Chapter 8 B for NIMs. c. Presentation: The applicant must provide the following at the SOM for reviewand comment: i_ The current LDC zoning district uses and development regulations; ii. Information about the purpose of the meeting, including the goals and objectives of the conversion project; 23 J:\LDC Amend ments\Advisory Bo ards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Exhibit A — Administrative Code Changes iviii. Visuals and diagrams depictingthe conceptual developmentplan�4} and the greenway; and wiv. The list of deviations requested, as described in LDC section 5.05.15 C.2.a. d. Public Outreach Methods: The applicant shall use one or more of the following at the Stakeholder Outreach Meetings to engage stakeholders: L Charrette. This public outreach method is a collaborative design and planning workshop that occurs over multiple days. Through a charrette, the applicant designs the conceptual development plan and greenway with stakeholders' input. During a charrette, stakeholders are given the opportunity to identify values, needs, and desired outcomes regarding the project. Through a series of engagement activities the conceptual development plan and greenway are designed and refined. Throughout the sessions, stakeholders have an opportunity to analyze the project, address and resolve issues, and comment on multiple iterations of the project. ii. Participatory Mapping. This public outreach method produces maps using stakeholder knowledge and input. To start, the applicant hosts a workshop and shares information about the projectthrough exhibits such as poster boards, written or electronic materials, etc. Participants are then given sticky dots, markers, or other tactile/visualization tools in conjunction with maps of the conceptual development plan and greenway to identify options to address compatibility, adverse impacts, or types of desirable usable open space for the project. For example: stakeholders are asked to place red dots on the map where there is a perceived pedestrian hazard and place a green dot where they support additional tree plantings in the greenway. . iii. Group Polling. This public outreach method polls participants at the meeting and provides instant results. The poll can include a wide range of topics about the project, such as density, greenway uses, vehicle/pedestrian transportation networks, etc. The applicant provides sticky dots or uses electronic devices to conduct the polling. iv_ Visioning Exercise. This public outreach method invites stakeholders to describe their core values and vision for their community. In a workshop setting, the applicant presents a wide variety of reports, maps, photos, and other information about the project. The applicant then poses questions to the participants, such as, but not limited to the following: 1) "What do people want to preserve in the community?" 2) "What do people want to create in the community?" 3) "What do people want to change in the community?" The applicant collects the responses and works with the participants to create a vision statement for the project that incorporates the goals, concerns, and values of the community.. 24 J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Versions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Exhibit A — Administrative Code Changes Web -Based Visual The web -based visual survey is intended to increase engagement with stakeholders in an Survey orderly concise document with diagrams. The survey should engage the stakeholders in Requirements the design of the projectand assist in determining what stakeholders find important to the neighborhood, what is considered compatible with the neighborhood, and what types of land uses they support adding to the neighborhood. a. The survey shall provide diagrams and visual representations of the proposed development, in particular the types of land uses proposed, streetscapes, public spaces, design characteristics, and depiGtions tentative sketches of the greenway design; b. The survey questions shall be worded so as to elicit responses to the stakeholders' preferences or support for the visual representations. c. The survey shall allow for additional comment(s) to be made by the stakeholders. d. Hard copies of the survey shall be available to participants at the SOMs. Staff shall reviewthe survey, including photos, diagrams, and determine whether it is ready to activate no later than 14 days before the first SOM. SOM Report After the SOMs and the web -based survey are deemed complete by staff, the applicant will submit a report of the SOM to the County, including the following information: a. A list of attendees, a description of the public outreach methods used, photos from the meetings demonstrating the outreach process, results from outreach methods described above; b. Copies of the materials used during the meeting, including any materials created at the meeting, such as any participatory mapping or related documents; c. A verbatim transcript of the meetings and an audio (mp3 or WAV format) or video recording in a format accessible or viewable by the County; d. A point -counterpoint list, identifying the input from the stakeholders and how and why it was or was not incorporated into the Conversion application. Input from stakeholders may be categorized by topic and the applicant may provide a single response to each topic in narrative format; and e. The report shall be organized such that the issues and ideas provided by the stakeholders that are incorporated in the application are clearly labeled in the point -counterpoint list and in the EConversion application. Meeting Follow-up After each SOM is completed and prior to the submittal of a E Conversion application, the applicant will submit to the assigned planner a written summary of the SOM and any commitment that has been made. Any commitment made during the meeting will: a. Become part of the record of the proceedings; b. Be included in the staff report for any subsequent conversion application; and c. Be considered for inclusion into the conditions of approval of any subsequent development order. Updated 25 J:\LDC Amend ments\Advisory Bo ards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Exhibit A — Administrative Code Changes Collier County Land Development Code I Administrative Procedures Manual Chapter 3 / Quasi -Judicial Procedures with a Public Hearing K. Compatibility Design Review Reference LDC sections 5.05.15, and LDC Public Notice section 10.03.06 Y. Ga See Chapter 4.N of the Administrative Code for Intent to Convert Applications and Chapter 8.F for Stakeholder Outreach Meetings for Golf Course Conversions. Purpose The Compatibility Design Review process is intended to address the impacts of golf course conversions on real property by reviewing the conceptual development plan for compatibility with existing surrounding uses. Applicability This process applies to a golf course constructed in any zoning district or designated as a Stewardship Receiving Area that utilize a non -golf course use which is a permitted, accessory, or conditional use within the existing zoning district or designation. This application is not required for golf courses zoned Golf Course and Recreational Uses (GC) seeking another use as provided for in LDC section 2.03.09 A. Conditional uses shall also require conditional use approval subject to LDC section 10.08.00. The conditional use approval should be a companion item to the compatibility design review approval. Pre -Application A pre -application meeting is required. Meeting Initiation The applicant files an "Application for Compatibility Design Review" with the Zoning Division after the "Intent to Convert" application is deemed complete by County staff and the Stakeholder Outreach Meetings (SOMs) are completed. C*See Chapter 4 of the Administrative Code for information regarding the 'Intent to Convert" application and Chapter 8 of the Administrative Code for requirements for SOMs and additional notice information. <*See Chapter 1 D. for additional information regarding the procedural steps for initiating an application. Application The application must include the following: Contents 1. Applicant contact information. 2. Addressing checklist. 3. Name of project. 4. The proposed conceptual development plan. 5. The name and mailing address of all registered property owners' associations that could be affected by the application. 6. Property Ownership Disclosure Form. 7. The date the subject property was acquired or leased (including the term of the lease). If the applicant has an option to buy, indicate the dates of the option: date the option starts and terminates, and anticipated closing date. 8. Property information, including: 26 J:\LDC Amend ments\Advisory Bo ards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Exhibit A — Administrative Code Changes a. Legal description; b. Property identification number; c. Section, township, and range; d. Address of the subject site and general location; e. Size of property in feet and acres; f. Zoning district; g. Plat book and page number; and h. Subdivision, unit, lot and block, and metes and bounds description. 9. If the property owner owns additional property contiguous to the subject property, then the following information, regarding the contiguous property, must be included: a. Legal description; b. Property identification number; c. Section, township and range; and d. Subdivision, unit, lot and block, or metes and bounds description. 10. Zoning information, including adjacent zoning and land use. 11. Soil and/or groundwater sampling results, if available, as described in LDC section 3.08.00 AAA and 5.05.15 G-.&C.S.d.; 12. The approved Intent to Convert application, as described in LDC section 5.05.15 C.1; and 13. The SOM Report, as described in LDC section 5.05.15 C.�1_e. 14. A narrative describing how the applicant has complied with the criteria in LDC sections 5.05.15 -P-.�C.4.c, including: a. A list of examples depicting how each criterion is met; b. A brief narrative describing how the examples meet the criterion; and c. Illustration of the examples on the conceptual development plan that are described above. 15. Affidavit of Authorization. Completeness G*See Chapter 1 D.5 for the acceptance and processing of an application. and Processing of Application Notice Notification requirements are as follows. GaSee Chapter 8 of the Administrative Code for additional notice information. 1. Newspaper Advertisements: The legal advertisement shall be published at least 15 days prior to the hearing in a newspaper of general circulation. The advertisement shall include at a minimum: a. Date, time, and location of the hearing; b. Description of the proposed land uses; and 27 J:\LDC Amend ments\Advisory Bo ards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Exhibit A — Administrative Code Changes c. 2 in. x 3 in. map of the project location. 2. Mailed Notice: For the purposes of this mailed notice requirement, written notice shall be sent to property owners located within 1,000 feet from the property line of the golf course at least 15 days prior to the advertised public hearings. 3. Sign: Posted at least 15 days before the advertised public hearing date. q See Chapter 8 E. of the Administrative Code for sign template. Public Hearing 1. The Planning Commission shall hold at least 1 advertised public hearing. 2. The BCC shall hold at least 1 advertised public hearing. Decision Maker The BCC, following a recommendation by the Planning Commission. Review Process Staff will prepare a staff report consistent with LDC section 5.05.15 i- C_4 and schedule a hearing date before the Planning Commission to present the petition. Following the Planning Commission's review, Staff will prepare an Executive Summary and will schedule a hearing date before the BCC to present the petition. Updated 2021-143 28 J:\LDC Amend ments\Advisory Bo ards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Vers ions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Exhibit 6 —Process and Staff Improvements 1) Clarify, the conversion of a golf course to non -golf course uses is a two step process. First, an intent to convert (ITC) application process is filed that at the end of the process has fostered a qualitative public outreach program resulting in a web -base survey, two public meetings, point -counterpoint discussions, and a deliverable stakeholderoutreach meeting report. It will exempt fromthe ITC process, golf courses that do not abut residentially zoned property as suggested by the County Attorney's Office on April It, 2023. The SOM report is a nonbinding report resulting from the dialogue between the applicant and stakeholders, so all parties are involved early on before the start of a project's design and the filing of a Conversion application. Secondly, after the ITC application process is completed, an applicant can make the decision to file a land use petition to rezone or not. In the event the applicant proceeds to file the land use petition, the petitioner is able to modify or retain the ITC application conceptural design plan. The ITC process allows the developer/applicant to fully engage stakeholders prior to filing a rezoning application and after the ITC process focus their resources on conditions acceptable or objectable to the area landowners. As previously stated, the amendment, if approved, shall exempt golf courses from the ITC process that do not abut or residential zoned properties with an abutting residential subdivision design. 2) Provide greater flexibility and reduce the minimum Greenway average width from 100' to 75' and no less than 50' at any one location provided that 3 5% of gross area of the conversion proje ct is dedicated to the Greenway on a "case by case basis" in an interconnecting and alternative design considered by the Planning Commission. The Greenway would be contiguous to an existing residential development or located into an aggregate parcel or parcels that in total could equal 3 5 % of the gross Conversion project area. The greenway average width reduction would be a recommendation made by the Planning Commission, subject to the Board's rezoning approval, and implemented at the time of site development plan approval, rather than solely modified and designed during the SOM. In general, the reductioncan occurbasedupon site specific characteristics and enhancements, such as, an enhancement to regional drainage improvements to benefit surrounding properties, alleviate constrainsto usable open spaces due to limited access or a proposed water management system, improved landscaping and plantings for additional screening, a wider multi -use recreational pathway, relief from excessive flooding by upgrading stormwater convenyance facilities onsite or offsite which are not required of the applicant. The reduction shall serve to benefit the public health, safety, and welfare. 3) The amendment's proposed buffer width reduction is predicated upon staff's findings of other similiar community standards adopted, after 2017, by Bonita Springs and Estero, FL, Fulton County, GA, Lexington County, SC, Hendersonville, NC, and Palm Srings, CA. See Exhibt C-Other Community Standards. The 35% Greenway area standard is interwined with the following: o Within residential developments and PUD districts composed of residential dwelling units and accessory uses, at least 60% of the gross area shall be devoted to usable open space. This is pursuant to LDC section 4.02.01 B -Open Space Requirements and LDC section 4.07.02 Design Requirements for PUDs. o Policy 6.1.1 of the Conservation and Coastal Management of the GNP, requires a minmmun preservation and vegetation retention standard of 35 % in the Coastal and Non -Coastal High Hazard Areas for Golf Courses. 29 J:\LDCAmendments\Advisory Boards and Public Headngs\DSAC-LDR\2024\01-16\Materials\Word Versions\PL20230012905 LDCA5.05.15 Converison of Golf Courses 1-09-24.dooc REV. 1/16/2024 Exhibit 6 — Process and Staff Improvements o For Rural Fringe Mixed Use Districts that utilize TDR credits, the Receiving Lands projects which are greater than 40 acres in size require a minimun of 70% useable open space. o Within the RLSA Overlay, Policy 4.10 of the FLUE requires a minimun 35% of the gross acreage of an individual SRA Town or Village be devoted to open space. 4) Add a minimun time period between the first and second SOM. The amendment proposes a minimun of 45 days between SOMs to allow participants to continually update new information as it becomes available from the conversations, interviews and initial SOM. After the last SOM and the filing of a complete SOM report, the applicant may elect to submit a petition to rezone or not proceed with a conversion application. 5) Allow for a preliminary conceptual stormwater runoff analysis to occur during the ITC process and the final pre versus post development stormwater runoff analysis and floodplain compensation review to be submitted at the time the converison application for rezoning is filed. This is in acknowledgement of golf courses designed in conjunction with residential areas, often provide stormwater management for the entire project. During the redevelopment process the developer is required to maintain an equivalent (or improved) level of stormwater service demostrated by a pre versus post development analysis. 6) Support the repurpose of a golf course and increase the utility of the property with multiple purposes, rather than singular uses, to benefit different stakeholders and nearby residents'of the surrounding neighborhood. By providing alternative uses to golf courses and multiple purposes presented during the SOMs, a better predictable development decision can be made. 7) Require consideration to be provided by the applicant for a partial conversion to retain a portion of the golf course as operational (9-hole, 12-hole, or par three course). 8) Alleviate the issue of the developer's alternative statement requirement for a singular county purchase and broaden the purchase discussion to include other alternative options that are validated through the submittal of a letter or letters of affidavit attesting to the alternative options considered by the applicant and stakeholders. 9) Require full disclosure and title report from the property owner that shall identify all public or private encumbarnces, leases, use restrictions, convenants and easements that impact and/or are within the chain of title to any portion of the golf course property. The property owner shall further identify whether or not they are in defaut of any agreements. All such agreements, including maintenance obligations, shall be attached to the ITC application. 10) To keep the SOMs productive, create a safe environment that encourages people to participate, to neutralize a contentious political environment, and an atmosphere of trust for participats, a public involvement specialist /trained third party facilitator is encouraged, however optional. The facilitator would explain how the SOMs meetings will be run, provide meetings sign in sheets and handouts describing the project mission, goal and process, report on "one on one" conversations and identify the issues important to the neighborhood. The time period between conducting SOMs shall be held no sooner that 45 days. This will serve to avoid word of mouth conversations during the meeting, provide 30 J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Versions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Exhibit B — Process and Staff Improvements a better outcome for the participants and establish a shared understanding of the project purpose and process, as well as the community needs between meetings. 11) Classify the stakeholders and attendees as the following: decision makers, those directly affected by the outcome (abutting versus non -abutting residents), those that are temporary/seasonal residents, and those to promote the project and those or with the authority to oppose or support the project. 12) Clarify for stakeholder participants, the consequential and consective stages to the entitlement process: comprehensive planning, zoning, platting, site improvement and construction plans. 13) Promote the County's Future Land Use Element (FLUE) of the GMP Policy 5.8 which states: "Permit the use of clustered residential development, Planned Unit Development techniques, mixed use development, rural villages, new towns, satellite communities, transfer of development rights, agricultural and conservation easements, and other innovative approaches, in order to conserve open space and environmentally sensitive areas. Continue to review and amend the zoning and subdivision regulations as necessary to allow and encourage such innovative land development techniques." The applicant shall be encouraged to consider cluster development and affordable housing, that can add to the affordable housing supply, within the applicant's conceptual development plans. 14) The FLUE states for Agucutural/Rural Designated lands within a Rural Fringe Mixed Use District the following: "A) Receiving Lands: Receiving Lands are those lands within the Rural Fringe Mixed Use District that have been identified as being most appropriate for development and to which residential development units may be transferred from areas designated as Sending Lands. * * * * * * * * * * * * 2. Clustering: Where the transfer of development rights is employed to increaseresidential density within Receiving Lands, such residential development shall b e clustered in accordance with the following provisions: * * * * * * * * * * * b) The maximum lot size allowable for a single-family detached dwelling unit is one acre. c) The clustered development shall be located on the site so as to provide to the greatest degree practicable: protection for listed species habitat; preservation of the highest quality native vegetation; connectivity to adjacent natural reservations or preservation areas on adjacent developments; and, creation, maintenance or enhancement of wildlife corridors. * * * * * * * * * * * * 5. Allowable Uses: Uses within Receiving Lands are limited to the following: * * * * * * * * * * * * k) Golf courses or driving ranges, subject to the following standards: 31 J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Versions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Exhibit 6 —Process and Staff Improvements (1) The minimum density shall be as follows: (a) For golf course projects, including both freestanding golf courses and golf courses with associated residential development: one TDR credit shall be required for every five (5) gross acres of land area utilized as part of the golf course, includingthe clubhouse area, rough, fairways, greens, and lakes, but excluding any area dedicated as conservation that is non -irrigated and retained in a natural state. Any residential development associatedwith the golf course shall have a minimum density of one (1) dwelling unit per five acres. 7. Open Space and Native Vegetation Preservation Requirements: (XV) a) Usable Open Space: Within Receiving Lands projects greater than 40 acres in size shall provide a minimum of 70% usable open space. Usable Open Space includes active or passive recreation areas such as parks, playgrounds, golf courses, waterways, lakes, nature trails, and other similar open spaces. Usable Open Space shall also include areas set aside for conservation or preservation of native vegetation and lawn, yard and landscape areas. Open water beyond the perimeter of the site, street right of -way, except where dedicated or donated for public uses, driveways, off-street parking and loading areas, shall not be counted towards required Usable Open Space." 15) Recognize the important function of golf courses is to provide a source of green space, recreational amenities, social activities, natural and unique views, or wildlife habitat to the surrounding communities. Case studies of golf course conversion illustrate that when open space is maintianed or made useable to the surrounding neighborhoods, compromise and consensus is achieved. 16) An improved ITC process will require developers a better engagement activity and early start to reach out to residential neighborhoods to discuss their proposal and gain support. Shifting certain requirements from the ITC process to the rezone will make the process more palatable to the developer. Otaining input and support from residents surrounding the golf course is important to building consensus on the development proposal. In some instances development would be more feasible than others. This is why there is an alternative to the standard greenway design; so if the stakeholders support and the Board approves it, the greenway may be designed differently. 32 J:\LDCAmendments\Advisory Boards and Pub HcHe ad ngs\DSAC-LDR\2024\01-16\Materials\Word Versions\PL20230012905 LDCA5.05.15 Converison of Golf Courses 1-09-24.dooc REV. 1/16/2024 Exhibit 6 — Process and Staff Improvements Estero, FL Section: 4-221. Golf Course Conversion. B. Conversion Standards. Requires a minimum of 50percent open space in the master concept plan for the area to be converted. All non -golf course uses, except forpassive recreational use and preserve areas, shall be setback a minimum average of 70 feet from lands zoned for or used as residential uses, but in no case shall be less than 50 feet at any one location. Bonita Springs, FL: Division 43. Golf Course Redevelopment Regulations. Section 4-2312 d.(7)., requires a minimum of 50' wide buffer between existing neighborhoods and any redevelopment. The buffer shall be measured from the property line and it shall include screening a minimum of six feet in height, and be vegetative in nature. Areas of the golf course that remain golf course after redevelopment is complete are exempt from the buffer requirement. Section 4-2312 d. (9)., states, a redevelopment proposal may propose trails or pathways within the property. If developer proposes to reduce the required buffer, a minimum 12 foot wide paved trail with canopy trees planted at 50 feet on -center shall be provided. Section 4-2312 d. (11)., requires minimum 40% open space. Where repurposing will result in the elimination or reduction in size of a contiguous golf course or open space, the developer shall consider providing other facilities or amenities or resources that might help offset or mitigate the impact of elimination or reduction. Open space, park and recreational areas should be spread throughout a development and connected with multiuse pathways. 50% of all required open space shall be green or landscape areas. Fulton County, GA: Appendix B, Article XIX, Section 19.3.4 Golf Course. B. Standards. "1. A minimum 100 foot setback for all buildings and parking areas shall be provided adjacent to any residential district and/or AG-1 district used for single-family. * * * * * * * * * * * * * 4. When located outside a golf course/subdivision development, a minimum 50 foot wide buffer and a ten - foot improvement setback shall be provided adjacent to all buildings and parking areas when said facilities are located adjacent to any residential district and/or AG-1 district used for single family." Lexington County, SC: Section 14-143. Golf Course Redevelopment. The County requires at least 100 ' buffer strip of open space. Where there is a larger tract of land containing a house adjoining the golf course the following apply: The residential activity (generally the building footprint) that is more than 300 feet from this property line does not qualify for this open space amenity, and a residential activity that is within 300 feet of, but more than 150 feet from the golf course qualifies for an open space buffer of 50 feet. Hendersonville, NC: Section 4.05 B. Greenways. Greenway easement must be at least 5 Ofeet wide and include a 10 feet wide all weather surface trail (paved, either asphalt or concrete) (trail edged with gravel shoulders of at least one foot in width on each side). Greenway dedication or easement is credited towards requirements for public parks. Lands associated with a greenway dedication or easement shall be credited towards any open space set -aside requirements. Palm Springs, CA: Chapter 93.23.20 Conversion of Golf Courses, (F) Development Standards. A required desert greenway shall have a minimum average width of 100 feet and no less than 75 feet at any one location. The Council may approve an alternative design that was considered by the Planning Commission. 33 J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Versions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Exhibit D — Golf Course Conceptual Design PRESEKUATION/C0145ERYATION ZONE Freeervat€on measures include: • Hr31ha5t Icvel of protection to marntaln existing levels of quality ENHANCEMENT/CKFATfON ZONE . r habitat Retention of wntiguous connec- - 5ECONPARY ROUGH tlon5 and wildlife corrldors across a variety of habltat' PRIMARY ROUGH Conservation measures include: • Retain 5tanding anage unrss5 Area of hloher maintained turf, less a serf hazard intensive • provide bush piles approximately malntenanr4 Oral higher every WO'' II'M threshold • 5tabllize erosion • Koct bloh and enhance MAI NTAIN E IJ TU RF ha bltat as in ppl icable ZONE 5l inc, Amen ■Amendinc g soils and establishingg healthlyturf for moll, et7e' t ve erosion control, water absorptlon, and blologlcftltering • Complete IPfri program Golf Fairway Wetaather Y to 15' to Pralnage Area 45' TyFkaIUmitofClearing 46 PreServaticn/ConservatlonZonc 200to 229 McMmum 50to 200 Typical concept section for wet weather drainage areas. S-rerce: Guy L. Rando & Asso aws Inc. C01951 RKYATION ZONE Cohggrvatron measure6 include: • Retain standing snags unless a aafettyy hazard • provfdc brush piles approxlmateiy every 200, • 5tabliFie eroofon • Reestablish and enhance habltat as applicable l7A' Road RighI& way 59 Do - Upland Harcl mcd Forest 5ECONPARY ROUGH E nha ncementJCreatlon Zone Transition area between maintained turf and woodland to be enhanced OF, an ecotone kelter. 5trategres include: • Use of drought -tolerant grass spmles • Uae of indigenous planfD with high wildlife value as shelter or food source • Uae of Old lgenous wildflower Specie - MMARY ROUGH -- Area of t%� , maintained turf, fens mtcno ue malnterrari e, and higher II'M threshold. MAINTAINED TURF ZONE 5trategles Include: a Amending soils and estabhshingg healthy tirf for more effective eroslon control, water ab5orptlon, and biologic fl ltering • complete 1pM program 45' 'r W to 18p' r- 45' Golf Fairway _ Typlcal Limit of Ciearing 50'to10Cbuffer 2CC To 225' MaWrnurrl Ir pland Hardwood Forest Typical concept seciion fur adjacent fairwc fys. Swuee.• Qr rL Rand- & Associates bm SECONPARY ROUGH Transition area between maintaincd turf and woodland to be enhanced as an ecotone habltat 51, es include: • Use droughtrtolerant g ra ss ypec ie5 • Uae of Indiggenous plants • U5e of wildlife food and shsiter plants • U6e of Indlgenoue wildflowers Golf Fairway PRE5E9VATiONICON5ERVATION ZONE Preservatlon measures Include: • Highest lever of proUctfon to .aintaln adatrng levels of quality for habltat 0 Retention of contiguous canner tacos and w ldlife corrldora across a variety of habitats CanscrvaG[an measures Include: • Retain standing snags unless a aaf ty hazard ■ Provide brush plies approximately every 200' • 5 I:Qze erosion • ReeStabllsh and enhance habltat as applicable Adjacent Goff Fairway 97 34 J:\LDCArnendments\Advisory Boards and Public Head ngs\DSAC-LDR\2024\01-16\Materials\Word Versions\PL20230012905 LDCA5.05.15 Convedson of Golf Courses 1-09-24.docx REV. 1/16/2024 Exhibit E — Golf Course Inventory 2023 Table 1. 2023 Golf Course Inventory in Collier County Excluding Incorporated Marco Island and City of Naples # Name Address Zoning Total Golt Private/ Acres Holes Public Golf Course Zoned Golf Course {Z,409 Total Arrest i Country Club of 195 Burning Tree Dr GC 140.55 18 Private Naples 2 Evergreen (aka 4710 Lakewood Blvd. GC 33.85 1B Public Ironwood) 3 Glades Golf & CC 174 & 187 Teryl Rd GC 87.53 36 Private 186 Teryl Rd RMF 6 RMF 16 4 Hibiscus Golf Club 5375 Hibiscus D GC 161.78 18 Public 754 Pinehu rst Circle 5376 Hibiscus Dr 5 Imperial Golf Club 1908 Imperial Golf Co Blvd / 13204 GC 297.38 36 Private Wedgefield Dr 6 Lakewood CC 4236 Lakewood Blvd GC 54.25 18 Private 4341 Beechwood Lake Dr 7 Palm River CC 532 Cypress Way Fast GC 142.27 is Private (LaPlaya) 220 Cypress Way East R5F-3 (Maintenance Bldg.) 113 Viking Way (Administration Bldg.) 8 Quail Creek CC 13300 Valewood Dr -North GC 316.9 36 Private 13296 Valewood Dr -South 9 Quail Run Golf Club 499 Forest Lakes Blvd GC 60.84 1B Private 1 Forest Lakes Blvd 10 Riviera Golf Club of 164 Estelle Or GC 93.53 18 Public Naples PUD Zoned Golf Courses (10,720 COW acres) it Arrowhead Golf 2205 Heritage Greens Dr PIED 140.59 18 Public Course 12 Audubon CC- East 3801 Woods Edge Parkway /16315 PUD 240.91 18 Private 12 holes Vanderbilt Dr/225 Audubon Blvd 13 Bentley Village 2550 Goifside Dr PUD 22 18 Private Golf Club -The Retreat 14 Cedar Hammock 86&0 Cedar Hammock Blvd /8661 PUD 112.33 18 Private Golf & CC Cedar Hammack Blvd 15 Classic CC at Lely 9359 Lely Resort Blvd/7989 Grand PUD 223.04 18 Private Resort Lely Dr 16 Club at Mediterra 15755 Corso Mediterra Cir PUD 305.4 36 Private 15442 Corso Mediterra Cir 15755 Corso Mediterra Cir 35 J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Versions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Exhibit E — Golf Course Inventory 2023 15519 Corso Mediterra Cir 15464 Corso Mediterra Cir 15462 Corso Mediterra Cir 17 Club at Pelican Bay 7513 Pelican Bay Blvd /707 Gulf PUD 215.26 27 Private Park Dr./ 708 Gulf Park Dr. 18 Collier's Reserve 11711 Collier's Reserve Dr PUD 199.7 18 Private CC 11715 Collier's Reserve Dr PUD 19 Countryside Golf 600 Countryside dry PUD 144.01 18 Private Club 20 Cypress Woods 3486 Grand Cypress Ct PUD 175.72 18 Public Golf & CC 3010 Northbrooke Dr 21 Eagle Creek CC 11 Cypress View Dr PUD 150.64 18 Private 22 Esplanade Country 8915 Torre Vista Lane Club 23 Forest Glen Golf & 3855 Forest Glen Blvd CC 3859 Forest Glen Blvd 24 Foxfire CC 1030 Kings Way 4304 Flamingo Dr PUD 170.38 18 Public PUD 201.65 18 Private PUD 270.09 27 Private 25 Glen Eagle @ 1403 Glen Eagle Blvd PUD 147.35 18 Private Bretonne Park 26 Golden Gate Golf 4100 Golden Gate Parkway Course 27 Grey Oaks Golf & 2756 Buckthorn Way CC 3035 Indigobush Way 2400 Grey Oaks Dr N 2600 Golden Gate Parkway 2428 Grey Oaks Dr 5 2600 Golden Gate Parkway 1732 Grey Oaks Dr S 28 Heritage Bay Golf 10154 Heritage Bay Blvd Course- CH&P GC 112 12 Public PUD 420.9 36 Private PUD- 142.213 27 Public 10171 Heritage Bay Blvd PUD 10357 Heritage Bay Blvd 10378 Smokehouse Bay Dr 29 Kensington Golf & 2700 Pine Ridge Rd CC 5356 Kensington Park Blvd 4084 Kensington High St 30 Lely Flamingo 8006 Lely Resort Blvd Island Club 8135 Tiger Island Blvd 8170 Tiger Island Blvd PUD 174.54 18 Private PUD 260.88 18 Private 8006 Lely Resort Blvd. 36 J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Versions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Exhibit E — Golf Course Inventory 2023 9284 Lely Resort Blvd 31 Marco Shores (The 8999 Fiddler's Creek Parkway PUD 243.53 18 Private Rookery) 32 Marco Shores CC 2000 Mainsail Dr PUD 137.31 18 Private (Hammock Bay 1390 Borghese Lane Golf & CC) 33 Mustang @ Lely 7870 Grand Lely Drive PUD 221.71 18 Private Resort 34 Naples Grande Golf 7220 Golden Gate Parkway PUD 169.333 18 Private Club (Grey Oaks) 7335 Premier Dr 35 Naples Heritage 8150 Heritage Club Way PUD 170.15 18 Private 36 Naples Lakes CC 4784 Naples Lakes Blvd PUD 364.58 18 Private 37 Naples National 9325 Collier Blvd PUD 312.42 18 Private Golf Club 38 Old Collier Golf 790 Main House Dr PUD 460.4 18 Private Club 39 Olde Golf Club at 7199 Treeline Dr PUD 167.66 18 Private Cypress 7165 Immokalee Rd 2470 Logan Blvd N 40 Pelican Marsh Golf 1505 Pelican Marsh Blvd PUD 213.29 18 Private Club 1810 Persimmon Dr 8787 Airport Rd 8801 Muirfield Dr 41 Bay Colony Club 9740 Bent Grass Bend PUD 162.24 18 Private 42 Quail Village Golf 11723 Quail Village Way PUD 78.52 18 Private Club 43 Quail West Golf & 6870 Bernwood Farms Rd PUD 254.55 36 Private CC 5950 Burnham Rd 44 Quarry at Heritage 8950 Weathered Stone Rd PUD- 173.98 18 Private Bay (The Golf RFMUD Lodge) 8950 Weathered Stone Rd PUD 8960 Weathered Stone Rd 9052 Quarry Dr 9815 Nickel Ridge Cir 9488 Quarry Dr 9385 Weathered Stone Rd 9395 Weathered Stone Rd 45 Fiddler's Creek 3478 Club Center Blvd PUD 144.7 18 Private (The Creek) 3473 Runaway Lane 3480 Runaway Lane 3470 Club Center Blvd 46 Royal Palm CC 405 Forest Hills Blvd PUD 188.67 18 Private 47 Royal Wood Golf & 4300 Royal wood Blvd PUD 128.08 18 Private CC 37 J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Versions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Exhibit E — Golf Course Inventory 2023 60 Boyne South Golf 18895 Royal Hammock Blvd RFMUD- 167.99 18 Public Course 18100 Lake Hammock Dr PUD 18047 Royal Hammock Blvd 61 Olde Florida Golf 8835 Vanderbilt Beach Rd_ Fxt RFMUD- 328.72 18 Private Club PUD 8836 Vanderbilt Beach Rd_ Ext 62 Golf Club of the 24311 Walden Center RFMUD- 246.37 18 Private Everglades PUD 63 Kinsale Golf Club 13968 Vanderbilt Or PUD 171.75 18 Private Under Construction 14492 Cocohatchee Rd_ AgriculturalZemed Golf Courses (2,638 total acres) 64 Twin Eagles Golf & 11725Twin Eagles Blvd A -MHO- 644.92 36 Privatel CC 11729Twin Eagles Blvd RFMUD 65 Bonita Bay Club 11611 Immokalee Rd A-CU- 1027.79 36 Private East RFMUD 66 Hideout Golf Club 3065 Brantley Blvd A-CU- 190 18 Private 3050 Brantley Bivd RFMUD 67 Calusa Pines 2000Calusa Pines Dr A-CU- 225.54 18 Private 2001 Calusa Pines Dr RFMUD 2250 Ridge Dr 68 Links of Naples 16169 Tamiami TA E A-CU- 82.68 18 Public 16151 Tafniami TJ E RFMUD 11090 E_ Hamilton Rd 16169 Tamiami TA E 69 ParAher Run 6041 Anthem Parkway A- 253.99 18 Public 6055 Anthem Parkway MHOI- 6005 Anthem Parkway RLSAO 5455 Ave Maria Blvd 6005 Anthem Parkway 70 NationaI Golf & CC 5909 Double Eagle Circle A -MHO- 213.18 1s Semi - at Ave Maria RSILAO P rivate RMF-16 Zoned Golf Courses 129 total acres) 71 High Point CC 1100 High Point Dr RMF-16 29 9 Public Totai 14,795.9 Sum Note, Additional undeveloped golf courses are permitted PUD uses within, Fiddler's Creek (The Preserve), Heritage in Immokalee, Change Blossom Ranch, and Rive� Village SRA_ Research Methodology: 1) Each parcel encompassing all areas of a golf course where located and reviewed by GIS aerials including but not limited to; clubhouse and parking, parking range, maintenance buildings, lakes, wetlands adjoining and within a golf course at the current Real Property Appraiser's Website. The land use codes, acreage size, and addresses are derived from the County Real Property Appraiser's project summary sheets. The County's real property Land Use Codes included: LUC-38golf course driving ranges, LUC- 28 parking lots, LUC-99 non-agricultural acreage, LUC-95 Rivers and Lakes, submerged lands or LUC-96 borrow pits, drainage reservoirs, waste lands, marsh, swamps, etc. In some instances, the land use code could be undetermined and additional research was required or established from a prior inventory. The property address names were then compared to confirm or validate the various entities owning the golf course to ensure consistency. In the case of a bundled golf course community where everyone has equal ownership, the most frequent property name found was by a masteror community association. Careful attention was given to avoid inclusion of common master community association maintained or owned parcels that do not support a golf course function or operation. The above total acres column contains one or more parcels for each address. 2) The number of golf holes derived for each course or golf club was verified by a website and in other cases aerial counted and confirmed in a telephone call. 3) The course status (private or public) was carried over from staff's prior studies and is subject to change as reported to the National Golf Club Foundation or by club membership direction or subsequent change. 38 J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2024\01-16\Materials\Word Versions\PL20230012905 LDCA 5.05.15 Converison of Golf Courses 1-09-24.docx Richard Henderlong From: Michael Fernandez <mfernandez@planningdevelopmentinc.com> Sent: Tuesday, January 16, 2024 11:07 AM To: Marissa Fewell Cc: Eric Johnson; Richard Henderlong; Maria Estrada Subject: PL20230012905 - Updates to Golf Course Conversion - Intent to Convert Process - Input for Consideration EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Good morning all, Thankyou for this opportunityto provide input. The ITC process was a well intend process. Unfortunately, when either the applicant or the public are empowered it can result in a one-sided process. On our Evergreen ITC we entered the process and put our best foot forward. In general, the public for the initial pre -ITC meeting advised that no matter what was proposed, no redevelopment was the only acceptable resolution, and they were led to believe that properties such as Evergreen GC were undevelopable. The Evergreen Proposal was to develop only a very small portion of the property with reasonable multi -family intensity, and it incorporated every design opportunity to minimize impacts and it adhered to all applicable and newly adopted more restrictive greenway, setback, and buffer standards — all more restrictive than existing LDC Standards. We believe that the process did nothing more add significant costs and time and uncertainty to the entitlement process —funds and time which could have been better be spent on the realization of a quality project. Of course, for Evergreen GC and other commercial (for profit) golf courses which are willing to incorporate workforce / affordable housing consistent with the governing Florida's Live Local Act .... the ITC process is no longer applicable, and the landowner can go directly to Site Development Plan (SDP) and Building Permits by adhering to applicable development standards for Greenways and Setbacks. Interestingly, Evergreen ITC proposed the inclusion of affordable housing which does quality for the Live Local Act. Our recommendation is that the County scrap the ITC process but adopt the ITC development standards (greenway percentage and width and setbacks) of the current ITC provisions. Landowners/developers can either develop under the provisions of the Live Local Act or they can elect to be processed through the County's PUD process which already affords / requires reasonable notification and neighborhood interactions (NIM). Again, thank you for this opportunity. Regards, Michael Michael R. Fernandez AICP RA NCARB (FL/OH/IN/KY) Architect / President PLANNING DEVELOPMENT INC Development Consultants, Architects, Engineers, and Planners AD MIN. MAILING ADDRESS: 5797ANEGADA DR. NAPLES, FL 34113 (239) 263.6934; (877) 263-0535 fax mfernandez(@planningdevelopmentinc.com State of Florida Corporate Certification of Authorization No's: Architecture AR95440 Engineering CA No.8450; AICP Cert.#9381 4 �7 1 �?a �e! From: Alan Carpenter <apcarpjrrge@gmail.com> Sent. Tuesday, January 16, 2024 8:06 PM Too Eric Johnson; Richard Henderlong cco Patricia Campbell; Peter Osinski Subject: Questions raised today at the DSAC sub -committee meeting Attachments : Comments to DSAC meeting Jan 16, 2024.docx EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Eric, Rich, Than{< you for allowing us the time to share our questions and comments today. Although the record of the meeting will have more details, I thought I would send the primary questions/comments that I had mentioned. These are attached. Thank you again, Alan Alan Carpenter Secretary, Board of Directors Riviera Golf Estates Homeowner's Association 425 Charlemagne Blvd, Naples, FL 34112 239-775-3573 (office) 857-928-4520 (mobile) 1 Questions/Comments to DSAC re: Proposed Changes to LDC 5.05.15 l . Will these proposed changes to 5.05.15 of the LDC apply to all GC rezoning applications going forward? (RGC, Evergreen?) If so, then the currently proposed dimensional standards and requirements would be applied? If not, then the current Code standards would be applied? 2. We applaud the proposal to require preliminary data on soil testing and protected species (wildlife and vegetation) in the rezoning application. Is that the intent? The RGC golf course is of the same vintage as the Golden Gate course, and we all know what was discovered when soil testing was performed there. In addition, there are known protected species on the land. Better rezoning plans can be created based on that foreknowledge, avoiding future delays and unanticipated development expenses. 3. What is the purpose of a greenway? The current and proposed revisions to this section of Code states that recreational use and open space views are part of the intent...and (implicitly) the preservation of abutting homeowner's property values is also critical to avoid any future legal disputes. It is a balancing of interests. Should that be recognized in the Code revisions? Other comments/suggestions: • stormwater retention lakes are not allowed for recreational use, should not include the areas in greenway calculations. • SOMs may be less unruly if scheduled in appropriate venues (not sports park) • Conceptual plans with preliminary stormwater and soil test results are needed for golf courses which also act as floodplains. • Post development stormwater plans should meet current day stormwater engineering standards, not "equivalent" to systems designed in the 1970s (such as the drainage on the RGC golf course) • Provisions for the exchange of alternative public benefits in a golf course redevelopment for deviations from greenway or other standards are appropriate; these are not be considered an additional burden on the applicant, but should be mutually agreed -upon benefits to the applicant in exchange for certain public benefits (e.g. recreational uses, infrastructure improvements, etc) Alan Carpenter Secretary, Board of Directors Riviera Golf Estates Homeowners Association, Inc. January 16, 2024 Questions from Peter Osinski Rivera Golf Estates 3z',,.5 220 7622 oslnslclB@gmail.com C�Vlestlon i In Section ii9 the hr®posed language stipulates that the GRh NWAY shall have in average width of 75 feet (down from 100) and no less than 50 feet (down frorn N) at a.ny one location, �'� next se�rntence is ncw te��ta ��®l c�l��i�es �oncol Golf Co�.�rse arnd Recreational Uses.) "GC"a minimum �� Meet buffer zone and buildini setback wl/cilth �i�om abutti residential shall be maintained etc. Please define "buffer zone and building setback" in this context. Is it a term synonyfnous with Gree�nway or is it a separate dimensional entity to be rnainntalned in addition or conjunction with the Greenway9 If the newly i�acluded buffer �,o��e and b��ding setback is an a.d®lltion�al dirirnensional entity can we assume that the proposed language is adding another 50 feet .fro tl required distance from any new building to the property line000in other words `75 ��root Greenway plans 5® moot buffer/setback equals 125 feet? �7jJl�ille �i�e ;�e�-�J lang��age allows tl�r� ��'oard discn°ci�lon over the Greenway diflaCk"nsior`is, does it allow the board discretion over the 50 ft setback? Sections �d and �?, 1l � tl�e existing language re��e�°s �o °°®then recreatlon�al �nses°° i� Ll�e Gree�rnway and lighting in the conversion project to �e vetted" at the SOMs. The actual ale��initlor� on��r�tted iso to examine something or° car°ef-�lly to make certain thief it or they are acceptable or snnitable. Please define exactly what °°vetted" means in this context of the SOMs. Does It mean, as an applicant tried to represent to ins, is simi©ly aco��cei©t. that was presented at a SOD\,4 or does it mean i concept that was presented at a SOM and. after consideration, deemed acceptable by the stakeholder O �I it is the latter, now clo we establish that sorneMing was presented considered and Linally vetted at a SOM9 Should the language include some sort of written ,i,c,, owledgement that a particular concept was indeed vetted? And if there is no requirement to document a "vetted" concept, inuch of what hippens in the "kJOMs simply becomes whatever the applicant says happened in the follow up SOM relyonI�o o mrendering the SOM to be a far less meaningful exercise andl stalkeholder input easily disregarded. c��uestion At Rivera Golf Estates, the golf Course property subject to ®levelol®ment is entirely encompassed within oun° Over .55 con`1munithi an©1 Inscrting a nonage restricte®i development within our confines will create many serious compatibility, quality of life, public safety, and traffic issues° And we have to assume that there are other over 55 communities in Collier county that would be similarly affected by non=age resin°iictedl development adjacent to a signilcant portion of their borders. We feel that the 1I1�,�; r,uluirements shouldl_ address phis important compatibility issue by adding language that requires the applicant determine the percentage of Dver 55 communities adjacent to it's proposed, borders and require that the proposed community must also be Over 55 if more than a certain percentage of it's 3roperty borders such a community. Additional fencing and screening along the Dver 55 borders unighk also be prudent for proposed properties with less than the aforementioned 1®ercentageo question 4: What is the projected timeframe for approval and implementation of these updates? ill these updates apply to e��isting �[ 1 � applications or will such applications continue to be subject to the current regulations?