Agenda 11/12/2024 Item #17E (Resolution - Proposing amendments to the GGGMP )11/12/2024
Item # 17.E
ID# 2024-1240
Executive Summary
Recommendation to approve a Resolution of the Board of County Commissioners proposing amendments to the Collier
County Growth Management Plan, Ordinance 89-05, as amended, relating to the Rural Lands Stewardship Area Overlay
and specifically amending the Rural Lands Stewardship Area Overlay of the Future Land Use Element, to eliminate the
cap on the size of a town and include qualified target industries as a goods and services use, and furthermore directing
transmittal of the amendments to the Florida Department of Commerce.
OBJECTIVE: For the Board of County Commissioners (Board) to transmit the proposed large-scale amendment to the
Rural Land Stewardship Area provisions of the Growth Management Plan (GMP) to the Florida Department of
Commerce.
CONSIDERATIONS: The proposed amendment will remove the maximum acreage for a Town in the Stewardship
Receiving Area (SRA). The current maximum area for a Town is 5,000 acres. Additionally, the applicant seeks to clarify
that Goods and Services includes certain business and industry type uses, such as Florida Qualified Target Industries.
The proposed amendment also includes text changes to Future Land Use Element (FLUE) Policy 4.7.1, Policy 4.7.4, and
Attachment C. (Rural Lands Stewardship Overlay, Stewardship Receiving Area Characteristics).
EXISTING AND PENDING SRAs
In 2021, the Board approved Ordinance 2021-28, which revised the RLSA program to limit the number of SSA credits
available for the development of SRAs. Currently, the RLSA has established 18 SSAs protecting approximately 48,000
acres of sensitive lands (SSA Credits spreadsheet attached). There are three additional SSAs pending approval. They are
SSAs 19, 20, and 21, which would potentially increase the acreage by 5,128 for an approximate total of 53,000 acres.
They are listed here:
SSA 19: 560.2 acres / 4,481.6 credits
SSA 20: 655.7 acres / 1,271.7 credits
SSA 21: 3,912.41 acres / 10,659.0 acres
The above SSAs, pending and approved, have provided for eight existing SRAs and one pending SRA on approximately
11,000 acres. The SRAs are detailed in the table below:
SRA Name SRA Type Total Acres Public
Benefit
Net Acres
Ave Maria Town 5,928.00 998.001 4,930.00
Longwater* Village 0 0
Rivergrass Village 997.53 997.53
Hyde Park Village 642.52 642.52
Brightshore Village 681.50 681.50
Bellmar Village 999.74 999.74
Big Cypress Town 1,544.46 1,544.46
Horse Trials** Village 1,217.84 1,217.84
Collier Rod &
Gun
CRD 259.60 259.60
TOTAL 12,271.19 998.00 11,273.19
1 Ave Maria approval excludes Public Benefit Use acreage, including University District, from SRA acreage
* The 991.81-acre Longwater Village was incorporated into the Town of Big Cypress
** Under Review/Pending
If project PL20240004018 GMPA for the RLSA is approved and adopted by the BCC, the maximum Town size of
5,000 acres would be removed. Moving forward, the appropriate action for staff would be to include the total SRA
acreage to date against the 45,000 acre cap each time a new town or village is reviewed.
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11/12/2024
Item # 17.E
ID# 2024-1240
PETITIONER NEEDS ANALYSIS:
The applicant states that approval of the GMPA will further the RLSA’s ability to:
• create mixed-use, self-sufficient SRAs that utilize shared services, facilities, and infrastructure.
• further enable economic prosperity through development of planned land uses and employment centers.
• increase internal capture and reduce trip length and long-distance travel.
The RLSA Group 4 Policies pertain to the development of SRAs. SRAs can be in the form of a Town, Village, or
Compact Rural Development (CRD). Policies 4.7.1, 4.7.2, and 4.7.3 and Attachment C, RLSA SRA Characteristics
outline the minimum standards for each type of SRA. The primary differences are summarized below:
SRA Standards: Town Village CRD
Size 1,500-5,000 acres 300-1,500 acres 300 acres or less
Goods and Services 170 sf per du 53 sf per du 10 sf per du
Civic, Gov, Inst 15 sf land area per
du
10 sf floor area per
du
n/a
Community Park 200 sf per du n/a n/a
The applicant contends that Towns, being the largest and most diverse type of SRA, require substantially more “goods
and services” than a Village or CRD. Additionally, Towns are required to provide Community Parks within their
boundaries. During the recent public hearings for the RLSA restudy and GMP Amendments, the consensus from the
public and commissioners was that Towns are preferable to Villages and smaller projects. The applicant further states
that Towns and larger developments provide greater flexibility and more opportunity for smart growth by creating areas
that can create jobs.
ENVIRONMENTAL FINDINGS:
The RLSA program designates environmentally sensitive areas, including Flowway Stewardship Areas (FSAs), Habitat
Stewardship Areas (HSAs), and Water Retention Areas (WRAs), and prohibits the development of towns, villages, and
compact rural developments.
The proposed GMP amendment has no effect on either the requirements of the Conservation and Coastal Management
Element (CCME) of the GMP or the requirements to create Stewardship Sending Areas (SSAs) on environmentally
sensitive lands to entitle development elsewhere.
FINDINGS AND CONCLUSIONS:
• The Rural Lands Stewardship Overlay Amendment petition proposes a large-scale Growth Management Plan
amendment to update the RLSA to allow Town size to exceed 5,000 acres and to clarify that employment
centers may include Qualified Targeted Industry businesses.
• There are no adverse environmental impacts as a result of this petition.
• No historical or archaeological sites are affected by this amendment.
• There are no public utility-related concerns as a result of this petition.
• There are no concerns about impacts on other public infrastructure.
STAFF RECOMMENDATION TO THE PLANNING COMMISSION:
Staff recommends the Collier County Planning Commission forward petition PL20240004018 Rural Lands Stewardship
Area Overlay GMPA to the Board of County Commissioners with a recommendation to transmit the proposed
Ordinance to the Florida Department of Commerce and other statutorily required agencies.
FISCAL IMPACT: Petition fees account for staff review time and materials and for the cost of associated legal
advertising/public notice for the public hearings. Therefore, no fiscal impacts to Collier County result from the adoption
of this amendment.
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Item # 17.E
ID# 2024-1240
GROWTH MANAGEMENT IMPACT: Approval of the proposed amendment by the Board for Transmittal and its
submission to the Florida Department of Commerce and other statutorily required agencies will commence the
Department’s thirty (30) day review process and ultimately return the amendment to the CCPC and the Board for
Adoption hearings.
LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized by, and subject to the
procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County
Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: “plan
amendments shall be based on relevant and appropriate data and an analysis by the local government that may include
but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of
the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated
by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue.” Section
163.3177(1)(f), FS. In addition, Section 163.3177(6)(a)2, FS provides that FLUE plan amendments shall be based on
surveys, studies, and data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of non-conforming
uses inconsistent with the community's character.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02.
h. The need to modify land uses and development patterns with antiquated subdivisions.
i. The discouragement of urban sprawl.
j. The need for job creation, capital investment, and economic development that will strengthen and diversify the
community’s economy.
This item is approved as to form and legality. It requires a majority vote of the Board for approval of the Transmittal
Resolution. The subsequent adoption hearing at a future date requires an affirmative vote of four. (HFAC)
RECOMMENDATIONS: To approve and transmit the proposed Resolution to the Florida Department of Commerce
and other statutorily required agencies.
PREPARED BY: James Sabo, AICP, Comprehensive Planning Manager
ATTACHMENTS:
1. Final Staff Report GMPA RLSA PL20240004018
2. Exhibit A Resolution 8-21-24
3. CCPC Backup Materials PL2024-4018 GMPA
4. Legal Ad CCPC 8-30-24 NDN
5. legal ad - agenda ID 24-1240 - GMPA-PL20240004018-Lg-Scale-RLSA-Overlay
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STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT,
ZONING DIVISION, COMPREHENSIVE PLANNING SECTION
HEARING DATE: SEPTEMBER 20, 2024
SUBJECT: PL20240004018 GROWTH MANAGEMENT PLAN AMENDMENT GMPA;
RURAL LAND STEWARDSHIP AREA OVERLAY TRANSMITTAL
HEARING
ELEMENTS: FUTURE LAND USE ELEMENT—GROWTH MANAGEMENT PLAN
AGENT/APPLICANT:
Agents: Christopher Scott, AICP Rich Yovanovich, Attorney
Peninsula Engineering, Inc. Coleman, Yovanovich, Koester, PLLC
2600 Golden Gate Parkway 4001 Tamiami Trail North, Suite 300
Naples, FL 34105 Naples, FL 34103
Owner: Ave Maria Development, LLLP
1500 Golden Gate Parkway
Naples, FL 34150
GEOGRAPHIC LOCATION:
The existing Rural Lands Stewardship Area Overlay is comprised of ±185,000 acres. It is located within
the eastern and northern portions of Collier County. The property is known as the Rural Lands Stewardship
Area.
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REQUESTED ACTION:
The applicant, Ave Maria Development, LLLP, proposes a Growth Management Plan Amendment
(GMPA) for text changes to the Rural Lands Stewardship Area (RLSA) Overlay of the Collier County
Growth Management Plan (GMP). The proposed amendment will remove the maximum acreage for a Town
in the Stewardship Receiving Area (SRA). The current maximum area for a Town is 5,000 acres.
Additionally, the applicant seeks to clarify that Goods and Services includes certain business and industry
type uses, such as Florida Qualified Target Industries. The proposed amendment also includes text changes
to Future Land Use Element (FLUE) Policy 4.7.1, Policy 4.7.4, and Attachment C. (Rural Lands
Stewardship Overlay, Stewardship Receiving Area Characteristics).
PURPOSE/DESCRIPTION OF PROJECT:
The applicant states that the amendment seeks to remove the maximum 5,000-acre size of a Town and
clarify that “goods and services” required within Town and Village SRAs “may” include employment
centers, such as manufacturing and Florida Qualified Target Industries. The applicant states that goods and
services should not be limited to retail and office uses.
EXISTING CONDITIONS:
Subject Property:
The RLSA is a broad area of land in the eastern and northern portions of the County.
Surrounding Lands:
North: Hendry County, Okaloacoochee Slough, Agricultural and Residential Uses.
East: Hendry County, Dinner Island Ranch Wildlife Area, Agricultural Uses.
South: Collier County, Florida Panther National Wildlife Refuge, Agricultural Uses.
West: Audubon Corkscrew Swamp, Golden Gate Rural Estates, Agricultural and Residential Uses.
In summary, the surrounding land uses are primarily agricultural and wildlife refuge areas with greater
residential uses toward the west.
BACKGROUND AND ANALYSIS:
Collier County established the RLSA program in 2002. The program is part of the Future Land Use Element
(FLUE) of the GMP. The County implemented a stewardship program to address environmentally sensitive
land in the eastern portions of the County. The program was designed to assess and address growth pressures
in those same eastern rural and agricultural lands. The RLSA program established goals that retain
agricultural activities, direct incompatible uses away from wetlands, enable the conversion of rural land to
other uses, discourage urban sprawl, and encourage creative development and land use planning techniques
through incentives.
The RLSA encompasses approximately 185,000 acres in eastern Collier County. The RLSA program
incentivizes the preservation and restoration of environmentally sensitive areas into Stewardship Sending
Areas (SSA) in exchange for SSA Credits (Credits). These Credits are available to allow higher-intensity
mixed-use developments, known as Stewardship Receiving Areas (SRA), in appropriate locations and
subject to specific design criteria. SRAs can be developed as Towns, Villages , or Compact Rural
Developments.
The RLSA Overlay Map on page 2 identifies significant environmental areas such as Water Retention Areas
(WRA), Habitat Stewardship Areas (HSA), and Flowway Stewardship Areas (FSA). Lands not identified
as WRA, HSA, or FSA are designated as Open Lands and are the appropriate location for new Towns,
Villages, or Compact Rural Development SRAs. The Open Lands generally consist of predominantly
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4
agricultural lands that have been cleared or altered. Additionally, the Open Lands include a 500’ Restoration
Area located adjacent to FSAs and two potential Panther Corridor locations on the Overlay Map.
EXISTING AND PENDING SRAs
In 2021, the Board approved Ordinance 2021-28, which revised the RLSA program to limit the number of
SSA credits available for the development of SRAs. Currently, the RLSA has established 18 SSAs
protecting approximately 48,000 acres of sensitive lands (SSA Credits spreadsheet attached). There are
three additional SSAs pending approval. They are SSAs 19, 20, and 21, which would potentially increase
the acreage by 5,128 for an approximate total of 53,000 acres. They are listed here:
SSA 19: 560.2 acres / 4,481.6 credits
SSA 20: 655.7 acres / 1,271.7 credits
SSA 21: 3,912.41 acres / 10,659.0 acres
The above SSAs, pending and approved, have provided for eight existing SRAs and one pending SRAs on
approximately 11,000 acres. The SRAs are detailed in the table below:
SRA Name SRA Type Total Acres Public Benefit Net Acres
Ave Maria Town 5,928.00 998.001 4,930.00
Longwater* Village 0 0
Rivergrass Village 997.53 997.53
Hyde Park Village 642.52 642.52
Brightshore Village 681.50 681.50
Bellmar Village 999.74 999.74
Big Cypress Town 1,544.46 1,544.46
Horse Trials** Village 1,217.84 1,217.84
Collier Rod & Gun CRD 259.60 259.60
TOTAL 12,271.19 998.00 11,273.19
1 Ave Maria approval excludes Public Benefit Use acreage, including University District, from SRA acreage
* The 991.81-acre Longwater Village was incorporated into the Town of Big Cypress
** Under Review/Pending
If project PL20240004018 GMPA for the RLSA is approved and adopted by the BCC, the maximum Town
size of 5,000 acres would be removed. Moving forward, the appropriate action for staff would be to include
the total SRA acreage to date against the 45,000 acre cap for each new proposed town or village.
PETITIONER NEEDS ANALYSIS:
The applicant states that approval of the GMPA will further the RLSA’s ability to:
• create mixed-use, self-sufficient SRAs that utilize shared services, facilities, and infrastructure.
• further enable economic prosperity through development of planned land uses and employment centers.
• increase internal capture and reduce trip length and long-distance travel.
The RLSA Group 4 Policies pertain to the development of SRAs. SRAs can be in the form of a Town,
Village, or Compact Rural Development (CRD). Policies 4.7.1, 4.7.2, and 4.7.3 and Attachment C, RLSA
SRA Characteristics outline the minimum standards for each type of SRA. The primary differences are
summarized below:
SRA Standards: Town Village CRD
Size 1,500-5,000 acres 300-1,500 acres 300 acres or less
Goods and Services 170 sf per du 53 sf per du 10 sf per du
Civic, Gov, Inst 15 sf land area per du 10 sf floor area per du n/a
Community Park 200 sf per du n/a n/a
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The applicant contends that Towns, being the largest and most diverse type of SRA, require substantially
more “goods and services” than a Village or CRD. Additionally, Towns are required to provide Community
Parks within their boundaries. During the recent public hearings for the RLSA restudy and GMP
Amendments, the consensus from the public and commissioners was that Towns are preferable to Villages
and smaller projects. The applicant further states that Towns and larger developments provide greater
flexibility and more opportunity for smart growth by creating areas that can create jobs.
As noted in Policy 4.2, the petitioner states that SRAs can be designated on “privately owned lands within
the RLSA…, except land delineated as a FSA, HSA, WRA or land designated as an SSA.” The Policy also
states that “the specific location, size, and composition of each SRA cannot and need not be predetermined
in the GMP.” The RLSA program does not include a minimum separation between SRA’s. Therefore, if an
existing Town wanted to expand above the 5,000-acre limit, the only recourse would be to establish a
separate, adjacent SRA.
The applicant provided the following table that compares the additional non-residential uses and community
park area that is required for an existing Town to add 1,500 acres and 4,000 dwelling units if done as an
expanded Town without an acreage cap or by adding an adjacent Village. An expanded Town requires
significantly more commercial floor area and community park acreage than if developed as a separate
Village.
Development Example Expanded Town Adjacent Village
Size +1,500 acres +1,500 acres
Dwelling Units +4,000 dwelling units +4,000 dwelling units
Goods and Services +680,000 sf gross floor area +212,000 sf gross floor area
Civic, Gov, Inst +1.38-acres +40,000 sf gross floor area
Community Park +18.37-acres None Required
The petitioner contends that by removing the maximum size of Towns allows for additional residential units
and population within the Town. The resulting increase in population provides a larger consumer base and
demand for a variety of goods, services, and amenities. This increase in population is attractive to investors
and businesses looking for new markets to help meet this demand. As more businesses locate within the
Town, they support each other through supply chains and business-to-business services, creating a
synergistic environment that fosters further economic growth and job creation. This critical mass is essential
for attracting major employers with higher-paying wages.
The petitioner further contends that Towns, with a full array of goods and services, public amenities, and
employment centers, allow residents to meet most of their needs within the Town. This increases the internal
capture of the SRA’s anticipated vehicular trips, reducing the number of external trips onto the County
roadways and the overall vehicle miles traveled by Town residents.
Allowing the additional land to be incorporated into the existing Town SRA boundary, as opposed to a
separate Village or CRD, requires more non-residential floor area and employment opportunities, additional
community parks, and more land area for civic, governmental, and institutional uses. The location and
distribution of those uses, roads, stormwater, and utilities can be better coordinated and planned.
Additionally, having a single SRA document allows for easier implementation by staff and developers.
Staff finds that the information provided here by the petitioner satisfies the Needs Analysis requirement
based on the research provided. Compliance with applicable Florida Statutes is provided here.
CRITERIA FOR GMP AMENDMENTS FLORIDA STATUTES:
Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163,
F.S., specifically as listed below.
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Section 163.3177(1)(f), Florida Statutes:
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be based
upon relevant and appropriate data and an analysis by the local government that may include, but not
be limited to, surveys, studies, community goals and vision, and other data available at the time of
adoption of the comprehensive plan or plan amendment. To be based on data means to react to it in an
appropriate way and to the extent necessary, as indicated by the data available on that particular subject
at the time of adoption of the plan or plan amendment at issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed
a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys,
data, and supporting documents for proposed plans and plan amendments shall be made available
for public inspection, and copies of such plans shall be made available to the public upon payment
of reasonable charges for reproduction. Support data or summaries are not subject to the compliance
review process, but the comprehensive plan must be clearly based on appropriate data. Support data
or summaries may be used to aid in the determination of compliance and consistency.
2. Data must be taken from professionally accepted sources. The application of a methodology
utilized in data collection or whether a particular methodology is professionally accepted may be
evaluated. However, the evaluation may not include whether one accepted methodology is better
than another. Original data collection by local governments is not required. However, local
governments may use original data so long as methodologies are professionally accepted.
3. The comprehensive plan shall be based upon permanent and seasonal population estimates and
projections, which shall either be those published by the Office of Economic and Demographic
Research or generated by the local government based upon a professionally acceptable
methodology. The plan must be based on at least the minimum amount of land required to
accommodate the medium projections as published by the Office of Economic and Demographic
Research for at least a 10-year planning period unless otherwise limited under s. 380.05, including
related rules of the Administration Commission. Absent physical limitations on population growth,
population projections for each municipality and the unincorporated area within a county must, at
a minimum, be reflective of each area’s proportional share of the total county population and the
total county population growth.
Section 163.3177(6)(a)2. Florida Statutes:
2. The future land use plan and plan amendments shall be based upon surveys, studies, and data
regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of
nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent
with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will strengthen
and diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
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Section 163.3177(6)(a)8. Florida Statutes:
(a) A future land use plan element designating proposed future general distribution, location, and extent of
the uses of land for residential uses, commercial uses, industry, agriculture, recreation, conservation,
education, public facilities, and other categories of the public and private uses of land. The approximate
acreage and the general range of density or intensity of use shall be provided for the gross land area
included in each existing land use category. The element shall establish the long-term end toward which
land use programs and activities are ultimately directed.
8. Future land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the
character of the undeveloped land, soils, topography, natural resources, and historic resources
on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of
this section.
NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES:
The application is not for a site-specific location for a Growth Management Plan Amendment. A
Neighborhood Information Meeting is not required for this application.
ENVIRONMENTAL FINDINGS:
The RLSA program designates environmentally sensitive areas, including Flowway Stewardship Areas
(FSAs), Habitat Stewardship Areas (HSAs), and Water Retention Areas (WRAs), and prohibits the
development of towns, villages, and compact rural developments.
The proposed GMP amendment has no effect on either the requirements of the Conservation and Coastal
Management Element (CCME) of the GMP or the requirements to create Stewardship Sending Areas
(SSAs) on environmentally sensitive lands to entitle development elsewhere.
FINDINGS AND CONCLUSIONS:
• The Rural Lands Stewardship Overlay Amendment petition proposes a large-scale Growth
Management Plan amendment to update the RLSA to allow Town size to exceed 5,000 acres and
to clarify that employment centers may include Qualified Targeted Industry businesses.
• There are no adverse environmental impacts as a result of this petition.
• No historical or archaeological sites are affected by this amendment.
• There are no public utility-related concerns as a result of this petition.
• There are no concerns about impacts on other public infrastructure.
LEGAL REVIEW: The County Attorney’s office reviewed the staff report on 8/28/2024
STAFF RECOMMENDATION:
Staff recommends the Collier County Planning Commission forward petition PL20240004018 Rural Lands
Stewardship Area Overlay GMPA to the Board of County Commissioners with a recommendation to
transmit the proposed Ordinance to the Florida Department of Commerce and other statutorily required
agencies.
NOTE: This petition has been tentatively scheduled for the November 12, 2024, BCC meeting.
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24-CMP-01223/1865518/10
RLSA Overlay
PL20240004018
8/20/24
Words underlined are additions; Words struck through are deletions.
*** *** *** *** are a break in text
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RESOLUTION NO. 2024- _______
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS
PROPOSING AMENDMENTS TO THE COLLIER COUNTY
GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS
AMENDED, RELATING TO THE RURAL LANDS STEWARDSHIP
AREA OVERLAY AND SPECIFICALLY AMENDING THE RURAL
LANDS STEWARDSHIP AREA OVERLAY OF THE FUTURE LAND
USE ELEMENT, TO ELIMINATE THE CAP ON THE SIZE OF A
TOWN AND INCLUDE QUALIFIED TARGET INDUSTRIES AS A
GOODS AND SERVICES USE; AND FURTHERMORE DIRECTING
TRANSMITTAL OF THE AMENDMENTS TO THE FLORIDA
DEPARTMENT OF COMMERCE. [PL20240004018]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act of
1985, was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, Chris Scott of Peninsula Engineering and Richard D. Yovanovich, Esquire of
Coleman, Yovanovich & Koester, P.A. representing Ave Maria Development, LLP requested
amendments relating to Policy 4.7.1, Policy 4.7.4 and Attachment C, Stewardship Receiving Area
Characteristics of the Rural Lands Stewardship Area (RLSA) Overlay of the Future Land Use
Element Series; and
WHEREAS, on __________________, the Collier County Planning Commission
considered the proposed amendment to the Growth Management Plan pursuant to the authority
granted to it by Section 163.3174, F.S., and has recommended approval of said amendment to the
Board of County Commissioners; and
WHEREAS, on _______________, the Board of County Commissioners at a public
hearing approved the transmittal of the proposed amendment to the state land planning agency in
accordance with Section 163.3184, F.S.; and
WHEREAS, upon receipt of Collier County’s proposed Growth Management Plan
Amendment, various State agencies and the Department of Commerce have thirty (30) days to
review the proposed amendments and the Department of Commerce must transmit, in writing, to
Collier County its comments within said thirty (30) days pursuant to Section 163.3184, F.S.; and
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24-CMP-01223/1865518/10
RLSA Overlay
PL20240004018
8/20/24
Words underlined are additions; Words struck through are deletions.
*** *** *** *** are a break in text
2 of 2
WHEREAS, Collier County, upon receipt of the written comments from the Department
of Commerce must adopt, adopt with changes or not adopt the proposed Growth Management Plan
Amendment within one hundred and eighty (180) days of such receipt pursuant to Section
163.3184, F.S.; and
WHEREAS, the Department of Commerce, within five (5) days of receipt of Collier
County’s adopted Growth Management Plan Amendment, must notify the County of any
deficiencies of the Plan Amendment pursuant to Section 163.3184(3), F.S.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
The Board of County Commissioners hereby approves the proposed Growth Management
Plan Amendment, attached hereto as Exhibit “A” and incorporated by reference herein, for the
purpose of transmittal to the Department of Commerce and other reviewing agencies thereby
initiating the required State evaluation of the Growth Management Plan Amendment prior to final
adoption.
THIS RESOLUTION ADOPTED after motion, second and majority vote this _________
day of __________________, 2024.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
By:_________________________ By: _______________________________
Deputy Clerk Chris Hall, Chairman
Approved as to form and legality:
________________________________
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachment: Exhibit “A” – Text amendments and attachments
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EXHIBIT A
V. OVERLAYS AND SPECIAL FEATURES
* * * * * * * * * * * * *
F. Rural Lands Stewardship Area Overlay
* * * * * * * * * * * * *
Group 4 – Policies to enable conversion of rural lands to other uses in appropriate
locations, while discouraging urban sprawl, and encouraging development that utilizes
creative land use planning techniques by the establishment of Stewardship Receiving
Areas.
* * * * * * * * * * * * *
Policy 4.7.1:
Towns are the largest and most diverse form of SRA, with a full range of housing types and mix
of uses. Towns have urban level services and infrastructure that support development that is
compact, mixed use, human scale, and provides a balance of land uses to reduce automobile
trips and increase livability. Towns shall be greater than 1,500 acres and up to 5,000 acres and
are comprised of several villages and/or neighborhoods that have individual identity and
character. Towns shall have a mixed-use town center that will serve as a focal point for community
facilities and support services. Towns shall be designed to encourage pedestrian and bicycle
circulation by including an interconnected sidewalk and pathway system serving all residential
neighborhoods. Towns shall include an internal mobility plan, which shall include a transfer station
or park and ride area that is appropriately located within the town to serve the connection point
for internal and external public transportation. Towns shall have at least one community park with
a minimum size of 200 square feet per dwelling unit in the Town, subject to Level of Service
Requirements.
Towns shall also have parks or public green spaces within neighborhoods. Towns shall include
both community and neighborhood scaled retail and office uses, described in Policy 4.15.1.
Towns may also include those compatible corporate office, research, development companies,
and light industrial uses such as those permitted in the Business Park and Research and
Technology Park Subdistricts of the FLUE and those included in 4.7.4. Towns shall be the
preferred location for the full range of schools, and to the extent possible, schools and parks shall
be located abutting each other to allow for the sharing of recreational facilities and as provided in
Policies 4.15.2 and 4.15.3. Design criteria for Towns are included in the LDC Stewardship District.
Towns shall not be located within the ACSC.
* * * * * * * * * * * * *
Policy 4.7.4
Existing urban areas, Towns and Villages shall be the preferred location for business and industry
within the RLSA, to further promote economic sustainability and development, diversification and
lobjob creation. The business and industry use allowed includes, but is not limited to, those as
defined as Florida Qualified Target Industries. These uses shall count towards the goods and
services required for Towns and Villages by Policy 4.15.1 and Attachment C. The appropriate
scale and compatibility of these uses within a Town or Village will be addressed during SRA
application process.
08/21/2024
Page 5229 of 5419
Words underlined are added; words struck through are deletions Page 2 of 2
Attachment C
Collier County RLSA Overlay
Stewardship Receiving Area Characteristics
Typical Characteristics Town* Village Compact Rural Development
Size (Gross Acres) Greater than 1,500-5,000 acres 300-1,500 acres** 300 Acres or less**
Residential Units (DUs) per gross acre base density 1-4 DUs per gross acre*** 1-4 DUs per gross acre*** 1-4 DUs per gross acre***
Residential Housing Styles Full range of single family and multi-family
housing types, styles, lot sizes
Diversity of single family and multi-family
housing types, styles, lot sizes
Single Family and limited multi-family****
Maximum Floor Area Ratio or Intensity Retail & Office - .5
Civic/Governmental/Institutional - .6
Manufacturing/Light Industrial - .45
Group Housing - .45
Transient Lodging – 26 upa net
Retail & Office - .5
Civic/Governmental/Institutional - .6
Group Housing - .45
Transient Lodging – 26 upa net
Retail & Office - .5
Civic/Governmental/Institutional - .6
Group Housing - .45
Transient Lodging – 26 upa net
Goods and Services***** Town Center with Community and
Neighborhood Goods and Services in Town
and Village Centers: Minimum 170 SF gross
building area per DU; Corporate Office,
Manufacturing and Light Industrial
Village Center with Neighborhood Goods and
Services in Village Centers: Minimum 53 SF
gross building area per DU
Convenience Goods and Services: Minimum
10 SF gross building area per DU; research,
education, tourism/recreation
Water and Wastewater Centralized or decentralized community
treatment systems
Interim Well and Septic
Centralized or decentralized community
treatment systems
Interim Well and Septic
Individual Well and Septic System; Centralized
or decentralized community treatment system
Recreation and Open Spaces Community Parks (200 SF/DU), subject to
Level of Service Requirements
Parks & Public Green Spaces w/in
Neighborhoods
Active Recreation/Golf Courses
Lakes
Open Space Minimum 35% of SRA
Parks & Public Green Spaces w/in
Neighborhoods (minimum 1% of gross acres)
Active Recreation/Golf Courses
Lakes
Open Space Minimum 35% of SRA
Public Green Space for Neighborhoods
(minimum 1% of gross acres)
Civic, Governmental and Institutional Uses Wide Range of Services – minimum 15 SF/DU
of gross land area/DU
Full Range of Schools
Moderate Range of Services – minimum 10
SF/DU;
Full Range of Schools
Limited Services
Pre-K through Elementary Schools
Transportation Auto – interconnected system of collector and
local roads; required connection to collector or
arterial
Interconnected sidewalk and pathway system
County Transit Station or Park and Ride
Facility
Auto – interconnected system of collector and
local roads; required connection to collector or
arterial
Interconnected sidewalk and pathway system
Equestrian Trails
County Transit Station or Park and Ride
Facility
Auto – interconnected system of local roads
Pedestrian Pathways
Equestrian Trails
County Transit Access
* - Towns are prohibited within the ACSC, per Policy 4.7.1 of the Goals, Objectives and Policies.
** - Villages and Compact Rural Developments within the ACSC are subject to location and size limitations, per Policy 4.21, and are subject to Chapter 28-25, FAC.
*** - Density can be increased beyond the base density through the Affordable Housing Density Bonus or through the density blending provision, per Policy 4.7.
**** - Those CRDs that include single or multi-family residential uses shall include proportionate support services.
***** - Goods and Services for Towns and Villages may include those business and industry uses, including Florida Qualified Target Industries, as described in Policy 4.7.4.
Italicized uses are not required uses.
08/21/2024
Page 5230 of 5419
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
March 27, 2024
Collier County Growth Management Department
Planning & Zoning
2800 North Horseshoe Drive
Naples, FL 34104
RE: Rural Lands Stewardship Area Overlay GMPA
GMP Amendment – PL202420004018
1st Review
To Whom It May Concern,
Please find the attached Growth Management Plan Amendment (GMPA) application to make minor text changes
to the Rural Lands Stewardship Area (RLSA) Overlay. This GMPA is not specific to an individual parcel and does not
change the Future Land Use Map (FLUM) or the RLSA Overlay Map. The GMPA requires both a Transmittal and an
Adoption Hearing.
The following have been included for your review and approval:
1. Cover Letter
2. Email from Mike Bosi waiving Pre-Application Meeting
3. GMPA Application
4. Affidavit of Authorization
5. Property Ownership Disclosure Form
6. Proposed FLUE Text
7. Existing Rural Lands Stewardship Area Overlay Map
8. Narrative, Criteria and Consistency
Please feel free to contact me at (239) 403-6727 or by email at cscott@pen-eng.com should you have any
questions or require additional information.
Sincerely,
Christopher O. Scott, AICP
Planning Manager
Page 5231 of 5419
1
Chris Scott
From:Michael Bosi <Michael.Bosi@colliercountyfl.gov>
Sent:Wednesday, March 6, 2024 2:37 PM
To:Chris Scott
Cc:James Sabo; Nick Casalanguida
Subject:RE: RLSA GMPA - Maximum Town Size
Chris,
Please uƟlize this e-mail with your GMP-A applicaƟon submiƩal to recognize our meeƟng ON 2-28-24 as saƟsfying the
pre-applicaƟon meeƟng requirement for the GMP-A.
Sincerely,
Mike
Michael Bosi AICP
Division Director - Planning & Zoning
Zoning
Office:239-252-1061
Mobile:239-877-0705
2800 North Horseshoe drive
Naples, Florida 34104
Michael.Bosi@colliercountyfl.gov
From: Chris Scott <cscott@pen-eng.com>
Sent: Wednesday, March 6, 2024 2:20 PM
To: Michael Bosi <Michael.Bosi@colliercountyfl.gov>
Cc: James Sabo <James.Sabo@colliercountyfl.gov>; Nick Casalanguida <ncasalanguida@barroncollier.com>
Subject: RLSA GMPA - Maximum Town Size
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.
Mike:
I appreciate your Ɵme meeƟng with me and Nick last week. As discussed, we are planning on submiƫng a privately
iniƟated GMPA to remove the maximum acreage for a Town and provide clarifica Ɵon language that “goods and
services” are not solely limited to retail and service uses, but also includes employment centers, such as the Arthrex and
Dialum Glass (manufacturing uses) faciliƟes in Ave Maria. We understand this would be a full Comprehensive Plan
Amendment that would apply to all of the Rural Land Stewardship Area, requiring both a transmiƩal and adopƟon
hearing before the BOCC.
Given the limited nature of the proposed GMPA, may we submit without a formal pre-applicaƟon meeƟng? I am copying
in James Sabo for awareness and am happy to reach out to the assigned planner prior to submiƫng.
Page 5232 of 5419
2
Christopher O. Scott, AICP
Planning Manager
PENINSULA ENGINEERING
Direct: 239.403.6727
www.pen-eng.com
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.
Page 5233 of 5419
The application is to be reviewed by staff for sufficiency within 30 calendar days following the filing
deadline. The applicant will be notified, in writing, of the sufficiency determination. If insufficient, the
applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the
application, see Resolution 12-234. If you have any questions, please contact the Comprehensive Planning
Section at 239-252-2400.
APPLICANT CONTACT INFORMATION
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Application to Amend The Growth Management Plan
LDC subsection 10
Chapter 3 of the Administrative Code
Revised 2023 Page 1 of 8Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400
www.colliercountyfl.gov/
NaNammee ofof PrProp opeerrty ty OOwwnneerr(s)(s):: ____________________________________________________________________________________________________________
NaNammee ofof AApppplliicant cant iiff ddiiffffeerreennt t ththaann oowwnneerr:: ____________________________________________________________________________________
AAddddrreess:ss: ___________________________________________________C _Ciity:ty: __________________________ SState: tate: _____________ _ ZZIIP: P: ____________________
TTeelleepphhon onee:: _______________________________________ _ CelCelll:: _______________________________________ _ FFaax:x: ______________________________________
EE--MMaaiill AAddddrreess:ss: ________________________________________________________________________________________________________________________________
NaNammee ofof AAggeennt:t: ________________________________________________________________________________________________________________________________
FiFirrmm:: __________________________________________________________________________________________________________________________________________________
AdAdddrreess:ss: ___________________________________________C_Ciity:ty: ______________________________ StaState:te: __________________ ZZIIP: P: ____________________
TTeelleepphhononee:: __________________________________________ CellCell:: _________________________________________ _ Fax: Fax: __________________________________
EE--MMaaiill AAddddrreess:ss: ________________________________________________________________________________________________________________________________
Name of Owner(s) of Records: ____________________________________________________
Address: __________________________City: _____________ State: _______ ZIP: __________
Telephone: ____________________ Cell: ____________________ Fax: ___________________
E-Mail Address: ________________________________________________________________
____________________________________________________________________________
*On an additional paper include the Name, Company, Address and Qualifications of all
consultants and other professionals providing information contained in this application,
as well as Qualifications of the Agent identified above
Page 5234 of 5419
A.If the property is owned fee simple by an INDIVIDUAL, Tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the percentage of
such interest. (Use additional sheets if necessary).
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DISCLOSURE OF INTEREST INFORMATION
B. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each.
C.If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest.
D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of
the general and/or limited partners.
PERCENTAGE OF OWNERSHIP:NAME:
PERCENTAGE OF OWNERSHIP:NAME:
PERCENTAGE OF OWNERSHIP:NAME:
PERCENTAGE OF OWNERSHIP:NAME:
Page 5235 of 5419
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E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the officers,
stockholders, beneficiaries, or partners.
PERCENTAGE OF OWNERSHIP:NAME:
DATE OF CONTRACT:
F.If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust.
NAME:
leased :________Term of lease: ______yrs./mos.G.Date subject property acquired
If, Petitioner has option to buy, indicate date of option: ______________ and date option
terminates: ______________, or anticipated closing: _______________________.
NOTE:
H. Should any changes of ownership or changes in contracts for purchase occur subsequent
to the date of application, but prior to the date of the final public hearing, it is the responsibility of
the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
Page 5236 of 5419
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Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400
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C.GENERAL LOCATION
A.PARCEL I.D. NUMBER:
B.LEGAL DESCRIPTION: (multi-line, fillable areas will hold as much text as needed)
F.TAZ:
D.Section: _______ Township: _______ Range: ________
E.PLANNING COMMUNITY: _______________________
G.SIZE IN ACRES: ______________H.ZONING:
I.FUTURE LAND USE MAP DESIGNATION(S): ______________________________________
J.SURROUNDING LAND USE PATTERN:
A.GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED:
DESCRIPTION OF PROPERTY
TYPE OF REQUEST
______ Housing Element ______ Recreation/Open Space
______ Traffic Circulation Sub-Element ______ Mass Transit Sub-Element
______ Aviation Sub-Element ______ Potable Water Sub-Element
______ Sanitary Sewer Sub-Element ______ NGWAR Sub-Element
______ Solid Waste Sub-Element ______ Drainage Sub-Element
______ Capital Improvement Element ______ CCME Element
______ Future Land Use Element ______ Golden Gate Master Plan
______ Immokalee Master Plan
B.AMEND PAGE (S): ____________ OF THE: ___________________________ ELEMENT
Page 5237 of 5419
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AS FOLLOWS: (Use Strike-through to identify language to be deleted; Use Underline to
Identify language to be added). (multi-line, fillable areas will hold as much text as needed)
C.AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM:
TO:
D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #)
E. DESCRIBE ADDITINAL CHANGES REQUESTED:
REQUIRED INFORMATION
Provide general location map showing surrounding developments (PUD, DRI’s, existing zoning) with
subject property outlined.
Provide most recent aerial of site showing subject boundaries, source, and date.
Provide a map and summary table of existing land use and zoning within a radius of 300 feet from
boundaries of subject property.
Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with
acreage totals for each land use designation on the subject property.
ENVIRONMENTAL
Provide most recent aerial and summary table of acreage of native habitats and soils occurring on
site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE,
COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE
INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN “A” ABOVE.
Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Game &
Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or
known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian
rookery, bird migratory route, etc.) Identify historic and/or archaeological sites on the subject property.
NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I”=400’. At least one copy reduced
to 8-1/2 x 11 shall be provided of all aerials and/or maps.
LAND USE
FUTURE LAND USE DESIGNATION:
Page 5238 of 5419
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Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400
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PUBLIC FACILITIES
Provide the existing Level of Service Standard (LOS) and document the impact the proposed change
will have on the following public facilities:
GROWTH MANAGEMENT
INSERT “Y” FOR YES OR “N” FOR NO IN RESPONSE TO THE FOLLOWING:
Is the proposed amendment located in an Area of Critical State Concern? (Reference , F.A.C.).
IF so, identify area located in ACSC.
Is the proposed amendment directly related to a proposed Development of Regional Impact
pursuant to Chapter 380 F.S.? (Reference , F.A.C.)
Is the proposed amendment directly related to a proposed Small Scale Development Activity
pursuant to Subsection 163.3187 (1)(c), F.S.? Does the proposed amendment create a significant
impact in population which is defined as a potential increase in County-wide population by than 5%
of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate
mitigation measures being proposed in conjunction with the proposed amendment.
Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a
specific land use designation and district identified (commercial, industrial, etc.) or is the proposed
land use a new land use designation or district? (Reference F.A.C.). If so, provide data and
analysis to support the suitability of land for the proposed use, and of environmentally sensitive land,
ground water and natural resources. (Reference , F.A.C.)
Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands,
with acreage totals for each land use designation on the subject property.
Potable Water
Sanitary Sewer
Arterial & Collector Roads; Name specific road and LOS
Drainage
Solid Waste
Parks: Community and Regional
If the proposed amendment involves an increase in residential density, or an increase in intensity for
commercial and/or industrial development that would cause the LOS for public facilities to fall below the
adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment.
Page 5239 of 5419
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SUPPLEMENTAL INFORMATION
(Reference Capital Improvement Element Objective 1 and Policies):
Provide a map showing the location of existing services and public facilities that will serve the
subject property (i.e. water, sewer, fire protection, police protection, schools and emergency.
Document proposed services and public facilities, identify provider, and describe the effect the
proposed change will have on schools, fire protection and emergency medical services.
Flood zone based on Flood Insurance Rate Map data (FIRM).
Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning
Maps) Coastal High Hazard Area, if applicable
High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (identified
on Collier County Zoning Maps).
$16,700.00 non-refundable filing fee made payable to the Board of County Commissioners due at
time of submittal. (Plus, proportionate share of advertising costs)
$9,000.00 non-refundable filing fee for a Small-Scale Amendment made payable to the Board of
County Commissioners due at time of submittal. (Plus, proportionate share of advertising costs)
Proof of ownership (copy of deed)
Notarized Letter of Authorization if Agent is not the Owner (See attached form)
*If you have held a pre-application meeting within 9 months prior to submitted date and paid the
pre-application fee of $500.00 at the meeting, deduct that amount from the above application fee amount
when submitting your application. All pre-application fees are included in the total application submittal
fee if petition submitted within 9 months of pre-application meeting date. Otherwise the overage will be
applied to future proportionate share advertising costs.
*Maps shall include: North arrow, name and location of principal roadways and shall be at a scale of
1”=400’ or at a scale as determined during the pre-application meeting.
*All attachments should be consistently referenced as attachments or exhibits, and should be labeled to
correlate to the application form, e.g. “Exhibit I.D.”
*Planning Community, TAZ map, Traffic Analysis Zone map, Zoning maps, and Future Land Use Maps.
Some maps are available on the Zoning Division website depicting information herein:
F.OTHER
Identify the following areas relating to the subject
property:
Zoning Services Section: _________________ Comprehensive Planning Section: ________________
Page 5240 of 5419
Page 5241 of 5419
PROPERTY OWNERSHIP DISCLOSURE FORM
This is a required form with all land use petitions, except for Appeals and Zoning Verification
Letters.
Should any changes of ownership or changes in contracts for purchase occur subsequent to the
date of application, but prior to the date of the final public hearing, it is the responsibility of the
applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
Please complete the following, use additional sheets if necessary.
a.If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the
percentage of such interest:
Name and Address % of Ownership
b.If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each:
Name and Address % of Ownership
c.If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest:
Name and Address % of Ownership
Page 5242 of 5419
d.If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
e.If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
Date of Contract: ___________
f.If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
g.Date subject property acquired _______________
Leased: Term of lease ____________ years /months
If, Petitioner has option to buy, indicate the following:
Page 5243 of 5419
Date of option: _________________________
Date option terminates: __________________, or
Anticipated closing date: ________________
AFFIRM PROPERTY OWNERSHIP INFORMATION
Any petition required to have Property Ownership Disclosure, will not be accepted without this form.
Requirements for petition types are located on the associated application form. Any change in ownership whether
individually or with a Trustee, Company or other interest-holding party, must be disclosed to Collier County
immediately if such change occurs prior to the petition’s final public hearing.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is
included in this submittal package. I understand that failure to include all necessary submittal information may
result in the delay of processing this petition.
____________________________________________ ____________
Agent/Owner Signature Date
____________________________________________
Agent/Owner Name (please print)
*The completed application, all required submittal materials, and fees shall be submitted to:
Growth Management Community Development Department | GMD Portal:
https://cvportal.colliercountyfl.gov/cityviewweb
Questions? Email: GMDclientservices@colliercountyfl.gov
Page 5244 of 5419
AVE MARIA DEVELOPMENT
GP Barron Collier Corpora�on 0.0500%
GP Nua Baile. LLC 0.0500%
LP BCAM, LLLP 49.9500%
LP Thomas S. Monaghan Irrevocable Grantor Trust 49.9500%
BARRON COLLIER CORPORATION (GP)
Share Holder Juliet C. Sproul Family Inheritance Trust 25.000000%
Share Holder Barron Collier III 25.000000%
Share Holder R. Blakeslee Gable 6.250000%
Share Holder M. Wells Gable 2021 Trust 6.250000%
Share Holder Christopher D. Villere 4.166666%
Share Holder Mathilde V. Currence 4.166667%
Share Holder Lamar G. Villere 4.166667%
Share Holder Phyllis Gable Alden Trust dtd 06-21-1988, as amended 12.500000%
Share Holder Donna G. Keller Irrevocable Trust 12.500000%
NUA BAILE, LLC (GP)
Manager: Thomas S. Monaghan
Manager: Paul Roney
Manager: George Forrest III
BCAM, LLLP (LP)
GP Barron Collier Corpora�on 0.1000%
LP Barron Collier Partnership, LLLP 99.9000%
BARRON COLLIER CORPORATION
Share Holder Juliet C. Sproul Family Inheritance Trust 25.000000%
Share Holder Barron Collier III 25.000000%
Share Holder R. Blakeslee Gable 6.250000%
Share Holder M. Wells Gable 2021 Trust 6.250000%
Share Holder Christopher D. Villere 4.166666%
Share Holder Mathilde V. Currence 4.166667%
Share Holder Lamar G. Villere 4.166667%
Share Holder Phyllis Gable Alden Trust dtd 06-21-1988, as amended 12.500000%
Share Holder Donna G. Keller Irrevocable Trust 12.500000%
Page 5245 of 5419
Barron Collier Partnership, LLLP, a Florida limited liability limited partnership
Barron Collier Management LLC – GP – 1%
Juliet C. Sproul – 0.25000%
Barron G. Collier IV – 0.06250%
Alexandra E. Collier – 0.06250%
Lara C. Grady (Collier)– 0.06250%
Christopher C. Collier – 0.06250%
Robert B. Gable- 0.06250%
Michael Wells Gable- 0.06250%
Christopher D. Villere- 0.04167%
Mathilde V. Currence- 0.04167%
Lamar G. Villere- 0.04166%
William Cameron Doane- 0.06250%
Mary Marguerite Doane- 0.06250%
Ashleigh N. Ora (Keller)- 0.02500%
Chelsea K. Kunde (Keller)- 0.02500%
Kathryn E. Keller- 0.02500%
Mathew D. Keller- 0.02500%
Stephen B. Keller- 0.02500%
Juliet C. Sproul Family Inheritance Trust - LP – 24.75%
Juliet C. Sproul – 24.7500%
Barron Collier III Life�me Irrevocable Trust – LP – 24.75%
Barron G. Collier IV - 6.1875%
Alexander E. Collier - 6.1875%
Lara C. Grady (Collier) - 6.1875%
Christopher C. Collier - 6.1875%
Lamar Gable Life�me Irrevocable Trust - LP – 12.375%
Robert B. Gable - 6.1875%
Michael W. Gable - 6.1875%
Frances G. Villere Life�me Irrevocable Trust for Christopher D. Villere Family - LP – 4.125%
Christopher D. Villere - 4.1250%
Frances G. Villere Life�me Irrevocable Trust for Mathilde V. Currence Family - LP – 4.125%
Mathilde V. Currence - 4.1250%
Frances G. Villere Life�me Irrevocable Trust for Lamar G. Villere Family - LP – 4.125%
Lamar G. Villere - 4.1250%
Phyllis G. Alden Life�me Irrevocable Trust - LP – 12.375%
Page 5246 of 5419
William Cameron Doane - 6.1875%
Mary Marguerite Doane - 6.1875%
Donna G. Keller Life�me Irrevocable Trust - LP – 12.375%
Ashleigh N. Ora (Keller) - 2.4750%
Chelsea K. Kunde (Keller) - 2.4750%
Kathryn E. Keller - 2.4750%
Mathew D. Keller - 2.4750%
Stephen B. Keller - 2.4750%
Thomas S. Monaghan Irrevocable Grantor Trust (LP)
Page 5247 of 5419
GOLDEN GATE BLVD
I-75 SR 29OIL WELL RD
CR 846
SR 82
EVERGLADES BLVDSR 29 NCORKSCREW RDIMMOKALEE RD DESOTO BLVD S1ST ST SLAKE TRAFFORD RD
MAIN ST W
NE
W MARKET RD
I-75
402 41Miles
GIS Mapping: Beth Yang, AICPGrowth Management DepartmentFile: Official Rural Lands Stewardship Area Overlay Map.mxdDate: 01/2022
Okaloacoochee SloughFlowway Stewardship Area(FSA)
HSA
HSA
HSA
ACSC
OkaloacoocheeHabitatStewardship Area(HSA)ACSC
CampKeaisStrandFlowway Stewardship Area(FSA)
HSA
WRA
AVEMARIASRAOI
L
WE
L
L
GR
A
D
E
R
D CAMPKEAISRDSSA 11
SSA 16
SSA 5 SSA 3
SSA 4
SSA 12
SSA 6
SSA 15
SSA 9
SSA 1
SSA 2
SSA 15
SSA 14
SSA 13
SSA 7
WRA
WRA
WRA
FSA
WRA
WRA
WRA
WRA
WRA
ACSC
ACSC
LakeTrafford
CR858WRA
NORTH CORRIDOR GENERAL LOCATION
SOUTH CORRIDOR GENERAL LOCATION
R U R A L L A N D S S T E W A R D S H I P A R E A O V E R L A Y M A PRURAL L A N D S S T E W A R D S H I P A R E A O V E R L A Y M A P
Note: The official designated titles of SSAs can be found within SSA Credit Agreements.
SSA 5A
SSA 3A
RIVERGRASSVILLAGESRA
(Disclaimer: The information provided is to be used for general mapping purposes only. Ground surveying and records search must be used for absolute boundaries/acreages)
FSA FSA
FSA
FSA
FSA
FSA
Florida PantherNational Wildlife Refuge
Okaloacoochee SloughState Forest
HYDE PARKVILLAGE SRA
Legend
Stewardship Areas
RLSA Program Area
Major Roads
Area of Critical State Concern
500 Foot Restoration Area
Flowway Stewardship Area (FSA)
Habtitat Stewardship Area (HSA)
Water Retention Area (WRA)
Open
Panther Corridor
Stewardship Sending Area (SSA)
Public Lands
Stewardship Receiving Area (SRA)
BigCypressNationalForest
SSA 17
SSA 17BELLMARVILLAGESRA
LONGWATERVILLAGESRA
AMEN D ED - JAN U ARY 2 5 , 20 07(O rd . N o . 2 0 0 7 -1 8 )
AMEN D ED - SEP T EMB ER 1 3, 2 011(O rd . N o. 2 0 11 -26 )AMEN D ED - JU NE 1 3, 2 01 7(O rd . N o . 2 0 1 7 -2 2 )AMEN D ED - JU LY 13 , 20 21(O rd . N o . 2 0 2 1 -2 8 )
A M E N D E D - O C TO B E R 1 4 , 2 0 0 8(O rd . N o . 2 0 0 8 -5 9 )
Page 5248 of 5419
Rural Lands Stewardship Area GMPA Page | 1
GMPA – PL20240004018
Revised: May 31, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
RURAL LANDS STEWARDSHIP AREA OVERLAY GMPA – TOWN SIZE
GROWTH MANAGEMENT PLAN AMENDMENT (PL20240004018)
PROJECT NARRATIVE, CRITERIA AND CONSISTENCY
Details of Request
Ave Maria Development, LLLP is submitting this Growth Management Plan Amendment (GMPA) to make
text changes to the Rural Lands Stewardship Area (RLSA) Overlay provisions of the Collier County GMP,
Section V.F. The amendment proposes to eliminate the maximum 5,000-acre size of a Town Stewardship
Receiving Area (SRA) and to clarify that “Goods and Services” include business and industry uses, including
Florida Qualified Target Industries. The amendment includes text changes to Future Land Use Element
(FLUE) Policy 4.7.1, Policy 4.7.4 and Attachment C, Rural Lands Stewardship Overlay, Stewardship
Receiving Area Characteristics.
RLSA Overview
Collier County established the incentive based RLSA program as part of the Future Land Use Element
(FLUE) of the GMP (Ord. 2002-54, as amended) to assess and address growth pressures in Collier County’s
eastern rural and agricultural lands. The RLSA program has the goal of “retaining agricultural activities,
directing incompatible uses away from wetlands and upland habitat, enabling the conversion of rural land
to other uses in appropriate locations, discouraging urban sprawl, and encouraging development that
employs creative land use planning techniques through the use of established incentives.”
The RLSA encompasses approximately 185,000 acres in eastern Collier County. The RLSA program
incentivizes the preservation and restoration of environmentally sensitive areas into Stewardship Sending
Areas (SSA) in exchange for SSA Credits (Credits). These Credits are available to allow higher intensity
mixed-use developments, known as Stewardship Receiving Areas (SRA), in appropriate locations and
subject to specific design criteria. SRAs can be developed as Towns, Villages or Compact Rural
Developments.
The RLSA Overlay Map identifies significant environmental areas as Water Resource Areas (WRA), Habitat
Stewardship Areas (HSA), and Flowway Stewardship Areas (FSA). Lands not identified as WRA, HSA, FSA
Page 5249 of 5419
Rural Lands Stewardship Area GMPA Page | 2
GMPA – PL20240004018
Revised: May 31, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
are designated as Open Lands and are the appropriate
location for new Towns, Villages or Compact Rural
Development SRAs. The Open Lands generally consist of
predominantly agriculture lands which have been
cleared or altered. Additionally, the Open Lands include
a 500’ Restoration Area located adjacent to FSAs and
two potential Panther Corridor locations on the Overlay
Map.
The RLSA Overlay Map Areas
RLSA
Designation Acres Percent
of Total
WRA 31,100 17.05%
HSA 40,000 21.93%
FSA 18,200 9.99%
Open 93,100 51.04%
TOTAL 182,400 100.00%
Source: Collier County RLSA Study Phase I Technical Report, 2008
To date, the RLSA has established 18 SSAs protecting
over 47,000 acres and there are seven (7) approved and
one (1) pending SRAs on approximately 11,000 acres.
The most recent amendments to the RLSA program
(Ord 2021-28) placed limits on the number of SSA
Credits that could be generated and established a
maximum of 45,000 acres that can be designated as a SRA.
Existing and Pending SRAs
SRA Name SRA Type Total Acres Public Benefit Net Acres
Ave Maria Town 5,928.00 998.001 4,930.00
Longwater* Village 0 0
Rivergrass Village 997.53 997.53
Hyde Park Village 642.52 642.52
Brightshore Village 681.50 681.50
Bellmar Village 999.74 999.74
Big Cypress Town 1,544.46 1,544.46
Horse Trials** Village 1,217.84 1,217.84
TOTAL 12,011.59 998.00 11,013.59
1 Ave Maria approval excludes Public Benefit Use acreage, including University District, from SRA acreage
* The 991.81-acre Longwater Village was incorporated into the Town of Big Cypress
** Under Review/Pending
Page 5250 of 5419
Rural Lands Stewardship Area GMPA Page | 3
GMPA – PL20240004018
Revised: May 31, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
Justification:
This amendment seeks to remove the maximum 5,000-acre size of a Town and to provide clarification
that “goods and services” required within Town and Village SRAs may include employment centers, such
as manufacturing and Florida Qualified Target Industries, and is not limited to retail and office uses.
Approval of the GMPA will further the RLSA’s ability to:
• create mixed-use, self-sufficient SRAs that utilize shared services, facilities and infrastructure;
• further enable economic prosperity through the development of planned land uses and
employment centers; and
• increase internal capture and reduce trip length and long-distance travel.
The RLSA Group 4 Policies pertain to the development of SRAs. SRAs can be in the form of a Town, Village
or Compact Rural Development (CRD). Policies 4.7.1, 4.7.2, and 4.7.3 and Attachment C, RLSA SRA
Characteristics outline the minimum standards for each type of SRA. The primary differences are
summarized below:
SRA Standards: Town Village CRD
Size 1,500-5,000 acres 300-1,500 acres 300 acres or less
Goods and Services 170 sf per du 53 sf per du 10 sf per du
Civic, Gov, Inst 15 sf land area per du 10 sf floor area per du n/a
Community Park 200 sf per du n/a n/a
Towns, being the largest and most diverse type of SRA, require substantially more “goods and services”
than a Village or CRD. Additionally, Towns are required to provide Community Parks within their
boundaries. During the recent public hearings for the RLSA restudy and GMP Amendments, the consensus
from the public and commissioners was that Towns are preferable to Villages and smaller projects. Towns
and larger developments provide greater flexibility and more opportunity for smart growth by creating
areas that can create jobs.
As noted in Policy 4.2, SRAs can be designated on “privately owned lands within the RLSA…, except land
delineated as a FSA, HSA, WRA or land that has been designated as a SSA.” The Policy also states that “the
specific location, size and composition of each SRA cannot and need not be predetermined in the GMP.”
The RLSA program does not include minimum separation between SRAs. Therefore, if an existing Town
wanted to expand above the 5,000-acre limit the only recourse would be to establish a separate, adjacent
SRA.
The following table compares the additional non-residential uses and community park area that is
required for an existing Town to add 1,500 acres and 4,000 dwelling units if done as an expanded Town
without an acreage cap or by adding an adjacent Village. An expanded Town requires significantly more
commercial floor area and community park acreage than if developed as a separate Village.
Page 5251 of 5419
Rural Lands Stewardship Area GMPA Page | 4
GMPA – PL20240004018
Revised: May 31, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
Development Example Expanded Town Adjacent Village
Size +1,500 acres +1,500 acres
Dwelling Units +4,000 dwelling units +4,000 dwelling units
Goods and Services +680,000 sf gross floor area +212,000 sf gross floor area
Civic, Gov, Inst +1.38-acres +40,000 sf gross floor area
Community Park +18.37-acres None Required
Removing the maximum size of Towns allow for additional residential units and population within the
Town. The resulting increase in population provides a larger consumer base and demand for a variety of
goods, services and amenities. This increase in population is attractive to investors and businesses looking
for new markets to help meet this demand. As more businesses locate within the Town, they support each
other through supply chains and business-to-business services, creating a synergistic environment that
fosters further economic growth and job creation. This critical mass is essential for attracting major
employers with higher paying wages.
Towns with a full array of goods and services, public amenities and employment centers allow residents
to meet most of their needs within the Town. This increases the internal capture of the SRA’s anticipated
vehicular trips; reducing the number of external trips onto the County roadways and the overall vehicle
miles traveled by Town residents.
For example, the Town of Ave Maria SRA, which was originally approved in 2005 and later amended in
2020 and 2022, has a significantly higher internal capture. Ave Maria’s higher internal capture rate was
based on an impact fee study of the Town Core, prepared by Benesch on February 2022, which suggests
an internal capture rate of 89% for the smaller retail/restaurant establishments, 74% for other non-
residential land uses and 62% for residential uses.
Allowing the additional land to be incorporated into the existing Town SRA boundary, as opposed to a
separate Village or CRD, requires more non-residential floor area and employment opportunities,
additional community parks and more land area for civic, governmental and institutional uses. The
location and distribution of those uses, roads, stormwater and utilities can be better coordinated and
planned. Additionally, having a single SRA document allows for easier implementation by staff and
developers.
The GMPA is consistent with Florida Statutes and the Collier County Growth Management Plan, as
provided in the succeeding section.
Page 5252 of 5419
Rural Lands Stewardship Area GMPA Page | 5
GMPA – PL20240004018
Revised: May 31, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
CONSISTENCY WITH FLORIDA STATUTES AND THE GROWTH MANAGEMENT PLAN
FS Section 163.3177(6)(a)(2) – Required and Optional Elements of a Comprehensive Plan
The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the
area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of
nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with
s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will strengthen and
diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
Response: The RLSA Overlay was originally established as part of the Collier County GMP in 2002 and most
recently amended in 2021 following extensive surveys and studies. The Collier County RLSA program is
recognized by the State of Florida as being found in compliance with FS Section 163.3248 as a statutory
rural land stewardship area. The proposed GMPA does not negatively impact the existing RLSA program.
The RLSA Overlay Map identifies areas that are suitable to be designated as an SRA and does not require a
minimum separation between SRAs. The Collier County RLSA program establishes a maximum of 45,000
acres that can be designated as an SRA, which is not affected by this amendment. The proposed GMPA to
eliminate the 5,000 acre maximum Town size and to clarify that “goods and services” include employment
centers allows for SRA’s that provide additional non-residential uses and employment opportunities for
residents, thereby increasing internal trip capture and reducing overall vehicle miles traveled. Allowing for
larger towns, as opposed to adjacent but separate SRA applications, allows for the better coordination of
roads, parks, utilities, and stormwater design, as well as a more efficient distribution of residential, goods
and services, civic and employment centers. The proposed changes further the goal of establishing SRAs
that are self-sufficient in the provision of services, facilities and infrastructure, and that promote economic
sustainability, diversification and job creation.
FS Section 163.3177 (8) Future Land Use Map Amendments
8. Future Land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services
b. An analysis of the suitability of the plan amendment for its proposed use considering the character
of the undeveloped land, soils, topography, natural resources, and historic resources on site.
Page 5253 of 5419
Rural Lands Stewardship Area GMPA Page | 6
GMPA – PL20240004018
Revised: May 31, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this
section.
Response: The proposed GMPA does not change the Future Land Use Map or the Rural Lands Stewardship
Overlay Map.
FS Section 163.3248 Rural Land Stewardship Areas
(1) Rural land stewardship areas are designed to establish a long-term incentive-based strategy to balance
and guide the allocation of land so as to accommodate future land uses in a manner that protects the
natural environment, stimulate economic growth and diversification, and encourage the retention of land
for agriculture and other traditional rural land uses.
…
(5) A rural land stewardship area shall be not less than 10,000 acres, shall be located outside of municipalities
and established urban service areas, and shall be designated by plan amendment by each local
government with jurisdiction over the rural land stewardship area. The plan amendment or amendments
designating a rural land stewardship area are subject to review pursuant to s. 163.3184 and shall provide
for the following:
(a) Criteria for the designation of receiving areas which shall, at a minimum, provide for the following:
adequacy of suitable land to accommodate development so as to avoid conflict with significant
environmentally sensitive areas, resources, and habitats; compatibility between and transition from
higher density uses to lower intensity rural uses; and the establishment of receiving area service
boundaries that provide for a transition from receiving areas and other land uses within the rural land
stewardship area through limitations on the extension of services.
(b) Innovative planning and development strategies to be applied within rural land stewardship areas
pursuant to this section.
(c) A process for the implementation of innovative planning and development strategies within the rural
land stewardship area, including those described in this subsection, which provide for a functional
mix of land uses through the adoption by the local government of zoning and land development
regulations applicable to the rural land stewardship area.
(d) A mix of densities and intensities that would not be characterized as urban sprawl through the use of
innovative strategies and creative land use techniques.
…
(11) It is the intent of the Legislature that the rural land stewardship area located in Collier County, which was
established pursuant to the requirements of a final order by the Governor and Cabinet, duly adopted as
a growth management plan amendment by Collier County, and found in compliance with this chapter,
be recognized as a statutory rural land stewardship area and be afforded the incentives in this section.
Response: The Collier County RLSA Overlay has been recognized by the State as a statutory Rural Land
Stewardship Area. The proposed text amendments to the County’s RLSA Overlay are consistent with the
overall intent of Section 163.3248. The proposed amendments seek to remove the maximum size for SRA’s
Page 5254 of 5419
Rural Lands Stewardship Area GMPA Page | 7
GMPA – PL20240004018
Revised: May 31, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
designated as Towns and to provide clarifying language that minimum “Goods and Services” include
business and industry uses that further promote economic sustainability and development, diversification,
and job creation, including Florida Qualified Industries. The proposed amendment does not make changes
to the Rural Lands Stewardship Overlay Map, including areas designated as FSAs, HSAs, WRAs, or Open
Land. Per the County RLSAO, open lands may be designated as Stewardship Receiving Areas (SRA) as either
Towns, Villages or Compact Rural Developments. The amendment does not affect where SRAs can be
located and the RLSAO limits the total acreage that can be designated as an SRA at 45,000-acres.
GMP Future Land Use Element:
OBJECTIVE 5: Implement land use policies that promote sound planning, protect environmentally
sensitive lands and habitat for listed species while protecting private property rights, ensure compatibility
of land uses and further the implementation of the Future Land Use Element.
Response: The RLSA program has been found to promote sound planning, protect environmentally
sensitive lands and habitats, while protecting private property rights and ensuring compatibility of land
uses. The proposed amendment to remove the maximum size of a Town SRA and to clarify that “goods
and services” includes employment centers, including Florida Qualified Target Industries, does not
conflict with this Objective.
Policy 5.7: Encourage the use of land presently designated for urban intensity uses before designating
other areas for urban intensity uses. This shall occur by planning for the expansion of County owned and
operated public facilities and services to the existing lands designated for urban intensity uses, the Rural
Settlement District (formerly known as North Golden Gate), and the Rural Fringe Mixed Use District,
before servicing new areas.
Response: The RLSA program already allows for the establishment or designation of SRAs within areas
not classified as WRAs, HSAs, or FSAs. These Open Lands have been deemed suitable for urban intensity
uses in the form of SRAs. The proposed amendment does not alter where SRAs can be located. The GMPA
only clarifies what can be counted toward required “Goods and Services” and allows for Town SRAs that
exceed 5,000 acres without affecting the maximum 45,000 acres of SRAs within the RLSA.
Conservation and Coastal Management Element:
Objectives 6.1: Protect native vegetative communities through the application of minimum preservation
requirements.
Objective 6.2: Protect and conserve wetlands and the natural functions of wetlands pursuant to the
appropriate policies under Goal 6.
Objective 7.1: Direct incompatible land uses away from listed animal species and their habitats. (The County
relies on the listing process of State and Federal agencies to identify species that require special protection
because of their endangered, threatened, or species of special concern status. Listed animal species are those
species that the Florida Fish and Wildlife Conservation Commission has designated as endangered,
Page 5255 of 5419
Rural Lands Stewardship Area GMPA Page | 8
GMPA – PL20240004018
Revised: May 31, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
threatened, or species of special concern, in accordance with Rules 68A-27.003, 68A-27.004, and 68A-27.005,
F.A.C. and those species designated by various federal agencies as Endangered and Threatened species
published in 50 CFR 17.)
Response: The RLSA program designates environmentally sensitive areas as WRAs, HSAs and FSAs and
prohibits new Towns, Villages and Compact Rural Developments from these areas. The development of an
SRA can only be accomplished through the use of SSA Credits, which are created through the preservation
and potential restoration of environmentally sensitive lands. Additionally, any proposed SRA must include
a Natural Resource Inventory (NRI) assessment to verify that land is appropriate for more intensive
development and limits what can occur on properties that score a 1.2 or higher.
Page 5256 of 5419
NOTICE OF PUBLIC HEARIN G
Notice is hereby given that a public hearing will be held by the Collier County
Planning Commission (CCPC) at 9:q) A.M. on SePtember m' N24' in
the Board of County Commissioners Meeting Room, Third Floo( Collier
Government Cenler, 3299 Tamiami Trail East, Naples, FL to consider:
A BESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS
PBOPOSING AMENDMENTS TO THE COLLIER COUNTY GROWTH
MANAGEMENT PLAN, OBDINANCE 89-05, AS AMENDED, RELATING TO
THE RURAL LANDS STEWARDSHIP AREA OVERI.AY AND SPECIFICALLY
AMENDING THE RURAL LANDS STEWARDSHIP AREA OVEBI-AY OF THE
FUTURE LAND USE ELEMENT, TO ELIMINATE THE CAP ON THE SIZE OF
A TOWN ANO INCLUDE OUALIFIED TARGET INDUSTRIES AS A GOODS
AND SERVICES USE; AND FURTHERMORE DIRECTING TRANSMITTAL
OF THE AMENOMENTS TO THE FLORIDA DEPARTMENT OF COMMEBCE.
1PL2024O0040r 8I
All interested parties are invited to appear and be heard. Copies ofthe proposed
Resolution will be made available for inspection at the Collier County Clerk's
office, fourth floo( Collier County Government Cente( 3299 East Tamiami Trail,
Suite 401, Naples, FL 34.1 12, one (1) week prior to the scheduled healing'
Written comments must be filed with the Zoning Division, prior to SePtember
20,2024.
As part ol an ongoing initiative to encourage public involvement, the public will
have the opportunityto provide public comments remotely, as wellas in person,
during this proceeding. lndividuals who would like to participate remotety
should register through the link provided within the specific evenumeeting
entry on the Calendar of Events on the County website at www.colliercounM.
gov/our-county/visilors/calendar-of-events after the agenda is posted on
the County website. Registration should be done in advance of the public
meeting, or any deadline specified within the public meeting notlce. lndividuals
who register will receive an email in advance of the public hearing detailing
how they can participate remotely in this meeting. Remote participation is
provided as a courtesy and is at the user's risk. The County is not responsible
for technical issues. For additional information about the meeting, please call
Ray Bellows at 252-2463 or email to Ray.Bellows@colliercountyfl.gov
Any person who decides to appeal any decision orthe Collier County Planning
Commission (CCPC) will need a record of the proceedings pertaining thereto
and therelore, may need to ensure that a verbalim record of the proceedings
is made, which record includes the testimony and evidence upon which the
appeal is based.
lf you are a person with a disability who needs any accommodation in order
to participate in this proceeding, you are entitled, at no cost to you, to the
provision of certain assistance. Please contact the Collier County Facilities
Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples,
FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting.
Assisted listening devices for the hearing impaired are available in the Board
of County Commissioners Office.
Collier County Planning Commission
Edwin Fryer, Chairman
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Page 5257 of 5419
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will be held by the Collier County Board of County
Commissioners (BCC) at 9:00 A.M. on November 12, 2024, in the Board of County Commissioners
meeting room, third floor, Collier Government Center, 3299 East Tamiami Trail, Naples FL to consider:
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING
AMENDMENTS TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN,
ORDINANCE 89-05, AS AMENDED, RELATING TO THE RURAL LANDS
STEWARDSHIP AREA OVERLAY AND SPECIFICALLY AMENDING THE RURAL
LANDS STEWARDSHIP AREA OVERLAY OF THE FUTURE LAND USE ELEMENT,
TO ELIMINATE THE CAP ON THE SIZE OF A TOWN AND INCLUDE QUALIFIED
TARGET INDUSTRIES AS A GOODS AND SERVICES USE; AND FURTHERMORE
DIRECTING TRANSMITTAL OF THE AMENDMENTS TO THE FLORIDA
DEPARTMENT OF COMMERCE. [PL20240004018]
A copy of the proposed Resolution is on file with the Clerk to the Board and is available for inspection. All interested
parties are invited to attend and be heard.
All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the
agenda item to be addressed. Individual speakers will be limited to three (3) minutes on any item. The selection of any
individual to speak on behalf of an organization or group is encouraged. If recognized by the Chairman, a spokesperson
for a group or organization may be allotted ten (10) minutes to speak on an item. Written materials int ended to be
considered by the Board shall be submitted to the appropriate County staff a minimum of seven (7) days prior to the
public hearing. All materials used in presentations before the Board will become a permanent part of the record.
As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide
public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate
remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events
on the County website at www.colliercountyfl.gov/our-county/visitors/calendar-of-events after the agenda is posted
on the County website. Registration should be done in advance of the public meeting, or any deadline specified within
the public meeting notice. Individuals who register will receive an email in advance of the public hearing detailing
how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user’s
risk. The County is not responsible for technical issues. For additional information about the me eting, please call
Geoffrey Willig at 252-8369 or email to Geoffrey.Willig@colliercountyfl.gov.
Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto
and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the
testimony and evidence upon which the appeal is based.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are
entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities
Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at
least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board
of County Commissioners Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
Page 5258 of 5419
CHRIS HALL,
CHAIRMAN
CRYSTAL K. KINZEL,
CLERK OF THE CIRCUIT COURT & COMPTROLLER
By:
Deputy Clerk (SEAL)
Page 5259 of 5419