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DSAC Agenda 05/20/2025Collier County Growth Management Community Development Development Services Advisory Committee Land Development Review Subcommittee Tuesday, May 20, 2025 3:00 pm 2800 N. Horseshoe Dr. Naples, FL 34104 Growth Management Community Development Department Conference Room 609/610 Please contact Eric Johnson at (239) 252-2931 or Eric.Johnson@colliercountyfl.gov if you have any questions or wish to meet with staff. ,P) Collier County DSAC — Land Development Review Subcommittee 2025 Land Development Code Amendments Agenda Tuesday, May 20, 2025 3:00 pm 2800 N. Horseshoe Dr., Naples, FL 34104 Growth Management Community Development, Conference Rooms 609/610 NOTICE: Persons wishing to speak on any Agenda item will receive up to three (3) minutes unless the Chairman adjusts the time. Speakers are required to fill out a "Speaker Registration Form", list the topic they wish to address, and hand it to the Staff member before the meeting begins. Please wait to be recognized by the Chairman and speak into a microphone. State your name and affiliation before commenting. During the discussion, Committee Members may direct questions to the speaker. Please silence cell phones and digital devices. There may not be a break in this meeting. Please leave the room to conduct any personal business. All parties participating in the public meeting are to observe Roberts Rules of Order and wait to be recognized by the Chairman. Please speak one at a time and into the microphone so the Hearing Reporter can record all statements being made. 1. Call to Order— Chairman 2. Approval of Agenda 3. Old Business 4. New Business a. PL20250004659 — Home Based Business Updates LDCA b. PL20250005043 — Group Housing Updates LDCA c. PL20250005475 — Mailed Notice Rural Agricultural Zoned Land LDCA d. PL20240008632 — Solar Facilities and Electrical Substations LDCA 5. Public Speakers 6. Reminders of Upcoming DSAC-LDR Subcommittee Meeting Dates Discussion: a. Tuesday, June 17, 2025 b. Tuesday, September 16, 2025 c. Tuesday, November 18, 2025 7. Adjourn For more information, please contact Eric Johnson at (239) 252-2931 or at Eric.Johnson@colliercountyfl.gov ,e Collier County LAND DEVELOPMENT CODE AMENDMENT PETITION PL20250004659 ORIGIN Growth Management Community Department (GMCD) SUMMARY OF AMENDMENT This Land Development Code (LDC) amendment proposes to update LDC section 5.02.00 Home Occupations to ensure consistency between the County's regulations and the changes that were recently made to the Florida Statutes relative to home -based businesses. LDC amendments are reviewed by the Board of County Commissioners (Board), Collier County Planning Commission (CCPC), Development Services Advisory Committee (DSAC), and the Land Development Review Subcommittee of the DSAC (DSAC-LDR). HEARING DATES LDC SECTIONS TO BE AMENDED Board TBD 5.02.00 HOME OCCUPATIONS CCPC TBD 5.02.01 Applicability DSAC TBD 5.02.02 Allowable Home Occupation Uses DSAC-LDR 05/20/2025 5.02.03 Standards ADVISORY BOARD RECOMMENDATIONS DSAC-LDR DSAC CCPC TBD TBD TBD BACKGROUND The County's original provisions for home occupational uses were introduced into the LDC, pursuant to Ordinance 1980-04. The adoption of Ordinance 1995-31 established the current travelling prohibition to and from the residence, by customers, employees, and clients of the business operating as a home occupation. These standards have remained relatively unchanged, except for several minor amendments and the most recent occurring in 2005 which prohibited the meeting or parking at the residence. On July 1, 2021, F.S. 559.955 Home -Based Businesses, became an effective law that allow small business entrepreneurs to use residential property in ways that are consistent with residential land use (see Exhibit A). The law sets forth criteria that home -based businesses must meet to operate in areas zoned for residential use. It stipulates that "the local government may not enact or enforce any ordinance, regulation, or policy, or take any action to license or otherwise regulate a home -based business in a manner that is different from other businesses in a local government's jurisdiction." It is noteworthy, by F. S. 559.955 (4), that "Any adversely affected current or prospective home -based business owner may challenge any local government action in violation of this section. The prevailing party in a challenge may recover reasonable attorney fees and costs incurred in challenging or defending the action, including reasonable appellate attorney fees and costs." As such, the purpose and intent of this LDC amendment is to update LDC section 5.02.00 to comply with current State law. FISCAL & OPERATIONAL IMPACTS GMP CONSISTENCY No fiscal impacts are anticipated. The proposed LDC amendment has been reviewed by Comprehensive Planning staff and may be deemed consistent with the GMP. EXHIBITS: A) None G:\LDC Amend ments\Adviso ry Boards and Public Hearing s\DSAC-LDR\2025\May 20\Materials\PL20250004659 Home Based Businesses - LDCA (05-14-2025).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 Amend the LDC as follows: 5.02.00 — Home Occupations/Home-Based Businesses 5.02.01 — Purpose and Intent The intent of this section is to provide minimum standards for home occupations/ home -based businesses to ensure compatibility with the surrounding character and integrity of the residential neighborhood, while maintaining consistency with section 559.955, Florida Statutes. A business is considered a home occupation/ home -based business if it operates, in whole or in part, from a residential property and meets LDC section 5.02.03 standards and criteria. 5.02.02 — Applicability Home occupations/ home -based businesses shall be allowed at any residential dwelling_ 5.02.03 — Standards The home occupation/ home -based business shall be incidental to the use of the dwelling. A home occupation/ home -based business shall meet the following criteria: A. The employees of the business who work at the residential dwelling must also reside in the residential dwelling, except that up to a total of two employees or independent contractors who do not reside at the residential dwelling may work at the business. More than one home occupation/ home -based business may occur on -premises; however, for all businesses based at the residential dwelling, the total number of employees working on -premises but do not reside at the residential dwelling, shall be limited to two. The business may have additional remote employees that do not work at the residential dwelling. B. Parking related to the business activities of the home occupation/home-based business shall comply with residential parking requirements of the LDC, and the need for parking generated by the business shall not be greater in volume than would normally be expected at a similar residence where no business is conducted. Vehicles and trailers used in connection with the business must be parked in legal parking spaces that are not located within the right-of-way, on or over a sidewalk, or on any unimproved surfaces at the residence. Any land clearance as a result of any parking area expansion shall be in compliance with LDC section 3.05.00. Parking or storage of commercial vehicles or equipment shall be allowed only in compliance with the requirements for commercial vehicles as set forth in Collier County's PARKING, STORAGE, AND USE OF VEHICLE CONTROL ORDINANCE (Ord. No. 2010-26, as amended). C. As viewed from the street and neighboring residential properties, the use of the residential property is consistent with the uses of the residential areas that surround the property. External modifications made to a residential dwelling to accommodate a home occupation/ home -based business must conform to the residential character and architectural aesthetics of the neighborhood. The home -based business shall not conduct retail transactions at a structure other than the residential dwelling; however, incidental business uses and activities may be conducted at the residential property. 2 G:\LDC Amendments\Advisory Boards and Public Head ngs\DSAC-LDR\2025\May 20\Materials\PL20250004659 Home Based Businesses - LDCA (05-14-2025).docx 1 2 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 D. The activities of the home occupation/ home -based business are secondary to the property's use as a residential dwelling. E. All business activities shall comply with any relevant local or state regulations with respect to signage and equipment or processes that create noise, vibration, heat, smoke, dust, glare, fumes, or noxious odors. Relevant County regulations for this paragraph are those that apply to a residence where no business is conducted. F. All business activities shall comply with any relevant local, state, and federal regulations with respect to the use, storage, or disposal of any corrosive, combustible, or other hazardous or flammable materials or liauids. Relevant Countv reaulations for this raDh are those that aDDly to residence where no business is conducted. G. All home occupations/home-based businesses shall be regulated and licensed in a manner consistent and equivalent to other licensed businesses within Collier County, except as provided in this Section. # # # # # # # # # # # 3 G:\LDC Amendments\Advisory Boards and Public Head ngs\DSAC-LDR\2025\May 20\Materials\PL20250004659 Home Based Businesses - LDCA (05-14-2025).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 4 G:\LDC Amend ments\Adviso ry Boards and Public Head ngs\DSAC-LDR\2025\May 20\Materials\PL20250004659 Home Based Businesses - LDCA (05-14-2025).docx Eric Johnson From: Audrey Mares <dutmarab@comcast.net> Sent: Tuesday, April 29, 2025 9:42 PM To: Eric Johnson Cc: Neighbor - Tim & vicki maloney Subject: Collier County 5.02.00 --- Amendment PL20250004659 vs PL20220006029 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. Mr. Johnson Good Morning The County Attorney already approved the Land Development Code Amendment, PL20220006029 proposed language in 2022. 5.02.02 - Applicability 2022--------- Home occupations/ home -based business shall be allowed inside any dwellin_g within any zoning district that permits residential dwellings as a permitted use" There would be no reason to modify the Applicability verbiage since the Florida Statute (559.955) has not changed or modified since passing into law in 2021. 2025------ "Home occupations/ home -based businesses shall be allowed at any residential dwelling" This is a sea shift change in the 2025 vs 2022 language. The interpretation in the new language would mean a business doesn't need to work inside the dwelling but use the dwelling as an operating hub such as a commercial landscape company. Reading some other Florida Counties Home -Base Business Statute it is clear working inside the house and some even apply a business square footage requirement. One that I have been talking to is South West Ranches. Working inside the house is settled law. I would say if Collier County wanted a Commercial Landscape Company operating under the Florida State Statute -Home -Base Business it will more than likely happen. We have a Commercial Landscape Company that worked for over a year under the Collier County Home Occupation License. A violation but no enforcement. He has dropped the Home Occupation and now is operating under the LDC with 5 combination commercial trucks & trailers allowed based on square footage of the house. Nice thing to wake up to at 5:30am Reading Collier County 2022 proposal vs the 2025 proposal is in my mind a "bait and switch" allowing larger commercial operations within a residential neighborhood. My comments were not referring to the State Statute as it hasn't changed. In our mind we under the impression the 2022 proposal was going to get pulled out of the drawer dusted off and resubmitted. Thanks William Mares On Apr 29, 2025, at 9:58 AM, Eric Johnson <Eric.Johnson@colliercountyfl.gov> wrote: Good morning, Mr. Mares. Thank you for your email. It was my understanding that I used the most recent version of the previous amendment. I can assure you there is no "bait and switch" going on here. I copied/pasted a portion of the Florida Statutes. Our County Attorney's Office will determine if the proposed provisions are consistent with Florida Statutes: The way the process works, once staff determines the provisions are in good working order, the LDC amendment will be scheduled for public hearing. We have email distribution lists that we maintain, which notifies interested parties of upcoming public hearings. If you'd like, I can put you on an email distribution list to notify you by email when the LDC amendment will be heard at a public hearing. I strongly encourage you to attend the meeting and offer your comments. Keep in mind that relevant emails (e.g., offering opinions, objections, endorsements, etc.) from the public that are associated with this topic will be included in the packet that is provided to the Board of County Commissioners. Thanks! Eric Johnson AICP, CFM, LEED Green Associate Manager - Planning Zoning Office:239-252-2931 Eric.Johnson(a)colliercountyfl.pov From: Audrey Mares <dutmarab@comcast.net> Sent: Monday, April 28, 2025 10:06 PM To: Eric Johnson <Eric.Johnson@colliercountyfl.gov> Cc: Neighbor - Tim & vicki maloney <bessieblues@gmail.com> Subject: Re: Florida Statute--Home-Based Business --Underway 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. Mr. Johnson Good Morning I see the 2025 Collier County proposed Home -Based Business doesn't match the 2022 proposal. 5.02.02 - Applicability 2025------ "Home occupations/ home -based businesses shall be allowed at any residential dwelling" 2022--------- Home occupations/ home -based business shall be allowed inside any dwelling within any zoning district that permits residential dwellings as a permitted use" Who changed the language to be against us home owners that have to live or put up with this everyday in a once quiet neighborhood. A business working inside a house one can put up with not a commercial landscaper combination truck & trailers coming and going 5:30am to 8:00pm M-Sat. It's ok if one resides in a gated community or HOA The new language goes against the intent of the Florida State Statute (559.955). The intent was to work in the house & live in the house when reading the notes from the Florida Law Makers. Residing in the house and operating a commercial landscape company from the house was not the purpose of the Home Based Business. The house just becomes a facade to fall under the Home -Based Business. Anyway this seems like a bait and switch to the first proposal and now falls outside what the other counties already have in place. Thanks William Mares Mr. Johnson Good morning Did call GMCD and they said Zoning's request for Florida Statute —Home -Base Business does go to them. The GMCD fills out the form(s) and it is sent to the various departments for comment. This particular one was sent to legal. 3 1.----The part that says "was this submitted before" is for "only" this submittal not any in the past that have a different submittal number. I mentioned to him that is sort of deceiving as there was a previous submittal for the exact same request giving a person like Byron Donalds the impression this is a first time submittal. 2.— The Rev# 1 is when the first submittal is sent out. I also mentioned an Engineer, Contractor or a common layman this would mean it has already made one submittal already. Rev # 1 on a drawing is the second time it has been submitted. This would pertain to any drawing in the US. We don't agree with how it is done because it goes against common sense but it's GMCD strange rules we must follow. Thanks William Mares On Apr 21, 2025, at 9:14 AM, Eric Johnson <Eric.Johnson@colliercountyfl.gov> wrote: Mr. Mares, That form did not come from the Zoning office. It came from GMCD Client Services. Eric Johnson AICP, CFM, LEED Green Associate Manager - Planning Zoning Office:239-252-2931 Eric.Johnson(a)-colliercountyfl.gov From: Audrey Mares <dutmarab@comcast.net> Sent: Friday, April 18, 2025 9:26 PM To: Eric Johnson <Eric.Johnson@colliercountvfl.gov> Cc: Neighbor - Tim & vicki maloney <bessieblues@gmail.com> Subject: Florida Statute--Home-Based Business --Underway 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. Mr. Johnson Good Morning Thanks for the update Now the Florida Statute —Home -Based Business is now being resurrected from Nov 2022. That is Good. Hopefully it doesn't get withdrawn by upper management? On the first page of the application titled "FOR CAO USE ONLY" which I have attached a copy at bottom of page. There is one question where it says "REQUEST FOR LEGAL SERVICES." My question is: (1) Item Previously Submitted —NO -------- —This was previously submitted under PL20220006029 dated Sept 14, 2022. Do you want the impression this is the first time for submittal? Maybe a revision but not a new submittal? (2) What does Rev # 1 mean. This is the same as on the original submittal. Thanks William Mares Mr. Mares, Please be advised that staff will be reviewing the LDC amendment to ensure compliance with current Florida Statutes. Please see the status of the amendment in the attached. As I mentioned earlier, Mr. Bosi anticipates having a discussion with the Board of County Commissioners at their next public hearing on April 22. We want to get their direction for any particulars, so as to effectively and efficiently carry out their will in a public setting. Thank you. Eric Johnson AICP, CFM, LEED Green Associate Manager - Planning Zoning Office:239-252-2931 Eric.Johnson(a)-colliercountyfl.gov From: Audrey Mares <dutmarab@comcast.net> Sent: Wednesday, April 16, 2025 9:24 PM To: Eric Johnson <Eric.Johnson@colliercountyfl.gov> Cc: Neighbor - Tim & vicki maloney <bessieblues@email.com> Subject: Florida Statute--Home-Based Business 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. Mr. Johnson Thanks for your response The Florida Statute —Home -Based Business is a state law passed in 2021 and presides over all 67 counties. So Collier County's Home Occupation Ordinance is a moot point. I would think the direction from the County Commissioners is pretty simple —follow the state law which has not happened since 2021. You and your team had the Florida Statute headed towards the finish line but it was withdrawn. Thanks William Mares PE On Apr 16, 2025, at 4:50 PM, Eric Johnson <Eric.Johnson@colliercountvfl.gov> wrote: Good afternoon, Mr. Mares. Thank you for your email. I wanted to let you know that the Zoning Director, Mr. Mike Bosi, anticipates having a discussion with the Commissioners at their public hearing on April 22, 2025. Mr. Bosi hopes to receive direction from the Commissioners as to how they want staff to proceed. Eric Johnson AICP, CFM, LEED Green Associate Manager - Planning Zoning Office:239-252-2931 Eric. Johnson (a)-colIiercountyfl.gov From: Audrey Mares <dutmarab@comcast.net> Sent: Tuesday, April 15, 2025 10:19 PM To: Eric Johnson <Eric.Johnson@colliercountyfl.gov> Cc: Neighbor - Tim & vicki maloney <bessieblues@Bmail.com> Subject: Florida Statute--Home-Based Business 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. Mr. Johnson Good Morning My name is William Mares. Tim Maloney and I have been working with the Code & Zoning Department to understand why the Florida State Statute —Home -Based Business (559.955) is not a part of our ordinances. We have a Commercial Landscape Company move into our street next to 951 and Pine Ridge in Dec 2023. We are finding out the fellow signed the Collier County Home Occupation Document with its stipulations which is not enforced by the Code rA Department. The company operates a minimum of 5 combination trucks and trailers from the residence. He doesn't work at the house but from the house. Our research shows the Florida Statute was passed into law in mid July 2021. In mid 2022 Collier County started the review process to embed the State Statute into the Collier County Statute. When reading the review notes we see Mr. Zachary Karto was the point person. Then in the middle of the review process the Statute was withdrawn. Stating Upper Management made the request. As we understand Mr Karto reported to you during that time? Do you have any idea who pulled the Proposed Statute as it looked like it was making good progress? No one seems to know. Some were not aware of the review process. Now Collier County has no Home - Based Business Statute embedded into their Code. Tim & I have met with Amy Patterson, Jamie French and others trying to get it back on track so it can be codified into Collier County Ordinances. Thanks William Mares 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. Florida Statutes Search Statutes Search Tips Florida Constitution Laws of Flodda Interpreter Services fir the Deaf and Hard of Heanng Title XXXIII Chapter .REGULATION OF TRADE, COMMERCE., REGULATION C INVESTMENTS, AND SOLICITATIONS COMMERCE, AND I GENERA, 559.955 Home -based businesses; local government restricti (1) Local governments may not enact or enforce any ordinances any action to license or otherwise regulate a home -based business it (2) A home -based business that operates from a residential prop, (3): (a) May operate in an area zoned for residential use. (b) May not be prohibited, restricted, regulated, or licensed in a other businesses in a local government's jurisdiction, except as othe (c) Is only subject to applicable business takes under chapter 20 municipality in which the home -based business is located. (3) For purposes of this section, a business is considered a home in whole or in part, from a residential property and meets the follov (a) The employees of the business who work at the residential d- residential dwelling, except that up to a total of two employees or i not reside at the residential dwel[ing may work at the business. The remote employees that do not work at the residential dwelling. (b) Parking related to the business activities of the home -based zoning requirements and the need for parking generated by the busi volume than would normally be expected at a similar residence whe Local governments may regulate the use of vehicles or trailers oper{ or on a street right-of-way, provided that such regulations are not m residence where no business is conducted. Vehicles and trailers uses business must be parked in legal parking spaces that are not located over a sidewalk, or on any unimproved surfaces at the residence. Lo the parking or storage of heavy equipment at the business which is v neighboring property. For purposes of this paragraph; the term "hea commercial, industrial, or agricultural vehicles, equipment, or mach (c) As viewed from the street, the use of the residential propert the residential areas that surround the property. External modificati dwelling to accommodate a home -based business must conform to tl A& gMM0GM@GCo11ierCounty0MA\ 10 4 Collier Countyo@oilier County @ 11 DRAFT Amend the LDC as follows: 1 .0 .00 Home Oceu afl ns/H me -Based Businesi. 3 4 5.02.01 - Purpose and latent 5 The intent of this section is to provide minimurr 7 based businesses to ensure compatibility with the sL residential neighborhood, while maintaining oonsistenc 9 Home occupations/ home -based businesses shall no 10 licensed in a manner that is different from other busie 11 section. A business is considered a home 000ul2ation 12 whole or in part, from a presidential property. 1: 14 5.0 .0 — Applicability - 1 1 Home ooeupationsl hone -based business shall 17 zoning district that permits residential dwellings as a ps 1 19 5.02.03 — Standards 20 21 The home occupation/ home -based business sh. 22 dwelling. A bone occupation[ home -based business sh 2 24 A. The employees of the business who work at the r� 25 residential dwelling, except that up to a total of t 26 who do not reside at the residential dwelling may v 27 occupation/ hone -based business may occur o 28 based at the residential dwelling, the total numbE 29 do not reside at the residential dwelling, shall b( 30 additional remote ernployees that do not wont at t 31 12 Collier CountyM 0 13 ,e Collier County LAND DEVELOPMENT CODE AMENDMENT PETITION PL20250005043 ORIGIN Board of County Commissioners (Board) HEARING DATES Board TBD CCPC TBD DSAC TBD DSAC-LDR 05/20/2025 DSAC-LDR TBD BACKGROUND SUMMARY OF AMENDMENT This Land Development Code (LDC) amendment proposes to update LDC section 5.05.04 Group Housing to increase the maximum floor area ratio from 0.45 to 0.60 to meet current market needs for the following group housing units: nursing homes, assisted living facilities and continuing care facilities. LDC amendments are reviewed by the Board of County Commissioners (Board), Collier County Planning Commission (CCPC), Development Services Advisory Committee (DSAC), and the Land Development Review Subcommittee of the DSAC (DSAC-LDR). LDC SECTION TO BE AMENDED 5.05.04 Group Housing ADVISORY BOARD RECOMMENDATIONS DSAC CCPC TBD TBD On March 6, 2025, the Collier County Planning Commission directed staff to begin on an LDC Amendment to increase the maximum Floor Area Ratio (FAR) for group housing facilities from 0.45 to 0.60. Additionally, on April 22, 2025, the Board of County Commissioners, under agenda item 15.0 Board and Staff General Communications further directed staff to begin on an LDC Amendment to increase the maximum FAR from 0.45 to 0.60 for group housing facilities, county -wide. The discussion was started by Commissioner McDaniel, Jr. to formalize a common deviation requested by PUDs and to help facilitate current group housing facilities market needs. The original provisions for Floor Area Ratio (FAR) for Group Housing were introduced into the LDC pursuant to Ordinance 1997-26. The FAR standard of 0.45 for group housing was determined by staff, at that time, by reviewing all current and planned group care facilities that were both in existence and coming on board. The research found that the largest group housing facility at that time (i.e. The Carlisle) had a FAR of 0.456. Standards have remained relatively unchanged since 1997. A greater FAR was first introduced through a Growth Management Plan Amendment (Ordinance 05-25 on June 7, 2005) that approved the Vanderbilt Beach Road Neighborhood Commercial Subdistrict and allowed for a maximum FAR of 0.60 and 200 units of assisted living facilities, independent living facilities, continuing care retirement communities, and nursing homes. This LDC Amendment implements updates to the LDC to implement Board direction to increase the maximum floor area ratio from 0.45 to 0.60 for the following group housing facilities: nursing homes, assisted living facilities and continuing care facilities. This LDC Amendment updates the LDC to correct a scrivener error in 5.05.04.13, "aging -in -pace" that should read "aging -in -place". FISCAL & OPERATIONAL IMPACTS GMP CONSISTENCY No fiscal impacts are anticipated. The proposed LDC amendment has been reviewed by Comprehensive Planning staff and may be deemed consistent with the GMP. EXHIBITS: A) None G:\LDC Amend ments\Adviso ry Boards and Public Hearing s\DSAC-LDR\2025\May 20\Materials\PL20250005043 Group Housing Floor Area Ratio - LDCA (05-05-2025).docx ,A j,) Collier County G:\LDC Amendments\Advisory Boards and Public Hearings\DSAC-LDR\2025\May 20\Materials\PL20250005043 Group Housing Floor Area Ratio - LDCA (05-05-2025).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 Amend the LDC as follows: 5.05.04 — Group Housing * * * * * * * * * * * * * D. All other care housing environments as defined in this Code, including, but not limited to, care units, assisted living units, continuing care retirement communities, nursing homes, and dwelling units that are part of an aging -in -place living environment shall adhere to the following standards in addition to those established by the underlying zoning district. 1. The maximum floor area ratio shall not exceed 0.45, except that for nursing homes, assisted living facilities, and continuing care facilities, the floor area ratio may be increased to 0.60, provided that the Future Land Use Element of the Growth Management Plan allows for the greater floor area ratio. 2. No structure shall be erected within twenty (20) feet of any abutting lot or parcel which is zoned residential, nor within twenty-five (25) feet of a road right-of-way, except for properties within the GGPOD, the front setback shall be in accordance with LDC section 4.02.26 B.1. 3. Parking spaces required: a. Independent living units. One (1) per dwelling unit. b. Assisted living units. 0.75 per assisted unit. C. Nursing care units. Two (2) parking spaces per five (5) beds. 4. The procedures for applications and review of proposed group care facilities are set forth in Chapter 10. # # # # # # # # # # # # # 3 G:\LDC Amendments\Advisory Boards and Public Head ngs\DSAC-LDR\2025\May 20\Materials\PL20250005043 Group Housing Floor Area Ratio - LDCA (05-05-2025).docx ,e Collier County LAND DEVELOPMENT CODE AMENDMENT PETITION SUMMARY OF AMENDMENT PL20250005475 ORIGIN Board of County Commissioners (BCC) HEARING DATES Board TBD CCPC TBD DSAC TBD DSAC-LDR 05/20/2025 This amendment shall increase the written mailed notice distance requirement from 1,000 feet to one mile when there is a change in land use to Rural Agriculture (A) zoned lands. It requires an amendment to the Administrative Code, -Chapter 8 C. LDC amendments are reviewed by the Board of County Commissioners (Board), Collier County Planning Commission (CCPC), Development Services Advisory Committee (DSAC), and the Land Development Review Subcommittee of the DSAC (D SAC-LDR). LDC SECTION TO BE AMENDED 10.03.05 Required Methods of Providing Public Notice ADVISORY BOARD RECOMMENDATIONS DSAC-LDR DSAC CCPC TBD TBD TBD BACKGROUND When property is located within the Rural or Urban Golden Gate Estates Sub -Element of the Golden Gate Area Master Plan designated area, the method of providing public notice by mailed notices for land use petitions change is to mail property owners within one mile (5,280 feet) of the property lines of a subject project. For other areas not located within the Urban designated area of the Future Land Use Element of the Growth Management Plan, mailed notices are sent to property owners within 1,000 feet of the subject property with the exception of the Rural and Urban Golden Gate Estates designated areas. This 1,000 feet mailed notice distance requirement was recently recognized by the Board to be deficient in notifying the surrounding community and nine property owners for a site -specific rezone petition to change the land use on 160 acres of Rural Agricultural zoned land. As a result, on April 25, 2025, the Board directed Zoning staff to prepare and publicly vet a Land Development Code amendment that would extend and increase the mailed notice distance requirement, from 1,000 feet to one mile for land use petitions that require a site -specific Growth Management Plan amendment, rezone, or Conditional Use request in the Rural Agricultural (A) Districts. Staff researched other Florida's counties public mailed notification distance requirements and found they vary, as presented in Exhibit B. Most recently, Seminole County adopted, by ordinance 2024-02, public notice procedures to amend their future land use and zoning maps, non-residential variances and special exceptions. The County's mailed notification requirements are minimum notice standards based upon an urban versus rural area's project acres size and minimum number of parcels to be notified. The project sizes ranged from 0 to 5 acres, greater than 5 to 10 acres, and greater than 10 acres. For rural areas, the respective minimum number of parcels to receive mailed notices are 15, 25 and 30 parcels. Staff prepared Exhibit C to illustrate, in each of the Board of County's Commissioner's District, the expected number of property owners that would be notified and the number of mailings that could be 1 J:\LDC Amendments\Advisory Boards and Public Hearings\DSAC-LDR\2025\May 20\Materials\PL20250005475 Mailed Notice Rural Agricultural Zoned Land DSAC-LDR 5-20-25.docx ,A 1,) Collier County sent at various distances for 1,000/1,320/2,640/and 5,280 feet or one -mile for six (A) zoned projects. The proposed amendment, if approved, would extend and increase the mail distance notification requirement to one -mile (5,280 feet) for site -specific GMP amendments, rezones, or Conditional Use requests on all parcels currently zoned (A). FISCAL & OPERATIONAL IMPACTS GMP CONSISTENCY There is no fiscal impact to the County. Costs To be provided by Comprehensive Planning Staff after associated with mailed notices are the first review. responsibility of the petitioner. EXHIBITS: A) Administrative Code Change B) Other Florida Counties C) Mailed Notice Distance Table. 2 J:\LDC Amendments\Advisory Boards and Public Hearings\DSAC-LDR\2025\May 20\Materials\PL20250005475 Mailed Notice Rural Agricultural Zoned Land DSAC-LDR 5-20-25.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 DRAFT Text underlined is new text to be added Text strikethpe g h 0 GUFF8Rt t8; 4 4.. l;P .d..1.,4.,.d Amend the LDC as follows: 10.03.05 — Required Methods of Providing Public Notice This section shall establish the required methods of providing public notice. Chapter 8 of the Administrative Code shall establish the public notice procedures for land use petitions. A. Neighborhood Information Meetings (NIM). Neighborhood Information Meetings, where required, shall be held prior to the first public hearing and noticed as follows: Mailed Notice shall be sent prior to the NIM and shall be pursuant to LDC section 10.03.05 B. 2. Newspaper Advertisement prior to the NIM. B. Mailed Notice. Where required, Mailed Notice shall be sent to property owners in the notification area as follows: a. For areas in the urban designated area of the future land use element of the Growth Management Plan notices shall be sent to all property owners within 500 feet of the property lines of the subject property. b. For all other areas, except areas designated in the Rural Golden Gate Estates Sub -Element or Urban Golden Gate Estates Sub -Elements of the Golden Gate Area Master Plan, notices shall be sent to all property owners within 1,000 feet of the property lines of the subject property. C. For areas designated within the Rural Golden Gate Estates Sub -Element or Urban Golden Gate Estates Sub -Element of the Golden Gate Area Master Plan, notices shall be sent to all property owners within one -mile of the subject property lines. d. For a petition involving a site -specific GMP amendment, rezoning, or Conditional Use request on Rural Agricultural (A) zoned lands, mailed notices shall be sent to all property owners within one mile of the subject property lines. d e. Notices shall also be sent to property owners and condominium and civic associations whose members may be impacted by the proposed land use changes and who have formally requested the county to be notified. A list of such organizations must be provided and maintained by the county, but the applicant must bear the responsibility of insuring that all parties are notified. # # # # # # # # # # # # # 3 J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2025\May20\Materials\PL20250005475 Mailed Notice Rural Agricultural Zoned Land DSAC-LDR 5-20-25.docx Exhibit A— Administrative Code Change i DRAFT Text underlined is new text to be added 2 Tpxt strikpthpe-�gh ..4 4....4 tO h., dP1.,4.,.1 3 Collier County Land Development Code I Administrative Procedures Manual 4 Chapter 8 IPublic Notice — Generally, Contents, Categories of Notice, and Notice Recipients 5 6 C. Mailed Notice Applicability For applicable land use petitions, a mailed notice shall be as follows. Notice Mailed written notices shall be sent by regular mail to property owners in the notification Requirements area listed below. Names and addresses of property owners shall be those listed on the latest ad valorem tax rolls of the County. The mailed notice must be sent out at least 15 days before the hearing for all applications, except as identified otherwise in the Administrative Code. The applicant must provide a copy of the list of all parties noticed by the required notification deadline to the Zoning Division staff. The written notice must include: a. Date, time, and location of the NIM meeting or public hearing; b. Description of the proposed land uses; and c. 2 in. x 3 in. map of the project location. For a conditional use, rezoning, PUD, PUD extension, or variance, the notice must also include: a. A clear description of the proposed land uses; b. A clear description of the applicable development standards; c. Intensity or density in terms of total floor area of commercial or industrial space and dwelling units per acre for residential projects; d. A clear description of the institutional or recreational uses when part of the development strategy; and e. The substance of the proposed ordinance or resolution (rezoning only). For a site plan with deviations for redevelopment projects, the notice must also include the type of deviation sought. The Clerk to the BCC will make a copy of all notices available for public inspection during regular business hours. Recipients of Property owners in notification area are described below and shall be based on the latest Mailed Written tax rolls of Collier County and any other persons or entities who have formally requested Notice notification from the County: Urban designated The notification area includes: area of the future land use element 1. All property owners within 500 feet of the property lines of the subject property. 4 J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2025\May20\Materials\PL20250005475 Mailed Notice Rural Agdcultural Zoned Land DSAC-LDR 5-20-25.docx 1 Exhibit A— Administrative Code Change of the growth For a site -specific GMP amendment, rezoning, or a conditional management plan use request on Rural Agricultural zoned lands, all property owners within one mile of the property lines of the subject Property. 2. If any of the land in the area listed in paragraph 1 is owned by the same person or entity who owns the subject property, the 500-foot or one mile distance is measured from the boundaries of the entire ownership or PUD. 3. The maximum notification area is %2 mile (2,640 feet) from the subject property except for areas designated in the Urban Golden Gate Estates Sub -Element of the Golden Gate Estates Master Plan and a site -specific request for GMP amendment, rezoning, or Conditional Use on Rural Agricultural zoned lands. All other areas The notification area includes: 1. All property owners within 1,000 feet of the property lines of the subject property. However, for areas designated in the Urban and Rural Golden Gate Estates Sub -Element of the Golden Gate Area Master Plan or a site -specific request for GMP amendment, rezoning, or Conditional Use on Rural Agricultural zoned land, notices shall be sent to all property owners within one mile of the property lines of the subject property, except for Estates (E) zoned variance applications, which shall remain at 1,000 feet of the subject property. 2. If any of the land in the area listed in paragraph 1 is owned by the same person or entity who owns the subject property, the 1,000 foot or one mile distance is measured from the boundaries of the entire ownership or PUD. 3. The maximum notification area is % mile (2,640 feet) from the subject property, except for areas designated in the Urban and Rural Golden Gate Estates Sub -Element of the Golden Gate Area Master Plan or a site -specific reauest for GMP amendment. rezoning. or Conditional Use on Rural Agricultural zoned lands Associations Notification shall also be sent to property owners and condominium and civic associations whose members are impacted by the proposed land use changes and who have formally requested the county to be notified. A list of such organizations shall be provided and maintained by the County, but the applicant must bear the responsibility of insuring all parties are notified. Updated Resolution 7f17�- I ^ 2� ^ 2 2025-XXX 5 J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2025\May20\Materials\PL20250005475 Mailed Notice Rural Agricultural Zoned Land DSAC-LDR 5-20-25.docx Exhibit 6 — Other Florida Communities Other Florida C o u rit les Mailed Netificatien Distances {4-29-25 M Alachua- Sec.2.2.9 {0) 4W mile h1aAing- County Rezone: 3W Rural, Estate, nr from excavation Owner Rezone, Agriculture District: Rroward -Sec, .39-38 (b) perimeter Vadance: 5W, 1r0x0 Dump, Sanitary landfill, indnerator or resou roe recovery facility: 4miles Variiances:1,0W Sec. 3-9-&-2e (2) Sec. Zoning Chariorte- Sec.3-9-5-3f. (2) Speoial ExceptTans: Atlas and Comp. Plan 1,0il0r' Amendments; 1,OW PUDs, ivludba ing: Rezone. 350' Clay -Ap peLndllix C Sec. 12-9 5 I 1,DW Desoto Sec. 20-1502 10 or more propetty owners:1,MY tier -undo Appendix A Seca A. 5W, Public Service Facility G+eday District: TelecommunicatblrL Tower-1, 32Y RarTow pits, Barrow pits, Recycling Facilities, LDC and Recycling Facilities, CD&a, and Rezonesnorth-of 9Mile Rd.-2r5W, LDC and CD&D, and south of 9 Bike Rd.-5W Escamhia-Sec 2.L1a.{2)c. Rezones north of 9 Mile Rd.-2,5W, southof 9M11e Rd.- 5W Flilksborough Sec.10.03.02 E Agricultural and Residential1 C:ategcries: 5W Otherwise 3 5W �1'ow for 7 `for less than 10 wireless property owners Lee Sec.34- 202 a. (9) communications n ot if ied (1, 2-V f or fadlities) wireless communications facilities Leon -Sec.10-7,401-406 Type A review-600`, Type B-8W, Type C Levy -Sec. 50-3 {a) 3+00' Levy 2,5W for SE- Lein 2 mile5 for SE- Indien Rive r-Sec.902.12b.4.(b.2) electricgeneiratirg mining that indudes Lske- Sec14.00.05 L. facilities or mining blasting -or 50 Or rrlore Osceole-Sec. 2.3.5 A. one way truck trips Zoning. 5ec.10.6.E-Development Appkications Martin -Comprehensive Plan Sec. L9 -Public 5W, parcels and for outside of primary urban Participation: Inside L?rban Service Area 1,WG , district; Outside Urban Service Distracts Area 2,5W 1,OW and all HDA, POA, Cando Associations J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2025\May 20\Materials\PL20250005475 Mailed Notice Rural Agricultural Zoned Land DSAC-LDR 5-20-25.docx Exhibit 6 — Other Florida Communities Nliarni-Dade Art. XKXVl Sec. 33- UeveiDpments of Apphfatioris other district boundary 310 (d) Regional impact than DRIB, District change for ResidentW (DRls): one rt le hDundary changes, uses of less than 1-0 use variances, units, a change of special exceptions or prefix w thin BU unusual uses; one- (Business) or I half mile (Industrial), or use variance irlvu4ingsuch a prefix dharige. SW Palm Beach- Chapter B,Sec- Urban}Suhurban,Agricukure Reserve and Glades der; 50Y 5c,La Exurban and Ruralil-ers: J 0W Pasoa County-".2 B. 5W or -L OV Pinellas IM253 c 25Y Polk -Sec. 960 5W Minimum of J2 different landowners farrow\, pit, C&D, Rezones, ConditionaIUsesor5peaal Exoeption Santa Rosa- Sec, LL.03.02 A. &E. BCD disposal facility; 500, if with in Rural Protection Zone:1,5W L 50Y Sarasota County -Art, 5Sec. 124- 75Y 1,5W fOFRurall orSerni-RuralasshoWnonthe 35 C j5) c.1 comprehensive plan future land use map Sarasota County -Mangrove Variances: 5DY Trim ming and Pre se rvatio n Sarasota County-Wyakka RNer Variances: 7-W Protectiorx Code Urban:0-5acres 50Cr' N/AAllinimumpameIs 5 to 10 acres 1,0W 15 ][7+ acres 1,51]0 25 S-emincle-Sec.3a3,4 Rural Area. D-5acres 1,50C} 15 Mioirr um parcels 5-10 acres �,5W 25 10+ acres 30 St. Lude-Sec.11.00.{]01). 5W Manatee Sec, 312.7 SumterSec.13-31 a 3 S St. John Cou rfty-!UG 04 B. 3W Marion: Corunty-3,5,3.E (2) and 23.3 C. J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2025\May 20\Materials\PL20250005475 Mailed Notice Rural Agricultural Zoned Land DSAC-LDR 5-20-25.docx Exhibit C — Mailed Distance Notification Mailed Distan€e5/Number of Parcel Natkes Commission District (Property Ovrners) 1 Male Mailed Notice Location and Rurai Agricultural 1,000 1,320 feet 2,640 feet 5,280 feet Requirement far Rural and District {A) Zoned feet 1/4 mile 112 mile 1 mile Urban Golden Gate Estates Acres designated Parcels, (05-09-2025) adopted by Ord,2021-25 SABAL PALM PROJECT 19 22 109 1887 1 160}f-Acres (9) (11) (72) (1694) 8929 Col IierBlvd. 218 3°4 833 �849 1 9.5 ages (147) (2&8� (478� {11131, Pine Ridge and 175 404 963 5680 2 Good lette Rd. (135) (329) (824) (4569) 7.26 a€res Off of Rack Road 72 88 371 1178 3 17.36 acres (56) (65) (330) (1067) End of Baysho.re drive 326 422 836 2821 4 71.6acres (223) (300) (656; (2410) 8909 State Rd. 82 3 3 4 7 5 5 acres (3) (3) 0) 1 (4) Mote: Mailed notice numbers do not account for situations where one individual/entity owns multiple parcels, such as developer, condo or HDAs, unless marked off by curved brackets which represent (the number of different property owners). Mailed Notice Distanoe Sites with their respective property id-entif-icatlon numbers are the following:: District 1 Parcel ID: 00418400302- 9.49 acres, Address 9923 Collier Blvd, PL PL20230018397. District 2 Parcel IDs: 67184440008, 67184400006-7.26 acres, Address Unknown Pine Ridge Estates PL20250004910. District 3 Parcel IDs :042136U0006,0071268E 001 213000004,00214366307-17.35 acres, Address Unknown Rock Road District 4 Parcel IDs: 6183&00004, 61837960006- 71.6 acres Bayshore PL2D250003046. District 5 Parcel ID: 50290006-5 acres, 9909 SR 82 Julian Grove PL20240002941 G M PA. 8 J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2025\May 20\Materials\PL20250005475 Mailed Notice Rural Agricultural Zoned Land DSAC-LDR 5-20-25.docx Exhibit C — Mailed Distance Notification San Carlos park Estero - Iarryljker preserve f4 Bonita Springs pk„� 11111.1 1 1 1—' of I Napl s wl rn�v 81 Ide pJLR r-rs Berk . n e Na �# a x' IrrI Nap�Manor IOO,D Imperial Marsh Pre serve �r�eLv Wlldl e hl7 Area nem +kea I 5 3 Ave rVI 4 1 2 4 Miles I r I j k 1 I _I Rirayu ne 5trand 9 J:\LDC Amend ments\Advisory Boards and Public Hearings\DSAC-LDR\2025\May20\Materials\PL20250005475 Mailed Notice Rural Agricultural Zoned Land DSAC-LDR 5-20-25.docx \� REQUEST STATEMENT Electric Substations and Solar Facilities LDC Amendment I. REQUEST Florida Power & Light Company (FPL) requests to amend the Collier County Land Development Code to incorporate provisions related to the locations and development standards for solar facilities and Electric Substations. The proposed amendment (Exhibit "A") was preceded by several changes to Florida Statutes §163.3205 (Solar Facilities) and 163.3208 (Electric Substations) in recent years which have established statewide allowances for the development of solar facilities and Electric Substations in certain zoning districts "by right," i.e. without zoning approval. For each of these uses, Florida Statutes also establish guidelines and limitations for associated development standards that may be adopted by local jurisdictions, and which are reflected in the enclosed amendment. The referenced statutes are attached as Exhibit "B". Currently, solar facilities are not explicitly addressed in the LDC. Historically, Staff has treated the solar facilities as "Essential Services", which requires a Conditional Use in agricultural zoning districts - in conflict with the above referenced statutes. Electric substations are subject to standards related to "Essential Services" but there are no specific standards for buffering or setbacks for Electric Substations. Florida Statutes have defined specific design standards for both solar facilities and Electric Substations. Due to the recent updates and guidance provided in Florida Statutes, County Staff must review both the Collier County LDC and Florida Statutes for relevant development standards, which can be conflicting and cumbersome, and can result in numerous "Requests for Additional Information" that slow the permitting process. II. FPL SOLAR PROGRAM FPL has made a significant commitment to renewable and clean energy through its dynamic and visible focus on increasing solar -generated energy to Floridians. Today, FPL generates over 4,000 megawatts (MW) of solar energy across the state. By no later than 2045, FPL plans to significantly expand its statewide solar capacity, increasing the mix of solar generation on FPL's system to more than 90,000 MW. FPL's solar energy centers offer the lowest energy generating costs to customers, generate zero emissions, and remove fuel cost volatility from customer bills, as they use only the sun for fuel. When the sun is shining, the panels absorb the sunlight and convert it into direct current energy. The energy then flows through an inverter where it is transformed into alternating current electricity, the kind that is used in a residential home. The energy travels through FPL's energy grid, where it is delivered to homes and businesses. There are numerous benefits associated with each FPL solar project that include creating employment opportunities during construction, procurement of local resources when possible, economic boost to local businesses during construction, zero -emissions electricity generation, decreasing land use intensity and traffic after construction, and increasing tax revenues for the County. FPL's commitment to expanding access to clean energy is highly visible in Collier County, providing a low intensity and sustainable use for former agricultural lands. Currently, FPL has one solar energy Page 1 of 8 center in operation, has permitted four (4) additional solar energy center projects, and numerous Electric Substations in Collier County. These solar energy centers each deliver 74.5 megawatts of renewable energy to residents of Collier County. Electric substations are common throughout the entirety of FPL's service area and a critical component of the transmission and distribution of electricity; moreover, the development of solar facilities continues to be an important part of FPL's approach to the generation, storage, and transmission of electricity. The proposed LDC amendments will further FPL's goals to deliver reliable, economic, and clean energy, as well as improve the permitting process, thereby reducing the burden on Collier County staff resources. III. PROPOSED CHANGES The proposed LDC amendment proposes to update the code for compliance with Florida Statutes relating to solar facilities and Electric Substations in efforts to streamline permitting and creating clarity between state and local regulations. The amendment also introduces several requirements for solar facilities which are not provided for in Florida Statutes, but which address recurring staff review issues based on the aforementioned solar projects in Collier County. These standards include the following: New and amended definitions for Electric Substations and solar facilities in LDC section 1.08.02. A new definition is added for Electric Substations based on the definition found in §163.3208, Florida Statutes. The proposed definition also includes the allowance for co -located data centers as accessory uses. These data centers are considered unmanned facilities and do not have staffing on site. Solar facilities are defined based on the definition found in §163.3205, Florida Statutes, and include a list of potential accessory uses. • Adds Electric Substations to the list of allowable locations for Essential Services in LDC section 2.01.03. Florida Statutes established in §163.3208, that Electric Substations "shall be a permitted use in all land use categories in the applicable local government comprehensive plan and zoning districts within a utility's service territory except those designated as preservation, conservation, or historic preservation of the future land use map..." Consistent with this provision, Electric Substations are added to the list of uses in LDC section 2.01.03 A, as a use "permitted in all zoning districts, except CON districts, RFMU sending lands, NRPAs, HSAs, and FSAs." Additionally, accessory and collocated uses typical of electric substations are added to the list of uses. Co -located, unmanned data centers serve other uses that are co -located with Electric Substations and utilize excess power at the substation to operate servers used in cloud computing. These uses do not require any administrative offices or visitors beyond the regular maintenance also required for the substation. These structures can be located within the footprint of the substation. Request Statement tIi Solar and Substation LDC Amendment Page 2 of 8 • Adds solar facilities to the list of permitted uses in LDC section 2.03.01. As allowed by §163.3205, Florida Statutes, states that "A solar facility shall be a permitted use in all agricultural land use categories in a local government comprehensive plan." Consistent with this provision, solar facilities area added to LDC section 2.01.03 E, which allows essential services to be permitted in the Agricultural Zoning district. A cross reference is also added for clarity regarding development standards applicable to solar facilities. Identifies that off -site preserves may be approved administratively in LDC section 3.05.07 H.1.f.iii. This section currently allows for off -site preserves to be approved administratively for essential services, affordable housing, and where on -site native vegetation is fragmented or not contiguous to off site preserve areas. The proposed LDC amendment adds solar facilities to this section to allow flexibility to provide preservation areas off site for those preserves that may be approved administratively. All other requirements for off -site preserves in the LDC will remain in effect for solar facilities. • Adds development standards applicable to Solar Facilities in new LDC section 5.05.16. This section establishes Supplementary Standards for Solar Facilities. The new section includes the purpose and intent of the regulations and provides site design requirements for solar facilities. Florida Counties may adopt buffering and landscaping requirements for solar facilities, however, §163.3205 Florida Statutes, limits those requirements to "not exceed the requirements for similar uses involving the construction of other facilities that are permitted uses in the agricultural land use categories and zoning districts." Consistent with this limitation, this new section clarifies that solar facilities abutting or adjacent to other agriculturally zoned property shall not be required to provide landscape buffers when adjacent to lands under the same ownership. The proposed amendment requires a Type "Y buffer when adjacent to or abutting public rights -of -way and allows existing native vegetation to be used to meet buffer requirements. When adjacent to any other zoning district or use, buffers shall comply with agricultural uses LDC section 4.06.02. Additionally, this section specifies that no buffer is required between solar facilities and electrical substations. This new section also includes standards for glare and fencing to address staff concerns raised during review of the proposed amendment and clarifies that the area including solar panels and transmission lines shall be considered open space if the ground beneath the panel remains pervious. This proposed standard related to open space adopts the current staff review processes in the LDC. This section also provides a modified standard from entry and exit streetlighting for solar facilities in LDC Section 6.06.03 B. Streetlights are typically required on both sides of entry and exit locations, or one fixture is allowed at single lane driveways, for all SDPs. Since solar facilities are unmanned and only require few vehicle trips per month for typical periodic maintenance, the amendment proposes to allow one fixture at entry and exit locations regardless of the number of lanes and provided the minimum footcandle values are met. This lighting requirement is proposed as a requirement for lighting on both sides of entry and exit 1'i Request Statement Solar and Substation LDC Amendment Page 3 of 8 locations does not achieve the same outcome as it would for a commercial shopping center, office buildings, or any other uses that include regular visits from customers or other users. Furthermore, this exemption reduces the potential for unnecessary light pollution to impact surrounding uses, and aids in compliance with dark sky initiatives. For example, the entrances to the Solar Energy Center SDPs within the Immokalee Solar Energy Center property and King Ranch Property (identified below) included entry and exit lighting as required by code. These sites are located over two miles east of Corkscrew Rd. on SR 82. In this instance, streetlighting unnecessarily illuminates sites located in a rural area of the County which does not receive regular vehicular traffic at night. This modified standard is cross-referenced in LDC section 6.06.03. This section also includes a requirement for decommissioning and abandonment plans for both private and public utilities. • Adds development standards applicable to Electric Substations in new LDC section 5.05.17. This section establishes Supplementary Standards for Electric Substations. The new section includes the purpose and intent of the regulations and provides for several site design requirements for Electric Substations. All buffering and setback standards in this section reiterate those established in §162.3208. This section also clarifies that accessory uses like co -located, unmanned data centers, shall comply with the same buffer and setback requirements as the principal use (the Electric Substation). • A waiver from the requirement for a Traffic Impact Statement (TIS) solar facility Site Development Plans (SDPs) in LDC section 10.02.03 D. Solar facilities do not require staff on -site after construction, except for monthly maintenance activities, and therefore do not generate enough vehicle trips to warrant the need for a TIS. In recognition of the nature of this use, Collier County staff has granted TIS waivers for SDPs for solar facilities. The proposed amendment memorializes that no TIS is needed in the LDC and will eliminate the need for repetitive TIS waivers to be granted, reducing burdens on staff time. These proposed changes ensure that the Collier County LDC is applied consistently for solar facilities and electric substations, and that the adopted requirements comply with all applicable State Laws. Where noted, additional changes have been proposed to address common issues which are identified during the staff review process. These changes are informed by several permitted and constructed solar facilities in the County, as evidence of their appropriateness and the County's general support of these concepts. It is also important to note that several other jurisdictions have adopted similar LDC amendments to streamline the permitting of clean energy facilities. 11 Request Statement V(, Solar and Substation LDC Amendment Page 4 of 8 IV. SOLAR FACILITES IN COLLIER COUNTY The following solar facilities were permitted or are in review in Collier County and the site plan for each approval is attached as Exhibit C. Images of other example Solar Facilities in Florida, are attached as Exhibit D 1. Immokalee Solar Energy Center: 578± acres producing 74.5 megawatts and located east of the SR 29/SR 82 intersection. 2. King Ranch - Boardwalk Solar Energy Center: 705± acres producing 74.5 megawatts and located approximately 2 miles east of the Corkscrew Rd/SR 82 intersection. 3. King Ranch - Goldenrod Solar Energy Center: 610± acres producing 74.5 megawatts and located approximately 2 miles east of the Corkscrew Rd/SR 82 intersection. 4. King Ranch - Treefrog Solar Energy Center: 663± acres producing 74.5 megawatts and located approximately 2 miles east of the Corkscrew Rd/SR 82 intersection. 5. King Ranch - Spoonbill Solar Energy Center: 733± acres producing 74.5 megawatts and located approximately 2 miles east of the Corkscrew Rd/SR 82 intersection. V. DECISION -MAKING COMPLIANCE The LDC does not provide specific decision -making compliance for the review of LDC amendments. The proposed amendment is consistent with §163.3205 and 163.3208. The proposed amendment maintains internal consistency through the inclusion of cross-references and the inclusion of all applicable sections related to development standards for solar facilities and Electric Substations. With the exception of several standards proposed to address frequent review issues, the proposed amendment is limited to those regulations allowed by State Law. The Growth Management Plan (GMP) identifies essential services as permitted use in the Agricultural/Rural Designation but does not address development standards for specific uses. The proposed development standards ensure that the uses are compatible with surrounding uses. Additionally, Policy 6.1.5 in the Conservation and Coastal Management Element (CCME) exempts agricultural uses from preservation requirements. Therefore, the proposed amendment is consistent with the GMP. Additional Considerations Section 163.3205 F.S. limits the elements that may be included in a county ordinance related to solar facilities to buffer and landscape area requirements. However, several additional health, safety and welfare issues have been considered in the drafting of the proposed amendment. Solar Facility Size Section 163.3205 F.S. limits the elements that may be included in a county ordinance to buffer and landscaping requirements. Furthermore, the statute does not distinguish between small- and large- scale solar facilities, therefore solar facilities are permitted in agricultural zoning districts regardless of size. Moreover, the section indicates that it is the "It is the intent of the Legislature to encourage renewable solar electrical generation throughout this state. It is essential that solar facilities and associated electric infrastructure be constructed and maintained in various locations throughout this 1'i Request Statement Solar and Substation LDC Amendment Page 5 of 8 state in order to ensure the availability of renewable energy production, which is critical to this state's energy and economic future." In accordance with the limitations and intent of this section, the proposed amendment does not include any limitations on acreage nor on the megawatt capacity of solar facilities. Glare/Heat Solar panels are built to absorb light, rather than reflect it. Multiple studies show no glint or glare risk. In fact, solar energy centers are located at dozens of airports and military bases around the U.S., in some cases next to runways. Similar to other land uses in the Agricultural zoning district, the potential for glare is mitigated by buffer requirements in the proposed amendment. Fire Safety The accessory uses associated with Solar facilities are listed in the proposed LDC amendment. FPL provides training to first responders to help them effectively understand their role in responding to potential incidents at Battery Energy Storage System (BESS) facilities. This includes meeting with local fire departments to provide them with an orientation prior to commissioning a new battery site. Each non -walk-in battery container is equipped with advanced fire detection and physical safety systems to quickly identify and mitigate thermal events. Fire is detected by photoelectric smoke and thermal detectors. These detectors trigger audible and visual alarms on the exterior of the battery containers and via communication to the site energy management system which transmits alarm signals to FPL's 24/7/365 Renewable Operations Control Center (ROCC). The ROCC, which serves as a proprietary monitoring station and supervises all FPL battery sites, can isolate and shut down the facility remotely. In these cases, firefighting is provided without the use of water. No fire safety provisions are included in the proposed amendment as standard industry practices are adequate to protect fire safety at the proposed facilities. 1AIT ; Inverters/transformers are required to comply with the Collier County Noise Control Ordinance in Chapter 54, Article 54 of the Code of Laws and Ordinances. No exemption from this ordinance has been requested as a part of this amendment. Additionally, this LDC amendment request codifies the rules adopted in Section 163.3208 F.S. in 2023 and does not create any new noise impacts from inverters/transformers. Height There are two potential considerations regarding height at solar facilities. Tilt height is an engineering specification that impacts the efficiency of the panels and land use/maintenance. Again, 163.3205(4) states that "A county may adopt an ordinance specifying buffer and landscaping requirements for solar facilities. Such requirements may not exceed the requirements for similar uses involving the construction of other facilities that area permitted uses in ag land use categories and zoning districts." Therefore, tilt height is outside of the county's purview and no new standards are proposed related to maximum height requirements. Additionally, the amendment does not include any changes to the maximum height in the Agricultural Zoning District, therefore all solar panels and accessory uses shall abide by the existing height restrictions in the LDC. 1'i Request Statement Solar and Substation LDC Amendment Page 6 of 8 Site Safety FPL also includes a requirement for high voltage and no trespassing signs to be located every 200 feet in areas that are adjacent to public roads. This standard has been added to the LDC amendment. Decommissioning and Abandonment of Solar Facilities The County would not be responsible to bear the burden of the cost for the dismantlement/decommissioning should a solar facility (or other power plant) be abandoned. The Public Service Commission has authority over this item and as such has implemented rules regarding how it is managed, please see attached. This requirement to comply with state standards has been reiterated in the proposed text and adds a separate requirement for private utilities. VI. FISCAL OR OPERATIONAL IMPACTS The proposed amendment codifies land use regulations that were adopted into state law in 2021 and 2023. Collier County currently reviews new Solar Facilities and Electric Substations through the Site Development Plan process; therefore, no new process or operational changes are required to enforce the proposed amendment. The proposed amendment also adopts additional development standards not addressed by State Law. Similarly, these revised standards will be reviewed as a part of the existing SDP process and will not require the creation of any new staff review processes. At the same time, adoption of the proposed standards will facilitate the consistent application of LDC criteria to these facilities and may reduce staff review time required for these applications. The potential for fewer reviews and reduced time spent addressing comments related to the proposed standards may result in cost and time savings for private applicants. For these reasons, the adoption of the amendment does not impose new requirements on the County, or developers of solar facilities or electric substations. Therefore, there are no new fiscal or operational impacts to Collier County or private applicants associated with continuing to enforce existing state law. VII. CONCLUSION Collier County staff has previously sought to adopt LDC amendments which formalize staff review practices to ensure consistent application of the LDC, eliminate confusion and repetitive requests for additional information, provide exemptions from standards that do not apply to Solar Facilities, and clearly identify all development requirements. Similarly, the proposed LDC amendment adopts allowances provided by the state related to development location and certain development standards. All changes not specifically provided for by Florida Statutes are also intended to memorialize existing staff review and development outcomes, provide necessary exemptions, or to allow for collocation of developing technologies as accessory uses. Adoption of the proposed LDC amendment will facilitate consistent staff reviews, eliminate repetitive requests for additional information thereby reducing burdens on staff resources, clarify development �,V Request Statement tIi Solar and Substation LDC Amendment Page 7 of 8 standards for solar facilities and Electric Substations, and ensure local consistency with Florida Statutes. For these reasons, the Applicant respectfully requests approval of this LDC amendment as proposed. Request Statement Solar and Substation LDC Amendment Page 8 of 8 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 EXHIBIT A SOLAR GENERATING FACILITIES LDC AMENDMENT Amend the LDC as follows: 1.08.02 — Definitions * * * * * * * * * * * * * Electric substation: A facility that takes electricity from the transmission grid and switches and/or converts it to another voltage for the transmission grid or to a lower voltage so it can be distributed to customers through one or more lines. Electric substations may also include accessory administration or maintenance buildings and related accessory uses and structures, * * * * * * * * * * * * * Solar facilitv: A production facilitv for electric Dower which uses Dhotovoltaic modules to convert solar energy to electricity that may be stored on site, delivered to a transmission system, and consumed by customers primarily offsite. Solar Facilities consist principally of photovoltaic modules, a mounting or racking system, power inverters, transformers, collection systems, battery systems, fire suppression equipment, and associated components. # # # # # # # # # # # # # 2.01.03 — Essential Services Essential services are hereby defined as services designed and operated to provide water, sewer, gas, telephone, electricity, cable television or communications to the general public by providers which have been approved and authorized according to laws having appropriate jurisdiction, and government facilities. Essential services are allowed in any zoning district subject to the following conditions: A. The following uses shall be deemed permitted uses in all zoning districts, except CON districts, RFMU sending lands, NRPASs, HSASs, and FSASs: 1. Water lines and sewer lines; 2. Natural gas lines, except those associated with oil extraction and related processing operations as defined in this Code and regulated under applicable federal and state law; 3. Telephone lines, telephone switching stations, and cable television lines; 4. Electrical transmission and distribution lines, electric substations subject to section 5.05.17 (includina accessory and related uses and structures and collocated uses including but not limited to administration buildings and unmanned utility structures battery systems), and emergency power structures; Substations/Solar Facilities LDC Amendment Text Underlined is new text to be added PL20240008632 Text str ckthro gh is current text to he deleted Last Modified April 29, 2025 Page 1 of 8 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 a. Accessory and Collocated Uses. Electric Substations may have accessory and collocated uses and structures that are customarily located near or constructed in conjunction with any one of the permitted principal uses or structures and is accessory or ancillary to its use, including but not limited to, above ground fuel storage tanks, equipment storage, storage yards, laydown yards, and unmanned utility structures, such as, battery storage, data centers. # # # # # # # # # # # # # 2.03.01 —Agricultural Zoning Districts A. Rural Agricultural District (A). The purpose and intent of the rural agricultural district (A) is to provide lands for agricultural, pastoral, and rural land uses by accommodating traditional agricultural, agricultural related activities and facilities, support facilities related to agricultural needs, and conservation uses. Uses that are generally considered compatible to agricultural uses that would not endanger or damage the agricultural, environmental, potable water, or wildlife resources of the County, are permissible as conditional uses in the A district. The A district corresponds to and implements the Agricultural/Rural land use designation on the future land use map of the Collier County GMP, and in some instances, may occur in the designated urban area. The maximum density permissible in the rural agricultural district within the urban mixed use district shall be guided, in part, by the density rating system contained in the future land use element of the GMP. The maximum density permissible or permitted in A district shall not exceed the density permissible under the density rating system. The maximum density permissible in the A district within the agricultural/rural district of the future land use element of the Collier County GMP shall be consistent with and not exceed the density permissible or permitted under the agricultural/rural district of the future land use element. The following subsections identify the uses that are permissible by right and the uses that are allowable as accessory or conditional uses in the rural agricultural district (A). a. Permitted uses. 5. Conservation uses. 6. Oil and gas exploration subject to state drilling permits and Collier County site development plan review procedures. 7. Family care facilities, subject to section 5.05.04. 8. Communications towers up to specified height, subject to section 5.05.09. 9. Essential services, as set forth in section 2.01.03. 10. Schools, public, including "Educational plants." 11. Solar facilities, subject to section 5.05.16, including accessory administration or maintenance buildings, battery systems, electric transmission lines, substations, energy storage equipment, and related accessory uses and structures. # # # # # # # # # # # # # Substations/Solar Facilities LDC Amendment Text Underlined is new text to be added PL20240008632 Text str ckthrough is current text to he deleted Last Modified April 29, 2025 Page 2 of 8 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 3.05.07 — Preservation Standards H. Preserve Standards. Design Standards. Off -site vegetation retention. Purpose and Intent. The purpose of this subsection f. is to identify the criteria to satisfy on -site preserve requirements off site. The intent of the on -site preserve requirement is to retain, maintain, and preserve existing native vegetation on site as provided for in the Conservation and Coastal Management Element of the GMP. However, in limited situations on -site preserve may be considered less viable as a functional preserve if it is 21,780 square feet (one-half acre) or less and isolated. Therefore, in limited situations, providing for a preserve off site can achieve the goals and objectives of the GMP. This section shall not apply to lands located within the RLSA or RFMU districts. Applicability and prohibitions. Except where it is prohibited, applicants may request that the on -site native vegetation retention requirement be satisfied in full off site where the native vegetation requirement is 21,780 square feet (one-half acre) or less, and the preserves have not been identified on an approved development order by the County. Off -site preserves are prohibited if one or more of the following is found on site: a) Xeric scrub, hardwood hammocks, mangrove (excluding mangrove fringes less than 40 feet in width, as measured from the root line, on artificially created shorelines), coastal dune and strand environments, and listed species habitat or corridors per the requirements or recommendations of the FFWCC or USFWS; b) Preserves that are located within or contiguous to natural flowways required to be retained per the requirements of the SFWMD, natural water bodies, estuaries, government required preserves (not meeting the off -site preservation criteria herein), NRPAs, or contiguous to property designated for purchase by Conservation Collier or purchased by Conservation Collier, or contiguous to properties containing listed species nests, buffers, corridors and foraging habitat per the requirements or recommendations of the FFWCC or USFWS. For the purpose of this section, natural flowways shall also include those identified during wetland permitting Substations/Solar Facilities LDC Amendment Text Underlined is new text to be added PL20240008632 Text str ckthro gh is current text to he deleted Last Modified April 29, 2025 Page 3 of 8 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 with applicable State and Federal agencies, regional drainage studies, or surface water management permits; or c) The on -site native vegetation retention requirement is greater than 21,780 square feet (one-half acre). iii. Off -site preserves approved administratively. Except as limited in LDC section 3.05.07 H.1.f.ii., the County Manager or designee may approve deviations to meet the on -site preserve requirements off site in only the following four situations: a) Essential services facilities; b) Affordable housing approved by the Collier County Community and Human Services Division; c) Projects where on -site native vegetation is fragmented; or d) Projects where on -site native vegetation is not contiguous to off -site preserve areas; e) Solar facilities. # # # # # # # # # # # # # 4.06.02 — Buffer Requirements * * * * * * * * * * * * * C. Types of buffers. Within a required buffer strip, the following types of buffers shall be used based on the matrix in table 2.4. (See Figure 4.06.02.C-1) * * * * * * * * * * * * * Table 2.4 Table of Buffer Requirements by Land Use Classifications Adjacent Properties Zoning District and/or Property Use Subject Property's District/Use 1 2 3 4 5 6 7 8 9 10 11 12 13 14 1. Agriculture (A' S) - B B B B B A A A A D A - A 2. Residential (E, RSF) single- family A A B B B B B C B* D B - C 3. Residential (RMF-6, RMF-12, RMF-16) multifamily A B A A A B B B B* D B - C Substations/Solar Facilities LDC Amendment Text Underlined is new text to be added PL20240008632 Text str ckthro gh is current text to he deleted Last Modified April 29, 2025 Page 4 of 8 1 2 3 4 5 6 7 8 9 10 11 Adjacent Properties Zoning District and/or Property Use 4. Residential tourist (RT) A B A A B B A B B* D B - B 5. Village residential (VR) A A B B A B B B B* D B - B 6. Mobile home (MH) A B B B B A B B B* D B B B 7. Commercial 3 (C-1, C-2, C-3, C-4, C-5); Business Park (BP) A B B B B B A A A* D B B B 8. Industrial 2 (I) A C B B B B A A 2 A* D B B B 9. Public use (P), community facility (CF), Golf Course Clubhouse, Amenity Center A B B B B B A A A* D B - C 10. Planned unit development (PUD) * * * * * * * * * * D 11. Vehicular rights -of -ways D D D D D D D D D D - B - D 12. Golf course maintenance building B B B B B B B B B B B A B C 13. Golf course - - - - - - - - - - - B - C 14. Automobile service station 4 A C C B B B B B C* D C C D Table 2.4 information: The letter listed under "Adjacent Properties Zoning District and/or Property Use" shall be the landscape buffer and screening alternative required. Where a conflict exists between the buffer required by zoning district or property use, the more stringent buffer shall be required. The "-" symbol shall represent that no buffer is required. The PUD district buffer, due to a variety of differing land uses, is indicated by the "*" symbol, and shall be based on the landscape buffer and screening of the district or property use with the most similar types, densities and intensities of use. Where a conflict exists between the buffering requirements and the yard requirements of this Code, the yard requirements of the subject zoning district shall apply. 12 ' Buffering in agriculture (A) districts shall be applicable at the time of site development 13 plan (SDP) submittal. 14 2Industrial (1) zoned property, where abutting industrial (1) zoned property, shall be required to 15 install a minimum 5-foot-wide type A landscape buffer adjacent to the side and rear property 16 lines. The buffer area shall not be used for water management. In addition, trees may be reduced 17 to 50 feet on center along rear and side perimeter buffers only. This reduction in buffer width 18 shall not apply to buffers adjacent to vehicular rights -of -way or nonindustrial zoned 19 property. Abutting industrial zoned properties may remove a side or rear buffer along the Substations/Solar Facilities LDC Amendment Text Underlined is new text to be added PL20240008632 Text str ckthrn nh current text to he deleted Last Modified April 29, 2025 Page 5 of 8 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 shared property line in accordance with Section 4.06.02 C.7. This exception to buffers shall not apply to buffers abutting to vehicular rights -of -way. 3 Buffer areas between commercial outparcels located within a shopping center, Business Park, or similar commercial development may have a shared buffer 15 feet wide with each abutting property contributing 7.5 feet. The outparcels may remove a side or rear buffer along the shared property line between comparable uses within the same zoning designation in accordance with Section 4.06.02 C.7. These provisions shall not apply to right- of-way buffers. 4 Refer to section 5.05.05 for automobile service station landscape requirements. 5 Refer to section 5.05.16 for solar facility landscape requirements. # # # # # # # # # # # # # 5.05.16 — Solar Facilities A. Purpose and Intent. This section is intended to provide development standards for solar facilities consistent with other similar uses in the aaricultural zonina districts. B. Development Standards. 1. Site Design Requirements. a. Principal and accessory structures must comply with the Rural Agriculture (A) site development standards set forth in LDC Section 4.02.01, except as noted below. b. Buffering. Solar facilities shall not be reauired to Drovide landscape buffers where located abutting or adjacent to agriculturally zoned property when under same ownership. Otherwise, a Type A buffer is required adjacent to agriculturally zoned property. Where existing native vegetation exists it may be used to meet the buffer requirements. ii. Where solar facilities are adjacent or abutting to public rights -of -way, a Type "D" buffer is required, where existing native vegetation exists it may be used to meet the buffer requirements. a) Site preparation must include removal of non-native vegetation that will compete with newly planted plantings. Site preparation may be necessary to adequately prepare the site for planting. Site preparation may include such activities as re - contouring, disking, roller chopping, bush hogging, prescribed burning, herbiciding, or other recognized vegetation manaaement activities. b) Fertilization and appropriate watering are required at time of planting iii. No buffer is Suhstatinns_ Substations/Solar Facilities LDC Amendment PL20240008632 Last Modified April 29, 2025 ired between Solar Facilities and Electric Text Underlined is new text to be added Text str Gkthrn nh is current text to he deleted Page 6 of 8 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 iv. All other buffers must comply with the requirements LDC Section 4.06.02. C. Glare. No facility shall produce reflective glare that could affect or impair aircraft traffic control or vehicular traffic as determined by the FAA. d. Fencing. Fencing shall be a minimum of four (4) feet in height, where proposed. Fence height shall be measured in accordance with LDC section 5.03.02.F. e. Open Space. For purposes of calculating the open space requirements, the area of the solar panels and transmission lines shall be considered open space if the ground beneath the panel remains pervious. f. Streetlights. One (1) full cutoff fixture at the facility entry or exit outside of the intersecting public right-of-way will be allowed to meet the requirements of LDC Section 6.06.03 B. regardless of the number of driveway lanes, and shall meet minimum required foot-candle values in LDC Section 6.06.03 B.2. This requirement may be waived by the County Manager or Designee, when adjacent to tribal lands or not located on an arterial road. C. Decommissionina and Abandonment Plans. 1. Private utilities shall provide Decommissioning and Abandonment Plans to demonstrate that no costs associated with decommissioning the solar facility are borne by the County. 2. Public utilities shall be consistent with the Electric Utilities Dismantlement Studies required by 25-6.04364 F.A.C. # # # # # # # # # # # # # 5.05.17 — Electric Substations A. Purpose and Intent. This section is intended to provide development standards for Electric Substations consistent with standards provided in Florida Statutes. B. Development Standards. 1. Buffering and Setbacks. a. Trees and shrub material in this setback shall comply with the buffer requirements in LDC section 4.06.02. b. Setbacks for Electric Substations shall be the same as principal structure setbacks for the zoning district. 2. Fences and walls. Substations/Solar Facilities LDC Amendment Text Underlined is new text to be added PL20240008632 Text str ckthrough is current text to he deleted Last Modified April 29, 2025 Page 7 of 8 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 a. Electric substations in zoning districts with setbacks between 50 and 100 feet shall include a security fence with a minimum height of 10 feet. b. Electric substations in zoning districts with setbacks less than 50 feet shall include a buffer wall or fence with a minimum heiaht of 8 feet. 3. Bufferina and Setbacks for certain Accessory Uses. Collocated unmanned data centers, allowed as an accessory use to electric substations shall comply with all buffering and setback requirements for Electric Substations. # # # # # # # # # # # # # 6.06.03 — Streetlights * * * * * * * * * * * * * B. At the entry/exit of any residential or commercial development approved through a SDP, SDPA, or PPL located on a public collector or arterial street, the following additional standards shall apply. For projects subject to architectural design standards, see LDC section 5.05.08 F. for related provisions. For solar facilities, see LDC section 5.05.16. for related Drovisions. # # # # # # # # # # # # # 10.02.03 — Requirements for Site Development, Site Improvement Plans and Amendments thereof * * * * * * * * * * * * * D. Site Development Plan Requirements (SDP). A pre -application meeting shall be conducted by the County Manager or designee prior to the submission of any site development plan for review. This meeting may be waived by the County Manager or designee upon the request of the applicant. * * * * * * * * * * * * * 6. Solar facilities shall not be required to provide a Traffic Impact Statement. # # # # # # # # # # # # # Substations/Solar Facilities LDC Amendment Text Underlined is new text to be added PL20240008632 Text str ckthro gh is current text to he deleted Last Modified April 29, 2025 Page 8 of 8 Select Year: 2024 v Go The 2024 Florida Statutes Title XI Chapter 163 View Entire COUNTY ORGANIZATION AND INTERGOVERNMENTAL INTERGOVERNMENTAL Chapter RELATIONS PROGRAMS 163.3205 Solar facility approval process.— (1) It is the intent of the Legislature to encourage renewable solar electrical generation throughout this state. It is essential that solar facilities and associated electric infrastructure be constructed and maintained in various locations throughout this state in order to ensure the availability of renewable energy production, which is critical to this state's energy and economic future. (2) As used in this section, the term "solar facility" means a production facility for electric power which: (a) Uses photovoltaic modules to convert solar energy to electricity that may be stored on site, delivered to a transmission system, and consumed primarily offsite. (b) Consists principally of photovoltaic modules, a mounting or racking system, power inverters, transformers, collection systems, battery systems, fire suppression equipment, and associated components. (c) May include accessory administration or maintenance buildings, electric transmission lines, substations, energy storage equipment, and related accessory uses and structures. (3) A solar facility shall be a permitted use in all agricultural land use categories in a local government comprehensive plan and all agricultural zoning districts within an unincorporated area and must comply with the setback and landscaped buffer area criteria for other similar uses in the agricultural district. (4) A county may adopt an ordinance specifying buffer and landscaping requirements for solar facilities. Such requirements may not exceed the requirements for similar uses involving the construction of other facilities that are permitted uses in agricultural land use categories and zoning districts. (5) This section does not apply to any site that was the subject of an application to construct a solar facility submitted to a local governmental entity before July 1, 2021. History.—s. 1, ch. 2021-178. Copyright © 1995-2024 The Florida Legislature • Privacy Statement • Contact Us Select Year: 2023 v Go The 2023 Florida Statutes (including Special Session Q Title XI Chapter 163 View Entire COUNTY ORGANIZATION AND INTERGOVERNMENTAL INTERGOVERNMENTAL Chapter RELATIONS PROGRAMS 163.3208 Substation approval process.— (1) It is the intent of the Legislature to maintain, encourage, and ensure adequate and reliable electric infrastructure in the state. It is essential that electric infrastructure be constructed and maintained in various locations in order to ensure the efficient and reliable delivery of electric service. Electric infrastructure should be constructed, to the maximum extent practicable, to achieve compatibility with adjacent and surrounding land uses, and the criteria included in this section are intended to balance the need for electricity with land use compatibility. (2) The term "electric substation" means an electric substation, including accessory administration or maintenance buildings and related accessory uses and structures, which takes electricity from the transmission grid and converts it to another voltage or lower voltage so it can be distributed to customers through one or more lines. (3) Electric substations are a critical component of electric transmission and distribution. Except for substations in s. 163.3205(2)(c), local governments may adopt and enforce reasonable land development regulations for new and existing electric substations, addressing only setback, landscaping, buffering, screening, lighting, and other aesthetic compatibility -based standards. Vegetated buffers or screening beneath aerial access points to the substation equipment shall not be required to have a mature height in excess of 14 feet. (4) New and existing electric substations shall be a permitted use in all land use categories in the applicable local government comprehensive plan and zoning districts within a utility's service territory except those designated as preservation, conservation, or historic preservation on the future land use map or duly adopted ordinance. If a local government has not adopted reasonable standards for substation siting in accordance with subsection (3), the following standards shall apply to new electric substations: (a) In nonresidential areas, the substation must comply with the setback and landscaped buffer area criteria applicable to other similar uses in that district, if any. (b) Unless the local government approves a lesser setback or landscape requirement, in residential areas, a setback of up to 100 feet between the substation property boundary and permanent equipment structures shall be maintained as follows: 1. For setbacks between 100 feet and 50 feet, an open green space shall be formed by installing native landscaping, including trees and shrub material, consistent with the relevant local government's land development regulations. Substation equipment shall be protected by a security fence consistent with the relevant local government's land development regulations. 2. For setbacks of less than 50 feet, a buffer wall 8 feet high or a fence 8 feet high with native landscaping consistent with the relevant local government's regulations shall be installed around the substation. (5) If the application for a proposed electric substation or for changes to an existing electric substation demonstrates that the substation design is consistent with the local government's applicable setback, landscaping, buffering, screening, and other aesthetic compatibility -based standards, the application for development approval for or changes to the substation shall be approved. (6)(a) This paragraph applies to the proposed placement or construction of a new electric substation within a residential area. Before submitting an application for the location of a new electric substation in residential areas, the utility shall consult with the local government regarding the selection of a site. The utility shall provide information regarding the utility's preferred site and as many as three alternative available sites, including sites within nonresidential areas, that are technically and electrically reasonable for the load to be served, if the local government deems that the siting of a new electric substation warrants this additional review and consideration. The final determination on the site application as to the preferred and alternative sites shall be made solely by the local government within 90 days of presentation of all the necessary and required information on the preferred site and on the alternative sites. In the event the utility and the local government are unable to reach agreement on an appropriate location, the substation site selection shall be submitted to mediation conducted pursuant to ss. 44.401-44.406, unless otherwise agreed to in writing by the parties, and the mediation shall be concluded within 30 days unless extended by written agreement of the parties. The 90-day time period for the local government to render a final decision on the site application is tolled from the date a notice of intent to mediate the site selection issue is served on the utility or local government, until the mediation is concluded, terminated, or an impasse is declared. The local government and utility may agree to waive or extend this 90-day time period. Upon rendition of a final decision of the local government, a person may pursue available legal remedies in accordance with law, and the matter shall be considered on an expedited basis. (b) A local government's land development and construction regulations for new electric substations or for changes to existing electric substations and the local government's review of an application for the placement or construction of a new electric substation or for changes to an existing electric substation shall only address land development, zoning, or aesthetic compatibility -based issues. In such local government regulations or review, a local government may not require information or evaluate a utility's business decisions about its service, customer demand for its service, or quality of its service to or from a particular area or site, unless the utility voluntarily offers this information to the local government. (7) Substation siting standards adopted after the effective date of this act do not apply to applications for new electric substations or for changes to existing electric substations which were submitted before the notice of the local government's adoption hearing. (8)(a) If a local government has adopted standards for the siting of new electric substations or for changes to existing electric substations within any of the local government's land use categories or zoning districts, the local government shall grant or deny a properly completed application for a permit to locate a new electric substation or change an existing electric substation within the land use category or zoning district within 90 days after the date the properly completed application is declared complete in accordance with the applicable local government application procedures. If the local government fails to approve or deny a properly completed application for a new electric substation or for changes to an existing electric substation within the timeframes set forth, the application is automatically approved, and the applicant may proceed with construction consistent with its application without interference or penalty. Issuance of such local permit does not relieve the applicant from complying with applicable federal or state laws or regulations and other applicable local land development or building regulations, if any. (b) The local government shall notify the permit applicant within 30 days after the date the application is submitted as to whether the application is, for administrative purposes only, properly completed and has been properly submitted. Further completeness determinations shall be provided within 15 days after the receipt of additional information. However, such determination is not approval of the application. (c) To be effective, a waiver of the timeframes set forth in this subsection must be voluntarily agreed to by the utility applicant and the local government. 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(\� xvid 9DVNIV-au III VJWOD IHOI I W lIHh1Od dQRIO'I3 :lM9IlD mmao,o-ll.w....�n. ooxrose�sse V ��..T. �T'�' 'l 7 flv'�' 7�T �.�.7 V�Tv�O.�+. ��3Ml�d Q 1 PlDolNEI QTTl idd � Q II'I I� I 6 o= 771 - a= I I 5 I I � Iz z , �o 1; I,Q, 1,'1; 1, i; 1 NV'Id NOI.LNHAaHd NOI.L[ llOd-dRIVAUIVHOIS $ % woos s� �ooz>us9sva ANVdWODIHDI'I782IHA1OdVQRIOlJ:lN'dI'IO r 113MxasuaD Aoxaua xV-Ios 1J02I3�d2I.L 'Id3 � �g F e J I I I � S N 3 � z z NIX nql_ o d e o � � p 3a iW k € x = r o i — — 4 - = w I o w a a e wz > g w� --sa Il III - s LL~ 8z rn w `s = mo oz D o m o� &l F zo J U i a orc - �a 'IeoLL w3 J U E V K "o 8n8 �o Z. / o0 i w po w� oa; Cover County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercountvfl.gov 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 APPLICATION FOR LAND DEVELOPMENT CODE AMENDMENT PRIVATELY INITIATED LDC Section 10.02.09 Ch. 2 B. of the Administrative Code for Land Development Assigned Planner: PROJECT NUMBER PROJECT NAME For Staff Use DATE PROCESSED Name of Applicant(s): APPLICANT CONTACT INFORMATION Florida Power & Light Company Name of Property Owner if different than Applicant: N/A Address: 700 Universe Blvd City: Juno Beach State Telephone: (561) 324-8055 Cell: E-Mail Address: jeffrey.conte@fpl.com Name of Agent: Jem Frantz, AICP Firm: RVi Planning + Landscape Architecture Fax: FL ZIP:33408 Address: 28100 Bonita Grande Dr, #305 City: Bonita Springs State: FL ZIP: 34135 Telephone: Cell (239) 357-9580 Fax: E-Mail Address: jfrantz@rviplanning.com Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that you are in compliance with these regulations. PROJECT INFORMATION Project Name: LDC Amendment - Solar Facilities and Electrical Substations Location Description: Countywide 10/10/2018 Page 1 of 4 Codier County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliercountvfl.gov (239) 252-2400 FAX: (239) 252-6358 Project Description/Summary of Change: LDC amendment to codify rules for Solar Facilities and Electrical Substations adopted in Florida Statutes and to address issues raised during staff review of these uses. The amendment addresses the zoning districts where these uses are permitted, adopt unique development standards, and add definitions. Pre -Application Meeting and Final Submittal Requirement Checklist for: Privately Initiated LDC Amendments Ch. 2 B. of the Administrative Code for Land Development The following Submittal Requirement Checklist is to be utilized during the Pre -Application Meeting and at time of application submittal. At time of submittal, the checklist is to be completed and submitted with the application packet. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. Incomplete submittals will not be accepted. REQUIREMENTS FOR REVIEW COPIES REQUIRED Not Required Completed Application 1 ® ❑ Pre -Application meeting notes 1 ® ❑ Completed LDC amendment request 1 ® ❑ Administrative Code Amendments 1 ❑ ❑ Amended Zoning Maps ❑ Electronic copy of all documents 1 ® ❑ 10/10/2018 Page 2 of 4 Codier County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliercountvfl.gov (239) 252-2400 FAX: (239) 252-6358 Planners: Indicate if the petition needs to be routed to the following additional reviewers: ❑ Bayshore/Gateway Triangle Redevelopment: ❑ Historical Review Executive Director ❑ City of Naples: Robin Singer, Planning Director ❑ Immokalee Water/Sewer District: ❑ Conservancy of SWFL: Nicole Johnson ❑ Parks and Recreation: Barry Williams and David Berra El Emergency Management: Dan Summers; Emergency School District: Amy Lockheart and/or EMS: Artie Bay ❑ Naples Airport Authority ❑ Collier County Airport Authority ❑ Other: ❑ Other: PUBLIC PARTICIPATION REQUIREMENTS LDC section 10.03.06 A or K Chapter 8 of the Administrative Code for Land Development Newspaper Advertisements Required: The legal advertisement shall be published at least 15 days before the advertised public hearing in a newspaper of general circulation. The advertisement shall include at a minimum: • Date, time, and location of the hearing; • Description of the proposed land uses; and LDC amendments that change the list of permitted, conditional, or prohibited uses within a zoning category shall include a 2 in. x 3 in. map of the project location. Public Meetings Required: • Development Services Advisory Committee -Land Development Review Subcommittee (DSAC-LDR): No legally required advertising. • Development Services Advisory Committee (DSAC): No legally required advertising. Public Hearing Requirements: For amendments that change the zoning map designation of 10 acres of land or less, or do not change the list of permitted, conditional, or prohibited land uses within a zoning category: • Environmental Advisory Council (EAC): The EAC shall hold at least one public hearing (if applicable). • Collier County Planning Commission (CCPC): The CCPC shall hold at least one public hearing. • Board of County Commissioners (BCC): The BCC shall hold at least one advertised public hearing. 10/10/2018 Page 3 of 4 COAT County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliercountvfl.gov (239) 252-2400 FAX: (239) 252-6358 For amendments that change the zoning map designation of 10 acres of land or more, or do change the list of permitted, conditional, or prohibited land uses within a zoning category: • Environmental Advisory Council (EAQ The EAC shall hold at least one public hearing (if applicable). • Collier County Planning Commission (CCPC): The CCPC shall hold at least one public hearing. o The CCPC may elect by a majority decision to hear such ordinance or resolution at two public hearings. If there is only one CCPC hearing, the hearing shall be held after 5:00 p.m. on a weekday, and if there are two CCPC hearings, then at least one of the hearings shall be held after 5:00 p.m. on a weekday. Board of County Commissioners (BCC): The BCC shall hold at least two advertised public hearings. o At least one hearing shall be held after 5:00 p.m. on a weekday, unless the BCC by a majority vote plus one vote elects to conduct that hearing at another time of day. FEE REQUIREMENTS I Pre -application Meeting: $500.00 o To be credited towards the application fee if the application is filed within 9 months of pre - application meeting. Amendment to the LDC: $3,000.00 ❑ Legal Advertising Fees: o CCPC: $1,125.00 o BCC: $500.00 All checks payable to: Board of County Commissioners. The completed application, all required submittal materials and the fee shall be submitted to: Growth Management Department Zoning Division ATTN: Business Center 2800 North Horseshoe Drive Naples, FL 34104 10/10/2018 Page 4 of 4 V April 29, 2025 Ms. Angela Galiano Planner I Collier County Government Growth Management Department 2800 N. Horseshoe Dr. Naples, FL 33901 RE: Solar Facilities and Electrical Substations LDC Amendment PL20240008632 — Submittal 4 Dear Ms. Galiano, It is my pleasure to submit to you the attached revised documents related to the LDC Amendment request for Solar Facilities and Electric Substations. Please see the following responses to your comments. 1) Comment Letter Responses, 2) Revised LDC Amendment, 3) Revised LDC Amendment Request Statement, Rejected Review: LDCA Review Reviewed By: Angela Galiano Email: Angela.Galiano@colliercountyfl.gov Phone #: (239) 252-5759 Correction Comment 6: Staff recommends adding a section to address glare mitigation (refraction for anti -reflective coatings that shall minimize glare from solar panels abutting roadways and residential land uses. Pursuant to the last submittal statement, please provide studies showing no glint or glare risk. Response: A requirement to address glare has been added to proposed section 5.05.16. Correction Comment 12: Staff recommends a Decommissioning Plan and Abandonment Plan for dismantling and removing the solar facility at the end of its lifespan and for those that have been abandoned for a specified time period. This would minimize the likelihood that the County could incur the costs of decommissioning abandoned systems. Please provide a copy of FPL's proposed decommissioning and abandonment plan. And please provide a copy of the referenced attachment regarding the implemented rules in the submittal statement. Response: Requirements for decommissioning plans for both public and private utilities have been added to proposed section 5.05.16. RVi Planning + Landscape Architecture • 28100 Bonita Grande Drive, Sutie 305 • Bonita Springs, FL 34135 • 239.405.7777 • www.rviplanning.com Correction Comment 14: See comments and PDF to Docs and images from others. Response: Acknowledged. See responses below. Correction Comment 15: In the proposed LDC subsection 1.08.02, staff recommends removing "solar facilities" from essential services, as they are not mandated by the state as an essential service. Response: Please see the revised LDC amendment which has removed solar facilities from the essential services section. Please note, that the allowance for off - site preserves to be approved administratively, which was previously removed from the request due to duplication with essential services exemptions, haas been revised and added to the amendment to ensure this flexibility applies after removing solar facilities from the essential services section. Correction Comment 16: Staff recommends eliminating Solar Facilities from LDC subsection 2.01.03 in its entirety. Solar Facilities are not considered an essential service. Please use the current text from Municode. Subsection - 2.01.03 was amended by Ord. 24-05. See comments uploaded as a PDF to Docs and Images - upload date of 03.14.2025 Response: Please see the response to Comment 15 above. The revised LDC amendment has removed solar facilities from the essential services section and is updated for consistency with Ordinance 24-05. All changes requested in the pdf dated 3.14.2025 have been incorporated into the revised LDC amendment. Correction Comment 17: In the proposed LDC subsection 5.05.16.B.1.c, staff recommends removing "security". A (4) foot fence is not considered to be a security fence. Response: Please see the revised LDC amendment which has incorporated this change. Correction Comment 18: Please clarify and explain the purpose of 5.05.17.13.3 and 5.05.17B.4. If it's needed, please justify the purpose Response: Please see the revised LDC amendment. Section 5.05.17 has been reorganized and revised to remove duplication and clarify proposed standards. Rejected Review: County Attorney Review Reviewed By: Heidi Ashton-Cicko Email: heidi.ashton@colliercountyfl.gov Phone #: (239) 252-8773 Correction Comment 3: Miscellaneous Corrections: Please address my requested changes dated 2-25-25 RVi Planning + Landscape Architecture 1 2 of 4 Response: Please see the revised LDC amendment which has incorporated these changes. Rejected Review: Environmental Review Reviewed By: Jaime Cook Email: Jaime.Cook@colliercountyfl.gov Phone #: (239) 252-6290 Correction Comment 1: Please see comments uploaded as a PDF to Docs and Images - upload date of 03.11.2025 Response: Please see the revised LDC amendment which has incorporated these changes. Rejected Review: Landscape Review Reviewed By: Lisa Blacklidge Email: Lisa. Blacklidge(a)-colI iercountyfl.gov Phone #: (239) 252-2758 Correction Comment 1: 5.05.16 B.1.b.i. "Solar facilities shall not be required to provide landscape buffers when located abutting or adjacent to agriculturally zoned property" INSERT when under same ownership. Otherwise, a Type A buffer is required to adjacent agriculturally zoned property. Response: Please see the revised LDC amendment which has incorporated this change. Correction Comment 2: 5.05.16 B.1.ii. REPLACE Where solar facilities are adjacent or abutting to public rights -of -way, a Type D buffer is required. Where existing native vegetation exists it may be used to meet the buffer requirements. Response: Please see the revised LDC amendment which has incorporated this change. Correction Comment 3: 5.05.16 B.1.iii. CHANGE to iv. REMOVE agricultural uses Response: Please see the revised LDC amendment which has incorporated this change. Correction Comment 4: 5.05.16 B.1.iii. New iii. No buffer is required between Solar Facilities and Electrical Substations. Response: Please see the revised LDC amendment which has incorporated this change. Correction Comment 5: 5.05.17 Remove multiple requirements to point to 4.06.02. Remove "utility buildings" RVi Planning + Landscape Architecture 1 3 of 4 Response: Please see the revised LDC amendment which has incorporated this change. Thank you in advance for your consideration of the above information. If you have any further questions, please do not hesitate to contact me directly at (239) 357-9580 or jfrantz(c�rviplanning.com. Sincerely, RVi Planning + Landscape Architecture Jem Frantz, AICP Project Director RVi Planning + Landscape Architecture I 4 of 4