Agenda 06/24/2025 Item #16A5 (Waiver of Nighttime Hearing and Approval to Advertise LDC Amendment for RLSA District (PL20220003445)6/24/2025
Item # 16.A.5
ID# 2025-1915
Executive Summary
Recommendation to waive the nighttime hearing requirement and hear a Land Development Code amendment related to
the Rural Lands Stewardship Area Zoning Overlay District (RLSA District) at two regularly scheduled daytime Board of
County Commissioners meetings and approve a request to advertise the Land Development Code Amendment,
PL20220003445.
OBJECTIVE: To waive the nighttime hearing requirement and advertise a Land Development Code (LDC) amendment
at two regularly scheduled hearings.
CONSIDERATIONS: In 1999, the State of Florida imposed a Final Order (Case No. ACC-99-002 and DOAH Case
No. 98-0324GM) on Collier County, directing the County to perform a three-year Rural and Agricultural Assessment of
the GMP to identify measures to protect agricultural areas, direct incompatible land uses away from wetlands and
upland habitat, and to assess the growth potential of the County's rural areas. This was to occur while discouraging
urban sprawl, directing incompatible land uses away from critical habitats, and encouraging development that utilizes
creative land-use planning techniques. In 2002, the Board of County Commissioners (Board) established the Rural
Lands Stewardship Area program under the FLUE of the GMP, pursuant to Ord. 2002-54. The objective was to create
an incentive-based land use overlay system founded upon the principles of rural land stewardship as defined in Chapter
163.3177(11), F.S., now in Chapter 163.3248, F.S.
The Rural Lands Stewardship Area Zoning Overlay District (RLSA District) regulations were initially adopted into the
LDC on June 16, 2003, pursuant to Ord. 2003-27. Subsequent amendments to the RLSA District in the LDC occurred
in 2004, 2005, 2006, and 2010. The RLSA District includes important environmental and agricultural assets, most of
which are on privately held land.
On February 10, 2015, the Board directed staff to initiate "restudies" of four GMP master plans, one of which being the
RLSA. The RLSA restudy began in January 2018, culminating in the creation of an RLSA White Paper, which was
presented to the Board in October 2019. At this meeting, the Board directed staff to (1) bring forward GMP amendments
for the Rural Lands Stewardship Area Overlay in the FLUE, (2) develop a regional water partnership to address regional
water matters, and (3) draft LDC amendments to address the characteristics of the Stewardship Receiving Area (SRA).
A GMP amendment (PL20190002292) involving the RLSA Overlay in the FLUE was approved by the Board on July
13, 2021, pursuant to Ord. 2021-28. The changes to the administrative code are shown in Exhibit A and will require a
separate resolution. This LDC amendment implements the updates that were made to the GMP in 2021. The noteworthy
LDC amendment changes are identified and summarized in Exhibit A.
LDC amendments are reviewed by the Board, Collier County Planning Commission (CCPC), Development Services
Advisory Committee (DSAC), and the Land Development Review Subcommittee of the DSAC (DSAC-LDR).
DSAC-LDR Subcommittee Recommendation: On September 21, 2022, the DSAC-LDR Subcommittee recommended
approval of this LDC amendment, subject to the following:
1. Wherever it states dark sky compliant lighting principles, the Subcommittee is not in favor of that terminology and to
instead use the language from Policy 5.7 of the GMP, and that a future LDC amendment should be considered for
lighting guidance in general.
2. Clarify the sentence on lines 16-18 on page 33 (LDC section 4.08.06 B.6.f.), which currently reads: "Only one type of
restoration shall be rewarded with these Credits for each acre designated for restoration and in no case shall more than
ten (10) Credits be awarded per acre," and that staff would consider inserting a chart to makes it easier to follow.
3. Clarify the verbs on page 31 (i.e., received, awarded, assigned, rewarded) under restoration stewardship credits to be
made consistent to the extent necessary to understand the intent.
4. Include the walk-on changes to the LDC amendment, as presented by staff at the meeting.
Page 1037 of 3580
6/24/2025
Item # 16.A.5
ID# 2025-1915
5. Include the administrative code changes, provided the changes are consistent with what we just discussed.
DSAC Recommendation: The DSAC recommended approval of the LDC amendment on November 2, 2022.
Collier County Planning Commission (CCPC) Recommendation: On May 15, 2025, at a nighttime hearing, the
CCPC reviewed a significantly updated version of the LDC amendment from what the DSAC had reviewed. The CCPC
recommended approval, contingent upon eliminating the maximum size limitation of 5,000 acres for a Town.
It is staff's opinion that the public had an opportunity to address their concerns at the nighttime hearing on May 15,
2025, and that a nighttime hearing by the Board will not be necessary.
This item is consistent with the Collier County Strategic Plan objective of community development to implement
prudent and inclusive policy development through effective planning for transportation, land use, and growth
management.
FISCAL IMPACT: There are no anticipated fiscal or operational impacts to the County’s stakeholders associated with
this LDC amendment, except that developers will now be required to submit an SRA Mobility Plan. The costs
associated with processing and advertising the proposed LDC amendment are estimated at $50. Funds have been
allocated within the Unincorporated Area General Fund (1011) and the Comprehensive Planning Cost Center (138317).
GROWTH MANAGEMENT IMPACT: No growth management impact is associated with this action.
LEGAL CONSIDERATIONS: LDC section 10.03.06.K provides two Board meetings are required for LDC
amendments initiated by the County that propose changes to the actual list of permitted, conditional, or prohibited uses
of land within a zoning category, and at least one hearing shall be held after 5:00 p.m. on a weekday, unless the Board
by supermajority vote the Board elects to waive the nighttime hearing and hold the hearing at another time of day. This
item is approved as to form and legality, and it requires an affirmative vote of four for approval. -HFAC
RECOMMENDATIONS: To waive the nighttime hearing requirement and hear a Land Development Code
amendment related to the RLSA District, at two regularly scheduled daytime Board of County Commissioners meetings,
and approve a request to advertise the Land Development Code Amendment.
PREPARED BY: Eric L. Johnson, AICP, CFM, Planning Manager, Zoning Division
ATTACHMENTS:
1. LDCA (05-20-2025)
2. Exhibit A (05-20-2025)
Page 1038 of 3580
1
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials \PL20220003445 RLSA - LDCA (05-20-2025).docx
LAND DEVELOPMENT CODE AMENDMENT
PETITION
PL20220003445
SUMMARY OF AMENDMENT
This Land Development Code (LDC) amendment shall update the Rural
Land Stewardship Area Zoning Overlay District (RLSA District) Standards
and Procedures to ensure consistency with the recently adopted changes
that were made to the Rural Lands Stewardship Area Overlay in the Future
Land Use Element (FLUE) of the GMP, pursuant to Ordinance 2021 -28.
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).
ORIGIN
Growth Management
Plan (GMP)
HEARING DATES LDC SECTIONS TO BE AMENDED
Board TBD 4.08.01
4.08.04
4.08.05
4.08.06
4.08.07
Specific Definitions Applicable to the RLSA District
Implementation of Stewardship Credits
Baseline Standards
SSA Designation
SRA Designation
CCPC 05/15/2025
DSAC 11/02/2022
DSAC-LDR 09/21/2022
ADVISORY BOARD RECOMMENDATIONS
DSAC-LDR
Approval with recommendations
DSAC
Approval
CCPC
Approval with recommendations
BACKGROUND
In 1999, the State of Florida imposed a Final Order (Case No. ACC-99-002 and DOAH Case No. 98-0324GM)
on Collier County, directing the County to perform a three-year Rural and Agricultural Assessment of the GMP
to identify measures to protect agricultural areas, direct incompatible land uses away from wetlands and upl and
habitat, and to assess the growth potential of the County’s rural areas. Th e was to occur while discouraging urban
sprawl, directing incompatible land uses away from critical habitat, and encouraging development that utilizes
creative land use planning techniques. In 2002, the Board of County Commissioners (Board) established the
Rural Lands Stewardship Area program under the FLUE of the GMP, pursuant to Ord. 2002-54. The objective
was to create an incentive-based land use overlay system founded upon the principles of rural land stewardship
as defined in Chapter 163.3177(11), F.S., now in Chapter 16 3.3248, F.S.
The Rural Lands Stewardship Area Zoning Overlay District (RLSA District ) regulations were initially adopted
into the LDC on June 16, 2003, pursuant to Ord. 2003-27. Subsequent amendments to the RLSA District in the
LDC occurred in 2004, 2005, 2006, and 2010. The RLSA District includes important environmental and
agricultural assets, most of which are on privately held land.
On February 10, 2015, the Board directed staff to initiate “restudies” of four GMP master plans, one of which
being the RLSA. The RLSA restudy began in January 2018, culminating in the creation of an RLSA White Paper,
which was presented to the Board in October 2019. At this meeting, t he Board directed staff to (1) bring forward
GMP amendments for the Rural Lands Stewardship Area Overlay in the FLUE, (2) develop a regional water
partnership to address regional water matters, and (3) draft LDC amendments t o address the characteristics of the
Stewardship Receiving Area (SRA). A GMP amendment (PL20190002292) involving the RLSA Overlay in the
FLUE was approved by the Board on July 13, 2021, pursuant to Ord. 2021 -28. The changes to the administrative
code are shown in Exhibit A and will require a separate resolution. This LDC amendment will implement the
updates that were made to the GMP in 2021. The noteworthy LDC amendment changes are identified and
summarized in Exhibit A.
Page 1039 of 3580
2
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials \PL20220003445 RLSA - LDCA (05-20-2025).docx
DSAC-LDR Subcommittee Recommendation: The DSAC-LDR Subcommittee recommended approval of this
LDC amendment on September 21, 2022, subject to the following:
1. Wherever it states dark sky compliant lighting principles, the Subcommittee is not in favor of that terminology
and to instead use the language from Policy 5.7 of the GMP, and that a future LDC amendment should be
considered for lighting guidance in general.
2. Clarify the sentence on lines 16-18 on page 33 (LDC section 4.08.06 B.6.f.), which currently reads: “Only one
type of restoration shall be rewarded with these Credits for each acre designated for restoration and in no case
shall more than ten (10) Credits be awarded per acre,” and that staff would consider inserting a chart to makes it
easier to follow.
3. Clarify the verbs on page 31 (i.e., received, awarded, assigned, rewarded) under restoration stewardship credits,
to be made consistent to the extent necessary to understand the intent.
4. Include the walk-on changes to the LDC amendment, as presented by staff at the meeting.
5. Include the administrative code changes, provided the changes are consistent with what we just discussed.
Collier County Planning Commission Recommendation: On May 15, 2025, at a nighttime hearing, the
CCPC reviewed a significantly updated version of the LDC amendment from what the DSAC had
reviewed. The CCPC recommended approval, contingent upon eliminating the maximum size limitation
of 5,000 acres for a Town.
FISCAL & OPERATIONAL IMPACTS
There are no fiscal or operational impacts to
the County. Developers will be required to
submit an SRA Mobility Plan.
GMP CONSISTENCY
The proposed LDC amendment has been reviewed by
Comprehensive Planning staff and may be deemed
consistent with the GMP.
EXHIBITS: A) Summary of Proposed Changes ; B) Ordinance 2021-28; C) Conservancy Letter and
Backup; D) Utter Email ; and E) League of Women Voters
Page 1040 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
3
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
Amend the LDC as follows:
1
4.08.00 – RURAL LANDS STEWARDSHIP AREA ZONING OVERLAY DISTRICT 2
STANDARDS AND PROCEDURES 3
4
4.08.01 – Specific Definitions Applicable to the RLSA District 5
6
As used in the RLSA District Regulations, the terms below shall have the following 7
meanings, set forth below, to the exclusion of any meanings ascribed to such terms in section 8
1.08.00: 9
10
A. Accessory dwelling unit. A dwelling unit that is supplemental and subordinate to a primary 11
dwelling on the same premises, limited to 900 square feet. 12
13
B. Baseline Standards. Baseline Standards are the allowable uses, density, intensity and 14
other land development regulations assigned to land within the RLSA District by the GMP, 15
Collier County Land development Regulations and Collier County Zoning Regulations in 16
effect prior to July 25, 2000, and subject to the further provisions of section 4.08.05. 17
18
C. Building Height. Refers to the vertical extent of a building. Building height is measured in 19
Stories. 20
21
D. Building Height to Street Width Ratio. The maximum height of the tallest building divided 22
by the width of the street. The street width is the distance between two building façades. 23
24
E. Civic and Institutional Uses. Structures developed for and/or used by established 25
organizations or foundations dedicated to public service or cultural activities including the 26
arts, education, government and religion. 27
28
F. Compact Rural Ddevelopment (CRD). Compact Rural Development is a form of SRA that 29
is intended to support and further Collier County’s valued attributes of agriculture, natural 30
resources, and economic diversity. A CRD shall include uses associated with and needed 31
to support research, education, convenience retail, tourism, or recreation. A CRD may 32
include but is not required to have permanent residential housing and the services and 33
facilities to support permanent residents. Compact Rural developments are a form of SRA 34
that provide flexibility with respect to the mix of uses and design standards, but shall 35
otherwise comply with the standards of a Hamlet or Village. A CRD may include, but is not 36
required to have permanent residential housing and the services and facilities that support 37
permanent residents. An example of a CRD without permanent residential housing is an 38
ecotourism village that would have a unique set of uses and support services different 39
from a traditional residential village. It would contain transient lodging facilities and 40
services appropriate to eco-tourists, but may not provide for the range of services 41
necessary to support permanent residents. 42
43
G. Context Zones. Areas that establish the use, intensity and diversity within a town, or village 44
or hamlet. Context zones specify permitted land uses, FARs, building height, setbacks, 45
and other regulating elements to guide the establishment of the urban to rural continuum. 46
47
H. Designation. Application of the SSA or SRA concepts through a formal application, review, 48
and approval process as described in the RLSA District Regulations. 49
Page 1041 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
4
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
I. FSA - Flow way Stewardship Area. Privately owned lands delineated on the RLSA Overlay 2
Map, which primarily include privately owned wetlands that are located within the Camp 3
Keais Strand and Okaloacoochee Slough. FSAs form the primary wetland flow way 4
systems in the RLSA District. 5
6
J. Hamlet. Hamlets are a form of SRA and are small rural residential areas with primarily 7
single-family housing and a limited range of convenience-oriented services. Hamlets serve 8
as a more compact alternative to traditional five (5) acre lot rural subdivisions currently 9
allowed in the Baseline Standards. 10
11
JK. HSA - Habitat Stewardship Area. Privately owned lands delineated on the RLSA Overlay 12
Map, which include both areas with natural characteristics that make them suitable habitat 13
for listed species and areas without these characteristics. These latter areas are included 14
because they are located contiguous to habitat with natural characteristics, thus forming 15
a continuum of landscape that can augment habitat values. 16
17
KL. Incidental Clearing. Clearing of no more than 1% of the area of an SSA, which is 18
conducted to accommodate the ability to convert from one Ag 1 use to another Ag 1 use 19
and which connects existing Ag 1 acres, squares up existing Ag 1 farm fields, or provides 20
access to or from Ag 1 areas. 21
22
LM. Landmark building. A prominent civic or institutional building that creates a significant 23
community feature, focal point, or terminating vista. 24
25
MN. Land Use - Land Cover Indices. One of the indices comprising the Natural Resource Index 26
Value of land, with values assigned based upon land use and land cover characteristics 27
as mapped using the Florida Land Use, Cover, and Forms Classification System 28
(FLUCFCS) (FDOT 1999). For purposes of assigning values, land use and land cover 29
codes are grouped as follows: Group 1 (Codes 617, 6172, 621, 6218, 6219, 624, 630, 30
641, 643); Group 2 (Codes 321, 411, 4119, 425, 434, 439, 428); Group 3 (211, 212, 213, 31
214, 221, 222, 241, 242, 243, 250, 260, 261, 310, 329, 330, 422, 510, 521, 523, 533, 534); 32
and Group 4 (all others). 33
34
NO. Land Use Layer (Layer). Permitted and conditional land uses within the Baseline 35
Standards that are of a similar type or intensity and that are grouped together in the same 36
column on the Land Use Matrix. 37
38
OP. Land Use Matrix (Matrix). The tabulation of the permitted and conditional land uses within 39
the Baseline Standards set forth in Section 4.08.06 B.4., with each Land Use Layer 40
displayed as a single column. 41
42
PQ. Listed Species Habitat Indices. One of the indices comprising the Natural Resource Index 43
Value, with values assigned based upon the habitat value of the land for listed species. 44
Index values are based on documentation of occupied habitat as established by the 45
intersect of documented and verifiable observations of listed species with land cover 46
identified as preferred or tolerated habitat for that species. Land mapped, using 47
FLUCFCS, as 310, 321, 411, 425, 428, 434, 617, 6172, 621, 6218, 6219, 624, and 630 is 48
deemed to be preferred or tolerated habitat for panthers for the purpose of assigning a 49
value for these indices. An intersection of at least one data point establishing the presence 50
Page 1042 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
5
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
of a listed species within a geographic information system (GIS) polygon of preferred or 1
tolerated habitat for that species shall result in the entire polygon being scored as occupied 2
habitat. 3
4
Q. Micromobility. Any small, low-speed, human- or electric-powered transportation device, 5
including bicycles, scooters, electric-assist bicycles, electric scooters (a.k.a. e-scooters), 6
and other small, lightweight, wheeled conveyances. 7
8
R. Natural Resource Index (Index). A measurement system that establishes the relative 9
natural resource value of each acre of land by objectively measuring six different 10
characteristics of land and assigning an index factor based on each characteristic. The 11
sum of these six factors is the Index value for the land. The six characteristics measured 12
are: Stewardship Overlay Delineation, Proximity, Listed Species Habitat, Soils/Surface 13
Water, Restoration Potential, and Land Use/Land Cover. 14
15
S. Natural Resource Index Map Series (Index Maps). The Rural Lands Study Area Natural 16
Resource Index Map Series adopted as part of the GMP. 17
18
T. Natural Resource Index Value (Index Value). The sum of the values assigned to each 19
acre, derived through the calculation of the values assigned to each of the six (6) 20
characteristics included in the Index. 21
22
U. Neighborhood Edge. A defining Context Zone that includes the least intensity and diversity 23
within the town, or village or hamlet. The zone is predominantly single-family residential 24
and recreational uses. The Neighborhood Edge may be used to provide a transition to 25
adjoining rural land uses. 26
27
V. Neighborhood General. A defining Context Zone that creates community diversity with the 28
inclusion of a mix of single and multi-family housing, neighborhood scale goods and 29
services, schools, parks and other recreational uses, and open space. 30
31
W. Neighborhood Goods and Services Zone. Zone located within the Neighborhood General 32
Context Zone. These zones are intended to provide convenient neighborhood scale retail 33
and office use within proximity to the residential uses in order to support community 34
walkability. 35
36
X. Open space. Open space includes active and passive recreational areas such as parks, 37
playgrounds, ball fields, golf courses, lakes, waterways, lagoons, flood plains, nature trails, 38
native vegetation preserves, landscape areas, public and private conservation lands, 39
agricultural areas (not including structures), and water retention and management areas. 40
Buildings shall not be counted as part of any open space calculation. Vehicular use 41
surface areas of streets, alleys, driveways, and off-street parking and loading areas shall 42
not be counted as part of any open space calculation. 43
44
Y. Park-and-Ride site. Means a parking lot, garage, parking structure, or other off -street 45
parking area that constitutes either a principal or accessory use of the property and serves 46
a bus station/depot or a bus stop on a transit route whereby a user leaves their 47
automobile/vehicle and travels via bus, carpool, vanpool, or bicycle. A park and ride may 48
be a type of automobile parking establishment (SIC 7521). 49
50
Page 1043 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
6
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
ZY. Pathway. A defined corridor for the primary use of non-motorized travel. 1
2
AAZ. Post Secondary Institution Ancillary Uses. Any use or facility owned by a public or private 3
post secondary institution that is of a type commonly found on public or private post 4
secondary institution campuses. 5
6
BBAA. Proximity Indices. One of the indices comprising the Natural Resource Index Value of land, 7
with values assigned based upon the proximity of the land to areas designated on the 8
RLSA Overlay Map as FSA, HSA, or WRA and to either public or private preserve lands. 9
No additional value shall be added under the Proximity Indices for land that is within an 10
FSA, HSA, WRA, or public or private preserve. 11
12
CCBB. Restoration Potential Indices. One of the indices comprising the Natural Resource Index 13
Value of land, with values assigned based both upon the potential for restoration and the 14
historic use or character of the land as a large mammal corridor, connector wetlands and 15
flow way, wading bird habitat, or other listed species habitat. 16
17
DDCC. Restoration Area Zone. Privately owned lands delineated on the RLSA Overlay Map that 18
are located within 500 feet of an FSA, but are not otherwise included in an HSA or WRA. 19
20
EEDD. RLSA District, also called Rural Lands Stewardship Area Zoning Overlay District. The area 21
generally depicted on the Future Land Use Map and specifically depicted on the Official 22
Zoning Atlas Map as the Rural Lands Stewardship Area Overlay, including lands within 23
the Immokalee Area Study boundary of the Collier County Rural and Agricultural Area 24
Assessment referred to in the State of Florida Administration Commission Final Order No. 25
AC-99-002. The RLSA District generally includes rural lands in northeast Collier County 26
lying north and east of Golden Gate Estates, north of the Florida Panther National Wildlife 27
Refuge and Big Cypress National Preserve, south of the Lee County Line, and south and 28
west of the Hendry County Line. 29
30
FFEE. RLSA Overlay Map. The map entitled "Collier County Rural & Agricultural Area 31
Assessment Stewardship Overlay Map," which identifies those areas delineated as FSA, 32
HSA, WRA, Restoration Zone, and Open in the GMP. 33
34
GGFF. RLSA District Regulations. LDC Section 4.08.00. 35
36
HHGG.Soils/Surface Water Indices. One of the indices comprising the Natural Resource Index 37
Value of land, with values assigned based upon soil types classified using the following 38
Natural Soils Landscape Positions (NSLP) categories: Open Water and Muck Depression 39
Soils (NSLP Categories 1 and 5); Sand Depression Soils (NSLP Category 6); Flats Soils 40
(NSLP Category 7); and Non-Hydric Soils (NSLP Categories 8, 9, and 11). 41
42
IIHH. Special Districts. An area dedicated for certain uses that cannot be incorporated into one 43
of the Context Zones. Special Districts provide for the inclusion of unique uses and 44
development standards not otherwise defined in a context zone. 45
46
JJII. SRA - Stewardship Receiving Area. A designated area within the RLSA District that has 47
been approved for the development of a Hamlet, Village, Town, Village, or CRD and that 48
requires the consumption of Stewardship Credits. 49
50
Page 1044 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
7
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
KKJJ. SSA - Stewardship Sending Area. A designated area within the RLSA District that has 1
been approved for the generation of Stewardship Credits in exchange for the elimination 2
of one or more Land Use Layers. 3
4
LLKK. Stewardship Sending Area Credit (SSA Credit). A transferable unit of measure generated 5
by an SSA and consumed by an SRA. Where SSA Credits were created from an SSA 6
approved prior to July 13, 2021, eight Eight credits are transferred to an SRA in exchange 7
for the development of one acre of land as provided in LDC Ssection 4.08.06 B. Where 8
such SSA Credits were created from an SSA approved after July 13, 2021, 10 credits are 9
transferred to an SRA in exchange for the development of one acre of land as provided in 10
LDC section 4.08.06 B. 11
12
MMLL. Stewardship Credit Database. A database maintained by the County that keeps track of 13
all of the credit transactions (generation of Credits through SSA designation and the 14
consumption of credits through SRA designation) approved by the County. 15
16
NNMM.Stewardship Credit System. A system that creates incentives to protect and preserve 17
natural resources and agricultural areas in exchange for the generating and use of credits 18
to entitle compact forms of rural development. The greater the value of the natural 19
resources being preserved and the higher the degree of preservation, the greater the 20
number of credits that can be generated. Credits are generated through the designation 21
of SSAs and consumed through the designation of SRAs. 22
23
OONN.Stewardship Credit Worksheet. An analytical tool that manually describes the Stewardship 24
Credit calculation process including the Natural Resource Index and Land Use Layer 25
components. The worksheet can be used to document proposed changes to the Index 26
component during the SSA and SRA designation processes. 27
28
PPOO. Stewardship Overlay Designation. One of the indices comprising the Natural Resource 29
Index Value of land, with values assigned based upon the designation of the land on the 30
RLSA Overlay Map as FSA, HSA, WRA, or ACSC, or, Restoration Area where Land Use 31
Layers 1 through 43 are eliminated removed, Restoration Zone. Land that is designated 32
as ACSC, as well as FSA, HSA, or WRA shall receive value for the designation with the 33
higher value but shall not receive value for both designations. 34
35
QQPP. Story. That portion of a building included between a floor which is calculated as part of the 36
building's habitable floor area and the floor or roof next above it. 37
38
RRQQ.Story, half. The designation of a space on the upper level of a building in which the walls 39
at the eaves are zero to four feet. 40
41
SSRR. Town. Towns are a form of SRA and are the largest and most diverse form of SRA, with 42
a full range of housing types and mix of uses. Towns have urban level services and 43
infrastructure which support development that is compact, mixed use, human scale, and 44
provides a balance of land uses to reduce automobile trips and increase livability. Towns 45
are comprised of several Villages and/or neighborhoods that have individual identity and 46
character. 47
48
TTSS. Town Center. A defining Context Zone that is intended to provide a wide range of uses, 49
including daily goods and services, culture and entertainment, and residential uses within 50
Page 1045 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
8
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
a Town. The Town Center is an extension of the Town Core, however the intensity is less 1
as the Town Center serves as a transition to surrounding neighborhoods. 2
3
UUTT. Town Core. A defining Context Zone within a Town. The Town Core is the most dense 4
and diverse Context Zone with a full range of uses. The Town Core is the most active area 5
within the Town with uses mixed vertically and horizontally. 6
7
VVUU. Village. Villages are a form of SRA and are primarily residential communities with a 8
diversity of housing types and mix of uses appropriate to the scale and character of the 9
particular village. Villages are comprised of residential neighborhoods and shall include a 10
mixed-use village center to serve as the focal point for the community's support services 11
and facilities. 12
13
WWVV.Village center. A defining Context Zone within a Village that is intended to provide a wide 14
range of uses including daily goods and services, culture and entertainment, and 15
residential uses. 16
17
XX. Walkability. The suitability for pedestrians to walk safely and comfortably within a 18
community or distinct neighborhood to a destination, generally within a quarter-mile radius. 19
Walkable communities are typically characterized by sidewalks and curbs and/or 20
roadways designed to protect pedestrians from moving traffic, including the use of street 21
trees separating the street from the sidewalk. 22
23
YYWW.WRA - Water Retention Area. Privately owned lands delineated on the RLSA Overlay 24
Map, that have been permitted by the SFWMD to function as agricultural water retention 25
areas and that provide surface water quality and other natural resource value. 26
27
# # # # # # # # # # # # # 28
29
4.08.04 - Implementation of Stewardship Credits 30
31
A. Establishment of a Stewardship Credit Database. As part of the initial implementation of 32
the RLSA Overlay, the County Manager or designee shall cause to be developed a 33
Stewardship Credit Database to track the generation (by SSAs) and consumption (by 34
SRAs) of Stewardship Credits within the RLSA District. The database shall be in an 35
electronic form that can be linked to the RLSA Overlay Map and can readily produce 36
reports that will afford convenient access to the data by the public. The database shall be 37
updated upon approval of an SSA or SRA Designation Application and Credit Agreement. 38
39
B. Authorization to Establish a Stewardship Credit Trust. As part of the implementation of 40
the RLSA Overlay, the County may elect to acquire Credits through a publicly funded 41
program. Should the County pursue this option, the County shall establish a Stewardship 42
Credit Trust to receive and hold Credits until such time as they are sold, transferred or 43
otherwise used to implement uses within SRAs. Nothing herein shall preclude the County 44
from permanently "retiring" those credits received or held. 45
46
C. Density. Except as provided in herein, there shall be no change to the underlying density 47
and intensity of permitted uses of land within the RLSA District, as set forth in the Baseline 48
Standards, until a property owner elects to utilize the provisions of the Stewardship Credit 49
System pursuant to the provisions of Section 4.08.04. No part of the Stewardship Credit 50
Page 1046 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
9
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
System shall be imposed upon a property owner without that owner's written consent. It is 1
the intent of the RLSA District Regulations that a property owner will be compensated 2
consistent with Policy 3.8 of the RLSA Overlay for the voluntary stewardship and 3
protection of important agricultural and natural resources. The Baseline Standards will 4
remain in effect for all land not subject to the transfer or receipt of Stewardship Credits. 5
6
D. Creation of Stewardship Credits/General. Stewardship Sending Area Credits (Credits) 7
may be created from any lands within the RLSA District from which one or more Land Use 8
Layers are eliminated removed. These lands will be identified as SSAs. All privately owned 9
lands within the RLSA District are candidates for designation as an SSA. Land becomes 10
designated as an SSA upon petition by the property owner seeking such designation as 11
outlined herein. A Stewardship Sending Area Credit Agreement shall be developed that 12
identifies those land uses, which have been eliminated removed. Once land is designated 13
as an SSA and Credits or other compensation is granted to the owner, no increase in 14
density or additional uses that are not expressly identified in the Stewardship Sending 15
Area Agreement shall be allowed on such property. 16
17
E. Transfer of Stewardship Credits/General. Credits can be transferred only to lands within 18
the RLSA District that meet the defined suitability criteria and standards set forth in Section 19
4.08.07 A.1. and that have been designated as SRAs. The procedures for the 20
establishment and transfer of Credits and SRA designation are set forth herein. 21
Stewardship Credits will be exchanged for additional residential or non-residential 22
entitlements in an SRA on a per acre basis. SRA density and intensity will thereafter differ 23
from the Baseline Standards. 24
25
F. Allocation of Stewardship Credits/General. Stewardship Credits generated from one SSA 26
may be allocated to one or more SRAs, and an SRA may utilize receive Stewardship 27
Credits generated from one or more SSAs. 28
29
G. Seven Five Year Comprehensive Review. 30
31
1. Many of the tools, techniques, and strategies of the RLSA Overlay are new, 32
innovative, and incentive-based. and have yet to be tested in actual 33
implementation. Consequently, by June 2008 and at such subsequent times as 34
deemed appropriate by the BCC, the The County shall prepare and submit to DCA 35
for review a comprehensive analysis of the RLSA Overlay every seven years, 36
beginning on July 13, 2021, to assess the participation and effectiveness of the 37
RLSA Overlay implementation in meeting the Goals, Objectives, and Policies of 38
the RLSA Overlay by utilizing the measures of review delineated in Policy 1.22 39
1.21 of the FLUE. The County shall encourage public participation in the review 40
process through publicly noticed workshops and meetings and through the 41
solicitation of public input. 42
43
2. Subsequent to the seven-year June 2008 review, the RLSA Overlay and RLSA 44
District Regulations may be amended in response to the County's assessment and 45
evaluation of the participation in and effectiveness of the Stewardship Credit 46
System. 47
48
3. The value, exchange rate, and use of Stewardship Credits shall be governed by 49
the RLSA Overlay and RLSA District Regulations in effect at the time the SSA from 50
Page 1047 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
10
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
which those credits are generated is approved. The Restoration Stewardship 1
Credits shall be governed by the RLSA Overlay and RLSA District Regulations in 2
effect at the time that such Restoration Stewardship Credits are authorized by the 3
BCC. 4
5
H. Stewardship Credit Cap. The total number of Stewardship Credits shall be capped at 6
404,000 to entitle no more than 45,000 acres of Stewardship Receiving Areas. Generating 7
Stewardship Credits does not presume approval of Stewardship Receiving Areas. 8
9
4.08.05 - Baseline Standards 10
11
All lands within the RLSA District have been delineated on the RLSA Overlay Map. Unless 12
and until designated as an SSA or SRA, lands within the RLSA District shall remain subject to the 13
Baseline Standards. 14
15
A. Purpose and intent. These Baseline Standards will remain in effect for all land within the 16
RLSA District unless or until such land becomes subject to the transfer or receipt of 17
Stewardship Credits, except as to those agricultural uses subject to sections 18
§§163.3162(3)163.3162(4) and 823.14(6), Florida Statutes. The Baseline Standards are 19
intended to protect water quality and quantity, maintain the natural water regime, and 20
protect listed animal and plant species or species of special concern as defined by the 21
Florida Fish and Wildlife Conservation Commission (FFWCC) and their habitats on land 22
that has not been designated as an SSA or SRA. The opportunity to voluntarily participate 23
in the Stewardship Credit Program, as well as the right to sell conservation easements or 24
a fee or lesser interest in the land, shall constitute compensation for the loss of any 25
development rights related to these standards. 26
27
B. Applicability of code. Except as otherwise specifically provided in this section 4.05.00, 28
those provisions of this Code in effect as of July 25, 2000, shall apply to all land within the 29
RLSA District unless or until such lands become subject to the transfer or receipt of 30
Stewardship Credits. 31
32
C. Private lands delineated FSAs, HSAs, and WRAs, and Restoration Areas. Lands 33
delineated FSA, HSA, or WRA, or Restoration Areas on the RLSA Overlay Map overlay 34
map have been identified through data and analysis as having a higher quality natural 35
resource value than those lands not delineated. Although any land within the RLSA District 36
can be designated as an SSA, generally those lands delineated FSAs, HSAs, and WRAs 37
are the most likely candidates for designation because of the higher credit values applied 38
to lands with those delineations. 39
40
D. Private lands delineated as open. Lands not otherwise classified as FSA, HSA, or WRA, 41
or Restoration Areas are delineated as "open" on the RLSA Overlay Map overlay map and 42
are generally of a lower natural resource quality. Open lands may be designated as either 43
SSAs or SRAs. 44
45
E. Area of critical state concern (ACSC). The RLSA District includes lands that are within the 46
ACSC. Those ACSC lands are depicted on the RLSA Overlay Map overlay map and are 47
eligible for designation as SRAs, subject to additional standards set forth in subsection 48
4.08.07 A.2. All ACSC regulations continue to apply to ACSC lands within the RLSA 49
District regardless of designation. 50
Page 1048 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
11
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
F. Public or private conservation lands. Those lands within the RLSA District that are held in 2
public ownership or in private ownership as conservation lands may be delineated on the 3
RLSA Overlay Map overlay map as FSA, HSA, or WRA but are not eligible for designation 4
as either an SSA or SRA. 5
6
G. No increase in density or intensity within the RLSA District is permitted beyond the 7
Baseline Standards except in areas designated as SRAs. Within SRAs, density and 8
intensity may be increased through the provisions of the Stewardship Credit System and, 9
where applicable, through the affordable housing density Bonus as referenced in the 10
density Rating System of the FLUE, and the density and intensity blending provision of 11
the Immokalee Area Master Plan. 12
13
H. Allowable uses. The permitted, accessory, and conditional uses allowed shall be those 14
set forth in LDC section 2.03.00 in effect as of July 25, 2000, with the following exceptions: 15
16
1. Residential Uses, General conditional uses, Earth Mining and Processing Uses, 17
and Recreational Uses (layers 1—4) as listed in the Matrix at in LDC section 18
4.08.00 shall be eliminated in all FSAs and designated Restoration Areas, as 19
provided in LDC section 4.08.00. 20
21
2. Conditional use essential services and governmental essential services, except 22
those necessary to serve permitted uses or for public safety as described in LDC 23
section 2.01.03 G.2, shall not be allowed in FSAs with an Index value of 1.2 or 24
less, as provided in section 4.08.00. 25
26
3. Directional-drilling techniques and/or previously cleared or disturbed areas shall 27
be utilized for oil and gas exploration and oil and gas field development and 28
production activities in FSAs and HSAs in order to minimize impacts to native 29
habitats, when determined to be practicable. This requirement shall be deemed 30
satisfied upon issuance of a state permit in compliance with the criteria established 31
in Chapters 62C-25 through 62C-30, F.A.C., regardless of whether the activity 32
occurs within the Big Cypress Watershed, as defined in section 377.42, F.S. Rule 33
62C-30.001(2), F.A.C. All applicable Collier County environmental permitting 34
requirements shall be considered satisfied by evidence of the issuance of all 35
applicable federal and/or state oil and gas permits for proposed oil and gas 36
activities in Collier County, so long as the state permits comply with the 37
requirements of Chapters 62C-25 through 62C-30, F.A.C. For those areas of 38
Collier County outside the boundary of the Big Cypress Watershed, the applicant 39
shall be responsible for convening the Big Cypress Swamp Advisory Committee 40
as set forth in Section 377.42, F.S., to assure compliance with Chapter 62C-25 41
through 62C-30, F.A.C., even if outside the defined Big Cypress Watershed. All oil 42
and gas access roads shall be constructed and protected from unauthorized uses 43
according to the standards established in Rule 62-30.005(2)(a) 1 through 12, 44
F.A.C. 45
46
4. Asphaltic and concrete batch making plants shall be prohibited in areas mapped 47
as HSAs. 48
49
Page 1049 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
12
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
I. Standards applicable inside the ACSC. RLSA District lands within the ACSC shall be 1
subject to all ACSC regulatory standards, including those that strictly limit non-agricultural 2
clearing. 3
4
J. Standards applicable outside the ACSC. Except to the extent superseded superceded by 5
L. or M. below, the following standards shall apply to all development within those areas 6
of the RLSA District that are outside of the ACSC, other than agricultural operations that 7
fall within the scope of sections §§163.3162(3) 163.3162 (4) and 823.14 (6), F.S., and 8
single family residential dwellings, unless or until such lands are subject to transmittal or 9
receipt of Stewardship Credits: 10
11
1. A wildlife survey, as set forth in Chapter 10, shall be required for all parcels when 12
listed species are known to inhabit biological communities similar to those existing 13
on site or where listed species are directly observed on the site. 14
15
2. If listed species are utilizing a site or indicated by evidence, such as denning, 16
foraging, or other indications, the first priority shall be given to are directly observed 17
on the site of the project or are indicated by evidence, such as denning, foraging, 18
or other indications, first priority shall be given to preserving the habitat of such 19
listed species. A a minimum of 40% of native vegetation on site shall be retained, 20
with the exception of clearing for agricultural incidental purposes. 21
22
3. If the wildlife survey indicates that listed species are utilizing the site, or the site is 23
capable of supporting and is likely to support listed species, a wildlife habitat 24
management plan shall be prepared and submitted to the County. 25
26
a. The wildlife habitat management plan within the RLSA District shall include 27
the following techniques to protect listed species from the negative impacts 28
of development: 29
30
i. Open space and vegetation preservation requirements shall be 31
used to establish buffer areas between wildlife habitat areas and 32
areas dominated by human activities. 33
34
ii. Fencing, walls, other obstructions, or other provisions shall be used 35
to minimize development impacts to the listed species and to 36
encourage wildlife to use wildlife corridors. 37
38
iii. Roadways crossings, underpasses, and signage shall be used 39
where roads must cross wildlife corridors as determined by the 40
authorities governing crossing locations. 41
42
b. The wildlife habitat management plan shall also incorporate the following: 43
44
i. A description of the techniques used to direct incompatible land 45
uses away from listed species and their habitats and to comply with 46
the criteria identified in 1 and 2 above, as applicable.; 47
48
ii. Identification of appropriate lighting controls for permitted uses 49
including, outdoor lighting that is designed to protect the nighttime 50
Page 1050 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
13
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
environment, conserve energy, and enhance safety and security, 1
and a consideration of the opportunity to utilize prescribed burning 2
to maintain fire-adapted preserved vegetation communities and 3
provide browse for white-tailed deer, consistent with the USFWS 4
South Florida Multi-Species Recovery Plan, May 1999, except as 5
recommended otherwise by the USFWS or FFWCC.; and 6
7
iii. If the development will be larger than 10 acres, a monitoring 8
program. 9
10
iii. A description of provisions to minimize human and wildlife 11
interactions based on the most current FFWCC guidelines and 12
regulations on techniques to reduce human-wildlife contact, 13
consistent with the baseline standards provided in LDC section 14
4.08.05 J.3.a. Low intensity land uses, such as lakes, parks, or 15
passive recreation areas, vegetation preserves, and agriculture 16
shall be used to establish buffer areas between wildlife habitat and 17
areas dominated by human activities. 18
19
iv. The methods to be used for disseminating information to local 20
residents, visitors, and businesses about the presence of wildlife 21
and practices that enable coexistence and minimized interaction 22
such as appropriate waste disposal practices. 23
24
v. Mitigation for impacting listed species habitat shall be considered in 25
the management plan, as appropriate. 26
27
vi. A monitoring program if the development will be greater than 10 28
acres. 29
30
c. The most current and completed data and local, state, and federal 31
guidelines and regulations shall be utilized to prepare the required 32
management plans. Management guidelines contained in publications 33
used by the FFWCC and USFWS for technical assistance shall be used for 34
developing required management plans, and the County shall consider any 35
other techniques recommended by the FFWCC and the USFWS, 36
consistent with LDC section 4.08.05 J.4. The following references shall be 37
used, as appropriate, to prepare the wildlife habitat management plan: 38
39
i. South Florida Multi-Species Recovery Plan, USFWS, 1999. 40
41
ii. Habitat Management Guidelines for the Bald Eagle in the Southeast 42
Region, USFWS, 1987. 43
44
iii. Ecology and Habitat Protection Needs of Gopher Tortoise 45
(Gopherus polyphemus) Populations found on Lands Slated for 46
Large Scale development in Florida, Technical Report No. 4, 47
Florida Game and Fresh Water Fish Commission, 1987. 48
49
Page 1051 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
14
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
iv. Ecology and development-Related Habitat Requirements of the 1
Florida Scrub Jay (Apelocoma coerulescens), Technical Report No. 2
8, Florida Game and Fresh Water Fish Commission, 3
1991.v.Ecology and Habitat Protection Needs of the Southeastern 4
American Kestrel (Falco Sparverius Paulus) on Large -scale 5
development Sites in Florida, Nongame Technical Report No. 13, 6
Florida Game and Fresh Water Fish Commission, 1993. 7
8
d. The following species specific provisions shall be included within the 9
wildlife habitat management plan if the wildlife survey indicates that the 10
identified species utilizes the site or the site is capable of supporting and is 11
likely to support such species: 12
13
i. Gopher tortoise. For parcels containing gopher tortoises (Gopherus 14
polyphemus), priority shall be given to protecting the largest, most 15
contiguous gopher tortoise habitat with the greatest number of 16
active burrows, and for providing a connection to off site adjacent 17
gopher tortoise preserves. 18
19
ii. Florida scrub jay. Habitat preservation for the Florida scrub jay 20
(Aphelocoma coerulescens) shall conform to the guidelines 21
contained in Technical Report No. 8, Florida Game and Fresh 22
Water Fish Commission, 1991. A maintenance program shall be 23
established, which shall specify appropriate fire or mechanical 24
protocols to maintain the natural scrub community. A public 25
awareness program to educate residents about the on-site 26
preserve and the need to maintain the scrub vegetation shall be 27
developed. These requirements shall be consistent with the 28
USFWS South Florida Multi-Species Recovery Plan, May 1999. 29
30
iii. Bald eagle. For the bald eagle (Haliaeetus leucocephalus), the 31
required habitat management plans shall establish protective zones 32
around the eagle nest restricting certain activities. The plans shall 33
also address restricting certain types of activities during the nest 34
season. These requirements shall be consistent with the USFWS 35
South Florida Multi-Species Recover Plan, May 1999. 36
37
iv. Red-cockaded woodpecker. For the red-cockaded woodpecker 38
(Ipicoides borealis), the required habitat protection plan shall outline 39
measures to avoid adverse impacts to active clusters and to 40
minimize impacts to foraging habitat. Where adverse effects cannot 41
be avoided, measures shall be taken to minimize on -site 42
disturbance and compensate or mitigate for impacts that remain. 43
These requirements shall be consistent with the USFWS South 44
Florida Multi-Species Recovery Plan, May 1999.v.Florida black 45
bear. In areas where the Florida black bear (Ursus americanus 46
floridanus) may be present, the management plans shall require 47
that garbage be placed in bear-proof containers, at one or more 48
central locations. The management plan shall also identify methods 49
to inform local residents of the concerns related to interaction 50
Page 1052 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
15
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
between black bears and humans. Mitigation for impacting habitat 1
suitable for black bear shall be considered in the management plan. 2
3
vi. Panther. For projects located in Priority I or Priority II Panther 4
Habitat areas, the management plan shall discourage the 5
destruction of undisturbed, native habitats that are preferred by the 6
Florida panther (Felis concolor coryi) by directing intensive land 7
uses to currently disturbed areas. Preferred habitats include pine 8
flatwoods and hardwood hammocks. In turn, these areas shall be 9
buffered from the most intense land uses of the project by using low 10
intensity land uses (e.g., parks, passive recreational areas, golf 11
courses). 12
13
4. On property where the wildlife survey establishes that listed species are utilizing 14
the site or where the site is capable of supporting listed species and such listed 15
species can be anticipated to potentially occupy the site, the County shall, 16
consistent with the RLSA Overlay of the GMP, consider and utilize 17
recommendations and letters of technical assistance from the FFWCC State of 18
Florida Fish and Wildlife Conservation Commission and recommendations from 19
the U.S. Fish and Wildlife Service in issuing development orders. It is recognized 20
that these agency recommendations, on a case -by-case basis may strengthen 21
change the requirements contained herein and any such change shall be deemed 22
consistent with this Code. However, no reduction of the wildlife protection 23
standards herein will be considered as these constitute minimum standards for 24
wildlife protection. 25
26
K. Golf course standards. Except as otherwise required by L. or M. below, all golf courses 27
within the RLSA District that are not within an SRA shall be subject to the following 28
requirements: 29
30
1. Golf courses shall be designed, constructed, and managed in accordance with the 31
Audubon Cooperative Sanctuary Program (ACSP) for Golf Courses. The project 32
shall demonstrate that the ACSP’s Environment Management Practices for Golf 33
Courses have been incorporated into the golf course design or operational 34
procedure. Golf courses shall be designed, constructed, and managed in 35
accordance with the Audubon Cooperative Sanctuary Program (ACSP) for Golf 36
Courses Audubon International's Gold Signature Program. The project shall 37
demonstrate that the ACSP’s Environment Management Practices for Golf 38
Courses Principles for Resource Management required by the Gold Signature 39
Program (Site Specific Assessment, Habitat Sensitivity, Native and Naturalized 40
Plants and Natural Landscaping, Water Conservation, Waste Management. 41
Energy Conservation & Renewable Energy Sources, Transportation, Greenspace 42
and Corridors, Agriculture, and Building Design) have been incorporated into the 43
golf course's design and operational procedures. In addition to addressing these 44
requirements, golf courses shall meet the following specific criteria: 45
46
a. In order to prevent the contamination of soil, surface water and ground 47
water by the materials stored and handled by golf course maintenance 48
operations, golf courses shall comply with the Best Management Practices 49
for Enhancement of Environmental Quality on Florida Golf Courses 50
Page 1053 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
16
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
Maintenance Departments, prepared by the Florida Department of 1
Environmental Protection, September 2012, as amended May 1995. 2
3
b. To protect ground and surface water quality from fertilizer and pesticide 4
usage, golf courses shall demonstrate the following management 5
practices: 6
7
i. The use of slow release nitrogen sources; 8
9
ii. The use of soil and plant tissue analysis to adjust timing and amount 10
of fertilization applications; 11
12
iii. The use of an integrated pest management program using both 13
biological and chemical agents to control various pests; 14
15
iv. The coordination of pesticide applications with the timing and 16
application of irrigation water; and 17
18
v. The use of the procedure contained in IFAS Circular 1011, 19
Managing Pesticides for Golf Course Maintenance and Water 20
Quality Protection, May 1991 (revised 1995) to select pesticides 21
that will have a minimum adverse impact on water quality, in 22
compliance with Best Management Practices for the Enhancement 23
of Environmental Quality on Florida Golf Courses, FDEP, 24
September 2012, as amended. 25
26
2. To ensure water conservation, golf courses shall incorporate the following in their 27
design and operation: 28
29
a. Irrigation systems shall be designed to use weather station information and 30
moisture-sensing systems to determine the optimum amount of irrigation 31
water needed considering soil moisture and evapotranspiration rates. 32
33
b. As available, golf courses shall utilize treated effluent reuse water 34
consistent with Public Facilities Element of the Growth Management Plan 35
(GMP), Sanitary Sewer Sub-Element Objective 1.4 and its policies.; 36
37
c. Native plants shall be used exclusively except for special purpose areas 38
such as golf greens, fairways, and building sites. Within these excepted 39
areas, landscaping plans shall require that at least 75 % of the trees and 40
50% of the shrubs be freeze-tolerant native Floridian species. At least 75% 41
of the required native trees and shrubs shall also be drought tolerant 42
species. 43
44
3. Stormwater management ponds shall be designed to mimic the functions of natural 45
systems: by establishing shorelines that are sinuous in configuration in order to 46
provide increased length and diversity of the littoral zone. A Littoral shelf shall be 47
established to provide a feeding area for water dependent avian species. The 48
combined length of vertical and rip-rapped walls shall be limited to 25% of the 49
shoreline. Credits to the site preservation area requirements, on an acre -to-acre 50
Page 1054 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
17
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
basis, shall be given for littoral shelves that exceed these littoral shelf area 1
requirements. 2
3
L. Standards applicable in FSAs, HSAs, and WRAs that are outside of the ACSC. The 4
provisions of Chapters 3, 4, and 10 in effect as of July 25, 2000, shall apply to FSAs, 5
HSAs, and WRAs outside of the ACSC, with the following exceptions: 6
7
1. Site clearing and alteration shall be limited to 20% of the property and 8
nonpermeable surfaces shall not exceed 50% of any such area. 9
10
2. Except for roads and lakes, any nonpermeable surface greater than one acre shall 11
provide for release of surface water run off, collected or uncollected, in a manner 12
approximating the natural surface water flow regime of the surrounding area. 13
14
3. Roads shall be designed to allow the passage of surface water flows through the 15
use of equalizer pipes, interceptor spreader systems or performance equivalent 16
structures. 17
18
4. Revegetation and landscaping of cleared areas shall be accomplished with 19
predominantly native species and planting of undesirable exotic species shall be 20
prohibited. 21
22
M. Standards applicable to wetlands outside of FSAs, HSAs, WRAs, and the ACSC. 23
Wetlands located outside of FSAs, HSAs, WRAs, and the ACSC shall be preserved in 24
accord with the following criteria: 25
26
1. The vegetative preservation requirement set forth in J.2. above shall first be met 27
through preservation of wetlands having a functionality assessment score of 0.65 28
or greater. Applicants shall establish the wetland functionality score of wetlands 29
using the South Florida Water Management District's Unified Wetland Mitigation 30
Assessment Method, F.A.C. 62-345. Upland vegetative communities may be 31
utilized to meet the vegetative, open space, and site preservation requirements 32
when the wetland functional assessment score of on -site wetlands is less than 33
0.65. 34
35
2. Wetlands and contiguous upland buffers that are utilized by listed species or 36
serving as corridors for the movement of listed species shall be preserved on site. 37
38
3. Wetland flow_way functions through the project shall be maintained. 39
40
4. Ground water table drawdowns or diversions shall not adversely change the 41
hydroperiod of preserved wetlands on or off -site and detention and control 42
elevations shall be set to protect surrounding wetlands and be consistent with 43
surrounding land and project control elevations and water tables. In order to meet 44
these requirements, projects shall be designed in accordance with the current 45
SFWMD Basis of Review Sections 4.2.2.4.6.11 and 6.12 of SFWMD's Basis of 46
Review, January 2001. 47
48
5. All direct impacts shall be mitigated for as required by applicable federal or state 49
agencies and in the same manner as set forth in section 4.06.04 of this Code. 50
Page 1055 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
18
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
6. Single family residences shall follow the requirements contained within Policy 6.2.7 2
of the Conservation and Coastal Management Element of the GMP. 3
4
7. Appropriate buffering shall be provided to separate preserved wetlands from other 5
land uses. A minimum 50-foot vegetated upland buffer is required adjacent to a 6
natural water body and for other wetlands a minimum 25 -foot vegetated upland 7
buffer adjacent to the wetland. A structural buffer, consisting of a stem -wall, a 8
berm, or a vegetative hedge with suitable fencing, may be used in conjunction with 9
a vegetative buffer that would reduce the vegetative buffer width by 50 %. A 10
structural buffer shall be required adjacent to wetlands where direct impacts are 11
allowed. Wetland buffers shall conform to the following standards: 12
13
a. The buffer shall be measured landward from the approved jurisdictional 14
line. 15
16
b. The buffer zone shall consist of preserved native vegetation. Where native 17
vegetation does not exist, native vegetation compatible with the existing 18
soils and expected hydrologic conditions shall be planted. 19
20
c. The buffer shall be maintained free of Category I Exotics. 21
22
d. The following land uses are considered to be compatible with wetland 23
functions and are allowed within the buffer: 24
25
i. Passive recreational areas, boardwalks and recreational shelters; 26
27
ii. Pervious nature trails; 28
29
iii. Water management structures; 30
31
iv. Mitigation areas; 32
33
v. Any other conservation and related open space activity or use 34
which is comparable in nature with the foregoing uses. 35
36
8. Mitigation rRequirements. Mitigation shall be required for direct impacts to 37
wetlands, such that the wetland functional score of the mitigation equals or 38
exceeds the wetland functional score of the impacted wetlands. 39
40
a. Priority shall be given to mitigation within FSAs and HSAs. 41
42
b. Loss of storage or conveyance volume resulting from direct impacts to 43
wetlands shall be compensated for by providing an equal amount of 44
storage or conveyance capacity on site and within or adjacent to the 45
impacted wetland. 46
47
c. Protection shall be provided for preserved or created wetland or upland 48
vegetative communities offered as mitigation by placing a conservation 49
easement over the land in perpetuity, providing for initial exotic plant 50
Page 1056 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
19
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
removal (Class I invasive exotic plants defined by the Florida Exotic Plant 1
Council) and continuing exotic plant maintenance, or by appropriate 2
ownership transfer to a state or federal agency along with sufficient funding 3
for perpetual management activities. 4
5
9. Prior to issuance of any final development order that authorizes site alteration, the 6
applicant shall demonstrate compliance with paragraphs LDC section 4.08.05 7
M.8.a. through LDC section 4.08.05 M.8.dc. above, as applicable, and SFWMD 8
standards. If state or federal agency permits have not provided mitigation 9
consistent with paragraphs LDC section 4.08.05 M.8 above, the County shall 10
require mitigation exceeding that of the jurisdictional agencies. 11
12
10. Wetland preservation, buffer areas, and mitigation areas shall be identified or 13
platted as separate tracts. In the case of a Planned Unit Development (PUD), these 14
areas shall also be depicted on the PUD Master Plan. These areas shall be 15
maintained free from trash and debris and from Category I Exotics. Land uses 16
allowed in these areas shall be limited to those identified in LDC section 4.08.05 17
M.7.d. above. 18
19
N. Outdoor lighting. Any development proposed in the RLSA District shall be compatible with 20
surrounding land uses and implement appropriate lighting controls for permitted uses, 21
including outdoor lighting that is designed to protect and preserve the nighttime 22
environment by minimizing light pollution and glare while reducing energy consumption 23
and upholding safety and security. Except for when the County Manager or designee 24
determines otherwise to protect the health, safety, and welfare, permanent outdoor lighting 25
shall comply with the following: 26
27
1. All outdoor freestanding lighting facilities shall be limited to a maximum of 25 feet 28
in height. This height limitation shall also be applicable to streetlights located 29
within private and public rights-of-way. However, any lighting from a non-30
residential use, excluding rights-of-way, and located within 50 feet of a residential 31
property line shall be limited to 15 feet in height. 32
33
2. All off-street parking, loading, and other vehicular use areas shall utilize lighting 34
fixtures that are fully shielded and directs lighting downward. This includes the 35
top-level/roof areas of parking garages. 36
37
3. All lighting fixtures shall be fully shielded when affixed to walls of non-residential 38
uses, multi-family buildings, and related accessory structures. Any mounted to 39
soffits for these uses shall be recessed into the soffit or otherwise fully shielded. 40
41
4. Lighting shall not be aimed onto adjacent properties without consent, except in 42
cases of shared parking, shared pedestrian pathways, coordinated development 43
sites spanning multiple parcels, or to otherwise comply with LDC section 6.06.03. 44
45
5. Lighting used for outdoor athletic fields, courts, or tracks shall be shielded to the 46
maximum extent possible to reduce glare, safety hazards, light trespass, and light 47
pollution. These lights shall be extinguished within one hour at the end of active 48
use. 49
50
Page 1057 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
20
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
6. For pedestrian pathway lighting, if bollard-type lighting facilities are used, they shall 1
be fully shielded and painted dark colors, such as black, dark gray, dark brown, or 2
dark earth tones. 3
4
7. Pedestrian walkway lighting shall use shatterproof lamp coverings. 5
6
4.08.06 - SSA Designation 7
8
Lands within the (RLSA District may be designated as SSAs subject to the following regulations: 9
10
A. Lands Within the RLSA District that can be Designated as SSAs. Any privately held land 11
within the RLSA District delineated on the RLSA Overlay Map as FSA, HSA, WRA, 12
Restoration Area, or Open, may be designated as an SSA, including lands within the 13
ACSC. 14
15
1. May be within an SRA Boundary. A WRA, whether designated as an SSA or not, 16
may be contiguous to or surrounded by an SRA. Should a WRA be used to provide 17
water retention for an SRA, the provisions of LDC section 4.08.06 A.4.b. shall 18
apply. 19
20
2. FSA Delineated Lands. 21
22
a. In the case where lands delineated as FSA are designated as an SSA, at 23
a minimum, Residential uses, General conditional uses, Earth Mining and 24
Processing Uses, and Recreational Uses (layers 1 -4) as listed in the Land 25
Use Matrix shall be eliminated as permitted land uses. 26
27
b. Conditional use essential services and governmental essential services, 28
other than those necessary to serve permitted uses or for public safety as 29
described in LDC section 2.01.03 G.2., shall only be allowed in FSAs with 30
a Natural Resource Stewardship Index value of 1.2 or less. 31
32
c. Directional-drilling techniques and/or previously cleared or disturbed areas 33
shall be utilized for oil and gas exploration and oil and gas field 34
development, and production activities in FSAs in order to minimize 35
impacts to native habitats when determined to be practicable. This 36
requirement shall be deemed satisfied upon issuance of a state permit 37
requiring compliance with the criteria established in Chapter 62C-25 38
through 62C-30, F.A.C., as those rules existed on June 16, 2005, 39
regardless of whether the activity occurs within the Big Cypress Swamp as 40
defined in section 377.42, F.S. Rule 62C-30.001(2), F.A.C. All applicable 41
Collier County environmental permitting requirements shall be considered 42
satisfied by evidence of the issuance of all applicable federal and/or state 43
permits for proposed oil and gas activities in Collier County, so long as the 44
state permits comply with the requirements of Chapter 62C-25 through 45
62C-30, FAC. For those areas of Collier County outside the boundary of 46
the Big Cypress Watershed, the applicant shall be responsible for 47
convening the Big Cypress Swamp Advisory Committee as set forth in 48
Section 377.42, F.S., to assure compliance with the Florida Statues and 49
Florida Administrative Code Chapter 62C-25 through 62C-30, F.A.C. even 50
Page 1058 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
21
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
if outside the defined Big Cypress Watershed. All oil and gas access roads 1
shall be constructed and protect from unauthorized uses according to the 2
standards established in Rule 62C-30.005(2)(a)1 through 12, FAC. Nothing 3
contained herein alters the requirement to obtain conditional use permits 4
for oil and gas field development and production activities. Directional -5
drilling techniques and/or previously cleared or disturbed areas shall be 6
utilized for oil and gas exploration and oil and gas field development and 7
production activities in FSAs in order to minimize impacts to native habitats 8
when determined to be practicable. This requirement shall be deemed 9
satisfied upon issuance of a state permit requiring compliance with the 10
criteria established in the Florida Statutes and Florida Administrative Code 11
Chapter 62C-25 through 62C-30, F.A.C., as those rules existed on January 12
14, 2005, regardless of whether the FSA in which oil and gas exploration 13
and oil and gas field development and production activities is within the Big 14
Cypress Swamp as defined in section 377.42, F.S. Rule 62C-30.001(2), 15
F.A.C. For those areas of Collier County outside the boundary of the Big 16
Cypress Swamp Advisory Committee as set forth in Section 377.42, F.S., 17
to assure compliance with the Florida Statutes and Florida Administrative 18
Code Chapter 62C-25 through 62C-30, F.A.C. even if outside the defined 19
Big Cypress Watershed. Nothing contained herein alters the requirement 20
to obtain conditional use permits for oil and gas field development and 21
production activities. 22
23
d. The elimination of the Earth Mining layer (Layer 3) shall not preclude the 24
excavation of lakes or other water bodies if such use is an integral part of 25
a restoration or mitigation program within an FSA. 26
27
e. Once land in an FSA is designated as an SSA, no expansion of Agriculture 28
Group 1 (Layer 5) or Agriculture Group 2 (Layer 7) and no conversion of 29
Agriculture Group 2 to Agriculture Group 1 shall be allowed beyond those 30
land uses in existence or allowed by applicable permits as of the date that 31
the SSA designation is approved other than incidental clearing as set forth 32
in f. below. 33
34
f. Incidental clearing is permitted, provided that the Ag 1 Land Use Layer has 35
been retained on the areas to be incidentally cleared and the Natural 36
Resource Index Value score has been adjusted to reflect the proposed 37
change in land cover. In the event said incidental clearing impacts lands 38
having a Natural Resource Index Value in excess of 1.2, appropriate 39
mitigation shall be provided. 40
41
3. HSA Delineated Lands. 42
43
a. In the case where lands delineated as HSA are designated as an SSA, at 44
a minimum, Residential Land Uses (Layer 1), as listed in the Matrix, shall 45
be eliminated. 46
47
b. General conditional uses, Earth Mining and Processing Uses, and 48
Recreational Uses shall be allowed only on HSA lands with a Natural 49
Resource Stewardship Index value of 1.2 or less. 50
Page 1059 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
22
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
c. In addition to the requirements imposed in the LDC for approval of a 2
conditional use, uses listed in b. above will only be approved upon submittal 3
of Environmental Data an EIS which demonstrates that clearing of native 4
vegetation has been minimized, the use will not significantly and adversely 5
impact listed species and their habitats and the use will not significantly and 6
adversely impact aquifers. This demonstration shall be made by 7
establishing the following: 8
9
i. (1) Clearing of native vegetation shall not exceed 15% of the 10
native vegetation on the parcel. 11
12
ii. (2) Priority shall be given to utilizing contiguous areas of 13
previously cleared land before native vegetated areas. 14
15
iii. (3) Buffering to Conservation Land shall comply with LDC 16
section Section 4.08.07 I.5.d.iiJ.6.10. 17
18
iv. (4) Stormwater Management design shall base water control 19
elevations on seasonal high water elevations of adjacent wetlands 20
to protect wetland hydroperiods in accord with the SFWMD Basis 21
of Review. 22
23
v. (5) The area has a Listed Species Habitat Indices Value of 0.4 24
or less and no state or federal direct impact take permit is required 25
for the use. 26
27
vi. (6) Activities that are the subject of an approved SFWMD 28
Environmental Resource Permit or Consumptive Use Permit and 29
that utilize best management practices designed to protect 30
groundwater from contamination from allowable land uses are 31
deemed not to significantly and adversely impact aquifers. 32
33
d. As an alternative to the submittal of the Environmental Data required in 34
LDC section 4.08.06 A.3.c. an EIS, the applicant may demonstrate that 35
such use is an integral part of a State or Federally approved restoration 36
plan or mitigation program. 37
38
e. Conditional use essential services and governmental essential services, 39
other than those necessary to serve permitted uses or for public as 40
described in LDC section 2.01.03 G.2.shall only be allowed in HSAs with a 41
Natural Resource Stewardship Index value of 1.2 or less. 42
43
f. Asphaltic and concrete batch making plants are prohibited in all HSAs. 44
45
g. Directional-drilling techniques and/or previously cleared or disturbed areas 46
shall be utilized for oil and gas exploration and oil and gas field 47
development, and production activities in HSAs in order to minimize 48
impacts to native habitats when determined to be practicable. This 49
requirement shall be deemed satisfied upon issuance of a state permit 50
Page 1060 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
23
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
requiring compliance with the criteria established in Chapter 62C -25 1
through 62C-30, F.A.C., as those rules existed on June 16, 2005, 2
regardless of whether the activity occurs within the Big Cypress Swamp as 3
defined in section 377.42, F.S. Rule 62C-30.001(2), F.A.C. All applicable 4
Collier County environmental permitting requirements shall be considered 5
satisfied by evidence of the issuance of all applicable federal and/or state 6
oil and gas permits for proposed oil and gas activities in Collier County, so 7
long as the state permits comply with the requirements of Chapter 62C -25 8
through 62C-30, FAC. For those areas of Collier County outside the 9
boundary of the Big Cypress Watershed, the applicant shall be responsible 10
for convening the Big Cypress Swamp Advisory Committee as set forth in 11
Section 377.42, F.S., to assure compliance with Chapter 62C-25 through 12
62C-30, F.A.C. even if outside the defined Big Cypress Watershed. All oil 13
and gas access roads shall be constructed and protected from 14
unauthorized uses according to the standards established in Rule 62C -15
30.005(2)(a)1 through 12, FAC. Nothing contained herein alters the 16
requirement to obtain conditional use permits for oil and gas field 17
development and production activities. 18
19
h. Golf Course design, construction, and operation in any HSA shall comply 20
with the best management practices of Audubon Cooperative Sanctuary 21
International's Gold Program for Golf and the Florida DEP, which standards 22
shall be adopted by December 13, 2003. 23
24
i. Once land in an HSA is designated as an SSA, no expansion of Agriculture 25
Group 1 (Layer 5) or Agriculture Group 2 (Layer 7) and no conversion of 26
Agriculture Group 2 to Agriculture Group 1 shall be allowed beyond those 27
land uses in existence or allowed by applicable permits as of the date that 28
the SSA designation is approved other than incidental clearing as set forth 29
in j. below. 30
31
j. Incidental clearing is permitted, provided that the Ag 1 Land Use Layer has 32
been retained on the areas to be incidentally cleared and the Natural 33
Resource Index Value score has been adjusted to reflect the proposed 34
change in land cover. In the event said incidental clearing impacts lands 35
having a Natural Resource Index Value in excess of 1.2, appropriate 36
mitigation shall be provided. 37
38
4. WRA Delineated Lands. 39
40
a. In the case where lands delineated as WRA are designated as an SSA, at 41
a minimum, Residential Land Uses (Layer 1), as listed in the Matrix, shall 42
be eliminated as permitted land uses. 43
44
b. During permitting to serve new uses within an SRA, additions and 45
modifications to WRAs may be required, including but not limited to 46
changes to control elevations, discharge rates, storm water pre -treatment, 47
grading, excavation or fill. Such additions and modifications shall be 48
allowed subject to review and approval by the SFWMD in accordance with 49
best management practices. Such additions and modifications to WRAs 50
Page 1061 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
24
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
shall be designed to ensure that there is no net loss of habitat function 1
within the WRAs unless there is compensating mitigation or restoration in 2
other areas of the RLSA District that will provide comparable habitat 3
function. Compensating mitigation or restoration for an impact to a WRA 4
contiguous to the Camp Keais Strand or Okaloacoochee Slough shall be 5
provided within or contiguous to that Strand or Slough. 6
7
5. Restoration Zone Delineated Lands. To further direct other uses away from and to 8
provide additional incentive for the protection, enhancement, and restoration of the 9
Okaloacoochee Slough and Camp Keais Strand, when lands within a Restoration 10
Zone are designated as an SSA and at least Land Use Layers 1 through 4 are 11
eliminated as permitted uses, such Restoration Zone shall receive a Stewardship 12
Overlay Designation value of 0.6. 13
14
B. SSA Credit Generation - Stewardship Credit System. Stewardship Credits (Credits) are 15
created from any lands within the RLSA District from which one or more Land Use Layers 16
are eliminated removed and that are designated as SSAs. Once land is designated as an 17
SSA and Credits or other compensation consistent with Policy 3.8 of the RLSA Overlay is 18
granted to the owner, no increase in density or additional uses not expressly identified in 19
the Stewardship Agreement shall be allowed on such property. A methodology has been 20
adopted in the GMP for the calculation of credits based upon: 1) the Natural Resource 21
Index Value of the land being designated as an SSA, and 2) the number of land use layers 22
being eliminated. 23
24
1. Early Entry bonus credits. Early Entry bonus credits were are hereby established 25
to encourage the voluntary designation of SSAs within the RLSA District. The 26
bonus shall be was in the form of an additional one Stewardship Credit per acre of 27
land designated as an SSA that is within an HSA located outside of the ACSC and 28
one-half Stewardship Credit per acre of land designated as an SSA that is within 29
an HSA located inside the ACSC. 30
31
a. The early entry bonus was shall be available until January 30, 2009. 32
33
b. The early designation of SSAs and the resultant generation of Stewardship 34
Credits do not require the establishment of SRAs or otherwise require the 35
early use of Credits. 36
37
bc. Credits generated under the early entry bonus may be used after the 38
termination of the bonus period. 39
40
d. The maximum number of Credits that can be generated under the early 41
entry bonus is 27,000. 42
43
ce. Early Entry bonus credits shall not be transferred into or otherwise used to 44
entitle an SRA within the ACSC. 45
46
2. Agricultural Stewardship Area (ASA). Open Lands are eligible for designation as 47
Agricultural Stewardship Areas. To qualify as an ASA, all non-agriculture uses 48
shall be eliminated from the property and the remaining uses shall be limited to 49
agricultural Land Use Layers 5, 6 and 7 on the Land Use Matrix. In lieu of applying 50
Page 1062 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
25
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
the Natural Resource Index, lands designated as ASAs shall be awarded two (2.0) 1
Stewardship Credits per acre. 2
3
32. The Stewardship Credit Worksheet, adopted as Attachment "A" of the GMP RLSA 4
Goals, Objectives, and Policies, sets out the mathematical formula that shall be 5
used to determine the number of credits available for each acre of land being 6
considered for an SSA. 7
8
43. Natural Resource Indices and Values. A set of Natural Resource Indices has been 9
established as part of the Stewardship Credit Worksheet. 10
11
a. Natural Resource Indices. 12
13
Stewardship Overlay Designation 14
15
Proximity Indices 16
17
Listed Species Habitat Indices 18
19
Soils/Surface Water Indices 20
21
Restoration Potential Indices 22
23
Land Use - Land Cover Indices 24
25
b. Index Values. During the RLSA Study, based upon data and analysis, each 26
acre within the RLSA District was assigned a value for each Index except 27
for the Restoration Potential Index. The Restoration Potential Index is 28
assigned during the SSA designation process if appropriate, and credit 29
adjustments are made at that time. 30
31
c. Restoration Areas Slough/Strand Index Score Upgrade. An index score 32
upgrade is hereby established as an incentive for the protection, 33
enhancement and restoration of the Okaloacoochee Slough and Camp 34
Keais Strand. All lands within 500 feet of the delineated FSAs as shown on 35
the RLSA Overlay Map that comprise the Slough or Strand that are not 36
otherwise included in an HSA or WRA shall receive the same natural index 37
score (0.6) that an HSA receives, if such property is designated as an SSA 38
and retains only agricultural, recreational and/or conservation, restoration, 39
and natural resource layers of land use (Layers 5-8 on the Land Use 40
Matrix). 41
42
d. Index Map. A Natural Resource Index Map adopted as a part of the RLSA 43
Overlay, indicates the Natural Resource Stewardship Index Value for all 44
land within the RLSA District. Credits from any lands designated as SSAs, 45
shall be based upon the Natural Resource Index values in effect at the time 46
of designation. At the time of designation, the Natural Resource Index 47
Assessment required in Section 4.08.06 C.3. shall document any 48
necessary adjustments to the index values reflected on the Index Map. Any 49
change in the characteristics of land due to alteration of the land prior to 50
Page 1063 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
26
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
the designation of an SSA that either increases or decreases any Index 1
Value shall result in a corresponding adjustment in the credit value. 2
3
e. Restoration Potential Index Value. If the applicant asserts that the land 4
being designated as an SSA has a Restoration Potential Index Value of 5
greater than zero (0), an evaluation of the restoration potential of the land 6
being designated shall be prepared by a qualified environmental consultant 7
(per Chapter 310 of the LDC) on behalf of the applicant and submitted as 8
part of the SSA Designation Application Package. In the event that 9
restoration potential is identified, the appropriate Restoration Potential 10
Index Value shall be determined in accord with the Credit Worksheet. The 11
credit value of each acre to which the Restoration Potential Index Value is 12
applied shall be recalculated by adding the Restoration Potential Index 13
Value to that acre's total Index Value. 14
15
5. f. Restoration Stewardship Credits. Restoration Stewardship Credits are 16
hereby established in addition to the Restoration Potential Index Value. In certain 17
locations there may be the opportunity for flow way or habitat restoration such as 18
locations where flow ways have been constricted or otherwise impeded by past 19
activities or where additional land is needed to enhance wildlife corridors. 20
Restoration Stewardship Credits shall be applied to an SSA subject to the following 21
regulations.: Credits shall only be approved for one type of restoration per acre 22
and in no case shall more than 10 Credits be awarded per acre. 23
24
a. Panther corridor credits. As generally illustrated in the RLSA Overlay Map, 25
there may be opportunities to create, restore, and enhance a northern 26
panther corridor connection and a southern panther corridor connection. 27
Should a property owner in a federally approved corridor designate the 28
required property for such corridor, then two Stewardship Credits shall be 29
awarded for each acre of land so designated. Should an owner also 30
effectively complete the corridor restoration, this shall be awarded with 31
eight additional Credits per acre of restored land upon demonstration that 32
the restoration met applicable success criteria as determined by the federal 33
permit agency authorizing said restoration. The awarding of the eight (8) 34
restoration implementation credits may be phased to coincide with a 35
phased implementation process in accordance with the federal permit. 36
37
b. Wetland Wading Bird Habitat Restoration Credits. Designation of any area 38
for seasonal wetland restoration inside an FSA, HSA, or WRA shall be 39
awarded two (2) additional Credits per acre. The dedication shall be by 40
conveyance or restrictive covenant. Should the landowner successfully 41
complete the restoration, an additional eight (8) Credits per acre shall be 42
awarded. 43
44
c. Other restoration credits. 45
46
i. Should a property owner designate land for restoration activities 47
within an FSA or HSA, one (1) additional Stewardship Credit shall 48
be awarded for each acre of land so dedicated and identified as 49
Restoration I (R I) within each individually submitted SSA. 50
Page 1064 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
27
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
(1) Priority has been given to restoration within the Camp Keais 2
Strand FSA or contiguous HSAs. Therefore, four (4) 3
additional Stewardship Credits shall be generated for each 4
acre of land dedicated by the applicant for restoration 5
activities within any of the following areas: the Camp Keais 6
Strand FSA, contiguous HSAs, or those portions of the 7
Restoration Zone depicted on the RLSA Overlay Map that 8
are contiguous to the Camp Keais Strand. 9
10
ii. Completion of restoration. Upon completion of the restoration 11
improvements, the owner shall be awarded additional stewardship 12
credits identified as R2 Restoration within each individually 13
submitted SSA, as follows: 14
15
a) Caracara restoration credits at two (2) credits per acre. 16
17
b) Exotic controlled burning at five (5) credits per acre. 18
19
c) Flow way restoration credits at five (5) credits per acre. 20
21
d) Native habitat restoration credits at seven (7) credits per 22
acre. 23
24
(2) Two (2) additional Stewardship Credits shall be generated 25
for each acre of land dedicated for restoration activities 26
within the Okaloacoochee Slough, contiguous HSAs, or 27
those portions of the Restoration Zone depicted on that are 28
contiguous to the Okaloacoochee Slough. 29
30
iii. (3) The actual implementation of restoration improvements is 31
not required for the owner to receive such credits referenced in LDC 32
4.08.06 B.5.c.i. (1) and (2) above. 33
34
iv. (4) On lands Lands designated "Restoration," Land Use Layers 35
1 through 6 must be eliminated and allowable uses shall be limited 36
restricted to Agriculture - Group 2 and conservation uses and all 37
natural areas shall be maintained in their existing natural condition 38
until such time as restoration activities occur. Upon completion of 39
restoration, the land shall be managed in accordance with the 40
applicable restoration permit conditions, which may impose further 41
restriction on the allowed use of the property. 42
43
(5) If the applicant agrees to complete the restoration 44
improvements and the eligibility criteria below are satisfied, four (4) 45
additional Stewardship Credits shall be authorized at the time of 46
SSA designation, but shall not become available for transfer until 47
such time as it has been demonstrated that the restoration activities 48
have met applicable success criteria as determined by the 49
permitting or commenting agency authorizing said restoration. 50
Page 1065 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
28
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
v. One or more of the following eligibility criteria shall be used in 2
evaluating an applicant's request for these additional Restoration 3
Stewardship Credits: 4
5
(a) FSA and/or HSA lands where restoration would increase the 6
width of flow way and/or habitat corridors along the Camp 7
Keais Strand or Okaloacoochee Slough so that, in the 8
opinion of the applicant's environmental consultant and 9
County environmental or natural resources staff, there will 10
be functional enhancement of the flow way or wildlife 11
corridor; 12
13
(b) FSA and/or HSA lands where restoration would increase the 14
width of flow way and/or habitat corridors within two miles of 15
existing public lands so that, in the opinion of the applicant's 16
environmental consultant and County environmental or 17
natural resources staff, there will be a functional 18
enhancement of the flow way or wildlife corridor; 19
20
(c) Documentation of state or federal listed species utilizing the 21
land or a contiguous parcel; 22
23
(d) Lands that could be restored and managed to provide 24
habitats for specific listed species (e.g., gopher tortoise, Big 25
Cypress fox squirrel, red-cockaded woodpecker, etc.), or; 26
27
(e) Occurrence of a land parcel within foraging distance from a 28
wading bird rookery or other listed bird species colony, 29
where restoration and proper management could increase 30
foraging opportunities (e.g., wood storks). 31
32
64. Land Use Layers to be Eliminated. A set of Land Use Layers has been established 33
as part of the Stewardship Credit Worksheet and adopted as the Land Use Matrix 34
set forth below. Each Layer incorporates a number of the permitted or conditional 35
uses allowed under the Baseline Standards. Each Layer listed below has an 36
established credit value (percentage of a base credit) developed during the RLSA 37
Study. At the time of designation application, a landowner wishing to have his/her 38
land designated as an SSA determines how many of the Land Use Layers are to 39
be eliminated removed from the designated lands. A Land Use Layer can only be 40
eliminated removed in its entirety (all associated activities/land use are eliminated 41
removed), and Layers shall be eliminated removed sequentially and cumulatively 42
in the order listed below. 43
44
a. Land Use Layers. 45
46
1 - Residential Land Uses 47
48
2 - General conditional uses 49
50
Page 1066 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
29
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
3 - Earth Mining and Processing Uses 1
2
4 - Recreational Uses 3
4
5 - Agriculture - Group 1 5
6
6 - Agriculture - Support Uses 7
8
7 - Agriculture - Group 2 9
10
8 - Conservation, Restoration and Natural Resources 11
12
b. Land Use Matrix 13
14
15
16
see next page for Matrix 17
18
19
20
21
22
23
Layer 1 Layer 2 Layer 3 Layer 4 Layer 5 Layer 6 Layer 7 Layer 8
Residential
Land Uses
General
Conditional
Uses
Earth Mining
and Processing
Uses
Recreational
Uses
Agriculture
Group 1
Agriculture
Support
Uses
Agriculture
Group 2
Conservation,
Restoration and
Natural Resources
Single-family
dwelling, incl.
Mobile Home
(P)
Family care
facilities (P)
Excavation,
extraction or
earthmining and
related
processing and
production (CU)
Golf courses
and/or golf
driving
ranges (CU)
Crop
raising;
horticulture;
fruit and nut
production;
groves;
nurseries;
improved
pasture (P)
Farm labor
housing
(A)
Unimproved
pasture and
grazing,
forestry (P)
Wildlife
management,
plant and wildlife
conservancies,
refuges and
sanctuaries (P)
Mobile homes
[(P) in MH
Overlay; (A) as
temporary use]
Collection
and transfer
sites for
resource
recovery
(CU)
Asphaltic and
concrete batch
making plants
(CU)
Sports
instructional
schools and
camps (CU)
Animal
breeding
(other than
livestock),
raising,
training,
stabling or
kenneling
(P)
Retail sale
of fresh,
unprocess
ed
agricultura
l products;
grown
primarily
on the
property
(A)
Ranching;
livestock
raising (P)
Water
management,
groundwater
recharge (P)
Private
boathouses
and docks on
lake, canal or
waterway lots
(A)
Veterinary
clinic (CU)
Sporting and
recreational
camps (CU)
Dairying,
beekeeping
; poultry
and egg
production;
milk
production
(P)
Retail
plant
nurseries
(CU)
Hunting
cabins (CU)
Restoration,
mitigation (P)
Page 1067 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
30
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
Recreational
facilities
integral to
residential
development,
e.g., golf
course,
clubhouse,
community
center building
and tennis
facilities, parks,
playgrounds
and playfields
(A)
Child care
centers and
adult day
care centers
Aquacultur
e for native
species (P)
and non-
native
species
(CU)
Packingho
use or
similar
agricultura
l
processin
g of farm
products
produced
on the
property
(A)
Cultural,
educational,
or
recreational
facilities and
their related
modes of
transporting
participants,
viewers or
patrons; tour
operations,
such as, but
not limited to
airboats,
swamp
buggies,
horses and
similar modes
of
transportation
(CU)
Water supply,
wellfields (P); oil
and gas
exploration (P)
Guesthouses
(A)
Zoo,
aquarium,
aviary,
botanical
garden, or
other similar
uses (CU)
The
commercial
production,
raising or
breeding or
exotic
animals
(CU)
Sawmills
(CU)
Excavation
and related
processing
incidental to
Ag(A)
Boardwalks,
nature trails (P)
Churches
and other
places of
worship (CU)
Wholesale
reptile
breeding
and raising
- non-
venomous
(P) and
venomous
(CU)
Natural resources
not otherwise
listed (P)
Communicat
ions towers
(P)(CU)
Essential services
(P and CU)
Social and
fraternal
organization
s (CU)
Oil and gas field
development and
production (CU)
Private
landing
strips for
general
aviation (CU)
Cemeteries
(CU)
Schools
(CU)
Group care
facilities,
ALF (CU)
1
Uses as listed in LDC- Rural Agricultural District 2
Page 1068 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
31
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
(P) principal use, 2
(a) accessory use, 3
(CU) conditional use 4
5
c. Any development proposed in the RLSA District shall be compatible with 6
surrounding land uses and implement appropriate lighting controls for 7
permitted uses, including outdoor lighting that is designed to protect the 8
nighttime environment, conserve energy, and enhance safety and security . 9
Except for when the County Manager or designee determines otherwise to 10
protect the health, safety, and welfare, p ermanent outdoor lighting shall 11
comply with the criteria listed in LDC section 4.08.05 N. 12
13
75. Matrix Calculation. The maximum number of credits generated through 14
designation as an SSA is established in a matrix calculation that multiplies each 15
Natural Resource Index Value by the value of each Land Use Layer, thereby 16
establishing a credit value for each acre in the RLSA Overlay, weighted by the 17
quality of its natural resources. As Land Use Layers are eliminated removed, the 18
sum of the percentages of those Layers eliminated removed is multiplied by the 19
Natural Resource Index Values to determine the Stewardship Credits to be 20
generated by each acre being designated as an SSA. 21
22
C. SSA Designation Application Package. A request to designate lands(s) within the RLSA 23
District as an SSA shall be made pursuant to the regulations of this Section. An SSA 24
Application Package shall include the following: 25
26
1. SSA Designation Application. A landowner or his/her agent, hereafter "applicant," 27
shall submit a request for the designation of SSA for lands within the RLS District 28
to the County Manager or his designee, on an approved application form. The 29
application shall be accompanied by the documentation as required by this 30
Section. 31
32
2. Application Fee. An application fee shall accompany the application. 33
34
3. Natural Resource Index Assessment. The applicant shall prepare and submit as 35
part of the SSA Designation Application a report entitled Natural Resource Index 36
Assessment that documents the Natural Resource Index Value scores. The 37
Assessment shall include a summary analysis that quantifies the number of acres 38
by Index Values, the level of conservation being proposed, and the resulting 39
number of Credits being generated. The Assessment shall: 40
41
a. Verify that the Index Value scores assigned during the RLSA Study are still 42
valid through recent aerial photography or satellite imagery, agency -43
approved mapping, or other documentation, as verified by field inspections. 44
45
b. If if this Assessment establishes that the Index Value scores assigned 46
during the RLSA Study are no longer valid, document the Index Value of 47
the land as of the date of the SSA Designation Application. 48
49
Page 1069 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
32
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
c. Establish the suggested "Restoration Potential" Index Value for any acres 1
as appropriate and provide evidence/documentation supporting the 2
suggested Index Value; 3
4
d. Quantify the acreage of agricultural lands, by type, being preserved; 5
6
e. Quantify the acreage of non-agricultural acreage, by type, being preserved; 7
8
f. Quantify the acreage of all lands by type within the proposed SSA that have 9
an Index Value greater than 1.2; and 10
11
g. Quantify all lands, by type, being designated as SSA within the ACSC, if 12
any. 13
14
4. Support Documentation. In addition, the following support documentation shall be 15
provided for each SSA being designated: 16
17
a. Legal description, including sketch or survey; 18
19
b. Acreage calculations, e.g., acres of FSAs, HSAs, and WRAs, etc., being 20
put into the SSA; 21
22
c. RLSA Overlay Map delineating the area of the RLSA District being 23
designated as an SSA; 24
25
d. Aerial photograph(s) having a scale of one (1) inch equal to at least 200 26
feet when available from the County, otherwise, a scale of at least one (1) 27
inch equal to 400 feet is acceptable, delineating the area being designated 28
as an SSA; 29
30
e. Natural Resource Index Map of area being designated as an SSA; 31
32
f. FDOT Florida Land Use Cover and Forms Classification System 33
(FLUCFCS) map(s) delineating the area being designated as an SSA on 34
an aerial photograph having a scale of one (1) inch equal to at least 200 35
feet when available from the County, otherwise, a scale of at least one (1) 36
inch equal to 400 feet is acceptable; 37
38
g. Listed species occurrence map(s) from United States Fish and Wildlife 39
Service, Florida Fish and Wildlife Conservation Commission (FFWCC ) 40
Florida Fish Wildlife Conservation Commission, and Florida Natural Areas 41
Inventory, delineating the area being designated as an SSA; 42
43
h. United States Department of Agriculture-Natural Resources Conservation 44
Service (USDA-NRCS) Soils map(s) delineating the area being designated 45
as an SSA; 46
47
i. Documentation to support a change in the related Natural Resource Index 48
Value(s), if appropriate; and 49
50
Page 1070 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
33
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
j. Calculations that quantify the number of acres by Index Values, the level 1
of conservation being offered, and the resulting number of credits being 2
generated. 3
4
5. SSA Credit Agreement. Any landowner petitioning to have all or a portion of land 5
owned within the RLSA District designated as an SSA and who is to obtain SSA 6
credits for the land so designated shall enter into a SSA Credit Agreement with the 7
County. SSA Credit Agreements entered into by and between a landowner and the 8
County shall contain the following: 9
10
a. The number of acres, and a legal description of all lands subject to the SSA 11
Credit Agreement; 12
13
b. A map or plan (drawn at a scale of 1"= 500') of the land subject to the 14
agreement which depicts any lands designated FSAs, HSAs, or WRAs and 15
the acreage of lands so designated; 16
17
c. A narrative description of all land uses, including conditional uses, if any, 18
that shall be eliminated removed from the land upon approval of the SSA 19
Credit Agreement; 20
21
d. Calculations that support the total number of SSA credits that result from 22
the Natural Resource Index Assessment; 23
24
e. A copy of the Stewardship easement, (or deed if a fee simple transfer is 25
proposed) applicable to the land, which shall be granted in perpetuity and 26
shall be recorded by the County upon approval of the SSA Credit 27
Agreement; 28
29
f. Land management measures; 30
31
g. Provisions requiring that, upon designation of land as an SSA, the owner 32
shall not seek or request, and the County shall not grant or approve, any 33
increase in density or any additional uses beyond those specified in the 34
SSA Credit Agreement on the land; 35
36
h. Provisions requiring that, upon designation of land within either an FSA or 37
an HSA as an SSA, the owner shall not thereafter seek or request, and the 38
County shall not thereafter grant or approve any expansion or conversion 39
of agricultural land uses in violation of sections 4.08.06 A.2 and A.3.; 40
41
i. Provisions regarding and ensuring the enforceability of the SSA Credit 42
Agreement; and 43
44
j. If applicable, the number of credits to be granted for restoration 45
(Restoration Credits), together with the following information: 46
47
i. (1) A legal description of lands to be designated for restoration; 48
49
Page 1071 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
34
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
ii. (2) A map depicting the land being designated as SSA, with the 1
lands to be dedicated for restoration, but which the applicant makes 2
no commitment to undertake restoration, identified as Restoration I 3
("R I"); and the lands dedicated for restoration and for which the 4
applicant has committed to carry out the restoration identified as 5
Restoration II ("R II"); 6
7
iii. (3) The number of Restoration Credits to be granted for the 8
lands designated R I and R II; 9
10
iv. (4) A Restoration Analysis and Report, which shall include a 11
written evaluation of the restoration area's existing 12
ecological/habitat value and the necessary restoration efforts 13
required to reestablish original conditions; enhance the functionality 14
of wetlands or wildlife habitat; or remove exotics so as to enhance 15
the continued viability of native vegetation and wetlands; and 16
17
v. (5) When the restoration is to be undertaken by the applicant, a 18
Restoration Plan that addresses, at a minimum, the following 19
elements: 20
21
(a) Restoration goals or species potentially affected; 22
23
(b) Description of the work to be performed; 24
25
(c) Identification of the entity responsible for performing the 26
work; 27
28
(d) Work Schedule; 29
30
(e) Success Criteria; and 31
32
(f) Annual management, maintenance and monitoring. 33
34
6. Public Hearing for Credit Agreement. The SSA Credit Agreement shall be 35
approved by a resolution of the BCC at an advertised public meeting by majority 36
vote. 37
38
7. Recording of SSA Memorandum. Following approval by the County, an SSA 39
Memorandum shall be prepared and recorded in the public records, together with 40
the following portions or exhibits of the SSA Credit Agreement as attachments: 41
42
a. The legal description of the lands subject to the SSA Credit Agreement and 43
the number of SSA Credits assigned to the land designated as SSA, 44
including lands designated for restoration, if any, and the Restoration 45
Credits assigned to such land; 46
47
b. The Stewardship Easement easement Agreement on the SSA lands, 48
describing the land uses remaining on the land; 49
50
Page 1072 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
35
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
c. A summary of the Restoration Plan, if restoration is to be undertaken by 1
the applicant, to include the elements set forth in Section 4.08.06 C.5. 2
3
8. Conditional Stewardship Easement easement Agreement or Deed. The applicant 4
shall prepare and submit a Stewardship Easement easement Agreement in all 5
cases except when the property is being deeded in fee simple to a 6
"conservation/preservation agency." 7
8
a. The applicant shall prepare and submit a Conditional Stewardship 9
Easement Agreement with the SSA application in all cases except when 10
the property is being deeded in fee simple to a conservation land trust 11
accredited by the Land Trust Accreditation Commission. 12
13
b. Upon the initial approval of an SSA, a Conditional Stewardship Easement 14
shall be established for a term of five years (hereinafter referred to as 15
“Conditional Period”). All conditions and restrictions related to maintaining 16
the existing property conditions, including all management obligations of 17
the owner of the SSA lands shall be full force during the Conditional Period. 18
19
c.a. The Conditional Stewardship Easement Agreement shall impose a 20
restrictive covenant or grant a perpetual restrictive easement that shall be 21
recorded for each SSA. The Conditional Stewardship Easement shall run 22
with the land and shall be in favor of Collier County and FFWCC and 23
include one or more of the following: Florida DEP, Florida Department of 24
Agriculture and Consumer Services, SFWMD, or a recognized land trust 25
accredited by the Land Trust Accreditation Commission . 26
27
d.b. The Conditional Stewardship Easement easement Agreement shall identify 28
the specific land management measures that will be undertaken and the 29
party responsible for such measures. 30
31
e.c. In the event that the land being designated as an SSA is being transferred 32
to a conservation entity by fee simple title, a deed shall be submitted in lieu 33
of the Conditional Stewardship Easement easement Agreement. 34
35
f.d. Termination of the Conditional Stewardship Easement shall be done in 36
compliance with LDC section 4.08.06 F. 37
38
D. SSA Application Review Process. 39
40
1. Pre-application Conference with County Staff. Prior to the submission of a formal 41
application for SSA designation, the applicant shall attend a pre-application 42
conference with the County Manager or his designee and other county staff, 43
agencies, and officials involved in the review and processing of such applications 44
and related materials. If an SRA designation application is to be filed concurrent 45
with an SSA application, only one pre-application conference shall be required. 46
This pre-application conference should address, but not be limited to, such matters 47
as: 48
49
Page 1073 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
36
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
a. Conformity of the proposed SSA with the goals, objectives, and policies of 1
the GMP; 2
3
b. Review of the Stewardship Credit Worksheet and Natural Resource Index 4
Assessment for the property; 5
6
c. Identification of the recognized entity to be named in the covenant or 7
perpetual restrictive easement, and; 8
9
d. Identification of the proposed land management measures that will be 10
undertaken and the party responsible for such measures. 11
12
2. Application Package Submittal and Processing Fees. The required number of 13
copies of each SSA Application and the associated processing fee shall be 14
submitted to the County Manager or his designee. The contents of said application 15
package shall be in accordance with Section 4.08.06 C. 16
17
3. Application Deemed Sufficient for Review. Within fifteen (15) working days of 18
receipt of the SSA Application, the County Manager or his designee shall advise 19
the applicant in writing that the application is complete and sufficient for agency 20
review or advise what additional information is needed to find the application 21
sufficient. If required, the applicant shall submit additional information. Within ten 22
(10) working days of receipt of the additional information, the County Manager or 23
his designee shall advise the applicant in writing that the application is complete, 24
or, if additional or revised information is required, the County manager shall again 25
inform the applicant what information is needed, and the timeframe outlined herein 26
shall occur until the application is found sufficient for review. 27
28
4. Review by County Reviewing Agencies: Once the SSA application is deemed 29
sufficient, the County Manager or his designee will distribute it to specific County 30
staff for their review. 31
32
5. Designation Review. Within sixty (60) days of receipt of a sufficient application, 33
county staff shall review the submittal documents and provide written comments, 34
questions, and clarification items to the applicant. If deemed necessary by county 35
staff or the applicant, a meeting shall be held to resolve outstanding issues and 36
confirm public hearing dates. 37
38
6. Designation Report. Within ninety (90) days from the receipt of a sufficient 39
application, county staff shall prepare a written report containing their review 40
findings and a recommendation of approval, approval with conditions or denial. 41
This timeframe may be extended upon written agreement by the applicant. 42
43
E. SSA Application Approval Process. 44
45
1. Public Hearing. The BCC shall hold an advertised public hearing on the proposed 46
resolution approving an SSA Application and SSA Credit Agreement. Notice of the 47
Board's intention to consider the Application and proposed SSA Credit Agreement 48
shall be given at least fifteen (15) days prior to said hearing by publication in a 49
newspaper of general circulation in the County. A copy of such notice shall be kept 50
Page 1074 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
37
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
available for public inspection during regular business hours of the Office of Clerk 1
to the BCC. The notice of proposed hearing shall state the date, time and place of 2
the meeting, the title of the proposed resolution, and the place or places within the 3
County where the proposed resolution and agreement may be inspected by the 4
public. The notice shall provide a general description and a map or sketch of the 5
affected land and shall advise that interested parties may appear at the meeting 6
and be heard with respect to the proposed resolution. The BCC shall review the 7
staff report and recommendations and, if it finds that all requirements for 8
designation have been met, shall, by resolution, approve the application. If it finds 9
that one or more of the requirements for designation have not been met, it shall 10
either deny the application or approve it with conditions mandating compliance with 11
all unmet requirements. Approval of such resolution shall require a majority vote 12
by the BCC. 13
14
2. Legal Description. Following the BCC's approval of the SSA Application and SSA 15
Credit Agreement, a legal description of the land designated SSA, the SSA credits 16
granted, and the Stewardship easement applicable to such lands, shall be 17
provided to the Collier County Property Appraiser and the applicant, and shall be 18
recorded within thirty (30) days by the applicant in the public records. 19
20
3. Update the RLSA Overlay Map and Official Zoning Atlas. The Official Zoning Atlas 21
shall be updated to reflect the designation of the SSA. Sufficient information shall 22
be included on the updated zoning maps so as to direct interested parties to the 23
appropriate public records associated with the designation, including but not 24
limited to Resolution number and SSA Designation Application number. The RLSA 25
Overlay Map shall be updated to reflect the SSA designation during a regular 26
growth management cycle no later that twelve months from the effective date of 27
the Stewardship Sending Area Credit Agreement SSA Agreement. 28
29
F. Permanent Stewardship Easement and extensions and terminations of Conditional 30
Stewardship Easement Agreements. 31
32
1. Permanent Stewardship Easement. The Conditional Stewardship Easement shall 33
become permanent and be recorded in the Public Land Records if any of the 34
following occurs: 35
36
a. The Stewardship Credits from the SSA have been assigned to entitle an 37
approved SRA and such SRA has received all necessary, final, and non -38
appealable development orders, permits, or other discretionary approvals, 39
which are necessary to commence construction, including Final 40
Subdivision Plat and/or Site Development Plan approval but excluding 41
building permits. If Stewardship Credits from the SSA have been assigned 42
to more than one SRA, then the receipt of all necessary governmental final 43
and non-appealable development orders, permits, or other discretionary 44
approvals necessary to commence construction of any SRA shall 45
automatically cause the Stewardship Easement to become permanent. 46
47
b. The owner of the SSA lands sells or transfers Stewardship Credits to 48
another person, entity, or Stewardship Credit Trust, and such owner 49
receives the Stewardship Credits from the sale or transfer of the credits 50
Page 1075 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
38
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
with or without consideration due from the sale or transfer of Conditional 1
Stewardship Credits. However, this expressly excludes the following: 2
3
i. A sale or transfer of the Stewardship Credits ancillary to the sale or 4
transfer of the underlying fee title to the SSA lands. 5
6
ii. An instance when a landowner establishes an SSA for a specific 7
SRA, whether the SRA is owned or developed by a separate or 8
related entity, and the Stewardship Credits are transferred to entitle 9
the SRA as required by GMP, LDC, or SRA approval. 10
11
c. The owner of the SSA lands receives other compensation from local, state, 12
federal, or private revenues, in exchange for the preservation of the SSA 13
lands. 14
15
d. The owner does not record a Notice of Termination in accordance with LDC 16
section 4.08.06 F.3. within 180 days of the expiration date as extended in 17
the Conditional Easement Agreement. 18
19
2. Extension of Conditional Period. 20
21
a. The owner may extend the Conditional Period for one additional year, by 22
providing written notice to the County Manager or designee prior to the 23
expiration of the Conditional Period and before the Conditional Easement 24
becomes permanent in accordance with LDC section 4.08.06 F.1. 25
26
b. If a challenge and/ or appeal of a necessary development order, permit, or 27
other discretionary approval is filed, and the challenge or appeal is not 28
resolved such that the construction may commence under terms 29
acceptable to the owner of the SSA lands, the owner of the SSA lands may 30
record a Notice of Termination within 180 days of the final disposition of the 31
challenge or appeal. 32
33
3. Termination of Conditional Stewardship Easement Agreements. 34
35
a. The owner of SSA lands may terminate the Stewardship Easement by 36
recording a Notice of Termination within 180 days before the last day of the 37
Conditional Period and before the Conditional Stewardship Easement 38
becomes a Permanent Stewardship Easement in accordance with LDC 39
section 4.08.06 F. 40
41
b. In the event that the Stewardship Credits from an SSA have been used to 42
obtain one or more SRA approvals, but none of the events in LDC section 43
4.08.06 F.1. has occurred during the Conditional Period, then the Notice of 44
Termination shall also provide for termination of any SRAs that have been 45
assigned credits from the SSA, unless the SRA owner has obtained 46
sufficient Stewardship Credits from another source and such Stewardship 47
Credits have been applied to the SRA. In the event that a Notice of 48
Termination does terminate an SRA, the owner of the SRA lands shall join 49
in the Notice of Termination. 50
Page 1076 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
39
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
c. Upon the recording of such Notice of Termination, the Stewardship 2
Easement and corresponding Stewardship Sending Area Credit 3
Agreement shall expire and terminate, the Stewardship Credits generated 4
by the SSA shall cease to exist, the rights and obligations set forth in the 5
Stewardship Easement shall no longer constitute an encumbrance on the 6
property, and the SSA Memorandum shall be revised accordingly. The 7
owner of the SSA lands shall provide a copy of the Notice of Termination 8
to the County. 9
10
d. Once a Stewardship Easement is terminated, all benefits, rights, privileges, 11
restrictions, and obligations associated with the SSA shall be null and void, 12
and the land shall be governed by it underlying classification, free and clear 13
of any encumbrance from the Stewardship Easement and SSA Credit 14
Agreement. 15
16
e. If requested by the owner of the SSA lands, Collier County and the other 17
grantees under the Stewardship Easement shall provide a written release 18
and termination of easement and credit agreements for recording in the 19
public records within 15 days of request from the owner of the SSA lands. 20
21
f. Collier County shall update the Official Zoning Atlas Map to reflect the 22
termination of any SSA or SRA. 23
24
GF. SSA Amendments. Collier County shall consider an amendment to an approved SSA in 25
the same manner described in this Section for the designation of an SSA. Amendment(s) 26
to approved SSAs shall only be considered if the application eliminates removes one or 27
more additional Land Use Layers from the existing SSA. Under no circumstances shall 28
Land Use Layers, once eliminated removed as part of an SSA designation, be added back 29
to the SSA. The application to amend the SSA may be submitted as part of an application 30
to designate a new SSA provided such lands are contiguous to the previously approved 31
SSA and are under the same ownership. 32
33
4.08.07 - SRA Designation 34
35
SRA designation is intended to encourage and facilitate uses that enable economic 36
prosperity and diversification of the economic base of the RLSA District, and encourage 37
development that utilizes creative land use planning techniques and facilitates a compact form of 38
development to accommodate population growth by the establishment of SRAs . Stewardship 39
Credits generated from SSAs are exchanged for additional residential or non -residential 40
entitlements in an SRA on a per acre basis as set forth herein. Density and intensity within the 41
RLSA District shall not be increased beyond the Baseline Standards except through the 42
provisions of the Stewardship Credit System, the affordable housing density Bonus as referenced 43
in the density Rating System of the FLUE, and the density and intensity blending provision of the 44
Immokalee Area Master Plan. The procedures for the establishment and transfer of Credits and 45
SRA designation are set forth herein. Credits can be transferred only to lands within the RLSA 46
District that meet the defined suitability criteria and standards set forth herein. Land becomes 47
designated as an SRA on the date that the SRA Credit Agreement becomes effective pursuant to 48
Section 4.08.07 D.121. Any change in the residential density or non-residential intensity of land 49
Page 1077 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
40
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
use on a parcel of land located within an SRA shall be specified in the resolution, which shall 1
reflect the total number of transferable Credits assigned to the parcel of land. 2
3
A. Lands Within the RLSA District that can be Designated as SRAs. All privately owned lands 4
within the RLSA District that meet the suitability criteria contained herein may be 5
designated as SRA, except lands delineated on the RLSA Overlay Map as FSA, HSA, or 6
WRA, or lands already designated as an SSA. WRAs may be located within the 7
boundaries of an SRA and may be incorporated into an SRA Master Plan to provide water 8
management functions for properties within such SRA, subject to all necessary permitting 9
requirements. If all or part of the WRA provides stormwater quality treatment for an SRA, 10
the pro rata acreage of the WRA shall be required to consume SRA credits but shall not 11
be included within the SRA acreage. 12
13
1. Suitability Criteria. The following suitability criteria are established to ensure 14
consistency with the Goals, Objectives, and Policies of the RLSA Overlay. 15
16
a. An SRA must contain sufficient suitable land to accommodate the planned 17
development. Any development proposed in the RLSA District shall be 18
compatible with surrounding land uses and implement appropriate lighting 19
controls for permitted uses, including outdoor lighting that is designed to 20
protect and preserve the nighttime environment by minimizing light 21
pollution and glare while reducing energy consumption and upholding 22
safety and security. Except for when the County Manager or designee 23
determines otherwise to protect the health, safety, and welfare, permanent 24
outdoor lighting shall comply with the criteria listed in LDC section 4.08.05 25
N. 26
27
b. Residential, commercial, manufacturing/light industrial, group housing, and 28
transient housing, institutional, civic and community service uses within an 29
SRA shall not be sited on lands that receive a Natural Resource Index value 30
of greater than 1.2. 31
32
c. Conditional use essential services and governmental essential services, 33
with the exception of those necessary to serve permitted uses and for 34
public safety, as described in LDC section 2.01.03 G.2.,shall not be sited 35
on land that receives a Natural Resource Index value of greater than 1.2, 36
regardless of the size of the land or parcel. 37
38
d. Lands or parcels that are greater than one acre and have an Index Value 39
greater than 1.2 shall be retained as open space and maintained in a 40
predominantly natural vegetated state. 41
42
e. Open space shall also comprise a minimum of thirty-five percent of the 43
gross acreage of an individual SRA Town or, Village, or those CRDs 44
exceeding 100 acres. Gross acreage includes only that area of 45
development within the SRA that requires the consumption of Stewardship 46
Credits. 47
48
f. As an incentive to encourage open space, open space on lands within an 49
SRA located outside of the ACSC that exceeds the required thirty -five 50
Page 1078 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
41
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
percent retained open space shall not be required to consume Stewardship 1
Credits. 2
3
fg. An SRA may be contiguous to an FSA or HSA, but shall not encroach into 4
such areas, and shall buffer such areas as described in Section 4.08.07 5
I.5J.6. An SRA may be contiguous to, or encompass a WRA. However, if 6
all or part of the WRA provides stormwater quality treatment for an SRA, 7
the prorata acreage of the WRA that is used to meet the water quality 8
treatment water volume shall be required to consume SRA credits and shall 9
be included within the SRA acreage. 10
11
gh. The SRA must have either direct access to a County collector or arterial 12
road or indirect access via a road provided by the developer that has 13
adequate capacity to accommodate the proposed development in 14
accordance with accepted transportation planning standards. 15
16
h. An SRA shall provide direct vehicular and pedestrian connections to the 17
County’s arterial/collector roadway network as shown on the Metropolitan 18
Planning Organization (MPO) Long Range Transportation Needs Plan. 19
20
i. The SRA shall include a Mobility Plan in accordance with LDC section 21
4.08.07 D.10. that includes vehicular, bicycle/pedestrian, public transit, 22
internal circulators, and other modes of travel/movement within and 23
between SRAs and areas of outside development and land uses. 24
Strategies shall encourage the use of mass transit services such as bus 25
subsidies, route sponsorship, or other incentives. 26
27
j. Any mitigation measures required to offset an SRA’s traffic impacts, 28
including but not limited to provisions for the construction and/or permitting 29
of wildlife crossings, environmental mitigation credits, right -of-way 30
dedication(s), water management and/or fill materials that may be needed 31
to expand the existing or proposed roadway network, public utilities, or 32
parks, shall be memorialized in a developer contribution agreement. 33
Mitigation measures shall be considered within the area of significant 34
influence of the project traffic on existing or proposed roadways. 35
36
2. SRAs Within the ACSC. SRAs are permitted within the ACSC subject to limitations 37
on the number, size, location, and form of SRA described herein. Nothing within 38
this Section shall be construed as an exemption of an SRA from any and all 39
limitations and regulations applicable to lands within the ACSC. Lands within the 40
ACSC that meet all SRA suitability criteria shall also be restricted such that credits 41
used to entitle an SRA in the ACSC must be generated exclusively from SSAs 42
within the ACSC. No early entry bonus credits generated prior to the termination 43
of the bonus period can be used to entitle an SRA within the ACSC. 44
45
a. The only forms of SRAs allowed in the ACSC east of the Okaloacoochee 46
Slough shall be Hamlets and CRDs of 100 acres or less, and the only forms 47
of SRAs allowed in the ACSC west of the Okaloacoochee Slough shall be 48
CRDs and Villages and CRDs of not more than 300 acres and Hamlets . 49
Not more than 1,000 total acres of SRA development is allowed in the 50
Page 1079 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
42
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
ACSC, Provided, however, two SRAs, consisting of any combination of 1
Villages or CRDs of not more than 500 acres each, exclusive of any lakes 2
created prior to June 30, 2002, the effective date of this amendment as a 3
result of mining operations, shall be allowed in areas that have a frontage 4
on State Road 29 and which that, as of the effective date of the RLSA 5
Overlay, had been predominantly cleared as a result of Ag Group I (Layer 6
5) or Earth Mining or Processing Uses (Layer 3). 7
8
b. The Town form of an SRA shall not be located within the ACSC. 9
10
B. Establishment and Transfer of Stewardship Credits. The procedures for the establishment 11
and transfer of Credits and SRA designation are set forth herein. Stewardship Credits will 12
be exchanged for additional residential or non-residential entitlements in an SRA on a per 13
acre basis, as described in Section 4.08.07 B.2. Stewardship density and intensity will 14
thereafter differ from the Baseline Standards. 15
16
1. Transfer of Credits. The transfer or use of Stewardship Credits shall only be in a 17
manner as provided for herein. 18
19
a. Stewardship Credits generated from any SSA may be transferred to entitle 20
any SRA, except where the SRA is within the ACSC, in which case only 21
Stewardship Credits that have been generated from an SSA within the 22
ACSC can be used to entitle such SRA. No early entry bonus credits 23
generated prior to the termination of the bonus period can be used to entitle 24
an SRA within the ACSC. 25
26
b. Credits can be transferred only to lands within the RLSA District that meet 27
the defined suitability criteria and standards set forth herein. 28
29
c. Stewardship Credits may be transferred between different parcels or within 30
a single parcel, subject to compliance with all applicable provisions of these 31
policies. Residential clustering shall only occur within the RLSA District 32
through the use of the Stewardship Credit System, and other forms of 33
residential clustering shall not be permitted. 34
35
d. Stewardship Credits may be acquired from any credit holder and 36
transferred to an SRA subject to the limitations contained in this Section. 37
38
e. Stewardship Credits may be acquired from a Stewardship Credit Trust 39
established pursuant to Section 4.08.04 B., and transferred to an SRA 40
subject to the limitations contained in this Section. 41
42
2. Stewardship Credit Exchange. Stewardship Credits shall be exchanged for 43
additional residential or non-residential entitlements in an SRA on a per acre basis 44
at a rate of eight (8) Stewardship Credits per gross acre where credits were created 45
for an SSA submitted for review or approved prior to July 13, 2021, and a rate of 46
ten (10) Stewardship Credits per gross acre for SSA/Credits where such Credits 47
were created from any other SSA. Lands within an SRA greater than one acre, 48
with Index Values of greater than 1.2, shall be retained as open space and 49
maintained in a predominantly natural, vegetated state. Any such lands within an 50
Page 1080 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
43
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
SRA located outside of the ACSC exceeding the required thirty-five (35) percent 1
shall not be required to consume Stewardship Credits. 2
3
3. Public Benefit Uses. The acreage within an SRA devoted to a public benefit use 4
shall not be required to consume Stewardship Credits and but shall not count 5
toward the maximum acreage limits of an SRA unless such public benefit uses 6
were approved as part of an SRA approved prior to July 13, 2021, in which case 7
such public benefit uses shall continue to be excluded from the maximum acreage 8
limitation pursuant to the policy in effect at the time of approval. For the purpose 9
of this Section, public benefit uses are limited to the following: affordable housing, 10
public schools (preK-12), and public or private post-secondary institutions and 11
ancillary uses, Post Secondary Institution Ancillary Uses, community parks 12
exceeding the minimum requirement, of 200 square feet per dwelling unit, 13
municipal golf courses, regional parks, and other governmental facilities, excluding 14
essential services as defined in the LDC. 15
16
4. Mixed Land Use Entitlements. In order to promote compact, mixed use 17
development and provide the necessary support facilities and services to residents 18
of rural areas, the SRA designation and the transfer of the Stewardship Credits 19
allows for a full range of uses, accessory uses and associated uses that provide a 20
mix of services to and are supportive to the residential population of an SRA and 21
the RLSA District. SRAs are intended to be mixed use and shall be allowed the full 22
range of uses permitted by the Urban Designation of the FLUE, as modified by 23
Policies 4.7, 4.7.1, 4.7.2, 4.7.3, 4.7.4 and RLSA Overlay Attachment C. Depending 24
on the size, scale, and character of an SRA, it shall be designed to include an 25
appropriate mix of retail, office, recreational, civic, governmental, and institutional 26
uses, in addition to residential uses. 27
28
5. Towns and Villages shall be the preferred locations for business and industry, 29
including environmental research, agricultural research, aviation and aerospace, 30
health and life sciences, corporate headquarters, computer hardware, software 31
and services, information technology, manufacturing, research and development, 32
wholesale trade and distribution and similar uses, including Florida Qualified 33
Target Industries. 34
35
6. Affordable Housing. To address the accommodation of Affordable Housing in a 36
Town or Village, the SRA applicant shall utilize one of the following options: 37
38
a. Affordable Housing Land Reservation. 39
40
i. Reservation of one or more site(s) within the SRA or within a 41
proximal SRA in the RLSA District with densities and development 42
standards that accommodate Affordable Housing residential uses 43
at a minimum density of 10 units per acre, for acquisition by Collier 44
County, a community land trust, a private developer, or any other 45
affordable housing provider. 46
47
ii. The aggregate acreage of such site(s) shall be equal to or greater 48
than two and one-half percent (2.5%) of the gross area of the SRA. 49
50
Page 1081 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
44
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
iii. The acreage of land reserved for Affordable Housing will be 1
considered as a Public Benefit Use. 2
3
iv. The County shall verify the site(s) is/are appropriate and approve 4
the site(s) at time of SRA approval. 5
6
v. Affordable Housing units shall be excluded from the Traffic Impact 7
Statement or trip cap for the SRA in which they are located. 8
9
b. Alternatives proposed by the SRA Applicant . Other options may be 10
proposed by the SRA applicant and approved by the BCC to address 11
housing affordability in the subject SRA. 12
13
C. Forms of SRA developments. SRA developments are a compact form of development, 14
which accommodate and promote uses that utilize creative land use planning techniques. 15
SRAs shall be used to facilitate the implementation of innovative planning and flexible 16
development strategies described in section 163.3248§163.3177 (11), F.S. and Rule 9J-17
5.006(5)(l), F.A.C. These planning strategies and techniques are intended to minimize the 18
conversion of rural and agricultural lands to other uses while discouraging urban sprawl, 19
protecting environmentally sensitive areas, maintaining the economic viability of 20
agricultural and other predominantly rural land uses, and, providing for the cost-efficient 21
delivery of public facilities and services. Only the following four specific forms of rural 22
development in SRAs are permitted within the RLSA District. 23
24
1. Towns. Towns are the largest and most diverse form of SRA, with a full range of 25
housing types and mix of uses. Towns have urban level services and infrastructure 26
which support development that is compact, mixed use, human scale, and 27
provides a balance of land uses to reduce automobile trips and increase livability. 28
The mixture of land uses shall accommodate services that would increase internal 29
capture and reduce trip length and long-distance travel. Towns shall be greater 30
than 1,500 acres not less than 1,000 acres or more than 4,000 acres and are 31
comprised of several villages and/or neighborhoods that have individual identity 32
and character. Towns shall have a mixed-use town center that will serve as a focal 33
point for community facilities and support services. Towns shall be designed to 34
encourage pedestrian and bicycle circulation by including an interconnected 35
sidewalk and pathway system serving all residential neighborhoods. The Town 36
transportation network shall be based upon a Mobility Plan in accordance with LDC 37
section 4.08.07 D.10. and shall include a transfer station or park and ride area that 38
is appropriately located within the Town to serve the connection point for internal 39
and external public transportation. Towns shall have at least one community park 40
with a minimum size of 200 square feet per dwelling unit in the Town, subject to 41
Level of Service Requirements. Towns shall also have parks or public green 42
spaces within neighborhoods. Towns shall include both community and 43
neighborhood scaled retail and office uses, in a ratio as provided in Section 4.08.07 44
IJ.1. Towns may also include those compatible corporate office , research and 45
development companies, and light industrial uses, such as those included in Policy 46
4.7.4 permitted in the Business Park and Research and Technology Park 47
Subdistricts of the FLUE. Towns shall be the preferred location for the full range of 48
schools, and to the extent possible, schools and parks shall be located adjacent to 49
Page 1082 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
45
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
each other to allow for the sharing of recreational facilities. Towns shall not be 1
located within the ACSC. 2
3
2. Villages. Villages are primarily residential communities with a diversity of housing 4
types and mix of uses appropriate to the scale and character of the particular 5
village. Villages shall be greater than 300 acres but not more than 1,500 acres, 6
except that if any portion is designated ACSC, the maximum size shall be no more 7
than 1,000 acres not less than 100 acres or more than 1,000 acres. Villages are 8
comprised of residential neighborhoods and shall include a mixed-use village 9
center to serve as the focal point for the community's support services and 10
facilities. Villages shall be designed to encourage pedestrian and bicycle 11
circulation by including an interconnected sidewalk and pathway system serving 12
all residential neighborhoods. Villages shall have parks or public green spaces 13
within neighborhoods. Villages shall include neighborhood scaled retail and office 14
uses, in a ratio as provided in Section 4.08.07 IJ.1. Villages may contain 15
appropriately scaled uses that are permitted in CRDs. Villages are an appropriate 16
location for a full range of schools. To the extent possible, schools and parks shall 17
be located adjacent to each other to allow for the sharing of recreational facilities. 18
The Village form of rural land development is permitted within the ACSC subject 19
to the limitations of Section 4.08.07 A.2. Villages greater than 500 acres shall 20
require a Mobility Plan in accordance with LDC section 4.08.07 D.10., to include 21
either a transfer station or park-and-ride area that is appropriately located within 22
the village to serve as the connection point for internal and external public 23
transportation. 24
25
3. Hamlets. Hamlets are small rural residential areas with primarily single-family 26
housing and limited range of convenience-oriented services. Hamlets shall be not 27
less than 40 or more than 100 acres. Hamlets will serve as a more compact 28
alternative to traditional five-acre lot rural subsections currently allowed in the 29
Baseline Standards. Hamlets shall have a public green space for neighborhoods. 30
Hamlets include convenience retail uses, in a ratio as provided in Section 4.08.07 31
J.1. Hamlets may be an appropriate location for pre-K through elementary schools. 32
The Hamlet form of rural land development is permitted within the ACSC subject 33
to the limitations of Section 4.08.07 A.2. 34
35
34. Compact Rural developments (CRDs). Compact Rural development (CRD) is a 36
form of SRA that is a maximum of 300 acres and intended to support and further 37
Collier County’s valued attributes of agriculture, natural resources , and economic 38
diversity. Primary CRD uses shall be those associated with and needed to support 39
research, education, convenience retail, tourism or recreation will provide flexibility 40
with respect to the mix of uses and design standards, but shall otherwise comply 41
with the standards of a Hamlet or Village. A CRD may include, but is not required 42
to have permanent residential housing and the services and facilities that support 43
permanent residents. The number of residential units shall be equivalent with the 44
demand generated by the primary CRD use but shall not exceed two units per 45
gross acre. Except as described above, a CRD shall will conform to the 46
characteristics of a Village or Hamlet as set forth in Section 4.08.07 IJ.1. based on 47
the size of the CRD. As residential units are not a required use, those goods and 48
services that support residents such as retail, office, civic, governmental and 49
institutional uses shall also not be required. However for any CRD that does 50
Page 1083 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
46
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
include permanent residential housing, the proportionate support services listed 1
above shall be provided in accordance with the standards for the most comparable 2
form of SRA as described in Section 4.08.07 C.2. or 3. 3
4
a. Size of CRDs limited. There shall be no more than five (5) CRDs of more 5
than 100 acres in size. 6
7
a. CRDs within the ACSC. The CRD form of rural land development is 8
permitted within the ACSC subject to the limitations of Section 4.08.07 A.2. 9
10
45. Proportion of Hamlets and CRDs to Villages and Towns. In order to maintain the 11
correct proportion of Hamlets and CRDs of 300 100 acres or less to the number of 12
Villages and Towns approved as SRAs, not more than five (5) of any combination 13
of Hamlets and CRDs of 300 100 acres or less may be approved prior to the 14
approval of a Village or Town. In order to maintain that same proportion thereafter, 15
not more than five (5) additional of any combination of Hamlets and CRDs of 300 16
100 acres or less may be approved prior to for each subsequent Village or Town 17
approved. 18
19
6. SRAs as Part of a development of Regional Impact (DRI). SRAs are permitted as 20
part of a DRI subject to the provisions of § 380.06, F.S. and the RLSA District 21
Regulations. 22
23
a. An SRA Designation Application may be submitted simultaneously with a 24
Preliminary development agreement application that occurs prior to a DRI 25
Application for development Approval (ADA). In such an application, the 26
form of SRA development shall be determined by the characteristics of the 27
DRI project, as described in the ADA. 28
29
b. The DRI may encompass more than a single SRA Designation Application. 30
It is the intent of this Section to allow for the future designations of SRAs 31
within a DRI as demonstrated by the DRI phasing schedule. 32
33
c. A DRI applicant is required to demonstrate that: 34
35
(1) The applicant has the necessary Stewardship Credits to entitle the 36
DRI as part of subsequent SRA Designation Applications, or 37
38
(2) The applicant owns or has a contract with an owner of enough land 39
that would qualify as SSAs to entitle the DRI as part of subsequent 40
SRA Designation Applications, or has the ability to obtain the 41
necessary Stewardship Credits to entitle the entire DRI as part of 42
subsequent SRA Designation Applications. 43
44
D. SRA Designation Application Package. A Designation Application Package to support a 45
request to designate land(s) within the RLSA District as an SRA shall be made pursuant 46
to the regulations of the RLSA District Regulations. The SRA Application Package shall 47
include the following: 48
49
Page 1084 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
47
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1. SRA Designation Application. An application shall be submitted by a landowner or 1
his/her agent, hereafter "applicant," to request the designation of an SRA within 2
the RLSA District. The Application shall be submitted to the County manager or 3
his designee, on a form provided. The application shall be accompanied by the 4
documentation as required by this Section. 5
6
2. Application Fee. An application fee shall accompany the application. 7
8
3. Natural Resource Index Assessment. An assessment that documents the Natural 9
Resource Index Value scores shall be prepared and submitted as part of the SRA 10
Application. The Assessment shall include an analysis that quantifies the number 11
of acres by Index Values. The Assessment shall: 12
13
a. Identify all lands within the proposed SRA that have an Index Value greater 14
than 1.2; 15
16
b. Verify that the Index Value scores assigned during the RLSA Study are still 17
valid through recent aerial photography or satellite imagery or agency -18
approved mapping, or other documentation, as verified by field inspections; 19
20
c. If the Index Value scores assigned during the RLSA Study are no longer 21
valid, document the current Index Value of the land. 22
23
d. Quantify the acreage of agricultural lands, by type, being converted; 24
25
e. Quantify the acreage of non-agricultural acreage, by type, being converted; 26
27
f. Quantify the acreage of all lands by type within the proposed SRA that have 28
an Index Value greater than 1.2; 29
30
g. Quantify the acreage of all lands, by type, being designated as SRA within 31
the ACSC, if any; and 32
33
h. Demonstrate compliance with the Suitability Criteria contained in Section 34
4.08.07 A.1. 35
36
4. Natural Resource Index Assessment Support Documentation. Documentation to 37
support the Natural Resource Index Assessment shall be provided for each SRA 38
being designated to include: 39
40
a. Legal Description, including sketch or survey; 41
42
b. Acreage calculations of lands being put into the SRA, including acreage 43
calculations of WRAs (if any) within SRA boundary but not included in SRA 44
designation; 45
46
c. RLSA Overlay Map delineating the area of the RLSA District being 47
designated as an SRA; 48
49
d. Aerial photograph delineating the area being designated as an SRA; 50
Page 1085 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
48
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
e. Natural Resource Index Map of area being designated as an SRA; 2
3
f. FLUCFCS map(s) delineating the area being designated as an SRA; 4
5
g. Listed species map(s) delineating the area being designated as an SRA; 6
7
h. Soils map(s) delineating the area being designated as an SRA, and; 8
9
i. Documentation to support a change in the related Natural Resource Index 10
Value(s), if appropriate. 11
12
5. SRA Master Plan. A Master Plan shall be prepared and submitted by the applicant 13
as part of the SRA Application for Designation of an SRA. The SRA Master Plan 14
shall be consistent with the requirements of Section 4.08.07 G. 15
16
6. SRA Development Document. A Development Document shall be prepared and 17
submitted by the applicant as part of the SRA Application for Designation of an 18
SRA. The SRA Development Document shall be consistent with the requirements 19
of Section 4.08.07 H. 20
21
7. SRA Public Facilities Impact Assessment Report. An Impact Assessment Report 22
shall be prepared and submitted by the applicant as part of the SRA Application 23
for Designation of a SRA. The SRA Impact Assessment Report shall address the 24
requirements of Section 4.08.07 JK. 25
26
8. SRA Economic Assessment Report. An Economic Assessment Report shall be 27
prepared and submitted by the applicant as part of the SRA Application for 28
Designation of an SRA. The SRA Economic Assessment Report shall address the 29
requirements of Section 4.08.07 KL. 30
31
9. Stewardship Credit Use and Reconciliation Application. A Credit Use and 32
Reconciliation Application shall be submitted as part of an SRA Designation 33
Application in order to track the transfer of credits from SSA(s) to SRA(s). The 34
Stewardship Credit Use and Reconciliation Application shall be in a form provided 35
by the County Manager, or his designee. The application package shall contain 36
the following: 37
38
a. The legal description of, or descriptive reference to, the SRA to which the 39
Stewardship Credits are being transferred; 40
41
b. Total number of acres within the proposed SRA and the total number of 42
acres of the proposed SRA within the ACSC (if any); 43
44
c. Number of acres within the SRA designated "public use" that do not require 45
the redemption of Stewardship Credits in order to be entitled (does not 46
consume credits); 47
48
d. Number of acres of "excess" open spaces within the SRA that do not 49
require the consumption of credits; 50
Page 1086 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
49
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
e. Number of acres of WRAs inside the SRA boundary but not included in the 2
SRA designation; 3
4
f. Number of acres within the SRA that consume Credits; 5
6
g. The number of Stewardship Credits being transferred (consumed by) to the 7
SRA and documentation that the applicant has acquired or has a 8
contractual right to acquire those Stewardship Credits; 9
10
h. Number of acres to which credits are to be transferred (consumed) 11
multiplied by eight (8) Credits / acre equals the number of Credits to be 12
transferred (consumed) or 10 credits per acre, as applicable; 13
14
i. A descriptive reference to one (1) or more approved or pending SSA 15
Designation Applications from which the Stewardship Credits are being 16
obtained. Copies of the reference documents, e.g., SSA Stewardship 17
Credit Agreement, etc., shall be provided, including: 18
19
i. (1) SSA application number; 20
21
ii. (2) Pending companion SRA application number; 22
23
iii. (3) SSA Designation Resolution (or Resolution Number); 24
25
iv. (4) SSA Credit Agreement (Stewardship Sending Area Credit 26
Agreement); 27
28
v. (5) Stewardship Credits Database Report. 29
30
j. A descriptive reference to any previously approved Stewardship Credit Use 31
and Reconciliation Applications that pertain to the referenced SSA(s) from 32
which the Stewardship Credits are being obtained; and 33
34
k. A summary table in a form provided by Collier County that identifies the 35
exchange of all Stewardship Credits that involve the SRA and all of the 36
associated SSAs from which the Stewardship Credits are being obtained. 37
38
10. SRA Mobility Plan. 39
40
a. An SRA mobility plan shall be submitted by the applicant as part of the SRA 41
designation. 42
43
b. Applicability. Regardless of development size, each mobility plan shall be 44
required to address the strategies found in the mobility plan checklist. 45
46
c. Mobility plan checklist. The mobility plan checklist provides a framework 47
for which mobility strategies are identified and detailed. Along with the 48
writeup on each mobility element, the checklist shall be included in the text 49
portion of the required mobility plan. 50
Page 1087 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
50
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
Table 1. Mobility Plan Checklist 2
3
4
d. Mobility map strategies. 5
6
i. Pedestrian. Each SRA shall be designed to accommodate 7
pedestrians to encourage mobility and promote internal and 8
external circulation. Each SRA shall provide an interconnected 9
continuous sidewalk and multi-use pathway network. This sidewalk 10
and pathway network shall provide a high-level of connectivity 11
between land uses, which include, but are not limited to 12
neighborhoods/residential areas, town cores, village centers, 13
employment centers, public uses, green/open spaces, and 14
commercial areas. The SRA shall utilize traffic calming strategies 15
and recommendations as identified by the Neighborhood Traffic 16
Management Program (NTMP) to improve safety and comfort for 17
the pedestrian in turn increasing the overall walkability, as 18
applicable. All constructed sidewalks and multi-use pathways shall 19
be built in accordance with LDC section 6.06.02. 20
21
ii. Micromobility. SRAs shall encourage the use of micromobility 22
infrastructure such as but not limited to charging stations or mobility 23
corrals or hubs within the development, as applicable. If charging 24
stations, shared bike, or mobility corrals/hubs are incorporated into 25
the project, a reduction in three required parking spaces per 26
charging station or corral/hub from the total required parking space 27
requirement may be utilized. It is encouraged that all multi-use 28
Mobility Plan Checklist
Mobility Strategies Accommodated? Described Strategy Details
Pedestrian
Micromobility
Bicycle
Public Transit
Vehicular
School Connectivity
Internal Circulators and
Connectivity
External Connectivity
LRTP Roadway and
Pathway Needs
LRTP Transit Needs
Page 1088 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
51
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
pathways, roadways, and sidewalks be constructed to 1
accommodate micromobility. 2
3
iii. Bicycle. 4
5
a) Each SRA shall ensure that a comfortable and safe 6
environment for bicycling is provided. 7
8
b) Each SRA shall provide protected, buffered, or separated 9
bicycling lanes on roadways with travel speeds that exceed 10
30 m.p.h. Bicycle lanes may utilize various separation types, 11
including but not limited to bollards, delineator posts, solid 12
barriers, raised medians or lanes, parked vehicles, other 13
types of infrastructure, or a combination thereof, as 14
determined by the County Manager or designee. 15
16
c) Local roadways and urban centers within the SRA may 17
utilize shared travel lanes. 18
19
iv. Public Transit. Public transit shall be considered an integral part of 20
the transportation system and fully integrated into the road network. 21
All transit plans and enhancements shall be planned for and 22
designed in accordance with the MPO Long Range Transportation 23
Plan (LRTP) and coordinated with Collier Area Transit (CAT), to 24
ensure proposed transit system enhancements are appropriate and 25
needed. All transit stations and stops, as well as park-and-ride 26
facilities, shall follow all county design standards and regulations, 27
as applicable. All Towns or Villages shall have a Transit Station or 28
a Park-and-Ride Facility. 29
30
v. Vehicular. All development shall comply with LDC section 4.04.00 31
and street system design standards in LDC section 4.08.07 and 32
LDC section 6.06.00. It is encouraged to integrate innovative 33
intersections within the development which allow for effective 34
multimodal use with a high emphasis on safety. 35
36
vi. School connectivity. SRAs that are required to include a school 37
site, shall in coordination with Collier County Public School planning 38
staff, connect the site to the multi-modal internal and external 39
transportation system. All sidewalks and multiuse pathways shall 40
ultimately connect to the school site, allowing students from 41
residential and mixed-use areas to access the school. The school 42
site shall be a main destination and fully integrated into the sidewalk 43
and multiuse pathway network. 44
45
vii. Internal circulators. Each SRA street system shall be designed in 46
such a manner to allow for optimum internal vehicular circulation. 47
Gated and non-gated neighborhoods shall have multiple internal 48
access connections if the neighborhood has direct access to a 49
collector and arterial street. Direct connection between 50
Page 1089 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
52
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
neighborhoods is encouraged to reduce traffic congestion at 1
neighborhood entrances and enhance internal circulation. The use 2
of cul-de-sacs shall be minimized to greatest extent possible when 3
designing neighborhood street systems as to encourage walkability 4
and circulation. 5
6
viii. External connectivity. External connections between adjacent 7
towns, villages, and CRD’s shall be identified on the mobility plan. 8
These shall include sidewalks, multiuse pathways, transit, and 9
vehicular access. The applicant shall work with County 10
transportation planning staff and identify needs within the LRTP to 11
establish connections that further the County’s transportation 12
needs, future plans, and increase connectivity. 13
14
ix. LRTP roadway and pathway needs. SRAs shall work with the MPO 15
and County transportation planning staff to identify roadway and 16
pathway needs as presented within the LRTP. Each SRA shall 17
address how their proposal enhances the County roadway and 18
pathway network. 19
20
x. LRTP transit needs. SRAs shall work with the MPO and Collier 21
Area Transit (CAT) staff to identity transit system needs. Each SRA 22
shall address how their proposal enhances the overall transit 23
system. 24
25
e. Additional information. Each mobility plan shall include a mobility plan 26
graphic as part of the SRA Master Plan. 27
28
11. Wildlife plan. A wildlife management plan shall include provisions for minimizing 29
human and wildlife interactions. Low intensity land uses (e.g., parks, passive 30
recreation areas, golf courses) and vegetation preservation requirements, 31
including agriculture, shall be used to establish buffer areas between wildlife 32
habitat areas and areas dominated by human activities. Consideration shall be 33
given to the most current Florida Fish and Wildlife Conservation Commission 34
(FFWCC) guidelines and regulations on techniques to reduce human wildlife 35
conflict. The management plans shall also require the dissemination of information 36
to local residents, businesses, and governmental services about the presence of 37
wildlife and practices, such as appropriate waste disposal methods, that enable 38
responsible coexistence with wildlife, while minimizing opportunities for negative 39
interaction, such as appropriate waste disposal practices. Wildlife management 40
plans shall contain a monitoring program for developments greater than 10 acres . 41
42
1210. Conditional SRA Designation. If at the time of the approval of the SRA Designation 43
Application, the applicant has not acquired the number of credits needed to entitle 44
the SRA, then the SRA Designation approval shall be conditional. The applicant 45
shall have sixty (60) days from the date of the conditional approval to provide 46
documentation of the acquisition of the required number of Stewardship Credits. If 47
the applicant does not provide such documentation within sixty (60) days, the 48
conditional SRA Designation approval shall be null and void. The Stewardship 49
Page 1090 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
53
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
Credit Use and Reconciliation Application shall be amended to accurately reflect 1
the transfer of credits that occurred following the conditional approval of the SRA. 2
3
1311. SRA Credit Agreement. 4
5
a. Any applicant for designation of an SRA shall enter into an SRA Credit 6
Agreement with the County. 7
8
b. The SRA Credit Agreement shall contain the following information: 9
10
i. (1) The number of SSA credits the applicant for an SRA 11
designation is utilizing and which shall be applied to the SRA land 12
in order to carry out the plan of development on the acreage 13
proposed in the SRA development Documents; 14
15
ii. (2) A legal description of the SRA land and the number of acres; 16
17
iii. (3) The SRA master plan depicting the land uses and identifying 18
the number of residential dwelling units, gross leasable area of retail 19
and office square footage and other land uses depicted on the 20
master plan; 21
22
iv. (4) A description of the SSA credits that are needed to entitle 23
the SRA land and the anticipated source of said credits; 24
25
v. (5) The applicant's acknowledgement that development of SRA 26
land may not commence until the applicant has recorded an SRA 27
Credit Agreement Memorandum with the Collier County Clerk of 28
Courts; and 29
30
vi. (6) The applicant's commitments, if any, regarding 31
conservation, or any other restriction on development on any lands, 32
including wetlands, within the SRA, as may be depicted on the SRA 33
Master Plan for special treatment. 34
35
c. The SRA Credit Agreement shall be effective on the latest of the following 36
dates: 37
38
i. (1) The date that the County approves the SRA Application; 39
40
ii. (2) The date that documentation of the applicant's acquisition 41
of the Stewardship Credits to be utilized for the SRA is found by the 42
County to be sufficient; or 43
44
iii. (3) Five (5) working days after the date on which the applicant 45
submits documentation of the acquisition of the Stewardship 46
Credits to be utilized, if the County fails to make a sufficiency 47
determination prior to that date. 48
49
Page 1091 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
54
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
d. Following approval of the SRA Application, the applicant shall record a SRA 1
Credit Agreement Memorandum, which shall include the following: 2
3
i. (1) A cross reference to the recorded SSA Credit Agreement 4
Memorandum or Memoranda for the SSA lands from which the 5
credits being utilized are generated and identification of the number 6
of credits derived from each SSA; and 7
8
ii. (2) A a legal description of the SRA lands. 9
10
e. If the development provided for within an SRA constitutes, or will constitute, 11
a development of regional impact ("DRI") pursuant to sections § 380.06 12
and 380.0651, F.S., and if the applicant has obtained a preliminary 13
development agreement ("PDA") from the Florida Department of 14
Community Affairs for a portion of the SRA land, the applicant may request 15
the County to enter into a Preliminary SRA Credit Agreement for those 16
Stewardship Credits needed in order to develop the PDA authorized 17
development. Commencement of the PDA authorized development may 18
not proceed until the applicant has recorded a Preliminary SRA Credit 19
Agreement Memorandum. The Preliminary SRA Credit Agreement and 20
Preliminary SRA Credit Agreement shall include the same information and 21
documentation as is required for an SRA Credit Agreement and an SRA 22
Credit Agreement Memorandum. 23
24
E. SRA Application Review Process. 25
26
1. Pre-Application Conference with County Staff: Prior to the submission of a formal 27
application for SRA designation, the applicant shall attend a pre-application 28
conference with the County Manager or his designee and other county staff, 29
agencies, and officials involved in the review and processing of such applications 30
and related materials. If an SRA designation application will be filed concurrent 31
with an SSA application, only one pre-application conference shall be required. 32
This pre-application conference should address, but not be limited to, such matters 33
as: 34
35
a. Conformity of the proposed SRA with the goals, objectives, and policies of 36
the GMP; 37
38
b. Consideration of suitability criteria described in LDC section 4.08.07 A.1. 39
and other standards of this Section; 40
41
c. SRA master plan compliance with all applicable policies of the RLSA 42
District Regulations, and demonstration that incompatible land uses are 43
directed away from FSAs, HSAs, WRAs, and Conservation Lands; 44
45
d. Assurance that applicant has acquired or will acquire sufficient Stewardship 46
Credits to implement the SRA uses, and; 47
48
e. Consideration of impacts, including environmental and public infrastructure 49
impacts. 50
Page 1092 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
55
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
2. Application Package Submittal, Processing Fees, and Review. The required 2
number of SRA Applications and the associated processing fee shall be submitted 3
to the County Manager or his designee. The contents of said application package 4
shall be in accordance with LDC section 4.08.07 D. The review and approval of 5
the application shall be in accordance with section 125.022 , Florida Statutes. 6
7
3. Public notice and required hearings shall be as established in LDC section 8
10.03.06 M. 9
10
F. SRA Application Approval Process. 11
12
1. Public Hearings Required. The BCC shall review the staff report and 13
recommendations and the recommendations of the EAC and CCPC, and the BCC 14
shall, by resolution, approve, deny, or approve with conditions the SRA Application 15
only after advertised public notices have been provided and public hearings held 16
in accordance with LDC section 10.03.06 M. 17
18
2. Update Stewardship Credits Database. Following the effective date of the approval 19
of the SRA, the County shall update the Stewardship Credits Database used to 20
track both SSA credits generated and SRA credits consumed. 21
22
3. Update the Official Zoning Atlas and the RLSA Overlay Map. Following the 23
effective date of the approval of the SRA, the County shall update the Official 24
Zoning Atlas to reflect the designation of the SRA. Sufficient information shall be 25
included on the updated maps so as to direct interested parties to the appropriate 26
public records associated with the designation, e.g., Resolution number, SRA 27
Designation Application number, etc. The RLSA Overlay Map shall be updated to 28
reflect the SRA designation during a regular GMP amendment cycle, no later than 29
twelve months from the effective date of the SRA Credit Agreement. 30
31
4. SRA Amendments. Amendments to the SRA shall be considered in the same 32
manner as described in this Section for the establishment of an SRA, except as 33
follows: 34
35
a. Waiver of Required SRA Application Package Component(s). A waiver 36
may be granted by the County Manager or his designee, if at the time of 37
the pre-application conference, in the determination of the County Manager 38
or designee, the original SRA Designation Application component(s) is 39
(are) not materially altered by the amendment or an updated component is 40
not needed to evaluate the amendment. The County Manager or designee 41
shall determine what application components and associated 42
documentation are required in order to adequately evaluate the 43
amendment request. 44
45
b. Substantial changes. Any substantial change(s) to an SRA Master Plan or 46
Development Document shall require the review and recommendation of 47
the Planning Commission and approval by the Board of County 48
Commissioners as an SRA amendment prior to implementation. Applicants 49
shall be required to submit and process a new application complete with 50
Page 1093 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
56
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
pertinent supporting data, as set forth in the Administrative Code. For the 1
purpose of this section, a substantial change shall be deemed to exist 2
where: 3
4
i. (1) A proposed change in the boundary of the SRA; 5
6
ii. (2) A proposed increase in the total number of dwelling units or 7
intensity of land use or height of buildings within the development; 8
9
iii. (3) A proposed decrease in preservation, conservation, 10
recreation or open space areas within the development not to 11
exceed 5 percent of the total acreage previously designated as 12
such, or 5 acres in area; 13
14
iv. (4) A proposed increase in the size of areas used for 15
nonresidential uses, to include institutional, commercial and 16
industrial land uses (excluding preservation, conservation nor open 17
spaces), or a proposed relocation of nonresidential land uses; 18
19
v. (5) A substantial increase in the impacts of the development 20
which may include, but are not limited to, increases in traffic 21
generation; changes in traffic circulation; or impacts on other public 22
facilities; 23
24
vi. (6) A change that will result in land use activities that generate 25
a higher level of vehicular traffic based upon the Trip Generation 26
Manual published by the Institute of Transportation Engineers; 27
28
vii. (7) A change that will result in a requirement for increased 29
stormwater retention, or will otherwise increase stormwater 30
discharges; 31
32
viii. (8) A change that will bring about a relationship to an abutting 33
land use that would be incompatible with an adjacent land use; 34
35
ix. (9) Any modification to the SRA master plan or SRA document 36
which is inconsistent with the Future Land Use Element or other 37
element of the Growth Management Plan or which modification 38
would increase the density or intensity of the permitted land uses; 39
40
x. (10) Any modification in the SRA master plan or SRA document 41
which impact(s) any consideration deemed to be a substantial 42
modification as described under this LDC section 4.08.07. 43
44
c. Insubstantial change determination. An insubstantial change includes any 45
change that is not considered a substantial or minor change. An 46
insubstantial change to an approved SRA Development Document or 47
master plan shall be based upon an evaluation of LDC subsection 4.08.07 48
F.4.b., above and shall require the review and approval of the Hearing 49
Examiner or Planning Commission. The approval shall be based on the 50
Page 1094 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
57
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
findings and criteria used for the original application and be an action taken 1
at a regularly scheduled meeting. 2
3
i. (1) The applicant shall provide the Planning and Zoning 4
Department Director documentation which adequately describes 5
the proposed changes as described in the Administrative Code. 6
7
d. Approval of Minor Changes by County Manager or Designee. County 8
Manager shall be authorized to approve minor changes and refinements to 9
an SRA Master Plan or Development Document upon written request of 10
the applicant. Minor changes and refinements shall be reviewed by 11
appropriate County staff to ensure that said changes and refinements are 12
otherwise in compliance with all applicable County ordinances and 13
regulations prior to the County Manager or designee's consideration for 14
approval. The following limitations shall apply to such requests: 15
16
i. (1) The minor change or refinement shall be consistent with the 17
RLSA Overlay, the RLSA District Regulations, and the SRA 18
development Document's amendment provisions. 19
20
ii. (2) The minor change or refinement shall be compatible with 21
contiguous land uses and shall not create detrimental impacts to 22
abutting land uses, water management facilities, and conservation 23
areas within or external to the SRA. 24
25
iii. (3) Minor changes or refinements, include but are not limited to: 26
27
(a) Reconfiguration of lakes, ponds, canals, or other water 28
management facilities where such changes are consistent 29
with the criteria of the SFWMD and Collier County; 30
31
(b) Internal realignment of rights-of-way, other than a relocation 32
of access points to the SRA itself, where water management 33
facilities, preservation areas, or required easements are not 34
adversely affected; and 35
36
(c) Reconfiguration of parcels when there is no encroachment 37
into the conservation areas or lands with an Index Value of 38
1.2 or higher. 39
40
e. Relationship to Subdivision or site Development Approval. Approval by the 41
County Manager or designee of a minor change or refinement may occur 42
independently from, and prior to, any application for subdivision or Site 43
Development Document approval. However, such approval shall not 44
constitute an authorization for development or implementation of the minor 45
change or refinement without first obtaining all other necessary County 46
permits and approvals. 47
48
G. Master Plan. To address the specifics of each SRA, a master plan of each SRA will be 49
prepared and submitted to Collier County as a part of the petition for designation as an 50
Page 1095 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
58
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
SRA. The master plan will demonstrate that the SRA complies with all applicable GMP 1
policies and the RLSA District and is designed so that incompatible land uses are directed 2
away from lands identified as FSAs, HSAs, WRAs, and Conservation Lands on the RLSA 3
Overlay Map. 4
5
1. Master Plan Requirements. A master plan shall accompany an SRA Designation 6
Application to address the specifics of each SRA. The master plan shall 7
demonstrate that the SRA is designed so that incompatible land uses are directed 8
away from lands identified as FSAs, HSAs, WRAs and Conservation Lands on the 9
RSLA Overlay Map. The plan shall be designed by an urban planner who 10
possesses an AICP certification, together with at least one of the following: 11
12
a. A professional engineer (P.E.) with expertise in the area of civil engineering 13
licensed by the State of Florida; 14
15
b. A qualified environmental consultant per Chapter 10 of the LDC; orc.A 16
practicing architect licensed by the State of Florida. 17
18
2. Master Plan Content. At a minimum, the master plan shall be consistent with the 19
County’s then-adopted Long Range Transportation Plan (LRTP) and Access 20
Management procedures and include the following elements: 21
22
a. The title of the project and name of the developer; 23
24
b. Scale, date, north arrow; 25
26
c. Location map that identifies the relationship of the SRA to the entire RLSA 27
District, including other designated SRAs; 28
29
d. Boundaries of the subject property, all existing roadways within and 30
adjacent to the site, watercourses, easements, section lines, and other 31
important physical features within and adjoining the proposed 32
development; 33
34
e. Identification of all proposed tracts or increments within the SRA such as, 35
but not limited to: residential, commercial, industrial, institutional, 36
conservation/ preservation, lakes and/or other water management 37
facilities, the location and function of all areas proposed for dedication or 38
to be reserved for community and/or public use, and areas proposed for 39
recreational uses including golf courses and related facilities; 40
41
f. Identification, location and quantification of all wetland preservation, buffer 42
areas, and open space areas; 43
44
g. The location and size (as appropriate) of all proposed drainage, water, 45
sewer, and other utility provisions; 46
47
h. The location of all proposed major internal rights of way and pedestrian 48
access ways; 49
50
Page 1096 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
59
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
i. Typical cross sections for all arterial, collector, and local streets, public or 1
private, within the proposed SRA; 2
3
j. Identification of any WRAs that are contiguous to or incorporated within the 4
boundaries of the SRA, and any part of a WRA that provides stormwater 5
quality treatment for an the SRA,; and 6
7
k. A Wildlife Management Plan for minimizing human and wildlife interactions, 8
including the baseline standards techniques provided in LDC section 9
4.08.05 J.3.a; and 10
11
lk. Documentation or attestation of professional credentials of individuals 12
preparing the master plan. 13
14
m. A mobility plan graphic. 15
16
H. Development Document. Data supporting the SRA Master Plan, and describing the SRA 17
application, shall be in the form of a Development Document that shall consist of the 18
information listed below, unless determined at the required pre -application conference to 19
be unnecessary to describe the development strategy. 20
21
1. The document shall be prepared by an urban planner who possesses an AICP 22
certification, together with at least one of the following: 23
24
a. A professional engineer (P.E.) with expertise in the area of civil engineering 25
licensed by the State of Florida; 26
27
b. A qualified environmental consultant per Chapter 10 of the LDC orc.A 28
practicing landscape architect licensed by the State of Florida. 29
30
2. The document shall identify, locate, and quantify the full range of uses, including 31
accessory uses that provide the mix of services to, and are supportive of, the 32
residential population of an SRA or the RSLA District, and shall include, as 33
applicable, the following: 34
35
a. Title page to include name of project; 36
37
b. Index/table of contents; 38
39
c. List of exhibits; 40
41
d. Statement of compliance with the RSLA Overlay and the RLSA District 42
Regulations; 43
44
e. General location map showing the location of the site within the boundaries 45
of the RLSA Overlay Map and in relation to other designated SRAs and 46
such external facilities as highways; 47
48
f. Property ownership and general description of site (including statement of 49
unified ownership); 50
Page 1097 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
60
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
g. Description of project development; 2
3
h. Legal description of the SRA boundary, and for any WRAs encompassed 4
by the SRA; 5
6
i. The overall acreage of the SRA that requires the consumption of 7
Stewardship Credits and proposed gross density for the SRA; 8
9
j. Identification of all proposed land uses within each tract or increment 10
describing: acreage; proposed number of dwelling units; proposed density 11
and percentage of the total development represented by each type of use; 12
or in the case of commercial, industrial, institutional or office, the acreage 13
and maximum gross leasable floor area within the individual tracts or 14
increments; 15
16
k. Design standards for each type of land use proposed within the SRA. 17
Design standards shall be consistent with the Design Criteria contained in 18
Section 4.08.07 IJ.; 19
20
l. The Development Document, including any amendments, may request 21
deviations from the LDC. The Development Document application shall 22
identify all proposed deviations and include justification and any proposed 23
alternatives. See LDC section 4.08.07 I.7.J.8 for the deviation requirements 24
and criteria. 25
26
m. The proposed schedule of development, and the sequence of phasing or 27
incremental development within the SRA, if applicable; 28
29
n. A Natural Resource Index Assessment as required in Section 4.08.04 C.3.; 30
31
o. The location and nature of all existing or proposed public facilities (or sites), 32
such as schools, parks, fire stations and the like; 33
34
p. A plan for the provision of all needed utilities to and within the SRA; 35
including (as appropriate) water supply, sanitary sewer collection and 36
treatment system, stormwater collection and management system, 37
pursuant to related county regulations and ordinances; 38
39
q. Typical cross sections for all arterial, collector, and local streets, public or 40
private, within the proposed SRA; 41
42
r. Agreements, provisions, or covenants, which govern the use, 43
maintenance, and continued protection of the SRA and any of its common 44
areas or facilities; 45
46
s. Development commitments for all infrastructure; 47
48
t. When determined necessary to adequately assess the compatibility of 49
proposed uses within the SRA to existing land uses, their relationship to 50
Page 1098 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
61
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
agriculture uses, open space, recreation facilities, or to assess requests for 1
deviations from the Design Criteria standards, the County Manager or 2
designee may request schematic architectural drawings (floor plans, 3
elevations, perspectives) for all proposed structures and improvements, as 4
appropriate; 5
6
u. Development Document amendment provisions; and, 7
8
v. An inventory of historic or cultural resources identified within the RLSA 9
District, and in conjunction with the Florida Division of Historic Resources, 10
an assessment of their historic or cultural significance in accordance with 11
LDC section 2.03.07 E., and proposed strategies to promote educational 12
and public awareness regarding those significant resources; and 13
14
wv. Documentation or attestation of professional credentials of individuals 15
preparing the development document. 16
17
I. DRI Master Plan. If applicable, the DRI master plan shall be included as part of the SRA 18
Designation Application. The DRI master plan shall identify the location of the SRA being 19
designated, and any previously designated SRAs within the DRI. 20
21
IJ. Design Criteria. Criteria are hereby established to guide the design and development of 22
SRAs to include innovative planning and development strategies as set forth in §§ section 23
163.3248163.3177 (11), F.S. and Chapter 9J-5.006(5) (l), F.A.C. The size and base 24
density of each form of SRA shall be consistent with the standards set forth below. The 25
maximum base residential density as specified herein for each form of SRA may only be 26
exceeded through the density blending process as set forth in density and intensity 27
blending provision of the Immokalee Area Master Plan or through the affordable housing 28
density bonus as referenced in the Density Rating System of the Future Land Use 29
Element. The base residential density is calculated by dividing the total number of 30
residential units in an SRA by the acreage therein that is entitled through Stewardship 31
Credits. The base residential density does not restrict net residential density of parcels 32
within an SRA. The location, size and density of each SRA will be determined on an 33
individual basis, subject to the regulations below, during the SRA designation review and 34
approval process. 35
36
1. SRA Characteristics. Characteristics for SRAs designated within the RLSA District 37
have been established in the Goals, Objectives, and Policies, of the RLSA Overlay. 38
All SRAs designated pursuant to this Section shall be consistent with the 39
characteristics identified on the Collier County RLSA Overlay SRA Characteristics 40
Chart and the design criteria set forth in 2. through 56. below. 41
42
a. SRA Characteristics Chart consists of the following Tables: A - Town, B - 43
Village, C - Hamlet, D.1 - Compact Rural Development: 100 Gross Acres 44
or Less, and D.2 - Compact Rural Development: Greater than 100 Gross 45
Acres. 46
47
Table A – Town 48
49
Page 1099 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
62
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
Typical
Characteristics
Town
(Towns are prohibited within the ACSC, per LDC section 4.08.07 A.2.b.)
Size (Gross
Acres) 1,000 – 4,000 Greater than 1,500 acres
Residential Units
(DUs) per gross
acre base density
1—4 DUs per gross acre
(Density can be increased beyond the base density through the affordable
workforce housing density bonus or through the density blending
provision, per RLSA policy 4.7 in of the FLUE of the GMP.)
Required Uses Uses Allowed But Not
Required
Residential
Housing Styles
Full range of single family and multi-family
housing types, styles, lot sizes
Maximum Floor
Area Ratio or
Intensity per use
Retail & Office - .5
Manufacturing/Light
Industrial and Research
and Development
Companies - .45
Civic/Governmental/Institution - .6
Group Housing - .45
Transient Lodging - 26
upa net
Goods and
Services
Town Center with Community and
Neighborhood Goods and Services in Town
and Village Centers: Minimum 65 170 SF gross
building area per DU; Corporate Office,
Manufacturing and Light Industrial and
research companies.
Corporate Office,
Manufacturing and Light
Industrial and Research
and Development
Companies
Water and
Wastewater
Centralized or decentralized community
treatment system Interim Well and Septic
Recreation and
Open Space
Community Parks (200 SF/DU), subject to level
of service requirements
Active Recreation/Golf
Courses Parks & Public Green Spaces w/n
Neighborhoods
Lakes
Page 1100 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
63
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
Typical
Characteristics
Town
(Towns are prohibited within the ACSC, per LDC section 4.08.07 A.2.b.)
Open Space Minimum 35% of SRA
Civic,
Governmental
and
Institutional
Services
Wide Range of Services - minimum 15 SF of
gross land area /DU Full Range of Schools
Transportation
Auto - interconnected system of collector and
local roads; required connection to collector or
arterial
Interconnected sidewalk and pathway system
County Transit Access area station or a park
and ride facility
1
Table B – Village 2
3
Typical
Characteristics Village
Size (Gross Acres)
Greater than 300 acres but not more than 1,500 acres, except that if any
portion is designated ACSC, the maximum size shall be no more than
1,000 acres100–1,000 acres
(Villages within the ACSC are subject to location and size limitations per
LDC section 4.08.07.A.2. and are subject to Chapter 28-25, FAC.)
Residential Units
(DUs) per gross
acre base density
1—4 DUs per gross acre
(Density can be increased beyond the base density through the
affordable workforce housing density bonus or through the density
blending provision, per RLSA Policy policy 4.7 of in the FLUE of the
GMP.)
Required Uses Uses Allowed But Not
Required
Residential
Housing Styles
Diversity of single family and multi-family
housing types, styles, lot sizes
Retail & Office - .5 Group Housing - .45
Page 1101 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
64
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
Typical
Characteristics Village
Maximum Floor
Area Ratio or
Intensity per use
Civic/Governmental/Institution - .6 Transient Lodging - 26 upa
net
Goods and
Services
Village Center with Neighborhood Goods
and Services in Village Centers: Minimum
25 53 SF gross building area per DU
Corporate Office,
Manufacturing and Light
Industrial and Research and
Development Companies:
appropriately scaled
Water and
Wastewater
Centralized or decentralized community
treatment system Interim Well and Septic
Recreation and
Open Space
Parks & Public Green Spaces w/n
Neighborhoods (minimum 1% of gross
acres) Active Recreation/Golf
Courses Lakes
Open Space Minimum 35% of SRA
Civic,
Governmental and
Institutional
Services
Moderate Range of Services - minimum
10 SF/DU Full Range of Schools
Transportation
Auto - interconnected system of collector
and local roads; required connection to
collector or arterial
Equestrian Trails
Interconnected sidewalk and pathway
system County Transit Access
County Transit station or a park and ride
facility
1
Table C – Hamlet 2
3
Page 1102 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
65
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
Typical
Characteristics Hamlet
Size (Gross Acres)
40—100 acres
(Hamlets within the ACSC are subject to location and size limitations
per LDC section 4.08.07.A.2. and are subject to Chapter 28-25, FAC.)
Residential Units
(DUs) per gross acre
base density
½—2 DUs per gross acre
(Density can be increased beyond the base density through the
affordable workforce housing density bonus or through the density
blending provision, per RLSA policy 4.7 in the FLUE of the GMP.)
Required Uses Uses Allowed But Not Required
Residential Housing
Styles Single Family Limited Multi-family
Maximum Floor Area
Ratio or
Intensity
Civic/Governmental/Institution - .6
Retail & Office - .5 Group Housing - .45
Transient Lodging - 26 upa net
Goods and Services
Convenience Goods and
Services: Minimum 10 SF gross
building area per DU
Water and
Wastewater
Individual Well and Septic
System
Centralized or decentralized
community treatment system
Recreation and
Open Space
Public Green Space for
Neighborhoods (minimum 1%
of gross acres)
Civic, Governmental
and
Institutional Services
Limited Services
Pre-K through Elementary Schools
Transportation
Auto - interconnected system of
local roads Equestrian Trails
Pedestrian Pathways
1
Table C D.1 - Compact Rural Development—300100 Gross Acres or Less In Size 2
3
Page 1103 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
66
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
Typical
Characteristics Compact Rural Development—300 100 Gross Acres or Less
(Compact Rural developments within the ACSC are subject to location
and size limitations, LDC section 4.08.07.A.2. of this Code, and are
subject to Chapter 28-25, FAC.)
Residential Units
(DUs) per gross
acre base density
If residential, ½—2 DUs per gross acre
(Density can be increased beyond the base density through the affordable
workforce housing density bonus or through the density blending
provision, per RLSA policy 4.7 in the FLUE of the GMP.)
Required Uses Uses Allowed But Not Required
Residential
Housing Styles
Single Family and limited multi-family
(Those CRDs that include single or multi-
family residential uses shall include
proportionate support services.)
Maximum Floor
Area Ratio or
Intensity per use
Retail & Office* - .5
Business, industry and uses
associated with and needed
to support research,
education, tourism or
recreation - .5
Civic/Governmental/Institution - .6
Group Housing - .45
Transient Lodging - 26 upa net
Goods and
Services
Convenience Goods and
Services: Minimum 10 SF
gross building area per DU
Business, industry and uses
associated with and needed
to support research,
education, convenience retail,
tourism, or recreation,
appropriately scaled
Convenience Goods and Services*:
Minimum 10 SF gross building area per
DU
Water and
Wastewater
Individual Well and Septic
System
Centralized or decentralized community
treatment system
Page 1104 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
67
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
Typical
Characteristics Compact Rural Development—300 100 Gross Acres or Less
Recreation and
Open Space
Public Green Space for
Neighborhoods (minimum 1%
of gross acres)
Public Green Space for Neighborhoods
(minimum 1% of gross acres)*
Open Space Minimum 35% of SRA*
Civic,
Governmental and
Institutional
Services
Limited Services
Pre-K through Elementary Schools
Transportation
Auto - interconnected system
of local roads
Equestrian Trails
Pedestrian Pathways County Transit station or a park and ride
facility
* In conjunction with residential units proposed within the CRD. 1
2
Table D.2 - Compact Rural Development—Greater Than 100 Gross Acres In Size 3
4
Typical
Characteristics Compact Rural Development—Greater Than 100 Gross Acres
(Compact Rural developments within the ACSC are subject to location
and size limitations, LDC section 4.08.07.A.2. of this Code, and are
subject to Chapter 28-25, FAC.)
Residential Units
(DUs) per gross
acre base density
1—4 DUs per gross acre
(Density can be increased beyond the base density through the
affordable workforce housing density bonus or through the density
blending provision, per RLSA policy 4.7 in the FLUE of the GMP.)
Required Uses Uses Allowed But Not Required
Residential
Housing Styles
Single Family and limited multi-family
(Those CRDs that include single or multi-
family residential uses shall include
proportionate support services.)
Retail & Office - .5
Page 1105 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
68
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
Maximum Floor
Area Ratio or
Intensity
Civic/Governmental/Institution - .6
Group Housing - .45
Transient Lodging - 26 upa net
Goods and
Services
Village Center with
Neighborhood Goods and
Services in Village Centers:
Minimum 25 SF gross
building area per DU
Water and
Wastewater
Centralized or
decentralized community
treatment system
Interim Well and Septic System
Recreation and
Open Space
Parks & Public Green
Spaces w/n Neighborhoods
(minimum 1% of gross
acres)
Active Recreation/Golf Courses
Lakes
Open Space Minimum 35%
of SRA
Civic,
Governmental and
Institutional
Services
Moderate Range of Services - minimum 10
SF/DU
Pre-K through Elementary Schools
Transportation
Auto - interconnected
system of collector and
local roads; required
connection to collector or
arterial
Equestrian Trails
Interconnected sidewalk
and pathway system County Transit Access
1
b. Streets within SRAs shall be designed in accord with the cross-sections set 2
forth in Figures 1—18 below, as more specifically provided in J.2 through 3
J.5. Alternatively, Collier County Transportation Services may approve 4
additional cross-sections as needed to meet the design objectives. 5
Deviations from the cross sections set forth in Figures 1—18 may be 6
Page 1106 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
69
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
requested in the SRA Development Document or an amendment to the 1
SRA Development Document. Please see LDC section 4.08.07 I.7.J.8 for 2
the deviation requirements and criteria. 3
4
i. (1) Figure 1: Town Core/Center. 5
6
* * * * * * * * * * * * * 7
8
ii. (2) Figure 2: Town Core/Center. 9
10
* * * * * * * * * * * * * 11
12
iii. (3) Figure 3: alley: Town Core/Center. 13
14
* * * * * * * * * * * * * 15
16
iv. (4) Figure 4: Town Core/Center 17
18
* * * * * * * * * * * * * 19
20
v. (5) Figure 5: Neighborhood General 21
22
* * * * * * * * * * * * * 23
24
vi. (6) Figure 6: Neighborhood General 25
26
* * * * * * * * * * * * * 27
28
vii. (7) Figure 7: Neighborhood General. 29
30
* * * * * * * * * * * * * 31
32
viii. (8) Figure 8: Neighborhood General. 33
34
* * * * * * * * * * * * * 35
36
ix. (9) Figure 9: Neighborhood Edge. 37
38
* * * * * * * * * * * * * 39
40
x. (10) Figure 10: Neighborhood General. 41
42
* * * * * * * * * * * * * 43
44
xi. (11) Figure 11: Neighborhood Edge. 45
46
* * * * * * * * * * * * * 47
48
xii. (12) Figure 12: Neighborhood Edge 49
50
Page 1107 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
70
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
* * * * * * * * * * * * * 1
2
xiii. (13) Figure 13: Collector street: Neighborhood Edge. 3
4
* * * * * * * * * * * * * 5
6
xiv. (14) Figure 14: Neighborhood Edge. 7
8
* * * * * * * * * * * * * 9
10
xv. (15) Figure 15: Neighborhood Edge. 11
12
* * * * * * * * * * * * * 13
14
xvi. (16) Figure 16: Neighborhood Edge. 15
16
* * * * * * * * * * * * * 17
18
xvii. (17) Figure 17: Neighborhood Edge. 19
20
* * * * * * * * * * * * * 21
22
xviii. (18) Figure 18: Neighborhood Edge. 23
24
* * * * * * * * * * * * * 25
26
2. Town Design Criteria. 27
28
a. General design criteria. 29
30
i. Shall be compact, pedestrian-friendly and mixed-use; 31
32
ii. Shall create an interconnected street system designed to disperse 33
and reduce the length of automobile trips; 34
35
iii. Shall offer a range of housing types and price levels to 36
accommodate diverse ages and incomes; Accessory dwelling unit 37
shall not count towards the total approved number of units, provided 38
that the total number of units does not exceed the maximum density 39
allowed by the GMP. 40
41
iv. Shall include school sites that are sized and located to enable 42
children to walk or bicycle to them; 43
44
v. Shall provide a range of open spaces including neighborhood and 45
community parks, squares and playgrounds distributed throughout 46
the community; 47
48
vi. Shall include both community and neighborhood scaled retail and 49
office uses; 50
Page 1108 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
71
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
vii. Shall have urban level services and infrastructure which supports 2
development that is compact, including water management facilities 3
and related structures, lakes, community and neighborhood parks, 4
trails, temporary construction, sales and administrative offices for 5
authorized contractors and consultants, landscape and hardscape 6
features, fill storage, and site filling and grading, which are allowed 7
uses throughout the community. 8
9
viii. Shall be designed in a progressive rural to urban continuum with 10
the greatest density, intensity and diversity occurring within the 11
Town Core, to the least density, intensity and diversity occurring 12
within the Neighborhood Edge; 13
14
ix. Shall provide sufficient transition to the adjoining use, such as 15
active agriculture, pasture, rural roadway, etc., and compatibility 16
through the use of buffering, open space, land use, or other means; 17
18
x. Shall include a minimum of three Ccontext Zzones: Town Core, 19
Town Center and Neighborhood General, each of which shall blend 20
into the other without the requirements of buffers; 21
22
xi. May include the Ccontext Zzone of Neighborhood Edge; and 23
24
xii. Shall allow signs typically permitted in support of residential uses 25
including for sale, for rent, model home, and temporary construction 26
signs. Specific design and development standards shall be set forth 27
in the SRA document for such signs permitted in residential areas 28
or in conjunction with residential uses. 29
30
xiii. To the extent that section 5.05.08 is applicable within the Urban 31
designated area, SRA Architectural Design Standards shall comply 32
with the provisions of section 5.05.08, unless additional or different 33
design standards that deviate from section 5.05.08, in whole or part, 34
are submitted to the County as part of the SRA Development 35
Document or any amendment to the SRA Development Document. 36
See LDC section 4.08.07 I.7.J.8 for the deviation requirements and 37
criteria. 38
39
xiv. To the extent that section 4.06.00 is applicable within the Urban 40
designated area, SRA Landscape Design and Installation 41
Standards shall comply with the provisions of section 4.06.00, 42
unless additional or different design and installation standards that 43
deviate from section 4.06.00, in whole or in part, are submitted to 44
the County as part of the SRA Development Document or any 45
amendment to the SRA Development Document. Please see LDC 46
section 4.08.07 I.7.J.8 for the deviation requirements and criteria. 47
48
b. Transportation Network. 49
50
Page 1109 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
72
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
i. The transportation network shall provide for a high level of mobility 1
for all travelers residents through a design that respects the 2
pedestrian and accommodates a variety of travel modes the 3
automobile. 4
5
ii. The transportation network shall be designed in an interconnected 6
system of streets, sidewalks, and pathways. 7
8
iii. A transfer station or park and ride area shall be appropriately 9
located within the Town to serve the connection point for internal 10
and external public transportation. 11
12
iv. The SRA shall include vehicular, bicycle/pedestrian, public transit, 13
internal circulators, and other modes of travel/movement within and 14
between SRAs and areas outside development and land uses. 15
16
v. Any mitigation measures required to offset an SRA’s traffic impacts, 17
such as provisions for the construction and/or permitting of wildlife 18
crossings, environmental mitigation credits, right of way 19
dedication(s), water management and/or fill materials which may be 20
needed to expand the existing or proposed roadway network, shall 21
be memorialized in a developer contribution agreement. Actions 22
shall be considered within the area of significant influence of the 23
project traffic on existing or proposed roadways. 24
25
c. Open space and Parks. 26
27
i. Towns shall have a minimum of 35 percent % open space. 28
29
ii. Towns shall have community parks that include sports fields and 30
facilities with a minimum level of services of 200 square feet per 31
dwelling unit in the Town, subject to level of service requirements. 32
33
iii. Towns shall have passive or active parks, playgrounds, public 34
plazas or courtyards as appropriate within each Ccontext Zzone. 35
36
d. Context Zzones. Context Zzones are intended to guide the location of uses 37
and their intensity and diversity within a Town , and provide for the 38
establishment of the urban to rural continuum. 39
40
i. Town Core. The Town Core shall be the civic center of a Town. It is 41
the most dense and diverse zone, with a full range of uses within 42
walking distance. The Core shall be a primary pedestrian zone with 43
buildings positioned near the right-of-way, wide sidewalks shall be 44
shaded through streetscape planting, awnings and other 45
architectural elements. Parking shall be provided on street and off 46
street in the rear of buildings within lots or parking structures. 47
Signage shall be pedestrian scale and designed to complement the 48
building architecture. The following design criteria shall apply within 49
the Town Core, with the exception of civic or institutional buildings, 50
Page 1110 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
73
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
which shall not be subject to the building height, building placement, 1
building use, parking, and signage criteria below, but, instead, shall 2
be subject to specific design standards set forth in the SRA 3
development Document and approved by the BCC that address the 4
perspective of these buildings' creating focal points, terminating 5
vistas and significant community landmarks. 6
7
a) Uses - commercial, retail, office, civic, institutional, light 8
industrial and manufacturing, essential services, residential, 9
parks and accessory uses. Such uses may occur in shared 10
use buildings or single use buildings. 11
12
b) The total building area within each block shall not exceed a 13
floor area ratio of 3. 14
15
c) Retail and offices uses per block shall not exceed a floor 16
area ratio of 0.5. 17
18
d) Civic uses per block shall not exceed a floor area ratio of 19
0.6. 20
21
e) Light industrial and manufacturing uses per block shall not 22
exceed a floor area ratio of 0.45. 23
24
f) The density of transient lodging uses shall not exceed 26 25
dwelling units per Town Core gross acre. 26
27
g) The maximum building height shall be 6 stories, excluding 28
roofs and architectural features. 29
30
h) There shall be no minimum lot size. 31
32
i) The maximum block perimeter shall be 2,500 feet. 33
34
j) Minimum setbacks from all property boundaries shall be 0 35
feet and the maximum setback from the front boundary shall 36
be 10 feet. The maximum setback from the front boundary 37
may be increased in order to create public spaces such as 38
plazas and courtyards. 39
40
k) Overhead encroachments such as awnings, balconies, 41
arcades and the like, shall maintain a clear distance of 9 feet 42
above the sidewalk and 15 feet above the street. 43
44
l) Seating for outdoor dining shall be permitted to encroach 45
into the public sidewalks and shall leave a minimum 6-foot 46
clear pedestrian way between the outdoor dining and the 47
streetscape planting area. 48
49
Page 1111 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
74
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
m) Buildings within the Town Core shall be made compatible 1
through similar massing, volume, frontage, scale and 2
architectural features. 3
4
n) The majority of parking spaces shall be provided off -street 5
in the rear of buildings, or along the side (secondary 6
streets), organized into a series of small bays delineated by 7
landscape islands of varied sized. A maximum spacing 8
between landscape islands shall be ten (10) spaces. 9
Landscape islands and tree diamonds shall have a 10
minimum of one tree. Parking is prohibited in front of 11
buildings, except within the right-of-way. Parking structures 12
fronting on a primary street shall either include ground floor 13
retail or have a minimum ten (10) foot wide landscaped area 14
at grade, including one tree per five (5) square feet of 15
landscaped area. Parking structures fronting on a 16
secondary street shall have a minimum ten (10) foot wide, 17
densely landscaped area at grade, including one tree per 18
250 square feet of landscaped area or 25 linear feet on 19
center. The amount of required parking shall be 20
demonstrated through a shared parking analysis submitted 21
with an SRA designation application. Parking shall be 22
determined utilizing the modal splits and parking demands 23
for various uses recognized by ITE, ULI or other sources or 24
studies. The analysis shall demonstrate the number of 25
parking spaces available to more than one use or function, 26
recognizing the required parking will vary depending on the 27
multiple functions or uses in close proximity which are 28
unlikely to require the spaces at the same time. The shared 29
parking analysis methodology will be determined and 30
agreed upon by the County Transportation staff and the 31
applicant during the pre-application meeting. The shared 32
parking analysis shall use the maximum square footage of 33
uses proposed by the SRA development document. 34
35
o) Streets shall adhere to LDC section 4.08.07 IJ.1.b. and 36
Figures 1, 2, 3, or 4. At a minimum all proposed streets shall 37
include sidewalks on both sides of the street, parallel to the 38
right-of-way, and a five (5) foot streetscape area between 39
the back of curb and the sidewalk. In these areas, sidewalk 40
protection such as root barriers, a continuous tree pit, and/or 41
structural soils shall be provided. streets shall maintain a 42
minimum average building height to street width ratio of 1:1, 43
excluding landmark buildings. 44
45
p) Landscaping minimums within the Town Core shall be met 46
by providing landscaping within parking lots as described, 47
and by providing a streetscape area between the sidewalk 48
and curb at a minimum of five (5) feet in width, with trees 49
planted forty (40) feet on-center. The five-foot minimum 50
Page 1112 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
75
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
wide of planting area may be reduced to three (3) feet if 1
sidewalk protection such as root barriers, continuous tree 2
pits, and/or structural soils are provided. The street tree 3
pattern may be interrupted by architectural elements such 4
as arcades and columns. 5
6
q) General signage standards. Signage requirements shall be 7
as provided for in section 5.06.00, the "Collier County Sign 8
Code." 9
10
ii. Town Center. The Town Center shall provide a wide range of uses 11
including daily goods and services, culture and entertainment, 12
within walking distance. Like the Town Core, the Town Center is the 13
primary pedestrian zone, designed at human scale to support the 14
walking environment. It is the Main street area of the Town. 15
buildings shall be positioned near the right-of-way line, wide 16
sidewalks shall be shaded by street trees and architectural 17
elements. The following design criteria shall apply within the Town 18
Center, with the exception of civic or institutional buildings, which 19
shall not be subject to the height, building placement, building use, 20
parking, and signage criteria below, but, instead, shall be subject to 21
specific design standards that address these buildings' creating 22
focal points, terminating vistas, and significant community 23
landmarks and that are set forth in the SRA development Document 24
and approved by the BCC. 25
26
a) Commercial, retail, office, civic, institutional, light industrial 27
and manufacturing, essential services, parks, residential 28
and schools and accessory uses shall be permitted. These 29
uses may occur in shared use buildings or single use 30
buildings. 31
32
b) The floor area ratio for the total building area within each 33
block shall not exceed 2. 34
35
c) The floor area ratio for retail and office uses per block shall 36
not exceed 0.5. 37
38
d) The floor area ratio for civic uses per block shall not exceed 39
0.6. 40
41
e) The floor area ratio for light industrial and manufacturing 42
uses per block shall not exceed 0.45. 43
44
f) The maximum density for transient lodging shall be 26 45
dwelling units per Town Center gross acre. 46
47
g) The maximum building height shall be 5 stories, excluding 48
roofs and architectural features. 49
50
Page 1113 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
76
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
h) The minimum lot area shall be 1,000 square feet. 1
2
i) The maximum block perimeter shall be 2,500 feet. 3
4
j) The minimum setbacks shall be 0 from all property 5
boundaries and the maximum setback shall be 10 feet from 6
the front right of way line. 7
8
k) Overhead encroachments such as awnings, balconies, 9
arcades and the like, must maintain a clear distance of 9 10
feet above the sidewalk and 15 feet above the street. 11
12
l) Seating for outdoor dining shall be permitted to encroach 13
the public sidewalks and shall leave a minimum 6-foot clear 14
pedestrian way between the outdoor dining and the 15
streetscape planting area. 16
17
m) Buildings within the Town Center shall be made compatible 18
through similar massing, volume, frontage, scale and 19
architectural features. 20
21
n) Streets shall adhere to LDC section 4.08.07 IJ.1.b. and 22
Figures 1, 2, 3, or 4. At a minimum all proposed streets must 23
include sidewalks on both sides of the street, parallel to the 24
right-of-way, and a 5 Ft. streetscape area between the back 25
of curb and the sidewalk. streets shall maintain a minimum 26
average building height to street width ratio of 1:1, excluding 27
landmark buildings. 28
29
o) Parking space requirements and design are the same as in 30
the Town Core. 31
32
p) Landscape minimums are the same as in the Town Core. 33
34
q) Signage requirements are the same as in the Town Core. 35
36
iii. Neighborhood General. Neighborhood General is predominately 37
residential with a mix of single and multi-family housing. 38
Neighborhood scale goods and services, schools, parks and open 39
space diversify the neighborhoods. The interconnected street 40
pattern is maintained through the Neighborhood General to 41
disperse traffic. Sidewalks and streetscape support the pedestrian 42
environment. The following design criteria shall apply within 43
Neighborhood General: 44
45
a) Residential, neighborhood scale goods and services, civic, 46
institutional, parks, schools and accessory uses shall be 47
permitted. 48
49
b) The maximum allowable building height shall be 3.5 stories. 50
Page 1114 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
77
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
c) The maximum block perimeter shall be 3500 feet, except 2
that a larger block perimeter shall be allowed where an alley 3
or pathway provides through access, or the block includes 4
water bodies or public facilities. 5
6
d) The SRA Development Document shall set forth the 7
development standards for all allowable types of single-8
family development, which shall, at a minimum, adhere to 9
the following: 10
11
i) The minimum lot area shall be 1,000 square feet. 12
13
ii) Parking space requirements and design are the 14
same as in the Town Core, inclusive of garage 15
spaces, with an additional parking space required if 16
an accessory dwelling unit is built. 17
18
iii) Landscaping shall include a minimum of sixty (60) 19
square feet of shrub planting per lot, on lots that are 20
3,000 square feet or less in area; eighty (80) square 21
feet on lots that are greater than 3,000 square feet 22
but less than 5,000 square feet in area; and 100 23
square feet for lots 5,000 square feet or larger in 24
area. Plantings shall be in identified planting areas, 25
raised planters, or planter boxes in the front of the 26
dwelling, with, at a minimum, turf grass for the 27
remainder of the property. 28
29
e) Multi-family residential uses shall adhere to the following: 30
31
i) Lots shall be a maximum of 4 acres. 32
33
ii) Front and side yard setbacks shall be a minimum of 34
10 feet and rear yard setbacks shall be a minimum 35
of 20 feet for the primary structure and 5 feet for any 36
accessory structures. 37
38
iii) Porches, stoops, chimneys, bays canopies, 39
balconies and overhangs may encroach into the 40
front yard a maximum of 3 ft. 6 in and a maximum of 41
3 Ft. into side yards, but no element may encroach 42
into a side yard such that the distance to the property 43
line from the encroaching element is less than 3 Ft. 44
2 In., except that overhangs may encroach no more 45
than 2 Ft. into any yard. 46
47
iv) Parking space requirements and design are the 48
same as in the Town Core. 49
50
Page 1115 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
78
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
v) A minimum of 100 Sq. Ft. of shrub planting shall be 1
required for each 2,000 Sq. Ft. of building footprint, 2
and one tree shall be required for each 4,000 Sq. Ft. 3
of lot area, inclusive of street trees, with such 4
plantings in planting areas, raised planters, or 5
planter boxes in the front of the building and a 6
minimum of turf grass for the remainder of the 7
property. 8
9
f) Non-residential uses shall adhere to the following: 10
11
i) All such uses shall be located at intersection corners 12
or street bends and shall not be permitted at mid-13
block locations; 14
15
ii) If the non-residential use is a restaurant, grocery 16
store, or convenience store, it shall be located on an 17
alley loaded site; 18
19
iii) The minimum distance between non-residential 20
uses shall be 1,000 feet, as measured along the 21
street frontage at the right-of-way line; 22
23
iv) The maximum square footage per use shall be 3,000 24
square feet and per location shall be 15,000 square 25
feet; 26
27
v) The use shall have a minimum lot area of not less 28
than the size of the smallest adjacent lot. 29
30
vi) The minimum setbacks shall be as follows: 0 feet 31
from the front property boundary, a distance from the 32
side property boundary that is equal to the setback 33
of the adjacent property, and a minimum of 20 feet 34
from the rear property boundary for the principal 35
structure and 5 feet from the rear property boundary 36
for any accessory structures. 37
38
vii) Parking space requirements and design are the 39
same as in the Town Core, with on-street parking 40
provided only along the lot street frontage. No off-41
street parking shall be permitted between the front 42
façade and the front property line. No off -street 43
parking shall be permitted between the side façade 44
and the street side property line for corner lots. All 45
off-street parking shall be screened from the street 46
and adjacent property by wall, fence and/or 47
landscaping. 48
49
Page 1116 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
79
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
viii) Landscaping shall include a minimum of 100 Sq. Ft. 1
of shrub planting per 2,000 Sq. Ft. of building 2
footprint, and one tree per 4,000 Sq. Ft. of lot area, 3
inclusive of street trees. Plantings shall be in planting 4
areas, raised planters, or planter boxes in the front 5
of the building. Minimum of turf grass for the 6
remainder of the property. 7
8
g) General signage requirements shall be as provided for in 9
LDC section 5.06.00. 10
11
h) Signage within Neighborhood Goods and Service Zones 12
shall be as provided for in section 5.06.00. 13
14
i) Streets shall adhere to LDC section 4.08.07 IJ.1.b and 15
Figures 5, 6, 7, 8, or 10. At a minimum all proposed streets 16
must include sidewalks on both sides of the street, parallel 17
to the right-of-way, and a 5 Ft. streetscape area between 18
the back of curb and the sidewalk. 19
20
iv. Neighborhood Edge (optional). Neighborhood Edge is 21
predominately a single-family residential neighborhood. This zone 22
has the least intensity and diversity within the Town. The mix of 23
uses is limited. Residential lots are larger and more open space is 24
evident. The Neighborhood Edge may be used to provide a 25
transition to adjoining rural land uses. The following standards shall 26
apply with the Neighborhood Edge: 27
28
a) The permitted uses within the Neighborhood Edge are 29
residential, parks, open space, golf courses, schools, 30
essential services, and accessory uses. 31
32
b) Building heights shall not exceed 2 stories. 33
34
c) Lots shall have a minimum area of 5,000 square feet with 35
lot dimensions and setbacks to be further defined with the 36
SRA development Document. 37
38
d) The perimeter of each block may not exceed 5,000 feet, 39
unless an alley or pathway provides through access, or the 40
block includes water bodies or public facilities. 41
42
e) Parking space requirements and design are the same as in 43
the Town Core, inclusive of garage spaces, with provision 44
for an additional parking space if an accessory dwelling unit 45
is built. 46
47
f) Landscaping shall include a minimum of 100 Sq. Ft. of shrub 48
planting per lot, with plantings in planting areas, raised 49
Page 1117 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
80
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
planters, or planter boxed in the front of the dwelling and a 1
minimum of turf grass for the remainder of the property. 2
3
g) Streets shall adhere to LDC section 4.08.07 IJ.1.b. and to 4
Figures 9, 11, 12, 13, 14, 15, 16, 17, or 18. At a minimum all 5
proposed streets must include a 10-foot pathway on one 6
side of the street with an 8-foot streetscape area between 7
the edge of curb and the pathway. 8
9
v. Special District (optional). The Special District is intended to provide 10
for uses and development standards not otherwise provided for 11
within the Ccontext Zzones. Special Districts would be primarily 12
single use districts, such as universities, business parks, medical 13
parks and resorts that require unique development standards to 14
ensure compatibility with surrounding neighborhoods. The location 15
of Special Districts shall be illustrated on the SRA Master Plan, and 16
uses and development standards shall be defined in detail within 17
the SRA development application for review by Collier County staff. 18
Special Districts could be for uses such as Universities, business or 19
industrial parks, retirement communities, resorts, etc. 20
21
3. Village Design Criteria. 22
23
a. General criteria. 24
25
i. Villages are comprised of residential neighborhoods and shall 26
include a mixed-use village center to serve as the focal point for the 27
community's support services and facilities. 28
29
ii. Villages shall be designed in a compact, pedestrian -friendly form. 30
31
iii. Create an interconnected street system designed to disperse and 32
reduce the length of automobile trips. 33
34
iv. Offer a range of housing types and price levels to accommodate 35
diverse ages and incomes. Accessory dwelling units shall not count 36
towards the maximum allowed density. 37
38
v. Be developed in a progressive rural to urban continuum with the 39
greatest density, intensity and diversity occurring within the village 40
center, to the least density, intensity and diversity occurring within 41
the Neighborhood Edge. 42
43
vi. The SRA document shall demonstrate the urban to rural transition 44
occurring at the Villages limits boundary provides sufficient 45
transition to the adjoining use, such as active agriculture, pasture, 46
rural roadway, etc., and compatibility through the use of buffering, 47
open space, land use, or other means. 48
49
Page 1118 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
81
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
vii. Shall allow signs typically permitted in support of residential uses 1
including for sale, for rent, model home and temporary 2
constructions signs. Specific design and development standards 3
shall be set forth in the SRA document for such signs permitted in 4
residential areas or in conjunction with residential uses. 5
6
viii. To the extent that LDC section 5.05.08 is applicable within the 7
Urban designated area, SRA Architectural Design Standards shall 8
comply with the provisions of section 5.05.08, unless additional or 9
different design standards that deviate from section 5.05.08, in 10
whole or part, are submitted to the County no later than when the 11
first SRA Site Development Document is submitted for approval. 12
13
ix. To the extent that LDC section 4.06.00 is applicable within the 14
Urban designated area, SRA Landscape Design and Installation 15
Standards shall comply with the provisions of section 4.06.00, 16
unless additional or different design and installation standards that 17
deviate from LDC section 4.06.00, in whole or in part, are submitted 18
to the County no later than when the first SRA Site Development 19
Document is submitted for approval. 20
21
b. Transportation Network. The transportation network for a Village shall 22
adhere to the same standards provided for within a Town in accordance 23
with LDC section 4.08.07 I.2.b. 24
25
c. Parks. A Village shall provide a range of active and passive parks, squares 26
and playgrounds as appropriate to be located within each Ccontext Zzone 27
and Special District. 28
29
d. Context Zzones. 30
31
i. General. 32
33
a) Villages shall be designed to include a minimum of two 34
Context Zones: Village Center and Neighborhood General. 35
36
b) Each Zone shall blend into the other without the 37
requirements of buffers. 38
39
c) Villages may include the Context Zone of Neighborhood 40
Edge. 41
42
d) Villages may include Special Districts to accommodate uses 43
that require use specific design standards not otherwise 44
provided for within the Ccontext Zzones. 45
46
e) The SRA Master Plan shall designate the location of each 47
Ccontext Zzone and each Special District. The village center 48
shall be designated in one location. Neighborhood General, 49
Page 1119 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
82
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
Neighborhood Edge and Special District may be designated 1
in multiple locations. 2
3
f) Context Zzones are intended to guide the location of uses 4
and their intensity and diversity within a Village, and provide 5
for the establishment of the urban to rural continuum. 6
7
ii. Village center. 8
9
a) The allowable uses within a village center are commercial, 10
manufacturing/light industrial, research and development 11
businesses, retail, office, civic, institutional, essential 12
services, parks, residential and schools and accessory 13
uses. 14
15
b) Uses may occur in shared use buildings or single use 16
buildings. 17
18
c) The floor area ratio of any use shall not exceed 2 for the 19
total building area within each block, shall not exceed 0.5 for 20
retail and office uses per block shall not exceed 0.6 for civic 21
uses per block, manufacturing/light industrial, and research 22
and development businesses shall not exceed 0.45 per 23
block. 24
25
d) Transient Lodging - 26 dwelling units per village center 26
gross acre 27
28
e) Maximum building height - 5 Stories, excluding roofs and 29
architectural features. 30
31
f) Minimum lot area: 1,000 SF 32
33
g) Block Perimeter: 2,500 Ft. max 34
35
h) Front setbacks - 0 to 10 feet from the right-of-way line 36
37
i) Side setbacks - 0 feet 38
39
j) Rear setbacks - 0 feet 40
41
k) Overhead encroachments such as awnings, balconies, 42
arcades and the like, must maintain a clear distance of 9 43
feet above the sidewalk and 15 feet above the street. 44
45
l) Seating for outdoor dining shall be permitted to encroach 46
the public sidewalks and shall leave a minimum 6-foot clear 47
pedestrian way between the outdoor dining and the 48
streetscape planting area. 49
50
Page 1120 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
83
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
m) The design of civic or institutional buildings shall not be 1
subject to the specific standards of this subsection which 2
regulate building height, building placement, building use, 3
parking, and signage but, instead, shall be subject so 4
specific design standards that address the perspective of 5
these buildings' creating focal points, terminating vistas, and 6
significant community landmarks and that are set forth in the 7
SRA Development development Document and approved 8
by the BCC. 9
10
n) Buildings within the village center shall be made compatible 11
through similar massing, volume, frontage, scale and 12
architectural features. 13
14
o) Streets shall adhere to IJ.1.b. and Figures 1, 2, 3, or 4. At a 15
minimum all proposed streets shall include sidewalks on 16
both sides of the street, parallel to the right-of-way, and a 5 17
Ft. streetscape area between the back of curb and the 18
sidewalk. Streets streets shall maintain a minimum average 19
building height to street width ratio of 1:1, excluding 20
landmark buildings. 21
22
p) General parking criteria 23
24
i) On-street parking spaces within the limits of the front 25
property line, as projected into the right-of-way, shall 26
count towards the required number of parking 27
spaces. 28
29
ii) The majority of parking spaces shall be provided off-30
street in the rear of buildings, or along the side 31
(secondary streets). Parking is prohibited in front of 32
buildings. 33
34
iii) Parking areas shall be organized into a series of 35
small bays delineated by landscape islands of varied 36
sized. A maximum spacing between landscape 37
islands shall be 10 spaces. Landscape islands shall 38
have a minimum of one canopy tree. 39
40
iv) Parking lots shall be accessed from alleys, service 41
lanes or secondary streets. 42
43
q) The majority of parking spaces shall be provided off -street 44
in the rear of buildings, or along the side (secondary 45
streets), organized into a series of small bays delineated by 46
landscape islands of varied sized. A maximum spacing 47
between landscape islands shall be 10 spaces. Landscape 48
islands and tree diamonds shall have a minimum of one 49
tree. Parking is prohibited in front of buildings, except within 50
Page 1121 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
84
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
the right-of-way. Parking lots shall be accessed from alleys, 1
service lanes or secondary streets. Parking structures 2
fronting on a primary street shall include ground floor retail. 3
Parking structures fronting on a secondary street shall have 4
a minimum 10 Ft. wide, densely landscaped area at grade, 5
including one tree per 250 square feet of landscaped area 6
or twenty-five (25) lineal feet on-center. The amount of 7
required parking shall be demonstrated through a shared 8
parking analysis submitted with an SRA designation 9
application. Parking shall be determined utilizing the modal 10
splits and parking demands for various uses recognized by 11
ITE, ULI or other sources or studies. The analysis shall 12
demonstrate the number of parking spaces available to 13
more than one use or function, recognizing the required 14
parking will vary depending on the multiple functions or uses 15
in close proximity which are unlikely to require the spaces at 16
the same time. 17
18
r) Landscaping minimums within the village center shall be 19
met by providing landscaping within parking lots as 20
described, and by providing a streetscape area between the 21
sidewalk and curb at a minimum of 5 Ft. in width. In these 22
areas, sidewalk protection such as root barriers, continuous 23
three pits, and/or structural soils shall be provided. Trees 24
shall be planted forty (40) feet on-center. The street tree 25
pattern may be interrupted by architectural elements such 26
as arcades and columns. 27
28
s) Signage standards within the village center shall comply 29
with those provided in the Town Center. 30
31
iii. Neighborhood General. Design standards for the Neighborhood 32
General within a Village shall be the same as defined within a Town. 33
34
iv. Neighborhood Edge (optional). Design standards for the 35
Neighborhood Edge within a Village shall be the same as defined 36
within a Town. 37
38
v. Special District (optional). The Special District is intended to provide 39
for uses and development standards not otherwise provided for 40
within the Ccontext Zzones. Uses and development standards shall 41
be defined in detail within the SRA development application for 42
review by Collier County staff. 43
44
4. Hamlet Design Criteria. 45
46
a. General. 47
48
i. Hamlets are small rural residential areas with primarily single-family 49
housing and limited range of convenience-oriented services. 50
Page 1122 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
85
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
ii. Hamlets may include the Context Zones of Neighborhood General 2
and Neighborhood Edge. 3
4
iii. Non-residential uses shall be provided in one location, such as a 5
crossroads, and designed to incorporate the community green. 6
7
b. Open spaces and parks. At a minimum, Hamlets shall provide a public 8
green equal to a minimum of 1% of the total Hamlet gross acreage. 9
10
c. Context Zones. Context Zones are intended to guide the location of uses 11
and their intensity and diversity within a Hamlet, and provide for the 12
establishment of the urban to rural continuum. 13
14
i. Neighborhood General. Neighborhood General is predominately 15
residential with a mix of single and multi-family housing. 16
Neighborhood scale goods and services, schools, parks and open 17
space diversify the neighborhoods. The street grid is maintained 18
through the Neighborhood General to disperse traffic. sidewalks 19
and streetscape support the pedestrian environment. The design 20
criteria applicable within Neighborhood General are as follows: 21
22
a) Uses -residential, neighborhood scale goods and services, 23
civic, institutional, parks and schools. 24
25
b) Building height - 3.5 Stories 26
27
c) Block Perimeter: 3500 Ft. max. The maximum may be 28
greater if an alley or pathway provides through access, or 29
the block includes water bodies or public facilities. 30
31
d) For single-family residential uses: 32
33
i)Minimum lot area: 1,000 SF 34
35
ii) Setbacks and encroachments to be defined in the 36
SRA development Document 37
38
iii) Parking space requirements and design are the 39
same as in the Town Core, with provision for an 40
additional parking space if an accessory dwelling 41
unit is built. 42
43
iv) Landscaping - Minimum of 60 Sq. Ft. of shrub 44
planting per lot. Plantings shall be in planting areas, 45
raised planters, or planter boxed in the front of the 46
dwelling. Minimum of turf grass for the remainder of 47
the property. 48
49
e) For multi-family residential uses: 50
Page 1123 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
86
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
i) Maximum lot area: 4 acres. 2
3
ii) Front yard setbacks - 10 Ft. 4
5
iii) Minimum side yard setbacks - 10 Ft. 6
7
iv) Minimum rear yard setbacks - 20 Ft. for primary 8
structure, 5 Ft. for accessory structures 9
10
v) Encroachments: Porches, stoops, chimneys, bays 11
canopies, balconies and overhangs may encroach 12
into the front yard 3 Ft. 6 In. These same elements 13
may encroach 3 Ft. into side yards but no element 14
may encroach into a side yard such that the distance 15
to the property line from the encroaching element is 16
less than 3 Ft. 2 In. except that overhangs may 17
encroach 2 Ft. into any yard.vi)Parking space 18
requirements and design are the same as in the 19
Town Core. 20
21
vii) Landscaping- Minimum of 100 Sq. Ft. of shrub 22
planting per 2,000 Sq. Ft. of building footprint, and 23
on tree per 4,000 Sq. Ft. of lot area, inclusive of 24
street trees. Plantings shall be in planting areas, 25
raised planters, or planter boxes in the front of the 26
building. Minimum of turf grass for the remainder of 27
the property. 28
29
f) Non-residential uses: 30
31
i) Location: at intersection corner. Mid-block locations 32
are not allowed. 33
34
ii) Maximum square footage per use is 5,000. 35
36
iii) Maximum square footage per location is 20,000. 37
38
iv) Min. lot area: No less than the min. lot area of the 39
smallest adjacent lot. 40
41
v) Front setbacks - Equal to the smallest utilized 42
setback of the adjacent lot 43
44
vi) Side setbacks - Equal to the smallest utilized 45
setback of the adjacent lot 46
47
vii) Rear setbacks - minimum 20 feet for the principal 48
structure and 5 feet for any accessory use 49
50
Page 1124 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
87
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
viii) Parking. Parking space requirements and design are 1
the same as in the Town Core. On-street parking 2
must be provided along the lot street frontage. No 3
off-street parking shall be permitted between the 4
front façade and the front property line. All off -street 5
parking shall be screened from the street and 6
adjacent property by wall, fence and/or landscaping. 7
8
ix) Landscaping. Minimum of 100 Sq. Ft. of shrub 9
planting per 2,000 Sq. Ft. of building footprint, and 10
on tree per 4,000 Sq. Ft. of lot area, inclusive of 11
street trees. Plantings shall be in planting areas, 12
raised planters, or planter boxes in the front of the 13
building. Minimum of turf grass for the remainder of 14
the property. 15
16
x) Signage within Neighborhood General shall comply 17
with the standards provided in the Town 18
Neighborhood General. 19
20
xi) Streets shall adhere to J.1.b. and Figures 5, 6, 7, 8, 21
or 10. At a minimum all proposed streets must 22
include sidewalks on both sides of the street, parallel 23
to the right-of-way, and a 5 foot streetscape area 24
between the back of curb and the sidewalk. 25
26
ii. Neighborhood Edge. Neighborhood Edge is predominately a 27
single-family residential neighborhood. This zone has the least 28
intensity and diversity. The mix of uses is limited. Residential lots 29
are larger and more open space is evident. The Neighborhood 30
Edge may be used to provide a transition to adjoining rural land 31
uses. 32
33
a) Uses - residential, parks, golf courses, schools, essential 34
services 35
36
b) Building height - 2 Stories 37
38
c) Minimum lot area 5000 square feet 39
40
d) Setbacks to be further defined within the SRA development 41
Document 42
43
e) Block Perimeter: 5000 feet max. The maximum may be 44
greater if an alley or pathway provides through access, or 45
the block includes water bodies or public facilities. 46
47
f) Parking. Parking space requirements and design are the 48
same as in the Town Core. Provision shall be made for an 49
Page 1125 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
88
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
additional parking space if an accessory dwelling unit is 1
built. 2
3
g) Landscaping. Minimum of 100 Sq. Ft. of shrub planting per 4
lot. Plantings shall be in planting areas, raised planters, or 5
planter boxed in the front of the dwelling. Minimum of turf 6
grass for the remainder of the property. 7
8
h) Streets shall adhere to J.1.b and Figures 9, 11, 12, 13, 14, 9
15, 16, 17, or 18. At a minimum all proposed streets must 10
include a 10-foot pathway on one side of the street with an 11
8-foot streetscape area between the edge of curb and the 12
pathway. 13
14
45. Compact Rural Development development Criteria. 15
16
a. General criteria. 17
18
i. Compact Rural Development development (CRD) is a form of SRA 19
that is a maximum of 300 acres and intended to support and further 20
Collier County’s valued attributes of agriculture, natural resources , 21
and economic diversity will provide flexibility with respect to the mix 22
of uses and development standards, but shall otherwise comply 23
with the design standards of a Hamlet or Village. 24
25
ii. Primary CRD uses shall be those associated with and needed to 26
support agriculture, natural resources, research, education, 27
convenience retail, tourism, or recreation. 28
29
iiiii. A CRD may include, but is not required to have permanent 30
residential housing and the services and facilities that support 31
permanent residents. 32
33
iviii. Except as described above, a CRD will conform to the design 34
standards of a Village or Hamlet as set forth herein based on the 35
size of the CRD. As residential units are not a required use, those 36
goods and services that support residents such as retail, office, 37
civic, governmental and institutional uses shall also not be required, 38
however for any CRD that does include permanent residential 39
housing, the proportionate support services shall be provided in 40
accordance with LDC section 04.08.07 I.1. 41
42
b. Example. An example of a CRD is an ecotourism village that would have a 43
unique set of uses and support services different from a traditional 44
residential village. It would contain transient lodging facilities and services 45
appropriate to eco-tourists, but may not provide for the range of services 46
that necessary to support permanent residents. 47
48
Page 1126 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
89
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
i. The transportation network shall provide for a high level of mobility 1
for all travelers through a design that accommodates a variety of 2
travel modes. 3
4
ii. The transportation network shall be designed in an interconnected 5
system of local roads and pathways. 6
7
c. Parking. 8
9
i. Parking for non-residential uses may be provided on-street, off-10
street, and within parking structures. 11
12
ii. Parking shall be determined utilizing the modal splits and parking 13
demands for various uses recognized by ITE, ULI or other sources 14
or studies. The analysis shall demonstrate the number of parking 15
spaces available to more than one use or function, recognizing the 16
required parking will vary depending on the multiple functions or 17
uses in close proximity which are unlikely to require the spaces at 18
the same time. 19
20
d. Landscaping and buffering. Landscaping and buffering shall be provided 21
in accordance with LDC section 4.06.00, except a Type B Buffer shall also 22
be required around the perimeter of the CRD in accordance with LDC 23
section 4.06.02, unless additional or different design standards that deviate 24
from LDC section 4.06.02, in whole or part, approved by the County as part 25
of the SRA Development Document or any amendment to the SRA 26
Development Document. 27
28
e. General signage standards. Signage requirements shall be as provided for 29
in LDC section 5.06.00. 30
31
f. Open space. 32
33
i. For CRDs that include residential: 34
35
a) A minimum of 35 percent of the CRD must be provided as 36
open space within the CRD; and 37
38
b) A minimum of one percent of the CRD shall be provided as 39
public green within neighborhoods. 40
41
ii. For CRDs with only non-residential uses, a minimum of 30 percent 42
of the CRD must be provided as open space within the CRD. 43
44
g. Primary non-residential CRD uses shall adhere to the following: 45
46
i, Non-residential uses are limited to business, industry, and uses 47
associated with and needed to support agriculture, natural 48
resources, research, education, convenience retail, tourism, or 49
recreation. 50
Page 1127 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
90
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
ii, Civic, institutional, and governmental uses are permitted. 2
3
iii. Uses may occur in shared use buildings or single use buildings. 4
5
iv. See LDC section 4.08.07.I, Table C. for maximum floor area ratios. 6
7
v. The maximum building height shall be 4 stories, excluding roofs and 8
architectural features. 9
10
vi. Setbacks and allowable encroachments shall be further defined 11
within the SRA Development Document. 12
13
h. Residential and supporting non-residential uses shall adhere to the 14
following: 15
16
i, If permanent residential housing is included in the CRD, the number 17
of residential units shall be limited to be equivalent with the demand 18
generated by a maximum of two (2) units per acre. 19
20
ii. Retail and office uses may be permitted in conjunction with 21
residential uses in the CRD but shall not exceed a floor area ratio 22
of 0.5. 23
24
iii. Convenience goods and services may be permitted in conjunction 25
with residential uses in the CRD but shall be built at a minimum of 26
10 square feet of gross building area per residential dwelling unit 27
within the CRD. Such uses shall be located at intersection corners 28
or street bends and shall not be permitted at mid -block locations. 29
30
iv. The maximum building height shall be 3 stories, but no greater than 31
35 feet. 32
33
v. Residential uses in the CRD shall be located abutting residentially 34
zoned land where feasible. 35
36
vi. Setbacks and allowable encroachments shall be based upon the 37
most similar residential zoning district to the proposed residential 38
use found in LDC section 04.02.01. For non-residential support 39
services, the minimum setbacks shall be consistent with the least 40
restrictive setbacks of the adjoining property. 41
42
56. Design Criteria Common to SRAs. 43
44
a. Parcels of one (1) acre or more, with a Natural Resource Index rating 45
greater than 1.2, must be preserved as open space and maintained in a 46
predominantly naturally vegetated state, except the infrastructure 47
necessary to serve the permitted uses may be exempt from this restriction 48
if such infrastructure is designed to minimize the impacts to any such areas . 49
50
Page 1128 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
91
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
b. A minimum of thirty-five (35) percent of the SRA land designated as Town 1
or Village shall be kept in open space. 2
3
c. SRA design shall demonstrate that ground water table draw down or 4
diversion will not adversely impact the hydroperiods of adjacent FSA, HSA, 5
WRA or Conservation Land and will not adversely affect the water use 6
rights of either adjacent developments or adjacent agricultural operations 7
and will comply with the SFWMD Basis of Review. Detention and control 8
elevations shall be established to protect natural areas and be consistent 9
with surrounding land and project control elevations and water tables. 10
11
d. Where an SRA adjoins an FSA, HSA, WRA or existing public or private 12
conservation land delineated on the RLSA Overlay Map, best management 13
and planning practices shall be applied to minimize adverse impacts to 14
such lands. Best management practices shall include the following: 15
16
i. The perimeter of each SRA shall be designed to provide a transition 17
from higher density and intensity uses within the SRA to lower 18
density and intensity uses on adjoining property. The edges of 19
SRAs shall be well defined and designed to be compatible with the 20
character of adjoining property. Techniques such as, but not limited 21
to setbacks, landscape buffers, and recreation/open space 22
placement may be used for this purpose. 23
24
ii. Open space within or contiguous to an SRA shall be used to provide 25
a buffer between the SRA and any adjoining FSA, HSA, or existing 26
public or private conservation land delineated on the RLSA Overlay 27
Map. Open open space contiguous to or within 300 feet of the 28
boundary of an FSA, HSA, or existing public or private conservation 29
land may include: natural preserves, lakes, golf courses provided 30
no fairways or other turf areas are allowed within the first 200 feet, 31
passive recreational areas and parks, required yard and set-back 32
areas, and other natural or man-made open space. Along the west 33
boundary of the FSAs and HSAs that comprise Camp Keais Strand, 34
i.e., the area south of Immokalee Road, this open space buffer shall 35
be 500 feet wide and shall preclude golf course fairways and other 36
turf areas within the first 300 feet. 37
38
e. Where a WRA is incorporated into the stormwater system of an SRA, the 39
provisions of LDC section 4.08.06 A.4.b. Section 4.08.04 A.4.b. apply. 40
41
f. Where existing agricultural activity adjoins an SRA, the design of the SRA 42
must take this activity into account to allow for the continuation of the 43
agricultural activity and to minimize any conflict between agriculture and 44
SRA uses. 45
46
g. An SRA proposed to adjoin lands designated as Open Lands shall provide 47
the opportunity for direct vehicular and pedestrian connections from said 48
areas to the County’s arterial/collector roadway network as shown on 49
MPO’s Long Range Transportation Needs Plan. 50
Page 1129 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
92
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
h. Public and private roads within an SRA shall be maintained by the SRA it 2
serves. Signalized intersections within or adjacent to an SRA that serves 3
the SRA shall be maintained by the SRA it serves. 4
5
i. To the extent required to mitigate an SRA’s traffic impacts, actions may be 6
taken to include, but shall not be limited to, provisions for the construction 7
and/or permitting of wildlife crossing, environmental mitigation credits, right 8
of way dedication(s), water management and/or fill material which may be 9
needed to expand the existing or proposed roadway network. Any such 10
actions to offset traffic impacts shall be memorialized in a developer’s 11
contribution agreement. These actions shall be considered within the area 12
of significant influence of the project traffic on existing or proposed 13
roadways that are anticipated to be expanded or constructed. 14
15
67. Infrastructure Required. An SRA shall have adequate infrastructure available to 16
serve the proposed development, or such infrastructure must be provided 17
concurrently with the demand as identified in Chapter 6 of the LDC. The level of 18
infrastructure required will depend on the type of development, accepted civil 19
engineering practices, and the requirements of this Section. 20
21
a. The capacity of infrastructure serving the SRA must be demonstrated 22
during the SRA designation process in accordance with the provisions in 23
Chapter 6 of the LDC in effect at the time of SRA designation. 24
25
b. Infrastructure to be analyzed will include facilities for transportation, potable 26
water, wastewater, irrigation water, stormwater management, and solid 27
waste. 28
29
c. Centralized or decentralized community water and wastewater utilities are 30
required in Towns and, Villages, and those CRDs exceeding 100 acres in 31
size. Centralized or decentralized community water and wastewater utilities 32
shall be constructed, owned, operated and maintained by a private utility 33
service, the developer, a Community development District, other special 34
districts the Immokalee Water Sewer Service District, Collier County Water 35
and Sewer District, or other governmental entity. This Section shall not 36
prohibit innovative alternative water and wastewater treatment systems 37
such as decentralized community treatment systems provided that they 38
meet all applicable regulatory criteria. 39
40
d. Individual potable water supply wells and septic systems, limited to a 41
maximum of 100 acres of any Town or, Village or CRD are permitted on an 42
interim basis until services from a centralized/decentralized community 43
system are available. 44
45
e. Individual potable water supply wells and septic systems are permitted in 46
Hamlets and may be permitted in CRDs of 100 acres or less in size. 47
48
Page 1130 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
93
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
78. Requests for Deviations from the LDC. The SRA Development Document or any 1
amendments to the SRA Development Document may provide for nonprocedural 2
deviations from the LDC, provided that all of the following are satisfied: 3
4
a. The deviations are consistent with the RLSA District Overlay; and 5
6
b. It can be demonstrated that the proposed deviation(s) further enhance the 7
tools, techniques and strategies based on principles of innovative planning 8
and development strategies, as set forth in §§section 163.3248163.3177 9
(11), F.S. 10
11
JK. SRA Public Facilities Impact Assessments. Impact assessments are intended to identify 12
methods to be utilized to meet the SRA generated impacts on public facilities and to 13
evaluate the self-sufficiency of the proposed SRA with respect to these public facilities. 14
Information provided within these assessments may also indicate the degree to which the 15
SRA is consistent with the fiscal neutrality requirements of Section 4.08.07 KL. Impact 16
assessments shall be prepared in the following infrastructure areas: 17
18
1. Transportation. A transportation impact assessment meeting the requirements of 19
Chapter 10 of the LDC or its successor regulation or procedure, shall be prepared 20
by the applicant as component of an Impact Assessment Report that is submitted 21
as part of an SRA Designation Application package. 22
23
a. In addition to the standard requirements of the analyses required above, 24
the transportation impact assessment shall specifically consider, to the 25
extent applicable, the following issues related to the highway network: 26
27
i. (1) Impacts to the level of service of impacted roadways and 28
intersections, comparing the proposed SRA to the impacts of 29
conventional Baseline Standard development; 30
31
ii. (2) Effect(s) of new roadway facilities planned as part of the 32
SRA Master Plan on the surrounding transportation system; and 33
34
iii. (3) Impacts to agri-transport issues, especially the farm-to-35
market movement of agricultural products. 36
37
b. The transportation impact assessment, in addition to considering the 38
impacts on the highway system, shall also consider vehicular, 39
bicycle/pedestrian, public transit, internal circulators, and other modes of 40
travel/movement within and between SRAs and areas outside 41
development and land uses public transportation (transit) and bicycle and 42
pedestrian issues to the extent applicable . 43
44
c. No SRA shall be approved unless the transportation impact assessment 45
required by this Section has demonstrated through data and analysis that 46
the capacity of County/State collector or arterial road(s) serving the SRA to 47
be adequate to serve the intended SRA uses in accordance with Chapter 48
6 of the LDC in effect at the time of SRA designation. 49
50
Page 1131 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
94
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
2. Potable Water. A potable water assessment shall be prepared by the applicant as 1
a component of an Impact Assessment Report that is submitted as part of an SRA 2
Designation Application package. The assessment shall illustrate how the 3
applicant will conform to either Florida Administrative Code for private and limited 4
use water systems, or for Public Water Systems. In addition to the standard 5
requirements of the analyses required above, the potable water assessment shall 6
specifically consider, to the extent applicable, the disposal of waste products, if 7
any, generated by the proposed treatment process. The applicant shall identify the 8
sources of water proposed for potable water supply. 9
10
3. Irrigation Water. An irrigation water assessment shall be prepared by the applicant 11
as a component of an Impact Assessment Report that is submitted as part of an 12
SRA Designation Application package. The assessment shall quantify the 13
anticipated irrigation water usage expected at the buildout of the SRA. The 14
assessment shall identify the sources of water proposed for irrigation use and shall 15
identify proposed methods of water conservation. 16
17
4. Wastewater. A wastewater assessment shall be prepared by the applicant as a 18
component of an Impact Assessment Report that is submitted as part of an SRA 19
Designation Application package. The assessment shall illustrate how the 20
applicant will conform to either Standards for Onsite Sewage Treatment and 21
Disposal Systems, contained in Florida Administrative Code for systems having a 22
capacity not exceeding 10,000 gallons per day or for wastewater treatment 23
systems having a capacity greater than 10,000 gallons per day. In addition to the 24
standard requirements of the analyses required above, the wastewater 25
assessment shall specifically consider, to the extent applicable, the disposal of 26
waste products generated by the proposed treatment process. 27
28
5. Solid waste. A solid waste assessment shall be prepared by the applicant as a 29
component of an Impact Assessment Report that is submitted as part of an SRA 30
Designation Application package. The assessment shall identify the means and 31
methods for handling, transporting and disposal of all solid waste generated 32
including but not limited to the collection, handling and disposal of recyclables and 33
horticultural waste products. The applicant shall identify the location and remaining 34
disposal capacity available at the disposal site. 35
36
6. Stormwater Management. A stormwater management impact assessment shall be 37
prepared by the applicant as a component of an Impact Assessment Report that 38
is submitted as a part of an SRA Designation Application Package. The stormwater 39
management impact assessment shall, at a minimum, provide the following 40
information: 41
42
a. An exhibit showing the boundary of the proposed SRA including the 43
following information: 44
45
i. (1) The location of any WRA delineated within the SRA; 46
47
ii. (2) A generalized representation of the existing stormwater flow 48
patterns across the site including the location(s) of discharge from 49
the site to the downstream receiving waters; 50
Page 1132 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
95
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1
iii. (3) The land uses of adjoining properties and, if applicable, the 2
locations of stormwater discharge into the site of the proposed SRA 3
from the adjoining properties. 4
5
b. A narrative component to the report including the following information: 6
7
i. (1) The name of the receiving water or, if applicable, FSA or 8
WRA to which the stormwater discharge from the site will ultimately 9
outfall; 10
11
ii. (2) The peak allowable discharge rate (in cfs/acre) allowed for 12
the SRA per Collier County Ordinance No. 90-10 or its successor 13
regulation; 14
15
iii. (3) If applicable, a description of the provisions to be made to 16
accept stormwater flows from surrounding properties into, around, 17
or through the constructed surface water management system of 18
the proposed development; 19
20
iv. (4) The types of stormwater detention areas to be constructed 21
as part of the surface water management system of the proposed 22
development and water quality treatment to be provided prior to 23
discharge of the runoff from the site; and 24
25
v. (5) If a WRA has been incorporated into the stormwater 26
management system of an SRA, the report shall demonstrate 27
compliance with provisions of Section 4.08.04 A.4.b. 28
29
7. Public Schools. The applicant shall coordinate with the Collier County School 30
Board to provide information and coordinate planning to accommodate any 31
impacts that the SRA has on public schools. As part of the SRA application, the 32
following information shall be provided: 33
34
a. School Impact Analysis (SIA) for a determination of school capacity only 35
(refer to section 10.04.09 for SIA requirements); and 36
37
b. The potential for locating a public educational facility or facilities within the 38
SRA, and the location(s) of any site(s) that may be dedicated or otherwise 39
made available for a public educational facility. 40
41
KL. SRA Economic Assessment. An Economic Assessment meeting the requirements of this 42
Section shall be prepared and submitted as part of the SRA Designation Application 43
Package. At a minimum, the analysis shall consider the following public facilities and 44
services: transportation, potable water, wastewater, irrigation water, stormwater 45
management, solid waste, parks, law enforcement, emergency medical services, fire, and 46
schools. Development phasing and funding mechanisms shall address any adverse 47
impacts to adopted minimum levels of service pursuant to Chapter 6 of the LDC. 48
49
Page 1133 of 3580
DRAFT Te xt underlined is new text to be added
Text strikethrough is current text to be deleted
96
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2025\Jun 24\Materials\PL20220003445 RLSA - LDCA (05-20-
2025).docx
1. Demonstration of Fiscal Neutrality. Each SRA must demonstrate that its 1
development, as a whole, will be fiscally neutral or positive to the Collier County 2
tax base. This demonstration will be made for each unit of government responsible 3
for the services listed above, using one of the following methodologies: 4
5
a. Collier County Fiscal Impact Model. The fiscal impact model officially 6
adopted and maintained by Collier County. 7
8
b. Alternative Fiscal Impact Model. If Collier County has not adopted a fiscal 9
impact model as indicated above, the applicant may develop an alternative 10
fiscal impact model using a methodology approved by Collier County. The 11
BCC may grant exceptions to this policy of fiscal neutrality to accommodate 12
affordable or workforce housing. 13
14
2. Imposition of Special Assessments. If the Report identifies a negative fiscal impact 15
of the project to a unit of local government referenced above, the landowner will 16
accede to a special assessment on his property to offset such a shortfall or in the 17
alternative make a lump sum payment to the unit of local government equal to the 18
present value of the estimated shortfall. The BCC may grant a waiver to 19
accommodate affordable housing. 20
21
3. Special Districts Encouraged in SRAs. The use of community development 22
districts (CDDs), Municipal Service Benefit Units (MSBUs), Municipal Service 23
Taxing Units (MSTUs), or other special districts shall be encouraged in SRAs. 24
When formed, the special districts shall encompass all of the land designated for 25
development in the SRA. Subsequent to formation, the special district will enter 26
into an Interlocal Agreement with the County to assure fiscal neutrality. As outlined 27
above, if the monitoring reveals a shortfall of net revenue, the special district will 28
impose the necessary remedial assessment on lands in the SRA. 29
30
LM. The BCC may, as a condition of approval and adoption of an SRA development, require 31
that suitable areas for parks, schools, and other public facilities be set aside, improved, 32
and/or dedicated for public use. When the BCC requires such a set aside for one or more 33
public facilities, the set aside shall be subject to section 2.03.06, in the same manner as 34
are public facility dedications required as a condition of PUD rezonings. 35
36
# # # # # # # # # # # # # 37
Page 1134 of 3580
Exhibit A – Summary of Changes
General Changes Multiple Sections
• Updating obsolete code references of the Florida Statutes and Florida Administrative Code and
properly referencing the Florida Fish and Wildlife Conservation Commission (FFWCC) throughout
the RLSA provisions.
• Creating new outdoor lighting standards to protect and preserve the nighttime environment by
minimizing light pollution and glare while reducing energy consumption and upholding safety and
security to conform with GMP Policies 3.15, 4.23, and 5.7.
• Removing Hamlets as an allowable form of SRA development, to conform with GMP Policy 4.7.
• Updating wildlife habitat management plan requirements to include provisions to minimize human and
wildlife interactions and strategies for disseminating information to residents and visitors to encourage
the responsible coexistence with such wildlife, to conform with GMP Policies 4.5 and 5.5.
LDC section 4.08.01
• Amending the definitions that are specific to the RLSA, by redefining Compact Rural Development
(CRD), deleting Hamlet, and amending Stewardship Credit.
• Defining Micromobility, Park-and-Ride, and Walkability,
LDC section 4.08.04
• Chan ging the required comprehensive review of stewardship credits from 5 years to 7 years, as well as
establishing a Stewardship Credit Cap at 404,000 to entitle no more than 45,000 acres of Stewardship
Receiving Areas (in LDC section 4.08.04), to conform with GMP Policies 1.21 and 1.22.
LDC section 4.08.05
• Including Restoration Areas so they have the same restrictions as FSAs, to conform to GMP Policy 5.1.
• Exempting “agricultural purposes” from the 40% native vegetation preserve requirement in the RLSA
for sites having evidence of species of special concern and changing the method for determining if such
species are present by deleting the “directly observed” requirement and relying solely upon evidence,
such as denning, foraging, or other indications, to conform with GMP Policy 5.5.
• Deleting open space and vegetation preservation requirements as a means for establishing buffer areas
between human and wildlife habitats, to conform with GMP Policy 5.5.
• Updated wildlife habitat management plan requirements to include determination within each SRA by
the authority having jurisdiction over wildlife crossing locations to conform with GMP Policy 5.4.
• Expanding the provision for lighting controls so that outdoor lighting is designed to protect the
nighttime environment, conserve energy, and enhance safety and security, to conform with GMP
Policies 3.15, 4.23, and 5.7.
• Deleting references and species (i.e., gopher tortoise, Florida scrub jay, bald eagle, red -cockaded
woodpecker, and panther) that were removed from GMP Policy 5.5.
• Updating the wildlife protection standards to further stipulate that the County will not consider any
recommendations from the FFWCC or USFWS that reduces the minimum standards for wildlife
protection, to conform with GMP Policy 5.5.3.
• Updating the golf course standards by requiring that golf courses be designed in accordance with the
Audubon Cooperative Sanctuary Program for Golf and requiring the use of pesticides follow Best
Page 1135 of 3580
Exhibit A – Summary of Changes
Management Practices for the Enhancement of Environmental Quality on Florida Golf Courses , FDEP,
to conform to GMP Policy 3.7.
• Including upland buffers that are contiguous to wetlands to be considered for preservation, to conform
with GMP Policy 5.6.
LDC section 4.08.06
• Changing EIS to “Environmental Data,” in HSA Delineated Lands, to conform to GMP Policy 3.7.
• Updating SSA Credit Generation to accurately reference SSA Credit Agreement in GMP Policy 1.6.
• Deleting language that refers to earning early entry bonus credits since the availability period to award
bonus credits has ended.
• Adding provisions for Agricultural Stewardship Area in Open Lands to include two Stewardship
Credits per acre in lieu of using the NRI, to conform to GMP Policy 2.2.
• Adding provisions for Panther Corridor Credits, to conform to GMP Policy 3.11.2.
• Adding provisions for Wetland Wading Bird Habitat Restoration Credits, to conform to GMP Policy
3.11.3.
• Updating Restoration Areas Index Score Upgrade to reference Layers 5 -8 on the Land use Matrix, to
conform to GMP Policy 3.12.
• Restricting only one type of restoration shall be rewarded toward Restoration Stewardship and allowing
up to 10 credits per acre, to conform to GMP Policies 3.11 and 3.11.4.
• Adding 1 additional Stewardship Credit per acre for lands identified as Restoration I and 2 additional
credits per acre for the dedication of lands inside an FSA, HAS, or WRA. A landowner who
successfully completes restoration shall be awarded up to eight additional credits, to conform to GMP
Policies 3.11.1 through 3.11.3.
• Removing the priority of awarding four restoration credits within the Camp Keais Strand FSA,
contiguous HSAs, or those portions of the Restoration Zone depicted on the RLSA Overlay Map that
are contiguous to the Camp Keais Strand, to conform with GMP Policy 3.11.
• At the completion of restoration, adding additional stewardship credits opportunities as R2 Restoration
for caracara restoration, exotic controlled burning, flow way restoration, and native habitat restoration,
to conform to GMP Policy 3.11.
• Removing “Aquaculture for native species and non -native species” from the Land Use Matrix under
the SSA, because it was stricken from the Land Use Matrix in the GMPA approved in July 2021.
• Updated SSA Easement Agreement by capitalizing “Easement” and specifying easement shall be in
favor of Collier County and the FFWCC, to conform to GMP Policies GMP 1.6 and 1.7.
• Creating a conditional period of 5 years when a stewardship easement is established in the SSA, to
conform to GMP Policy 1.6.1.
• Creating permanent stewardship easement provisions, including extensions and terminations of
conditional stewardship easement agreements, to conform to GMP Policy 1.6.1.
LDC section 4.08.07
• Adding a provision that if all or part of the WRA provides stormwater quality treatment for an SRA,
the pro rata acreage of the WRA shall be required to consume SRA credits but shall not be included
within the SRA acreage, to conform to GMP Policies 3.13, 4.2, and 4.9. This will be reflected in the
requirements for Master Plan Content.
Page 1136 of 3580
Exhibit A – Summary of Changes
• Deleting the 35% minimum open space requirement for “those CRDs exceeding 100 acres,” to conform
with GMP Policy 4.10.
• Requiring direct pedestrian/vehicular connections from an SRA to a County arterial or collector
roadway (when lands adjoin), to conform to GMP Policy 4.14.
• Requiring a Mobility Plan in an SRA, including strategies to encourage mass transit, to conform to
GMP Policy 4.6.
• Adding mitigation provisions to offset the traffic impacts of an SRA, to conform to GMP Policy 4.14.
• Adding stipulation and not more than 1,000 total acres of SRA development is allowed in the Area of
Critical State Concern.
• Modifying Stewardship Credit Exchange provisions by allowing a total of 10 stewardship credits per
gross acre that may be used where such credits were created from other SSAs and to exempt
infrastructure deemed necessary for public safety and minimize impacts to natural resources on lands
having a Natural Resource Index value of greater than 1.2, to conform with GMP Policies 4.9 and 4.19.
Deleting “Any such lands within an SRA located outside of the ACSC exceeding the required thirty-
five (35) percent shall not be required to consume Stewardship Credits,” to conform to GMP Policy
4.10.
• Updating Public Benefit Uses provisions to require them to count toward the maximum acreage limits
of an SRA (except those approved prior to July 13, 2021) but not counting against the consumption of
Stewardship Credits in an SRA, to conform to GMP Policy 4.20. In addition, affordable housing will
now be considered as a public benefit use.
• Updating Mixed Land Use Entitlement provisions to indicate Towns and Villages shall be “the
preferred locations for business and industry, including environmental research, agricultural research,
aviation and aerospace, health and life sciences, corporate headquarters, computer hardware, software
and services, information technology, manufacturing, research and development, wholesale trade and
distribution and similar uses, including Florida Qualified Target Industries ,” to conform to GMP Policy
4.7.4.
• Adding affordable housing provisions to an SRA, to conform to GMP Policy 4.7.5.
• Increasing the minimum size of a Town from 1,000 acres 1,500 acres and the maximum size from 4,000
acres to 5,000 acres, requiring the Town transportation network be based on an internal mobility plan,
requiring a transfer station or park-and-ride area, an d including research and development companies
as allowable uses, to conform to GMP Policies 4.6 and 4.7.1.
• Increasing the minimum size of a Village from 100 acres to 300 acres and the maximum size shall be
1,000 acres (in the ACSC) and 1,500 acres (outside the ACSC), requiring an internal mobility plan
when Villages are greater than 500 acres, which includes a transfer station or park-and-ride, to conform
to GMP Policy 4.7.2
• Increasing the maximum allowable size of Compact Rural Development from 100 acres to 300 acres,
updating the purpose and intent of a CRD, and limiting the number of dwelling units to be equivalent
to the demand generated by the primary CRD use (and no greater than 2 d/u per acre), and stipulating
that no more than five CRDs may be approved prior to the approval of a Village or Town , to conform
to GMP Policy 4.7.3.
• Updating SRA Designation Application Package to include “SRA Mobility Plan,” which includes
vehicular, bicycle/pedestrian, public transit, internal circulators, and other modes of travel/movement
within and between SRAs and areas of outside development and land uses. The Mobility Plan shall
Page 1137 of 3580
Exhibit A – Summary of Changes
provide mobility strategies such as bus subsidies, route sponsorship, or other incentives to encourage
the use of mass transit services. The Mobility Plan shall also consider the needs identified in the MPO
Long Range Transportation Needs Plan, and plan land uses to accommodate services that would
increase internal capture and reduce trip length and long-distance travel. Such development strategies
are recognized as methods of discouraging urban sprawl, encouraging alternative modes of
transportation, increasing internal capture, and reducing vehicle miles traveled. This was done to
address GMP Policy 4.6. The proposed provisions will require a checklist to address multiple mobility
strategies, including pedestrian, micromobility, bicycle, public transit, vehicular, school connectivity,
internal circulators and connectivity, LRTP roadway and pathway needs, and LRTP transit needs.
• Updating Master Plan content to include consistency with Long Range Transportation Plan and Access
Management procedures and to require a Wildlife Management Plan, to conform to GMP Policy 4.5.
• Updating Development Document to include an inventory of historic or cultural resources, to conform
to GMP Policy 4.22.
• Deleting the provision for SRAs as an allowable part of a Development of Regional Impact.
• Updating Town Characteristic Chart to (1) indicate a proposed minimum and maximum acreages, (2)
indicate the maximum FAR is based on a “per use” basis and that research companies be assigned a
maximum FAR of 0.45, (3) increase the minimum Goods and Service s from 65 square feet to 170
square feet of gross building area per dwelling unit and include “Research and Development
companies” as an allowable use under this category [to conform to GMP Policies 4.7.1 and 4.7.4], (4)
amend community parks under Recreat ion and Open Space by indicating “subject to level of service
requirements” [to conform to GMP Policy 4.7.1], (5) update Civic, Governmental and Institutional
Uses to specify a minimum of 15 square feet of gross land area is required per each dwelling unit , and
(6) include a transfer station or park -and-ride as a required use under Transportation [to conform to
GMP Policy 4.7.1].
• Updating Village Characteristic Chart to (1) indicate the minimum acreage be 300 acres and a
maximum of 1,000 acres inside the ACSC and 1,500 acres outside the ACSC [to conform to GMP
Policy 4.7.2], (2) indicate the maximum FAR is based on a “per use” basi s, (3) increase the minimum
Goods and Services from 25 square feet to 53 square feet of gross building area per dwelling unit and
include “Corporate Office, Manufacturing and Light Industrial, and Research and Development
companies: appropriately scaled” as an allowed use under Goods and Services [to conform to GMP
Policies 4.7.2 and 4.7.4], and (4) include a transfer station or park -and-ride as a required use and delete
“county transit access” as an allowable use under Transportation.
• Updating CRD Chart to (1) change the maximum acreage from 100 acres to 300 acres, (2) delete the
note regarding density, (3) indicate the maximum FAR is based on a “per use” basis and that “Business,
industry and uses associated with and needed to support research, education, tourism or recreation be a
required use with a maximum FAR of 0.5,” (4) stipulate that retail and office uses are allowed “in
conjunction with residential units proposed within the CRD,” (5) include “Business, industry and uses
associated with and needed to support research, education, convenience retail, tourism or recreation,
appropriately scaled” as a required use under Goods and Services [to conform to GMP Policies 4.7.2
and 4.7.3] and that “Convenience Goods and Services*: Minimum 10 SF gross building area per DU”
in conjunction with residential units proposed within the CRD be an allowable use under the same
category, (6) include “Public Green Space for Neighborhoods* (minimum 1% of gross acres)” and
“Open Space Minimum 35% of SRA*” “in conjunction with residential units proposed within the
CRA” as an allowable use under Recreation and Open Space, and (8) allowing “County Transit station
Page 1138 of 3580
Exhibit A – Summary of Changes
or a park and ride facility” as an allowing use under the Transportation category.
• Adding “manufacturing/light industrial” and “research and development businesses” to village center
and stipulating the maximum FAR does not exceed 0.45 per block.
• Adding new standards to CRDs relative to parking, landscaping, signage, open space, and uses. The
new parking standard, which indicates, “Parking for non -residential uses may be provided on -street,
off-street, and within parking structures” was modeled af ter the Babcock Mixed Use Residential
Commercial (MURC) Subdistrict in Charlotte County, Florida. In addition, new standards, which are
duplicated in the Village Center criteria, include parking requirements based on modal splits and
demands from reputable industry leaders, such as the ITE, ULI, or other source or study. The new sign
standards were modeled after the Town Core criteria. The standards relative the uses were modeled
upon Table C. and the Babcock MURC. The new maximum building height of 4 stories was developed
as a comprise between the old Hamlet limitation (3.5 stories) and the Village Center limitation (5
stories). The new setbacks standards were developed using the old Hamlet N eighborhood Edge criteria.
The new standards relative to residential and supporting non -residential uses were developed by using
Table C. and the old Town Neighborhood General criteria from Hamlets. The maximum building
height of 3 stories was derived as a compromise between old Hamlet criteria (3.5 stories) and RSF -1
and RSF-2 standards (35 feet). The “Residential uses in the CRD shall be located abutting residentially
zoned lands where feasible” reflects strategic opportunity signs subdis tricts standards in a newly
proposed and independent GMP amendment.
Page 1139 of 3580