Agenda 11/10/2025 Item #17A (Ordinance - Amending the Collier County Land Development Code to update the provisions related to the Rural Lands Stewardship Area Zoning Overlay District)11/10/2025
Item # 17.A
ID# 2025-2430
Executive Summary
Recommendation to adopt an Ordinance amending the Collier County Land Development Code to update the provisions
related to the Rural Lands Stewardship Area Zoning Overlay District (RLSA District). [PL20220003445] (Second of
two hearings)
OBJECTIVE: To have the Board of County Commissioners (Board) adopt an Ordinance amending the Collier County
Land Development Code (LDC) to update the provisions related to the Rural Lands Stewardship Area Zoning Overlay
District (RLSA District).
CONSIDERATIONS: In 1999, the State of Florida imposed a Final Order (Case No. ACC-99-002 and Florida Division
of Administrative Hearings (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 established the
Rural Lands Stewardship Area program under the FLUE of the GMP, pursuant to Ord.No. 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. No.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 was the
RLSA. The RLSA restudy began in January 2018 and culminated 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. No. 2021-28. 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 5267 of 6525
11/10/2025
Item # 17.A
ID# 2025-2430
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 compared to the DSAC's review. The CCPC
recommended approval, contingent upon eliminating the maximum size limitation of 5,000 acres for a Town.
On June 24, 2025, the Board directed staff to waive the nighttime hearing requirement and to instead hold two regularly
scheduled daytime hearings and advertise an Ordinance that would amend the LDC. The Board approved the draft
Ordinance at the first public hearing on October 14, 2025. This meeting today represents the second public hearing.
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 at the developer's
cost. 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: This item is approved as to form and legality, and requires an affirmative vote of four
for approval. Section 28 of Senate Bill 180 (2025) prohibits counties listed in the Federal Disaster Declaration for
Hurricane Debby, Helene or Milton from adopting more burdensome procedures concerning review, approval and
issuance of development orders. If the county receives a notice of violation of this Section, the county has 14 days to
notice an intent to repeal the adopted ordinance and an additional 14 days to repeal it. The prohibition of more
restrictive or burdensome procedures in Section 28 currently expires October 1, 2027. In a civil action against the county
for a violation of the prohibition, the county is responsible for plaintiff’s attorney’s fees if the civil action is successful.
Although the RSLA program is voluntary, the county may have some exposure.--HFAC
RECOMMENDATION(S): To adopt an Ordinance amending the Collier County Land Development Code to update
the provisions related to the Rural Lands Stewardship Area Zoning Overlay District (RLSA District).
PREPARED BY: Eric L. Johnson, AICP, CFM, Planning Manager, Zoning Division
ATTACHMENTS:
1. Draft Ordinance (08-19-2025)
2. LDCA (10-03-2025)
3. Exhibit A (05-20-2025)
4. Exhibit B (Conservancy Letter and Backup)1
5. Exhibit B (Conservancy Letter and Backup)2
6. Exhibit C (Utter Email)
7. Exhibit D League of Women Voters (10-31-2022)
8. legal ad - agenda ID 25-2430 - RLSA updates LDCA-PL20220003445 -11-10-25 BCC (2nd hrg)
9. Business Impact Estimate - agenda ID 25-2430 -RLSA updates LDCA-PL20220003445 -11-10-25 BCC (2nd hrg)
Page 5268 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 1 of 83
Words struck through are deleted, words underlined are added
ORDINANCE NO. 2025 – ___
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NUMBER 04-
41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT
CODE, WHICH INCLUDES THE COMPREHENSIVE LAND
REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER
COUNTY, FLORIDA, TO IMPLEMENT RURAL LANDS STEWARDSHIP
AREA OVERLAY PROVISIONS OF THE FUTURE LAND USE
ELEMENT OF THE COLLIER COUNTY GROWTH MANAGEMENT
PLAN, BY PROVIDING FOR: SECTION ONE, RECITALS; SECTION
TWO, FINDINGS OF FACT; SECTION THREE, ADOPTION OF
AMENDMENTS TO THE LAND DEVELOPMENT CODE, MORE
SPECIFICALLY AMENDING THE FOLLOWING: CHAPTER FOUR –
SITE DESIGN AND DEVELOPMENT STANDARDS, INCLUDING
SECTION 4.08.01 SPECIFIC DEFINITIONS APPLICABLE TO THE
RLSA DISTRICT, SECTION 4.08.04 IMPLEMENTATION OF
STEWARDSHIP CREDITS, SECTION 4.08.05 BASELINE STANDARDS,
SECTION 4.08.06 SSA DESIGNATION, AND SECTION 4.08.07 SRA
DESIGNATION; SECTION FOUR, CONFLICT AND SEVERABILITY;
SECTION FIVE, INCLUSION IN THE COLLIER COUNTY LAND
DEVELOPMENT CODE; AND SECTION SIX, EFFECTIVE DATE.
(PL20220003445)
Recitals
WHEREAS, on October 30, 1991, the Collier County Board of County Commissioners
adopted Ordinance No. 91-102, the Collier County Land Development Code (hereinafter LDC),
which was subsequently amended; and
WHEREAS, the Collier County Board of County Commissioners (Board) on June 22,
2004, adopted Ordinance No. 04-41, which repealed and superseded Ordinance No. 91-102, as
amended, the Collier County Land Development Code, which had an effective date of October
18, 2004; and
WHEREAS, on March 18, 1997, the Board adopted Resolution 97-177 establishing local
requirements and procedures for amending the LDC; and
WHEREAS, all requirements of Resolution 97-177 have been met; and
WHEREAS, the Collier County Planning Commission, sitting as the land planning
agency, did hold an advertised public hearing on _______________, 2025, and reviewed the
Page 5269 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 2 of 83
Words struck through are deleted, words underlined are added
proposed amendments for consistency with the Comprehensive Plan and did recommend
approval; and
WHEREAS, the Board of County Commissioners, in a manner prescribed by law, did
hold an advertised public hearing on ______________, 2025, and did take action concerning
these amendments to the LDC; and
WHEREAS, the subject amendments to the LDC are hereby determined by this Board to
be consistent with and to implement the Collier County Growth Management Plan as required
by Subsections 163.3194 (1) and 163.3202 (1), Florida Statutes; and
WHEREAS, this ordinance is adopted in compliance with and pursuant to the
Community Planning Act (F.S. § 163.3161 et seq.), and F.S. § 125.01(1)(t) and (1)(w); and
WHEREAS, this ordinance is adopted pursuant to the constitutional and home rule
powers of Fla. Const. Art. VIII, § 1(g); and
WHEREAS, all applicable substantive and procedural requirements of the law have
otherwise been met.
NOW, THEREFORE BE IT ORDAINED by the Board of County Commissioners of
Collier County, Florida, that:
SECTION ONE: RECITALS
The foregoing Recitals are true and correct and incorporated by reference herein as if
fully set forth.
SECTION TWO: FINDINGS OF FACT
The Board of Commissioners of Collier County, Florida, hereby makes the following
findings of fact:
1. Collier County, pursuant to § 163.3161, et seq., F.S., the Florida Community
Planning Act (herein after the “Act”), is required to prepare and adopt a comprehensive plan.
2. After adoption of the Comprehensive Plan, the Act and in particular §
163.3202(1). F.S., mandates that Collier County adopt land development regulations that are
consistent with and implement the adopted comprehensive plan.
3. Section 163.3201, F.S., provides that it is the intent of the Act that the adoption
and enforcement by Collier County of land development regulations for the total unincorporated
area shall be based on, be related to, and be a means of implementation for, the adopted
comprehensive plan.
Page 5270 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 3 of 83
Words struck through are deleted, words underlined are added
4. Section 163.3194(1)(b), F.S., requires that all land development regulations
enacted or amended by Collier County be consistent with the adopted comprehensive plan, or
element or portion thereof, and any land regulations existing at the time of adoption which are
not consistent with the adopted comprehensive plan, or element or portion thereof, shall be
amended so as to be consistent.
5. Section 163.3202(3), F.S., states that the Act shall be construed to encourage
the use of innovative land development regulations.
6. On January 10, 1989, Collier County adopted the Collier County Growth
Management Plan (hereinafter the “Growth Management Plan” or “GMP”) as its comprehensive
plan pursuant to the requirements of § 163.3161 et seq., F.S.
7. Section 163.3194(1)(a), F.S., mandates that after a comprehensive plan, or
element or portion thereof, has been adopted in conformity with the Act, all development
undertaken by, and all actions taken in regard to development orders by, governmental
agencies in regard to land covered by such comprehensive plan or element shall be consistent
with such comprehensive plan or element as adopted.
8. Pursuant to § 163.3194(3)(a), F.S., a development order or land development
regulation shall be consistent with the comprehensive plan if the land uses, densities or
intensities, and other aspects of development are compatible with, and further the objectives,
policies, land uses, densities, or intensities in the comprehensive plan and if it meets all other
criteria enumerated by the local government.
9. Section 163.3194(3)(b), F.S., states that a development approved or undertaken
by a local government shall be consistent with the comprehensive plan if the land uses,
densities or intensities, capacity or size, timing, and other aspects of development are
compatible with, and further the objectives, policies, land uses, densities, or intensities in the
comprehensive plan and if it meets all other criteria enumerated by the local government.
10. On October 30, 1991, Collier County adopted the Collier County Land
Development Code, which became effective on November 13, 1991. The Land Development
Code adopted in Ordinance 91-102 was recodified and superseded by Ordinance 04-41.
11. Collier County finds that the Land Development Code is intended and necessary
to preserve and enhance the present advantages that exist in Collier County; to encourage the
most appropriate use of land, water and resources consistent with the public interest; to
overcome present handicaps; and to deal effectively with future problems that may result from
the use and development of land within the total unincorporated area of Collier County and it is
intended that this Land Development Code preserve, promote, protect and improve the public
health, safety, comfort, good order, appearance, convenience and general welfare of Collier
Page 5271 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 4 of 83
Words struck through are deleted, words underlined are added
County; to prevent the overcrowding of land and avoid the undue concentration of population; to
facilitate the adequate and efficient provision of transportation, water, sewerage, schools,
parks, recreational facilities, housing and other requirements and services; to conserve,
develop, utilize and protect natural resources within the jurisdiction of Collier County; to protect
human, environmental, social and economic resources; and to maintain through orderly growth
and development, the character and stability of present and future land uses and development
in Collier County.
12. It is the intent of the Board of County Commissioners of Collier County to
implement the Land Development Code in accordance with the provisions of the Collier County
Comprehensive Plan, Chapter 125, Fla. Stat., and Chapter 163, Fla. Stat., and through these
amendments to the Code.
SECTION THREE: ADOPTION OF AMENDMENTS TO THE LAND DEVELOPMENT CODE
* * * * * * * * * * * * *
SUBSECTION 3.A. AMENDMENTS TO SECTION 4.08.01 SPECIFIC DEFINITIONS
APPLICABLE TO THE RLSA DISTRICT
Section 4.08.01 Specific Definitions Applicable to the RLSA District, of Ordinance 04-41, as
amended, the Collier County Land Development Code, is hereby amended to read as follows:
Section 4.08.01 Specific Definitions Applicable to the RLSA District
As used in the RLSA District Regulations, the terms below shall have the following
meanings, set forth below, to the exclusion of any meanings ascribed to such terms in section
1.08.00:
A. Accessory dwelling unit. A dwelling unit that is supplemental and subordinate to a
primary dwelling on the same premises, limited to 900 square feet.
B. Baseline Standards. Baseline Standards are the allowable uses, density, intensity and
other land development regulations assigned to land within the RLSA District by the
GMP, Collier County Land development Regulations and Collier County Zoning
Regulations in effect prior to July 25, 2000, and subject to the further provisions of
section 4.08.05.
C. Building Height. Refers to the vertical extent of a building. Building height is measured in
Stories.
D. Building Height to Street Width Ratio. The maximum height of the tallest building divided
by the width of the street. The street width is the distance between two building façades.
Page 5272 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 5 of 83
Words struck through are deleted, words underlined are added
E. Civic and Institutional Uses. Structures developed for and/or used by established
organizations or foundations dedicated to public service or cultural activities including
the arts, education, government and religion.
F. Compact Rural Ddevelopment (CRD). Compact Rural Development is a form of SRA
that is intended to support and further Collier County’s valued attributes of agriculture,
natural resources, and economic diversity. A CRD shall include uses associated with
and needed to support research, education, convenience retail, tourism, or recreation. A
CRD may include but is not required to have permanent residential housing and the
services and facilities to support permanent residents. Compact Rural developments are
a form of SRA that provide flexibility with respect to the mix of uses and design
standards, but shall otherwise comply with the standards of a Hamlet or Village. A CRD
may include, but is not required to have permanent residential housing and the services
and facilities that support permanent residents. An example of a CRD without permanent
residential housing is an ecotourism village that would have a unique set of uses and
support services different from a traditional residential village. It would contain transient
lodging facilities and services appropriate to eco-tourists, but may not provide for the
range of services necessary to support permanent residents.
G. Context Zones. Areas that establish the use, intensity and diversity within a town, or
village or hamlet. Context zones specify permitted land uses, FARs, building height,
setbacks, and other regulating elements to guide the establishment of the urban to rural
continuum.
H. Designation. Application of the SSA or SRA concepts through a formal application,
review, and approval process as described in the RLSA District Regulations.
I. FSA - Flow way Stewardship Area. Privately owned lands delineated on the RLSA
Overlay Map, which primarily include privately owned wetlands that are located within
the Camp Keais Strand and Okaloacoochee Slough. FSAs form the primary wetland flow
way systems in the RLSA District.
J. Hamlet. Hamlets are a form of SRA and are small rural residential areas with primarily
single-family housing and a limited range of convenience-oriented services. Hamlets
serve as a more compact alternative to traditional five (5) acre lot rural subdivisions
currently allowed in the Baseline Standards.
JK. HSA - Habitat Stewardship Area. Privately owned lands delineated on the RLSA Overlay
Map, which include both areas with natural characteristics that make them suitable
habitat for listed species and areas without these characteristics. These latter areas are
included because they are located contiguous to habitat with natural characteristics, thus
forming a continuum of landscape that can augment habitat values.
KL. Incidental Clearing. Clearing of no more than 1% of the area of an SSA, which is
conducted to accommodate the ability to convert from one Ag 1 use to another Ag 1 use
and which connects existing Ag 1 acres, squares up existing Ag 1 farm fields, or
provides access to or from Ag 1 areas.
LM. Landmark building. A prominent civic or institutional building that creates a significant
community feature, focal point, or terminating vista.
MN. Land Use - Land Cover Indices. One of the indices comprising the Natural Resource
Index Value of land, with values assigned based upon land use and land cover
Page 5273 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 6 of 83
Words struck through are deleted, words underlined are added
characteristics as mapped using the Florida Land Use, Cover, and Forms Classification
System (FLUCFCS) (FDOT 1999). For purposes of assigning values, land use and land
cover codes are grouped as follows: Group 1 (Codes 617, 6172, 621, 6218, 6219, 624,
630, 641, 643); Group 2 (Codes 321, 411, 4119, 425, 434, 439, 428); Group 3 (211, 212,
213, 214, 221, 222, 241, 242, 243, 250, 260, 261, 310, 329, 330, 422, 510, 521, 523,
533, 534); and Group 4 (all others).
NO. Land Use Layer (Layer). Permitted and conditional land uses within the Baseline
Standards that are of a similar type or intensity and that are grouped together in the
same column on the Land Use Matrix.
OP. Land Use Matrix (Matrix). The tabulation of the permitted and conditional land uses
within the Baseline Standards set forth in Section 4.08.06 B.4., with each Land Use
Layer displayed as a single column.
PQ. Listed Species Habitat Indices. One of the indices comprising the Natural Resource
Index Value, with values assigned based upon the habitat value of the land for listed
species. Index values are based on documentation of occupied habitat as established by
the intersect of documented and verifiable observations of listed species with land cover
identified as preferred or tolerated habitat for that species. Land mapped, using
FLUCFCS, as 310, 321, 411, 425, 428, 434, 617, 6172, 621, 6218, 6219, 624, and 630
is deemed to be preferred or tolerated habitat for panthers for the purpose of assigning a
value for these indices. An intersection of at least one data point establishing the
presence of a listed species within a geographic information system (GIS) polygon of
preferred or tolerated habitat for that species shall result in the entire polygon being
scored as occupied habitat.
Q. Micromobility. Any small, low-speed, human- or electric-powered transportation device,
including bicycles, scooters, electric-assist bicycles, electric scooters (a.k.a. e-scooters),
and other small, lightweight, wheeled conveyances.
R. Natural Resource Index (Index). A measurement system that establishes the relative
natural resource value of each acre of land by objectively measuring six different
characteristics of land and assigning an index factor based on each characteristic. The
sum of these six factors is the Index value for the land. The six characteristics measured
are: Stewardship Overlay Delineation, Proximity, Listed Species Habitat, Soils/Surface
Water, Restoration Potential, and Land Use/Land Cover.
S. Natural Resource Index Map Series (Index Maps). The Rural Lands Study Area Natural
Resource Index Map Series adopted as part of the GMP.
T. Natural Resource Index Value (Index Value). The sum of the values assigned to each
acre, derived through the calculation of the values assigned to each of the six (6)
characteristics included in the Index.
U. Neighborhood Edge. A defining Context Zone that includes the least intensity and
diversity within the town, or village or hamlet. The zone is predominantly single-family
residential and recreational uses. The Neighborhood Edge may be used to provide a
transition to adjoining rural land uses.
V. Neighborhood General. A defining Context Zone that creates community diversity with
the inclusion of a mix of single and multi-family housing, neighborhood scale goods and
services, schools, parks and other recreational uses, and open space.
Page 5274 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 7 of 83
Words struck through are deleted, words underlined are added
W. Neighborhood Goods and Services Zone. Zone located within the Neighborhood
General Context Zone. These zones are intended to provide convenient neighborhood
scale retail and office use within proximity to the residential uses in order to support
community walkability.
X. Open space. Open space includes active and passive recreational areas such as parks,
playgrounds, ball fields, golf courses, lakes, waterways, lagoons, flood plains, nature
trails, native vegetation preserves, landscape areas, public and private conservation
lands, agricultural areas (not including structures), and water retention and management
areas. Buildings shall not be counted as part of any open space calculation. Vehicular
use surface areas of streets, alleys, driveways, and off-street parking and loading areas
shall not be counted as part of any open space calculation.
Y. Park-and-Ride site. Means a parking lot, garage, parking structure, or other off-street
parking area that constitutes either a principal or accessory use of the property and
serves a bus station/depot or a bus stop on a transit route whereby a user leaves their
automobile/vehicle and travels via bus, carpool, vanpool, or bicycle. A park-and-ride is a
type of automobile parking establishment (SIC 7521).
ZY. Pathway. A defined corridor for the primary use of non-motorized travel.
AAZ. Post Secondary Institution Ancillary Uses. Any use or facility owned by a public or
private post secondary institution that is of a type commonly found on public or private
post secondary institution campuses.
BBAA. Proximity Indices. One of the indices comprising the Natural Resource Index Value of
land, with values assigned based upon the proximity of the land to areas designated on
the RLSA Overlay Map as FSA, HSA, or WRA and to either public or private preserve
lands. No additional value shall be added under the Proximity Indices for land that is
within an FSA, HSA, WRA, or public or private preserve.
CCBB. Restoration Potential Indices. One of the indices comprising the Natural Resource Index
Value of land, with values assigned based both upon the potential for restoration and the
historic use or character of the land as a large mammal corridor, connector wetlands and
flow way, wading bird habitat, or other listed species habitat.
DDCC. Restoration Area Zone. Privately owned lands delineated on the RLSA Overlay Map that
are located within 500 feet of an FSA, but are not otherwise included in an HSA or WRA.
EEDD. RLSA District, also called Rural Lands Stewardship Area Zoning Overlay District. The
area generally depicted on the Future Land Use Map and specifically depicted on the
Official Zoning Atlas Map as the Rural Lands Stewardship Area Overlay, including lands
within the Immokalee Area Study boundary of the Collier County Rural and Agricultural
Area Assessment referred to in the State of Florida Administration Commission Final
Order No. AC-99-002. The RLSA District generally includes rural lands in northeast
Collier County lying north and east of Golden Gate Estates, north of the Florida Panther
National Wildlife Refuge and Big Cypress National Preserve, south of the Lee County
Line, and south and west of the Hendry County Line.
FFEE. RLSA Overlay Map. The map entitled "Collier County Rural & Agricultural Area
Assessment Stewardship Overlay Map," which identifies those areas delineated as FSA,
HSA, WRA, Restoration Zone, and Open in the GMP.
Page 5275 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 8 of 83
Words struck through are deleted, words underlined are added
GGFF. RLSA District Regulations. LDC Section 4.08.00.
HHGG.Soils/Surface Water Indices. One of the indices comprising the Natural Resource Index
Value of land, with values assigned based upon soil types classified using the following
Natural Soils Landscape Positions (NSLP) categories: Open Water and Muck
Depression Soils (NSLP Categories 1 and 5); Sand Depression Soils (NSLP Category
6); Flats Soils (NSLP Category 7); and Non-Hydric Soils (NSLP Categories 8, 9, and 11).
IIHH. Special Districts. An area dedicated for certain uses that cannot be incorporated into one
of the Context Zones. Special Districts provide for the inclusion of unique uses and
development standards not otherwise defined in a context zone.
JJII. SRA - Stewardship Receiving Area. A designated area within the RLSA District that has
been approved for the development of a Hamlet, Village, Town, Village, or CRD and that
requires the consumption of Stewardship Credits.
KKJJ. SSA - Stewardship Sending Area. A designated area within the RLSA District that has
been approved for the generation of Stewardship Credits in exchange for the elimination
of one or more Land Use Layers.
LLKK. Stewardship Credit (SSA Credit). A transferable unit of measure generated by an SSA
and consumed by an SRA. Where SSA Credits were created from an SSA approved
prior to July 13, 2021, eight Eight credits are transferred to an SRA in exchange for the
development of one acre of land as provided in LDC Ssection 4.08.06 B. Where such
SSA Credits were created from an SSA approved after July 13, 2021, 10 credits are
transferred to an SRA in exchange for the development of one acre of land as provided
in LDC section 4.08.06 B.
MMLL. Stewardship Credit Database. A database maintained by the County that keeps track of
all of the credit transactions (generation of Credits through SSA designation and the
consumption of credits through SRA designation) approved by the County.
NNMM.Stewardship Credit System. A system that creates incentives to protect and preserve
natural resources and agricultural areas in exchange for the generating and use of
credits to entitle compact forms of rural development. The greater the value of the
natural resources being preserved and the higher the degree of preservation, the greater
the number of credits that can be generated. Credits are generated through the
designation of SSAs and consumed through the designation of SRAs.
OONN.Stewardship Credit Worksheet. An analytical tool that manually describes the
Stewardship Credit calculation process including the Natural Resource Index and Land
Use Layer components. The worksheet can be used to document proposed changes to
the Index component during the SSA and SRA designation processes.
PPOO. Stewardship Overlay Designation. One of the indices comprising the Natural Resource
Index Value of land, with values assigned based upon the designation of the land on the
RLSA Overlay Map as FSA, HSA, WRA, or ACSC, or, Restoration Area where Land Use
Layers 1 through 43 are eliminated removed, Restoration Zone. Land that is designated
as ACSC, as well as FSA, HSA, or WRA shall receive value for the designation with the
higher value but shall not receive value for both designations.
Page 5276 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 9 of 83
Words struck through are deleted, words underlined are added
QQPP. Story. That portion of a building included between a floor which is calculated as part of
the building's habitable floor area and the floor or roof next above it.
RRQQ.Story, half. The designation of a space on the upper level of a building in which the walls
at the eaves are zero to four feet.
SSRR. Town. Towns are a form of SRA and are the largest and most diverse form of SRA, with
a full range of housing types and mix of uses. Towns have urban level services and
infrastructure which support development that is compact, mixed use, human scale, and
provides a balance of land uses to reduce automobile trips and increase livability. Towns
are comprised of several Villages and/or neighborhoods that have individual identity and
character.
TTSS. Town Center. A defining Context Zone that is intended to provide a wide range of uses,
including daily goods and services, culture and entertainment, and residential uses
within a Town. The Town Center is an extension of the Town Core, however the intensity
is less as the Town Center serves as a transition to surrounding neighborhoods.
UUTT. Town Core. A defining Context Zone within a Town. The Town Core is the most dense
and diverse Context Zone with a full range of uses. The Town Core is the most active
area within the Town with uses mixed vertically and horizontally.
VVUU. Village. Villages are a form of SRA and are primarily residential communities with a
diversity of housing types and mix of uses appropriate to the scale and character of the
particular village. Villages are comprised of residential neighborhoods and shall include
a mixed-use village center to serve as the focal point for the community's support
services and facilities.
WWVV.Village center. A defining Context Zone within a Village that is intended to provide a
wide range of uses including daily goods and services, culture and entertainment, and
residential uses.
XX. Walkability. The suitability for pedestrians to walk safely and comfortably within a
community or distinct neighborhood to a destination, generally within a quarter-mile
radius. Walkable communities are typically characterized by sidewalks and curbs and/or
roadways designed to protect pedestrians from moving traffic, including the use of street
trees separating the street from the sidewalk.
YYWW.WRA - Water Retention Area. Privately owned lands delineated on the RLSA Overlay
Map, that have been permitted by the SFWMD to function as agricultural water retention
areas and that provide surface water quality and other natural resource value.
* * * * * * * * * * * *
SUBSECTION 3.B. AMENDMENTS TO SECTION 4.08.04 IMPLEMENTATION OF
STEWARDSHIP CREDITS
Section 4.08.04 Implementation of Stewardship Credits, of Ordinance 04-41, as amended, the
Collier County Land Development Code, is hereby amended to read as follows:
Page 5277 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 10 of 83
Words struck through are deleted, words underlined are added
Section 4.08.04 Implementation of Stewardship Credits
A. Establishment of a Stewardship Credit Database. As part of the initial implementation of
the RLSA Overlay, the County Manager or designee shall cause to be developed a
Stewardship Credit Database to track the generation (by SSAs) and consumption (by
SRAs) of Stewardship Credits within the RLSA District. The database shall be in an
electronic form that can be linked to the RLSA Overlay Map and can readily produce
reports that will afford convenient access to the data by the public. The database shall
be updated upon approval of an SSA or SRA Designation Application and Credit
Agreement.
B. Authorization to Establish a Stewardship Credit Trust. As part of the implementation of
the RLSA Overlay, the County may elect to acquire Credits through a publicly funded
program. Should the County pursue this option, the County shall establish a Stewardship
Credit Trust to receive and hold Credits until such time as they are sold, transferred or
otherwise used to implement uses within SRAs. Nothing herein shall preclude the
County from permanently "retiring" those credits received or held.
C. Density. Except as provided in herein, there shall be no change to the underlying
density and intensity of permitted uses of land within the RLSA District, as set forth in the
Baseline Standards, until a property owner elects to utilize the provisions of the
Stewardship Credit System pursuant to the provisions of Section 4.08.04. No part of the
Stewardship Credit System shall be imposed upon a property owner without that owner's
written consent. It is the intent of the RLSA District Regulations that a property owner will
be compensated consistent with Policy 3.8 of the RLSA Overlay for the voluntary
stewardship and protection of important agricultural and natural resources. The Baseline
Standards will remain in effect for all land not subject to the transfer or receipt of
Stewardship Credits.
D. Creation of Stewardship Credits/General. Stewardship Credits (Credits) may be created
from any lands within the RLSA District from which one or more Land Use Layers are
eliminated removed. These lands will be identified as SSAs. All privately owned lands
within the RLSA District are candidates for designation as an SSA. Land becomes
designated as an SSA upon petition by the property owner seeking such designation as
outlined herein. A Stewardship Credit Agreement shall be developed that identifies those
land uses, which have been eliminated removed. Once land is designated as an SSA
and Credits or other compensation is granted to the owner, no increase in density or
additional uses that are not expressly identified in the Stewardship Credit Agreement
shall be allowed on such property.
E. Transfer of Stewardship Credits/General. Credits can be transferred only to lands within
the RLSA District that meet the defined suitability criteria and standards set forth in
Section 4.08.07 A.1. and that have been designated as SRAs. The procedures for the
establishment and transfer of Credits and SRA designation are set forth herein.
Stewardship Credits will be exchanged for additional residential or non-residential
entitlements in an SRA on a per acre basis. SRA density and intensity will thereafter
differ from the Baseline Standards.
F. Allocation of Stewardship Credits/General. Stewardship Credits generated from one
SSA may be allocated to one or more SRAs, and an SRA may utilize receive
Stewardship Credits generated from one or more SSAs.
Page 5278 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 11 of 83
Words struck through are deleted, words underlined are added
G. Seven Five Year Comprehensive Review.
1. Many of the tools, techniques, and strategies of the RLSA Overlay are new,
innovative, and incentive-based. and have yet to be tested in actual
implementation. Consequently, by June 2008 and at such subsequent times as
deemed appropriate by the BCC, the The County shall prepare and submit to
DCA for review a comprehensive analysis of the RLSA Overlay every seven
years, beginning on July 13, 2021, to assess the participation and effectiveness
of the RLSA Overlay implementation in meeting the Goals, Objectives, and
Policies of the RLSA Overlay by utilizing the measures of review delineated in
Policy 1.22 1.21 of the FLUE. The County shall encourage public participation in
the review process through publicly noticed workshops and meetings and
through the solicitation of public input.
2. Subsequent to the seven-year June 2008 review, the RLSA Overlay and RLSA
District Regulations may be amended in response to the County's assessment
and evaluation of the participation in and effectiveness of the Stewardship Credit
System.
3. The value, exchange rate, and use of Stewardship Credits shall be governed by
the RLSA Overlay and RLSA District Regulations in effect at the time the SSA
from which those credits are generated is approved. The Restoration
Stewardship Credits shall be governed by the RLSA Overlay and RLSA District
Regulations in effect at the time that such Restoration Stewardship Credits are
authorized by the BCC.
H. Stewardship Credit Cap. The total number of Stewardship Credits shall be capped at
404,000 to entitle no more than 45,000 acres of Stewardship Receiving Areas.
Generating Stewardship Credits does not presume approval of Stewardship Receiving
Areas.
* * * * * * * * * * * *
SUBSECTION 3.C. AMENDMENTS TO SECTION 4.08.05 BASELINE STANDARDS
Section 4.08.05 Baseline Standards, of Ordinance 04-41, as amended, the Collier County Land
Development Code, is hereby amended to read as follows:
Section 4.08.05 Baseline Standards
All lands within the RLSA District have been delineated on the RLSA Overlay Map.
Unless and until designated as an SSA or SRA, lands within the RLSA District shall remain
subject to the Baseline Standards.
A. Purpose and intent. These Baseline Standards will remain in effect for all land within the
RLSA District unless or until such land becomes subject to the transfer or receipt of
Stewardship Credits, except as to those agricultural uses subject to sections
Page 5279 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 12 of 83
Words struck through are deleted, words underlined are added
163.3162(3)(4) and 823.14(6), Florida Statutes. The Baseline Standards are intended to
protect water quality and quantity, maintain the natural water regime, and protect listed
animal and plant species or species of special concern as defined by the Florida Fish
and Wildlife Conservation Commission (FFWCC) and their habitats on land that has not
been designated as an SSA or SRA. The opportunity to voluntarily participate in the
Stewardship Credit Program, as well as the right to sell conservation easements or a fee
or lesser interest in the land, shall constitute compensation for the loss of any
development rights related to these standards.
B. Applicability of code. Except as otherwise specifically provided in this section 4.05.00,
those provisions of this Code in effect as of July 25, 2000, shall apply to all land within
the RLSA District unless or until such lands become subject to the transfer or receipt of
Stewardship Credits.
C. Private lands delineated FSAs, HSAs, and WRAs, and Restoration Areas. Lands
delineated FSA, HSA, or WRA, or Restoration Areas on the RLSA Overlay Map overlay
map have been identified through data and analysis as having a higher quality natural
resource value than those lands not delineated. Although any land within the RLSA
District can be designated as an SSA, generally those lands delineated FSAs, HSAs,
and WRAs are the most likely candidates for designation because of the higher credit
values applied to lands with those delineations.
D. Private lands delineated as open. Lands not otherwise classified as FSA, HSA, or WRA,
or Restoration Areas are delineated as "open" on the RLSA Overlay Map overlay map
and are generally of a lower natural resource quality. Open lands may be designated as
either SSAs or SRAs.
E. Area of critical state concern (ACSC). The RLSA District includes lands that are within
the ACSC. Those ACSC lands are depicted on the RLSA Overlay Map overlay map and
are eligible for designation as SRAs, subject to additional standards set forth in
subsection 4.08.07 A.2. All ACSC regulations continue to apply to ACSC lands within the
RLSA District regardless of designation.
F. Public or private conservation lands. Those lands within the RLSA District that are held
in public ownership or in private ownership as conservation lands may be delineated on
the RLSA Overlay Map overlay map as FSA, HSA, or WRA but are not eligible for
designation as either an SSA or SRA.
G. No increase in density or intensity within the RLSA District is permitted beyond the
Baseline Standards except in areas designated as SRAs. Within SRAs, density and
intensity may be increased through the provisions of the Stewardship Credit System
and, where applicable, through the affordable housing density Bonus as referenced in
the density Rating System of the FLUE, and the density and intensity blending provision
of the Immokalee Area Master Plan.
H. Allowable uses. The permitted, accessory, and conditional uses allowed shall be those
set forth in LDC section 2.03.00 in effect as of July 25, 2000, with the following
exceptions:
1. Residential Uses, General conditional uses, Earth Mining and Processing Uses,
and Recreational Uses (layers 1—4) as listed in the Matrix at in LDC section
4.08.00 shall be eliminated in all FSAs and designated Restoration Areas, as
provided in LDC section 4.08.00.
Page 5280 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 13 of 83
Words struck through are deleted, words underlined are added
2. Conditional use essential services and governmental essential services, except
those necessary to serve permitted uses or for public safety as described in LDC
section 2.01.03 G.2, shall not be allowed in FSAs with an Index value of 1.2 or
less, as provided in section 4.08.00.
3. Directional-drilling techniques and/or previously cleared or disturbed areas shall
be utilized for oil and gas exploration and oil and gas field development and
production activities in FSAs and HSAs in order to minimize impacts to native
habitats, when determined to be practicable. This requirement shall be deemed
satisfied upon issuance of a state permit in compliance with the criteria
established in Chapter 62C-25 through 62C-30, F.A.C., regardless of whether the
activity occurs within the Big Cypress Watershed, as defined in section 377.42,
F.S. Rule 62C-30.001(2), F.A.C. All applicable Collier County environmental
permitting requirements shall be considered satisfied by evidence of the issuance
of all applicable federal and/or state oil and gas permits for proposed oil and gas
activities in Collier County, so long as the state permits comply with the
requirements of Chapter 62C-25 through 62C-30, F.A.C. For those areas of
Collier County outside the boundary of the Big Cypress Watershed, the applicant
shall be responsible for convening the Big Cypress Swamp Advisory Committee
as set forth in Section 377.42, F.S., to assure compliance with Chapter 62C-25
through 62C-30, F.A.C., even if outside the defined Big Cypress Watershed. All
oil and gas access roads shall be constructed and protected from unauthorized
uses according to the standards established in Rule 62-30.005(2)(a) 1 through
12, F.A.C.
4. Asphaltic and concrete batch making plants shall be prohibited in areas mapped
as HSAs.
I. Standards applicable inside the ACSC. RLSA District lands within the ACSC shall be
subject to all ACSC regulatory standards, including those that strictly limit non-
agricultural clearing.
J. Standards applicable outside the ACSC. Except to the extent superseded superceded
by L. or M. below, the following standards shall apply to all development within those
areas of the RLSA District that are outside of the ACSC, other than agricultural
operations that fall within the scope of sections 163.3162(3) (4) and 823.14(6), F.S., and
single family residential dwellings, unless or until such lands are subject to transmittal or
receipt of Stewardship Credits:
1. A wildlife survey, as set forth in Chapter 10, shall be required for all parcels when
listed species are known to inhabit biological communities similar to those
existing on site or where listed species are directly observed on the site.
2. If listed species are directly observed on the utilizing a site of the project or are
indicated by evidence, such as denning, foraging, or other indications, first
priority shall be given to preserving the habitat of such listed species. A a
minimum of 40% of native vegetation on site shall be retained, with the exception
of clearing for agricultural incidental purposes.
3. If the wildlife survey indicates that listed species are utilizing the site, or the site is
capable of supporting and is likely to support listed species, a wildlife habitat
management plan shall be prepared and submitted to the County.
Page 5281 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 14 of 83
Words struck through are deleted, words underlined are added
a. The wildlife habitat management plan within the RLSA District shall
include the following techniques to protect listed species from the
negative impacts of development:
i. Open space and vegetation preservation requirements shall be
used to establish buffer areas between wildlife habitat areas and
areas dominated by human activities.
ii. Fencing, walls, other obstructions, or other provisions shall be
used to minimize development impacts to the listed species and to
encourage wildlife to use wildlife corridors.
iii. Roadways crossings, underpasses, and signage shall be used
where roads must cross wildlife corridors as determined by the
authorities governing crossing locations.
b. The wildlife habitat management plan shall also incorporate the following:
i. A description of the techniques used to direct incompatible land
uses away from listed species and their habitats and to comply
with the criteria identified in 1 and 2 above, as applicable.;
ii. Identification of appropriate lighting controls for permitted uses
including, outdoor lighting that is designed to protect the nighttime
environment, conserve energy, and enhance safety and security,
and a consideration of the opportunity to utilize prescribed burning
to maintain fire-adapted preserved vegetation communities and
provide browse for white-tailed deer, consistent with the USFWS
South Florida Multi-Species Recovery Plan, May 1999, except as
recommended otherwise by the USFWS or FFWCC.; and
iii. If the development will be larger than 10 acres, a monitoring
program.
iii. A description of provisions to minimize human and wildlife
interactions based on the most current FFWCC guidelines and
regulations on techniques to reduce human-wildlife contact,
consistent with the baseline standards provided in LDC section
4.08.05 J.3.a. Low intensity land uses, such as lakes, parks, or
passive recreation areas, vegetation preserves, and agriculture
shall be used to establish buffer areas between wildlife habitat and
areas dominated by human activities.
iv. The methods to be used for disseminating information to local
residents, visitors, and businesses about the presence of wildlife
and practices that enable coexistence and minimized interaction
such as appropriate waste disposal practices.
v. Mitigation for impacting listed species habitat shall be considered
in the management plan, as appropriate.
Page 5282 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 15 of 83
Words struck through are deleted, words underlined are added
vi. A monitoring program if the development will be greater than 10
acres.
c. The most current and completed data and local, state, and federal
guidelines and regulations shall be utilized to prepare the required
management plans. Management guidelines contained in publications
used by the FFWCC and USFWS for technical assistance shall be used
for developing required management plans, and the County shall
consider any other techniques recommended by the FFWCC and the
USFWS, consistent with LDC section 4.08.05 J.4. The following
references shall be used, as appropriate, to prepare the wildlife habitat
management plan:
i. South Florida Multi-Species Recovery Plan, USFWS, 1999.
ii. Habitat Management Guidelines for the Bald Eagle in the
Southeast Region, USFWS, 1987.
iii. Ecology and Habitat Protection Needs of Gopher Tortoise
(Gopherus polyphemus) Populations found on Lands Slated for
Large Scale development in Florida, Technical Report No. 4,
Florida Game and Fresh Water Fish Commission, 1987.
iv. Ecology and development-Related Habitat Requirements of the
Florida Scrub Jay (Apelocoma coerulescens), Technical Report
No. 8, Florida Game and Fresh Water Fish Commission,
1991.v.Ecology and Habitat Protection Needs of the Southeastern
American Kestrel (Falco Sparverius Paulus) on Large-scale
development Sites in Florida, Nongame Technical Report No. 13,
Florida Game and Fresh Water Fish Commission, 1993.
v. Ecology and Habitat Protection Needs of the Southeastern
American Kestrel (Falco Sparverius Paulus) on Large-
scale development Sites in Florida, Nongame Technical Report
No. 13, Florida Game and Fresh Water Fish Commission, 1993.
d. The following species specific provisions shall be included within the
wildlife habitat management plan if the wildlife survey indicates that the
identified species utilizes the site or the site is capable of supporting and
is likely to support such species:
i. Gopher tortoise. For parcels containing gopher tortoises
(Gopherus polyphemus), priority shall be given to protecting the
largest, most contiguous gopher tortoise habitat with the greatest
number of active burrows, and for providing a connection to off
site adjacent gopher tortoise preserves.
ii. Florida scrub jay. Habitat preservation for the Florida scrub jay
(Aphelocoma coerulescens) shall conform to the guidelines
contained in Technical Report No. 8, Florida Game and Fresh
Water Fish Commission, 1991. A maintenance program shall be
established, which shall specify appropriate fire or mechanical
protocols to maintain the natural scrub community. A public
Page 5283 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 16 of 83
Words struck through are deleted, words underlined are added
awareness program to educate residents about the on-site
preserve and the need to maintain the scrub vegetation shall be
developed. These requirements shall be consistent with the
USFWS South Florida Multi-Species Recovery Plan, May 1999.
iii. Bald eagle. For the bald eagle (Haliaeetus leucocephalus), the
required habitat management plans shall establish protective
zones around the eagle nest restricting certain activities. The
plans shall also address restricting certain types of activities
during the nest season. These requirements shall be consistent
with the USFWS South Florida Multi-Species Recover Plan, May
1999.
iv. Red-cockaded woodpecker. For the red-cockaded woodpecker
(Ipicoides borealis), the required habitat protection plan shall
outline measures to avoid adverse impacts to active clusters and
to minimize impacts to foraging habitat. Where adverse effects
cannot be avoided, measures shall be taken to minimize on-site
disturbance and compensate or mitigate for impacts that remain.
These requirements shall be consistent with the USFWS South
Florida Multi-Species Recovery Plan, May 1999.v.Florida black
bear. In areas where the Florida black bear (Ursus americanus
floridanus) may be present, the management plans shall require
that garbage be placed in bear-proof containers, at one or more
central locations. The management plan shall also identify
methods to inform local residents of the concerns related to
interaction between black bears and humans. Mitigation for
impacting habitat suitable for black bear shall be considered in the
management plan.
vi. Panther. For projects located in Priority I or Priority II Panther
Habitat areas, the management plan shall discourage the
destruction of undisturbed, native habitats that are preferred by
the Florida panther (Felis concolor coryi) by directing intensive
land uses to currently disturbed areas. Preferred habitats include
pine flatwoods and hardwood hammocks. In turn, these areas
shall be buffered from the most intense land uses of the project by
using low intensity land uses (e.g., parks, passive recreational
areas, golf courses).
4. On property where the wildlife survey establishes that listed species are utilizing
the site or where the site is capable of supporting listed species and such listed
species can be anticipated to potentially occupy the site, the County shall,
consistent with the RLSA Overlay of the GMP, consider and utilize
recommendations and letters of technical assistance from the FFWCC State of
Florida Fish and Wildlife Conservation Commission and recommendations from
the U.S. Fish and Wildlife Service in issuing development orders. It is recognized
that these agency recommendations, on a case-by-case basis may strengthen
change the requirements contained herein and any such change shall be
deemed consistent with this Code. However, no reduction of the wildlife
protection standards herein will be considered as these constitute minimum
standards for wildlife protection.
Page 5284 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 17 of 83
Words struck through are deleted, words underlined are added
K. Golf course standards. Except as otherwise required by L. or M. below, all golf courses
within the RLSA District that are not within an SRA shall be subject to the following
requirements:
1. Golf courses shall be designed, constructed, and managed in accordance with
the Audubon Cooperative Sanctuary Program (ACSP) for Golf Courses Audubon
International's Gold Signature Program. The project shall demonstrate that the
ACSP’s Environment Management Practices for Golf Courses Principles for
Resource Management required by the Gold Signature Program (Site Specific
Assessment, Habitat Sensitivity, Native and Naturalized Plants and Natural
Landscaping, Water Conservation, Waste Management. Energy Conservation &
Renewable Energy Sources, Transportation, Greenspace and Corridors,
Agriculture, and Building Design) have been incorporated into the golf course's
design and operational procedures. In addition to addressing these requirements,
golf courses shall meet the following specific criteria:
a. In order to prevent the contamination of soil, surface water and ground
water by the materials stored and handled by golf course maintenance
operations, golf courses shall comply with the Best Management
Practices for Enhancement of Environmental Quality on Florida Golf
Courses Maintenance Departments, prepared by the Florida Department
of Environmental Protection, September 2012, as amended May 1995.
b. To protect ground and surface water quality from fertilizer and pesticide
usage, golf courses shall demonstrate the following management
practices:
i. The use of slow release nitrogen sources;
ii. The use of soil and plant tissue analysis to adjust timing and
amount of fertilization applications;
iii. The use of an integrated pest management program using both
biological and chemical agents to control various pests;
iv. The coordination of pesticide applications with the timing and
application of irrigation water; and
v. The use of the procedure contained in IFAS Circular 1011,
Managing Pesticides for Golf Course Maintenance and Water
Quality Protection, May 1991 (revised 1995) to select pesticides
that will have a minimum adverse impact on water quality, in
compliance with Best Management Practices for the
Enhancement of Environmental Quality on Florida Golf Courses,
FDEP, September 2012, as amended.
2. To ensure water conservation, golf courses shall incorporate the following in their
design and operation:
a. Irrigation systems shall be designed to use weather station information
and moisture-sensing systems to determine the optimum amount of
irrigation water needed considering soil moisture and evapotranspiration
rates.
Page 5285 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 18 of 83
Words struck through are deleted, words underlined are added
b. As available, golf courses shall utilize treated effluent reuse water
consistent with Public Facilities Element of the Growth Management Plan
(GMP), Sanitary Sewer Sub-Element Objective 1.4 and its policies.;
c. Native plants shall be used exclusively except for special purpose areas
such as golf greens, fairways, and building sites. Within these excepted
areas, landscaping plans shall require that at least 75% of the trees and
50% of the shrubs be freeze-tolerant native Floridian species. At least
75% of the required native trees and shrubs shall also be drought tolerant
species.
3. Stormwater management ponds shall be designed to mimic the functions of
natural systems: by establishing shorelines that are sinuous in configuration in
order to provide increased length and diversity of the littoral zone. A Littoral shelf
shall be established to provide a feeding area for water dependent avian species.
The combined length of vertical and rip-rapped walls shall be limited to 25% of
the shoreline. Credits to the site preservation area requirements, on an acre-to-
acre basis, shall be given for littoral shelves that exceed these littoral shelf area
requirements.
L. Standards applicable in FSAs, HSAs, and WRAs that are outside of the ACSC. The
provisions of Chapters 3, 4, and 10 in effect as of July 25, 2000, shall apply to FSAs,
HSAs, and WRAs outside of the ACSC, with the following exceptions:
1. Site clearing and alteration shall be limited to 20% of the property and
nonpermeable surfaces shall not exceed 50% of any such area.
2. Except for roads and lakes, any nonpermeable surface greater than one acre
shall provide for release of surface water run off, collected or uncollected, in a
manner approximating the natural surface water flow regime of the surrounding
area.
3. Roads shall be designed to allow the passage of surface water flows through the
use of equalizer pipes, interceptor spreader systems or performance equivalent
structures.
4. Revegetation and landscaping of cleared areas shall be accomplished with
predominantly native species and planting of undesirable exotic species shall be
prohibited.
M. Standards applicable to wetlands outside of FSAs, HSAs, WRAs, and the ACSC.
Wetlands located outside of FSAs, HSAs, WRAs, and the ACSC shall be preserved in
accord with the following criteria:
1. The vegetative preservation requirement set forth in J.2. above shall first be met
through preservation of wetlands having a functionality assessment score of 0.65
or greater. Applicants shall establish the wetland functionality score of wetlands
using the South Florida Water Management District's Unified Wetland Mitigation
Assessment Method, F.A.C. 62-345. Upland vegetative communities may be
utilized to meet the vegetative, open space, and site preservation requirements
when the wetland functional assessment score of on-site wetlands is less than
0.65.
Page 5286 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 19 of 83
Words struck through are deleted, words underlined are added
2. Wetlands and contiguous upland buffers that are utilized by listed species or
serving as corridors for the movement of listed species shall be preserved on
site.
3. Wetland flowway functions through the project shall be maintained.
4. Ground water table drawdowns or diversions shall not adversely change the
hydroperiod of preserved wetlands on or off-site and detention and control
elevations shall be set to protect surrounding wetlands and be consistent with
surrounding land and project control elevations and water tables. In order to meet
these requirements, projects shall be designed in accordance with the current
SFWMD Basis of Review Sections 4.2.2.4.6.11 and 6.12 of SFWMD's Basis of
Review, January 2001.
5. All direct impacts shall be mitigated for as required by applicable federal or state
agencies and in the same manner as set forth in section 4.06.04 of this Code.
6. Single family residences shall follow the requirements contained within Policy
6.2.7 of the Conservation and Coastal Management Element of the GMP.
7. Appropriate buffering shall be provided to separate preserved wetlands from
other land uses. A minimum 50-foot vegetated upland buffer is required adjacent
to a natural water body and for other wetlands a minimum 25-foot vegetated
upland buffer adjacent to the wetland. A structural buffer, consisting of a stem-
wall, a berm, or a vegetative hedge with suitable fencing, may be used in
conjunction with a vegetative buffer that would reduce the vegetative buffer width
by 50%. A structural buffer shall be required adjacent to wetlands where direct
impacts are allowed. Wetland buffers shall conform to the following standards:
a. The buffer shall be measured landward from the approved jurisdictional
line.
b. The buffer zone shall consist of preserved native vegetation. Where
native vegetation does not exist, native vegetation compatible with the
existing soils and expected hydrologic conditions shall be planted.
c. The buffer shall be maintained free of Category I Exotics.
d. The following land uses are considered to be compatible with wetland
functions and are allowed within the buffer:
i. Passive recreational areas, boardwalks and recreational shelters;
ii. Pervious nature trails;
iii. Water management structures;
iv. Mitigation areas;
v. Any other conservation and related open space activity or use
which is comparable in nature with the foregoing uses.
Page 5287 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 20 of 83
Words struck through are deleted, words underlined are added
8. Mitigation rRequirements. Mitigation shall be required for direct impacts to
wetlands, such that the wetland functional score of the mitigation equals or
exceeds the wetland functional score of the impacted wetlands.
a. Priority shall be given to mitigation within FSAs and HSAs.
b. Loss of storage or conveyance volume resulting from direct impacts to
wetlands shall be compensated for by providing an equal amount of
storage or conveyance capacity on site and within or adjacent to the
impacted wetland.
c. Protection shall be provided for preserved or created wetland or upland
vegetative communities offered as mitigation by placing a conservation
easement over the land in perpetuity, providing for initial exotic plant
removal (Class I invasive exotic plants defined by the Florida Exotic Plant
Council) and continuing exotic plant maintenance, or by appropriate
ownership transfer to a state or federal agency along with sufficient
funding for perpetual management activities.
9. Prior to issuance of any final development order that authorizes site alteration,
the applicant shall demonstrate compliance with paragraphs LDC section 4.08.05
M.8.a. through LDC section 4.08.05 M.8.c. above, as applicable, and SFWMD
standards. If state or federal agency permits have not provided mitigation
consistent with paragraphs LDC section 4.08.05 M.8 above, the County shall
require mitigation exceeding that of the jurisdictional agencies.
10. Wetland preservation, buffer areas, and mitigation areas shall be identified or
platted as separate tracts. In the case of a Planned Unit Development (PUD),
these areas shall also be depicted on the PUD Master Plan. These areas shall
be maintained free from trash and debris and from Category I Exotics. Land uses
allowed in these areas shall be limited to those identified in LDC section 4.08.05
M.7.d. above.
N. Outdoor lighting. Any development proposed in the RLSA District shall be compatible
with surrounding land uses and implement appropriate lighting controls for permitted
uses, including outdoor lighting that is designed to protect and preserve the nighttime
environment by minimizing light pollution and glare while reducing energy consumption
and upholding safety and security. Except for when the County Manager or designee
determines otherwise to protect the health, safety, and welfare, permanent outdoor
lighting shall comply with the following:
1. All outdoor freestanding lighting facilities shall be limited to a maximum of 25 feet
in height. This height limitation shall also be applicable to streetlights located
within private and public rights-of-way. However, any lighting from a non-
residential use, excluding rights-of-way, and located within 50 feet of a residential
property line shall be limited to 15 feet in height.
2. All off-street parking, loading, and other vehicular use areas shall utilize lighting
fixtures that are fully shielded and directs lighting downward. This includes the
top-level/roof areas of parking garages.
Page 5288 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 21 of 83
Words struck through are deleted, words underlined are added
3. All lighting fixtures shall be fully shielded when affixed to walls of non-residential
uses, multi-family buildings, and related accessory structures. Any mounted to
soffits for these uses shall be recessed into the soffit or otherwise fully shielded.
4. Lighting shall not be aimed onto adjacent properties without consent, except in
cases of shared parking, shared pedestrian pathways, coordinated development
sites spanning multiple parcels, or to otherwise comply with LDC section 6.06.03.
5. Lighting used for outdoor athletic fields, courts, or tracks shall be shielded to the
maximum extent possible to reduce glare, safety hazards, light trespass, and
light pollution. These lights shall be extinguished within one hour at the end of
active use.
6. For pedestrian pathway lighting, if bollard-type lighting facilities are used, they
shall be fully shielded and painted dark colors, such as black, dark gray, dark
brown, or dark earth tones.
7. Pedestrian walkway lighting shall use shatterproof lamp coverings.
* * * * * * * * * * * *
SUBSECTION 3.D. AMENDMENTS TO SECTION 4.08.06 SSA DESIGNATION
Section 4.08.06 SSA Designation, of Ordinance 04-41, as amended, the Collier County Land
Development Code, is hereby amended to read as follows:
Section 4.08.06 SSA Designation
Lands within the RLSA District may be designated as SSAs subject to the following regulations:
A. Lands Within the RLSA District that can be Designated as SSAs. Any privately held land
within the RLSA District delineated on the RLSA Overlay Map as FSA, HSA, WRA,
Restoration Area, or Open, may be designated as an SSA, including lands within the
ACSC.
1. May be within an SRA Boundary. A WRA, whether designated as an SSA or not,
may be contiguous to or surrounded by an SRA. Should a WRA be used to
provide water retention for an SRA, the provisions of LDC section 4.08.06 A.4.b.
shall apply.
2. FSA Delineated Lands.
a. In the case where lands delineated as FSA are designated as an SSA, at
a minimum, Residential uses, General conditional uses, Earth Mining and
Processing Uses, and Recreational Uses (layers 1-4) as listed in the Land
Use Matrix shall be eliminated as permitted land uses.
Page 5289 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 22 of 83
Words struck through are deleted, words underlined are added
b. Conditional use essential services and governmental essential services,
other than those necessary to serve permitted uses or for public safety as
described in LDC section 2.01.03 G.2., shall only be allowed in FSAs with
a Natural Resource Stewardship Index value of 1.2 or less.
c. Directional-drilling techniques and/or previously cleared or disturbed
areas shall be utilized for oil and gas exploration and oil and gas field
development, and production activities in FSAs in order to minimize
impacts to native habitats when determined to be practicable. This
requirement shall be deemed satisfied upon issuance of a state permit
requiring compliance with the criteria established in Chapter 62C-25
through 62C-30, F.A.C., as those rules existed on June 16, 2005,
regardless of whether the activity occurs within the Big Cypress Swamp
as defined in section 377.42, F.S. Rule 62C-30.001(2), F.A.C. All
applicable Collier County environmental permitting requirements shall be
considered satisfied by evidence of the issuance of all applicable federal
and/or state permits for proposed oil and gas activities in Collier County,
so long as the state permits comply with the requirements of Chapter
62C-25 through 62C-30, FAC. For those areas of Collier County outside
the boundary of the Big Cypress Watershed, the applicant shall be
responsible for convening the Big Cypress Swamp Advisory Committee
as set forth in Section 377.42, F.S., to assure compliance with the Florida
Statutes and Florida Administrative Code Chapter 62C-25 through 62C-
30, F.A.C. even if outside the defined Big Cypress Watershed. All oil and
gas access roads shall be constructed and protect from unauthorized
uses according to the standards established in Rule 62C-30.005(2)(a)1
through 12, FAC. Nothing contained herein alters the requirement to
obtain conditional use permits for oil and gas field development and
production activities. Directional-drilling techniques and/or previously
cleared or disturbed areas shall be utilized for oil and gas exploration and
oil and gas field development and production activities in FSAs in order to
minimize impacts to native habitats when determined to be practicable.
This requirement shall be deemed satisfied upon issuance of a state
permit requiring compliance with the criteria established in the Florida
Statutes and Florida Administrative Code Chapter 62C-25 through 62C-
30, F.A.C., as those rules existed on January 14, 2005, regardless of
whether the FSA in which oil and gas exploration and oil and gas field
development and production activities is within the Big Cypress Swamp
as defined in section 377.42, F.S. Rule 62C-30.001(2), F.A.C. For those
areas of Collier County outside the boundary of the Big Cypress Swamp
Advisory Committee as set forth in Section 377.42, F.S., to assure
compliance with the Florida Statutes and Florida Administrative Code
Chapter 62C-25 through 62C-30, F.A.C. even if outside the defined Big
Cypress Watershed. Nothing contained herein alters the requirement to
obtain conditional use permits for oil and gas field development and
production activities.
d. The elimination of the Earth Mining layer (Layer 3) shall not preclude the
excavation of lakes or other water bodies if such use is an integral part of
a restoration or mitigation program within an FSA.
e. Once land in an FSA is designated as an SSA, no expansion of
Agriculture Group 1 (Layer 5) or Agriculture Group 2 (Layer 7) and no
Page 5290 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 23 of 83
Words struck through are deleted, words underlined are added
conversion of Agriculture Group 2 to Agriculture Group 1 shall be allowed
beyond those land uses in existence or allowed by applicable permits as
of the date that the SSA designation is approved other than incidental
clearing as set forth in f. below.
f. Incidental clearing is permitted, provided that the Ag 1 Land Use Layer
has been retained on the areas to be incidentally cleared and the Natural
Resource Index Value score has been adjusted to reflect the proposed
change in land cover. In the event said incidental clearing impacts lands
having a Natural Resource Index Value in excess of 1.2, appropriate
mitigation shall be provided.
3. HSA Delineated Lands.
a. In the case where lands delineated as HSA are designated as an SSA, at
a minimum, Residential Land Uses (Layer 1), as listed in the Matrix, shall
be eliminated.
b. General conditional uses, Earth Mining and Processing Uses, and
Recreational Uses shall be allowed only on HSA lands with a Natural
Resource Stewardship Index value of 1.2 or less.
c. In addition to the requirements imposed in the LDC for approval of a
conditional use, uses listed in b. above will only be approved upon
submittal of Environmental Data an EIS which demonstrates that clearing
of native vegetation has been minimized, the use will not significantly and
adversely impact listed species and their habitats and the use will not
significantly and adversely impact aquifers. This demonstration shall be
made by establishing the following:
i. (1) Clearing of native vegetation shall not exceed 15% of the
native vegetation on the parcel.
ii. (2) Priority shall be given to utilizing contiguous areas of
previously cleared land before native vegetated areas.
iii. (3) Buffering to Conservation Land shall comply with LDC
section Section 4.08.07 I.5.d.iiJ.6.10.
iv. (4) Stormwater Management design shall base water control
elevations on seasonal high water elevations of adjacent wetlands
to protect wetland hydroperiods in accord with the SFWMD Basis
of Review.
v. (5) The area has a Listed Species Habitat Indices Value of 0.4
or less and no state or federal direct impact take permit is required
for the use.
vi. (6) Activities that are the subject of an approved SFWMD
Environmental Resource Permit or Consumptive Use Permit and
that utilize best management practices designed to protect
groundwater from contamination from allowable land uses are
deemed not to significantly and adversely impact aquifers.
Page 5291 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 24 of 83
Words struck through are deleted, words underlined are added
d. As an alternative to the submittal of the Environmental Data required in
LDC section 4.08.06 A.3.c. an EIS, the applicant may demonstrate that
such use is an integral part of a State or Federally approved restoration
plan or mitigation program.
e. Conditional use essential services and governmental essential services,
other than those necessary to serve permitted uses or for public as
described in LDC section 2.01.03 G.2.shall only be allowed in HSAs with
a Natural Resource Stewardship Index value of 1.2 or less.
f. Asphaltic and concrete batch making plants are prohibited in all HSAs.
g. Directional-drilling techniques and/or previously cleared or disturbed
areas shall be utilized for oil and gas exploration and oil and gas field
development, and production activities in HSAs in order to minimize
impacts to native habitats when determined to be practicable. This
requirement shall be deemed satisfied upon issuance of a state permit
requiring compliance with the criteria established in Chapter 62C-25
through 62C-30, F.A.C., as those rules existed on June 16, 2005,
regardless of whether the activity occurs within the Big Cypress Swamp
as defined in section 377.42, F.S. Rule 62C-30.001(2), F.A.C. All
applicable Collier County environmental permitting requirements shall be
considered satisfied by evidence of the issuance of all applicable federal
and/or state oil and gas permits for proposed oil and gas activities in
Collier County, so long as the state permits comply with the requirements
of Chapter 62C-25 through 62C-30, FAC. For those areas of Collier
County outside the boundary of the Big Cypress Watershed, the applicant
shall be responsible for convening the Big Cypress Swamp Advisory
Committee as set forth in Section 377.42, F.S., to assure compliance with
Chapter 62C-25 through 62C-30, F.A.C. even if outside the defined Big
Cypress Watershed. All oil and gas access roads shall be constructed
and protected from unauthorized uses according to the standards
established in Rule 62C-30.005(2)(a)1 through 12, FAC. Nothing
contained herein alters the requirement to obtain conditional use permits
for oil and gas field development and production activities.
h. Golf Course design, construction, and operation in any HSA shall comply
with the best management practices of Audubon Cooperative Sanctuary
International's Gold Program for Golf and the Florida DEP, which
standards shall be adopted by December 13, 2003.
i. Once land in an HSA is designated as an SSA, no expansion of
Agriculture Group 1 (Layer 5) or Agriculture Group 2 (Layer 7) and no
conversion of Agriculture Group 2 to Agriculture Group 1 shall be allowed
beyond those land uses in existence or allowed by applicable permits as
of the date that the SSA designation is approved other than incidental
clearing as set forth in j. below.
j. Incidental clearing is permitted, provided that the Ag 1 Land Use Layer
has been retained on the areas to be incidentally cleared and the Natural
Resource Index Value score has been adjusted to reflect the proposed
change in land cover. In the event said incidental clearing impacts lands
Page 5292 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 25 of 83
Words struck through are deleted, words underlined are added
having a Natural Resource Index Value in excess of 1.2, appropriate
mitigation shall be provided.
4. WRA Delineated Lands.
a. In the case where lands delineated as WRA are designated as an SSA, at
a minimum, Residential Land Uses (Layer 1), as listed in the Matrix, shall
be eliminated as permitted land uses.
b. During permitting to serve new uses within an SRA, additions and
modifications to WRAs may be required, including but not limited to
changes to control elevations, discharge rates, storm water pre-treatment,
grading, excavation or fill. Such additions and modifications shall be
allowed subject to review and approval by the SFWMD in accordance
with best management practices. Such additions and modifications to
WRAs shall be designed to ensure that there is no net loss of habitat
function within the WRAs unless there is compensating mitigation or
restoration in other areas of the RLSA District that will provide
comparable habitat function. Compensating mitigation or restoration for
an impact to a WRA contiguous to the Camp Keais Strand or
Okaloacoochee Slough shall be provided within or contiguous to that
Strand or Slough.
5. Restoration Zone Delineated Lands. To further direct other uses away from and
to provide additional incentive for the protection, enhancement, and restoration of
the Okaloacoochee Slough and Camp Keais Strand, when lands within a
Restoration Zone are designated as an SSA and at least Land Use Layers 1
through 3 4 are eliminated as permitted uses, such Restoration Zone shall
receive a Stewardship Overlay Designation value of 0.6.
B. SSA Credit Generation - Stewardship Credit System. Stewardship Credits (Credits) are
created from any lands within the RLSA District from which one or more Land Use
Layers are eliminated removed and that are designated as SSAs. Once land is
designated as an SSA and Credits or other compensation consistent with Policy 3.8 of
the RLSA Overlay is granted to the owner, no increase in density or additional uses not
expressly identified in the Stewardship Agreement shall be allowed on such property. A
methodology has been adopted in the GMP for the calculation of credits based upon: 1)
the Natural Resource Index Value of the land being designated as an SSA, and 2) the
number of land use layers being eliminated.
1. Early Entry bonus credits. Early Entry bonus credits were are hereby established
to encourage the voluntary designation of SSAs within the RLSA District. The
bonus shall be was in the form of an additional one Stewardship Credit per acre
of land designated as an SSA that is within an HSA located outside of the ACSC
and one-half Stewardship Credit per acre of land designated as an SSA that is
within an HSA located inside the ACSC.
a. The early entry bonus was shall be available until January 30, 2009.
b. The early designation of SSAs and the resultant generation of
Stewardship Credits do not require the establishment of SRAs or
otherwise require the early use of Credits.
Page 5293 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 26 of 83
Words struck through are deleted, words underlined are added
bc. Credits generated under the early entry bonus may be used after the
termination of the bonus period.
d. The maximum number of Credits that can be generated under the early
entry bonus is 27,000.
ce. Early Entry bonus credits shall not be transferred into or otherwise used
to entitle an SRA within the ACSC.
2. Agricultural Stewardship Area (ASA). Open Lands are eligible for designation as
Agricultural Stewardship Areas. To qualify as an ASA, all non-agriculture uses
shall be eliminated from the property and the remaining uses shall be limited to
agricultural Land Use Layers 5, 6 and 7 on the Land Use Matrix. In lieu of
applying the Natural Resource Index, lands designated as ASAs shall be
awarded two (2.0) Stewardship Credits per acre.
32. The Stewardship Credit Worksheet, adopted as Attachment "A" of the GMP
RLSA Goals, Objectives, and Policies, sets out the mathematical formula that
shall be used to determine the number of credits available for each acre of land
being considered for an SSA.
43. Natural Resource Indices and Values. A set of Natural Resource Indices has
been established as part of the Stewardship Credit Worksheet.
a. Natural Resource Indices.
Stewardship Overlay Designation
Proximity Indices
Listed Species Habitat Indices
Soils/Surface Water Indices
Restoration Potential Indices
Land Use - Land Cover Indices
b. Index Values. During the RLSA Study, based upon data and analysis,
each acre within the RLSA District was assigned a value for each Index
except for the Restoration Potential Index. The Restoration Potential
Index is assigned during the SSA designation process if appropriate, and
credit adjustments are made at that time.
c. Restoration Areas Slough/Strand Index Score Upgrade. An index score
upgrade is hereby established as an incentive for the protection,
enhancement and restoration of the Okaloacoochee Slough and Camp
Keais Strand. All lands within 500 feet of the delineated FSAs as shown
on the RLSA Overlay Map that comprise the Slough or Strand that are not
otherwise included in an HSA or WRA shall receive the same natural
index score (0.6) that an HSA receives, if such property is designated as
an SSA and retains only agricultural, recreational and/or conservation,
restoration, and natural resource layers of land use (Layers 5-8 on the
Land Use Matrix).
d. Index Map. A Natural Resource Index Map adopted as a part of the RLSA
Overlay, indicates the Natural Resource Stewardship Index Value for all
land within the RLSA District. Credits from any lands designated as
SSAs, shall be based upon the Natural Resource Index values in effect at
Page 5294 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 27 of 83
Words struck through are deleted, words underlined are added
the time of designation. At the time of designation, the Natural Resource
Index Assessment required in Section 4.08.06 C.3. shall document any
necessary adjustments to the index values reflected on the Index Map.
Any change in the characteristics of land due to alteration of the land prior
to the designation of an SSA that either increases or decreases any Index
Value shall result in a corresponding adjustment in the credit value.
e. Restoration Potential Index Value. If the applicant asserts that the land
being designated as an SSA has a Restoration Potential Index Value of
greater than zero (0), an evaluation of the restoration potential of the land
being designated shall be prepared by a qualified environmental
consultant (per Chapter 310 of the LDC) on behalf of the applicant and
submitted as part of the SSA Designation Application Package. In the
event that restoration potential is identified, the appropriate Restoration
Potential Index Value shall be determined in accord with the Credit
Worksheet. The credit value of each acre to which the Restoration
Potential Index Value is applied shall be recalculated by adding the
Restoration Potential Index Value to that acre's total Index Value.
5. f. Restoration Stewardship Credits. Restoration Stewardship Credits are
hereby established in addition to the Restoration Potential Index Value. In certain
locations there may be the opportunity for flow way or habitat restoration such as
locations where flow ways have been constricted or otherwise impeded by past
activities or where additional land is needed to enhance wildlife corridors.
Restoration Stewardship Credits shall be applied to an SSA subject to the
following regulations.: Credits shall only be approved for one type of restoration
per acre and in no case shall more than 10 Credits be awarded per acre.
a. Panther corridor credits. As generally illustrated in the RLSA Overlay
Map, there may be opportunities to create, restore, and enhance a
northern panther corridor connection and a southern panther corridor
connection. Should a property owner in a federally approved corridor
designate the required property for such corridor, then two Stewardship
Credits shall be awarded for each acre of land so designated. Should an
owner also effectively complete the corridor restoration, this shall be
awarded with eight additional Credits per acre of restored land upon
demonstration that the restoration met applicable success criteria as
determined by the federal permit agency authorizing said restoration. The
awarding of the eight (8) restoration implementation credits may be
phased to coincide with a phased implementation process in accordance
with the federal permit.
b. Wetland Wading Bird Habitat Restoration Credits. Designation of any
area for seasonal wetland restoration inside an FSA, HSA, or WRA shall
be awarded two (2) additional Credits per acre. The dedication shall be by
conveyance or restrictive covenant. Should the landowner successfully
complete the restoration, an additional eight (8) Credits per acre shall be
awarded.
c. Other restoration credits.
i. Should a property owner designate land for restoration activities
within an FSA or HSA, one (1) additional Stewardship Credit shall
Page 5295 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 28 of 83
Words struck through are deleted, words underlined are added
be awarded for each acre of land so dedicated and identified as
Restoration I (R I) within each individually submitted SSA.
ii. Completion of restoration. Upon completion of the restoration
improvements, the owner shall be awarded additional stewardship
credits identified as R2 Restoration within each individually
submitted SSA, as follows:
(a) Caracara restoration credits at two (2) credits per acre.
(b) Exotic controlled burning at five (5) credits per acre.
(c) Flow way restoration credits at five (5) credits per acre.
(d) Native habitat restoration credits at seven (7) credits per
acre.
(1) Priority has been given to restoration within the Camp Keais
Strand FSA or contiguous HSAs. Therefore, four (4) additional
Stewardship Credits shall be generated for each acre of land
dedicated by the applicant for restoration activities within any of
the following areas: 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.
(2) Two (2) additional Stewardship Credits shall be generated for
each acre of land dedicated for restoration activities within the
Okaloacoochee Slough, contiguous HSAs, or those portions of the
Restoration Zone depicted on that are contiguous to the
Okaloacoochee Slough.
iii. (3) The actual implementation of restoration improvements is
not required for the owner to receive such credits referenced in
LDC 4.08.06 B.5.c.i. (1) and (2) above.
iv. (4) On lands Lands designated "Restoration," Land Use
Layers 1 through 6 must be eliminated and allowable uses shall
be limited restricted to Agriculture - Group 2 and conservation
uses and all natural areas shall be maintained in their existing
natural condition until such time as restoration activities occur.
Upon completion of restoration, the land shall be managed in
accordance with the applicable restoration permit conditions,
which may impose further restriction on the allowed use of the
property.
(5) If the applicant agrees to complete the restoration improvements
and the eligibility criteria below are satisfied, four (4) additional
Stewardship Credits shall be authorized at the time of SSA designation,
but shall not become available for transfer until such time as it has been
demonstrated that the restoration activities have met applicable success
criteria as determined by the permitting or commenting agency
authorizing said restoration. One or more of the following eligibility criteria
Page 5296 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 29 of 83
Words struck through are deleted, words underlined are added
shall be used in evaluating an applicant's request for these additional
Restoration Stewardship Credits:
v. One or more of the following eligibility criteria shall be used in
evaluating an applicant's request for these additional Restoration
Stewardship Credits:
(a) FSA and/or HSA lands where restoration would increase
the width of flow way and/or habitat corridors along the
Camp Keais Strand or Okaloacoochee Slough so that, in
the opinion of the applicant's environmental consultant and
County environmental or natural resources staff, there will
be functional enhancement of the flow way or wildlife
corridor;
(b) FSA and/or HSA lands where restoration would increase
the width of flow way and/or habitat corridors within two
miles of existing public lands so that, in the opinion of the
applicant's environmental consultant and County
environmental or natural resources staff, there will be a
functional enhancement of the flow way or wildlife corridor;
(c) Documentation of state or federal listed species utilizing
the land or a contiguous parcel;
(d) Lands that could be restored and managed to provide
habitats for specific listed species (e.g., gopher tortoise,
Big Cypress fox squirrel, red-cockaded woodpecker, etc.),
or;
(e) Occurrence of a land parcel within foraging distance from a
wading bird rookery or other listed bird species colony,
where restoration and proper management could increase
foraging opportunities (e.g., wood storks).
64. Land Use Layers to be Eliminated. A set of Land Use Layers has been
established as part of the Stewardship Credit Worksheet and adopted as the
Land Use Matrix set forth below. Each Layer incorporates a number of the
permitted or conditional uses allowed under the Baseline Standards. Each Layer
listed below has an established credit value (percentage of a base credit)
developed during the RLSA Study. At the time of designation application, a
landowner wishing to have his/her land designated as an SSA determines how
many of the Land Use Layers are to be eliminated removed from the designated
lands. A Land Use Layer can only be eliminated removed in its entirety (all
associated activities/land use are eliminated removed), and Layers shall be
eliminated removed sequentially and cumulatively in the order listed below.
a. Land Use Layers.
1 - Residential Land Uses
2 - General conditional uses
3 - Earth Mining and Processing Uses
4 - Recreational Uses
Page 5297 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 30 of 83
Words struck through are deleted, words underlined are added
5 - Agriculture - Group 1
6 - Agriculture - Support Uses
7 - Agriculture - Group 2
8 - Conservation, Restoration and Natural Resources
b. Land Use Matrix
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,
unprocessed
agricultural
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)
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
Aquaculture
for native
species (P)
and non-
native
species (CU)
Packinghous
e or similar
agricultural
processing
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
transportatio
n (CU)
Water supply,
wellfields (P); oil
and gas
exploration (P)
Page 5298 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 31 of 83
Words struck through are deleted, words underlined are added
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)
Uses as listed in LDC- Rural Agricultural District
(P) principal use,
(aA) accessory use,
(CU) conditional use
c. Any development proposed in the RLSA District shall be compatible with
surrounding land uses and implement appropriate lighting controls for
permitted uses, including outdoor lighting that is designed to protect the
nighttime environment, conserve energy, and enhance safety and
security. Except for when the County Manager or designee determines
otherwise to protect the health, safety, and welfare, permanent outdoor
lighting shall comply with the criteria listed in LDC section 4.08.05 N.
75. Matrix Calculation. The maximum number of credits generated through
designation as an SSA is established in a matrix calculation that multiplies each
Natural Resource Index Value by the value of each Land Use Layer, thereby
establishing a credit value for each acre in the RLSA Overlay, weighted by the
quality of its natural resources. As Land Use Layers are eliminated removed, the
sum of the percentages of those Layers eliminated removed is multiplied by the
Page 5299 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 32 of 83
Words struck through are deleted, words underlined are added
Natural Resource Index Values to determine the Stewardship Credits to be
generated by each acre being designated as an SSA.
C. SSA Designation Application Package. A request to designate lands(s) within the RLSA
District as an SSA shall be made pursuant to the regulations of this Section. An SSA
Application Package shall include the following:
1. SSA Designation Application. A landowner or his/her agent, hereafter "applicant,"
shall submit a request for the designation of SSA for lands within the RLS District
to the County Manager or his designee, on an approved application form. The
application shall be accompanied by the documentation as required by this
Section.
2. Application Fee. An application fee shall accompany the application.
3. Natural Resource Index Assessment. The applicant shall prepare and submit as
part of the SSA Designation Application a report entitled Natural Resource Index
Assessment that documents the Natural Resource Index Value scores. The
Assessment shall include a summary analysis that quantifies the number of
acres by Index Values, the level of conservation being proposed, and the
resulting number of Credits being generated. The Assessment shall:
a. Verify that the Index Value scores assigned during the RLSA Study are
still valid through recent aerial photography or satellite imagery, agency-
approved mapping, or other documentation, as verified by field
inspections.
b. If if this Assessment establishes that the Index Value scores assigned
during the RLSA Study are no longer valid, document the Index Value of
the land as of the date of the SSA Designation Application.
c. Establish the suggested "Restoration Potential" Index Value for any acres
as appropriate and provide evidence/documentation supporting the
suggested Index Value;
d. Quantify the acreage of agricultural lands, by type, being preserved;
e. Quantify the acreage of non-agricultural acreage, by type, being
preserved;
f. Quantify the acreage of all lands by type within the proposed SSA that
have an Index Value greater than 1.2; and
g. Quantify all lands, by type, being designated as SSA within the ACSC, if
any.
4. Support Documentation. In addition, the following support documentation shall be
provided for each SSA being designated:
a. Legal description, including sketch or survey;
Page 5300 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 33 of 83
Words struck through are deleted, words underlined are added
b. Acreage calculations, e.g., acres of FSAs, HSAs, and WRAs, etc., being
put into the SSA;
c. RLSA Overlay Map delineating the area of the RLSA District being
designated as an SSA;
d. Aerial photograph(s) having a scale of one (1) inch equal to at least 200
feet when available from the County, otherwise, a scale of at least one (1)
inch equal to 400 feet is acceptable, delineating the area being
designated as an SSA;
e. Natural Resource Index Map of area being designated as an SSA;
f. FDOT Florida Land Use Cover and Forms Classification System
(FLUCFCS) map(s) delineating the area being designated as an SSA on
an aerial photograph having a scale of one (1) inch equal to at least 200
feet when available from the County, otherwise, a scale of at least one (1)
inch equal to 400 feet is acceptable;
g. Listed species occurrence map(s) from United States Fish and Wildlife
Service, Florida Fish and Wildlife Conservation Commission (FFWCC)
Florida Fish Wildlife Conservation Commission, and Florida Natural Areas
Inventory, delineating the area being designated as an SSA;
h. United States Department of Agriculture-Natural Resources Conservation
Service (USDA-NRCS) Soils map(s) delineating the area being
designated as an SSA;
i. Documentation to support a change in the related Natural Resource Index
Value(s), if appropriate; and
j. Calculations that quantify the number of acres by Index Values, the level
of conservation being offered, and the resulting number of credits being
generated.
5. SSA Credit Agreement. Any landowner petitioning to have all or a portion of land
owned within the RLSA District designated as an SSA and who is to obtain SSA
credits for the land so designated shall enter into a SSA Credit Agreement with
the County. SSA Credit Agreements entered into by and between a landowner
and the County shall contain the following:
a. The number of acres, and a legal description of all lands subject to the
SSA Credit Agreement;
b. A map or plan (drawn at a scale of 1"= 500') of the land subject to the
agreement which depicts any lands designated FSAs, HSAs, or WRAs
and the acreage of lands so designated;
c. A narrative description of all land uses, including conditional uses, if any,
that shall be eliminated removed from the land upon approval of the SSA
Credit Agreement;
Page 5301 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 34 of 83
Words struck through are deleted, words underlined are added
d. Calculations that support the total number of SSA credits that result from
the Natural Resource Index Assessment;
e. A copy of the Stewardship easement, (or deed if a fee simple transfer is
proposed) applicable to the land, which shall be granted in perpetuity and
shall be recorded by the County upon approval of the SSA Credit
Agreement;
f. Land management measures;
g. Provisions requiring that, upon designation of land as an SSA, the owner
shall not seek or request, and the County shall not grant or approve, any
increase in density or any additional uses beyond those specified in the
SSA Credit Agreement on the land;
h. Provisions requiring that, upon designation of land within either an FSA or
an HSA as an SSA, the owner shall not thereafter seek or request, and
the County shall not thereafter grant or approve any expansion or
conversion of agricultural land uses in violation of sections 4.08.06 A.2
and A.3.;
i. Provisions regarding and ensuring the enforceability of the SSA Credit
Agreement; and
j. If applicable, the number of credits to be granted for restoration
(Restoration Credits), together with the following information:
i. (1) A legal description of lands to be designated for
restoration;
ii. (2) A map depicting the land being designated as SSA, with
the lands to be dedicated for restoration, but which the applicant
makes no commitment to undertake restoration, identified as
Restoration I ("R I"); and the lands dedicated for restoration and
for which the applicant has committed to carry out the restoration
identified as Restoration II ("R II");
iii. (3) The number of Restoration Credits to be granted for the
lands designated R I and R II;
iv. (4) A Restoration Analysis and Report, which shall include a
written evaluation of the restoration area's existing
ecological/habitat value and the necessary restoration efforts
required to reestablish original conditions; enhance the
functionality of wetlands or wildlife habitat; or remove exotics so
as to enhance the continued viability of native vegetation and
wetlands; and
v. (5) When the restoration is to be undertaken by the applicant,
a Restoration Plan that addresses, at a minimum, the following
elements:
(a) Restoration goals or species potentially affected;
Page 5302 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 35 of 83
Words struck through are deleted, words underlined are added
(b) Description of the work to be performed;
(c) Identification of the entity responsible for performing the
work;
(d) Work Schedule;
(e) Success Criteria; and
(f) Annual management, maintenance and monitoring.
6. Public Hearing for Credit Agreement. The SSA Credit Agreement shall be
approved by a resolution of the BCC at an advertised public meeting by majority
vote.
7. Recording of SSA Memorandum. Following approval by the County, an SSA
Memorandum shall be prepared and recorded in the public records, together with
the following portions or exhibits of the SSA Credit Agreement as attachments:
a. The legal description of the lands subject to the SSA Credit Agreement
and the number of SSA Credits assigned to the land designated as SSA,
including lands designated for restoration, if any, and the Restoration
Credits assigned to such land;
b. The Stewardship Easement easement Agreement on the SSA lands,
describing the land uses remaining on the land;
c. A summary of the Restoration Plan, if restoration is to be undertaken by
the applicant, to include the elements set forth in Section 4.08.06 C.5.
8. Conditional Stewardship Easement easement Agreement or Deed. The applicant
shall prepare and submit a Stewardship Easement easement Agreement in all
cases except when the property is being deeded in fee simple to a
"conservation/preservation agency."
a. The applicant shall prepare and submit a Conditional Stewardship
Easement Agreement with the SSA application in all cases except when
the property is being deeded in fee simple to a conservation land trust
accredited by the Land Trust Accreditation Commission.
b. Upon the initial approval of an SSA, a Conditional Stewardship Easement
shall be established for a term of five years (hereinafter referred to as
“Conditional Period”). All conditions and restrictions related to
maintaining the existing property conditions, including all management
obligations of the owner of the SSA lands, shall be full force during the
Conditional Period.
c.a. The Conditional Stewardship Easement Agreement shall impose a
restrictive covenant or grant a perpetual restrictive easement that shall be
recorded for each SSA,. The Conditional Stewardship Easement shall
run with the land and shall be in favor of Collier County and FFWCC and
include one or more of the following: Florida DEP, Florida Department of
Agriculture and Consumer Services, SFWMD, or a recognized land trust
accredited by the Land Trust Accreditation Commission.
Page 5303 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 36 of 83
Words struck through are deleted, words underlined are added
d.b. The Conditional Stewardship Easement easement Agreement shall
identify the specific land management measures that will be undertaken
and the party responsible for such measures.
e.c. In the event that the land being designated as an SSA is being
transferred to a conservation entity by fee simple title, a deed shall be
submitted in lieu of the Conditional Stewardship Easement easement
Agreement.
f. Termination of the Conditional Stewardship Easement shall be done in
compliance with LDC section 4.08.06 F.
D. SSA Application Review Process.
1. Pre-application Conference with County Staff. Prior to the submission of a formal
application for SSA designation, the applicant shall attend a pre-application
conference with the County Manager or his designee and other county staff,
agencies, and officials involved in the review and processing of such applications
and related materials. If an SRA designation application is to be filed concurrent
with an SSA application, only one pre-application conference shall be required.
This pre-application conference should address, but not be limited to, such
matters as:
a. Conformity of the proposed SSA with the goals, objectives, and policies of
the GMP;
b. Review of the Stewardship Credit Worksheet and Natural Resource Index
Assessment for the property;
c. Identification of the recognized entity to be named in the covenant or
perpetual restrictive easement, and;
d. Identification of the proposed land management measures that will be
undertaken and the party responsible for such measures.
2. Application Package Submittal and Processing Fees. The required number of
copies of each SSA Application and the associated processing fee shall be
submitted to the County Manager or his designee. The contents of said
application package shall be in accordance with Section 4.08.06 C.
3. Application Deemed Sufficient for Review. Within fifteen (15) working days of
receipt of the SSA Application, the County Manager or his designee shall advise
the applicant in writing that the application is complete and sufficient for agency
review or advise what additional information is needed to find the application
sufficient. If required, the applicant shall submit additional information. Within ten
(10) working days of receipt of the additional information, the County Manager or
his designee shall advise the applicant in writing that the application is complete,
or, if additional or revised information is required, the County Mmanager shall
again inform the applicant what information is needed, and the timeframe
outlined herein shall occur until the application is found sufficient for review.
Page 5304 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 37 of 83
Words struck through are deleted, words underlined are added
4. Review by County Reviewing Agencies: Once the SSA application is deemed
sufficient, the County Manager or his designee will distribute it to specific County
staff for their review.
5. Designation Review. Within sixty (60) days of receipt of a sufficient application,
county staff shall review the submittal documents and provide written comments,
questions, and clarification items to the applicant. If deemed necessary by county
staff or the applicant, a meeting shall be held to resolve outstanding issues and
confirm public hearing dates.
6. Designation Report. Within ninety (90) days from the receipt of a sufficient
application, county staff shall prepare a written report containing their review
findings and a recommendation of approval, approval with conditions or denial.
This timeframe may be extended upon written agreement by the applicant.
E. SSA Application Approval Process.
1. Public Hearing. The BCC shall hold an advertised public hearing on the proposed
resolution approving an SSA Application and SSA Credit Agreement. Notice of
the Board's intention to consider the Application and proposed SSA Credit
Agreement shall be given at least fifteen (15) days prior to said hearing by
publication in a newspaper of general circulation in the County. A copy of such
notice shall be kept available for public inspection during regular business hours
of the Office of Clerk to the BCC. The notice of proposed hearing shall state the
date, time and place of the meeting, the title of the proposed resolution, and the
place or places within the County where the proposed resolution and agreement
may be inspected by the public. The notice shall provide a general description
and a map or sketch of the affected land and shall advise that interested parties
may appear at the meeting and be heard with respect to the proposed resolution.
The BCC shall review the staff report and recommendations and, if it finds that all
requirements for designation have been met, shall, by resolution, approve the
application. If it finds that one or more of the requirements for designation have
not been met, it shall either deny the application or approve it with conditions
mandating compliance with all unmet requirements. Approval of such resolution
shall require a majority vote by the BCC.
2. Legal Description. Following the BCC's approval of the SSA Application and SSA
Credit Agreement, a legal description of the land designated SSA, the SSA
credits granted, and the Stewardship easement applicable to such lands, shall be
provided to the Collier County Property Appraiser and the applicant, and shall be
recorded within thirty (30) days by the applicant in the public records.
3. Update the RLSA Overlay Map and Official Zoning Atlas. The Official Zoning
Atlas shall be updated to reflect the designation of the SSA. Sufficient information
shall be included on the updated zoning maps so as to direct interested parties to
the appropriate public records associated with the designation, including but not
limited to Resolution number and SSA Designation Application number. The
RLSA Overlay Map shall be updated to reflect the SSA designation during a
regular growth management cycle no later that twelve months from the effective
date of the Stewardship Credit Agreement SSA Agreement.
F. Permanent Stewardship Easement and extensions and terminations of Conditional
Stewardship Easement Agreements.
Page 5305 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 38 of 83
Words struck through are deleted, words underlined are added
1. Permanent Stewardship Easement. The Conditional Stewardship Easement
shall become permanent and be recorded in the Official Land Records if any of
the following occurs:
a. The Stewardship Credits from the SSA have been assigned to entitle an
approved SRA and such SRA has received all necessary, final, and non-
appealable development orders, permits, or other discretionary approvals,
which are necessary to commence construction, including Final
Subdivision Plat and/or Site Development Plan approval but excluding
building permits. If Stewardship Credits from the SSA have been
assigned to more than one SRA, then the receipt of all necessary
governmental final and non-appealable development orders, permits, or
other discretionary approvals necessary to commence construction of any
SRA shall automatically cause the Stewardship Easement to become
permanent.
b. The owner of the SSA lands sells or transfers Stewardship Credits to
another person, entity, or Stewardship Credit Trust, and such owner
receives the Stewardship Credits from the sale or transfer of the credits
with or without consideration due from the sale or transfer of Conditional
Stewardship Credits. However, this expressly excludes the following:
i. A sale or transfer of the Stewardship Credits ancillary to the sale
or transfer of the underlying fee title to the SSA lands.
ii. An instance when a landowner establishes an SSA for a specific
SRA, whether the SRA is owned or developed by a separate or
related entity, and the Stewardship Credits are transferred to
entitle the SRA as required by GMP, LDC, or SRA approval.
c. The owner of the SSA lands receives other compensation from local,
state, federal, or private revenues, in exchange for the preservation of the
SSA lands.
d. The owner does not record a Notice of Termination in accordance with
LDC section 4.08.06 F.3. within 180 days of the expiration date as
extended in the Conditional Easement Agreement.
2. Extension of Conditional Period.
a. The owner may extend the Conditional Period for one additional year, by
providing written notice to the County Manager or designee prior to the
expiration of the Conditional Period and before the Conditional Easement
becomes permanent in accordance with LDC section 4.08.06 F.1.
b. If a challenge and/ or appeal of a necessary development order, permit,
or other discretionary approval is filed, and the challenge or appeal is not
resolved such that the construction may commence under terms
acceptable to the owner of the SSA lands, the owner of the SSA lands
may record a Notice of Termination within 180 days of the final disposition
of the challenge or appeal.
Page 5306 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 39 of 83
Words struck through are deleted, words underlined are added
3. Termination of Conditional Stewardship Easement Agreements.
a. The owner of SSA lands may terminate the Stewardship Easement by
recording a Notice of Termination within 180 days before the last day of
the Conditional Period and before the Conditional Stewardship Easement
becomes a Permanent Stewardship Easement in accordance with LDC
section 4.08.06 F.
b. In the event that the Stewardship Credits from an SSA have been used to
obtain one or more SRA approvals, but none of the events in LDC section
4.08.06 F.1. has occurred during the Conditional Period, then the Notice
of Termination shall also provide for termination of any SRAs that have
been assigned credits from the SSA, unless the SRA owner has obtained
sufficient Stewardship Credits from another source and such Stewardship
Credits have been applied to the SRA. In the event that a Notice of
Termination does terminate an SRA, the owner of the SRA lands shall
join in the Notice of Termination.
c. Upon the recording of such Notice of Termination, the Stewardship
Easement and corresponding Stewardship Credit Agreement shall expire
and terminate, the Stewardship Credits generated by the SSA shall cease
to exist, the rights and obligations set forth in the Stewardship Easement
shall no longer constitute an encumbrance on the property, and the SSA
Memorandum shall be revised accordingly. The owner of the SSA lands
shall provide a copy of the Notice of Termination to the County.
d. Once a Stewardship Easement is terminated, all benefits, rights,
privileges, restrictions, and obligations associated with the SSA shall be
null and void, and the land shall be governed by it underlying
classification, free and clear of any encumbrance from the Stewardship
Easement and SSA Credit Agreement.
e. If requested by the owner of the SSA lands, Collier County and the other
grantees under the Stewardship Easement shall provide a written release
and termination of easement and credit agreements for recording in the
public records within 15 days of request from the owner of the SSA lands.
f. Collier County shall update the Official Zoning Atlas Map to reflect the
termination of any SSA or SRA.
GF. SSA Amendments. Collier County shall consider an amendment to an approved SSA in
the same manner described in this Section for the designation of an SSA.
Amendment(s) to approved SSAs shall only be considered if the application eliminates
removes one or more additional Land Use Layers from the existing SSA. Under no
circumstances shall Land Use Layers, once eliminated removed as part of an SSA
designation, be added back to the SSA. The application to amend the SSA may be
submitted as part of an application to designate a new SSA provided such lands are
contiguous to the previously approved SSA and are under the same ownership.
* * * * * * * * * * * *
Page 5307 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 40 of 83
Words struck through are deleted, words underlined are added
SUBSECTION 3.E. AMENDMENTS TO SECTION 4.08.07 SRA DESIGNATION
Section 4.08.07 SRA Designation, of Ordinance 04-41, as amended, the Collier County Land
Development Code, is hereby amended to read as follows:
Section 4.08.07 SRA Designation
SRA designation is intended to encourage and facilitate uses that enable economic
prosperity and diversification of the economic base of the RLSA District, and encourage
development that utilizes creative land use planning techniques and facilitates a compact form
of development to accommodate population growth by the establishment of SRAs. Stewardship
Credits generated from SSAs are exchanged for additional residential or non-residential
entitlements in an SRA on a per acre basis as set forth herein. Density and intensity within the
RLSA District shall not be increased beyond the Baseline Standards except through the
provisions of the Stewardship Credit System, the affordable housing density Bonus as
referenced in the density Rating System of the FLUE, and the density and intensity blending
provision of the Immokalee Area Master Plan. The procedures for the establishment and
transfer of Credits and SRA designation are set forth herein. Credits can be transferred only to
lands within the RLSA District that meet the defined suitability criteria and standards set forth
herein. Land becomes designated as an SRA on the date that the SRA Credit Agreement
becomes effective pursuant to Section 4.08.07 D.1112. Any change in the residential density or
non-residential intensity of land use on a parcel of land located within an SRA shall be specified
in the resolution, which shall reflect the total number of transferable Credits assigned to the
parcel of land.
A. Lands Within the RLSA District that can be Designated as SRAs. All privately owned
lands within the RLSA District that meet the suitability criteria contained herein may be
designated as SRA, except lands delineated on the RLSA Overlay Map as FSA, HSA, or
WRA, or lands already designated as an SSA. WRAs may be located within the
boundaries of an SRA and may be incorporated into an SRA Master Plan to provide
water management functions for properties within such SRA, subject to all necessary
permitting requirements. 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
and shall be included within the SRA acreage.
1. Suitability Criteria. The following suitability criteria are established to ensure
consistency with the Goals, Objectives, and Policies of the RLSA Overlay.
a. An SRA must contain sufficient suitable land to accommodate the
planned development. Any development proposed in the RLSA District
shall be compatible with surrounding land uses and implement
appropriate lighting controls for permitted uses, including outdoor lighting
that is designed to protect and preserve the nighttime environment by
minimizing light pollution and glare while reducing energy consumption
and upholding safety and security. Except for when the County Manager
or designee determines otherwise to protect the health, safety, and
welfare, permanent outdoor lighting shall comply with the criteria listed in
LDC section 4.08.05 N.
Page 5308 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 41 of 83
Words struck through are deleted, words underlined are added
b. Residential, commercial, manufacturing/light industrial, group housing,
and transient housing, institutional, civic and community service uses
within an SRA shall not be sited on lands that receive a Natural Resource
Index value of greater than 1.2.
c. Conditional use essential services and governmental essential services,
with the exception of those necessary to serve permitted uses and for
public safety, as described in LDC section 2.01.03 G.2., shall not be sited
on land that receives a Natural Resource Index value of greater than 1.2,
regardless of the size of the land or parcel.
d. Lands or parcels that are greater than one acre and have an Index Value
greater than 1.2 shall be retained as open space and maintained in a
predominantly natural vegetated state.
e. Open space shall also comprise a minimum of thirty-five percent of the
gross acreage of an individual SRA Town or, Village, or those CRDs
exceeding 100 acres. Gross acreage includes only that area of
development within the SRA that requires the consumption of
Stewardship Credits.
f. As an incentive to encourage open space, open space on lands within an
SRA located outside of the ACSC that exceeds the required thirty-five
percent retained open space shall not be required to consume
Stewardship Credits.
f g. An SRA may be contiguous to an FSA or HSA, but shall not encroach into
such areas, and shall buffer such areas as described in Section 4.08.07
I.5J.6. An SRA may be contiguous to, or encompass a WRA. However, if
all or part of the WRA provides stormwater quality treatment for an SRA,
the pro rata acreage of the WRA that is used to meet the water quality
treatment water volume shall be required to consume SRA credits and
shall be included within the SRA acreage.
g h. The SRA must have either direct access to a County collector or arterial
road or indirect access via a road provided by the developer that has
adequate capacity to accommodate the proposed development in
accordance with accepted transportation planning standards.
2. SRAs Within the ACSC. SRAs are permitted within the ACSC subject to
limitations on the number, size, location, and form of SRA described herein.
Nothing within this Section shall be construed as an exemption of an SRA from
any and all limitations and regulations applicable to lands within the ACSC.
Lands within the ACSC that meet all SRA suitability criteria shall also be
restricted such that credits used to entitle an SRA in the ACSC must be
generated exclusively from SSAs within the ACSC. No early entry bonus credits
generated prior to the termination of the bonus period can be used to entitle an
SRA within the ACSC.
a. The only forms of SRAs allowed in the ACSC east of the Okaloacoochee
Slough shall be Hamlets and CRDs of 100 acres or less, and the only
Page 5309 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 42 of 83
Words struck through are deleted, words underlined are added
forms of SRAs allowed in the ACSC west of the Okaloacoochee Slough
shall be CRDs and Villages and CRDs of not more than 300 acres and
Hamlets. The total acreage of SRA development within the ACSC shall
be 1,000 acres, Provided, however, two SRAs, consisting of any
combination of Villages or CRDs of not more than 500 acres each,
exclusive of any lakes created prior to the effective date of this
amendment as a June 30, 2002, and which were the result of mining
operations. The SRA development within the ACSC must have, shall be
allowed in areas that have a frontage on State Road 29 and that, as of
the effective date of the RLSA Overlay, had have been predominantly
cleared as a result of Ag Group I (Layer 5) or Earth Mining or Processing
Uses (Layer 3) activities.
b. The Town form of an SRA shall not be located within the ACSC.
B. Establishment and Transfer of Stewardship Credits. The procedures for the
establishment and transfer of Credits and SRA designation are set forth herein.
Stewardship Credits will be exchanged for additional residential or non-residential
entitlements in an SRA on a per acre basis, as described in Section 4.08.07 B.2.
Stewardship density and intensity will thereafter differ from the Baseline Standards.
1. Transfer of Credits. The transfer or use of Stewardship Credits shall only be in a
manner as provided for herein.
a. Stewardship Credits generated from any SSA may be transferred to
entitle any SRA, except where the SRA is within the ACSC, in which case
only Stewardship Credits that have been generated from an SSA within
the ACSC can be used to entitle such SRA. No early entry bonus credits
generated prior to the termination of the bonus period can be used to
entitle an SRA within the ACSC.
b. Credits can be transferred only to lands within the RLSA District that meet
the defined suitability criteria and standards set forth herein.
c. Stewardship Credits may be transferred between different parcels or
within a single parcel, subject to compliance with all applicable provisions
of these policies. Residential clustering shall only occur within the RLSA
District through the use of the Stewardship Credit System, and other
forms of residential clustering shall not be permitted.
d. Stewardship Credits may be acquired from any credit holder and
transferred to an SRA subject to the limitations contained in this Section.
e. Stewardship Credits may be acquired from a Stewardship Credit Trust
established pursuant to Section 4.08.04 B., and transferred to an SRA
subject to the limitations contained in this Section.
2. Stewardship Credit Exchange. Stewardship Credits shall be exchanged for
additional residential or non-residential entitlements in an SRA on a per acre
basis at a rate of eight (8) Stewardship Credits per gross acre where credits were
created for an SSA submitted for review or approved prior to July 13, 2021, and a
rate of ten (10) Stewardship Credits per gross acre for SSA/Credits where such
Credits were created from any other SSA. Lands within an SRA greater than one
Page 5310 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 43 of 83
Words struck through are deleted, words underlined are added
acre, with Index Values of greater than 1.2, shall be retained as open space and
maintained in a predominantly natural, vegetated state. 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.
3. Public Benefit Uses. The acreage within an SRA devoted to a public benefit use
shall not be required to consume Stewardship Credits and but shall not count
toward the maximum acreage limits of an SRA unless such public benefit uses
were approved as part of an SRA approved prior to July 13, 2021, in which case
such public benefit uses shall continue to be excluded from the maximum
acreage limitation pursuant to the policy in effect at the time of approval. For the
purpose of this Section, public benefit uses are limited to the following: affordable
housing, public schools (preK-12), and public or private post-secondary
institutions and ancillary uses, Post Secondary Institution Ancillary Uses,
community parks exceeding the minimum requirement, of 200 square feet per
dwelling unit, municipal golf courses, regional parks, and governmental facilities,
excluding essential services as defined in the LDC.
4. Mixed Land Use Entitlements. In order to promote compact, mixed use
development and provide the necessary support facilities and services to
residents of rural areas, the SRA designation and the transfer of the Stewardship
Credits allows for a full range of uses, accessory uses and associated uses that
provide a mix of services to and are supportive to the residential population of an
SRA and the RLSA District. SRAs are intended to be mixed use and shall be
allowed the full range of uses permitted by the Urban Designation of the FLUE,
as modified by Policies 4.7, 4.7.1, 4.7.2, 4.7.3, 4.7.4 and RLSA Overlay
Attachment C. Depending on the size, scale, and character of an SRA, it shall be
designed to include an appropriate mix of retail, office, recreational, civic,
governmental, and institutional uses, in addition to residential uses.
5. 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.
6. Affordable Housing. To address the accommodation of Affordable Housing in a
Town or Village, the SRA applicant shall utilize one of the following options:
a. Affordable Housing Land Reservation.
i. Reservation of one or more site(s) within the SRA or within a
proximal SRA in the RLSA District with densities and development
standards that accommodate Affordable Housing residential uses
at a minimum density of 10 units per acre, for acquisition by
Collier County, a community land trust, a private developer, or any
other affordable housing provider.
ii. The aggregate acreage of such site(s) shall be equal to or greater
than two and one-half percent (2.5%) of the gross area of the
SRA.
Page 5311 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 44 of 83
Words struck through are deleted, words underlined are added
iii. The acreage of land reserved for Affordable Housing will be
considered as a Public Benefit Use.
iv. The County shall verify the site(s) is/are appropriate and approve
the site(s) at time of SRA approval.
v. Affordable Housing units shall be excluded from the Traffic Impact
Statement or trip cap for the SRA in which they are located.
b. Alternatives proposed by the SRA Applicant. Other options may be
proposed by the SRA applicant and approved by the BCC to address
housing affordability in the subject SRA.
C. Forms of SRA developments. SRA developments are a compact form of development,
which accommodate and promote uses that utilize creative land use planning
techniques. SRAs shall be used to facilitate the implementation of innovative planning
and flexible development strategies described in section 163.3248§163.3177 (11), F.S.
and Rule 9J-5.006(5)(l), F.A.C. These planning strategies and techniques are intended
to minimize the conversion of rural and agricultural lands to other uses while
discouraging urban sprawl, protecting environmentally sensitive areas, maintaining the
economic viability of agricultural and other predominantly rural land uses, and, providing
for the cost-efficient delivery of public facilities and services. Only the following four
specific forms of rural development in SRAs are permitted within the RLSA District.
1. Towns. Towns are the largest and most diverse form of SRA, with a full range of
housing types and mix of uses. Towns have urban level services and
infrastructure which support development that is compact, mixed use, human
scale, and provides a balance of land uses to reduce automobile trips and
increase livability. The mixture of land uses shall accommodate services that
would increase internal capture and reduce trip length and long-distance travel.
Towns shall be greater than 1,500 acres not less than 1,000 acres or more than
4,000 acres and are comprised of several villages and/or neighborhoods that
have individual identity and character. Towns shall have a mixed-use town center
that will serve as a focal point for community facilities and support services.
Towns shall be designed to encourage pedestrian and bicycle circulation by
including an interconnected sidewalk and pathway system serving all residential
neighborhoods. The Town transportation network shall be based upon a Mobility
Plan in accordance with LDC section 4.08.07 D.10. and shall include a transfer
station or park-and-ride area that is appropriately located within the Town to
serve the connection point for internal and external public transportation. Towns
shall have at least one community park with a minimum size of 200 square feet
per dwelling unit in the Town, subject to Level of Service Requirements. Towns
shall also have parks or public green spaces within neighborhoods. Towns shall
include both community and neighborhood scaled retail and office uses, in a ratio
as provided in Section 4.08.07 IJ.1. Towns may also include those compatible
corporate office, research and development companies, and light industrial uses,
such as those included in Policy 4.7.4 permitted in the Business Park and
Research and Technology Park Subdistricts of the FLUE. Towns shall be the
preferred location for the full range of schools, and to the extent possible, schools
and parks shall be located adjacent to each other to allow for the sharing of
recreational facilities. Towns shall not be located within the ACSC.
Page 5312 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 45 of 83
Words struck through are deleted, words underlined are added
2. Villages. Villages are primarily residential communities with a diversity of housing
types and mix of uses appropriate to the scale and character of the particular
village. Villages shall be 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 acres not less than 100 acres or more than 1,000 acres.
Villages are comprised of residential neighborhoods and shall include a mixed-
use village center to serve as the focal point for the community's support services
and facilities. Villages shall be designed to encourage pedestrian and bicycle
circulation by including an interconnected sidewalk and pathway system serving
all residential neighborhoods. Villages shall have parks or public green spaces
within neighborhoods. Villages shall include neighborhood scaled retail and office
uses, in a ratio as provided in Section 4.08.07 IJ.1. Villages may contain
appropriately scaled uses that are permitted in CRDs. Villages are an
appropriate location for a full range of schools. To the extent possible, schools
and parks shall be located adjacent to each other to allow for the sharing of
recreational facilities. The Village form of rural land development is permitted
within the ACSC subject to the limitations of Section 4.08.07 A.2. Villages
greater than 500 acres shall require a Mobility Plan in accordance with LDC
section 4.08.07 D.10., to include either a transfer station or park-and-ride area
that is appropriately located within the village to serve as the connection point for
internal and external public transportation.
3. Hamlets. Hamlets are small rural residential areas with primarily single-family
housing and limited range of convenience-oriented services. Hamlets shall be not
less than 40 or more than 100 acres. Hamlets will serve as a more compact
alternative to traditional five-acre lot rural subsections currently allowed in the
Baseline Standards. Hamlets shall have a public green space for neighborhoods.
Hamlets include convenience retail uses, in a ratio as provided in Section 4.08.07
J.1. Hamlets may be an appropriate location for pre-K through elementary
schools. The Hamlet form of rural land development is permitted within the ACSC
subject to the limitations of Section 4.08.07 A.2.
34. Compact Rural developments (CRDs). Compact Rural development (CRD) is a
form of SRA that is a maximum of 300 acres and intended to support and further
Collier County’s valued attributes of agriculture, natural resources, and economic
diversity. Primary CRD uses shall be those associated with and needed to
support research, education, convenience retail, tourism or recreation will provide
flexibility with respect to the mix of uses and design standards, but shall
otherwise comply with the standards of a Hamlet or Village. A CRD may include,
but is not required to have permanent residential housing and the services and
facilities that support permanent residents. The number of residential units shall
be equivalent with the demand generated by the primary CRD use but shall not
exceed two units per gross acre. Except as described above, a CRD shall will
conform to the characteristics of a Village or Hamlet as set forth in Section
4.08.07 IJ.1. based on the size of the CRD. As residential units are not a required
use, those goods and services that support residents such as retail, office, civic,
governmental and institutional uses shall also not be required. However for any
CRD that does include permanent residential housing, the proportionate support
services listed above shall be provided in accordance with the standards for the
most comparable form of SRA as described in Section 4.08.07 C.2. or 3.
a. Size of CRDs limited. There shall be no more than five (5) CRDs of more
than 100 acres in size.
Page 5313 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 46 of 83
Words struck through are deleted, words underlined are added
a.b. CRDs within the ACSC. The CRD form of rural land development is
permitted within the ACSC subject to the limitations of Section 4.08.07
A.2.
45. Proportion of Hamlets and CRDs to Villages and Towns. In order to maintain the
correct proportion of Hamlets and CRDs of 300 100 acres or less to the number
of Villages and Towns approved as SRAs, not more than five (5) of any
combination of Hamlets and CRDs of 300 100 acres or less may be approved
prior to the approval of a Village or Town. In order to maintain that same
proportion thereafter, not more than five (5) additional of any combination of
Hamlets and CRDs of 300 100 acres or less may be approved prior to for each
subsequent Village or Town approved.
6. SRAs as Part of a development of Regional Impact (DRI). SRAs are permitted as
part of a DRI subject to the provisions of § 380.06, F.S. and the RLSA District
Regulations.
a. An SRA Designation Application may be submitted simultaneously with a
Preliminary development agreement application that occurs prior to a DRI
Application for development Approval (ADA). In such an application, the
form of SRA development shall be determined by the characteristics of
the DRI project, as described in the ADA.
b. The DRI may encompass more than a single SRA Designation
Application. It is the intent of this Section to allow for the future
designations of SRAs within a DRI as demonstrated by the DRI phasing
schedule.
c. A DRI applicant is required to demonstrate that:
(1) The applicant has the necessary Stewardship Credits to entitle the
DRI as part of subsequent SRA Designation Applications, or
(2) The applicant owns or has a contract with an owner of enough
land that would qualify as SSAs to entitle the DRI as part of
subsequent SRA Designation Applications, or has the ability to
obtain the necessary Stewardship Credits to entitle the entire DRI
as part of subsequent SRA Designation Applications.
D. SRA Designation Application Package. A Designation Application Package to support a
request to designate land(s) within the RLSA District as an SRA shall be made pursuant
to the regulations of the RLSA District Regulations. The SRA Application Package shall
include the following:
* * * * * * * * * * * *
7. SRA Public Facilities Impact Assessment Report. An Impact Assessment Report
shall be prepared and submitted by the applicant as part of the SRA Application
for Designation of a SRA. The SRA Impact Assessment Report shall address the
requirements of Section 4.08.07 JK.
Page 5314 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 47 of 83
Words struck through are deleted, words underlined are added
8. SRA Economic Assessment Report. An Economic Assessment Report shall be
prepared and submitted by the applicant as part of the SRA Application for
Designation of an SRA. The SRA Economic Assessment Report shall address
the requirements of Section 4.08.07 KL.
9. Stewardship Credit Use and Reconciliation Application. A Credit Use and
Reconciliation Application shall be submitted as part of an SRA Designation
Application in order to track the transfer of credits from SSA(s) to SRA(s). The
Stewardship Credit Use and Reconciliation Application shall be in a form
provided by the County Manager, or his designee. The application package shall
contain the following:
* * * * * * * * * * * *
h. Number of acres to which credits are to be transferred (consumed)
multiplied by eight (8) Credits / acre equals the number of Credits to be
transferred (consumed) or 10 credits per acre, as applicable;
i. A descriptive reference to one (1) or more approved or pending SSA
Designation Applications from which the Stewardship Credits are being
obtained. Copies of the reference documents, e.g., SSA Stewardship
Credit Agreement, etc., shall be provided, including:
i. (1) SSA application number;
ii. (2) Pending companion SRA application number;
iii. (3) SSA Designation Resolution (or Resolution Number);
iv. (4) SSA Credit Agreement (Stewardship Credit Agreement);
v. (5) Stewardship Credits Database Report.
j. A descriptive reference to any previously approved Stewardship Credit
Use and Reconciliation Applications that pertain to the referenced SSA(s)
from which the Stewardship Credits are being obtained; and
k. A summary table in a form provided by Collier County that identifies the
exchange of all Stewardship Credits that involve the SRA and all of the
associated SSAs from which the Stewardship Credits are being obtained.
10. SRA Mobility Plan.
a. An SRA mobility plan shall be submitted by the applicant as part of the
SRA designation.
b. Applicability. Regardless of development size, each mobility plan shall be
required to address the strategies found in the mobility plan checklist.
c. Mobility plan checklist. The mobility plan checklist provides a framework
for which mobility strategies are identified and detailed. Along with the
writeup on each mobility element, the checklist shall be included in the
text portion of the required mobility plan.
Page 5315 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 48 of 83
Words struck through are deleted, words underlined are added
Table 1. Mobility Plan Checklist
d. Mobility map strategies.
i. Pedestrian. Each SRA shall be designed to accommodate
pedestrians to encourage mobility and promote internal and
external circulation. Each SRA shall provide an interconnected
continuous sidewalk and multi-use pathway network. This
sidewalk and pathway network shall provide a high-level of
connectivity between land uses, which include, but are not limited
to neighborhoods/residential areas, town cores, village centers,
employment centers, public uses, green/open spaces, and
commercial areas. The SRA shall utilize traffic calming strategies
and recommendations as identified by the Neighborhood Traffic
Management Program (NTMP) to improve safety and comfort for
the pedestrian in turn increasing the overall walkability, as
applicable. All constructed sidewalks and multi-use pathways shall
be built in accordance with LDC section 6.06.02.
ii. Micromobility. SRAs shall encourage the use of micromobility
infrastructure such as but not limited to charging stations or
mobility corrals or hubs within the development, as applicable. If
charging stations, shared bike, or mobility corrals/hubs are
incorporated into the project, a reduction in three required parking
spaces per charging station or corral/hub from the total required
parking space requirement may be utilized. It is encouraged that
all multi-use pathways, roadways, and sidewalks be constructed
to accommodate micromobility.
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 5316 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 49 of 83
Words struck through are deleted, words underlined are added
iii. Bicycle.
a) Each SRA shall ensure that a comfortable and safe
environment for bicycling is provided.
b) Each SRA shall provide protected, buffered, or separated
bicycling lanes on roadways with travel speeds that exceed
30 m.p.h. Bicycle lanes may utilize various separation
types, including but not limited to bollards, delineator posts,
solid barriers, raised medians or lanes, parked vehicles,
other types of infrastructure, or a combination thereof, as
determined by the County Manager or designee.
c) Local roadways and urban centers within the SRA may
utilize shared travel lanes.
iv. Public Transit. Public transit shall be considered an integral part
of the transportation system and fully integrated into the road
network. All transit plans and enhancements shall be planned for
and designed in accordance with the MPO Long Range
Transportation Plan (LRTP) and coordinated with Collier Area
Transit (CAT), to ensure proposed transit system enhancements
are appropriate and needed. All transit stations and stops, as well
as park-and-ride facilities, shall follow all county design standards
and regulations, as applicable. All Towns or Villages shall have a
Transit Station or a Park-and-Ride Facility.
v. Vehicular. All development shall comply with LDC section 4.04.00
and street system design standards in LDC section 4.08.07 and
LDC section 6.06.00. It is encouraged to integrate innovative
intersections within the development which allow for effective
multimodal use with a high emphasis on safety.
vi. School connectivity. SRAs that are required to include a school
site shall, in coordination with Collier County Public School
planning staff, connect the site to the multi-modal internal and
external transportation system. All sidewalks and multiuse
pathways shall ultimately connect to the school site, allowing
students from residential and mixed-use areas to access the
school. The school site shall be a main destination and fully
integrated into the sidewalk and multiuse pathway network.
vii. Internal circulators. Each SRA street system shall be designed
in such a manner to allow for optimum internal vehicular
circulation. Gated and non-gated neighborhoods shall have
multiple internal access connections if the neighborhood has
direct access to a collector and arterial street. Direct connection
between neighborhoods is encouraged to reduce traffic
congestion at neighborhood entrances and enhance internal
circulation. The use of cul-de-sacs shall be minimized to greatest
extent possible when designing neighborhood street systems as
to encourage walkability and circulation.
Page 5317 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 50 of 83
Words struck through are deleted, words underlined are added
viii. External connectivity. External connections between adjacent
towns, villages, and CRD’s shall be identified on the mobility plan.
These shall include sidewalks, multiuse pathways, transit, and
vehicular access. The applicant shall work with County
transportation planning staff and identify needs within the LRTP to
establish connections that further the County’s transportation
needs, future plans, and increase connectivity.
ix. LRTP roadway and pathway needs. SRAs shall work with the
MPO and County transportation planning staff to identify roadway
and pathway needs as presented within the LRTP. Each SRA
shall address how their proposal enhances the County roadway
and pathway network.
x. LRTP transit needs. SRAs shall work with the MPO and Collier
Area Transit (CAT) staff to identity transit system needs. Each
SRA shall address how their proposal enhances the overall transit
system.
e. Additional information. Each mobility plan shall include a mobility plan
graphic as part of the SRA Master Plan.
11. Wildlife plan. A wildlife management plan shall include provisions for minimizing
human and wildlife interactions, including the baseline standards techniques in
LDC section 4.08.05 J.3.a. Low intensity land uses (e.g., parks, passive
recreation areas, golf courses) and vegetation preservation requirements,
including agriculture, shall be used to establish buffer areas between wildlife
habitat areas and areas dominated by human activities. Consideration shall be
given to the most current Florida Fish and Wildlife Conservation Commission
(FFWCC) guidelines and regulations on techniques to reduce human wildlife
conflict. The management plans shall also require the dissemination of
information to local residents, businesses, and governmental services about the
presence of wildlife and practices, such as appropriate waste disposal methods,
that enable responsible coexistence with wildlife, while minimizing opportunities
for negative interaction, such as appropriate waste disposal practices. Wildlife
management plans shall contain a monitoring program for developments greater
than 10 acres.
1210. Conditional SRA Designation. If at the time of the approval of the SRA
Designation Application, the applicant has not acquired the number of credits
needed to entitle the SRA, then the SRA Designation approval shall be
conditional. The applicant shall have sixty (60) days from the date of the
conditional approval to provide documentation of the acquisition of the required
number of Stewardship Credits. If the applicant does not provide such
documentation within sixty (60) days, the conditional SRA Designation approval
shall be null and void. The Stewardship Credit Use and Reconciliation
Application shall be amended to accurately reflect the transfer of credits that
occurred following the conditional approval of the SRA.
1311. SRA Credit Agreement.
Page 5318 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 51 of 83
Words struck through are deleted, words underlined are added
a. Any applicant for designation of an SRA shall enter into an SRA Credit
Agreement with the County.
b. The SRA Credit Agreement shall contain the following information:
i. (1) The number of SSA credits the applicant for an SRA
designation is utilizing and which shall be applied to the SRA land
in order to carry out the plan of development on the acreage
proposed in the SRA development Documents;
ii. (2) A legal description of the SRA land and the number of
acres;
iii. (3) The SRA master plan depicting the land uses and
identifying the number of residential dwelling units, gross leasable
area of retail and office square footage and other land uses
depicted on the master plan;
iv. (4) A description of the SSA credits that are needed to entitle
the SRA land and the anticipated source of said credits;
v. (5) The applicant's acknowledgement that development of
SRA land may not commence until the applicant has recorded an
SRA Credit Agreement Memorandum with the Collier County
Clerk of Courts; and
vi. (6) The applicant's commitments, if any, regarding
conservation, or any other restriction on development on any
lands, including wetlands, within the SRA, as may be depicted on
the SRA Master Plan for special treatment.
c. The SRA Credit Agreement shall be effective on the latest of the following
dates:
i. (1) The date that the County approves the SRA Application;
ii. (2) The date that documentation of the applicant's acquisition
of the Stewardship Credits to be utilized for the SRA is found by
the County to be sufficient; or
iii. (3) Five (5) working days after the date on which the applicant
submits documentation of the acquisition of the Stewardship
Credits to be utilized, if the County fails to make a sufficiency
determination prior to that date.
d. Following approval of the SRA Application, the applicant shall record a
SRA Credit Agreement Memorandum, which shall include the following:
i. (1) A cross reference to the recorded SSA Credit Agreement
Memorandum or Memoranda for the SSA lands from which the
credits being utilized are generated and identification of the
number of credits derived from each SSA; and
Page 5319 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 52 of 83
Words struck through are deleted, words underlined are added
ii. (2) A a legal description of the SRA lands.
e. If the development provided for within an SRA constitutes, or will
constitute, a development of regional impact ("DRI") pursuant to sections
§ 380.06 and 380.0651, F.S., and if the applicant has obtained a
preliminary development agreement ("PDA") from the Florida Department
of Community Affairs for a portion of the SRA land, the applicant may
request the County to enter into a Preliminary SRA Credit Agreement for
those Stewardship Credits needed in order to develop the PDA
authorized development. Commencement of the PDA authorized
development may not proceed until the applicant has recorded a
Preliminary SRA Credit Agreement Memorandum. The Preliminary SRA
Credit Agreement and Preliminary SRA Credit Agreement shall include
the same information and documentation as is required for an SRA Credit
Agreement and an SRA Credit Agreement Memorandum.
* * * * * * * * * * * *
F. SRA Application Approval Process.
* * * * * * * * * *
4. SRA Amendments. Amendments to the SRA shall be considered in the same
manner as described in this Section for the establishment of an SRA, except as
follows:
a. Waiver of Required SRA Application Package Component(s). A waiver
may be granted by the County Manager or his designee, if at the time of
the pre-application conference, in the determination of the County
Manager or designee, the original SRA Designation Application
component(s) is (are) not materially altered by the amendment or an
updated component is not needed to evaluate the amendment. The
County Manager or designee shall determine what application
components and associated documentation are required in order to
adequately evaluate the amendment request.
b. Substantial changes. Any substantial change(s) to an SRA Master Plan or
Development Document shall require the review and recommendation of
the Planning Commission and approval by the Board of County
Commissioners as an SRA amendment prior to implementation.
Applicants shall be required to submit and process a new application
complete with pertinent supporting data, as set forth in the Administrative
Code. For the purpose of this section, a substantial change shall be
deemed to exist where:
i. (1) A proposed change in the boundary of the SRA;
ii. (2) A proposed increase in the total number of dwelling units
or intensity of land use or height of buildings within the
development;
iii. (3) A proposed decrease in preservation, conservation,
recreation or open space areas within the development not to
Page 5320 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 53 of 83
Words struck through are deleted, words underlined are added
exceed 5 percent of the total acreage previously designated as
such, or 5 acres in area;
iv. (4) A proposed increase in the size of areas used for
nonresidential uses, to include institutional, commercial and
industrial land uses (excluding preservation, conservation nor
open spaces), or a proposed relocation of nonresidential land
uses;
v. (5) A substantial increase in the impacts of the development
which may include, but are not limited to, increases in traffic
generation; changes in traffic circulation; or impacts on other
public facilities;
vi. (6) A change that will result in land use activities that generate
a higher level of vehicular traffic based upon the Trip Generation
Manual published by the Institute of Transportation Engineers;
vii. (7) A change that will result in a requirement for increased
stormwater retention, or will otherwise increase stormwater
discharges;
viii. (8) A change that will bring about a relationship to an abutting
land use that would be incompatible with an adjacent land use;
ix. (9) Any modification to the SRA master plan or SRA document
which is inconsistent with the Future Land Use Element or other
element of the Growth Management Plan or which modification
would increase the density or intensity of the permitted land uses;
x. (10) Any modification in the SRA master plan or SRA document
which impact(s) any consideration deemed to be a substantial
modification as described under this LDC section 4.08.07.
c. Insubstantial change determination. An insubstantial change includes any
change that is not considered a substantial or minor change. An
insubstantial change to an approved SRA Development Document or
master plan shall be based upon an evaluation of LDC subsection
4.08.07 F.4.b., above and shall require the review and approval of the
Hearing Examiner or Planning Commission. The approval shall be based
on the findings and criteria used for the original application and be an
action taken at a regularly scheduled meeting.
i. (1) The applicant shall provide the Planning and Zoning
Department Director documentation which adequately describes
the proposed changes as described in the Administrative Code.
d. Approval of Minor Changes by County Manager or Designee. County
Manager shall be authorized to approve minor changes and refinements
to an SRA Master Plan or Development Document upon written request
of the applicant. Minor changes and refinements shall be reviewed by
appropriate County staff to ensure that said changes and refinements are
otherwise in compliance with all applicable County ordinances and
Page 5321 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 54 of 83
Words struck through are deleted, words underlined are added
regulations prior to the County Manager or designee's consideration for
approval. The following limitations shall apply to such requests:
i. (1) The minor change or refinement shall be consistent with
the RLSA Overlay, the RLSA District Regulations, and the SRA
development Document's amendment provisions.
ii. (2) The minor change or refinement shall be compatible with
contiguous land uses and shall not create detrimental impacts to
abutting land uses, water management facilities, and conservation
areas within or external to the SRA.
iii. (3) Minor changes or refinements, include but are not limited
to:
(a) Reconfiguration of lakes, ponds, canals, or other water
management facilities where such changes are consistent
with the criteria of the SFWMD and Collier County;
(b) Internal realignment of rights-of-way, other than a
relocation of access points to the SRA itself, where water
management facilities, preservation areas, or required
easements are not adversely affected; and
(c) Reconfiguration of parcels when there is no encroachment
into the conservation areas or lands with an Index Value of
1.2 or higher.
e. Relationship to Subdivision or site Development Approval. Approval by
the County Manager or designee of a minor change or refinement may
occur independently from, and prior to, any application for subdivision or
Site Development Document approval. However, such approval shall not
constitute an authorization for development or implementation of the
minor change or refinement without first obtaining all other necessary
County permits and approvals.
G. Master Plan. To address the specifics of each SRA, a master plan of each SRA will be
prepared and submitted to Collier County as a part of the petition for designation as an
SRA. The master plan will demonstrate that the SRA complies with all applicable GMP
policies and the RLSA District and is designed so that incompatible land uses are
directed away from lands identified as FSAs, HSAs, WRAs, and Conservation Lands on
the RLSA Overlay Map.
1. Master Plan Requirements. A master plan shall accompany an SRA Designation
Application to address the specifics of each SRA. The master plan shall
demonstrate that the SRA is designed so that incompatible land uses are
directed away from lands identified as FSAs, HSAs, WRAs and Conservation
Lands on the RSLA Overlay Map. The plan shall be designed by an urban
planner who possesses an AICP certification, together with at least one of the
following:
a. A professional engineer (P.E.) with expertise in the area of civil
engineering licensed by the State of Florida;
Page 5322 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 55 of 83
Words struck through are deleted, words underlined are added
b. A qualified environmental consultant per Chapter 10 of the LDC; orc.A
practicing architect licensed by the State of Florida.
2. Master Plan Content. At a minimum, the master plan shall be consistent with the
County’s then-adopted Long Range Transportation Plan (LRTP) and Access
Management procedures and include the following elements:
a. The title of the project and name of the developer;
b. Scale, date, north arrow;
c. Location map that identifies the relationship of the SRA to the entire
RLSA District, including other designated SRAs;
d. Boundaries of the subject property, all existing roadways within and
adjacent to the site, watercourses, easements, section lines, and other
important physical features within and adjoining the proposed
development;
e. Identification of all proposed tracts or increments within the SRA such as,
but not limited to: residential, commercial, industrial, institutional,
conservation/ preservation, lakes and/or other water management
facilities, the location and function of all areas proposed for dedication or
to be reserved for community and/or public use, and areas proposed for
recreational uses including golf courses and related facilities;
f. Identification, location and quantification of all wetland preservation,
buffer areas, and open space areas;
g. The location and size (as appropriate) of all proposed drainage, water,
sewer, and other utility provisions;
h. The location of all proposed major internal rights of way and pedestrian
access ways;
i. Typical cross sections for all arterial, collector, and local streets, public or
private, within the proposed SRA;
j. Identification of any WRAs that are contiguous to or incorporated within
the boundaries of the SRA, and any part of a WRA that provides
stormwater quality treatment for the SRA; and
k. Documentation or attestation of professional credentials of individuals
preparing the master plan.;
l. A mobility plan graphic.
H. Development Document. Data supporting the SRA Master Plan, and describing the SRA
application, shall be in the form of a Development Document that shall consist of the
information listed below, unless determined at the required pre-application conference to
be unnecessary to describe the development strategy.
Page 5323 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 56 of 83
Words struck through are deleted, words underlined are added
* * * * * * * * * * * *
2. The document shall identify, locate, and quantify the full range of uses, including
accessory uses that provide the mix of services to, and are supportive of, the
residential population of an SRA or the RSLA District, and shall include, as
applicable, the following:
* * * * * * * * * * * *
k. Design standards for each type of land use proposed within the SRA.
Design standards shall be consistent with the Design Criteria contained in
Section 4.08.07 IJ.;
l. The Development Document, including any amendments, may request
deviations from the LDC. The Development Document application shall
identify all proposed deviations and include justification and any proposed
alternatives. See LDC section 4.08.07 I.7.J.8 for the deviation
requirements and criteria.
* * * * * * * * * * * *
u. Development Document amendment provisions; and,
v. An inventory of historic or cultural resources identified within the RLSA
District, and in conjunction with the Florida Division of Historic Resources,
an assessment of their historic or cultural significance in accordance with
LDC section 2.03.07 E., and proposed strategies to promote educational
and public awareness regarding those significant resources; and
wv. Documentation or attestation of professional credentials of individuals
preparing the development document.
I. DRI Master Plan. If applicable, the DRI master plan shall be included as part of the SRA
Designation Application. The DRI master plan shall identify the location of the SRA being
designated, and any previously designated SRAs within the DRI.
IJ. Design Criteria. Criteria are hereby established to guide the design and development of
SRAs to include innovative planning and development strategies as set forth in §§
section 163.3248163.3177 (11), F.S. and Chapter 9J-5.006(5) (l), F.A.C. The size and
base density of each form of SRA shall be consistent with the standards set forth below.
The maximum base residential density as specified herein for each form of SRA may
only be exceeded through the density blending process as set forth in density and
intensity blending provision of the Immokalee Area Master Plan or through the affordable
housing density bonus as referenced in the Density Rating System of the Future Land
Use Element. The base residential density is calculated by dividing the total number of
residential units in an SRA by the acreage therein that is entitled through Stewardship
Credits. The base residential density does not restrict net residential density of parcels
within an SRA. The location, size and density of each SRA will be determined on an
individual basis, subject to the regulations below, during the SRA designation review and
approval process.
1. SRA Characteristics. Characteristics for SRAs designated within the RLSA
District have been established in the Goals, Objectives, and Policies, of the
RLSA Overlay. All SRAs designated pursuant to this Section shall be consistent
with the characteristics identified on the Collier County RLSA Overlay SRA
Characteristics Chart and the design criteria set forth in 2. through 56. below.
Page 5324 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 57 of 83
Words struck through are deleted, words underlined are added
a. SRA Characteristics Chart consists of the following Tables: A - Town, B -
Village, C - Hamlet, D.1 - Compact Rural Development: 100 Gross Acres
or Less, and D.2 - Compact Rural Development: Greater than 100 Gross
Acres.
Table A – Town
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
Page 5325 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 58 of 83
Words struck through are deleted, words underlined are added
Typical
Characteristics
Town
(Towns are prohibited within the ACSC, per LDC section 4.08.07 A.2.b.)
Neighborhoods
Lakes
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
Table B – Village
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
Page 5326 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 59 of 83
Words struck through are deleted, words underlined are added
Typical
Characteristics Village
Maximum Floor Area
Ratio or Intensity per
use
Retail & Office - .5 Group Housing - .45
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
County Transit Access
Interconnected sidewalk and pathway
system
County Transit station or a park-and-ride
facility
Page 5327 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 60 of 83
Words struck through are deleted, words underlined are added
Table C – Hamlet
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
Page 5328 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 61 of 83
Words struck through are deleted, words underlined are added
Table C D.1 - Compact Rural Development—300100 Gross Acres or Less In Size
Typical
Characteristics Compact Rural Development—300 100 Gross Acres or Less
Size
(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.)
Non-Residential
Use and Maximum
Floor Area Ratio or
Intensity
Business, industry and uses
associated with and needed
to support research,
education, tourism or
recreation - .5
Retail & Office - .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
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) *
Page 5329 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 62 of 83
Words struck through are deleted, words underlined are added
Typical
Characteristics Compact Rural Development—300 100 Gross Acres or Less
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.
Table D.2 - Compact Rural Development—Greater Than 100 Gross Acres In Size
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.)
Maximum Floor
Area Ratio or
Intensity
Retail & Office - .5
Civic/Governmental/Institution - .6
Group Housing - .45
Transient Lodging - 26 upa net
Page 5330 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 63 of 83
Words struck through are deleted, words underlined are added
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
b. Streets within SRAs shall be designed in accord with the cross-sections
set forth in Figures 1—18 below, as more specifically provided in J.2I.2.
through J.5I.4. Alternatively, Collier County Transportation Services may
approve additional cross-sections as needed to meet the design
objectives. Deviations from the cross sections set forth in Figures 1—18
may be requested in the SRA Development Document or an amendment
to the SRA Development Document. Please see LDC section 4.08.07
I.7.J.8 for the deviation requirements and criteria.
i. (1) Figure 1: Town Core/Center.
* * * * * * * * * * * * *
ii. (2) Figure 2: Town Core/Center.
Page 5331 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 64 of 83
Words struck through are deleted, words underlined are added
* * * * * * * * * * * * *
iii. (3) Figure 3: alley: Town Core/Center.
* * * * * * * * * * * * *
iv. (4) Figure 4: Town Core/Center
* * * * * * * * * * * * *
v. (5) Figure 5: Neighborhood General
* * * * * * * * * * * * *
vi. (6) Figure 6: Neighborhood General
* * * * * * * * * * * * *
vii. (7) Figure 7: Neighborhood General.
* * * * * * * * * * * * *
viii. (8) Figure 8: Neighborhood General.
* * * * * * * * * * * * *
ix. (9) Figure 9: Neighborhood Edge.
* * * * * * * * * * * * *
x. (10) Figure 10: Neighborhood General.
* * * * * * * * * * * * *
xi. (11) Figure 11: Neighborhood Edge.
* * * * * * * * * * * * *
xii. (12) Figure 12: Neighborhood Edge
* * * * * * * * * * * * *
xiii. (13) Figure 13: Collector street: Neighborhood Edge.
* * * * * * * * * * * * *
xiv. (14) Figure 14: Neighborhood Edge.
* * * * * * * * * * * * *
xv. (15) Figure 15: Neighborhood Edge.
Page 5332 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 65 of 83
Words struck through are deleted, words underlined are added
* * * * * * * * * * * * *
xvi. (16) Figure 16: Neighborhood Edge.
* * * * * * * * * * * * *
xvii. (17) Figure 17: Neighborhood Edge.
* * * * * * * * * * * * *
xviii. (18) Figure 18: Neighborhood Edge.
* * * * * * * * * * * * *
2. Town Design Criteria.
a. General design criteria.
* * * * * * * * * *
x. Shall include a minimum of three Ccontext Zzones: Town Core,
Town Center and Neighborhood General, each of which shall
blend into the other without the requirements of buffers;.
xi. May include the Ccontext Zzone of Neighborhood Edge.; and
xii. Shall allow signs typically permitted in support of residential uses
including for sale, for rent, model home, and temporary
construction signs. Specific design and development standards
shall be set forth in the SRA document for such signs permitted in
residential areas or in conjunction with residential uses.
xiii. To the extent that section 5.05.08 is applicable within the Urban
designated area, SRA Architectural Design Standards shall
comply with the provisions of section 5.05.08, unless additional or
different design standards that deviate from section 5.05.08, in
whole or part, are submitted to the County as part of the SRA
Development Document or any amendment to the SRA
Development Document. See LDC section 4.08.07 I.7.J.8 for the
deviation requirements and criteria.
xiv. To the extent that section 4.06.00 is applicable within the Urban
designated area, SRA Landscape Design and Installation
Standards shall comply with the provisions of section 4.06.00,
unless additional or different design and installation standards that
deviate from section 4.06.00, in whole or in part, are submitted to
the County as part of the SRA Development Document or any
amendment to the SRA Development Document. Please see LDC
section 4.08.07 I.7.J.8 for the deviation requirements and criteria.
b. Transportation Network.
Page 5333 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 66 of 83
Words struck through are deleted, words underlined are added
i. The transportation network shall provide for a high level of mobility
for all travelers residents through a design that respects the
pedestrian and accommodates a variety of travel modes the
automobile.
ii. The transportation network shall be designed in an interconnected
system of streets, sidewalks, and pathways.
iii. A transfer station or park-and-ride area shall be appropriately
located within the Town to serve the connection point for internal
and external public transportation.
iv. The SRA shall include vehicular, bicycle/pedestrian, public transit,
internal circulators, and other modes of travel/movement within
and between SRAs and areas outside development and land
uses.
v. Any mitigation measures required to offset an SRA’s traffic
impacts, such as provisions for the construction and/or permitting
of wildlife crossings, environmental mitigation credits, right of way
dedication(s), water management and/or fill materials which may
be needed to expand the existing or proposed roadway network,
shall be memorialized in a developer contribution agreement.
Actions shall be considered within the area of significant influence
of the project traffic on existing or proposed roadways.
c. Open space and Parks.
i. Towns shall have a minimum of 35 percent % open space.
ii. Towns shall have community parks that include sports fields and
facilities with a minimum level of services of 200 square feet per
dwelling unit in the Town, subject to level of service requirements.
iii. Towns shall have passive or active parks, playgrounds, public
plazas or courtyards as appropriate within each Ccontext Zzone.
d. Context Zzones. Context Zzones are intended to guide the location of
uses and their intensity and diversity within a Town, and provide for the
establishment of the urban to rural continuum.
i. Town Core. The Town Core shall be the civic center of a Town. It
is the most dense and diverse zone, with a full range of uses
within walking distance. The Core shall be a primary pedestrian
zone with buildings positioned near the right-of-way, wide
sidewalks shall be shaded through streetscape planting, awnings
and other architectural elements. Parking shall be provided on
street and off street in the rear of buildings within lots or parking
structures. Signage shall be pedestrian scale and designed to
complement the building architecture. The following design criteria
shall apply within the Town Core, with the exception of civic or
institutional buildings, which shall not be subject to the building
height, building placement, building use, parking, and signage
Page 5334 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 67 of 83
Words struck through are deleted, words underlined are added
criteria below, but, instead, shall be subject to specific design
standards set forth in the SRA development Document and
approved by the BCC that address the perspective of these
buildings' creating focal points, terminating vistas and significant
community landmarks.
* * * * * * * * * * * *
o) Streets shall adhere to LDC section 4.08.07 IJ.1.b. and
Figures 1, 2, 3, or 4. At a minimum all proposed streets
shall include sidewalks on both sides of the street, parallel
to the right-of-way, and a five (5) foot streetscape area
between the back of curb and the sidewalk. In these areas,
sidewalk protection such as root barriers, a continuous tree
pit, and/or structural soils shall be provided. streets shall
maintain a minimum average building height to street width
ratio of 1:1, excluding landmark buildings.
* * * * * * * * * * * *
ii. Town Center. The Town Center shall provide a wide range of uses
including daily goods and services, culture and entertainment,
within walking distance. Like the Town Core, the Town Center is
the primary pedestrian zone, designed at human scale to support
the walking environment. It is the Main street area of the Town.
buildings shall be positioned near the right-of-way line, wide
sidewalks shall be shaded by street trees and architectural
elements. The following design criteria shall apply within the Town
Center, with the exception of civic or institutional buildings, which
shall not be subject to the height, building placement, building use,
parking, and signage criteria below, but, instead, shall be subject
to specific design standards that address these buildings' creating
focal points, terminating vistas, and significant community
landmarks and that are set forth in the SRA development
Document and approved by the BCC.
* * * * * * * * * * * *
n) Streets shall adhere to LDC section 4.08.07 IJ.1.b. and
Figures 1, 2, 3, or 4. At a minimum all proposed streets
must include sidewalks on both sides of the street, parallel
to the right-of-way, and a 5 Ft.foot streetscape area
between the back of curb and the sidewalk. Sstreets shall
maintain a minimum average building height to street width
ratio of 1:1, excluding landmark buildings.
* * * * * * * * * * * *
Page 5335 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 68 of 83
Words struck through are deleted, words underlined are added
iii. Neighborhood General. Neighborhood General is predominately
residential with a mix of single and multi-family housing.
Neighborhood scale goods and services, schools, parks and open
space diversify the neighborhoods. The interconnected street
pattern is maintained through the Neighborhood General to
disperse traffic. Sidewalks and streetscape support the pedestrian
environment. The following design criteria shall apply within
Neighborhood General:
* * * * * * * * * * * *
g) General signage requirements shall be as provided for in
LDC section 5.06.00.
h) Signage within Neighborhood Goods and Service Zones
shall be as provided for in section 5.06.00.
i) Streets shall adhere to LDC section 4.08.07 IJ.1.b and
Figures 5, 6, 7, 8, or 10. At a minimum all proposed streets
must include sidewalks on both sides of the street, parallel
to the right-of-way, and a 5 Ft.foot streetscape area
between the back of curb and the sidewalk.
iv. Neighborhood Edge (optional). Neighborhood Edge is
predominately a single-family residential neighborhood. This zone
has the least intensity and diversity within the Town. The mix of
uses is limited. Residential lots are larger and more open space is
evident. The Neighborhood Edge may be used to provide a
transition to adjoining rural land uses. The following standards
shall apply with the Neighborhood Edge:
* * * * * * * * * * * *
g) Streets shall adhere to LDC section 4.08.07 IJ.1.b. and to
Figures 9, 11, 12, 13, 14, 15, 16, 17, or 18. At a minimum
all proposed streets must include a 10-foot pathway on
one side of the street with an 8-foot streetscape area
between the edge of curb and the pathway.
v. Special District (optional). The Special District is intended to
provide for uses and development standards not otherwise
provided for within the Ccontext Zzones. Special Districts would
be primarily single use districts, such as universities, business
parks, medical parks and resorts that require unique development
standards to ensure compatibility with surrounding neighborhoods.
The location of Special Districts shall be illustrated on the SRA
Master Plan, and uses and development standards shall be
defined in detail within the SRA development application for
review by Collier County staff. Special Districts could be for uses
such as Universities, business or industrial parks, retirement
communities, resorts, etc.
3. Village Design Criteria.
a. General criteria.
Page 5336 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 69 of 83
Words struck through are deleted, words underlined are added
* * * * * * * * * * * *
viii. To the extent that LDC section 5.05.08 is applicable within the
Urban designated area, SRA Architectural Design Standards shall
comply with the provisions of section 5.05.08, unless additional or
different design standards that deviate from section 5.05.08, in
whole or part, are submitted to the County no later than when the
first SRA Site Development Document is submitted for approval.
ix. To the extent that LDC section 4.06.00 is applicable within the
Urban designated area, SRA Landscape Design and Installation
Standards shall comply with the provisions of section 4.06.00,
unless additional or different design and installation standards that
deviate from LDC section 4.06.00, in whole or in part, are
submitted to the County no later than when the first SRA Site
Development Document is submitted for approval.
b. Transportation Network. The transportation network for a Village shall
adhere to the same standards provided for within a Town in accordance
with LDC section 4.08.07 I.2.b.
c. Parks. A Village shall provide a range of active and passive parks,
squares and playgrounds as appropriate to be located within each
Ccontext Zzone and Special District.
d. Context Zzones.
i. General.
a) Villages shall be designed to include a minimum of two
Context Zones: Village Center and Neighborhood General.
b) Each Zone shall blend into the other without the
requirements of buffers.
c) Villages may include the Context Zone of Neighborhood
Edge.
d) Villages may include Special Districts to accommodate
uses that require use specific design standards not
otherwise provided for within the Ccontext Zzones.
e) The SRA Master Plan shall designate the location of each
Ccontext Zzone and each Special District. The village
center shall be designated in one location. Neighborhood
General, Neighborhood Edge and Special District may be
designated in multiple locations.
f) Context Zzones are intended to guide the location of uses
and their intensity and diversity within a Village, and
provide for the establishment of the urban to rural
continuum.
Page 5337 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 70 of 83
Words struck through are deleted, words underlined are added
ii. Village center.
a) The allowable uses within a village center are commercial,
manufacturing/light industrial, research and development
businesses, retail, office, civic, institutional, essential
services, parks, residential and schools and accessory
uses.
b) Uses may occur in shared use buildings or single use
buildings.
c) The floor area ratio of any use shall not exceed 2 for the
total building area within each block, shall not exceed 0.5
for retail and office uses per block shall not exceed 0.6 for
civic uses per block, manufacturing/light industrial, and
research and development businesses shall not exceed
0.45 per block.
d) Transient Lodging - 26 dwelling units per village center
gross acre
e) Maximum building height - 5 Stories, excluding roofs and
architectural features.
f) Minimum lot area: 1,000 SF
g) Block Perimeter: 2,500 Ft. max feet maximum
h) Front setbacks - 0 to 10 feet from the right-of-way line
i) Side setbacks - 0 feet
j) Rear setbacks - 0 feet
k) Overhead encroachments such as awnings, balconies,
arcades and the like, must maintain a clear distance of 9
feet above the sidewalk and 15 feet above the street.
l) Seating for outdoor dining shall be permitted to encroach
the public sidewalks and shall leave a minimum 6-foot
clear pedestrian way between the outdoor dining and the
streetscape planting area.
m) The design of civic or institutional buildings shall not be
subject to the specific standards of this subsection which
regulate building height, building placement, building use,
parking, and signage but, instead, shall be subject so
specific design standards that address the perspective of
these buildings' creating focal points, terminating vistas,
and significant community landmarks and that are set forth
in the SRA Development development Document and
approved by the BCC.
Page 5338 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 71 of 83
Words struck through are deleted, words underlined are added
n) Buildings within the village center shall be made
compatible through similar massing, volume, frontage,
scale and architectural features.
o) Streets shall adhere to IJ.1.b. and Figures 1, 2, 3, or 4. At
a minimum all proposed streets shall include sidewalks on
both sides of the street, parallel to the right-of-way, and a 5
Ft.foot streetscape area between the back of curb and the
sidewalk. Streets streets shall maintain a minimum
average building height to street width ratio of 1:1,
excluding landmark buildings.
p) General parking criteria
i) On-street parking spaces within the limits of the
front property line, as projected into the right-of-
way, shall count towards the required number of
parking spaces.
ii) The majority of parking spaces shall be provided
off-street in the rear of buildings, or along the side
(secondary streets). Parking is prohibited in front of
buildings.
iii) Parking areas shall be organized into a series of
small bays delineated by landscape islands of
varied sized. A maximum spacing between
landscape islands shall be 10 spaces. Landscape
islands shall have a minimum of one canopy tree.
iv) Parking lots shall be accessed from alleys, service
lanes or secondary streets.
q) The majority of parking spaces shall be provided off-street
in the rear of buildings, or along the side (secondary
streets), organized into a series of small bays delineated
by landscape islands of varied sized. A maximum spacing
between landscape islands shall be 10 spaces. Landscape
islands and tree diamonds shall have a minimum of one
tree. Parking is prohibited in front of buildings, except
within the right-of-way. Parking lots shall be accessed from
alleys, service lanes or secondary streets. Parking
structures fronting on a primary street shall include ground
floor retail. Parking structures fronting on a secondary
street shall have a minimum 10 Ft.feet wide, densely
landscaped area at grade, including one tree per 250
square feet of landscaped area or twenty-five (25) lineal
feet on-center. The amount of required parking shall be
demonstrated through a shared parking analysis submitted
with an SRA designation application. Parking shall be
determined utilizing the modal splits and parking demands
for various uses recognized by ITE, ULI or other sources or
Page 5339 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 72 of 83
Words struck through are deleted, words underlined are added
studies. The analysis shall demonstrate the number of
parking spaces available to more than one use or function,
recognizing the required parking will vary depending on the
multiple functions or uses in close proximity which are
unlikely to require the spaces at the same time.
r) Landscaping minimums within the village center shall be
met by providing landscaping within parking lots as
described, and by providing a streetscape area between
the sidewalk and curb at a minimum of 5 Ft.feet in width. In
these areas, sidewalk protection such as root barriers,
continuous three pits, and/or structural soils shall be
provided. Trees shall be planted forty (40) feet on-center.
The street tree pattern may be interrupted by architectural
elements such as arcades and columns.
s) Signage standards within the village center shall comply
with those provided in the Town Center.
iii. Neighborhood General. Design standards for the Neighborhood
General within a Village shall be the same as defined within a
Town.
iv. Neighborhood Edge (optional). Design standards for the
Neighborhood Edge within a Village shall be the same as defined
within a Town.
v. Special District (optional). The Special District is intended to
provide for uses and development standards not otherwise
provided for within the Ccontext Zzones. Uses and development
standards shall be defined in detail within the SRA development
application for review by Collier County staff.
4. Hamlet Design Criteria.
a. General.
i. Hamlets are small rural residential areas with primarily single-
family housing and limited range of convenience-oriented
services.
ii. Hamlets may include the Context Zones of Neighborhood General
and Neighborhood Edge.
iii. Non-residential uses shall be provided in one location, such as a
crossroads, and designed to incorporate the community green.
b. Open spaces and parks. At a minimum, Hamlets shall provide a public
green equal to a minimum of 1% of the total Hamlet gross acreage.
c. Context Zones. Context Zones are intended to guide the location of uses
and their intensity and diversity within a Hamlet, and provide for the
establishment of the urban to rural continuum.
Page 5340 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 73 of 83
Words struck through are deleted, words underlined are added
i. Neighborhood General. Neighborhood General is predominately
residential with a mix of single and multi-family housing.
Neighborhood scale goods and services, schools, parks and open
space diversify the neighborhoods. The street grid is maintained
through the Neighborhood General to disperse traffic. sidewalks
and streetscape support the pedestrian environment. The design
criteria applicable within Neighborhood General are as follows:
a) Uses -residential, neighborhood scale goods and services,
civic, institutional, parks and schools.
b) Building height - 3.5 Stories
c) Block Perimeter: 3500 Ft. max. The maximum may be
greater if an alley or pathway provides through access, or
the block includes water bodies or public facilities.
d) For single-family residential uses:
i)Minimum lot area: 1,000 SF
ii) Setbacks and encroachments to be defined in the
SRA development Document
iii) Parking space requirements and design are the
same as in the Town Core, with provision for an
additional parking space if an accessory dwelling
unit is built.
iv) Landscaping - Minimum of 60 Sq. Ft. of shrub
planting per lot. Plantings shall be in planting areas,
raised planters, or planter boxed in the front of the
dwelling. Minimum of turf grass for the remainder of
the property.
e) For multi-family residential uses:
i) Maximum lot area: 4 acres.
ii) Front yard setbacks - 10 Ft.
iii) Minimum side yard setbacks - 10 Ft.
iv) Minimum rear yard setbacks - 20 Ft. for primary
structure, 5 Ft. for accessory structures
v) Encroachments: Porches, stoops, chimneys, bays
canopies, balconies and overhangs may encroach
into the front yard 3 Ft. 6 In. These same elements
may encroach 3 Ft. into side yards but no element
may encroach into a side yard such that the
distance to the property line from the encroaching
Page 5341 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 74 of 83
Words struck through are deleted, words underlined are added
element is less than 3 Ft. 2 In. except that
overhangs may encroach 2 Ft. into any
yard.vi)Parking space requirements and design are
the same as in the Town Core.
vii) Landscaping- Minimum of 100 Sq. Ft. of shrub
planting per 2,000 Sq. Ft. of building footprint, and
on tree per 4,000 Sq. Ft. of lot area, inclusive of
street trees. Plantings shall be in planting areas,
raised planters, or planter boxes in the front of the
building. Minimum of turf grass for the remainder of
the property.
f) Non-residential uses:
i) Location: at intersection corner. Mid-block locations
are not allowed.
ii) Maximum square footage per use is 5,000.
iii) Maximum square footage per location is 20,000.
iv) Min. lot area: No less than the min. lot area of the
smallest adjacent lot.
v) Front setbacks - Equal to the smallest utilized
setback of the adjacent lot
vi) Side setbacks - Equal to the smallest utilized
setback of the adjacent lot
vii) Rear setbacks - minimum 20 feet for the principal
structure and 5 feet for any accessory use
viii) Parking. Parking space requirements and design
are the same as in the Town Core. On-street
parking must be provided along the lot street
frontage. No off-street parking shall be permitted
between the front façade and the front property
line. All off-street parking shall be screened from
the street and adjacent property by wall, fence
and/or landscaping.
ix) Landscaping. Minimum of 100 Sq. Ft. of shrub
planting per 2,000 Sq. Ft. of building footprint, and
on tree per 4,000 Sq. Ft. of lot area, inclusive of
street trees. Plantings shall be in planting areas,
raised planters, or planter boxes in the front of the
building. Minimum of turf grass for the remainder of
the property.
Page 5342 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 75 of 83
Words struck through are deleted, words underlined are added
x) Signage within Neighborhood General shall comply
with the standards provided in the Town
Neighborhood General.
xi) Streets shall adhere to J.1.b. and Figures 5, 6, 7, 8,
or 10. At a minimum all proposed streets must
include sidewalks on both sides of the street,
parallel to the right-of-way, and a 5 foot streetscape
area between the back of curb and the sidewalk.
ii. Neighborhood Edge. Neighborhood Edge is predominately a
single-family residential neighborhood. This zone has the least
intensity and diversity. The mix of uses is limited. Residential lots
are larger and more open space is evident. The Neighborhood
Edge may be used to provide a transition to adjoining rural land
uses.
a) Uses - residential, parks, golf courses, schools, essential
services
b) Building height - 2 Stories
c) Minimum lot area 5000 square feet
d) Setbacks to be further defined within the SRA
development Document
e) Block Perimeter: 5000 feet max. The maximum may be
greater if an alley or pathway provides through access, or
the block includes water bodies or public facilities.
f) Parking. Parking space requirements and design are the
same as in the Town Core. Provision shall be made for an
additional parking space if an accessory dwelling unit is
built.
g) Landscaping. Minimum of 100 Sq. Ft. of shrub planting per
lot. Plantings shall be in planting areas, raised planters, or
planter boxed in the front of the dwelling. Minimum of turf
grass for the remainder of the property.
h) Streets shall adhere to J.1.b and Figures 9, 11, 12, 13, 14,
15, 16, 17, or 18. At a minimum all proposed streets must
include a 10-foot pathway on one side of the street with an
8-foot streetscape area between the edge of curb and the
pathway.
45. Compact Rural Development development Criteria.
a. General criteria.
i. Compact Rural Development development (CRD) is a form of
SRA that is a maximum of 300 acres and intended to support and
Page 5343 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 76 of 83
Words struck through are deleted, words underlined are added
further Collier County’s valued attributes of agriculture, natural
resources, and economic diversity will provide flexibility with
respect to the mix of uses and development standards, but shall
otherwise comply with the design standards of a Hamlet or
Village.
ii. Primary CRD uses shall be those associated with and needed to
support agriculture, natural resources, research, education,
convenience retail, tourism, or recreation.
iiiii. A CRD may include, but is not required to have permanent
residential housing and the services and facilities that support
permanent residents.
iviii. Except as described above, a CRD will conform to the design
standards of a Village or Hamlet as set forth herein based on the
size of the CRD. As residential units are not a required use, those
goods and services that support residents such as retail, office,
civic, governmental and institutional uses shall also not be
required, however for any CRD that does include permanent
residential housing, the proportionate support services shall be
provided in accordance with LDC section 04.08.07 I.1. An
example of a CRD is an ecotourism village that would have a
unique set of uses and support services different from a traditional
residential village. It would contain transient lodging facilities and
services appropriate to eco-tourists, but may not provide for the
range of services that are necessary to support permanent
residents.
b. Transportation Network. Example. An example of a CRD is an ecotourism
village that would have a unique set of uses and support services
different from a traditional residential village. It would contain transient
lodging facilities and services appropriate to eco-tourists, but may not
provide for the range of services that necessary to support permanent
residents.
i. The transportation network shall provide for a high level of mobility
for all travelers through a design that accommodates a variety of
travel modes.
ii. The transportation network shall be designed in an interconnected
system of local roads and pathways.
c. Parking.
i. Parking for non-residential uses may be provided on-street, off-
street, and within parking structures.
ii. Parking shall be determined utilizing the modal splits and parking
demands for various uses recognized by ITE, ULI or other sources
or studies. The analysis shall demonstrate the number of parking
spaces available to more than one use or function, recognizing the
required parking will vary depending on the multiple functions or
Page 5344 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 77 of 83
Words struck through are deleted, words underlined are added
uses in close proximity which are unlikely to require the spaces at
the same time.
d. Landscaping and buffering. Landscaping and buffering shall be provided
in accordance with LDC section 4.06.00, except a Type B Buffer shall
also be required around the perimeter of the CRD in accordance with
LDC section 4.06.02, unless additional or different design standards that
deviate from LDC section 4.06.02, in whole or part, approved by the
County as part of the SRA Development Document or any amendment to
the SRA Development Document.
e. General signage standards. Signage requirements shall be as provided
for in LDC section 5.06.00.
f. Open space.
i. For CRDs that include residential:
a) A minimum of 35 percent of the CRD must be provided as
open space within the CRD; and
b) A minimum of one percent of the CRD shall be provided as
public green within neighborhoods.
ii. For CRDs with only non-residential uses, a minimum of 30 percent
of the CRD must be provided as open space within the CRD.
g. Primary non-residential CRD uses shall adhere to the following:
i, Non-residential uses are limited to business, industry, and uses
associated with and needed to support agriculture, natural
resources, research, education, convenience retail, tourism, or
recreation.
ii, Civic, institutional, and governmental uses are permitted.
iii. Uses may occur in shared use buildings or single use buildings.
iv. See LDC section 4.08.07.I, Table C. for maximum floor area
ratios.
v. The maximum building height shall be 4 stories, excluding roofs
and architectural features.
vi. Setbacks and allowable encroachments shall be further defined
within the SRA Development Document.
h. Residential and supporting non-residential uses shall adhere to the
following:
i, If permanent residential housing is included in the CRD, the
number of residential units shall be limited to be equivalent with
the demand generated by a maximum of two (2) units per acre.
Page 5345 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 78 of 83
Words struck through are deleted, words underlined are added
ii. Retail and office uses may be permitted in conjunction with
residential uses in the CRD but shall not exceed a floor area ratio
of 0.5.
iii. Convenience goods and services may be permitted in conjunction
with residential uses in the CRD but shall be built at a minimum of
10 square feet of gross building area per residential dwelling unit
within the CRD. Such uses shall be located at intersection corners
or street bends and shall not be permitted at mid-block locations.
iv. The maximum building height shall be 3 stories, but no greater
than 35 feet.
v. Residential uses in the CRD shall be located abutting residentially
zoned land where feasible.
vi. Setbacks and allowable encroachments shall be based upon the
most similar residential zoning district to the proposed residential
use found in LDC section 04.02.01. For non-residential support
services, the minimum setbacks shall be consistent with the least
restrictive setbacks of the adjoining property.
56. Design Criteria Common to SRAs.
a. Parcels of one (1) acre or more, with a Natural Resource Index rating
greater than 1.2, must be preserved as open space and maintained in a
predominantly naturally vegetated state, except the infrastructure
necessary to serve the permitted uses may be exempt from this
restriction if such infrastructure is designed to minimize the impacts to any
such areas.
b. A minimum of thirty-five (35) percent of the SRA land designated as Town
or Village shall be kept in open space.
c. SRA design shall demonstrate that ground water table draw down or
diversion will not adversely impact the hydroperiods of adjacent FSA,
HSA, WRA or Conservation Land and will not adversely affect the water
use rights of either adjacent developments or adjacent agricultural
operations and will comply with the SFWMD Basis of Review. Detention
and control elevations shall be established to protect natural areas and be
consistent with surrounding land and project control elevations and water
tables.
d. Where an SRA adjoins an FSA, HSA, WRA or existing public or private
conservation land delineated on the RLSA Overlay Map, best
management and planning practices shall be applied to minimize adverse
impacts to such lands. Best management practices shall include the
following:
i. The perimeter of each SRA shall be designed to provide a
transition from higher density and intensity uses within the SRA to
lower density and intensity uses on adjoining property. The edges
Page 5346 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 79 of 83
Words struck through are deleted, words underlined are added
of SRAs shall be well defined and designed to be compatible with
the character of adjoining property. Techniques such as, but not
limited to setbacks, landscape buffers, and recreation/open space
placement may be used for this purpose.
ii. Open space within or contiguous to an SRA shall be used to
provide a buffer between the SRA and any adjoining FSA, HSA, or
existing public or private conservation land delineated on the
RLSA Overlay Map. Open open space contiguous to or within
300 feet of the boundary of an FSA, HSA, or existing public or
private conservation land may include: natural preserves, lakes,
golf courses provided no fairways or other turf areas are allowed
within the first 200 feet, passive recreational areas and parks,
required yard and set-back areas, and other natural or man-made
open space. Along the west boundary of the FSAs and HSAs that
comprise Camp Keais Strand, i.e., the area south of Immokalee
Road, this open space buffer shall be 500 feet wide and shall
preclude golf course fairways and other turf areas within the first
300 feet.
e. Where a WRA is incorporated into the stormwater system of an SRA, the
provisions of LDC section 4.08.06 A.4.b. Section 4.08.04 A.4.b. apply.
f. Where existing agricultural activity adjoins an SRA, the design of the SRA
must take this activity into account to allow for the continuation of the
agricultural activity and to minimize any conflict between agriculture and
SRA uses.
g. An SRA proposed to adjoin lands designated as Open Lands shall
provide the opportunity for direct vehicular and pedestrian connections
from said areas to the County’s arterial/collector roadway network as
shown on MPO’s Long Range Transportation Needs Plan.
h. Public and private roads within an SRA shall be maintained by the SRA it
serves. Signalized intersections within or adjacent to an SRA that serves
the SRA shall be maintained by the SRA it serves.
i. To the extent required to mitigate an SRA’s traffic impacts, actions may
be taken to include, but shall not be limited to, provisions for the
construction and/or permitting of wildlife crossing, environmental
mitigation credits, right of way dedication(s), water management and/or fill
material which may be needed to expand the existing or proposed
roadway network. Any such actions to offset traffic impacts shall be
memorialized in a developer’s contribution agreement. These actions
shall be considered within the area of significant influence of the project
traffic on existing or proposed roadways that are anticipated to be
expanded or constructed.
67. Infrastructure Required. An SRA shall have adequate infrastructure available to
serve the proposed development, or such infrastructure must be provided
concurrently with the demand as identified in Chapter 6 of the LDC. The level of
infrastructure required will depend on the type of development, accepted civil
engineering practices, and the requirements of this Section.
Page 5347 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 80 of 83
Words struck through are deleted, words underlined are added
a. The capacity of infrastructure serving the SRA must be demonstrated
during the SRA designation process in accordance with the provisions in
Chapter 6 of the LDC in effect at the time of SRA designation.
b. Infrastructure to be analyzed will include facilities for transportation,
potable water, wastewater, irrigation water, stormwater management, and
solid waste.
c. Centralized or decentralized community water and wastewater utilities are
required in Towns and, Villages, and those CRDs exceeding 100 acres in
size. Centralized or decentralized community water and wastewater
utilities shall be constructed, owned, operated and maintained by a
private utility service, the developer, a Community Ddevelopment District,
other special districts such as the Immokalee Water Sewer Service
District, Collier County Water and Sewer District, or other governmental
entity. This Section shall not prohibit innovative alternative water and
wastewater treatment systems such as decentralized community
treatment systems provided that they meet all applicable regulatory
criteria.
d. Individual potable water supply wells and septic systems, limited to a
maximum of 100 acres of any Town or, Village or CRD are permitted on
an interim basis until services from a centralized/decentralized community
system are available.
e. Individual potable water supply wells and septic systems are permitted in
Hamlets and may be permitted in CRDs of 100 acres or less in size.
78. Requests for Deviations from the LDC. The SRA Development Document or any
amendments to the SRA Development Document may provide for nonprocedural
deviations from the LDC, provided that all of the following are satisfied:
a. The deviations are consistent with the RLSA District Overlay; and
b. It can be demonstrated that the proposed deviation(s) further enhance the
tools, techniques and strategies based on principles of innovative
planning and development strategies, as set forth in §§section
163.3248163.3177 (11), F.S.
JK. SRA Public Facilities Impact Assessments. Impact assessments are intended to identify
methods to be utilized to meet the SRA generated impacts on public facilities and to
evaluate the self-sufficiency of the proposed SRA with respect to these public facilities.
Information provided within these assessments may also indicate the degree to which
the SRA is consistent with the fiscal neutrality requirements of Section 4.08.07 KL.
Impact assessments shall be prepared in the following infrastructure areas:
1. Transportation. A transportation impact assessment meeting the requirements of
Chapter 10 of the LDC or its successor regulation or procedure, shall be
prepared by the applicant as component of an Impact Assessment Report that is
submitted as part of an SRA Designation Application package.
Page 5348 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 81 of 83
Words struck through are deleted, words underlined are added
a. In addition to the standard requirements of the analyses required above,
the transportation impact assessment shall specifically consider, to the
extent applicable, the following issues related to the highway network:
i. (1) Impacts to the level of service of impacted roadways and
intersections, comparing the proposed SRA to the impacts of
conventional Baseline Standard development;
ii. (2) Effect(s) of new roadway facilities planned as part of the
SRA Master Plan on the surrounding transportation system; and
iii. (3) Impacts to agri-transport issues, especially the farm-to-
market movement of agricultural products.
b. The transportation impact assessment, in addition to considering the
impacts on the highway system, shall also consider vehicular,
bicycle/pedestrian, public transit, internal circulators, and other modes of
travel/movement within and between SRAs and areas outside
development and land uses public transportation (transit) and bicycle and
pedestrian issues to the extent applicable.
* * * * * * * * * * * *
6. Stormwater Management. A stormwater management impact assessment shall
be prepared by the applicant as a component of an Impact Assessment Report
that is submitted as a part of an SRA Designation Application Package. The
stormwater management impact assessment shall, at a minimum, provide the
following information:
a. An exhibit showing the boundary of the proposed SRA including the
following information:
i. (1) The location of any WRA delineated within the SRA;
ii. (2) A generalized representation of the existing stormwater
flow patterns across the site including the location(s) of discharge
from the site to the downstream receiving waters;
iii. (3) The land uses of adjoining properties and, if applicable, the
locations of stormwater discharge into the site of the proposed
SRA from the adjoining properties.
b. A narrative component to the report including the following information:
i. (1) The name of the receiving water or, if applicable, FSA or
WRA to which the stormwater discharge from the site will
ultimately outfall;
ii. (2) The peak allowable discharge rate (in cfs/acre) allowed for
the SRA per Collier County Ordinance No. 90-10 or its successor
regulation;
Page 5349 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 82 of 83
Words struck through are deleted, words underlined are added
iii. (3) If applicable, a description of the provisions to be made to
accept stormwater flows from surrounding properties into, around,
or through the constructed surface water management system of
the proposed development;
iv. (4) The types of stormwater detention areas to be constructed
as part of the surface water management system of the proposed
development and water quality treatment to be provided prior to
discharge of the runoff from the site; and
v. (5) If a WRA has been incorporated into the stormwater
management system of an SRA, the report shall demonstrate
compliance with provisions of Section 4.08.0406 A.4.b.
7. Public Schools. The applicant shall coordinate with the Collier County School
Board to provide information and coordinate planning to accommodate any
impacts that the SRA has on public schools. As part of the SRA application, the
following information shall be provided:
a. School Impact Analysis (SIA) for a determination of school capacity only
(refer to section 10.04.09 for SIA requirements); and
b. The potential for locating a public educational facility or facilities within the
SRA, and the location(s) of any site(s) that may be dedicated or otherwise
made available for a public educational facility.
KL. SRA Economic Assessment. An Economic Assessment meeting the requirements of this
Section shall be prepared and submitted as part of the SRA Designation Application
Package. At a minimum, the analysis shall consider the following public facilities and
services: transportation, potable water, wastewater, irrigation water, stormwater
management, solid waste, parks, law enforcement, emergency medical services, fire,
and schools. Development phasing and funding mechanisms shall address any adverse
impacts to adopted minimum levels of service pursuant to Chapter 6 of the LDC.
* * * * * * * * * * * *
LM. The BCC may, as a condition of approval and adoption of an SRA development, require
that suitable areas for parks, schools, and other public facilities be set aside, improved,
and/or dedicated for public use. When the BCC requires such a set aside for one or
more public facilities, the set aside shall be subject to section 2.03.06, in the same
manner as are public facility dedications required as a condition of PUD rezonings.
* * * * * * * * * * * * *
SECTION FOUR: CONFLICT AND SEVERABILITY
In the event that any provisions of this ordinance should result in an unresolved conflict
with the provisions of the Land Development Code (LDC) or Growth Management Plan (GMP),
the applicable provisions of the LDC or GMP shall prevail. In the event this Ordinance conflicts
with any other Ordinance of Collier County or other applicable law, the more restrictive shall
apply. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
Page 5350 of 6525
[22-LDS-00185/1965797/1]195
8-19-25 Page 83 of 83
Words struck through are deleted, words underlined are added
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION FIVE: INCLUSION IN THE COLLIER COUNTY LAND DEVELOPMENT CODE
The provisions of this Ordinance shall become and be made a part of the Land
Development Code of Collier County, Florida. The sections of the Ordinance may be
renumbered or re-lettered to accomplish such, and the word "ordinance" may be changed to
"section," "article," or any other appropriate word.
SECTION SIX: EFFECTIVE DATE
This Ordinance shall become effective upon filing with the Florida Department of State.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida, this ___ day of ________________, 2025.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK OF COLLIER COUNTY, FLORIDA
By:__________________________ By:________________________________
, Deputy Clerk Burt L. Saunders, Chairman
Approved as to form and legality:
__________________________
Heidi F. Ashton-Cicko
Managing Assistant County Attorney
04-CMD-01077/____
Page 5351 of 6525
1
G:\LDC Amendments\Advisory Boards and Public Hearings\BCC\2025\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-2025).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 11/10/2025
10/14/2025
09/23/2025
06/24/2025
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 upland
habitat, and to assess the growth potential of the County’s rural areas. The 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 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. 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 5352 of 6525
2
G:\LDC Amendments\Advisory Boards and Public Hearings\BCC\2025\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-2025).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) Conservancy Letter and Backup; C) Utter Email;
and D) League of Women Voters
Page 5353 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5354 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5355 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5356 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5357 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5358 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5359 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5360 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5361 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5362 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5363 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5364 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5365 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5366 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5367 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5368 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5369 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5370 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5371 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5372 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5373 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5374 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5375 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5376 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5377 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5378 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5379 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5380 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5381 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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, permanent 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 5382 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5383 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5384 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5385 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5386 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5387 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5388 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5389 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5390 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5391 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5392 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5393 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5394 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5395 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5396 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5397 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5398 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5399 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5400 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5401 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5402 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5403 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5404 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5405 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5406 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5407 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5408 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5409 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5410 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5411 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5412 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5413 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5414 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5415 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5416 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5417 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5418 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5419 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5420 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5421 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5422 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5423 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5424 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5425 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5426 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5427 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5428 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5429 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5430 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5431 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5432 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5433 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5434 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5435 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5436 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5437 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5438 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5439 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5440 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5441 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5442 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5443 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5444 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5445 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5446 of 6525
DRAFT Text 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\Nov 10\Materials\PL20220003445 RLSA - LDCA (10-03-
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 5447 of 6525
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 5448 of 6525
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 5449 of 6525
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 5450 of 6525
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 5451 of 6525
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 5452 of 6525
1
JohnsonEric
From:BosiMichael
Sent:Thursday, May 12, 2022 2:06 PM
To:JohnsonEric
Subject:FW: Conservancy Comments and Recommendations to Improve the RLSAs Land Development Code
Section 4.08.00
Attachments:Attachment A - USFWS Fish and Wildlife Concerns re Longwater and Bellmar 3-1-21.pdf; Attachment
B - Memo - 4-24-08 Hatcher-Roys to Greenwood.pdf; FW: Data & Analysis Requirements for the
RLSA 5-Year ; 3-4-2022 RLSA LDC Amendment recommendations Conservancy.pdf
For the file
From: FrenchJames <James.French@colliercountyfl.gov>
Sent: Friday, March 4, 2022 6:32 PM
To: ScottTrinity <Trinity.Scott@colliercountyfl.gov>
Cc: PattersonAmy <Amy.Patterson@colliercountyfl.gov>; GuitardDonna <Donna.Guitard@colliercountyfl.gov>;
LynchDiane <Diane.Lynch@colliercountyfl.gov>; BosiMichael <Michael.Bosi@colliercountyfl.gov>; CookJaime
<Jaime.Cook@colliercountyfl.gov>
Subject: FW: Conservancy Comments and Recommendations to Improve the RLSAs Land Development Code Section
4.08.00
FYI
Respectfully,
Jamie
James C. French
Growth Management Department, Community Development
2800 N. Horseshoe Drive, Naples, Florida 34104
Office (239) 252-5717
From: April Olson <AprilO@conservancy.org>
Sent: Friday, March 4, 2022 10:47 AM
To: BosiMichael <Michael.Bosi@colliercountyfl.gov>; CookJaime <Jaime.Cook@colliercountyfl.gov>; FrenchJames
<James.French@colliercountyfl.gov>
Cc: nicole johnson <nicolej@conservancy.org>
Subject: Conservancy Comments and Recommendations to Improve the RLSAs Land Development Code Section 4.08.00
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
Dear Mr. Bosi, Ms. Cook, and Mr. French,
We are pleased to provide you with the “Conservancy’s Recommendations to improve RLSA’s Land Development Code
Section 4.08.00”, dated 3-4-2022. Also, included with this email are three Attachments referenced in our comment
letter.
Please do not hesitate to contact us with any questions, or if you would like a follow up meeting, we are happy to
schedule one with you.
Best regards,
April
April Olson
Senior Environmental Planning Specialist
Conservancy of Southwest Florida
1495 Smith Preserve Way
Naples, FL 34102
(239) 262-0304, Ext 250
Page 5453 of 6525
2
Protecting Southwest Florida’s unique natural environment
and quality of life…now and forever.
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 5454 of 6525
P a g e 1 | 40
March 4, 2022
Michael Bosi, Planning Director
Jamie Cook, Director Development Review
Jamie French, Deputy Department Head
Collier County Growth Management Department
2800 North Horseshoe Drive
Naples, FL 34104
RE: Conservancy’s Recommendations to improve the RLSA’s Land Development
Code Section 4.08.00
Dear Mr. Bosi, Ms. Cook, and Mr. French:
Although the Rural Lands Stewardship Area (RLSA) Overlay is twenty years old, only
recently has the program’s effectiveness as a stewardship program truly been put to the
test. Prior to the 5-Year Review (2007-2009), the RLSA had only one approved
Stewardship Receiving Area (SRA), the Town of Ave Maria. However, as you know, during
the second restudy (2018-2021), several more SRA applications were submitted to Collier
County and were approved.1 In addition, the County recently approved several
Stewardship Sending Area (SSA) applications. These recent applications provide a wealth
of information and reveal what is working and what improvements are necessary for the
program to achieve its goals of wetland and habitat protection, retention of agricultural
lands, and smart growth.
Through our in-depth reviews of these recent SSA and SRA applications, we discovered
flaws within the RLSA program that will result in ineffective restoration plans and impacts
to listed species habitat, even within the preserves (SSAs). Although there are these serious
issues, the applications still generated substantial stewardship credits toward
development.
Many of the issues boil down to loopholes and weak language within the Land
Development Code (LDC). While, the Conservancy has solutions to improve the LDC, we
understand that our recommendations may be outside of staff’s scope of work, as the LDC
amendments are only to implement the 2021 GMP RLSA Amendments. Unfortunately,
because the adopted 2021 RLSA GMP Amendments are modeled after the outdated 2009
1 Rivergrass and Hyde Park Villages approved in 2020, followed Longwater and Bellmar Villages in 2021.
Page 5455 of 6525
P a g e 2 | 40
“5-Year Review Amendments,” the 2021 RLSA GMP amendments failed to address many of
the current issues we raise in this document.
This document explains some of the ways in which recent SRA and SSA applications fail to
align with the RLSA’s goals and objectives for habitat protection and restoration. Following
each issue we present, we provide our recommendations to improve policies within Collier
County’s LDC Section 4.08.00. If staff believes our recommendations to be outside of the
scope this LDC Amendment process, we ask that staff consider our recommendations for
the upcoming amendment cycle or the EAR.
In this document, we present the following issues:
ISSUE #1: Restoration Plans that do not achieve stated outcomes.
ISSUE #2: SSA Applications may still generate large numbers of restoration
credits while providing minimal restoration work.
ISSUE #3: The LDC should require measurable success criteria based on specific
environmental outcomes instead of completed tasks.
ISSUE #4: SSA Agreements and Easements must include perpetual maintenance
agreements to manage and control exotic species.
ISSUE #5: Although the Planning Commission acts as the County’s
Environmental Advisory Committee, they do not review or hold hearings for SSA
applications.
ISSUE #6: SRAs may reduce habitat functionality in adjacent SSAs.
ISSUE #7: LDC 4.08.01Q fails to conform to the RLSA’s goal.
ISSUE # 8: Scores for Listed Species Habitat Indices must be increased to protect
the endangered Florida panther.
ISSUE #9: Issues with the proposed location of panther corridors. Conservancy
provides recommendations for location of wildlife crossings.
While these issues are not all encompassing, we believe these to be the most significant
issues pertaining to restoration and protection of natural resources. Following the
explanation of each issue, we provide our recommendation for LDC Section 4.08.00 in
BLUE.
ISSUE #1 - Restoration Plans that do not achieve stated outcomes:
SSA15’s Amended restoration plan, approved by the BCC in 2021, provides an example of a
restoration plan that does not measure up to its stated goals. SSA15 lands are within an
important regional wetland flowway that connects National Audubon Society’s Corkscrew
Swamp Sanctuary to Florida Panther National Wildlife Refuge and Fakahatchee Strand
State Preserve. These lands are part of a large regional mammal corridor, called Camp
Page 5456 of 6525
P a g e 3 | 40
Keais Strand Corridor, for the endangered Florida panther and other mammals. Florida
Forever targets Camp Keais Strand for protection and states in their five year plan “the
large, interconnected swamps of Southwest Florida must be preserved if such wildlife as the
Florida panther and black bear are to survive.”2
The applicant’s goal for SSA15’s Amended restoration plan is “to return the natural/historic
functions to degraded and altered habitats, which will in turn provide regional benefits for
surface water flow and wildlife.”3 While the goal sounds promising, experts concluded that
SSA15’s restoration plan would not fully restore Camp Keais Strand to natural and historic
conditions. This is because the applicant withdrew their commitment of significant work
to restore two large farm fields that impede flows within Camp Keais Strand to wetlands,
even though the work was included in a 2016 version of the SSA15 Amendment application
for the Town of Rural West.4 Furthermore, the restoration plan failed to demonstrate
significant hydrological benefits to SSA15 lands because the applicant did not provide an
updated flowway restoration analysis after the applicant removed the significant farm field
restoration work from the plan.5
Kevin Godsea, Refuge Manager of U.S. Fish and Wildlife Services’ Florida Panther National
Wildlife Refuge (FPNWR), explained in a letter to Collier County his concerns that SSA15’s
restoration plans would not achieve its stated goals of flowway restoration and landscape
connectivity. Mr. Godsea stated:
Secondly, the application does not address the need for hydrologic restoration of the
adjacent Camp Keais Strand Flowway Stewardship Area. Hydrological restoration of
the Camp Keais Strand was identified as a unique functional group within Southwest
Florida Comprehensive Watershed Management Plan, which the County and Service
both participated in.
During this effort, members of local and state agencies, NGOs, and the Federal
government made every effort to take a holistic approach to hydrological restoration.
We implore the County and other regulatory authorities to require the applicants to
include wetland restoration activities identified within the Southwest Florida
Comprehensive Watershed Management Plan, especially those within the Camp Keais
Strand functional group.
2 Florida Department of Environmental Protection. Division of State Lands (May 2020) 2020 Florida Forever Five-Year
Plan. Summary of Recommendations and Status as of December 2019. Corkscrew Regional Ecological Watershed. P. 173
of 889. https://floridadep.gov/sites/default/files/FLDEP_DSL_OES_FF_CorkscrewRegionalEcosystemWatershed.pdf
3 Stewardship Sending Area 15 Collier County Restoration Plan, Revised Oct. 2019, Exhibit F to Easement Agreement p. 1
4 Stewardship Sending Area 15 Amendment Application dated January 2016. Exhibit 4-1: Aerial with Restoration
Designation Areas p. 40/241 of pdf includes restoration work of two large farm fields.
5 The 2016 SSA15 Amendment application included the “Rural Lands West Camp Keais Strand Flow Way Restoration
Analysis”, which was never updated after restoration work for two large farm fields was removed. Page 52/241 of pdf
Page 5457 of 6525
P a g e 4 | 40
Hydrologic restoration of the Camp Keais Strand is clearly a component of the RLSA
Stewardship Sending Areas, and is critically important for downstream conservation
lands such as the FPNWR. Currently two farm fields restrict the flowway to a few
culverts in a span of 100 yards, whereas restoring these farm fields back to wetlands
would result in a nearly 1 mile wide flowway immediately adjacent to the proposed
Longwater development. The applicant’s original plans for the Town of Rural Lands
West included restoring these approximately 935 acres of farmland in the middle of
the Camp Keais Strand Stewardship flowway in SSA15, to benefit the hydrology of
downstream conservation lands. This wetland restoration was not included in the
plans for Rivergrass Village, Longwater Village or Belmar Village, and we believe that
it should, as this type of wetland restoration was clearly the intent when the RLSA was
established.
If properly implemented, Camp Keais Strand hydrological restoration activities could
ultimately benefit one of the most biodiverse forested wetlands in the state of Florida
(i.e., Fakahatchee Strand), as well as the Picayune Strand. (Letter - Attachment A)
In addition, the Conservancy hired Michael Frankenberger, Certified Professional Ecologist
and President of Natural Resources Services, Inc., to review SSA15’s 2016 and 2019
restoration plans. Mr. Frankenberger found similar concerns with SSA15’s amended plan,
as was stated by Mr. Godsea. At the January 28, 2020 Board of County Commission
adoption hearing for SSA15 Mr. Frankenberger stated:
They [applicant] don’t provide any data, no hydrological data to support their
assumption that this is going to provide great environmental benefit and hydrological
improvements. . . . They [applicant] provide no data except in ‘16 they did do a
hydrological monitoring plan, but that is irrelevant because they took out most of the
restoration, and it doesn’t identify all the additional development around the sloughs.
The restoration work removed from the plan that Mr. Frankenberger referenced was the
work to restore the two large farm fields.
Mr. Frankenberger also stated the following in a report to the Conservancy6 upon his
review of Amended SSA15 Amendment application:
The application flow-way restoration plan includes an unsupported assumption that
the two identified areas of flow-way work, totaling 4.5 acres will significantly improve
Strand flow-way functions far beyond the proposed work site, including the >8 mile
length of the strand within SSA15. However, there is no supporting documentation to
support this extended reach of existing road impact or potential benefit.
6 Natural Resources Services, Inc. Outside Review and Comment on the SSA 15 Natural Resource Index Assessment and
SSA 15 Proposed Restoration Plan.
Page 5458 of 6525
P a g e 5 | 40
Figure 1 provides a side-by-side comparison of SSA15’s restoration areas from 2016 (left)
and 2019 (right).
The 2016 plan, on the left, includes restoration work for two large farm fields (Areas 8 and
9 depicted in light purple and pink). The 2019 plan, on the right, shows that restoration for
the two farm fields has been removed.
The 2016 Plan states:
The restoration of Areas 8 and 9 will contribute significantly to the hydrologic
improvement of Camp Keais Strand. The removal of the perimeter berms and
ditches and re-grading of Areas 8 and 9 will aid in restoring historic sheet flow
conditions within Camp Keais Strand.7
Because restoration of the two farm fields was so important to the hydrologic restoration
of Camp Keais Strand, the restoration work should not have been removed from the plan,
unless the hydrologic modeling was updated after removal of the significant farm field
7 SSA 15 Amendment Application January 2016. Stewardship Sending Area 15 Restoration Analysis and Report p. 37/241
Figure 1: 2016 and 2019 Restoration Areas within SSA15
Page 5459 of 6525
P a g e 6 | 40
restoration and the modeling supported the assumption that regional surface water flows
and wildlife habitats would be restored to natural/historic function, as was promised by
SSA15’s goal.
RECOMMENDATION 1: Language within LDC 4.08.06.C.5.j.(4) and (5) must be
strengthened for flowway restoration plans. As part of the “Restoration Analysis and
Report”, require applicants to provide site-specific data and a hydrological study to
identify how the restoration work will result in significant and measurable
hydrological improvements. Applicants shall provide pre and post hydrological data
as part of the success criteria to demonstrate improvements associated with each
restoration activity. Furthermore, if prior to approval of an SSA application, or as
part of an amendment to an approved SSA, the applicant modifies the amount and
type of restoration work, the applicant shall provide the county with an updated
Restoration Analysis and Report. The report must include an updated hydrological
study demonstrating that the modified restoration plan still achieves the restoration
goals provided in the plan, or the SSA agreement shall not be approved.
RECOMMENDATION 2: If prior to approval of an SSA application, or as part of an
amendment to an approved SSA, the applicant modifies the amount and type of
restoration work to be provided for any type of restoration stated in Policy 3.11, (i.e.
wading bird habitat restoration, panther corridor restoration, caracara habitat
restoration, etc.) the applicant must provide an updated Restoration Analysis and
Report that demonstrates how the modified plan would still achieve a functional
enhancement of the restoration area.
RECOMMENDATION 3: Camp Keais Strand and Okaloacoochee Slough are part of the
Big Cypress Basin and a large interconnected natural system of wetlands and habitat
corridors that connect with surrounding public lands. However, the letter from
FPNWR manager suggests that some landowner-proposed restoration projects for
SSAs are designed piecemeal, without considering whether the restoration project
would benefit surrounding public lands. The LDC should be updated to require that
applicants who apply for Restoration Credits (R-1 and R-2) must first consult with
wildlife agencies and land managers of adjacent, downstream and/or connecting
public lands to ensure that the proposed restoration activities are based on a holistic
approach to benefit the entire watershed and habitat types. In addition, restoration
plans within Camp Keais Strand or Okaloacoochee Slough must be consistent with
Southwest Florida Comprehensive Watershed Management Plan (SWFCWP). The
SWFCWP was created through a large coordinated effort to “restore surface water
hydrology (getting the right quantity of water to the right place, at the right time),
Page 5460 of 6525
P a g e 7 | 40
improve water quality, restore landscape connectivity for wildlife, and restore the
health of the estuaries.”
ISSUE #2 - SSA Applications may still generate a large number of
restoration credits while providing minimal restoration work:
Collier County Planning Staff clearly understood that restoration credits may not always be
commensurate with restoration work provided, which is why they provided the following
RLSA White Paper Recommendations.
Structure restoration credits so that needed restoration is assured in return for the
maximum credit and acreage footprint of SRA development (draft LDC Amendment)
Restructure the timing of R-1 credits: only half of R-1 credits awarded at time of
permit approval through the ERP process (or County permit if no ERP required): the
remaining “R-1” credit(s) would be awarded only after the owner successfully
complete all phases of R-2 restoration. (draft LDC Amendment)
Restoration credits represent the lion’s share of stewardship credits earned to date and are
the primary type of credits that are expected to be earned in the future.8 We believe that
the relationship between restoration credits and restoration work provided should always
be proportional. In other words, the applicant should provide extensive environmental
restoration work toward restoring habitats, flowways, and corridors, if the number of
restoration credits is substantial.
The SSA15 Amendment Application provides an example of how restoration work was not
commensurate with the number of credits the applicant received. SSA15’s Amended and
Adopted restoration plan provided restoration work over only 116 acres, a mere 2% of
the SSA’s total 5,253 acres.9 Nonetheless, their application generated 21,428 restoration
credits. At ten credits per acre, the restoration credits alone entitle them to 2,142 acres of
SRA development, which may be applied toward any combination of SRAs.10 As example,
21,428 restoration credits may be applied toward two 1,000-acre villages or even a
2,142-acre town. A 2,142-acre SRA could easily add far more than 12,800 new residents
to Collier County.11 These new residents will increase demands on traffic, water, sewer,
8 Collier County Stewardship Credit Analysis August 2020; Collier County May 2019 White Paper
9 Stewardship Sending Area 15 Collier County Restoration plan provide that there will be 104.23 acres of farm field
restoration, 8.15 acres of exotics removal, 3.47 acres to remove trail south of Oil Well (5,400ft x 28ft), and
.22 acre section road removal to alleviate pinch point (500ft x 20 ft.). The total lands where restoration work will occur is
116.07 acres. Resolution 2020-25, p. 2.
10 Policy 4.19 requires ten credits per acre, so 21,428 stewardship credits = 2,142 acres of SRAs.
11 SRAs can build up to 4 homes per acre. Even if we assume the 2,142 acres will be developed at a lower density of 3
homes per acre and at 2.5 persons per household, we get a population of 16,065. Assuming a vacancy rate of 20% =
12,852
Page 5461 of 6525
P a g e 8 | 40
fire, police, and impacts to water quality and wildlife in the area. Thus, the increase in
development rights just from SSA15’s restoration credits is very substantial.
Ultimately, SSA15’s applicant offered a faulty restoration plan, as we saw in the previous
section, consisting of only 116 acres of restoration work, in exchange for substantial
developer entitlements. We do not believe this ever was the intended purpose of
restoration credits. Unfortunately, this seems to be a pattern with more recent SSA
agreements, as we found a similar case with SSA14’s restoration plan where there was little
restoration work provided in exchange for considerable restoration credits.
While the Board in 2021 did take a step in the right direction by reducing R-1 dedication
credits, for some of the categories, to one credit per acre, we believe that applicants will
continue to provide little restoration in exchange for an abundance of restoration credits.
This is because there is little incentive to provide costly restoration work for two reasons:
a. Lands restored through costly restoration activities generate the same credits as
lands that may benefit indirectly from restoration.
b. Less costly types of restoration, that provide fewer benefits to wildlife or wetlands,
generate the same number of credits as costly restoration that provide much greater
benefits.
a. Lands restored through costly restoration activities generate the same credits
as lands that may benefit indirectly from restoration:
Environmental restoration work can be very costly, especially when the site includes large
farm fields restored to wetlands or forested areas. However, the applicant of SSA15
discovered that, even if they removed major restoration work, they could still generate
copious restoration credits. Before the SSA15 Amendment was adopted, the applicant
removed 88%12 of the restoration work that was provided in the 2016 application, yet the
total restoration credits were only reduced by 25% in the final adopted application.13
How could the applicant generate so many restoration credits while removing most of the
restoration work? A review of SSA15’s restoration plan shows that the bulk of restoration
credits were generated for potential indirect benefits of the restoration work. Although the
actual restoration work was planned for only 116 acres, the applicant claimed that 2,678
acres would benefit from the restoration work.14
12 The 2016 SSA15 Amended application provided 942 acres of restoration. While the adopted SSA15 Amendment
provided only 116 acres. Thus, 826 acres of restoration was removed or 88% of the total restoration work.
13 The 2016 SSA15 Amended application proposed to generate 28,357 restoration credits (p. 18/241), while the adopted
SSA15 Amended Application generated 21,428 restoration credits. Thus, a reduction of credits of about 25%.
14 Stewardship Sending Area 15 Collier County Restoration Plan, Revised Oct. 2019, Exhibit G, p. 1 Stewardship Sending
Area 15 Restoration Analysis and Report. Revised October 2019. Exhibit G.
Page 5462 of 6525
P a g e 9 | 40
Figure 2 shows maps provided by the applicant’s consultant. The map on the left shows, in
blue and pink, the 2,678 acres where the applicant earned restoration credits. The map on
the right shows, in orange and purple, the exact location where 116 acres of restoration
work or restoration activities are planned.
While we agree that flowway restoration work, when done right, can benefit downstream
lands, we also believe the framers intended to award Restoration credits only for
restoration work or for “restoration activities” as stated in the LDC.15 Furthermore, the
paltry restoration work of 116 acres, provided by the applicant, is likely why principal
ecologist Michael Frankenberger and FPNWR Refuge Manager Kevin Godsea voiced
15 LDC policies 4.08.06.B.3f (1) (2), and (5) all state that Restoration Stewardship Credits shall be generated for
“restoration activities.”
Figure 2: Map on left shows areas where R-1 and R-2 credits are generated. Map on right show locations of
actual restoration activities.
Page 5463 of 6525
P a g e 10 | 40
concerns that SSA15’s restoration plan would provide little hydrological benefit to Camp
Keais Strand flowway and downstream conservation lands.
b. Less costly types of restoration, that provide fewer benefits to wildlife or
wetlands, generate the same number of credits as costly restoration that
provide much greater benefits:
Besides removing extensive restoration work altogether, the applicant discovered that they
could provide less expensive types of restoration with cheaper, less effective types of
restoration, and not be penalized. As example, the 2016 SSA15 application provided
planting of native wetland and upland species for each restoration area. However, the final
adopted application removed all plantings in lieu of natural recruitment, even for the
largest project, restoration of a 104-acre farm field. Michael Frankenberger stated
concerns that natural recruitment may not work for large areas. He stated:
It should be noted that the condition to let a large agricultural area restore
vegetation naturally is very risky as long-term agricultural management has likely
significantly reduced native seed bank and we would recommend that the applicant
modify the plan to including seeding planting prior to first rainy season after grade
restoration.
Frankenberger also stated concerns that more costly restoration activities that provide
greater benefits to wildlife and hydrology generate the same credits as activities that yield
less environmental benefits:
It appears that an error was made on the assignment of credits for flow -way work and
farm field work. The amount of restoration work/expense for the restoration of farm
fields and the potential wetland/flow-way/wildlife benefits for the farm field
restoration is in order of magnitude greater than the cost/benefits associated with the
road removal (flow-way restoration). The credits allotted should be more justifiably
be assigned with the 70% to the farm fields and the +25% for the road removal.
If changes are not made to the newly adopted GMP Policy 3.11, the issue of awarding an
extensive amount of restoration credits in exchange for minimal restoration could become
even worse, as the new policy increases the ways in which restoration credits may be
earned.
RECOMMENDATION 4:
The only way to incentivize significant restoration work is to award R-2 restoration
credits only for the areas where the actual restoration work is to occur, not for the
lands that have the potential to be indirectly restored. As example, R-2 credits may
be generated on lands where there is a road removal, grading, removal of berms,
planting of native species, seeding, exotics removal, etc. However, R-2 credits shall
be awarded only after all specified environmental outcomes are achieved. R-1
Page 5464 of 6525
P a g e 11 | 40
credits may be awarded for lands that may benefit indirectly from restoration;
however, Land Use Layers 1-6 shall first be removed.
It should be noted that under the existing Stewardship Credit Matrix, base credits
may be generated for lands having “Restoration Potential”. This is yet another way
landowners may generate credit for lands that may indirectly benefit from
restoration, and another reason why R-2 credits should only be granted for the
actual restoration work.
Furthermore, the program should encourage planting of native vegetation and/or
seeding, rather than natural recruitment to earn R-2 credits. If an application
provides for natural recruitment, then restoration credits should be held until
natural recruitment is successful, as determined by permitting agency.
ISSUE #3 –The LDC should require measurable success criteria based on
specific environmental outcomes instead of completed tasks:
Principal Ecologist Michael Frankenberger, who reviewed SSA15’s restoration plans,
suggested that the plan lacked measurable success criteria for environmental outcomes.
The success criteria provided within SSA15 Amendment was not based on whether the
restoration work resulted in measurable environmental goals such as desired habitat types
with dominant native species or achieved targeted hydroperiods, instead, the success
criteria was whether the applicant completed restoration activities or tasks. As example,
SSA15’s Amended Restoration Plan provided the following success criteria for flow-way
restoration:
The following are the success criteria for flow-way restoration: (1) removal of the old
road grade designated for removal as part of the SSA 14 restoration plan will be
completed; (2) removal of road grade south of Oil Well Road will be completed; (3)
removal of the pinch point farm road will be completed; (4) if two years after removal
of the road grades natural recruitment of native vegetation within the footprint of the
old road grades has not occurred, then planting/seeding will be completed; and (6) the
restored areas will be free from exotic vegetation immediately following a
maintenance activity and will consist of no more than five percent cover for exotic
species. A total of 10,264.5 Stewardship Credits shall be available upon the
achievement of these success criteria.
The statement demonstrates that the plan’s success is entirely measured upon whether the
work is completed, not if or how the restoration work would benefit water quality or
quantity within the strand or whether certain habitat types are enhanced for listed species
or wildlife. The LDC should be updated to require that success criteria demonstrates
Page 5465 of 6525
P a g e 12 | 40
significant and measurable enhancements of specific habitat types with specific tree or
vegetative cover and/or targeted hydroperiods or water quality improvements.
The 2021 adopted RLSA GMP amendments added several new ways in which applicants
may earn restoration credits, so now is the time for the language to include specific success
criteria based on environmental outcomes.16 As example, for crested caracara habitat
restoration, the success criteria could be whether the restoration work results in the
creation or enhancement of suitable caracara habitat, such as open dry or wet prairies
consisting of scattered cabbage palms or lightly wooded areas with saw palmettos, cypress,
and/or scrub oak.17
Mr. Frankenberger provided examples of measurable success criteria for SSA15, which we
incorporated in the following recommendation to improve restoration plans.
RECOMMENDATION 5:
Add specificity to require that the Restoration Plan provide clearly defined and
measurable expectations on what defines successful fulfillment of the restoration
goals. Success criteria goals for habitat restoration should include desired dominant
native species and minimum appropriate vegetative cover by habitats (i.e. deep
marsh, marsh, wet prairie, hydric pine flatwoods, hardwood wetlands, cypress, pine
uplands, palmetto uplands, etc.).
For each of these systems, targeted habitats and hydroperiods (i.e. time period of
saturation/inundation, average season high water depth, maximum seasonal high
water) needs to be defined to allow post assessment and management adjustments.
For forested and upland systems, in addition to identifying appropriate native tree
composition (species and dominance), minimum trees per acre and minimum tree
height/canopy closure should be provided to define level of success.
The Conservancy is happy to provide language for success criteria, specific to each
restoration type listed in Amended Policy 3.11, per the request of planning staff.
16 The 2021 amendments to Policy 3.11 provide landowners with additional opportunities to earn restoration credits for
caracara habitat restoration, exotic control/burning, panther corridor enhancements, and restoration of shallow wetland
wading bird foraging habitat. This is in addition to credits for flowway and native habitat restoration, which existed prior
to the 2021 amendments.
17 U.S. Fish and Wildlife Service South Florida Multi-Species Recovery Plan. Audubon’s Crested Caracara. Polyborus
plancus audubonii. https://www.fws.gov/verobeach/MSRPPDFs/AudubonsCrestedCaracara.pdf
Page 5466 of 6525
P a g e 13 | 40
ISSUE #4 - SSA Agreements and Easements must include a perpetual
maintenance agreement to manage and control exotic species:
One of the benefits of the RLSA program often touted by RLSA landowners is that SSAs will
be preserved and maintained in perpetuity at no cost to the taxpayers. ECPO’s
presentation at the March 28, 2019 RLSA Workshop stated:
Total conservation land has grown to 50,000 acres (from 16,000 in 2002) that are
permanently preserved, protected and managed at no cost to Collier County
taxpayers – land that is valued at more than $500,000,000. (Emphasis added)
However, a review of SSA15’s Application documents, reveal ambiguous maintenance
obligations that appear to end after only a few years. While there are annual inspections,
the SSA Easement Agreement or Restoration plan does not state how long the inspections
are to last and does not provide any maintenance requirements for the restoration areas.
What happens if after ten years, much of the area becomes infested with exotics or
nuisance species? There is nothing in the Stewardship Agreement to require the applicant
to maintain the restoration areas.
The LDC currently provides loose standards for maintenance and control of exotic species
and for monitoring success of all restoration work. The LDC only requires the following:
When the restoration is to be undertaken by the applicant, a Restoration Plan that
addresses, at a minimum, the following elements: (f) annual management,
maintenance and monitoring.18
Stewardship easement Agreement shall identify the specific land management
measures that will be undertaken and the party responsible for such measures .19
Identification of the proposed land management measures that will be undertaken and
the party responsible for such measures.20
Language within Stewardship Easement Agreements should require minimum standards
for controlling exotic species and for prescribed burning and should state that annual
management is perpetual.
RECOMMENDATION 6:
Write policy based on staff’s White Paper recommendation: “Add specific exotic
vegetation control measures to the SSA agreement and easement and require
18 4.080.06.C.5.j.(5) (SSA Designation Application)
19 4.080.06.C.8.b (SSA Designation Application Package)
20 4.080.06.D.1.d. (SSA Application Review Process)
Page 5467 of 6525
P a g e 14 | 40
maintenance that assures no greater infestation than that existing at time of SSA
designation.” The plan should identify perpetual exotic control and other
management measures as a requirement for Stewardship Easement Agreements. In
addition to providing control measures for Category I and Category II exotic species,
nuisance species such as cattail, dog fennel, and pasture grasses, shall not be allowed
to flourish and count toward successful vegetation establishment.
RECOMMENDATION 7: We agree with staff’s recommendation that “additional
specific maintenance standards [] should be included in all future SSA agreements and
easements (draft LDC Amendment).” In addition, the agreements and easements
must identify the long-term management entity who will maintain SSAs. Insuring
funding for long-term management is essential. A suggested approach would be for
each credit received, the owner would set aside monies into a long-term
management endowment fund to be used solely for management of the property.
This applies after all phases meet substantial success and ensures costs shall not be
borne by taxpayers.
ISSUE # 5 - Although the Planning Commission acts as the County’s
Environmental Advisory Committee, they do not review or hold hearings
for SSA applications.
Although the Collier County Planning Commission (CPCC) acts as the County’s only
Environmental Advisory Committee (EAC), the LDC does not provide for the CCPC-EAC to
review Stewardship Sending Area (SSA) applications, they only review the Stewardship
Receiving Area (SRA) applications. This lack of review by CCPC-EAC is completely illogical,
as SSA applications are incredibly complex and include a plethora of important reports and
analyses related to preservation and restoration including: Restoration Plans, Natural
Resource Index Assessments, SSA Credit Agreements, Restoration Analysis and Report, and
SSA Easement Agreement. The Restoration Plan report alone includes numerous important
sections warranting an in-depth review by the CCPC-EAC, including restoration goals, the
description of work to be performed, entity responsible for the work, work schedule,
success criteria, and management and maintenance.21 Below are just some of the reasons
why an additional layer of review by the CCPC-EAC is necessary:
1. A review of SSA applications by CCPC-EAC would provide better assurances that SSA
applications adhere to complex GMP and LDC rules for SSAs.
2. To ensure restoration plans are designed to achieve stated outcomes.
3. To ensure restoration credits are commensurate with restoration work provided.
21 LDC 4.08.08.C.5.j(5)
Page 5468 of 6525
P a g e 15 | 40
4. To ensure that habitat within SSAs will not be impacted by adjacent SRAs.
5. So that the CCPC-EAC fully understands the entirety of a developer’s project.
Not surprisingly, Eastern Collier Property Owner’s (ECPO) opposes a review of SSA
applications by the CCPC-EAC for reasons that do not add up.22 The reality is that ECPO
simply wants little oversight of SSA applications because SSA Applications are the
instrument by which RLSA landowners earn stewardship credits. Stewardship credits are
the currency of the program and they substantially increase density and the value of their
lands. Furthermore, ECPO understands that without a review and public hearing by the
CCPC-EAC, there is less scrutiny of restoration plans and restoration work proposed.
However, having only half the information of a development plan makes the CCPC-EAC
susceptible to false claims and misinformation regarding what the applicant proposes for
the preserve (SSA) and the number of credits generated. As example, the developer for the
Town of Big Cypress, which includes Rivergrass, Longwater, and Bellmar, claimed the
following:
Collier Enterprises will preserve more than 12,000 environmentally sensitive acres as
part of the plan for the Town of Big Cypress and the Villages of Rivergrass, Longwater,
and Bellmar.23
When the statement is taken at face value, it seems like a great deal for Collier County. The
applicant is setting aside 12,000 acres in exchange for 3,500 acres of development.24
However, the whole truth is that the SSA lands that make up the 12,000-acre preserve will
generate 52,295 stewardship credits, which are enough credits to allow for approximately
6,425 acres of SRAs, not 3,500 acres as they claim.25 An accurate statement would have
been:
22 Section 4 Public Participation and Comments, Committee Deliberations, Committee Actions Regarding Recommended
Amendments to the Rural Lands Stewardship Overlay, p. 100
https://www.colliercountyfl.gov/home/showpublisheddocument/23857/635883137282070000
23 TownofBigCypress.com
24 Rivergrass, Longwater, and Bellmar total approximately 3,000 acres. Per the Town Agreement, the Town of Big
Cypress core area equals 515 acres. Thus, the total development area = 3,515 acres.
25 The 12,372 acres of preserve that Collier Enterprises agreed to set aside for Town of Big Cypress is for SSA14, SSA 15,
SSA 17, and SSA18. (SSA14 = 1,713 acres; SSA 15 = 5,253 acres; SSA 17 = 3,148 acres; SSA 18 = 2,258 acres; total preserve
= 12,372 acres). These SSAs generated 52,295 stewardship credits for setting aside SSA14, SSA15, SSA17, and SSA18.
(SSA14 = 12,893 credits; SSA 15 = 31,367 credits; SSA 17 = 4,528 credits; SSA 18 = 3,507 credits). The total SRA acreage
from 52,295 credits = 6,425 SRA acres. (3,000 acres of SRAs for Longwater, Rivergrass, Bellmar; 515 acres of SRA for
Town Core; plus credits left over to develop 2,909 acres of SRAs)
MATH: The developer is using credits right now from those SSAs toward three villages totaling 3,000 acres: Rivergrass,
Longwater, and Bellmar. Rivergrass Resolution 2020-024 shows that 6,198 credits were used; Longwater’s Submittal 5 -
SRA Credit agreement shows that 6,697 credits will be used; Bellmar’s Submittal 6 - SRA Credit agreement shows that
6,742 credits will be used. Total Credits applied toward 3,000 acres for those three villages = 19,637. The proposed Town
Core would consume an estimated 3,559 credits (515.1 acres – 159.2 acres for public benefit acres which do not consume
credits Per Amendment 4.20 = 355.9 acres); 355.9 acres x 10 credits per acre = 3,559 credits). Credits used for the three
villages = 19,637 + estimated 3,559 credits used per Town Core = 23,196 total estimated credits to be consumed if Town
Core is approved. Therefore, there are 29,099 remaining credits (52,295 – 23,196 = 29,099 remaining credits.) Based on
Page 5469 of 6525
P a g e 16 | 40
“Collier Enterprises will preserve more than 12,000 environmentally sensitive acres as
part of the plan for the Town of Big Cypress and the Villages of Rivergrass, Longwater,
and Bellmar. In addition, we may develop three more villages at nearly 1,000-
acres each or we may use the credits from the preserve toward an additional
2,909 acre town.”
We believe the CCPC-EAC may not have understood this, as they were not tasked with
review of the SSA agreements. Furthermore, they may not have been aware that
approximately 86% or 10,625 acres of the 12,000-acre preserve was already protected
from development, because of the RLSA’s Group 5 policies.26
Grandiose claims of high preservation to development ratio may have been a primary
reason for the CCPC to recommend approval of Longwater and Bellmar and for the Board
to vote to approve the villages, even when the Conservancy demonstrated that the projects
did not achieve the RLSA’s requirements for design, fiscal neutrality, or traffic impacts.
Since SSA applications are the vehicle to generate stewardship credits, which entitle
development and, ultimately, the need for infrastructure and services provided by Collier
County, it is irresponsible to prohibit a review and public hearing by the CCPC-EAC.
It is our hope, that by adding another layer of review and a public hearing for SSA
applications, restoration plans will yield better environmental outcomes, applicants will be
granted restoration credits proportionate to extent of restoration work provided, and the
public and the Board will have an accurate understanding of the true development-to-
preservation ratios.
RECOMMENDATION #8:
We recommend that the Collier County Planning Commission (CCPC), which is also
Collier County’s Environmental Advisory Committee (EAC), becomes an integral part
the adopted RLSA Amendments, 10 credits per SRA acre would be required. So 29,099 credits / 10 credits per acre =
2,909 remaining SRA acres. This means that from the 12,300 acres of preserves there are enough credits for an
additional 2,909-acre Town or three additional 970-acre villages, this is in addition to Longwater, Bellmar, and
Rivergrass and the 515-Town Core. (Data found in SSA application materials and Town SRA agreement).
26 MATH: SSA14, 15, 17, and 18 = 5,057.2 acres of WRAs; 4,260.4 acres of FSAs; and 2,996.4 acres of HSAs = 12,314 acres.
Policy 5.1 prohibits development and mining within all FSAs, unless the acre has an NRI score of 1.2 or less. There are 77
acres within the acres of FSAs that score 1.2 or less. Thus, 4,183 acres of the total 4,260.4 acres of FSAs is protected. Policy
5.3.1 prohibits site clearing and alteration in FSAs, WRAs, and HSAs within 80% of the property, unless lands are to be
used for agriculture. Since FSAs are already protected, then we will apply Policy 5.3.1 to the remaining 8,053 acres of
WRAs and HSAs. 8,053 x 80% = 6,442 acres. Thus, there are approximately 6,442 acres of WRAs and HSAs which are
protected, plus 4,183 acres of FSAs = 10,625. Thus, 86% of the 12,372 site is already protected simply by being located
within the RLSA. (10,625 / 12,372 = 86%). 12,372 acre preserve – 10,625 protected from development = 1,747 acres
vulnerable to development. These protection measures were the trade-off, when the program was created, for the County
granting landowners the opportunity to increase density 20-fold on RLSA lands and build compact cost efficient SRAs.
(SSA data provided in SSA application materials).
Page 5470 of 6525
P a g e 17 | 40
of the approval process for Stewardship Sending Areas (SSA). We recommend that
LDC 4.08.06.C.6, 4.08.06.E, and 10.03.06 are amended to require the CCPC-EAC to
review all SSA applications, including Stewardship Sending Area Credit Agreements
and Restoration Plans. In addition, the CCPC-EAC should hold a public hearing for
each SSA agreement and provide a recommendation for approval, denial, or
approval with conditions to the BCC.
ISSUE #6 – SRAs may reduce habitat functionality in adjacent SSAs:
Staff’s 2019 RLSA White Paper includes a very important recommendation aimed at
better protections for preserves (SSAs). The recommendation, under the “Environmental
Protection” section, states:
Require applicants to address the effect of potential SRA development on adjacent
SSA values when SSAs are proposed (draft LDC Amendment).
The Conservancy was pleased to see the recommendation in the White Paper, because we
raised the issue in our 2018-2019 RLSA Comment letter.27 We do not believe that the
framers of the RLSA program ever considered that an SRA’s design could cause a reduction
of listed species habitat value within an SSA preserve, however, we discovered that this
could happen if the project is poorly designed.
The Town of Rural Lands West’s (RLW) application, which is another iteration of Collier
Enterprises’ villages, provides a good example of what could happen to listed species
habitat values when a SRA is designed to surround an adjacent SSA (SSA17). Although the
applicant withdrew RLW’s application from Collier County in 2019, in lieu of the villages
and the amended Town of Big Cypress, the applicant continues to seek state and federal
approvals for the same lands within RLW’s development footprint (Figure 3).28 The
applicant’s habitat conservation plan, for their federal incidental take permit application,
states that preserves, which includes SSA17, “will be managed to preserve their existing
ecological functions.”29 Contrary to this claim by the applicant, an analysis conducted by Dr.
Robert Frakes, discussed below, demonstrates that RLW’s design will actually reduce the
ecological function of SSA17.
SSA17, like other WRAs, provides high quality wetlands and habitat for listed species,
which is why the GMP identifies WRAs, along with FSAs and HSAs, as lands with “the
27 Conservancy of Southwest Florida (January 2019) Critique and Recommendation of Collier County’s Rural Lands
Stewardship Area Program: 2018-2019 RLSA Restudy. “Flaw VI: Developments May Result in Reduced Habitat
Functionality in Adjacent Sending Areas.”
28 The landowner-developer has an Environmental Resource Permit conceptual approval for lands within the RLW
footprint from the South Florida Water Management District. In addition, they continue to seek approvals for the RLW
footprint through a Clean Water Act Section 404 permit through the Florida Department of Environmental Protection , and
under a federal incidental take permit application with the US Fish and Wildlife Service
29 Stantec Consulting Services, Inc. Eastern Collier Multiple Species Habitat Conservation Plan, Revised 2018. For
submittal to: U.S. Fish and Wildlife Service.
Page 5471 of 6525
P a g e 18 | 40
highest priority for natural resource protection.”30 SSA17 WRA consists of 3,148 acres of
an ecologically important wetland system, providing habitat for 11 listed species,
including, among others, the Florida sandhill crane, Big Cypress fox squirrel, wood stork,
limpkin, and the endangered Florida panther.31 Shaggy Cypress Swamp is a large wetland
area, within SSA17, that received high rankings for Natural Resource Index Values (NRI)
because of its importance for providing listed species habitat and wetlands.32
The applicant designed RLW to surround Shaggy Cypress with neighborhoods, a golf
course, and the town center.33 Dr. Robert Frakes analyzed RLW’s proposed site plan,
using the landscape-scale adult panther habitat model.34 Applying Dr. Frakes’ model to
RLW’s plans, Figure 3 illustrates how RLW would adversely affected Adult Breeding
panther habitat (panthers three years or older).
The left side of Figure 3 shows the current adult breeding panther habitat value, and the
right side shows the Frakes et al. (2015) model re-run with the Rural Lands West project
in place. The diagonal lines depict the proposed location of Rural Lands West, which are
mostly farm fields today, but include many of the same lands within the approved
Longwater Village and Rivergrass Village. The warmer the color, as depicted with reds,
oranges, and yellows, the higher the value to adult breeding panthers. Gray and white
colors depict lower value habitat for adult breeding panthers.
30 Collier County Future Land Use Element, RLSA Overlay Policy 1.18
31 Passarella and Associates. Stewardship Sending Area 17 NRI Assessment Listed Species Occurrence Map (July 2018). p.
1 and 10; and Passarella and Associates. Stewardship Sending Area 17 NRI Assessment Revised August 2020, p. 2
provides acreage of SSA17.
32 Passarella and Associates. Natural Resource Index Assessment Stewardship Sending Area 17. Revised August 2020.
SSA17 2020 NRI Score Map, p. 17 of 17.
33 The same applicants are pursuing a permit through the Clean Water Action Section 404 permit for the same lands as
RLW, in which Shaggy Cypress is proposed to be encircled by development.
34 Frakes RA, Beldon RC, Wood BE, James FE. (2015). Landscape Analysis of Adult Florida Panther Habitat. PLoS ONE,
10(7).
Page 5472 of 6525
P a g e 19 | 40
The Frakes et al. (2015) model demonstrates that there would be a significant decrease in
adult panther breeding habitat value, not only within the Shaggy Cypress, but within all of
SSA17 lands, should those lands be developed. Disturbances from the surrounding
neighborhoods—light, noise, pets, and traffic—would deter the Florida panther and other
species from occupying SSA17 lands. Furthermore, SSA17 lands south of Oil Well Road,
adjacent to the approved Rivergrass and Longwater, would also be subject to a significant
reduction in habitat value for adult breeding panthers. Making matters worse, Dr. Frakes’
analysis shows that RLW would decrease habitat value within Camp Keais Strand
Flowway Stewardship Area (FSA). This is unfortunate, because Camp Keais Strand is a
primary wetland flowway system and designated by the RLSA program as lands critical
for protection. It is also one of only two major south-to-north corridor for the panther
and provides primary habitat.
The U.S. Fish and Wildlife Service had similar concerns regarding another iteration of
RLW, the 2008 version of the Town of Big Cypress DRI, which also would have
surrounded preserves within SSA17’s lands. Upon review of the development proposal,
the U.S. Fish and Wildlife Service stated in a letter to the U.S. Army Corp of Engineers:
Although there are internal waters and habitat preserves being proposed within the
current development design, the overall development has been designed in such a
way to discourage use by panthers and other large animals (see discussion
below). Therefore, the entire development will be considered as being
Figure 3:
Page 5473 of 6525
P a g e 20 | 40
converted into habitat that is of no value to the panther. Please consider this
when conducting your panther habitat analysis.35 (Emphasis added)
Ironically, under the applicant’s current federal incidental take permit application, they
claim SSA17 as mitigation lands for panther impacts from their proposed “covered
activities” (development)36
The developers approved villages of Rivergrass and Longwater are also designed to
surround SSA17’s lands. Despite the fact that habitat values with SSA17 will be diminished
due to the development’s design, the developer still generated 4,527 Stewardship Credits
from Collier County for “preserving” Stewardship Sending Area 17 (SSA17).37
While the land development code allows SRAs to surround WRAs for water management
activities,38 the code further explains that when additions and modifications to the WRA
result in in a net loss of habitat function within the WRA, then mitigation and restoration
that “provide[s] comparable habitat function” to other areas of the RLSA district is
required. However, the required mitigation and restoration are only for impacts related
to water management activities. There are no LDC policies to address loss of habitat
function or value within a WRA as a result an SRA’s design, which is why staff’s White
Paper recommendation is important and why the LDC must be improved.
RECOMMENDATION #10:
We believe the LDC should be strengthened to better protect panther habitat within
WRAs and SSAs from the impacts of nearby development. In order to preserve
habitat values and connectivity for the endangered Florida panther , we recommend
language is added to state that SRAs are prohibited from surrounding or partially
surrounding a WRA or SSA, when the WRA or SSA consists of adult breeding habitat
or primary panther zone habitat.
35 Letter from U.S. Fish and Wildlife Service to U.S. Army Corps of Engineers, dated November 18, 2008. Corps Application
No. SAJ-2008-210 (IP-MAE). Project: Town of Big Cypress.
36 The developer’s lands are part of a habitat conservation plan (HCP) to obtain a federal incidental take permit under the
Endangered Species Act. Figure 2-1 of the HCP depicts SSA17 lands as a “Preservation.” The “Preservation” areas are set
aside as mitigation for impacts to the permitted areas. The HCP states: “As residential/commercial and earth-mining
activities are approved and implemented in the area designated for Covered Activities, commensurate acreages within the
lands designated for Preservation/Plan-Wide Activities and Very Low Density Use will be placed under perpetual
conservation easements to compensate for permitted impacts..” . . . “The lands designated for Preservation/Plan-Wide
Activities and Very Low Density Use will be managed to preserve their existing ecological functions.”
37 Resolution 2021-083 for Stewardship Sending Area 17, p. 2
38 Collier County LDC 4.08.06.A.1 and LDC 4.08.06.A.4.b.
Page 5474 of 6525
P a g e 21 | 40
ISSUE #7 - LDC 4.08.01Q fails to conform to the RLSA’s goal:
Despite a concerted effort by many to create a planning program for eastern Collier County
that protects listed species and their habitats, and regardless of the RLSA’s goal of
“directing incompatible uses away from wetlands and upland habitats” Collier County
recently approved three developments directly within prime habitat of a critically
endangered listed species. (Figure 4)
Figure 4: Panther habitat zones with locations of approved villages.
Page 5475 of 6525
P a g e 22 | 40
Figure 4 shows that both 1,000-acre sites for Longwater and Bellmar Villages are located
entirely within primary zone habitat of the endangered Florida panther. The proposed
515-acre town connector is also 100% within primary zone panther habitat. In addition,
over 700 acres, or about 70% of Rivergrass Village’s site, is within Primary Zone panther
habitat. Hyde Park Village is within secondary zone panther habitat. The Collier County
Board of County Commissioners approved all projects, except for the town connector, in
2020 to 2021.
Clearly, the County is not adhering to the RLSA’s goal of directing incompatible uses from
upland habitat. This is incredibly concerning as the situation for the panther is getting dire.
There are only 120 to 230 Florida adult panthers left in the wild and the panther is
restricted now to only 5% of its historic range.39 Furthermore, new evidence shows that
the panther population may be declining.40
At the hearings for the villages, Collier County planning staff was questioned as to why they
would recommend approval of projects that are mostly or entirely within primary habitat
of an endangered species. Staff’s response was that they were following LDC 4.08.01.Q
requirements, which limit “preferred and tolerated” panther habitat to specific land cover
FLUCFCS codes. LDC 4.08.01.Q states:
Listed Species Habitat Indices: One of the indices comprising the Natural Resource
Index Value, with values assigned based upon the habitat value of the land for listed
species. Index values are based on documentation of occupied habitat as established by
the intersect of documented and verifiable observations of listed species with land
cover identified as preferred or tolerated habitat for that species. Land mapped, using
FLUCFCS, as 310, 321, 411, 425, 428, 434, 617, 6172, 621, 6218, 6219, 624, and 630 is
deemed to be preferred or tolerated habitat for panthers for the purpose of assigning a
value for these indices. An intersection of at least one data point establishing the
presence of a listed species within a geographic information system (GIS) polygon of
preferred or tolerated habitat for that species shall result in the entire polygon being
scored as occupied habitat.
Yet, the land cover types considered “preferred and tolerated” for the panther, as provided
in LDC 4.08.01.Q, are outdated. Data from late 1990’s to 2000 informed the FLUCFCS for
39 Florida Fish and Wildlife Conservation Commission. http://myfwc.com/panther; Frakes RA, Beldon RC, Wood BE,
James FE. (2015). Landscape Analysis of Adult Florida Panther Habitat. PLoS ONE, 10(7).
40 Presentation by FWC at August 4, 2021 Commissioners meeting: “Staff are tracking all indicators of changes in the
panther population, and for the first time since the genetic restoration efforts, and decline was detected in the motor
vehicle mortality model. Similar dips were seen in the number of depredations. It is unclear if this is a sign of a stabilizi ng
population or indicates a more widespread impact of FLM or other threats.”
Page 5476 of 6525
P a g e 23 | 40
4.08.01.Q.41 In addition, the same out-of-date data sets determined the locations of the
RLSA’s habitat stewardship areas.
While data used for the report was current during the creation of the Immokalee Area
Study, WilsonMiller, the report’s author, acknowledged that science would continue to
evolve, especially regarding the understanding of habitat use and needs of the endangered
Florida panther. The report stated:
The analysis involving panther habitat for the Study will be complemented by ongoing
computer modeling of potential habitat and development of an updated panther
recovery plan by interagency committees led by the U.S. Fish and Wildlife Service. . . .
Exhibit 12A shows the same telemetry point data set at the scale of the study area. The
data can be used within the study area for a variety of analyses involving panther
occurrence and habitat utilization. Again, these analyses may be complemented
by ongoing efforts by governmental interagency committees.42 (Emphasis added)
Although the US. Fish and Wildlife Service (USFWS) completed their panther recovery plan
in 2008,43 the RLSA program was not updated with the USFWS’ modeling of panther
habitat. Since 2002, the RLSA’s adoption date, there have been three major discoveries
regarding panther habitat relevant to the program: the location and importance of the
Primary Zone (Figure 5), the realization that agricultural fields are important to panthers
and thusly included in the Primary Zone designations, and the delineation of Adult Breeding
Habitat (Figure 6).
What is Primary Zone Panther Habitat?
Using all records of panther telemetry available from 1981 to 2001, land use cover data,
satellite imagery, and GIS information, a group of eleven panther scientists, Kautz et al.
(2006), identified regions that are most important for conservation of Florida panther
habitat (Figure 5). Kautz et al. (2006) describes Primary Zone panther habitat as the
minimum space needed to “support a population that is barely viable demographically as
long the habitat base remains stable” and lands that are “essential to the long-term viability
and survival of the Florida panther.”44 The Secondary Zone is important to transient sub-
adult males and may support expanding panther populations if habitat restoration were to
occur.
41 Report and Recommendations of the Collier County Rural Lands Assessment Area Oversight Committee for the
Immokalee Area Study, Wilson Miller May 2002, Table 1: Data Sets and Publications Obtained for Use in the Immokalee
Area Study.
42 Wilson Miller, December 2000, The Immokalee Area Study Stage 1 Report. p. 14
43 US Fish and Wildlife Service, 2008. Florida Panther Recovery Plan, 3rd Revision.
44 Kautz, et al. (2006) How much is enough? Landscape–scale conservation for the Florida panther. Biological
Conservation 130, p. 122
Page 5477 of 6525
P a g e 24 | 40
Most importantly, the U.S. Fish and Wildlife Service considers Kautz et al. (2006) to be
current best available science for prioritizing for panther protections, as it has been
wrapped into the agency’s recovery plan and Panther Habitat Assessment Methodology.
The USFWS Florida Panther Recovery Plan states that habitat as identified by Kautz et al.
(2006) should be maintained in order to maintain the existing population. Below is a quote
from the USFWS 2008 Florida Panther Recovery Plan, 3rd Revision:
“The Primary Zone supports the only breeding panther population. To prevent further
loss of population viability, habitat conservation efforts should focus on maintaining
the total available area, quality, and spatial extent of habitat within the Primary Zone.
The continued loss of habitat functionality through fragmentation and loss of spatial
extent pose serious threats to the conservation and recovery of the panther. Therefore,
conserving lands within the Primary Zone and securing biological corridors are
necessary to help alleviate these threats.” p. 89
The Primary Zone included other land cover types that are not included in LDC 4.08.01.Q,
such as row crops, pasture, orchards, and marsh as primary habitat for the endangered
panther.
Why are Agricultural Lands within Primary Zone Important?
In addition to forested areas, agricultural lands are necessary to meet daily needs and
support the prey on which the panther depends.45 Many agricultural areas contain
important natural landscape connections that support panther home ranges, panther
reproduction, dispersal movements, and availability of large prey.46 The Primary Zone
consists partly of agricultural lands. USFWS Florida Panther Recovery Plan and other best
available science acknowledge the importance of agricultural lands as habitat not only for
the Florida panther, but also for the eastern indigo snake, crested caracara, and the Florida
bonneted bat.47
What is Adult Breeding Panther Habitat?
Frakes et al. (2015) found that conservation of Adult Breeding Habitat south of the
Caloosahatchee River is also essential to the recovery and survival of the Florida panther.48
45 Kautz, et al. (2006) How much is enough? Landscape–scale conservation for the Florida panther. Biological
Conservation 130, p. 118-133; Pienaar E. F. and Rubino E. C (2014) Habitat Requirements of the Florida Panther.
Department of Wildlife Ecology and Conservation UF/IFAS Extension.
46 Cominskey et al (2002). Panthers and Forests in South Florida an Ecological Perspective. Conservation Ecology Vol 6,
No. 1
47 Kautz, et al, 2006. How much is enough? Landscape-scale conservation for the Florida panther. Biological Conservation:
Vol. 130, p. 118-133; Jackson, S., 2013. Home Range Size and Habitat Use of the Eastern Indigo Snake at a Disturbed
Agricultural Site in South Florida: A Thesis Presented to Florida Gulf Coast University; Morrison and Humphrey, 2001.
Conservation Value of Private Lands for Crested Caracaras in Florida. Conservation Biology, Vol. 15, No. 3, Pages 675 -684.
Bailey et al., 2017. Impact of Land Use and Climate on the Distribution of the Endangered Florida Bonneted Bat.
48 Frakes RA, Belden RC, Wood BE, James FE (2015) Landscape Analysis of Adult Florida Panther Habitat. PLoS ONE 10(7):
e0133044. doi:10.1371/journal.pone.0133044
Page 5478 of 6525
P a g e 25 | 40
Ninety-three percent of panther’s adult breeding habitat lies within the Primary Zone
(Figure 6). Frakes et al. (2015) developed a distribution map for resident breeding
panthers, ages 3 and up, by using telemetry of 87 adult panthers from 2004 to 2013. They
concluded that, “protection of the remaining breeding habitat in south Florida is essential
to the survival and recovery of the subspecies and should receive the highest priority by
regulatory agencies.”49
The RLSA and LDC 4.08.01.Q does not account for Primary Zone or Adult Breeding habitat
nor does it consider the importance of agricultural lands to the Florida panther. Without a
modification to the LDC to protect these important habitat areas, panther habitat will
continue to be vulnerable to development and road impacts in the RLSA, contrary to the
Overlay’s very goal.
Figure 5 Kautz et al. Primary Zone Figure 6 Frakes et al. Adult Breeding Habitat
Even though Collier County did not update the program with current panther data, the
County’s Legal Counsel, during the 5-Year Review, stated that amendments to the RLSA
must be based on current data.50
49 Ibid, p. 15-16
50 Carlton Fields Memorandum, March 1, 2010. Analysis of Data Analysis requirements to support RLSA Review
Committee recommended comprehensive plan amendments.
Page 5479 of 6525
P a g e 26 | 40
Data relied upon must be the best available data. If a more recent analysis or
study is available, then that analysis must be considered. p. 3
For all data used to support this proposed amendment the studies must be the most
up-to-date version available at the time the amendment is adopted by the
Commission. Any relevant analysis that has been conducted since the Report was
finalized should also be used as supporting documentation. p. 5
Even Collier County Planning Staff stated that the RLSA Overlay should be updated with
new panther studies and data. In 2008, during the first review of the RLSA program, staff
from the Environmental Services Department wrote a memo to Tom Greenwood, Principal
Planner who was responsible for coordinating the County’s RLSA’s 5 Year Review
Committee, explaining that the land cover codes assigned in 2002 that determine preferred
and tolerated panther habitat were outdated and should be updated. Below is that
statement from a 2008 Memorandum:51 (Attachment B)
What is considered to be habitat utilized by the Florida Panther has changed since
2002. The FLUE AND LDC use FLUCCS codes to define “preferred and tolerated”
panther habitat as 310 (dry prairie), 321 (palmetto prairie), 411 (pine flatwoods),
425 (temperate hardwoods), 428 (cabbage palm), 434 (hardwood – conifer mixed)
617 (mixed wetlands), 6172 (mixed wetland shrubs), 621 (cypress), 6218 (cypress
melaleuca), 6219 (cypress wet prairie), 624 (cypress pine, cabbage palm), and 630
(wetland forest mix).
The USFWS habitat types include marsh, pasture, row crops, orchards, and
exotic plants that are not included in the current RLSA description.
Utilization of the descriptive habitat types for listed species solves the issues of
incomplete FLUCCS lists and minor interpretation differences. (Emphasis added)
In addition, Collier County planning staff, in a 2011 email, requested that Stantec (formerly
WilsonMiller) provide an analysis of newer panther studies and a re-evaluation of land
cover types deemed as panther habitat.52 Stantec’s consultant, Al Reynolds, who
represented ECPO landowners, pushed back on this request. Mr. Reynolds likely knew that
if the program was updated to reconsider habitat areas of the endangered panther based
on newer panther studies, then his clients (ECPO) would have to modify their development
plans. Instead, he claimed that when a property owner applies for a SSA or SRA application
panther data is updated. Here is what was stated in that email: (Attachment C)
51 Memorandum from Collier County Environmental Staff to Tom Greenwood, April 24, 2008. (RLSA Restudy Phase 2 –
Policy Comments, Environmental Services Department Draft)
52 Email between Al Reynolds, Stantec and Michelle Mosca, Collier County, November 30, 2011, Subject: Data and Analysis
Requirements for the RLSA 5-Year
Page 5480 of 6525
P a g e 27 | 40
Michelle Mosca , Collier County Planning Staff:
A comparative analysis of current data/reports is needed to determine any
changed conditions since the RLSA committee’s review and recommendations.
County staff is requesting that Stantec staff prepare an analysis/evaluation of the
new SFWMD Land Use and Cover as well as new (since BCC consideration) panther
habitat use studies and provide comments regarding changed conditions.53
Al Reynolds, Stantec:
One of the basic principles of the RLSA is that there will always be more recent and
more site specific data available as the program is implemented, and this is best
addressed at the time a property owner and the county evaluate a specific
application for an SSA or SRA, or when a property owner uses their baseline uses.
This is all spelled out in detail in the GMP and LDC. As such, there is no need to
continuously amend the GMP Overlay Map. Similarly, Panther information is
always in a state of flux, as new telemetry is generated and new studies are
performed.”
Mr. Reynold’s suggestion to rely only on a review of the site-specific panther data under the
rules of the existing LDC policies, does nothing to protect panther habitat. Rivergrass,
Longwater, and Bellmar’s approvals are proof of this. The environmental consultant for the
applicant of those three villages, Passarella and Associates, did update the site-specific data
for all three SRA applications, per LDC rules. However, because Passarella utilized the
same outdated FLUCFCS codes to determine “preferred and tolerated” panther habitat, as
provided in the LDC, all three projects scored nothing or next to nothing for panther habitat
within the “Listed Species Habitat Indices.” Which is absurd, because all three sites are
located mostly or entirely within Primary Zone panther habitat, according to U.S. Fish and
Wildlife Service GIS layers.54 The LDC has an egregious loophole that must be corrected.
While the program has not been updated yet with recent panther habitat studies, it is still
possible to protect primary panther habitat, and better protect habitat of other listed
species by amending the LDC. However, there are three necessary changes to the LDC,
provided in Recommendations 11, 12 and 13.
53 Email between Al Reynolds, Stantec and Michelle Mosca, Collier County, November 30, 2011, Subject: Data and Analysis
Requirements for the RLSA 5-Year
54 Passarella and Associates. Bellmar Village SRA Natural Resource Index Assessment. Revised August 2020. Prepared for
Collier Enterprises Management. p. 5 and Exhibit 9A; Passarella and Associates. Longwater Village SRA Natural Resource
Index Assessment. Revised May 2020. Prepared for Collier Enterprises Management. p. 5 and Exhibit 9A; Passarella and
Associates. Rivergrass Village SRA Natural Resource Index Assessment. Revised September 2019. Prepared for Collier
Enterprises Management. (The NRI assessment for Rivergrass did not include an exhibit for Listed Species Habitat
Indices, as it should have; however, the overall low NRI scores from Exhibit 7 illustrate that panther habitat was not
scored).
Page 5481 of 6525
P a g e 28 | 40
RECOMMENDATION #11: We recommend the following amendment to protect
primary panther habitat and align the RLSA program with its stated Goal of
“directing incompatible uses away from wetlands and upland habitats”:
Update LDC 4.08.01.Q to remove incorrect FLUCFCS codes and any reference to
“preferred or tolerated” panther habitat. Replace language to instead state: “Land s
mapped as Primary Zone55 panther habitat, per U.S. Fish and Wildlife Service’s GIS
shape files, shall be utilized for the purpose of assigning a value under the ‘Listed
Species Habitat Indices’.”
ISSUE #8 - Scores for Listed Species Habitat Indices must be increased to
protect the endangered Florida panther:
In addition to updating LDC 4.08.01Q to incorporate the Primary Zone, the Stewardship
Matrix for scores within “Listed Species Habitat Indices” must also be increased (Figure 7).
55 Primary Zone panther habitat areas are described in US Fish and Wildlife Service, 2008 Florida Panther Recovery Plan,
3rd Revision.
Figure 7: Six Indices that make up the Natural Index Score of RLSA land
Page 5482 of 6525
P a g e 29 | 40
Figure 7 shows the Stewardship Natural Index Factors for the RLSA program set forth on
the Stewardship Matrix Worksheet. Wilson Miller, working on behalf of ECPO, designed the
NRI scoring and stewardship credit matrix system. There appears to be no rhyme or
reason for selecting the scores for each of the six indices. Although the Conservancy
requested a copy of the methodology for the NRI scoring from Collier County, during the
2018-2021 RLSA Amendment process, we were never provided with it.
It appears that Collier County also does not have access to the methodology. Either a
methodology that determined the NRI scores on the matrix was never created based on
sound science, or Stantec (WilsonMiller) is just not willing to provide it. Without the
methodology, we can only assume that WilsonMiller specifically chose 1.3 as the minimum
score necessary for an acre to be protected from development. In addition, we can only
assume that WilsonMiller designed the NRI system to ensure that their clients, Eastern
Collier Property Owners, were assured an enormous footprint of lands that, no matter how
the NRI values were applied, those lands would always score under 1.3, and therefore
would always be eligible for intensification as SRAs, regardless of any updated best
available science.56
The Conservancy conducted a GIS analysis on Open lands within the Primary Zone areas of
the RLSA. Unless the scores under “Listed Species Habitat Indices” are increased, there is
virtually no way to protect Primary Zone panther habitat under the RLSA’s rules. This is so
even if the outdated “preferred and tolerated” FLUCFCS were replaced with Primary Zone
GIS files and there are panther telemetry points present.57 This is why values for “Primary
Zone” must be increased to 1.3 and values for “Primary Zone plus other species” must be
increased to 1.6.
In that 2008 letter from the Environmental Services Department to Tom Greenwood,
during the 5-Year Review, staff urged changes to the NRI scoring because panther habitat
within Open Areas was not protected. They stated the following: (Attachment B)
Protection of listed species and wildlife habitat from intense land uses is one of the
requirements in the Growth Management statutes. The HSAs were delineated to
protect listed species and their habitat. During the first 5 years of the RLSA
program there have been several instances of listed species in Open areas. The
HSAs alone do not provide adequate protection to listed species. Additionally the
2002 definition of panther habitat is very limited compared to habitat valuation
matrix utilized by USFWS now.
56 RLSA Overlay Policy 4.9 states that “a SRA shall not be cited on lands that receive a Natural Resource Index value of
greater than 1.2.”
57 Policy 4.08.01Q states: “An intersection of at least one data point establishing the presence of a listed species within a
geographic information system (GIS) polygon of preferred or tolerated habitat for that listed species shall result in the
entire polygon being scored as occupied habitat.”
Page 5483 of 6525
P a g e 30 | 40
In addition to the FSA and HSA areas the NRI score was intended to protect
important natural resources. The NRI was not intended to specifically provide
protection for listed species, it is intended to direct development away from
important natural resources. The NRI score necessary to prevent conversion to
high intensity uses is 1.3. In the “Open Areas,” only areas with panthers and other
listed species or panthers in wetlands with muck soils will score an NRI of 1.3 or
greater. The weighting is inadequate for the NRI alone to contribute significantly
to natural resource protection.
The listed species that depend on large amounts of dry prairie like sand hill cranes,
burrowing owls, and caracara now utilize pasture lands and fallow areas also.
Although some
of these areas
were included
as HSAs the
NRI scoring is
not weighted
to provide
protection
outside of
Stewardship
or ACSC areas.
(Emphasis
added)
The NRI valuing system
has failed. Without the
changes we propose, it is
highly likely that many
more developments will
be approved within
primary panther habitat.
It is also likely that
habitat of other listed
species, which all score
under 1.3 on the matrix,
will also be converted to
development. Bellmar
Village provides a perfect example of the failing of the NRI scoring.
Figure 8: Bellmar Village site with panther telemetry and habitat data
Page 5484 of 6525
P a g e 31 | 40
Bellmar’s site is only about 1.5 miles from the Florida Panther National Wildlife Refuge and
it is located entirely within Primary Zone panther habitat (Figure 8). Even though few
panthers have been collared and the green and purple telemetry points represent only a
small sample size of panthers, there are still numerous telemetry points near the site,
which indicates that the Bellmar site is heavily traveled by panthers.
Although the site is considered primary panther habitat and the area is heavily travelled,
Bellmar scored a zero value for Listed Species Habitat Indices for most of the site. Only a
small portion of the site scored a value of 0.4 NRI for listed species. Furthermore, because
Bellmar scored low for all other indices and not one single acre achieved the 1.3 threshold,
nothing could protect Bellmar from qualifying as a SRA, under Collier County’s faulty rules.
The issue all boils down to a faulty NRI scoring system and a refusal to update the program
with current best available science, even though the landowner’s own representative
stated that the program would be updated with habitat modeling from the USFWS’s
Panther Recovery Plan.
Now is the time to update the LDC to protect this critically endangered species. Under
ECPO’s “Habitat Conservation Plan,” they propose to destroy 17,500 to 19,600 acres
of primary panther habitat within the RLSA for uses such as development and mining!58
However, every single acre of Primary Zone panther habitat could be avoided and
ECPO could still build the 91,480 dwelling units they propose, and more!59 There are
approximately 36,881 acres of “Open” areas within the RLSA that are outside of primary
panther habitat (Figure 9: Conservancy Vision Map -pink areas on map). The RLSA
program allows up to four units per acre for towns and villages. Thus, even if they build at
an average density of 2.5 units, per acre, they could build 92,202 homes without touching
58 Stantec Consulting Services, Inc. Eastern Collier Multiple Species Habitat Conservation Plan (HCP), Revised 2018. For
submittal to: U.S. Fish and Wildlife Service. Table 4-1 and 4-3
59 Ibid, p. iii
Page 5485 of 6525
P a g e 32 | 40
one acre of Primary Zone panther habitat. If they increase the average density beyond
2.5, they could build even more homes.
In addition, because the development areas would be more compact and closer to an
existing road network and infrastructure, the costs to Collier County for providing
infrastructure and services would be far less.
Collier County cannot assume that wildlife agencies will protect the panther. From 1984 to
2012, the US Fish and
Wildlife Service
permitted 97,000 acres
of panther habitat for
development, mining,
transportation projects,
and other projects.60
Collier County can
modify the program to
achieve the goal of listed
species habitat
protection. During the
2003 hearings for creation
of the LDC policies,
Collier County’s outside
legal counsel, Nancy
Linnan, stated the
following at a planning
commission meeting:61
“First of all, you can
amend the comprehensive
plan at any time assuming
you do it during the twice
a year state so you have
that ability to see it getting
out of whack. You have
five year period where
there is a mandatory check with certain requirements that you have to look at. You also
have your EARs where you are going to be doing it and it doesn’t preclude you from
60 Information from multiple US Fish and Wildlife Service consultation logs from FOIA. Some of the losses were prior to
the delineation of panther habitat zones as defined by Kautz et al 2006, as the “line” of panther habitat was well westward
of where it currently stands today.
61 Collier County Audio Tapes from May 1, 2003, Tape 1A. Conversation starts approximately 40 min 52 seconds.
Figure 9: Conservancy RLSA Vision Map
Page 5486 of 6525
P a g e 33 | 40
asking at any point please bring us up to speed on where we are, give us an accounting
on where we are on the credits. And so you will be seeing all of the SSAs coming in, you
will be seeing all of the SRAs coming in, so you will have a pretty good idea of what is
going on out there.”
Dwight Richardson (Planning Commissioner) replied: “So we can change the rules at that
time if it’s not working?”
Nancy Linnan: “Yes.”
RECOMMENDATION #12: We recommend the following amendment to align the RLSA
program with its stated Goal of “directing incompatible uses away from wetlands and
upland habitats.” Modify Listed Species Habitat Indices within the Stewardship Credit
Matrix by:
Replacing language that states, “Panther occupied habitat (preferred and
tolerated)” with “Primary Zone panther habitat.” Increase value from 0.5 to
1.3.
Replacing language that states, “Panther occupied habitat (preferred and
tolerated) plus other listed species” with “Primary Zone panther habitat plus
other listed species.” Increase value from 0.8 to 1.6.
RECOMMENDATION #13: Additional habitat protections for other listed species are
necessary. If an acre of land scores zero for five of the six indices (Figure 7), but
scores 0.4 for “Other documented listed species habitat” then that species’ habitat is
vulnerable to development. We recommend, for other listed species, that the LDC is
updated to require habitat buffers found in Florida Fish and Wildlife Conservation
Commission (FWC) or U.S. Fish and Wildlife Services’ (FWS) Species Conservation
Measures and Guidelines.62 As example, FWS recommends a 985 feet buffer around
a caracara nest.63 FWC recommends a 400 feet buffer around a sandhill crane’s nest
and 575 feet around a big cypress fox squirrel nest.64
62 U.S. Fish and Wildlife Service Guidance Documents: https://www.fws.gov/guidance/ and Florida Fish and Wildlife
Conservation Commission Species Conservation Measures and Permitting Guidelines.
https://myfwc.com/wildlifehabitats/wildlife/species-guidelines/
63 U.S. Fish and Wildlife Service South Florida Ecological Services Office DRAFT April 20, 2004. Species Conservation
Guidelines South Florida Audubon’s Crested Caracara, p. 3
64 Florida Fish and Wildlife Conservation Commission (FWC) Florida Sandhill Crane Species Conservation Measures and
Permitting Guidelines, p. 6 https://myfwc.com/media/11565/florida-sandhill-crane-guidelines.pdf; FWC Big Cypress Fox
Squirrel Species Conservation Measures and Permitting Guidelines, p. 6,7 https://myfwc.com/media/11559/big-cypress-
fox-squirrel-guidelines.pdf
Page 5487 of 6525
P a g e 34 | 40
ISSUE #9 –Issues with the proposed location for panther corridors.
Conservancy provides recommendations for location of wildlife
crossings.
PROPOSED PANTHER CORRIDORS:
The recently amended Policy 3.11.3 provides up to ten Stewardship Credits per acre for
designation and restoration of lands within a northern or southern panther corridor. The
policy states that the credits shall be granted for lands within a “federally approved
corridor.” The Conservancy is unaware of any federally approved corridor near or within
the proposed “North Corridor General Location” and “South Corridor General Location” as
identified by the red arrows on the RLSA Overlay map. Furthermore, there are serious
issues with the County’s proposed general locations of the corridors and policy language,
including the following:
1. Two approved projects are located squarely within the area of the proposed “North
Corridor General Location.” Figure 10 shows the location of Immokalee Sand Mine,65
an 897 acre-mining project, and the 578-acre approved Immokalee Solar project for
Florida Power and Light (FPL).66 Clearly a panther corridor is not appropriate for
areas where there are permitted uses. Furthermore, while we are aware that FPL
has the capacity to use panther permeable fencing, FPL has provided no evidence
that panthers will access or utilize solar sites once panels and fencing have been
installed. It is our understanding that FPL has been collecting data on other sites
utilizing this panther friendly fencing in Hendry County for many years, but has not
provided data to confirm that panthers continue to use these sites after the solar
panels have been installed.
2. Collier County purchased 1,046 acres near the “South Corridor General Location”
(Figure 10). Although, the proposed use has yet to be decided, ideas for the parcel
provided by staff include a new location for the county fairground, EMS/fire, parks
and recreation, hurricane debris management and horticulture processing, and/or
workforce housing.67 Any proposed panther corridor should avoid proximity to the
Collier County site, as any of those uses would add considerable traffic near the
proposed corridor.
65 Collier County City View. Conceptual Conditional Use Re-Review Plans for Immokalee Sand Mine. July, 2020
66 Collier County City View. Immokalee Solar CU, Site Plan.
67 Collier County BCC Agenda Item 11B, March 9, 2021.
Page 5488 of 6525
P a g e 35 | 40
3. Although Policy 3.11.3 provides landowners with the opportunity to generate
substantial credits for panther corridors, there are no assurances that all
landowners within the corridors will participate. If just one landowner within the
proposed corridors chooses not to participate, and instead chooses to develop their
lands, then the corridor will be fragmented and will not be viable. We believe that
no credits shall be issued until all landowners within the corridor have committed
to set aside their
lands as a
panther corridor.
RECOMMENDATION
#14: We provide the
following
recommendations for
panther corridors:
1. The proposed
corridor
locations are
relocated to
areas where
there are no
permitted uses
that are more
intensive than
existing
agriculture.
2. Credits for
“designating”
property within
a panther
corridor shall
not be issued
until the
corridor is
complete, where
all landowners
within the
proposed
corridors have designated their lands to a panther corridor.
3. The SSA Agreements must stipulate that land use layers within the panther
corridors are removed to an Agriculture or Conservation layer.
Figure 10: RLSA Overlay map with proposed north and south corridor locations.
Immokalee Sand Mine and FPL Solar project are located within path of proposed north
corridor. County parcel is near location of proposed southern corridor.
Page 5489 of 6525
P a g e 36 | 40
The U.S. Fish and Wildlife Services’ Florida Panther Recovery Plan, 3rd Edition
(p. 30-31), provides specifications for panther corridor widths depending on
the length. The document states that corridors extending between 0.6 miles
to 4 miles in length should be more than 1,312 feet wide (Beier, 1995),
perhaps up to 1 mile (Noss, 1992), 5 (Beier, 1995), or even 10 miles (Harrison,
1992) wide. As this is a landscape corridor covering a great distance, the
Conservancy has previously targeted a 1 mile width for these corridors. “
Once the County provides more information for the proposed corridor locations, the
Conservancy may provide additional comments and/or recommendations.
RECOMMENDATIONS FOR WILDLIFE CROSSINGS:
Roads are one of the greatest threats to wildlife. Currently, the RLSA has a limited road
network. However, Eastern Collier Property Owners’ (ECPO) plans show that they would
like Collier County to add approximately 200 miles of new and expanded road projects to
the RLSA, to connect the many developments they would like built.68 This road network
would add approximately 800,000 daily vehicle trips to Collier County’s road network,69
dramatically increasing the risks to of vehicle strikes and roadkills to all of the RLSA’s
wildlife.
The recently amended Policy 4.14 provides for “provisions for the construction and/or
permitting of wildlife crossing” as one of the ways in which landowner-developers may
mitigate or offset a SRA’s traffic impacts. However, wildlife crossings must be strategically
located and appropriately designed to better protect the RLSA’s many threatened and
endangered species.
RECOMMENDATION #15: Three important studies have already been conducted to
determine where wildlife crossings are most needed, due to the highest incidents of
wildlife mortalities. To reduce road mortalities of wildlife and listed species, the
Conservancy recommends that Collier County select the locations of wildlife
crossings and fencing based on results of these studies, including crossing locations
and designs for large mammal crossings:
Florida Department of Transportation District One. Florida Panther Recovery
Implementation Team. Transportation Subteam. June 2020. Southwest Florid a
Road Hot Spots 2.0. (Figure 11) This report is updated typically annually, so
please refer to the most up-to-date information.
https://www.fws.gov/verobeach/FloridaPantherTransportation/20210127_S
outhwestFloridaPantherHotSpotsReportRevised2020.pdf
68 Conservancy analysis of WilsonMiller 2008 Conceptual Build-out Roadway Network Map.
69 Panther Review Team (2009, October 15). Technical Review of the Panther Protection Program Proposed for the Rural
Lands Stewardship Area of Collier County, Florida. Prepared for Rural Landowners and Conservation Organizations a
Parties to a Memorandum of Understanding dated June 2, 2008.. Table 6.3-1 and 6.3-1 continued.
Page 5490 of 6525
P a g e 37 | 40
Smith et al. 2006. Eastern Collier County Wildlife Movement Study: SR29,
CR846, and CR858 Wildlife Crossing Project Final Report (Figure 12)
https://conservationcorridor.org/cpb/Smith_Noss_Main_2016.pdf
Florida Department of Transportation District One. December 2021. Wildlife
Crossing Feasibility Study. SR 29 North of Florida Panther Wildlife Refuge
http://www.swflroads.com/us29/northofpantherrefuge/images/449143-
1_SR_29_Wildlife_Crossing_Feasibility_Study_Final_12-13-21.pdf
Once the County provides more information about this section of the LDC, the
Conservancy may provide additional comments and/or recommendations.
Page 5491 of 6525
P a g e 38 | 40
Figure 11: Southwest Florida Road Hot Spots Report. Florida Panther
Recovery Implementation Team Transportation Subteam. Adopted by
USFWS. Map of panther vehicle collisions.
Page 5492 of 6525
P a g e 39 | 40
In conclusion, the Conservancy is hopeful that you will consider these recommendations as
the basis for amendments to section 4.08.00 of the Land Development Code, or if you
believe the recommendations to be outside your current scope of work, please consider our
recommendations for the next amendment cycle and EAR.
If you would like to discuss these matters further, you may reach us at (239) 262-0304.
Figure 12: Conservancy map providing the locations of the recommended
crossings from Smith et. al.
Page 5493 of 6525
P a g e 40 | 40
Sincerely,
April Olson Nicole Johnson
Senior Environmental Planning Specialist Director of Environmental Policy
(239) 262-0304, ext. 250 (239) 403-4220
AprilO@Conservancy.org NicoleJ@Conservancy.org
Attachments:
A. U.S. Fish and Wildlife Service Letter to Collier County Planning Commission re:
Longwater and Bellmar SRAs, dated March 1, 2021.
B. Memorandum from Collier County Environmental Staff to Tom Greenwood, April 24,
2008. (RLSA Restudy Phase 2 – Policy Comments, Environmental Services
Department Draft)
C. Email between Al Reynolds, Stantec and Michelle Mosca, Collier County, November
30, 2011, Subject: Data and Analysis Requirements for the RLSA 5-Year
Page 5494 of 6525
Page 5495 of 6525
Page 5496 of 6525
Page 5497 of 6525
Page 5498 of 6525
Page 5499 of 6525
Page 5500 of 6525
Page 5501 of 6525
Page 5502 of 6525
Page 5503 of 6525
Page 5504 of 6525
Page 5505 of 6525
Page 5506 of 6525
Page 5507 of 6525
Page 5508 of 6525
Page 5509 of 6525
Page 5510 of 6525
1
JohnsonEric
From:Al Reynolds
Sent:Friday, December 02, 2011 3:37 PM
To:MoscaMichele
Subject:FW: Data & Analysis Requirements for the RLSA 5-Year
Thanks Michelle - I’ve noted a couple of clarifications below, please advise if you concur. Thanks for your
help.
From: MoscaMichele [mailto:MicheleMosca2@colliergov.net]
Sent: Wednesday, November 30, 2011 11:00 AM
To: Reynolds, Al
Cc: Perry, Margaret; BosiMichael; WeeksDavid; HatcherMac; LenbergerSteve
Subject: Data & Analysis Requirements for the RLSA 5-Year
Al:
You requested that staff provide a listing of any additional data and analysis needed to support the RLSA 5-year
review amendments to the Growth Management Plan (GMP), so that you can prepare a Scope of Services for
ECPO members prior to the formal GMP amendment submittal and the BCC’s discussion of RLSA
amendments scheduled for December 13, 2011. As we previously discussed, staff has conducted a limited
review of the data and analysis contained within the RLSA 5-Year Review Phase I and Phase II Reports and
the Carlton Fields Memorandum, dated March 1, 2010, to generally determine if additional data and analysis
may be needed to move forward with these amendments.
The following is a summary of the data and analysis commitments that were discussed by telephone on
November 17, 2011 and the additional data and analysis needed to support the GMP amendments to the RLSA
based on staff’s limited review. It should be noted that after receipt of the “repackaged”/formal submittal, staff
will evaluate the GMP amendment package to determine if additional supporting data and analysis is needed. If
staff determines that additional data and analysis is needed, preparation of that additional data and analysis may
or may not require the assistance of Stantec staff.
Once we have a draft package of our items prepared, we would anticipate one round of review with you and the
county staff team to address any gaps or clarifications. We would then give you our completed documents in
electronic format, so they can be incorporated into the full package. We are not proposing to make a “formal
submittal” as the documents will be part of the larger GMP package that staff will be preparing. As we are
proposing to act in a technical capacity only, based on the recommendations of the BCC accepted Committee
Report, we need to keep all of our work product strictly objective and quantifiable.
Carlton Fields Memorandum:
· Issue #1 – Identify the purpose and need for each amendment as determined by the RLSA
committee. Stantec to provide “repackaging” of amendments to include concise explanation of each
change, including narrative of issue(s) raised by the RLSA committee and cross reference(s) to support
documentation, including original data source and date.
· Issue#2 (ref. 163.3177(1)(f), F.S.) – Use best available data to support proposed amendments. A
comparative analysis of current data/reports is needed to determine any changed conditions since the
RLSA committee’s review and recommendations. County staff is requesting that Stantec staff prepare an
analysis/evaluation of the new SFWMD Land Use and Cover as well as new (since BCC consideration)
panther habitat use studies and provide comments regarding changed conditions. With respect to
SFWMD land cover mapping, we will compare the most recent mapping (2011) to that used in 2001-
2002 to evaluate whether there have been any macro level changes that would affect the RLSA Overlay
Map, i.e. delineation of FSAs, HSAs and WRAs. We can accomplish this by sampling various areas, as
was done in the initial program, as opposed to a complete analysis of the entire RLS, which is well
beyond our scope. One of the basic principles of the RLSA is that there will always be more recent and
more site specific data available as the program is implemented, and this is best addressed at the time a
property owner and the county evaluate a specific application for SSA or SRA, or when a property
owner uses their baselines uses. This is all spelled out in detail in the GMP and LDC. As such, there is
no need to continuously amend the GMP Overlay Map. Similarly, Panther information is always in a
state of flux, as new telemetry is generated and new studies are performed. We will identify any
pertinent data sources or studies that we are aware of and comment accordingly, but keep in mind that
the basis for our work is the BCC accepted Committee Report, and we do not intend to propose any
modifications to those conclusions and recommendations.
Page 5511 of 6525
2
· County staff will review relevant population and transportation studies to evaluate changed conditions.
· Issue #3 (ref. 163.3177(6)(a), F.S.) – Include a comprehensive land use analysis to support any
changes to the amount of credits and SRA acreage in the program. Stantec staff to provide
comprehensive land use analysis. Analysis should include existing and proposed development scenarios
that were considered during the five year review process.
· Issue #4 (ref. 163.3177(6)(a) 9.a.(v), F.S.) – Provide data and analysis to demonstrate program will
not result in a premature conversion of agricultural lands. Stantec staff to provide data and analysis.
Data and analysis to include detailed explanation of the proposed agricultural credit and comparative
tables (existing vs. proposed maximum development scenarios).
Additional Data and Analysis Needed to Support RLSA Changes:
· Table of existing and proposed RLSA maximum credit generation by category (e.g. restoration,
agricultural, early entry, etc.). If this information is already contained within the five-year review
documents, please provide the locational reference.
Please contact me should you have questions.
Michele
Michele R. Mosca, AICP
Principal Planner
Growth Management Division/Planning and Regulation
Land Development Services Department
Comprehensive Planning Section
2800 N. Horseshoe Drive, Naples, FL 34104
tel. 239.252.2466
fax 239.252.2946
________________________________
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in
response to a public records request, do not send electronic mail to this entity. Instead, contact this office by
telephone or in writing.
Page 5512 of 6525
United States Department of the Interior
FISH AND WILDLIFE SERVICE
Southwest Florida Gulf Coast Refuge Complex
Florida Panther National Wildlife Refuge
12085 State Road 29S.
Immokalee, Florida 34142
PH: 239-657-8001 FAX: 239-657-8002
March 1, 2021
Collier County Planning Commission
2800 North Horseshoe Drive
Naples, FL 34104
RE: PL20190001836 and PL20190001837, Longwater and Bellmar Village SRA Resolutions respectively
Dear Collier County Planning Commissioners,
The Florida Panther National Wildlife Refuge (FPNWR) is 26,609 acres adjacent to the Rural Land
Stewardship Area (RLSA) and approximately 1.25 miles southwest of the proposed Bellmar Village.
Administered by the US Fish and Wildlife Service, the FPNWR was established in 1989 to assist in the
recovery of endangered species such as the Florida Panther. FPNWR staff have worked cooperatively
with the applicants and other landowners within the RLSA for many years to assist in habitat
management activities across the FPNWR’s boundary lines, and more generally, in discussions on how to
keep landscape connectivity for far ranging species like the Florida panther and black bear.
Both of the villages of Longwater and Bellmar are currently under federal review for a more
comprehensive planning approach in the Eastern Collier Multi-Species Habitat Conservation Plan
(ECMSHCP), which would lead to the protection of 106,000 acres within the RLSA. It is preferable to
delay permitting individual developments in the ECMSHCP development area until the Environmental
Impact Statement and Endangered Species Act Section 10 review for the ECMSHCP is completed. In
addition, the County should complete the adoption of the RLSA 5 year review amendments prior to
approving developments within the RLSA so that the County’s development permit and RLSA
requirements are not contradictory to the mitigation requirements proposed by the ECMSHCP.
Separate and apart from the Service’s work considering the ECMSHCP, the Service has concerns about
the proximity of these developments to the FPNWR that the planning commission should address with
the applicant prior to approval of Longwater and Bellmar villages.
First, the future development within the RLSA, including both Longwater and Bellmar, will encroach
upon several current conservation areas such as the FPNWR. These conservation lands are intensely
managed using prescribed burning to manage the fire-adapted ecosystems for the benefit of wildlife
and to reduce high fuel loads, the latter of which contributes to more catastrophic harmful wildfires.
The Stewardship Sending Areas within the RLSA and adjacent to the proposed developments include
fire-adapted habitats that will need to be managed with silvicultural activities such as prescribed fire and
exotic invasive plant control.
Page 5513 of 6525
This encroachment toward conservation lands can complicate the appropriate management of the
FPNWR. For instance, the refuge's southern boundary is 1-75, and eastern boundary is State Road 29.
As such, we often have to burn habitats on the refuge with a prevailing southerly or easterly wind
direction. These prescriptions are in place to mitigate risk of serious traffic accidents on those major
roads, and cannot be changed, leaving the locations for high-density residential and commercial
developments in the RLSA directly in the path of our current smoke management protocols. On some
prescribed burns, we will not have the ability to redirect smoke away from the location of these future
developments.
We recommend that all existing and future landowners and leaseholders (e.g., residents, businesses,
health care providers, and homeowner associations) within the RLSA sign an acknowledgement notice
within their deed or lease agreement that recognizes and accepts the use of prescribed fire to manage
the adjacent habitats on both public and private conservation lands. We believe this indemnification is
necessary for fire managers to be held harmless for any adverse impacts from the inconveniences of
smoke produced by prescribed fires, and to ensure that this critically important management tool is not
further limited by new developments.
The Florida Forest Service's Prescribed Fire in Florida Strategic Plan 2013-2020 identified two objectives
to facilitate this action:
4-2 states: "Introduce Smoke Disclosure Language in deed transfers and homeowner association
agreements with county planning,"
4-3 states: "Develop a smoke easement template."
There are a few examples of these Indemnifications being used in other states. I look forward to
working with the Planning Commission, Collier County Commissioners and the Florida Forest Service to
construct the appropriate language for such an instrument prior to any further development of the
RLSA.
Secondly, the application does not address the need for hydrologic restoration of the adjacent Camp
Keais Strand Flowway Stewardship Area. Hydrological restoration of the Camp Keais Strand was
identified as a unique functional group within Southwest Florida Comprehensive Watershed
Management Plan, which the County and Service both participated in.
During this effort, members of local and state agencies, NGOs, and the Federal government made every
effort to take a holistic approach to hydrological restoration. We implore the County and other
regulatory authorities to require the applicants to include wetland restoration activities identified within
the Southwest Florida Comprehensive Watershed Management Plan, especially those within the Camp
Keais Strand functional group.
Hydrologic restoration of the Camp Keais Strand is clearly a component of the RLSA Stewardship Sending
Areas, and is critically important for downstream conservation lands such as the FPNWR. Currently two
farm fields restrict the flowway to a few culverts in a span of 100 yards, whereas restoring these farm
fields back to wetlands would result in a nearly 1 mile wide flowway immediately adjacent to the
proposed Longwater development. The applicant’s original plans for the Town of Rural Lands West
included restoring these approximately 935 acres of farmland in the middle of the Camp Keais Strand
Stewardship flowway in SSA15, to benefit the hydrology of downstream conservation lands. This
wetland restoration was not included in the plans for Rivergrass Village, Longwater Village or Belmar
Village, and we believe that it should, as this type of wetland restoration was clearly the intent when the
RLSA was established.
Page 5514 of 6525
If properly implemented, Camp Keais Strand hydrological restoration activities could ultimately benefit
one of the most biodiverse forested wetlands in the state of Florida (i.e., Fakahatchee Strand), as well as
the Picayune Strand.
In conclusion, we believe the planning commission should take a pause in considering developments
within the RLSA on an individual project approach, and implement a more comprehensive planning
approach. By incorporating our recommendations, we believe that they will: 1) Minimize impacts to one
of the most important land management tools in the state of Florida (i.e., fire); 2) Protect important
habitats; 3) Provide for critically important wetland restoration within hydrologic flowways such as
Camp Keais Strand; 4) Improve the quality and quantity of water entering the FPNWR; and 5) Address
the landscape connectivity needs of wildlife such as the Florida panther and black bear.
Sincerely,
Kevin Godsea
Refuge Manager
Southwest Florida Gulf Coast Refuges
Cc: Ray Bellows, Planning Commission Liaison
Nancy Gundlach, Principle Planner
Corby Schimidt, Principle Planner
Matthew McLean, Director, Development Review
Kirsten Wilkie, Environmental Services Manager
Jamie Cook, Principal Environmental Specialist
James Sabo, AICP, Principal Planner
Michael Sawyer, Principal Planner
Page 5515 of 6525
1JohnsonEricFrom:Pat Utter <PUtter@collierenterprises.com>Sent:Tuesday, September 20, 2022 2:14 PMTo:JohnsonEricCc:Valerie Pike; Bob Mulhere (BobMulhere@hmeng.com)Subject:DSAC Meeting WednesdayAttachments:FInal.pdfEXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Dear Eric, In preparation for the DSAC meeting on Wednesday, September 21, 2022 regarding the RLSA Amendments to the LDC, Collier Enterprises provides the following input: 1. Section 4.08.01-WW (See screen shot below) – First and foremost, the term “destination” is not a defined term, therefore the language is open to interpretation and unclear. Secondly, CE objects to the arbitrary use of the quarter-mile radius to define walkability. In addition to studies showing walkability greater than quarter mile, there are existing county standards that exceed one-quarter mile (i.e. CAT uses a three-quarter mile rule, and the school district does not pick-up students within two miles of the school). 2. Section 4.08.05.3a.ii (See screen shot below) – There are state and federal agencies already responsible for establishing and regulating mitigation criteria and species management. It is CE’s position the County should not be involved in these activities. 3. Section 4.08.05.3.b.v (See screen shot below) – Mitigation for impacted listed species is already provided for by other agencies. CE objects to the County involving itself in mitigation that is already governed by other state and federal agencies. 4. Section 4.08.05.c (See screen shot below) – Same comment as items 2 and 3 above applies to this section. Page 5516 of 6525
2 5. Section 4.08.05.K.2.b. (See screen shot below) – CE proposes Wastewater Treatment or surface water lakes could be used for golf course irrigiation, where affluent is not available or not cost effective. 6. Section 4.08.05.M.8.d (See screen shot below) – Collier Enterprises is concerned the County is opening the door to govern mitigation already governed by other agencies – CE has the same concerns as expressed in items 2, 3, and 4 above. In addition, the term, “may be” is subjective. CE proposes something more definite. In addition to the comments above, Collier Enterprises has concerns regarding two other items in the RLSA Amendment review package. Regarding the Conservancy of Southwest Florida’s letter dated, March 4, 2022, Collier Enterprises concurs with Mike Bosi and County staff, the content of the Conservancy’s comments are outside the scope of this particular RLSA Review process. Regarding Kevin Godsea’s comments in the letter dated March 1, 2021, on U.S. Department of Interior/Fish and Wildlife Service letterhead, Collier Enterprises has addressed his concern regarding the use of prescribed burns for the management of wildlife habitat in Longwater and Bellmar Villages. Collier Enterprises has agreed to a prescribed burn disclosure at closing, for both Longwater and Bellmar Village. The commitment is in section 13.d of the Town Agreement. (See screen shot below.) Any questions regarding this information, feel free to reach out. Warm regards, Patrick Patrick L. Utter Senior Vice President of Real Estate Collier Enterprises Management, Inc. 999 Vanderbilt Beach Road, Suite 507 Naples, FL 34108 239-434-4015 Page 5517 of 6525
3 This e-mail message is intended only for the individual(s) to which it is addressed and may contain information that is privileged, confidential, and protected from disclosure under applicable law. If you are not an intended recipient you may not copy, forward, disclose or use any part of it. If you have received this communication in error, please notify us immediately by replying to the e-mail and deleting it from your computer. Thank you. Page 5518 of 6525
For more information please contact Eric Johnson at (239) 252-2931 or Eric.Johnson@colliercountyfl.gov
2022 Land Development Code Amendments
- Public Meeting -
Development Services Advisory Committee -
Land Development Review Subcommittee
Wednesday, September 21, 2022
2:00 p.m.
2800 N. Horseshoe Dr., Naples, FL
Growth Management Community Development Department Building
Conference Room 609/610
Agenda:
1. Call to Order
2. Approve Agenda
3. Old Business
4. New Business
a. PL20220003445 RLSA Updates
b. Discussion of Landscape/Buffer and Miscellaneous Sections in the LDC
5. Public Comments
6. 2022 DSAC-LDR Subcommittee schedule reminder
a. December 14, 2022
7. Potential Special Meeting in October
8. Adjourn
Page 5519 of 6525
1JohnsonEricFrom:JUDITH HUSHON <judyhushon@aol.com>Sent:Monday, October 31, 2022 5:43 PMTo:BosiMichael; JohnsonEricSubject:LDC Changes Submitted by the League of Women VotersAttachments:LDC Changes 2020.final.1.19 copy.docxEXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. The attached changes were submitted in January, 2021 by the League of Women Voters. They do not appear in your package for the DSAC review tomorrow. Please add these changes. Also, the definition of walkability proposed by Patrick Utter in September 2022 differs markedly from that proposed in subsection ZZ of the Definitions section in the previously submitted document. Mr. Utter’s definition will lead to a significant decrease in walkability from that proposed in the LWV document. He is proposing that people can walk in the streets which is not considered appropriate land use design. Also, he has reduced the focus on having large portions of a town or village’s population be walkable to the town center. Please revisit this. Judith Hushon 239-784-3436 Page 5520 of 6525
1
LDC code proposed changes to accommodate RLSA update changes (indicated in red)
1.22
3.04.02 Species Specific Requirements
G. Panther. For projects located in Primary and Secondary zones, the management plan shall
discourage the destruction of undisturbed, native habitats that are preferred by the Florida
panther (Felis concolor coryi) by directing intensive land uses to currently disturbed areas.
Preferred habitats include pine flatwoods, hardwood hammocks, wetlands, farm areas, range
areas, and citrus groves. In turn, these areas shall be buffered from the most intense land uses of
the project by using low intensity land uses (e.g., parks, passive recreational areas, golf courses).
Golf courses within the RFMU district shall be designed and managed using standards found in
that district. The management plans shall identify appropriate lighting controls for these permitted
uses and shall address the opportunity to utilize prescribed burning to maintain fire-adapted
preserved vegetative communities and provide browse for white-tailed deer.
4.08.01 Specific Definitions Applicable to the RLSA District
Q. Listed Species Habitat Indices. One of the indices comprising the Natural Resource Index
Value, with values assigned based upon the habitat value of the land for listed species. Index
values are based on documentation of occupied habitat as established by the intersect of
documented and verifiable observations of listed species with land cover identified as preferred or
tolerated habitat for that species. Land mapped, using FLUCFCS, as 1180, 1900, 1920, 2110,
2120, 2130, 2140, 2150, 2156, 2210, 2230, 2240, 2320, 2420, 2430, 2500, 2510, 2610, 3100,
3200, 3210, 3300, 4110, 4200, 4220, 4340, 4270, 4271, 4280, 4340, 4370, 4410, 4430, 5110,
5120, 6170, 6172, 6180, 6191, 6200, 6210, 6215, 6216, 6218, 6219, 6240, 6250, 6260, 6300,
6400, and 6410. is deemed to be preferred or tolerated habitat for panthers for the purpose of
assigning a value for these indices based on the scientific studies of Kautz et al. 2006, Florida
Panther Recovery Plan (2008) and Frakes et al. 2015.1 An intersection of at least one data point
establishing the presence of a listed species within a geographic information system (GIS) polygon
of preferred or tolerated habitat for that species shall result in the entire polygon being scored as
occupied habitat.
R. Natural Resource Index (Index). A measurement system that establishes the relative natural
resource value of each acre of land by objectively measuring six different characteristics of land
and assigning an index factor based on each characteristic. The sum of these six factors is the
Index value for the land. The six characteristics measured are: Stewardship Overlay Delineation,
Proximity, Listed Species Habitat, Soils/Surface Water, Restoration Potential, and Land Use/Land
Cover.
S. Natural Resource Index Map Series (Index Maps). The Rural Lands Study Area Natural
Resource Index Map Series adopted as part of the GMP.
T. Natural Resource Index Value (Index Value). The sum of the values assigned to each acre,
derived through the calculation of the values assigned to each of the six (6) characteristics
included in the Index. A value of 1.2 shall be assumed for primary panther habitat and a value of
0.5 shall be assumed for secondary panther habitat regardless of whether panthers were actually
seen on site.
1 All of these FLUCCS Codes have been demonstrated to occur within primary panther habitat using GIS overlays.
Page 5521 of 6525
2
X. Open space. Open space includes active and passive recreational areas such as parks,
playgrounds, ball fields, golf courses, lakes, waterways, lagoons, flood plains, nature
trails, native vegetation preserves, landscape areas, public and private conservation lands, and
agricultural areas (not including structures), and water retention and management areas.
Buildings shall not be counted as part of any open space calculation. Private property
surrounding privately owned homes (i.e. yards) shall not be counted as part of any open space
calculation. Vehicular use surface areas of streets, alleys, driveways, and off-street parking and
loading areas shall not be counted as part of any open space calculation.
Y. Designated Panther Corridors – panther corridors shall correspond to the requirements set
aside in the Florida Panther Recovery Plan (2008) and shall include the following requirements.
(a) minimum width of 1250 ft and average width 1 mile, exclusive of any buffer or transition zone
between the corridor and any development activity.
(b) Have ample woody cover and lack artificial outdoor lighting.
(c) Alignment should be along areas known to be used by panthers and should connect panther
refuges and other public lands.
(d) Construct fencing, a 50’ native vegetation border, a berm or a 225’ lake between corridor and
developments, or allow 250’ of open land between the corridor and a development.
(e) The location and widths of the corridor must be approved by the US Fish and Wildlife Service.
SS. Town Center. A defining Context Zone that is intended to provide a wide range of uses,
including daily goods and services, culture and entertainment, and residential uses within a Town.
The Town Center is an extension of the Town Core; however, the intensity is less as the Town
Center serves as a transition to surrounding neighborhoods; it shall include high density housing.
TT.Town Core. A defining Context Zone within a Town. The Town Core is the most dense and
diverse Context Zone with a full range of uses. The Town Core is the most active area w ithin the
Town with uses mixed vertically and horizontally. It shall be easily accessed from the residential
neighborhoods and be pedestrian focused. Parking should be focused along the rear of buildings
and not along the main streets.
UU.Village. Villages are a form of SRA and are primarily residential communities with a diversity of
housing types and mix of uses appropriate to the scale and characte r of the particular village.
Villages are comprised of residential neighborhoods and shall include an easily accessed, mixed-
use village center to serve as the focal point for the community's support services and facilities.
VV.Village center. A defining Context Zone within a Village that is intended to provide a wide
range of uses including daily goods and services, culture and entertainment, and residential uses.
It shall be easily accessed from the residential neighborhoods and be pedestrian focused. Parking
should be focused along the rear of buildings.
WW.WRA - Water Retention Area. Privately owned lands delineated on the RLSA Overlay Map,
that have been permitted by the SFWMD to function as agricultural water retention areas and that
Page 5522 of 6525
3
provide surface water quality and other natural resource values. They shall not be used for
stormwater management unless they are designated as part of an SRA.
XX. Flow-Way. A flow-way is a wetland which filters algae, suspended sediments and nutrients
from water in order to improve the water quality as it flows through the system.
YY. Wildlife Crossing Structures. These may be roadway underpasses or overpasses and are
designed to accommodate the wildlife likely to use them (these should be a minimum of 8’ by 24’).
They are needed to facilitate wildlife movement linkages while avoiding unnecessary wildlife deaths
and improving vehicle safety. Locations of wildlife crossings will be identified within 12 months of
any proposed public roadway or roadway modification.
ZZ. Walkability. The entire designated SRA should be walkable. Dwelling units are connected to
the Village or Town Center with sidewalks or walking trails. At least 75% of multi-family units are
within ¼ mile of the Center. Walkability means sidewalks and pathways that are interconnected and
buffered from cars by trees and landscaping. To be walkable, Village and Town centers shall not
have parking lots in front of stores and offices, this area is reserved for pedestrians and bicyclists
and trees. Block size throughout the development shall be limited to a ¼ mile (1360ft) perimeter to
facilitate walkability.
AAA. Diversity of housing. Dwelling units are offered in a range of styles and price points, including
workforce housing. At least 25% of the dwelling units are multi-family. Good design recommends
the use of at least four separate types of housing and price points within a Village or Town.2
BBB. Primary and Secondary Panther Habitat -– shall be provided on the Natural Index Map
indicating the boundaries of Primary and Secondary Panther Habitat as determined by Kautz et al.
20063 and the Florida Panther Recovery Plan (2008).
4.08.04 Implementation of Stewardship Credits
G (2) Subsequent to the June 2008 review, the RLSA Overlay and RLSA District Regulations may
be amended in response to the County's assessment and evaluation of the participation in and
effectiveness of the Stewardship Credit System. Credits do not vest development rights.
(a) Panther Corridor Credits shall be awarded for land designated and platted as panther corridor
meeting the requirements set forth in the definition above in 4.08.01. Credits are only awarded when
a corridor is complete. Eight Credits will be awarded per acre of completed panther corridor recorded
and platted.
4.08.05 Baseline Standards
J. Standards applicable outside the ACSC. Except to the extent superseded by L. or M. below, the
following standards shall apply to all development within those areas of the RLSA District that are
outside of the ACSC, other than agricultural operations that fall within the scope of sections
163.3162 (4) and 823.14 (6), F.S., and single-family residential dwellings, unless or until such
lands are subject to transmittal or receipt of Stewardship Credits:
A. Wildlife Survey
2 Duany Plater-Zyberk, Smart Core, Version 9.2 , 2003.
3 Kautz et al. (2006) How much is enough? Landscape-scale conservation for the Florida Pant her. Biological
Conservation 130 pp. 118-133.
Page 5523 of 6525
4
1. A wildlife survey, as set forth in Chapter 10, shall be required for all parcels when listed
species are known to inhabit biological communities similar to those existing on site or
where listed species are directly observed on the site.
2. If listed species are directly observed on the site of the project or are indicated by
evidence, such as denning, foraging, or other indications, first priority shall be given to
preserving the habitat of such listed species a minimum of 40% of native vegetation on site
shall be retained, with the exception of clearing for incidental purposes.
x. Primary and Secondary Panther habitat areas should be indicated on the Wildlife
Survey.
3. If the wildlife survey indicates that listed species are utilizing the site, or the site is
capable of supporting and is likely to support listed species, a wildlife habitat management
plan shall be …
vi. Panther. For projects located in Primary Priority I or SecondaryPriority II Panther
Habitat areas, the management plan shall discourage the destruction of undisturbed native
habitats that are preferred by the Florida panther (Felis concolor coryi) by direc ting
intensive land uses to currently disturbed areas. Preferred habitats include pine flatwoods
and hardwood hammocks. In turn, these areas shall be buffered from the most intense
land uses of the project by using low intensity land uses (e.g., parks, passive recreational
areas, golf courses).
4. On property where the wildlife survey establishes that listed species are utilizing the site
or where the site is capable of supporting listed species and such listed species can be
anticipated to potentially occupy the site, the County shall, consistent with the RLSA
Overlay of the GMP, consider and utilize recommendations and letters of technical
assistance from the State of Florida Fish and Wildlife Conservation Commission and
recommendations from the U.S. Fish and Wildlife Service in issuing development orders.
It is recognized that these agency recommendations, on a case -by-case basis may change
the requirements contained herein and any such change shall be deemed consistent with
this Code.
5. Where the survey indicates likelihood of wildlife/roadway interference, appropriately
sized underpasses or overpasses shall be required at least every 1000 yards and in areas
where animals have been demonstrated to be most likely to cross.
6. During development design, every effort should be made to avoid fragmenting wildlife
habitats. Development and roads shall not fragment SSAs, HSAs, FSAs and WRAs,
unless there are adequate wildlife crossing structures provided.
B. Flow-way Management Plan
1. The two -primary flow-ways in the RLSA, Camp Keais Strand and the
Okaloacoochee Slough need regular maintenance. As incoming water passes
through the flow -ways, the emergent vegetation slows the water’s velocity, causing
suspended particles and algae c ontaining phosphorus and other nutrients to settle
out. These accumulated organic particles, along with decayed wetland vegetation,
continuously form new sediments, which store the filtered nutrients. Flow -ways also
balance periodic flooding. On a periodic basis these flow-ways require maintenance
to remove the sediments and refresh the systems. Upstream landowners will be
required to prepare a Flow -ways Management Plan to ensure that the flow -ways that
pass through or beside their properties and into whi ch their properties drain are
Page 5524 of 6525
5
maintained properly to relieve downstream impacts . This shall be done through
maintenance fees or through conducting the actual maintenance as set forth in the
Flow-way Management Plan.
2. WRAs are an important water resource for clean water and ground water
recharge and shall not be used for stormwater management unless the WRA is part
of the SRA .
3. SRAs should only discharge the amount of water currently discharged before
development.
4. For each segment of a flow -way within an SRA or SSA , a Flow-way Management
Plan is required.
5. If Flow-way Management Plans are developed on a Flow -way basis rather than
on a Flow-way Segment basis, the landowners will be required to con tribute to the
flow-way maintenance effort.
6. The Flow-way Man agement Plans shall incorporate the use of filter marshes to
control discharges from SRAs.
4.08.06 SSA Designation
4.08.06.B.3. Natural Resources Indices and values
e. Restoration Potential Index Value. If the applicant asserts that the land being designated as an
SSA has a Restoration Potential Index Value of greater than zero (0), an evaluation of the
restoration potential of the land being designated shall be prepared by a qualified environmental
consultant (per Chapter 10 of the LDC) on behalf of the applicant and submitted as part of the
SSA Designation Application Package. In the event that restoration potential is identified, the
appropriate Restoration Potential Index Value shall be determined in accord with the Credit
Worksheet. The credit value of each acre to which the Restoration Potential Index Value is applied
shall be recalculated by adding the Restoration Potential Index Value to that acre's total Index
Value.
To protect wildlife and prevent wildlife/human conflicts site design standards for S RAs that are
adjacent to SSAs, HSAs, FSAs, and WRAs require a 1000-foot upland habitat buffer.
For conditional and escrowed SSAs, any new RLSA Master Plan amendments arising during the
escrow/conditional period shall apply to the SSA.
f. Restoration Stewardship Credits. Restoration Stewardship Credits are hereby established in
addition to the Restoration Potential Index Value. In certain locations there may be the opportunity
for flow way or habitat restoration such as locations where flow ways have been constricted or
otherwise impeded by past activities or where additional land is needed to enhance wildlife
corridors. Restoration Stewardship Credits shall be applied to an SSA subject to the following
regulations:
(1) Priority has been given to restoration within the Camp Keais Strand FSA or contiguous HSAs.
Therefore, four (4) additional Stewardship Credits shall be generated for each acre of land
dedicated by the applicant for restoration activities within any of the following areas: 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.
Page 5525 of 6525
6
(2) Two (2) additional Stewardship Credits shall be generated for each acre of land dedicated for
restoration activities within the Okaloacoochee Slough, contiguous HSAs, or those portions of the
Restoration Zone depicted on that are contiguous to the Okaloacoochee Slough. Credits can only
be awarded once for land upon which restoration has occurred.
(3) The actual implementation of restoration improvements is not required for the owner to receive
such credits referenced in (1) and (2) above.
(4) SSA Agreements which include restoration of some areas, once accepted, cannot be amended
to add more restoration credits.
(4) Lands designated "Restoration" shall be restricted to Agriculture - Group 2 and conservation
uses and all natural areas shall be maintained in their existing natural condition until such time as
restoration activities occur. Upon completion of restoration, the land shall be managed in
accordance with the applicable restoration permit conditions, which may impose further restriction
on the allowed use of the property.
(5) If the applicant agrees to complete the restoration improvements and the eligibility criteria
below are satisfied, four (4) additional Stewardship Credits shall be authorized at the time of SSA
designation, but shall not become available for transfer until such time as it has been
demonstrated that the restoration activities have met applicable success criteria as determined by
the permitting or commenting agency authorizing said restoration. One or more of the following
eligibility criteria shall be used in evaluating an applicant's request for these additional
Restoration Stewardship Credits:
(a) FSA and/or HSA lands where restoration would increase the width of flow way and/or habitat
corridors along the Camp Keais Strand or Okaloacoochee Slough so that, in the opinion of
the applicant's environmental consultant and County environmental or natural resources staff,
there will be functional enhancement of the flow way or wildlife corridor;
(b) FSA and/or HSA lands where restoration would increase the width of flow way and/or hab itat
corridors within two miles of existing public lands so that, in the opinion of
the applicant's environmental consultant and County environmental or natural resources staff,
there will be a functional enhancement of the flow way or wildlife corridor;
(c) Documentation of state or federal listed species utilizing the land or a contiguous parcel;
(d) Lands that could be restored and managed to provide habitats for specific listed species (e.g.,
gopher tortoise, Big Cypress fox squirrel, red-cockaded woodpecker, etc.), or;
(e) Occurrence of a land parcel within foraging distance from a wading bird rookery or other listed
bird species colony, where restoration and proper management could increase foraging
opportunities (e.g., wood storks).
(6) Restoration Credits shall only be awarded when restoration is based on sound science and
completed, and only for those areas where active restoration was undertaken. The removal of exotic
species in SSAs is a required maintenance standard and does no t constitute restoration for
purposes of the RLSA except where removal exceeds the maintenance standard set out in
4.08.06.g. No credits shall be awarded merely upon designation.
C. SSA Designation Package.
3. Natural Resource Index Assessment.
b. Determine the effects of potential SRA development on adjacent SSA values, when an SSA is
proposed.
Page 5526 of 6525
7
5. SSA Credit Agreement
f. Land management measures;
(1) No expansion of Ag1 is allowed in an area once it is designated as a conditional and/or
escrowed SSA.
(2) Require a maintenance standard that assures no greater infestation of exotic vegetation than
existed at the time of SSA designation.
h. Provisions requiring that, upon designation of land within either an FSA or an HSA as an SSA,
the owner shall not thereafter seek or request, and the County shall not thereafter grant or
approve any such expansion or conversion of agricultural land uses in violation of sections 4.08.06
A.2 and A.3. This applies to designations of SSAs by conditional and escrowed SSAs.
j. (5) When restoration is to be undertaken by the applicant, a Restoration Plan that addresses, at
a minimum the following elements shall be required:
(a) Restoration goals and species potentially affected.
(b) Description of the work to be performed; Clearly identify specific acreage location within
SSA designated for restoration and type of restoration.
(c) Identification of the entity responsible for performing the work.
(d) Start Date and a Work Schedule with quantified milestones
(e) Success Criteria
(f) Agreed upon Metrics for measuring completion of milestones and success criteria
(g) Annual management, maintenance and monitoring. Monitoring must continue until
restoration has been determined to be successful.
(g)(h) Identify the long-term manager for monitoring and maintenance.
4.08.07 SRA Designation
A.2 SRAs Within the ACSC. SRAs are permitted within the ACSC subject to limitations on the
number, size, location, and form of SRA described herein. Nothing within this Section shall be
construed as an exemption of an SRA from any and all limitations and regulations applicable to
lands within the ACSC. Lands within the ACSC that meet all SRA suitability criteria shall also be
restricted such that credits used to entitle an SRA in the ACSC must be generated exclusively
from SSAs within the ACSC. No early entry bonus credits can be used to entitle an SRA within
the ACSC.
a. The only forms of SRA allowed in the ACSC east of the Okaloacoo chee Slough shall be
Hamlets and CRDs of 100 acres or less and the only forms of SRA allowed in the ACSC west of
the Okaloacoochee Slough shall be Villages and CRDs of not more than 300 acres and Hamlets.
Provided, however, two SRAs, consisting of any combination of Villages or CRDs of not more than
500 acres each, exclusive of any lakes created prior to the effective date of this amendment as a
result of mining operations, shall be allowed in areas that have a frontage on State Road 29 and
that, as of the effective date of the RLSA Overlay, had been predominantly cleared as a result of
Ag Group I (Layer 5) or Earth Mining or Processing Uses (Layer 3).
b. The Town form of an SRA shall not be located within the ACSC.
c. SRAs shall not surround, fragment or isolate SSAs, HSAs, FSAs or WRAs.
Page 5527 of 6525
8
d. Aggregation of SRAs. For the purposes of reducing cost through economies of scale,
coordinating infrastructure and providing economic diversification within the RLSA, two or more
Villages or CRDs under common or related ownership that are physically proximate and share
infrastructure shall be aggregated. When aggregated, the County shall review the SRA
applications by the SRA standards (Town, Village or CRD) applicable to the total size of the
aggregated development. The developer will be responsible for providing the amenities
commensurate with the aggregated size, even for existing Villages if they are reclassified as a
Town.
4.1. Towns. Towns are the largest and most diverse form of SRA, with a full range of housing
types and mix of uses. Towns have urban level services and infrastructure which
support development that is compact, mixed use, human scale, and provides a balance of land
uses to reduce automobile trips and increase livability. Towns shall be not less than 1,000 acres or
more than 4,000 acres and are comprised of several villages and/or neighborhoods that have
individual identity and character. Towns shall have a mixed-use town center that will serve as a
focal point for community facilities and support services. Towns shall be designed to encourage
pedestrian and bicycle circulation by including an interconnected sidewalk and pathway system
serving all residential neighborhoods. Towns shall have at least one community park with a
minimum size of 200 square feet per dwelling unit in the Town. Towns shall also have parks or
public green spaces within neighborhoods. Towns shall include both community and neighborhood
scaled retail and office uses, in a ratio as provided in Section 4.08.07 J.1. Towns may also include
those compatible corporate office and light industrial uses as those permitted in the Business Park
and Research and Technology Park Subdistricts of the FLUE. Towns shall be the preferred
location for the full range of schools, and to the extent possible, schools and parks shall be
located adjacent to each other to allow for the sharing of recreational facilities.
Town centers must be built before 10% of the town housing units are completed and must include ,
at a minimum, grocery, pharmacy, restaurants, day care, office and hardware components. These
will be expanded proportionally with other essential services as construction continues.
Manufacturing should be accommodated in an industrial area. Town Centers must be tree-lined
and designed to promote walkability. Town centers should have multiple access points from the
surrounding residential communities.
Towns must exhibit density reductions with movement away from town centers. A minimum
density of 12 units per acre is required in the center with 8 units per acre at ¼ mile, 6 units per
acre at 1/2/ mile, 4 units per acre at ¾ mile and 2 units per acre at 1 mile radius from the center.4
4.2 Villages. Villages are primarily residential communities with a diversity of housing ty pes and
mix of uses appropriate to the scale and character of the particular village. Villages shall be not
less than 100 acres or more than 1,000 acres. Villages are comprised of residential neighborhoods
and shall include a mixed-use village center to serve as the focal point for the community's
support services and facilities. Villages shall be designed to encourage pedestrian and bicycle
circulation by including an interconnected sidewalk and pathway system serving all residential
neighborhoods. Villages shall have parks or public green spaces within neighborhoods. Villages
shall include neighborhood scaled retail and office uses, in a ratio as provided in Section 4.08.07
J.1. Village centers must be built before 10% of the town housing units are completed and must
include, at a minimum, grocery, pharmacy, hardware, restaurant, day care, office, and light
industrial components. These will be expanded proportionally with other essential services as
4 Community Character Pla n, Collier County, FL (2002). And Duany Plater-Zyberk, SmartCore, 2003.
Page 5528 of 6525
9
construction continues. Village Centers must be designed to promote walkability. Village centers
should have multiple access points from the surrounding residential communities.
Village centers must be built before 10% of the town housing units are completed and must
include, at a minimum, grocery, pharmacy, restaurant, day care, offices, and hardware
components. These will be expanded proportionally with other essential services as construction
continues.
Villages must exhibit density reductions with movement away from town centers. A minimum
density of 12 units per acre is required in the center with 8 units per acre at ¼ mile, 6 units per
acre at 1/2/ mile, 4 units per acre at ¾ mile and 2 units per acre at 1 mile radius from the center.
Villages are an appropriate location for a full range of schools. To the extent possible, schools
and parks shall be located adjacent to each other to allow for the sharing of recreational facilities.
The Village form of rural land development is permitted within the ACSC subject to the limitations
of Section 4.08.07 A.2.
K. SRA Public Facilities Impact Assessments. Impact assessments are intended to identify
methods to be utilized to meet the SRA generated impacts on public facilities and to evaluate the
self-sufficiency of the proposed SRA with respect to these public facilit ies. Information provided
within these assessments may also indicate the degree to which the SRA is consistent with the
fiscal neutrality requirements of Section 4.08.07 L. Impact assessments shall be prepared in the
following infrastructure areas:
1. Annual reports shall be required to assess status of developer commitments in the following
areas:
(a) Number of dwelling units completed; impact fees collected.
(b) Amenities constructed; percent of required.
(c) Percent internal capture.
(d) Monitoring of restoration completed.
(i) Monitoring of forested habitats including number and size of trees and shrubs by
species greater than 4’ in height.
(ii) Installation of continuous monitoring wells to confirm appropriate wetland hydroperiods.
(iii) Installation of continuous monitoring wells to ensure roads are not interfering with flows
upstream and downstream.
(iv) Removal of berms and ditches.
2. A full fiscal neutrality analysis shall be required every 5 years to demonstrate that the
development is not costing the county more than the income it is generating. This should present
a description of the developer’s contributions versus the expenses for infrastructure by the County.
3.Transportation. A transportation impact assessment meeting the requirements of Chapter 10 of
the LDC or its successor regulation or procedure, shall be prepared by the applicant as
component of an Impact Assessment Report that is submitted as part of an SRA Designation
Application package. The extent of internal capture should be determined annually.
Page 5529 of 6525
10
a.In addition to the standard requirements of the analyses required above, the transportation
impact assessment shall specifically consider, to the extent applicable, the following issues related
to the highway network:
(1) Impacts to the level of service of impacted roadways and intersections, comparing the
proposed SRA to the impacts of conventional Baseline Standard development;
(2) Effect(s) of new roadway facilities planned as part of the SRA Master Plan on the surrounding
transportation system; and
(3) Impacts to agri-transport issues, especially the farm-to-market movement of agricultural
products.
(4) Impacts to established wildlife corridors. Special attention should be paid to not fragmenting
habitats with transportation corridors. Wildlife underpasses may be used to address this.
4. b. The transportation impact assessment, in addition to considering the impacts on the highway
system, shall also consider public transportation (transit) and bicycle and pedestrian issues to the
extent applicable.
c. No SRA shall be approved unless the transportation impact assessment required by this Section
has demonstrated through data and analysis that the capacity of
County/State collector or arterial road(s) serving the SRA to be adequate to serve the intended
SRA uses in accordance with Chapter 6 of the LDC in effect at the time of SRA designation.
2. Potable Water. A potable water assessment shall be prepared by the applicant as a component
of an Impact Assessment Report that is submitted as part of an SRA Designation Application
package. The assessment shall illustrate how the applicant will conform to either Florida
Administrative Code for private and limited use water systems, or for Public Water Systems. In
addition to the standard requirements of the analyses required above, the potable water
assessment shall specifically consider, to the extent applicable, the disposal of waste products, if
any, generated by the proposed treatment process. The applicant shall identify the sources of
water proposed for potable water supply.
3. Irrigation Water. An irrigation water assessment shall be prepared by the applicant as a
component of an Impact Assessment Report that is submitted as part of an SRA Designation
Application package. The assessment shall quantify the anticipated irrigation water usage
expected at the buildout of the SRA. The assessment shall identify the sources of water proposed
for irrigation use and shall identify proposed methods of water conservation.
4. Wastewater. A wastewater assessment shall be prepared by the applicant as a component of
an Impact Assessment Report that is submitted as part of an SRA Designation Application
package. The assessment shall illustrate how the applicant will conform to either Standards for
Onsite Sewage Treatment and Disposal Systems, contained in Florida Administrative Code for
systems having a capacity not exceeding 10,000 gallons per day or for wastewater treatment
systems having a capacity greater than 10,000 gallons per day. In addition to the standard
requirements of the analyses required above, the wastewater assessment shall specifically
consider, to the extent applicable, the disposal of waste products generated by the proposed
treatment process.
5. Solid waste. A solid waste assessment shall be prepared by the applicant as a component of
an Impact Assessment Report that is submitted as part of an SRA Designation Application
package. The assessment shall identify the means and methods for handling, transporting and
disposal of all solid waste generated including but not limited to the collection, handling and
Page 5530 of 6525
11
disposal of recyclables and horticultural waste products. The applicant shall identify the location
and remaining disposal capacity available at the disposal site.
The use of bear-resistant trash containers shall be required for all residential and commercial
property within the RLSA to reduce wildlife/human conflict.
6. Stormwater Management. A stormwater management impact assessment shall be prepared by
the applicant as a component of an Impact Assessment Report that is submitted as a part of an
SRA Designation Application Package. The stormwater management impact assessment shall, at
a minimum, provide the following information:
a. An exhibit showing the boundary of the proposed SRA including the following information:
(1) The location of any WRA delineated within the SRA;
(2) A generalized representation of the existing stormwater flow patterns across the site including
the location(s) of discharge from the site to the downstream receiving waters;
(3) The land uses of adjoining properties and, if applicable, the locations of stormwater disch arge
into the site of the proposed SRA from the adjoining properties.
b. A narrative component to the report including the following information:
(1) The name of the receiving water or, if applicable, FSA or WRA to which the stormwater
discharge from the site will ultimately outfall;
(2) The peak allowable discharge rate (in cfs/acre) allowed for the SRA per Collier County
Ordinance No. 90-10 or its successor regulation;
(3) If applicable, a description of the provisions to be made to accept stormwater flow s from
surrounding properties into, around, or through the constructed surface water management system
of the proposed development;
(4) The types of stormwater detention areas to be constructed as part of the surface water
management system of the proposed development and water quality treatment to be provided
prior to discharge of the runoff from the site;
(5) WRAs shall not be used to manage stormwater discharge from a SRA unless it is included
within the boundary of an SRA.
(6) If a WRA has been incorporated into the stormwater management system of an SRA, the
report shall demonstrate compliance with provisions of Section 4.08.04 A.4.b.and credits will be
required for the entire size of the WRA bordering the development out 200 feet.
7. Public Schools. The applicant shall coordinate with the Collier County School Board to provide
information and coordinate planning to accommodate any impacts that the SRA has on public
schools. As part of the SRA application, the following information shall be provided:
a. School Impact Analysis (SIA) for a determination of school capacity only (refer to section
10.04.09 for SIA requirements); and
b.The potential for locating a public educational facility or facilities within the SRA, and the
location(s) of any site(s) that may be dedicated or otherwise made available for a public
educational facility.
Page 5531 of 6525
12
L. SRA Economic Assessment. An Economic Assessment meeting the requirements of this
Section shall be prepared and submitted as part of the SRA Designation Application Package. At a
minimum, the analysis shall consider the following public facilities and services: transportation,
potable water, wastewater, irrigation water, stormwater management, solid waste, parks, law
enforcement, emergency medical services, fire, and schools. Development phasing and funding
mechanisms shall address any adverse impacts to adopted minimum levels of service pursuant
to Chapter 6 of the LDC.
1. Demonstration of Fiscal Neutrality. Each SRA must demonstrate that its development, as a
whole, will be fiscally neutral or positive to the Collier County tax base. This demonstration will be
made for each unit of government responsible for the services listed above, using one of the
following methodologies:
a. Collier County Fiscal Impact Model. The fiscal impact model officially ad opted and maintained
by Collier County.
b. Alternative Fiscal Impact Model. If Collier County has not adopted a fiscal impact model as
indicated above, the applicant may develop an alternative fiscal impact model using a
methodology approved by Collier County. The BCC may grant exceptions to this policy of fiscal
neutrality to accommodate affordable or workforce housing.
2. Imposition of Special Assessments. If the Report identifies a negative fiscal impact of the project
to a unit of local government referenced above, the landowner will accede to a special assessment
on his property to offset such a shortfall or in the alternative make a lump sum payment to the unit
of local government equal to the present value of the estimated shortfall. The BCC may grant a
waiver to accommodate affordable housing.
3 Each SRA must provide a report and supporting analysis to the County every 5 years showing
the fiscal neutrality status of the SRA.
Page 5532 of 6525
NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER AN ORDINANCE
Notice is hereby given that a public hearing will be held by the Collier County Board of County
Commissioners (BCC) at 9:00 A.M. on November 10, 2025, in the Board of County Commissioners
Meeting Room, third floor, Collier Government Center, 3299 Tamiami Trail East, Naples, FL to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,
FLORIDA, AMENDING ORDINANCE NUMBER 04-41, AS AMENDED, THE COLLIER
COUNTY LAND DEVELOPMENT CODE, WHICH INCLUDES THE COMPREHENSIVE LAND
REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, TO
IMPLEMENT RURAL LANDS STEWARDSHIP AREA OVERLAY PROVISIONS OF THE
FUTURE LAND USE ELEMENT OF THE COLLIER COUNTY GROWTH MANAGEMENT
PLAN, BY PROVIDING FOR: SECTION ONE, RECITALS; SECTION TWO, FINDINGS OF
FACT; SECTION THREE, ADOPTION OF AMENDMENTS TO THE LAND DEVELOPMENT
CODE, MORE SPECIFICALLY AMENDING THE FOLLOWING: CHAPTER FOUR – SITE
DESIGN AND DEVELOPMENT STANDARDS, INCLUDING SECTION 4.08.01 SPECIFIC
DEFINITIONS APPLICABLE TO THE RLSA DISTRICT, SECTION 4.08.04
IMPLEMENTATION OF STEWARDSHIP CREDITS, SECTION 4.08.05 BASELINE
STANDARDS, SECTION 4.08.06 SSA DESIGNATION, AND SECTION 4.08.07 SRA
DESIGNATION; SECTION FOUR, CONFLICT AND SEVERABILITY; SECTION FIVE,
INCLUSION IN THE COLLIER COUNTY LAND DEVELOPMENT CODE; AND SECTION SIX,
EFFECTIVE DATE. [PL20220003445]
Page 5533 of 6525
A copy of the proposed Ordinance is on file with the Clerk to the Board and is available for inspection. All interested
parties are invited to attend and be heard.
All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the
agenda item to be addressed. Individual speakers will be limited to three (3) minutes on any item. The selection of any
individual to speak on behalf of an organization or group is encouraged. If recognized by the Chairman, a spokesperson
for a group or organization may be allotted ten (10) minutes to speak on an item. Written materials int ended to be
considered by the Board shall be submitted to the appropriate County staff a minimum of seven (7) days prior to the
public hearing. All materials used in presentations before the Board will become a permanent part of the record.
As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide
public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate
remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events
on the County website at www.collier.gov/Calendar-Events-directory after the agenda is posted on the County
website. Registration should be done in advance of the public meeting, or any deadline specified within the public
meeting notice. Individuals who register will receive an email in advance of the public hearing detailing how they can
participate remotely in this meeting. Remote participation is provided as a court esy and is at the user’s risk. The
County is not responsible for technical issues. For additional information about the meeting, please call Geoffrey
Willig at 252-8369 or email to Geoffrey.Willig@collier.gov.
Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto
and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the
testimony and evidence upon which the appeal is based.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are
entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities
Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at
least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board
of County Commissioners Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BURT L. SAUNDERS, CHAIRMAN
CRYSTAL K. KINZEL,
CLERK OF THE CIRCUIT COURT AND COMPTROLLER
Page 5534 of 6525
1
Business Impact Estimate
This form should be included in the agenda packet for the item under which the proposed
ordinance is to be considered and must be posted on the County’s website by the time notice of
the proposed ordinance is published.
Published on County website by: _October 21, 2025_[expected legal advertising date]
Proposed ordinance’s Short Title:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,
FLORIDA, AMENDING ORDINANCE NUMBER 04-41, AS AMENDED, THE COLLIER
COUNTY LAND DEVELOPMENT CODE, WHICH INCLUDES THE COMPREHENSIVE LAND
REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, TO
IMPLEMENT RURAL LANDS STEWARDSHIP AREA OVERLAY PROVISIONS OF THE
FUTURE LAND USE ELEMENT OF THE COLLIER COUNTY GROWTH MANAGEMENT
PLAN, BY PROVIDING FOR: SECTION ONE, RECITALS; SECTION TWO, FINDINGS OF
FACT; SECTION THREE, ADOPTION OF AMENDMENTS TO THE LAND DEVELOPMENT
CODE, MORE SPECIFICALLY AMENDING THE FOLLOWING: CHAPTER FOUR – SITE
DESIGN AND DEVELOPMENT STANDARDS, INCLUDING SECTION 4.08.01 SPECIFIC
DEFINITIONS APPLICABLE TO THE RLSA DISTRICT, SECTION 4.08.04 IMPLEMENTATION
OF STEWARDSHIP CREDITS, SECTION 4.08.05 BASELINE STANDARDS, SECTION 4.08.06
SSA DESIGNATION, AND SECTION 4.08.07 SRA DESIGNATION; SECTION FOUR,
CONFLICT AND SEVERABILITY; SECTION FIVE, INCLUSION IN THE COLLIER COUNTY
LAND DEVELOPMENT CODE; AND SECTION SIX, EFFECTIVE DATE. [PL20220003445]
This Business Impact Estimate is provided in accordance with section 125.66(3), Florida
Statutes. If one or more boxes are checked below, this means t he County is of the view
that a business impact estimate is not required by state law1 for the proposed ordinance,
but the County is, nevertheless, providing this Business Impact Estimate as a courtesy
and to avoid any procedural issues that could impact the enactment of the proposed
ordinance. This Business Impact Estimate may be revised following its initial posting.
☐ The proposed ordinance is required for compliance with Federal or State law or
regulation;
☐ The proposed ordinance relates to the issuance or refinancing of debt;
☐ The proposed ordinance relates to the adoption of budgets or budget
amendments, including revenue sources necessary to fund the budget;
☐ The proposed ordinance is required to implement a contract or an agreement,
including, but not limited to, any Federal, State, local, or private grant or other
financial assistance accepted by the county government;
☐ The proposed ordinance is an emergency ordinance;
1 See Section 125.66(3)(c), Florida Statutes.
Page 5535 of 6525
2
☐ The ordinance relates to procurement; or
☐ The proposed ordinance is enacted to implement the following:
a. Development orders and development permits, as those terms are defined in
Section 163.3164, and development agreements, as authorized by the Florida
Local Government Development Agreement Act under Sections 163 -3220-
163.3243;
b. Comprehensive Plan amendments and land development regulation
amendments initiated by application by a private party other than Collier
County;
c. Sections 190.005 and 190.046, Florida Statutes, regarding community
development districts;
d. Section 553.73, Florida Statutes, relating to the Florida Building Code; or
e. Section 633.202, Florida Statutes, relating to the Florida Fire Prevention Code.
In accordance with the provisions of controlling law, even notwithstanding the fact that
an exemption noted above may apply, the County hereby publishes the following
information:
1. Summary of the proposed ordinance (must include a statement of the public purpose,
such as serving the public health, safety, morals and welfare):
This Land Development Code (LDC) amendment will update the Rural Land Stewardship
Area Zoning Overlay District (RLSA District) Standards and Procedures to ensure
consistency with the 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.
The Rural Lands Stewardship Area Overlay offers a voluntary program to allow owners to
place land in permanent agricultural use or conservation in exchange for development on
other land. This ordinance implements the policies in the GMP by adding more options to
create stewardship credits for Stewardship Sending Areas, providing for conditional
Stewardship Sending Areas, providing for mobility in Stewardship Receiving Areas and
removing hamlets as a form of Stewardship Receiving Area.
2. An estimate of the direct economic impact of the proposed ordinance on private, for -
profit businesses in the County, if any:
(a) An estimate of direct compliance costs that businesses may reasonably incur;
(b) Any new charge or fee imposed by the proposed ordinance or for which businesses
will be financially responsible; and
(c) An estimate of the County’s regulatory costs, including estimated revenues from any
new charges or fees to cover such costs.
There will be little to no direct economic impact from the proposed ordinance, in that no
new fees or taxes will result from the adoption of this ordinance.
3. Good faith estimate of the number of businesses likely to be impacted by the proposed
ordinance:
There are approximately 65 businesses located within the RLSA District.
Page 5536 of 6525
3
4. Additional information the governing body deems useful (if any):
[You may wish to include in this section the methodology or data used to prepare the Business
Impact Estimate. For example: County staff solicited comments from businesses in the County
as to the potential impact of the proposed ordinance by contacting the chamber of commerce,
social media posting, direct mail or direct email, posting on County website, public workshop, etc.
You may also wish to include efforts made to reduce the potential fiscal impact on businesses.
You may also wish to state here that the proposed ordinance is a generally applicable ordinance
that applies to all persons similarly situated (individuals as well as businesses) and, therefore, the
proposed ordinance does not affect only businesses.]
Page 5537 of 6525