Agenda 12/09/2025 Item #17F (Two Ordinances - Amending the Future Land Use Element and Map Series to establish the Greenway-Fritchey Residential Overlay)12/9/2025Item # 17.FID# 2025-4616Executive SummaryRecommendation to approve Ordinances amending the Collier County Growth Management Plan, specifically amending the Future Land Use Element and Map Series to establish the Greenway-Fritchey Residential Overlay on property within the Agricultural/Rural, Rural Fringe Mixed Use District, Receiving Lands, allowing development of up to 1,299 single-family and multifamily dwelling units, including affordable housing; and amending the Conservation and Coastal Management Element, Policy 6.1.7, to reduce the littoral shelf planting requirements. The subject property comprises approximately 227.09 acres, located at the northeastern intersection of Greenway Road and Fritchey Road, in Section 7, Township 51 South, Range 27 East, Collier County, Florida. [PL20220002063] (This item is a companion to Items 16B9, 17E, and 17G)
OBJECTIVE: For the Board to review and consider approval of the proposed large-scale amendment to the Collier
County Growth Management Plan (GMP) to create the Greenway-Fritchey Residential Overlay and reduce littoral shelf
planting requirements, for transmittal to the Florida Department of Commerce and other statutorily required agencies.
CONSIDERATIONS: This petition seeks to amend the Future Land Use Element (FLUE), specifically to create a new
overlay, Greenway-Fritchey Residential Overlay, to allow a maximum of 1,299 residential units with 260 for-sale
affordable units (20 percent) reserved for individuals earning at or below 80 percent of the Area Median Income (AMI)
on approximately 227.09 acres. The petition also proposes an amendment to the countywide Future Land Use Map
(FLUM) and the creation of a new map (“Greenway-Fritchey Residential Overlay”) in the FLUM series of the FLUE to
identify the newly created Overlay. Additionally, the petition proposes amending Policy 6.1.7 of the Conservation and
Coastal Management Element (CCME) to reduce the littoral shelf planting requirements for the project. Further
explanation of the proposed amendment is provided in the Transmittal Staff Report.
The proposed amended text, as recommended by the Collier County Planning Commission (CCPC), is depicted in the
Ordinance Exhibits.
Chapter 163, F.S., provides for an amendment process for a local government’s adopted Comprehensive Plan.
The Collier County Planning Commission (CCPC), sitting as the “local planning agency” under Chapter
163.3184(4), Part II, Florida Statutes, held its Transmittal hearing for this petition on May 15, 2025. The Board
held its Transmittal hearing on June 24, 2025. Their respective transmittal recommendations/actions are
contained in the CCPC Adoption Hearing Staff Report, and the complete staff analysis of this petition is
provided in the CCPC Transmittal Staff Report.
The Transmittal package was provided to the Florida Department of Commerce and other reviewing agencies
on July 2, 2025.
After review of the transmitted amendment within each reviewing agency’s authorized scope of review, the
Florida Department of Commerce, as well as the other reviewing agencies, rendered their comment letters
indicating “no comment” or “no adverse impacts found” or the agency did not respond. Additionally, the
Florida Fish and Wildlife Conservation Commission (FWC) and the Florida Department of Transportation
(FDOT) provided technical assistance and guidance to the applicants in developing the project site. The
technical assistance comments will not form the basis of a challenge by the State. Comment letters received are
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12/9/2025Item # 17.FID# 2025-4616located within the materials provided to the CCPC.The applicant provided responses to the technical assistance guidance by the FWC and FDOT in the attachments titled “FDOT Response Letter and FWC Response Document.” The CCPC held its Adoption Hearing on October 16, 2025. The staff and CCPC Adoption Hearing recommendations are presented further below.
This Adoption Hearing considers text and map changes to the Future Land Use Element (FLUE) and Future
Land Use Map and Map Series; and a text amendment to Policy 6.1.7 of the Conservation and Coastal
Management Element.
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That the CCPC
forward petition PL20220002063 to the Board with a recommendation to adopt and transmit to the Florida Department
of Commerce.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC reviewed and
discussed the proposed amendment at its October 16, 2025, meeting. There were no registered speakers.
The CCPC voted 5/0 to forward the subject petition to the Board with a recommendation to adopt and transmit to the
Florida Department of Commerce and other statutorily required agencies, per staff’s recommendation.
This item is consistent with the Collier County Strategic Plan objective to implement prudent and inclusive policy
development through effective planning for transportation, land use, and growth management.
FISCAL IMPACT: Petition fees account for staff review time and materials, and for the cost of associated legal
advertising/public notice for the public hearings. Therefore, no fiscal impacts to Collier County result from the adoption
of this amendment.
GROWTH MANAGEMENT IMPACT: This is an Adoption public hearing for amendments to the GMP. After
Adoption, the Florida Department of Commerce will have 31 days (from the date the Florida Department of Commerce
determines the Adoption package received from Collier County is complete) to review the adopted Plan amendments
and, if an amendment is found not to be in compliance with statutory provisions, file a challenge [appeal] with the
Florida Division of Administrative Hearings. Similarly, any affected party has 31 days (from the date of Board
Adoption) to file a challenge. If a timely challenge is not filed by the Florida Department of Commerce or an affected
party, then the amendment will become effective.
LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized by, and subject to the
procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County
Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: “plan
amendments shall be based on relevant and appropriate data and an analysis by the local government that may include
but not be limited to surveys, studies, community goals and vision, and other data available at the time of adoption of the
plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by
the data available on that particular subject at the time of adoption of the plan or plan amendment at issue.” s.
163.3177(1)(f), FS. In addition, s. 163.3177(6)(a)2, FS provides that FLUE plan amendments shall be based on surveys,
studies, and data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
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12/9/2025Item # 17.FID# 2025-4616b. The projected permanent and seasonal population of the area.c. The character of undeveloped land.d. The availability of water supplies, public facilities, and services.e. The need for redevelopment, including the renewal of blighted areas and the elimination of non-conforming uses which are inconsistent with the character of the community.f. The compatibility of uses on lands adjacent to or closely proximate to military installations.g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02.h. The need to modify land uses and development patterns with antiquated subdivisions.i. The discouragement of urban sprawl.
j. The need for job creation, capital investment, and economic development that will strengthen and diversify the
community’s economy.
And FLUE map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use, considering the character of the
undeveloped land, soils, topography, natural resources, and historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section.
This item is approved as to form and legality. It requires an affirmative vote of four for approval because this is the
Adoption hearing of the GMP amendment. [HFAC]
RECOMMENDATION(S): To adopt the proposed Ordinances and transmit petition PL20220002063 to the Florida
Department of Commerce and other statutorily required agencies, per the CCPC’s recommendation.
PREPARED BY: Michele Mosca, AICP, Planner III, Growth Management Community Development Department,
Community Planning and Resiliency Division
ATTACHMENTS:
1. 1. CCPC Adoption Staff Report - Greenway-Fritchey (2)
2. 2. FLUE Ordinance - 081825
3. 3. CCME Ordinance - 081225
4. 4. John Stratham Email
5. 5. CCPC Transmittal Staff Report - Greenway-Fritchey
6. 6. CCPC Transmittal Minutes 05_15_2025
7. 7. DOC Comments COLLIER CO. 25-02ESR (P)
8. 8. FDOT Comments CPA 25-02ESR Collier County FDOT Technical Assistance Comments 7.18.25
9. 9. BOWMAN Response_FDOT Comments (8-19-2025)
10. 10. FWC Comments for Collier County 25-02ESR_63404_08012025
11. 11. FWC Technical Assistance Regarding the Florida Panther 2025
12. 12. BOWMAN Response_FWC Comments & Tech. Assitance (Aug 2025)
13. 13. CCPC & BCC Transmital Docs. for Greenway-Fritchey Residential Overlay
14. 14. BCC Minutes 06_24_2025 (Draft)
15. legal ad - agenda IDs 25-4283 & 25-4616 - Greenway Fritchey RPUD & GMPA (PL20220002063) & (PL20220002061) 12-9-25
BCC
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STAFF REPORTCOLLIER COUNTY PLANNING COMMISSION
FROM:GROWTHMANAGEMENT COMMUNITYDEVELOPMENT DEPARTMENT,
ZONING DIVISION, COMPREHENSIVE PLANNING SECTION
HEARING DATE:OCTOBER 16, 2025
RE:PETITION PL20220002063, LARGE-SCALE GROWTH MANAGEMENT PLAN
AMENDMENT (GMPA): GREENWAY-FRITCHEY RESIDENTIAL OVERLAY
(GMPA) [ADOPTION HEARING]
COMPANION TO: PUD-PL20220002061, GREENWAY FRITCHEY PLANNED
UNIT DEVELOPMENT; and AVROW-PL20240001248, VACATION OF LAREDO
STREET (Board action only)
ELEMENTS:FUTURE LAND USE ELEMENT & CONSERVATION AND COASTAL
MANAGEMENT ELEMENT
PROPOSED AMENDMENT
The petition seeks to amend the Future Land Use Element (FLUE), specifically to create a new overlay,
Greenway-Fritchey Residential Overlay, to allow a maximum of 1,299 residential units with 260 for-sale
affordable units (20 percent) reserved for individuals earning at or below 80 percent of theArea Median Income
(AMI) on approximately 227.09 acres. The petition also proposes an amendment to the countywide Future Land
Use Map (FLUM) and the creation of a new map (“Greenway-Fritchey Residential Overlay”) in the FLUM
series of the FLUE to identify the newly created Overlay. Additionally, the petition proposes amending Policy
6.1.7 of the Conservation and Coastal Management Element (CCME) to reduce the littoral shelf planting
requirements for the project.Further explanation of the proposed amendment is provided in the Transmittal
Staff Report.
The Collier County Planning Commission (CCPC) materials include the Ordinances with Exhibit text and maps
for the petition. These exhibits reflect the text and maps as approved by the Board of County Commissioners
(Board) for transmittal.
Within the CCPC materials provided, you will find the Transmittal Executive Summary from the Board hearing
and the Transmittal CCPC staff report for the petition, which provides the staff’s analysis of the petition.
The amendment qualifies for the Expedited State Review Process set forth in Chapter 163.3184(3), F.S., in the
following manner. The geographic area subject to this amendment is not located in an area of critical state
concern or in a rural land stewardship area; the amendment is not applicable to an adopted sector plan,
evaluation and appraisal-based, and does not qualify as a small-scale amendment.
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In accordance with Chapter 163.3184(3), F.S., pertaining to the Expedited State Review Process, this Transmittal package was provided to the Florida Department of Commerce and other reviewing agencies on July 2, 2025. TRANSMITTAL RECOMMENDATIONS The Collier County Planning Commission (CCPC) held its transmittal hearing on this amendment on May 15, 2025, and the Board of County Commissioners (Board) held its hearing on June 24, 2025. The Transmittal recommendations/actions were as follows: STAFF RECOMMENDATION: Approve for transmittal to the Florida Department of Commerce. CCPC RECOMMENDATION: Approve for transmittal to the Florida Department of Commerce (vote: 6/0)
per staff recommendation.
There was one public speaker at the meeting who commented on the ownership of Fritchey Road, safety
concerns regarding future traffic on Greenway Road and Fritchey Road, drainage and water flow issues,
soil issues, and the potential for increased flooding on the speaker’s property and surrounding properties
resulting from the development of the proposed project.
BOARD ACTION: Approved for transmittal to the Florida Department of Commerce (vote: 5/0) per CCPC
recommendation.
There was one public speaker at the meeting who commented on the proposed reduction in the littoral
shelf plantings requirements under Policy 6.1.7 of the Conservation and Coastal Management Element,
which would decrease the standard from 30 percent to 10 percent. The speaker addressed the need to
maintain the plantings, primarily for supporting water quality.
REVIEW AGENCY COMMENT LETTERS
After review of the transmitted amendment within each reviewing agency’s authorized scope of review, the
Florida Department of Commerce, as well as the other reviewing agencies, rendered their comment letters
indicating “no comment” or “no adverse impacts found” or the agency did not respond. Additionally, the Florida
Fish and Wildlife Conservation Commission (FWC) and Florida Department of Transportation (FDOT) offered
their technical assistance and guidance to the applicants in developing the project site. The technical assistance
comments will not form the basis of a challenge by the State. Comment letters received are located within the
materials provided to the CCPC.
The applicant responded to the technical assistance guidance by the FWC and FDOT in the attachments titled
“FDOT Response Letter and FWC Response Document.”
Environmental Impacts
The proposed GMP amendment has no effect on the requirements of the Conservation and Coastal Management
Element (CCME) regarding the protection and preservation of native vegetation onsite. Native vegetation on-
site will be retained per the requirements of CCME Policy 6.1.2 and LDC Section 3.05.07 of the LDC.
The Florida Fish and Wildlife Conservation Commission provided a letter of technical assistance dated August
1, 2025, in response to the transmittal of the Collier County Comprehensive Plan Amendment, Greenway
Fritchey, GMPA PL2022002063. The technical assistance letter references listed species found onsite indicates
that the subject property has the potential to contain various listed species. The technical assistance letter states
there were no objections to the growth management plan amendment. In response to the FWCC letter, the
applicant has provided a listed species management plan to address the comments and recommendations
presented by FWCC. The listed species management plan must be incorporated as part of the SDP/PPL approval
process. An off-site mitigation area has been provided as mitigation for proposed impacts. The off-site
mitigation area contains 126.12 acres of forested/herbaceous upland and wetlands, located adjacent to Picayune
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Strand State Forest. The off-site mitigation area will save sensitive habitat and provide connectivity to protected state lands. Listed species will be protected by permit and or additional letters of technical assistance from FWC/FWS per CCME Policy 7.1.2 and LDC section 3.04.01. Environmental Services staff recommends approval of the proposed petition. Littoral Shelf Planting Area The applicant has proposed a reduction from the littoral planting criteria CCME Policy 6.1.7, which requires that wet detention ponds within the Rural Fringe Mixed-Use District shall have a littoral shelf with an area equal to 30% of the ponds’ surface area measured at the control elevation and be planted with native aquatic
vegetation.
The applicant is requesting to allow for the total littoral planting shelf area to be reduced to 10% of the wet
detention ponds area. The littoral area is to be planted in one or more larger aggregated littoral planting areas.
Additionally, two rows of native grasses will be planted around the perimeter of the proposed lakes, which will
aid in improving water quality by slowing runoff and trapping sediment. Environmental Services staff support
the reduction in the amount of littoral planting to allow for consolidated littoral areas. The consolidated littoral
areas will create and enhance habitats for wading birds and waterfowl, as well as foraging areas. These areas
will be designed to recreate wetland function, maximize habitat value, and minimize maintenance efforts. The
consolidation of the littoral planting area will enhance the survivability of littoral area plant species, as there is a
lower survivability rate in littoral planting areas when they are installed in multiple lakes. The concentration of
the littoral plantings will meet the intent of the GMP requirement, which is to enhance water quality and provide
habitat for a variety of aquatic species and birds.
This project does not require an Environmental Advisory Council (EAC) review, as it does not fall within the
scope of land development project reviews identified in Section 2-1193 of the Collier County Codes of Laws
and Ordinances. Environmental Services staff recommends approval of the proposed petition.
Transportation Impacts
A Transportation Impact Statement (TIS), dated July 5, 2024, prepared by Trebilcock Planning and Engineering,
was submitted as part of this petition. Transportation Planning staff reviewed the petition for consistency with
Policy 5.1 of the Transportation Element of the Growth Management Plan using the previous 2023 Annual
Update and Inventory Report (AUIR) and the current 2024 AUIR.
Staff found the TIS to be sufficient. The companion Developer Commitment Agreement (DCA) addresses the
transportation-related impacts and roadway improvements.
Criteria for GMP Amendments in Florida Statutes
Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163, F.S.,
specifically as listed below verbatim.
“Section 163.3177(1)(f), Florida Statutes:
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be based upon
relevant and appropriate data and an analysis by the local government that may include, but not be limited
to, surveys, studies, community goals and vision, and other data available at the time of adoption of the
comprehensive plan or plan amendment. To be based on data means to react to it in an appropriate way and
to the extent necessary indicated by the data available on that particular subject at the time of adoption of the
plan or plan amendment at issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed a
part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys, data, and
supporting documents for proposed plans and plan amendments shall be made available for public
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inspection, and copies of such plans shall be made available to the public upon payment of reasonable charges for reproduction. Support data or summaries are not subject to the compliance review process, but the comprehensive plan must be clearly based on appropriate data. Support data or summaries may be used to aid in the determination of compliance and consistency. 2. Data must be taken from professionally accepted sources. The application of a methodology utilized in data collection or whether a particular methodology is professionally accepted may be evaluated. However, the evaluation may not include whether one accepted methodology is better than another. Original data collection by local governments is not required. However, local governments may use original data so long as methodologies are professionally accepted.
3. The comprehensive plan shall be based upon permanent and seasonal population estimates and
projections, which shall either be those published by the Office of Economic and Demographic
Research or generated by the local government based upon a professionally acceptable methodology.
The plan must be based on at least the minimum amount of land required to accommodate the medium
projections as published by the Office of Economic and Demographic Research for at least a 10-year
planning period unless otherwise limited under s. 380.05, including related rules of the Administration
Commission. Absent physical limitations on population growth, population projections for each
municipality, and the unincorporated area within a county must, at a minimum, be reflective of each
area’s proportional share of the total county population and the total county population growth.
Section 163.3177(6)(a)2.:
2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding
the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of
nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with
s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will strengthen and
diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
Section 163.3177(6)(a)8., Florida Statutes:
(a) A future land use plan element designating proposed future general distribution, location, and extent of the
uses of land for residential uses, commercial uses, industry, agriculture, recreation, conservation, education,
public facilities, and other categories of the public and private uses of land. The approximate acreage and
the general range of density or intensity of use shall be provided for the gross land area included in each
existing land use category. The element shall establish the long-term end toward which land use programs
and activities are ultimately directed.
8. Future land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the character
of the undeveloped land, soils, topography, natural resources, and historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this
section.”
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LEGAL CONSIDERATIONS This Staff Report was reviewed by the County Attorney’s Office on September 11, 2025. [HFAC] STAFF RECOMMENDATION Staff recommends that the Collier County Planning Commission forward Petition PL20220002063 to the Board of County Commissioners with a recommendation to approve (adopt) for transmittal to the Florida Department of Commerce and other statutorily required review agencies that provided technical comments. NOTE: This petition is presently scheduled for the December 9, 2025, BCC Meeting.
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ORDINANCE NO. 2025- _______ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND MAP SERIES TO CREATE THE GREENWAY – FRITCHEY RESIDENTIAL OVERLAY (GMPA) ON PROPERTY WITHIN THE AGRICULTURAL/ RURAL, RURAL FRINGE MIXED USE DISTRICT-RECEIVING
LANDS, TO ALLOW UP TO 1299 SINGLE FAMILY AND
MULTIFAMILY UNITS WITH AFFORDABLE HOUSING; AND
FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTION
AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE.
THE SUBJECT PROPERTY IS 227.09± ACRES AND LOCATED ON
THE NORTHEASTERN INTERSECTION OF GREENWAY ROAD
AND FRITCHEY ROAD IN SECTION 7, TOWNSHIP 51 SOUTH,
RANGE 27 EAST, COLLIER COUNTY, FLORIDA. [PL20220002063]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Community Planning Act, formerly the Florida Local Government Comprehensive Planning and
Land Development Regulation Act, was required to prepare and adopt a comprehensive plan;
and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, Greenway Fritchey Land, LLC and Habitat for Humanity of Collier County,
Inc. requested an amendment to the Future Land Use Element and Future Map Series to create
the Greenway – Fritchey Residential Overlay (GMPA) on property within the Agricultural/
Rural, Rural Fringe Mixed Use District-Receiving Lands, to allow up to 1299 single family and
multifamily units with affordable housing; and
WHEREAS, Collier County transmitted the Growth Management Plan amendments to
the Department of Commerce for preliminary review on July 2, 2025, after public hearings
before the Collier County Planning Commission and the Board of County Commissioners; and
WHEREAS, the Department of Commerce reviewed the amendments to the Future Land
Use Element to the Growth Management Plan and transmitted its comments in writing to Collier
County within the time provided by law; and
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WHEREAS, Collier County, has 180 days from receipt of the Comments Report from the Department of Commerce to adopt, adopt with changes or not adopt the proposed amendments to the Growth Management Plan; and WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of these amendments, including the following: the Collier County Staff Report, the documents entitled Collier County Growth Management Plan Amendments and other documents, testimony and information presented and made a part of the record at the public hearings of the Collier County Planning Commission held on ______________, and the Collier County Board of County Commissioners held on ________________; and
WHEREAS, all applicable substantive and procedural requirements of the law have been
met.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
SECTION ONE: ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT
PLAN
The amendments to the Future Land Use Element attached hereto as Exhibit “A” and
incorporated herein by reference, are hereby adopted in accordance with Section 163.3184,
Florida Statutes, and shall be transmitted to the Florida Department of Commerce.
SECTION TWO: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
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 THREE: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 31 days after the state land planning agency notifies the local government that the plan
amendment package is complete. If timely challenged, this amendment shall become effective
on the date the state land planning agency or the Administration Commission enters a final order
determining this adopted amendment to be in compliance. No development orders, development
permits, or land uses dependent on this amendment may be issued or commenced before it has
become effective.
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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 COLLIER COUNTY, FLORIDA By:__________________________ By: ______________________________ Deputy Clerk Burt L. Saunders, Chairman
Approved as to form and legality:
________________________________
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachment: Exhibit A –Proposed Text and Map Amendment
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______
8-19-25
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ORDINANCE NO. 2025- _______ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY AMENDING THE CONSERVATION AND COASTAL MANAGEMENT ELEMENT TO AMEND POLICY 6.1.7 TO REDUCE THE LITTORAL SHELF REQUIREMENTS FOR CERTAIN PROPERTY WITHIN THE GREENWAY-FRITCHEY RESIDENTIAL
OVERLAY; AND FURTHERMORE DIRECTING TRANSMITTAL OF
THE ADOPTION AMENDMENT TO THE FLORIDA DEPARTMENT
OF COMMERCE. THE SUBJECT PROPERTY IS 227.09± ACRES
AND LOCATED ON THE NORTHEASTERN INTERSECTION OF
GREENWAY ROAD AND FRITCHEY ROAD IN SECTION 7,
TOWNSHIP 51 SOUTH, RANGE 27 EAST, COLLIER COUNTY,
FLORIDA. [PL20220002063]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Community Planning Act, formerly the Florida Local Government Comprehensive Planning and
Land Development Regulation Act, was required to prepare and adopt a comprehensive plan;
and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, Greenway Fritchey Land, LLC and Habitat for Humanity of Collier County,
Inc. requested an amendment to the Conservation and Coastal Management Element to amend
policy 6.1.7 to reduce the littoral shelf requirements for certain property within the Greenway-
Fritchey Residential Overlay; and
WHEREAS, Collier County transmitted the Growth Management Plan amendments to
the Department of Commerce for preliminary review on July 2, 2025, after public hearings
before the Collier County Planning Commission and the Board of County Commissioners; and
WHEREAS, the Department of Commerce reviewed the amendments to the
Conservation and Coastal Management Element to the Growth Management Plan and
transmitted its comments in writing to Collier County within the time provided by law; and
WHEREAS, Collier County, has 180 days from receipt of the Comments Report from the
Department of Commerce to adopt, adopt with changes or not adopt the proposed amendments to
the Growth Management Plan; and
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WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of these amendments, including the following: the Collier County Staff Report, the documents entitled Collier County Growth Management Plan Amendments and other documents, testimony and information presented and made a part of the record at the public hearings of the Collier County Planning Commission held on ______________, and the Collier County Board of County Commissioners held on ________________; and WHEREAS, all applicable substantive and procedural requirements of the law have been met.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
SECTION ONE: ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT
PLAN
The amendments to the Conservation and Coastal Management Element attached hereto
as Exhibit “A” and incorporated herein by reference, are hereby adopted in accordance with
Section 163.3184, Florida Statutes, and shall be transmitted to the Florida Department of
Commerce.
SECTION TWO: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
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 THREE: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 31 days after the state land planning agency notifies the local government that the plan
amendment package is complete. If timely challenged, this amendment shall become effective
on the date the state land planning agency or the Administration Commission enters a final order
determining this adopted amendment to be in compliance. No development orders, development
permits, or land uses dependent on this amendment may be issued or commenced before it has
become effective.
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[22-CMP-01134/1964102/1]130 18-CMP-01000
Greenway Fritchey
PL20220002063 4/
CCME / 8/12/25
Words underlined are additions; Words struck through are deletions.
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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 COLLIER COUNTY, FLORIDA By:__________________________ By: ______________________________ Deputy Clerk Burt L. Saunders, Chairman
Approved as to form and legality:
________________________________
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachment: Exhibit A –Proposed Text
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______
8-13-25
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1
Michele MoscaFrom:John Strathman <john.strathman@gmail.com>Sent:Thursday, October 2, 2025 1:20 PMTo:Michele Mosca; Timothy FinnSubject:greenway/ fritchey project objectionEXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links.
I am the owner of the property at 14600 Fritchey Rd- SE corner of Greenway and Fritchey. Currently, the
natural drainage of my property is into the open ditches along both Greenway and Fritchey rd. My
concern is that when the roads are widened and the ditches are piped that the normal storm runoff will
not have any place to drain to. I assume that the developer will have to show how the water on the 229
acres they are developing will flow, but what about the neighboring properties that will be affected as
well? I would like to see a plan that shows how this development will not negatively affect the drainage of
my property. I object to this project unless I can see the plan to mitigate this potential problem. I look
forward to your response.
John Strathman
14600 Fritchey Rd, Naples, FL 34114
303 324-0556
John.strathman@gmail.com
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STAFF REPORTCOLLIER COUNTY PLANNING COMMISSIONFROM:GROWTH MANAGEMENT COMMUNITY DEVELOPMENT
DEPARTMENT, ZONING DIVISION, COMPREHENSIVE PLANNING
SECTION
HEARING DATE:MAY 15, 2025
SUBJECT: PL20220002063 LARGE-SCALE GROWTH MANAGEMENT PLAN
AMENDMENT (GMPA): GREENWAY-FRITCHEY RESIDENTIAL
OVERLAY (TRANSMITTAL HEARING)
COMPANION TO: PUD-PL20220002061; GREENWAY FRITCHEY
PLANNED UNIT DEVELOPMENT – TO BE PRESENTED AT THE GMPA
ADOPTION HEARINGS
ELEMENTS:FUTURE LAND USE ELEMENT & CONSERVATION AND COASTAL
MANAGEMENT ELEMENT
AGENT/OWNER:
Agents: Robert Mulhere, FAICP Rich Yovanovich, Esq.
Jeremie Chastain, AICP Coleman, Yovanovich, Koester, PA
Bowman 4001 Tamiami Trail North, Suite 300
950 Encore Way Naples, FL 34103
Naples, FL 34110
Owners: Greenway Fritchey Land, LLC Habitat for Humanity of Collier County, Inc.
7742 Alico Road 11145 Tamiami Trail East
Fort Myers, FL 33912 Naples, FL 34113
GEOGRAPHIC LOCATION:
The 227.09-acre subject property is located at the northeastern intersection of Greenway Road and
Fritchey Road, approximately a half mile north of Tamiami Trail East (US 41), in Section 7, Township 51
South, Range 27 East, Collier County, Florida. (Refer to the location map and aerial map on page 2.)
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SUBJECT SITE
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REQUESTED ACTION: The applicant proposes a large-scale Growth Management Plan (GMP) amendment to the Future Land Use Element (FLUE) to create a new overlay,the Greenway-Fritchey Residential Overlay. The applicant also proposes amending the countywide Future Land Use Map (FLUM) and creating a new map (“Greenway-Fritchey Residential Overlay”) in the FLUM series of the FLUE to identify the newly created Overlay. Also, the petition proposes to amend Policy 6.1.7 of the Conservation and Coastal Management Element to reduce the littoral shelf requirements. The proposed overlay text and map are attached as Exhibit “A.” PURPOSE/DESCRIPTION OF PROJECT:
To redesignate the property from the Agricultural/Rural, Rural Fringe Mixed Use District – Receiving
Lands to Agricultural/Rural, Rural Fringe Mixed-Use District – Receiving Lands, Greenway-Fritchey
Residential Overlay to allow a maximum of 1,299 residential units with 20 percent of the units reserved
for affordable housing to individuals earning at or below 80 percent of the Area Median Income (AMI),
which yields a maximum of 260 for-sale residential units.
A companion petition (PL20220002061) will rezone the property from Rural Agricultural (A) zoning
district to Planned Unit Development (PUD) zoning district to allow the proposed residential uses. Note:
The companion PUD rezone will be presented to the CCPC at the time of the GMPA's adoption. The draft
PUD document is included in the GMPA back-up materials for informational purposes.
EXISTING CONDITIONS:
Subject Property: The 227.09-acre site is designated Agricultural/Rural, Rural Fringe Mixed Use
District—Receiving Lands and is located within the Coastal High Hazard Area (CHHA), all as identified
on the FLUM. The subject property is zoned A, Rural Agricultural, and includes a Provisional Use for
aquaculture (PU-87-6C, Reso. #87-177). A portion is undeveloped, and a portion is in agricultural
operations.
Surrounding Lands:
North – Future Land Use Designation: Agricultural/Rural, Rural Fringe Mixed Use District –
Receiving Lands, and located within the CHHA. Zoned: Rural Agricultural. Land Use:
Agricultural operations.
East – Future Land Use Designation: Agricultural/Rural, Rural Fringe Mixed Use District –
Receiving Lands, and located within the CHHA. Zoned: Rural Agricultural. Land Use:
Agricultural operations. (across Laredo Street, a local road)
South – Future Land Use Designation: Agricultural/Rural, Rural Fringe Mixed Use District –
Receiving Lands, and located within the CHHA. Zoned: Rural Agricultural. Land Use:
Single-family residential and agricultural operations, including an approved Provisional Use
for earth mining and related processing (PU-79-11C, Reso. #79-124). (across Fritchey Road,
a local road)
West – Future Land Use Designation: Urban, Urban Mixed-Use District, Urban Residential
Subdistrict, and located within the CHHA. Zoned: Rural Agricultural. Land Use:
Agricultural operations, single-family residential, and mobile homes. Further to the west-
northwest (500’) are lands designated Urban Mixed-Use District, zoned Regal Acres PUD
(approved for 5.0 DU/A), and developed with attached single-family dwellings (across
Greenway Road, a local road).
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In summary, the surrounding area's existing land uses include a mix of single-family residential, mobile homes, and agricultural operations. BACKGROUND AND ANALYSIS: As noted above, the FLUM designation on this property is Agricultural/Rural, Rural Fringe Mixed Use District – Receiving Lands located within the Coastal High Hazard Area. The Rural Fringe Mixed Use District (RFMUD) within the Future Land Use Element (FLUE) was established in 2002 by Ordinance 02-32 to address agricultural lands within the transitional area between Golden Gate Estates and the County’s urban area and between the urban area and the agricultural lands
and agricultural operations farther to the east. The land use strategies developed and employed in the
RFMUD direct incompatible land uses away from environmentally sensitive lands. The Sending Lands
are those lands within the RFMUD with the highest degree of environmental value and sensitivity and
generally include significant wetlands, uplands, and habitats for listed species. The Receiving Lands are
those identified as the most appropriate for development and to which residential units may be received
from areas designated as Sending Lands. The Coastal High Hazzard Area (CHHA) is the geographical
area lying below the elevation of the Category 1 storm surge line per the Southwest Florida Regional
Planning Council’s Hurricane Evacuation Study; increased density and expenditure of public
infrastructure is discouraged in this area.
On February 10, 2015, the Board of County Commissioners (Board) directed staff to initiate the RFMUD
restudy. The restudy focused on areas that included complementary land uses, economic vitality,
transportation and mobility, and environmental stewardship, all through a public outreach effort.
The RFMUD restudy public outreach and staff assessment resulted in the RFMUD White Paper. The
White Paper provided the framework for the restudy effort conducted by staff and served to further
inform the Collier County Planning Commission and the public about those efforts. The RFMUD White
Paper recommended GMP amendments to improve the RFMUD and Transfer of Development Rights
(TDR) Program by further protecting the environment, conserving agricultural lands, addressing
development characteristics, and establishing new development standards.
In June 2023, the Board adopted restudy-based amendments to the RFMUD. Relevant to this petition, the
RFMUD Receiving Lands now allows the development of affordable housing projects at a maximum
density of up to 12.2 dwelling units per acre, subject to clustering provisions and Land Development
Code (LDC) Section 2.06.00 for affordable housing. The FLUE states that implementing Land
Development Code (LDC) regulations, such as design standards, development standards, and locational
criteria, are to be established for affordable housing development within the RFMUD.
The above-referenced LDC regulations are being drafted and will be presented to the CCPC and Board
later this year. Additionally, an LDC amendment to implement the GMP affordable housing initiatives,
adopted by the Board in November 2023, includes modifications to the affordable housing density bonus
table in LDC Section 2.06.03. The changes to the table generally increase density for projects providing
affordable units in the Low (>50 - <80% of Area Median Income (AMI)) and Very-low (<50% of AMI)
income categories. The CCPC heard the LDC amendment on March 6, 2025, and voted to forward the
amendment to the Board with a recommendation of approval; the LDC amendment will be presented to
the Board on -XQH, 2025.
The proposed GMPA allows a maximum of 1,299 dwelling units, including an affordable housing
commitment of 20% (260 for-sale units) to households earning up to and including 80% of the County’s
AMI. The proposed GMPA does not conform with the existing affordable housing income ranges,
density, and requirement to integrate affordable housing units with market-rate units in accordance with
LDC Section 2.06.00. However, the proposed affordable housing density and income ranges are
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consistent with past Board approvals and the proposed modifications to the affordable housing density bonus table in LDC Section 2.06.03. The project’s proposed development and design standards are generally consistent with past Board approvals. Some projects were approved with clustering standards, and others were approved with deviations from those standards. (Note: The companion petition (PL20220002061) to rezone the property from Rural Agricultural to the Greenway Fritchey Planned Unit Development (PUD) establishes the development and design standards for the project.) The table below identifies that the proposed project will provide more affordable units via the GMP amendment than the existing affordable housing density bonus table in LDC section 2.06.03 and more affordable units than the proposed affordable housing table via the pending LDCA. However, the GMPA does not provide for integrating affordable housing units with the market rate units in conformance with
the RFMUD and LDC. Additionally, the companion rezone petition seeks deviations from the clustering
provisions in the Rural Fringe Mixed Use Zoning Overlay (RFMUO) within LDC section 2.03.08 for the
minimum lot area, interior lot width, and the minimum side and rear yards – for single-family
development and the minimum requirements for front, rear, and side yards for multi-family development.
The applicant has indicated that the Habitat for Humanity development model and building plans are
replicated for various projects throughout the community to reduce overall project costs and provide units
that are affordable in the income ranges that are needed most in Collier County. As noted in the table
below, the applicants receive a bonus of 994 market-rate dwelling units for providing 260 affordable
units. The market rate units will be developed separately from the affordable housing units, without
shared amenities or access points or a guarantee of shared bike or pedestrian access points (refer to the
draft RPUD Master Plan).
Base
Density
(per existing
GMP)
GMPA
(227.09 acres)
Project
Density = 5.72
DU/A
1,299 Total
Units
Density
Bonus
Requested
Affordable
Housing
Income
Level
(% of AMI)
Affordable
Housing
Dwelling
Units
(% of units to
achieve
density bonus
of 5.52 DU/A)
Market Rate
Dwelling
Units
(Bonus units
generated by
providing
affordable
housing units)
0.2 DU/A
(45 dwelling
units)
Proposed
GMPA
5.52 DU/A < 80% 260 DUs
(20% of all
DUs)
994 DUs
N/A
Existing
LDC
Sec.
2.06.00/2.06.03
5.52 DU/A < 80% 249 DUs
(19.86% of
bonus DUs)
1,005 DUs
N/A
Proposed
LDCA
Sec.
2.06.00/2.06.03
5.52 DU/A < 80% 125 DUs
(10% of bonus
DUs)
1,129 DUs
Generally, when requesting a GMP Amendment that increases residential density, the FLUE requires the
use of Transfer of Development Rights Credits to achieve that density, except when providing a
“reasonably sufficient public benefit” as determined by the Board. For recent approvals, the Board has
determined providing affordable housing provides such public benefit. As noted earlier, this petition
includes a commitment to provide 260 affordable housing units.
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Further, the petition proposes increasing residential density within the CHHA. Policy 12.1.2 of the Conservation and Coastal Management Element (CCME) of the GMP requires mitigation to reduce the impacts of evacuation times resulting from projects within the CHHA. The owner has committed to providing a towable generator at the time of the first certificate of occupancy and a second towable generator at the time of the 250th certificate of occupancy to be used at hurricane evacuation shelter sites to address the required mitigation. Compatibility: FLUE Policy 5.6 requires new land uses to be compatible with and complementary to surrounding land uses. To review the appropriateness of the requested uses and intensity on the subject site, a compatibility analysis might include a review of allowed use intensities and densities, development standards (building heights, setbacks, landscape buffers, etc.), building mass, building location and
orientation, architectural features, and the amount and type of open space and location.
The area surrounding the proposed overlay consists of active agricultural operations and residential uses
west and south of the project site, as identified in the Existing Conditions section of this report. The
proposed project is within a transitional area (RFMUD – Receiving Lands), proximate to the County’s
urban boundary and services (Greenway Road is the boundary between the Urban Mixed-Use District and
the RFMUD). The Board has approved several projects with similar densities in the past year proximate
to the proposed GMPA location – refer to the table below.
Project Location Density Affordable Housing
Proposed
GMPA
RFMUD - Receiving Lands
½ mile north of US 41
5.72 DU/A For-sale: 20% of units at < 80% of
AMI
Elanto of Naples
RPUD
RFMUD - Receiving Lands
¾ mile east of Greenway Rd.
6 DU/A Rental:10% of units at < 50% of
AMI
Tamiami 50-Acre
MPUD
RFMUD - Receiving Lands
1/3 mile east of Greenway Rd.
8 DU/A Rental:15% of units at < 80% of
AMI and 15% at < 100% of AMI
For-sale:15% of units at 120% of
AMI
Tamiami Trail
Greenway Rd.
MPUD
Urban -Residential Mixed-
Use District
450’ west of Greenway Rd.
12.29 DU/A Rental:15% of units at < 80% of
AMI and 15% of units at < 100% of
AMI
Compatibility can be specifically addressed within the companion zoning petition. Still, staff finds the
requested uses will be compatible with the surrounding area (at the level at which GMP amendments are
reviewed for compatibility) and that this is an appropriate location to provide for residential development.
Project Justification: The applicant prepared a justification statement for the proposed residential project
(refer to Exhibit V.D.1. in the GMPA materials). Staff notes the following from the information provided:
x The County’s total population in 2024 was 404,735 people and is expected to increase by 3
percent between the years 2023 and 2028 (Source: Collier County Economic Development
Office).
x The University of Florida’s Shimberg Center estimated in the year 2022 that approximately
22,883 owner-occupied households making 80% and below the County’s Area Median Income
(AMI) were cost-burdened (housing costs >30% of household income). Further, by 2050, the
number of cost-burdened households earning < 80% of the AMI is projected to increase to 54,848
households.
x The 2017 Urban Land Institute Study identified a “housing affordability problem” and, if not
addressed, “will become a crisis.” Additionally, the County’s 2025 Consolidated Housing Plan
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identifies an insufficient supply of affordable housing units at the low or very low-income levels and a need for affordable rental and owned housing near job centers. x The proposed development is approximately 3.5 miles from the Activity Center at the intersection of Tamiami Trail East (US 41) and Collier Boulevard. The Center is mostly built-out and provides a variety of commercial uses. Transportation Impacts: A Transportation Impact Statement (TIS), dated July 5, 2024, prepared by Trebilcock Planning and Engineering, was submitted as part of this petition. Transportation Planning staff reviewed the petition for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan using the previous 2023 Annual Update and Inventory Report (AUIR) and the current
2024 AUIR.
Staff found the TIS to be sufficient; however, a Developer Commitment Agreement (DCA) is needed to
address the project’s transportation related impacts. Transportation Planning Staff does not object
to the transmittal of the GMPA and will continue to work with the applicant to finalize the DCA prior
to the adoption hearings.
Environmental Impacts: The proposed GMP amendment has no effect on the Conservation and Coastal
Management Element (CCME) requirements regarding protecting native vegetation preservation on-site.
Native vegetation on-site will be retained per the requirements of CCME Policy 6.1.2 and LDC section
3.05.07 of the LDC. Listed species will be protected by permit and/or letters of technical assistance from
the Florida Fish and Wildlife Conservation Commission and the U.S. Fish and Wildlife Service, per
CCME Policy 7.1.2 and LDC section 3.04.01.
Littoral Shelf Planting Area: The applicant has proposed a reduction from the littoral planting criteria in
CCME Policy 6.1.7, which requires wet detention ponds within the Rural Fringe Mixed-Use District to
have a littoral shelf with an area equal to 30% of the ponds surface area, measured at the control
elevation, and planted with native aquatic vegetation.
The applicant is requesting the total littoral planting shelf area be reduced to 10% of the wet detention
ponds area. The littoral area shall be planted in one or more larger aggregated littoral planting areas.
Additionally, two rows of native grasses will be planted around the perimeter of the proposed lakes,
which will aid in improving water quality by slowing runoff and trapping sediment. Environmental
Services staff supports reducing the amount of littoral planting to allow for consolidated littoral areas. The
consolidated littoral areas will enhance wading bird/waterfowl habitats and foraging areas. These areas
will be designed to re-create wetland function, maximize habitat value, and minimize maintenance efforts.
The consolidation of the littoral planting area will enhance the survivability of the littoral area plant
species, as there is a lower survivability rate in littoral planting areas when installed in multiple lakes. The
concentration of the littoral plantings will meet the intent of the GMP requirement, which is to enhance
water quality and provide habitat for a variety of aquatic species and birds.
Public Facilities Impacts: The project lies within the regional potable water service area and the South
Collier Water Reclamation Facility wastewater service area of the Collier County Water-Sewer District
(CCWSD). Water and wastewater services are available via existing infrastructure within the adjacent
right-of-way, and sufficient water and wastewater treatment capacities are available.
Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity
to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD
at no cost to the County at the time of utility acceptance.
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Affordable Housing:There is a need for affordable housing units in Collier County. The University of Florida Shimberg Center for Housing reports that there are currently 51,368 cost-burdened households in the County, with 25,687 of those spending more than 50% of their monthly income on housing expenses. The current median home sales price in the County is $650,000 (Single-Family Homes- $790,000, Condos- $500,000). Prices in Naples have increased 75% from pre-COVID prices. 77% of sales are cash deals. Source: NABOR Market Report, Feb 2025 The Shimberg Center also reports that the average observed rent for apartments in the County has risen sharply, doubling over the past ten years to $3,234 (2024).
For reference, the 2025 Florida Housing Finance Corporation Income Limits are:
A Restrictive Covenant will be recorded on the affordable for-sale units, requiring them to be initially and
subsequently sold to qualifying households for a period of 30 years from the Certificate of Occupancy of
each unit.
Approval of this development will assist the County in addressing the continued need for affordable
housing.
CRITERIA FOR GMP AMENDMENTS FLORIDA STATUTES:
Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163,
F.S., specifically as listed below verbatim.
Section 163.3177(1)(f), Florida Statutes:
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be
based upon relevant and appropriate data and an analysis by the local government that may
include, but not be limited to, surveys, studies, community goals and vision, and other data
available at the time of adoption of the comprehensive plan or plan amendment. To be based on
data means to react to it in an appropriate way and to the extent necessary indicated by the data
available on that particular subject at the time of adoption of the plan or plan amendment at issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be
deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such
studies, surveys, data, and supporting documents for proposed plans and plan amendments
shall be made available for public inspection, and copies of such plans shall be made
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available to the public upon payment of reasonable charges for reproduction. Support data or summaries are not subject to the compliance review process, but the comprehensive plan must be clearly based on appropriate data. Support data or summaries may be used to aid in the determination of compliance and consistency. 2. Data must be taken from professionally accepted sources. The application of a methodology utilized in data collection or whether a particular methodology is professionally accepted may be evaluated. However, the evaluation may not include whether one accepted methodology is better than another. Original data collection by local governments is not required. However, local governments may use original data so long as methodologies are professionally accepted.
3. The comprehensive plan shall be based upon permanent and seasonal population estimates
and projections, which shall either be those published by the Office of Economic and
Demographic Research or generated by the local government based upon a professionally
acceptable methodology. The plan must be based on at least the minimum amount of land
required to accommodate the medium projections as published by the Office of Economic
and Demographic Research for at least a 10-year planning period unless otherwise limited
under s. 380.05, including related rules of the Administration Commission. Absent physical
limitations on population growth, population projections for each municipality and the
unincorporated area within a county must, at a minimum, be reflective of each area’s
proportional share of the total county population and the total county population growth.
Section 163.3177(6)(a)2., Florida Statutes:
2. The future land use plan and plan amendments shall be based upon surveys, studies, and data
regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of
nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and
consistent with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will strengthen
and diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
Section 163.3177(6)(a)8., Florida Statutes:
(a) A future land use plan element designating proposed future general distribution, location, and
extent of the uses of land for residential uses, commercial uses, industry, agriculture, recreation,
conservation, education, public facilities, and other categories of the public and private uses of
land. The approximate acreage and the general range of density or intensity of use shall be
provided for the gross land area included in each existing land use category. The element shall
establish the long-term end toward which land use programs and activities are ultimately directed.
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8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. The petitioner must provide appropriate and relevant data and analysis to address the statutory
requirements for a Plan Amendment. For this petition, the applicant provided a justification statement and
public facilities analysis.
NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES:
A NIM was held on December 5, 2022, at Rookery Bay National Estuarine Research Preserve, 300 Tower
Road, Naples, FL 34113. The meeting began at approximately 5:40 p.m. and adjourned at approximately
6:34 p.m. Several members of the public were present at the meeting, most residing in Naples Reserve
Golf Club. The applicant’s agent, Robert Mulhere, FAICP, explained the request for the proposed rezone
and companion large-scale Growth Management Plan amendment. Attendees asked about the impacts on
wildlife, environmental permitting, density, type of affordable housing units – rental or owner-occupied,
farmland impacts, road impacts, the potential for a traffic light at Greenway Road, impacts on property
values, the price points for market-rate homes, etc. The applicant’s team responded to all questions.
The Administrative Code requires a second NIM to be held when a petition has not been scheduled for
public hearings within a year of the initial NIM. Over a year has elapsed since the first NIM was held in
2022. As a result, the petitioner conducted a second NIM on April 14, 2025, at Rookery Bay National
Estuarine Research Preserve, 300 Tower Road, Naples, FL 34113. The meeting began at approximately
5:30 p.m. and adjourned at approximately 5:45 p.m. One resident of Greenway Road was present at the
meeting. The applicant’s agent, Jeremie Chastain, AICP, explained the request for the proposed large-
scale Growth Management Plan amendment and rezone. The attendee asked questions about sidewalks on
Greenway Road, the proposed request for an eight-foot-tall wall, landscaping, and the project’s access on
Greenway Road in relation to its alignment with the attendee’s driveway. The applicant’s team responded
to all questions.
The NIM documentation is included in the CCPC backup materials.
FINDINGS AND CONCLUSIONS:
x This petition proposes a large-scale Growth Management Plan amendment to create a residential
overlay within the Agricultural/Rural Fringe Mixed Use District – Receiving Lands to allow
1,299 residential units, including 260 affordable housing units. The proposed project density is
generally consistent with the RFMUD restudy-based amendments, as directed by the Board,
except that the project does not conform with the RFMUO clustering provisions and the
requirement to integrate the affordable housing units with market-rate units, as provided in the
LDC.
x The project's affordable housing component will be a for-sale product and include up to 260
residential units, or a total of 20% of all residential units, restricted to households earning up to
and including 80% of the Area Median Income. Approval of this development will assist Collier
County in addressing the continued need for affordable housing. Additionally, the affordable
Page 8504 of 9661
PL20220002063
GMPA-PL20220002063, Greenway-Fritchey Residential Overlay 11
April 21, 2025
housing commitment may be deemed a “public benefit” as required by the FLUE when increasing density in the RFMUD and not utilizing TDR Credits to obtain that increase. x To mitigate the proposed increase in residential density within the CHHA, the owner has committed to providing two towable generators for use at hurricane evacuation shelters. x This project does not require an Environmental Advisory Council (EAC) review, as it does not meet the EAC scope of land development project reviews identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. x A Developer Commitment Agreement (DCA) is needed to address the project’s transportation
related impacts; the DCA will be provided to the CCPC and Board of County Commissioners at
adoption hearings.
x There are no public utility-related concerns as a result of this petition.
x There are no concerns about impacts on other public infrastructure.
x There are no historical or archaeological sites affected by this amendment.
LEGAL REVIEW:
The County Attorney’s office reviewed the staff report on April 21, 2025. [HFAC]
STAFF RECOMMENDATION:
Staff recommends the Collier County Planning Commission forward petition PL20220002063 to the
Board of County Commissioners with a recommendation to approve for transmittal to the Florida
Department of Commerce and other statutorily required review agencies.
NOTE: This petition has been tentatively scheduled for the June 24, 2025, Board of County
Commissioner meeting.
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Florida Department of Transportation RON DESANTIS GOVERNOR 605 Suwannee Street Tallahassee, FL 32399-0450 JARED W. PERDUE, P.E. SECRETARY
Improve Safety, Enhance Mobility, Inspire Innovation
www.fdot.gov
July 18th, 2025 Mike Bosi
Planning and Zoning Division
2800 N. Horseshoe Dr
Naples, FL 34104
Subject: No Significant Adverse Impacts with Technical Assistance Comments
Expedited State Review Collier County Proposed Comprehensive Plan Amendment 25-02
Mr. Bosi,
Pursuant to Section 163.3184(3), Florida Statutes (F.S.) for Expedited State Review Process, in its
role as a reviewing agency as identified in Section 163.3184(1)(c), F.S., the Florida Department of
Transportation (FDOT) reviewed proposed amendment 25-02
The amendment proposes a future land use change to create the Greenway-Fritchey Residential
Overlay to allow a maximum of 1,299 single family and multifamily residential units with housing that
is affordable; and amending the Conservation and Coastal Management Element to allow the
reduction in the littoral shelf planting requirements.
FDOT determined the proposed amendment has no significant adverse impacts to transportation
resources or facilities of state importance.
In addition, FDOT is providing technical assistance consistent with Section 163.3168(3), Florida
Statutes. The technical assistance comment(s) will not form the basis of a challenge. The technical
assistance comment(s) can strengthen the local government’s comprehensive plan in order to foster
a vibrant, healthy community or is/are technical in nature and designed to ensure consistency with
the Community Planning Act in Chapter 163, Part II, F.S.):
Technical Assistance #1
The proposal states that a Developer Commitment Agreement is needed to address project’s
transportation impacts and staff will work with the applicant to finalize prior to adoption hearings.
The amendment as proposed does not offer a spine road that does not considerably allow for
interconnectedness between major or minor thoroughfares for vehicles, and also it does not
address interconnectedness for other users such as pedestrian and bicyclists or transit users. The
PUD Master Plan does not allow for movement over the Residential Tracts as understood currently.
Resolution of Technical Assistance #1
Please consider s. 163.3177(6)(a)9.b.(III), F.S, that states criteria for considering if a map
amendment promotes a connected community and discourages sprawl if it promotes walkable and
connected communities and provides for compact development and a mix of uses and densities
Page 8532 of 9661
Improve Safety, Enhance Mobility, Inspire Innovation
www.fdot.gov
and intensities that will support a range of housing choices and a multimodal transportation system including pedestrian, bicycle, and transit, if available. Consider allowing multimodal interconnections between the residential land use to the other residential uses and potential commercial uses on the frontage of US41. This can alleviate demand on US41 and provide for an interconnected community. This can also alleviate safety concerns for multiple conflict points on US41. FDOT also encourages the use of clustering for compact development which is one of the goals of this Mixed Use District and Overlay. This allows for serving the community while using the least
amount of resources and space which helps with emergency evacuation and reduces maintenance
of facilities. Consider s. 163.3177(6)(a)9.a.(VIII), F.S. which includes in the criteria for determining
whether a future land use element or amendment to the element does not discourage the
proliferation of sprawl is if it allows for land use patterns or timing that disproportionately increase
costs in a variety of aspects.
Please transmit a copy of the amendment, along with the supporting data and analysis, to the
District upon its adoption.
Thank you for coordinating on the review of this proposed amendment with FDOT. If you have any
questions, please do not hesitate to contact me by email at Erica.McCaughey@dot.state.fl.us
Sincerely,
Erica McCaughey
cc: Jennifer Carver, FDOT Central Office, Office of Policy Planning
DOC
Mike Bosi
Vitor Suguri, FDOT Planning Manager
Page 8533 of 9661
950 Encore Way, Naples, FL 34110
P: 239.254.2000
bowman.com
Q:\FL-NAPL-HM\HMDATA-NP2\2022\2022036\WP\GMPA\Response to Transmmittal Comments\MB 250818 FDOT Response Letter (8-19-2025).docx
August 19, 2025Mike Bosi, AICP, Division DirectorCollier County Growth Management Division2800 North Horseshoe DriveNaples, FL 34104
Re: Greenway Fritchey Residential Overlay GMPA
(PL-20220002063)
Bowman File No.: 2022.036
Dear Mr. Bosi:
Thank you for providing the technical assistance comments.
In response to the Florida Fish and Wildlife Conservation Commission (FWC) technical assistance
correspondence dated August 1, 2025, please see the FWC Responses prepared by Passarella &
Associates, Inc. and provided under separate cover.
We appreciate that FDOT determined the proposed amendment has no significant adverse impacts to
transportation resources or facilities of state importance. In response to FDOT’s correspondence
dated July 18, 2025, we offer the following responses:
Technical Assistance #1
The proposal states that a Developer Commitment Agreement is needed to address project’s
transportation impacts and staff will work with the applicant to finalize prior to adoption hearings. The
amendment as proposed does not offer a spine road that does not considerably allow for
interconnectedness between major or minor thoroughfares for vehicles, and also it does not address
interconnectedness for other users such as pedestrians and bicyclists or transit users. The PUD Master
Plan does not allow for movement over the Residential Tracts as understood currently.
Resolution of Technical Assistance #1
Please consider s. 163.3177(6)(a)9.b.(III), F.S, that states criteria for considering if a map amendment
promotes a connected community and discourages sprawl if it promotes walkable and connected
communities and provides for compact development and a mix of uses and densities and intensities
that will support a range of housing choices and a multimodal transportation system including
pedestrian, bicycle, and transit, if available.
Consider allowing multimodal interconnections between the residential land use to the other residential
uses and potential commercial uses on the frontage of US41. This can alleviate demand on US41 and
Page 8534 of 9661
Mike Bosi, AICP, Division Director Re: Greenway Fritchey Residential Overlay GMPA (PL-20220002063) Bowman File No.: 2022.036 August __, 2025 Page 2
950 Encore Way, Naples, FL 34110
P: 239.254.2000
bowman.com
Q:\FL-NAPL-HM\HMDATA-NP2\2022\2022036\WP\GMPA\Response to Transmmittal Comments\MB 250818 FDOT Response Letter (8-19-2025).docx
provide for an interconnected community. This can also alleviate safety concerns for multiple conflict points on US 41. FDOT also encourages the use of clustering for compact development which is one of the goals of this Mixed Use District and Overlay. This allows for serving the community while using the least amount of resources and space which helps with emergency evacuation and reduces maintenance of facilities.
Consider s. 163.3177(6)(a)9.a.(VIII), F.S. which includes in the criteria for determining whether a
future land use element or amendment to the element does not discourage the proliferation of sprawl
is if it allows for land use patterns or timing that disproportionately increase costs in a variety of
aspects.
Please transmit a copy of the amendment, along with the supporting data and analysis, to the District
upon its adoption.
Response: Both development tracts within the overlay propose access via the same local road,
Fritchey Road, making vehicular interconnection between the tracts unnecessary. The Master Plan
does allow for a potential future bicycle/pedestrian interconnection between the tracts and to the
property to the east, if feasible. External to the site, the development proposes Fritchey Road
improvements that include a sidewalk connecting to Greenway Road and a Collier Area Transit
stop at the intersection of Greenway Road and Fritchey Road. The proposed development has access
to Tamiami Trail East via Greenway Road.
Regarding clustering, as demonstrated through the review process the proposed GMPA meets the
Collier County Comprehensive Plan RFMUD clustering provisions. Central water and sewer is
available to serve the project and has the capacity to do so. Extension of the utilities to serve the
proposed units will be done at the cost of the developer. The PUD document limits the maximum lot
size allowable for a single-family detached dwelling to one acre. The project is proposing 13.59 acres
of wetlands consisting of higher quality native vegetation. The subject property is mostly surrounded
by development (fam fields, right-of-way, and single-family lots). The location of the preserve is
adjacent to the only heavily vegetated area off-site, creating a larger area to act as listed species
habitat and creating a corridor for wildlife to travel between the properties.
Page 8535 of 9661
Mike Bosi, AICP, Division Director Re: Greenway Fritchey Residential Overlay GMPA (PL-20220002063) Bowman File No.: 2022.036 August __, 2025 Page 3
950 Encore Way, Naples, FL 34110
P: 239.254.2000
bowman.com
Q:\FL-NAPL-HM\HMDATA-NP2\2022\2022036\WP\GMPA\Response to Transmmittal Comments\MB 250818 FDOT Response Letter (8-19-2025).docx
If you have any questions, please don’t hesitate to contact me. Very truly yours, BOWMAN
Jeremie Chastain, AICP
Senior Manager, Planning and Development
JC/sk
Enclosure as noted.
cc: David Torres w/enclosure
Richard D. Yovanovich, Esq. w/enclosure
Taylor Whitcomb w/enclosure
Norman Trebilcock, AICP, PTOE, PE w/enclosure
Page 8536 of 9661
Florida Fish and Wildlife Conservation Commission
Commissioners
Rodney Barreto
Chairman
Coral Gables
Steven Hudson
Vice Chairman
Fort Lauderdale
Preston Farrior
Tampa
Gary Lester
Oxford
Albert Maury
Coral Gables
Gary Nicklaus
Jupiter
Sonya Rood
St. Augustine
Office of the
Executive Director
Roger A. Young
Executive Director
Charles “Rett” Boyd
Assistant Executive Director
George Warthen
Chief Conservation Officer
Jessica Crawford
Chief of Staff
Division of Habitat and
Species Conservation
Melissa Tucker
Director
850-488-3831
Managing fish and wildlife
resources for their long-term
well-being and the benefit
of people.
620 South Meridian Street
Tallahassee, Florida
32399-1600
Voice: 850-488-4676
Hearing/speech-impaired:
800-955-8771 (T)
800 955-8770 (V)
MyFWC.com
August 1, 2025 Mike Bosi Planning and Zoning Division, Collier County 2800 North Horseshoe Drive Naples, Florida 34104 Michael.bosi@colliercountyfl.gov Re: Collier County 25-02ESR (PL20220002063 Greenway-Fritchey) Dear Mr. Bosi:
Florida Fish and Wildlife Conservation Commission (FWC) staff reviewed the above-referenced
comprehensive plan amendment package and provides the following comments and
recommendations for consideration in accordance with Chapter 163.3184, Florida Statutes.
While there are no objections to the amendment, the following technical assistance information is
provided to assist the Department of Commerce, the County, and any applicants during the
amendment review and future project planning.
Project Description
Collier County transmitted PL20220002063, Comprehensive Plan Amendment to change the
future land use element and future land use map to create the Greenway-Fritchey Residential
Overlay on approximately 235.8 acres. The amendment would allow a maximum of 1,299
single-family and multifamily residential housing units. The project is located on the east side of
Greenway Road, approximately 0.61 miles north of Tamiami Trail East in Collier County. The
dominant landcovers onsite consist of approximately 53.7 acres of tree nursery, 35.2 acres of low
pasture, 25.5 acres of aquaculture, 24.1 acres of mixed exotics, 23.5 acres of cypress, 17.7 acres
of ditches, 9.3 acres of disturbed land, 7.4 acres of improved pasture, 6.9 acres of berms, 5.9 acres
of residential, 5.5 acres of Brazilian pepper, 5 acres of exotic wetland hardwoods, 3.7 acres of
transportation, 3.4 acres of wetland mixed hardwoods, 2.4 acres of willow, 2.3 acres of pine, 2.3
acres of shallow pond, and 1 acres of pine flatwoods.
Potentially Affected Resources
Passarella & Associates, Inc., provided the Environmental Data Report (2023) in support of the
permit application. The report indicates that wildlife assessments have been conducted on the site
focused on listed and managed species within the potential to occur within the project area
including:
x Audubon’s crested caracara (Caracara plancus audubonii, Federally Threatened [FT])
x Florida scrub-jay (Aphelocoma coerulescens, FT)
x Florida bonneted bat (Eumops floridanus, Federally Endangered [FE])
x Red-cockaded woodpecker (Picoides borealis, FT)
x Wood stork (Mycteria americana, FT)
x Florida panther (Puma concolor coryi, FE)
x Little blue heron (Egretta caerulea, State Threatened [ST])
x Tricolored heron (Egretta tricolor, ST)
x Roseate spoonbill (Plata ajaja, ST)
Page 8537 of 9661
Mike Bosi Page 2 August 1, 2025 Of the species listed above, two little blue heron and Florida panther tracks were observed onsite. FWC staff conducted a geographic information system (GIS) analysis of the project area which confirmed the information from the Listed Species Survey Report and found that the project is also located near, within, or adjacent to: x Potential habitat for the following federally and state-listed species: o Eastern indigo snake (Drymarchon couperi, FT) o Gopher tortoise (Gopherus polyphemus, ST) o Big cypress fox squirrel (Sciurus niger avicennia, ST) o Everglades mink (Neovison vison evergladensis, ST)
o Sherman’s short-tailed shrew (Blarina shermani, ST)
x Potential habitat for the Florida black bear (Ursus americanus floridanus), South Bear
Management Unit (BMU)
Comments and Recommendations
Wading Birds
The potential exists for wading bird nesting activity along ditches and in the wetland hardwoods
on the project site, particularly during periods of higher water tables. Depending on hydrological
conditions, FWC staff recommends that specific surveys be conducted for wading birds along
ditches and in the wetland hardwoods prior to the commencement of any clearing, grading, or
filling activities. Surveys should be conducted during their breeding season, which extends from
March through August. If there is evidence of nesting during this period, FWC staff recommends
that any wading bird nest sites be buffered by 100 meters (330 feet) to avoid disturbance by
human activities. The Species Conservation Measures and Permitting Guidelines for the Little
Blue Heron, Reddish Egret, Roseate Spoonbill, Tricolored Heron
(https://myfwc.com/media/18634/threatened-wading-birds-guidelines.pdf) can be referenced for
biological information, survey methodology, measures for avoiding impacts, and recommended
conservation practices. If nesting is discovered after site activities have begun, if the removal or
trimming of trees with active nests is unavoidable, or if maintaining the recommended buffer is
not possible, the applicant may contact the FWC staff identified below to discuss potential
permitting alternatives.
Gopher Tortoise
The project area may have potential habitat for the gopher tortoise. The applicant should refer to
the Gopher Tortoise Permitting Guidelines (revised April 2023)
(http://www.myfwc.com/license/wildlife/gopher-tortoise-permits/) for survey methodology and
permitting guidance prior to any development activity. Burrow surveys should cover a minimum
of 15 percent of potential gopher tortoise habitat to be impacted by development activities
including staging areas (refer to Appendix 4 in the Guidelines for additional information).
Specifically, the permitting guidelines include methods for avoiding impacts (such as preservation
of occupied habitat) as well as options and state requirements for minimizing, mitigating, and
permitting potential impacts of the proposed activities. Any commensal species observed during
burrow excavation should be handled in accordance with Appendix 9 of the Guidelines. For
questions regarding gopher tortoise permitting, contact Jessica Folsom at
jessica.folsom@MyFWC.com.
Page 8538 of 9661
Mike Bosi Page 3 August 1, 2025 Big Cypress Fox Squirrel Although the site’s habitat is degraded by melaleuca and Brazilian pepper, the combination of pasture and forested communities may provide potential habitat for Big Cypress fox squirrels. FWC staff recommends pre-construction surveys to determine whether they are present. Camera-based surveys (e.g., using game cameras at baited sites) can be more effective than pedestrian surveys for nests to determine their presence. Big Cypress fox squirrels typically nest between October and February and from April to August. Surveys to locate nests should be conducted within 60 days prior to the start of clearing or construction to determine if this species is onsite. Big Cypress fox squirrels can use more than one nest and nest use can vary over time. If nests are
found onsite, a 574-foot (175-meter) buffer distance from the nest tree should be maintained. If it
will be necessary to remove a nest tree or work within 574 feet of a nest tree, the applicant should
coordinate with FWC staff to discuss permitting alternatives. The Species Conservation and
Permitting Guidelines for Big Cypress Fox Squirrel (https://myfwc.com/media/11559/big-
cypress-fox-squirrel-guidelines.pdf) can be referenced for biological information, survey
methodology, and measures for avoiding impacts.
Everglades Mink
The project site is in the presumed range of the Everglades mink. Everglades mink rely on
multiple wetland habitats, do not avoid human activity, and frequently make use of man-made
structures such as canals and levees nearby wetland habitats. The Species Conservation Measures
and Permitting Guidelines for the Everglades Mink (https://myfwc.com/media/11562/everglades-
mink-guidelines.pdf) can be referenced for additional biological information, measures for
avoiding impacts, and recommended conservation practices. The population size is unknown for
the Everglades mink and has been inferred from limited data. If an Everglades mink is observed
onsite after construction begins, FWC staff recommends that work activities cease, and the mink
be allowed to leave on its own accord. It would also contribute to FWC’s research efforts if any
sightings could be reported to the staff member at the close of this letter, or online at
https://app.myfwc.com/hsc/weasel/Default.aspx, preferably with a photograph and GPS
coordinates.
Sherman’s Short-tailed Shrew
This area is in the range of the Sherman's short-tailed shrew. While surveys are not required for
this cryptic species, FWC staff recommends that shrews be reported along with a photo and
GPS location if encountered during the project activities. Additionally, retaining coarse woody
debris and snags, and reducing soil compaction in the preserve areas will help minimize impacts
to Sherman's short-tailed shrews, if present. The Species Conservation and Permitting Guidelines
for Sharman’s Short-tailed Shrew (https://myfwc.com/media/18636/shermans-short-tailed-shrew-
guidelines.pdf) can be referenced for biological information, survey methodology, and measures
for avoiding impacts.
Florida Black Bear
The FWC has received 1,055 reports of human-bear conflicts within a 5-mile radius of the project
site since 2011. Florida black bears are frequent in this area which is within the South BMU
identified in the 2019 Bear Management Plan. While black bears tend to shy away from people,
they are adaptable and will take advantage of human-provided food sources. This includes
sources that are currently available near this site, sources that may be available during
construction, and sources available after construction including unsecured garbage, pet food, and
bird seed. Once bears become accustomed to finding food around people, their natural wariness
is reduced to the point that there can be an increased risk to public safety or private property.
Page 8539 of 9661
Mike Bosi Page 4 August 1, 2025 Proactive planning may help prevent or reduce future conflicts with bears. Site designs for larger developments should locate conservation areas along the borders of developed areas, to avoid encouraging bears to forage within developed areas (http://myfwc.com/wildlifehabitats/managed/bear/crossings/). If a homeowners’ association or community covenants are planned, by-laws that would require residents to take measures to prevent attracting bears into the neighborhood are recommended. Sample by-law language used by other Florida communities is available at (http://myfwc.com/wildlifehabitats/managed/bear/living/community-group/bylaw/). During construction, construction sites should be kept clean, with refuse that might attract bears
kept separate from construction debris and stored securely in bear-resistant containers or removed
daily from the construction site before dark. Refuse that might attract bears includes all food and
drink-related materials, as well as any items with strong scents like cleaning agents. Once the
development is completed, residents should be provided with bear-resistant garbage cans as part
of their regular waste service and any larger waste storage containers should also be bear-
resistant. Providing residents with information on how to avoid human-bear conflicts is also
recommended. This information can include:
x Options for keeping garbage secure which can include using bear-resistant garbage
containers, modifying regular containers to be bear-resistant, or keeping containers secure
in a garage or sturdy shed and then placing garbage on the curb the morning of pick-up
rather than the night before
(http://myfwc.com/wildlifehabitats/managed/bear/living/attractants/);
x Removing bird and wildlife feeders, or modifying them to exclude bears
(http://myfwc.com/wildlifehabitats/managed/bear/wildlife-feeders/);
x Using electric fencing to secure outdoor attractants like fruiting trees/shrubs, gardens,
compost, and small livestock (https://myfwc.com/media/1886/electricfence.pdf);
x Proper composting in bear range
(https://myfwc.com/media/1888/howtocompostinbearcountry.pdf);
x Keeping pets safe (https://myfwc.com/wildlifehabitats/wildlife/bear/living/protect-pets/);
and
x Cleaning and securing barbeque grills.
Information should also include guidelines for how residents should respond to bears in the area,
such as:
x What to do if they encounter a bear, whether from a distance or at close range,
x How to keep pets and livestock safe in bear range, and
x When and how to contact the FWC regarding a bear issue.
FWC staff is available to assist with residential planning to incorporate the above features.
Additional information about Florida black bears can be found on FWC’s website at
http://www.myfwc.com/wildlifehabitats/managed/bear.
Florida Panther
The project site is located near conservation lands known to be used by Florida panthers and a
portion of the project is within the panther Secondary Zone. Recent panther telemetry point
locations demonstrate that a female panther has an established home range in this area, and this
panther has previously produced a litter of kittens on an adjacent property. Since panthers are
known to occur near the project site and to inhabit similar "suburban fringe" areas in the region,
FWC staff encourages project designs and awareness programs that reduce the risk of human-
wildlife interactions. General advisory information and recommendations for reducing potential
Page 8540 of 9661
Mike Bosi Page 5 August 1, 2025 conflicts with the Florida panther during the design, construction, and operation phases of this project are attached and should be utilized where appropriate. To further reduce the likelihood of human-panther interactions, FWC staff recommends the Living with Panthers informative brochure (http://www.floridapanthernet.org/) be provided to residents within the proposed residential community. Garbage management practices mentioned in the Florida black bears section below may also help reduce attractants for panther prey species, particularly raccoons.Federal SpeciesThis site may also contain habitat suitable for the federally listed species identified above. FWC
staff recommends coordination with the U.S. Fish and Wildlife Service (USFWS) Florida
Ecological Services Office (ESO) as necessary for information regarding potential impacts to
these species. The USFWS ESO can be contacted at FW4FLESRegs@fws.gov.
FWC staff appreciates the opportunity to provide input on this project. For specific technical
questions regarding the content of this letter, please contact Sydney Wilson at (561) 236-6706 or
by email at Sydney.Wilson@MyFWC.com. All other inquiries may be sent to
ConservationPlanningServices@MyFWC.com.
Sincerely,
Josh Cucinella
Land Use Planning Program Administrator
Office of Conservation Planning Services
Attachment: Technical Assistance Regarding the Florida Panther 2025
jc/sw
Collier County 25-02ESR_63404_08012025
Cc : Bethany Brosious, Passerella & Associates, Inc., bethanyb@passarella.net
Scott Rogers, Florida Commerce, scott.rogers@commerce.fl.gov
Sincerely,
JhCill
Page 8541 of 9661
Florida Fish and Wildlife Conservation Commission
Commissioners
Rodney Barreto
Chairman
Coral Gables
Steven Hudson
Vice Chairman
Fort Lauderdale
Preston Farrior
Tampa
Gary Lester
Oxford
Albert Maury
Coral Gables
Gary Nicklaus
Jupiter
Sonya Rood
St. Augustine
Office of the
Executive Director
Roger A. Young
Executive Director
Charles “Rett” Boyd
Assistant Executive Director
George Warthen
Chief Conservation Officer
Jessica Crawford
Chief of Staff
Division of Habitat and
Species Conservation
Melissa Tucker
Director
850-488-3831
Managing fish and wildlife
resources for their long-term
well-being and the benefit
of people.
620 South Meridian Street
Tallahassee, Florida
32399-1600
Voice: 850-488-4676
Hearing/speech-impaired:
800-955-8771 (T)
800 955-8770 (V)
MyFWC.com
Technical Assistance Regarding the Florida Panther – 2025 Dear Applicant, Property Owner, and Interested Parties: According to Florida Fish and Wildlife Conservation Commission (FWC) data, Florida panthers (Puma concolor coryi) may utilize the project area. Human-panther conflicts, research evidence of panthers, panthers killed by vehicles, or other evidence warrants measures that may prevent or reduce such conflicts. While Florida panthers tend to avoid people, they are adaptable and will take advantage of human-dominated landscapes. Food sources, such as unsecured pets and small livestock (e.g. goats, sheep), or the deliberate or unintentional feeding of panther prey species, such as deer and raccoons, may attract panthers to areas used by people. Once panthers become accustomed to finding prey around people, their natural wariness can be reduced to the point that there is an increased risk to private property and public safety.
Designs for projects in this area should include impediments to wildlife movement into the new community
once construction is completed. Impediments could include the placement of borrow lakes around the
perimeter of the development, particularly if the site is adjacent to natural habitat areas. Fencing is also
recommended to deter deer from entering residential yards or open spaces and should be used around the
community perimeter if no other impediment to wildlife movement exists. Such fencing should be six feet
in height chain link (or similar material) with a three-strand overhang of barbed wire. If a homeowners’
association or community covenants are planned, by-laws that would require residents to take measures to
prevent attracting panthers or their prey into the neighborhood are recommended. These measures can
include proper waste management that does not attract prey animals like raccoons, securing outdoor pets or
other domestic animals in fully enclosed pens, and not feeding wildlife. Providing residents with
information on how to minimize human-panther conflicts is also recommended. This information can
include:
x Advice on avoiding a negative encounter and suggestions on living safely in panther country
(https://myfwc.com/media/3112/livingwithpanthers.pdf);
x Options for keeping garbage secure like wildlife-resistant garbage containers or
modifications,securing containers and only placing them on the curb the morning of pick-up
(http://myfwc.com/wildlifehabitats/managed/bear/living/attractants/);
x Using electric fencing to secure outdoor attractants like fruiting trees/shrubs, gardens, compost,
and small livestock (https://myfwc.com/media/1886/ElectricFence.pdf/); and
x Keeping pets safe (https://myfwc.com/media/1892/protect-your-pet.pdf)
x Keeping livestock safe (https://myfwc.com/wildlifehabitats/wildlife/panther/depredations/).
New roads associated with a development can also lead to collisions with panthers and other wildlife.
Internal speed limits should not exceed 30 MPH and if a roadway bisects a natural habitat or preservation
area, consideration should be given to installing speed control features like speed humps. If a development
includes interior walking trails through preserve areas, signs should alert people to the possibility of
encountering wildlife and what they should do should such an encounter occur. Signage should include
this information: https://myfwc.com/wildlifehabitats/wildlife/panther/living/.
FWC staff can assist with residential planning to incorporate the above recommendations and reduce the
potential for interactions between panthers and humans. Please feel free to contact our office at
ConservationPlanningServices@MyFWC.com for technical assistance.
Land Use Planning Program Administrator
Office of Conservation Planning Services
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GREENWAY FRITCHEY RESIDENTIAL RESPONSES TO FLORIDA FISH AND WILDLIFE CONSERVATION COMMISSION COMMENTS ON PROPOSED COLLIER COUNTY COMPREHENSIVE PLAN AMENDMENT August 2025 The following information is provided to address the comments provided by the Florida Fish and
Wildlife Conservation Commission (FWCC) in a letter dated August 1, 2025 for Greenway Fritchey
Residential (Project). The FWCC comments were provided in response to the transmittal of Collier
County Comprehensive Plan Amendment PL20220002063. While the comment letter indicates
that the FWCC had no objections to the proposed amendment, comments and recommendations
were provided.
Per correspondence from FWCC, dated August 1, 2025, the following listed and or managed
species had the potential to occur within the Project area.
x Audubon’s crested caracara (Caracara plancus audubonii)
x Florida scrub jay (Aphelocoma coerulescens)
x Florida bonneted bat (Eumops floridanus)
x Red-cockaded woodpecker (RCW) (Leuconotopicus borealis)
x Wood stork (Mycteria americana)
x Florida panther (Puma concolor coryi)
x Little blue heron (Egretta caerulea)
x Tricolored heron (Egretta tricolor)
x Roseate spoonbill (Plata ajaja)
The Project site is composed of highly disturbed upland and wetland areas, primarily consisting of
a tree nursery and aquaculture facility, both previously approved by the South Florida Water
Management District (SFWMD). These areas include mixed exotic habitat and pastures utilized
for cattle grazing.
The Project site plan was designed to retain and enhance the highest quality wetland habitat on-site
and includes a 13.55± acre On-Site Preserve Area. The habitat within the On-Site Preserve Area
will be enhanced via the removal of exotic vegetation and the installation of supplemental
plantings, and will be maintained and preserved in perpetuity via a conservation easement.
The Project also includes the preservation of a 126.12± acre Off-Site Mitigation Area. The Off-
Site Mitigation Area is located immediately adjacent to Picayune Strand State Forest (PSSF). The
property will be enhanced via the removal of exotic vegetation and the installation of supplemental
plantings. In addition, it will be protected in perpetuity via a conservation easement. The location
of the Off-Site Mitigation Area adjacent to PSSF will preserve and enhance regionally significant
habitat, protect wildlife habitat adjacent to State of Florida (State) lands, and will preserve and
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retain regional wildlife corridors. The Off-Site Mitigation Area may be deeded to the State to complement the PSSF. As part of the review of SFWMD Environmental Resource Permit No. 11-112655-P, a listed species management plan was prepared for the Project. A copy of the listed species management plan is attached. As described in the listed species management plan, the On-Site Preserve and Off-Site Mitigation Area will be managed for listed species based on habitat type and current listed species utilization.
However, the preservation, enhancement, and maintenance of the On-Site Preserve and Off-Site
Mitigation Area will provide a regional and long-term benefit for area wildlife.
The information below provides Project-specific details regarding each of the species listed in the
August 1, 2025 letter from FWCC.
Audubon’s crested caracara
The crested caracara is a State- and federally listed species. No caracara nests have been
documented on the Project site. As noted in the listed species management plan, an off-site
caracara nest is located approximately 300 feet south of the Project site on a residential property
that supports a single-family home and is utilized for storing miscellaneous equipment and
materials. The primary and secondary nest buffers extend onto the Project site. This nest is not
visible from the Project site; however, enhanced buffering will be utilized along the southern
perimeter of the Project site to provide additional buffering between the nest location and the
Project.
Prior to the commencement of clearing activities within 1,500 meters (4,920 feet) of the identified
nest, a survey will be conducted during the crested caracara nesting season (January through April)
to determine if the off-site nest is active or if other crested caracara nests are present. The survey
will be conducted in potential nesting and foraging habitat within 1,500 meters of the identified
caracara nests, including land adjacent to the Project under the applicant’s ownership. The crested
caracara survey will be conducted according to the methodology described in the U.S. Fish and
Wildlife Service (USFWS) Draft Species Conservation Guidelines for South Florida for the
Audubon’s Crested Caracara (2004). If observed, the locations of crested caracara nests and the
movements and activities of caracaras will be documented.
If an active nest is discovered during the pre-construction surveys, coordination with USFWS and
FWCC will occur to minimize adverse effects to these species.
Project-related activities within the primary zone of an active nest will be conducted during the
non-nesting season or when the nest is inactive.
A monitoring program will be implemented when the nest is in use to monitor for signs of
disturbance while construction activities are ongoing (USFWS 2004). The monitor will be on-site
for a minimum of four hours per day and three days per week while the nest is in use.
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The Project site contains pasture which could be utilized for foraging activities but does not contain high-quality nesting habitat. The Off-Site Mitigation Area, located adjacent to PSSF, in combination with the surrounding lands, provides a mosaic of upland and wetland habitat that could be utilized by crested caracara and will provide large-scale foraging and nesting opportunities for crested caracara in the post-enhancement condition. Florida scrub-jay The Florida scrub jay is a State and federally threatened species. The Project site does not contain
suitable habitat for the Florida scrub jay. The Project site contains no scrub habitat or scrub oaks
that could potentially be utilized by the Florida scrub jay for nesting or foraging activities.
Florida bonneted bat
The Florida bonneted bat is a State and federally endangered species. The Project contains
potential habitat for the Florida bonneted bat. Prior to construction, a survey will be conducted to
identify potential cavity trees and roosts that may be utilized by Florida bonneted bats. The survey
will take place over the Project’s development footprint and a 250-foot buffer from the
development boundary. If any potential bonneted bat roosts are documented, the applicant will
coordinate with the USFWS to obtain applicable permits, as necessary.
In addition, the following best management practices will be implemented for the Project.
x A Florida bonneted bat cavity tree and roost survey will be conducted on the Project
site within 30 days prior to the removal of trees, snags, or structures. When possible,
structures will be removed outside the breeding season (January 1 through April 15).
If evidence of use by Florida bonneted bats is observed, the removal efforts will be
discontinued, and the USFWS will be contacted on how to proceed.
x A 250-foot buffer will be maintained around known or suspected Florida bonneted bat
roosts when using heavy equipment to limit disturbance to roosting bats.
x The creation of the Project’s stormwater management lakes and the preservation and
enhancement of 13.59± acres of on-site habitat of 126.12± acres of off-site habitat will
promote Florida bonneted bat foraging opportunities.
x Widespread application of insecticides will be avoided in areas where Florida bonneted
bats are known or expected to forage or roost.
x Native trees and shrubs will be planted within open space and buffer areas to promote
insect diversity, availability, and abundance.
x Mature trees and snags that could provide roosting habitat will be retained within the
conservation areas.
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Both the On-Site Preserve and Off-Site Mitigation Area contain habitat that may be considered suitable foraging and roosting habitat for the Florida bonneted bat. The preservation and enhancement of wetlands and uplands within the preserves will improve the overall quality of these habitats by increasing native vegetation and exotic understory vegetation. The creation of lakes intended for surface water management associated with the development has the potential to increase the Project’s foraging potential for the Florida bonneted bat. Red-Cockaded Woodpecker
The RCW is a State- and federally threatened species. No RCWs have been documented on the
Project site, nor have any been documented in the vicinity of the Project site. In addition, no
cavities in live pine (Pinus sp.) have been documented during the listed species survey or other
fieldwork. While the Project site contains limited habitat that contains canopy pine trees, the
habitat quality is not suitable for foraging or nesting RCW due to the high concentration of exotic
vegetation.
The On-Site Preserve does not contain suitable habitat for RCWs. However, the Off-Site
Mitigation Area contains pine habitats with varying degrees of exotic infestation, and in the post-
enhancement condition, the Off-Site Mitigation Area will provide foraging and nesting
opportunities for RCWs.
In addition to the enhancement activities proposed, prescribed burning may be utilized as a
management tool at the Off-Site Mitigation Area to maintain an open mid-story and enhance
potential foraging by RCWs.
Wood Stork and Listed Wading Birds
The wood stork is a State- and federally listed threatened species, and the little blue heron,
tricolored heron, and roseate spoonbill are State-listed threatened species.
Wood storks have not been documented utilizing the Project site, and no wood stork nests were
documented on the property. State-listed wading birds, including two little blue herons, were
observed within the aquaculture facility on-site. The Project site contains wetlands that could
potentially be utilized by wood storks and/or State-listed wading birds for nesting or foraging
activities.
As recommended by the FWCC, prior to construction activities, a survey will be conducted by
qualified ecologists within potential nesting habitat located within the development footprint. If
wood stork or other wading bird nesting activity is documented, coordination with FWCC staff
will be conducted prior to clearing within the areas where the nesting activity was documented.
The On-Site Preserve and Off-Site Mitigation Area contain 13.17± acres and 100.52± acres of
wetlands, respectively, which will provide potential foraging and nesting habitats for wood storks
and other wading bird species. The removal of invasive exotic vegetation will result in preserves
that are more suitable as foraging habitats and provide enhanced wetland habitat, as well as making
the wetlands better for roosting. Supplemental plantings of native vegetation will be conducted in
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areas with greater than 50 percent exotics. Both the On-Site Preserve and Off-Site Mitigation Area include the preservation, enhancement, and perpetual protection of wetland habitat that could potentially be utilized by wood storks and State-listed wading birds. Florida panther The Florida panther is a State- and federally listed endangered species. Signs (tracks) of a Florida panther were documented during the listed species survey, and the Project is located within the USFWS Panther Focus Area Secondary Zone.
As recommended by the FWCC, the applicant will provide the FWCC Living with Panthers
informative brochure to future residents. In addition, garbage management, including practices and
containers to secure waste, will be utilized to discourage and exclude potential prey species such
as raccoons (Procyon lotor).
The Project site contains habitat that could be utilized by the Florida panther; however, due to
previous utilization for tree farming and aquaculture activities, and the high levels of exotic
vegetation throughout the site, habitat quality on-site is low.
The On-Site Preserve Areas will be preserved and enhanced and may provide potential Florida
panther habitat. However, the Off-Site Mitigation Area, which is located within the USFWS
Panther Focus Area Primary Zone and directly abuts the PSSF, will provide high-quality habitat
for Florida panther and associated prey species. In addition, the Off-Site Mitigation Area will
provide connectivity, protect regional wildlife corridors, and provide a long-term benefit to
wildlife, including Florida panthers.
In addition to the preservation of habitat on-site and the establishment of the Off-Site Mitigation
Area, the applicant will purchase Panther Habitat Units from a USFWS-approved panther habitat
compensation bank.
The August 1, 2025 FWCC correspondence noted that the Project was located near, within or
adjacent to potential habitat for the following federal and State-listed species:
x Eastern indigo snake (Drymarchon couperi)
x Gopher tortoise (Gopherus polyphemus)
x Big Cypress fox squirrel (Sciurus niger avicennia)
x Everglades mink (Neovison vison evergladensis)
x Sherman’s short-tailed shrew (Blarina shermani)
x Florida black bear (Ursus americanus floridanus)
The following information provides Project-related information for each of the species noted and
incorporates the FWCC’s comments and recommendations where applicable.
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Eastern Indigo Snake The Eastern indigo snake is a State- and federally threatened species. No Eastern indigo snakes have been documented on the Project site. The Project will implement the USFWS Eastern Indigo Snake protection measures and education plan developed by the USFWS for use in Florida. The plan outlines protection guidelines to be implemented for the Eastern indigo snake prior to and during clearing operations and requires that educational material and guidelines be provided to construction personnel in case they encounter an Eastern indigo snake.
The site plan has been designed to provide a total of 13.59± acres of preserve area on-site and an
additional 126.12± acres of habitat at the Off-Site Mitigation Area, which includes the
preservation, enhancement, and restoration of habitat types that could potentially be utilized by the
Eastern indigo snake.
Gopher Tortoise
The gopher tortoise is a State-threatened species. No gopher tortoises were documented on-site
during the listed species survey or during other fieldwork. If gopher tortoises are documented, the
applicant will follow procedures like in the FWCC Gopher Tortoise Permitting Guidelines.
Big Cypress Fox Squirrel
The Big Cypress fox squirrel is a State-threatened species. No Big Cypress fox squirrels have been
documented on the Project site. As recommended by the FWCC, pre-construction surveys will be
conducted for the Big Cypress fox squirrel. Surveys will be conducted within 60 days prior to the
start of clearing. If an active nest is documented on-site, a 574-foot (175-meter) buffer will be
maintained, and the applicant will coordinate with FWCC.
Everglades Mink
The Everglades mink is a State-threatened species. No Everglades minks have been documented
on the Project site. As recommended by the FWCC, if an Everglades mink is observed on-site
during construction activities, work activities will cease to allow the Everglades mink to leave on
its own accord. The sighting will subsequently be reported to the FWCC.
The site plan has been designed to provide a total of 13.59± acres of preserve area on-site and an
additional 126.12± acres of habitat at the Off-Site Mitigation Area, which includes the
preservation, enhancement, and restoration of habitat types that could potentially be utilized by the
Everglades mink.
Sherman’s Short-Tailed Shrew
The Sherman’s short-tailed shrew is a State-threatened species. No Sherman’s short-tailed shrews
have been documented on the Project site. As recommended by the FWCC, coarse woody debris
and snags will be maintained within the preserve area, and Project activities will avoid soil
compaction within the preserve.
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The site plan has been designed to provide a total of 13.59± acres of preserve area on-site and an additional 126.12± acres of habitat at the Off-Site Mitigation Area, which includes the preservation, enhancement, and restoration of habitat types that could potentially be utilized by the Sherman’s short-tailed shrew. Florida Black Bear The Florida black bear is not a listed species but is protected by the State of Florida. As recommended by FWCC, efforts will be made during construction activities to properly discard
refuse to minimize the likelihood of bears entering the Project site. The property owner’s
association will be provided with information regarding bear safety and bear-resistant garbage
cans, and residents will be provided with information on how to avoid human-bear conflicts and
how to respond to bears in the area.
Federally Listed Species
The Project is currently under review by the USFWS (Service Code 2024-0097955) regarding
federally listed species.
REFERENCES
U.S. Fish and Wildlife Service. 2004. Draft Species Conservation Guidelines South Florida for
Audubon’s Crested Caracara. South Florida Ecological Services Office. Vero Beach,
Florida.
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Project No. 21HLN3451
GREENWAY ROAD PARCEL
LISTED SPECIES MANAGEMENT PLAN
Revised December 2023
Prepared For:
Greenway Fritchey Land, LLC
7742 Alico Road
Fort Myers, Florida 33912
(239) 208-4079
Prepared By:
Passarella & Associates, Inc.
13620 Metropolis Avenue, Suite 200
Fort Myers, Florida 33912
(239) 274-0067
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TABLE OF CONTENTS Page 1.0 Introduction ........................................................................................................................ 1 2.0 Listed Species Surveys ...................................................................................................... 1 3.0 Preserve Areas ................................................................................................................... 2
3.1 On-Site Preserve .................................................................................................... 2
3.2 Off-Site Mitigation Area ........................................................................................ 2
4.0 Wood Stork Management Plan .......................................................................................... 3
4.1 Habitat Management Plan ...................................................................................... 3
4.1.1 Pre-Construction Surveys .......................................................................... 3
4.1.2 Habitat Enhancement ................................................................................. 3
5.0 Red-Cockaded Woodpecker Management Plan ................................................................ 3
5.1 Biology ................................................................................................................... 4
5.2 Habitat Management Plan ...................................................................................... 4
6.0 Crested Caracara Management Plan .................................................................................. 5
6.1 Biology ................................................................................................................... 5
6.2 Pre-Construction Surveys ...................................................................................... 5
6.3 Nest Monitoring During Construction Activities .................................................. 5
6.4 Site Plan Accommodations .................................................................................... 6
7.0 Florida Panther Management Plan ..................................................................................... 6
7.1 Biology ................................................................................................................... 6
7.2 Habitat Management Plan ...................................................................................... 7
8.0 Florida Bonneted Bat Management Plan ........................................................................... 7
8.1 Biology ................................................................................................................... 7
8.2 Pre-Construction Cavity Tree and Roost Surveys ................................................. 8
8.3 Management Plan................................................................................................... 8
9.0 References .......................................................................................................................... 8
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LIST OF TABLES Page Table 1. Listed Species Observed on the Project ................................................................. 1
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LIST OF APPENDICES Page Appendix A. Project Location Map ......................................................................................... A-1 Appendix B. Aerial with On-Site Preserve ............................................................................. B-1 Appendix C. Aerial with Off-Site Mitigation Area ................................................................. C-1
Appendix D. Aerial with Boundary, Caracara Nest, and Buffers Zones ................................. D-1
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1.0 INTRODUCTION This report documents the listed species management plan for Greenway Road Parcel (Project). The Project site totals 229.20± acres and is located in Section 7, Township 51 South, Range 27 East, Collier County (Appendix A). More specifically, the Project site is located approximately 3.5 miles southeast of the Tamiami Trail East (U.S. 41) and Collier Boulevard (State Road 951) intersection and 0.6 mile north of the U.S. 41 and Greenway Road intersection. The site primarily comprises agricultural land for cattle grazing with some highly disturbed forested regions. An aerial depicting the location and boundary of the On-Site Preserve is included as Appendix B.
The Off-Site Mitigation Area for the Project is located in Section 20, Township 50 South, Range 27
East, Collier County (Appendix A). The Off-Site Mitigation Area comprises 126.12± acres of
forested and herbaceous uplands and wetlands adjacent to the Picayune Strand State Forest (PSSF).
An aerial with the boundary of the Off-Site Mitigation Area is attached as Appendix C.
This management plan pertains to the red-cockaded woodpecker (Picoides borealis), wood stork
(Mycteria americana), crested caracara (Caracara cheriway), Florida bonneted bat (Eumops
floridanus), and Florida panther (Puma concolor coryi).
2.0 LISTED SPECIES SURVEYS
Surveys for listed plant and wildlife species were conducted on the Project site on April 8, 19, and
22, 2022.
Crested caracara were observed flying in the vicinity of the Project site in March 2021. Additional
observations and a caracara survey were conducted between January through April 2023. A caracara
nest was documented off-site, approximately 300 feet south of the Project (Appendix D). The nest
was located in a cabbage palm (Sabal palmetto) on a residential property. No caracara nests were
documented on-site.
Listed wildlife species observations made during other fieldwork on the Project site, including
Florida Land Use, Cover Forms Classification System (FLUCFCS) mapping, wetland flagging, and
agency site visits, were also recorded. Table 1 summarizes the listed wildlife species observed on the
Project site during fieldwork conducted on-site between 2021 through 2023.
Table 1. Listed Species Observed on the Project
Common Name Scientific Name Status
FWCC USFWS
Reptiles
American alligator Alligator mississippiensis FT(S/A) FT(S/A)
Birds
Little blue heron Egretta caerula ST -
Crested caracara Caracara cheriway FT FT
Mammals
Florida panther (sign) Puma concolor coryi FE FE
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Table 1. (Continued) FWCC – Florida Fish and Wildlife Conservation Commission USFWS – U.S. Fish and Wildlife Service FE – Federally endangered FT(S/A) – Federally threatened due to similarity of appearance ST – Threatened 3.0 PRESERVE AREAS
The On-Site Preserve and Off-Site Mitigation Area will be managed for listed species based on
habitat type and current listed species utilization. The target listed species include the wood stork,
red-cockaded woodpecker, crested caracara, Florida bonneted bat, and Florida panther.
The Project site plan eliminated impacts to the high-quality habitat, and development is proposed to
occur within habitats that contain high percentages of exotics and lack high natural resource value or
were previously utilized for agricultural purposes. The On-Site Preserve has been designed to
preserve high-quality habitat on-site and provide connectivity to off-site wetlands.
The Off-Site Mitigation Area is adjacent to PSSF and will enhance and preserve a regionally
significant wetland system and retain wildlife habitat connectivity.
The On-Site Preserve and Off-Site Mitigation Area will be protected via a conservation easement or
other equivalent deed restriction with inspection, enforcement, and approval rights granted to the
South Florida Water Management District (SFWMD). Upon approval, the Off-Site Mitigation Area
may be deeded to the State to complement the PSSF.
Additional details regarding the On-Site Preserve and Off-Site Mitigation Area are as follows.
3.1 On-Site Preserve
The On-Site Preserve totals 13.65± acres and provides connectivity to an off-site cypress
(Taxodium spp.) wetland. The On-Site Preserve is situated such that it preserves and protects
the highest quality wetland habitat on the Project site and is comprised of 13.17± acres of
wetlands and 0.48± acre of uplands.
The wetland habitats to be preserved and enhanced consist mainly of pine/cypress
communities, with cypress, hydric pine, hydric cabbage palm, mixed wetland forest, and
marsh communities to a lesser extent. The upland habitats consist of pine flatwoods,
palmetto prairie, live oak, and cabbage palm.
3.2 Off-Site Mitigation Area
The Off-Site Mitigation Area totals 126.12± acres and is situated immediately adjacent to the
PSSF. The Off-Site Mitigation Area is comprised of 25.6± acres of uplands and 100.52±
acres of wetlands and will preserve and enhance regionally significant habitat, protect
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wildlife habitat adjacent to state lands, and will preserve and retain regional wildlife corridors. The wetland habitats to be preserved and enhanced consist mostly of pine/cypress communities, with cypress, hydric pine, hydric cabbage palm, mixed wetland forest, and marsh communities to a lesser extent. The upland habitats consist of pine flatwoods, palmetto prairie, live oak, and cabbage palm.
4.0 WOOD STORK MANAGEMENT PLAN
The following habitat management plan has been prepared to address the conservation of potential
wood stork and other wading bird habitat on the Project site.
4.1 Habitat Management Plan
4.1.1 Pre-Construction Surveys
Wood storks have not been documented utilizing the Project site, and no wood stork
nests were documented on the property. Prior to construction activities, a survey will
be conducted by qualified ecologists within potential nesting habitat located within
the development footprint. If wood stork or other wading bird nesting activity is
documented, coordination with Florida Fish and Wildlife Conservation Commission
(FWCC) staff will be conducted prior to clearing within the areas where the nesting
activity was documented.
4.1.2 Habitat Enhancement
Wetlands within the On-Site Preserve and Off-Site Mitigation Area will provide
potential foraging and nesting habitats for wood storks and other wading bird
species. The preserves will be maintained per the Wetland
Mitigation/Monitoring/Maintenance Plan.
The removal of invasive exotic vegetation will result in preserves that are more
suitable as foraging habitats and provide enhanced wetland habitat, as well as making
the wetlands better for roosting. Supplemental plantings of native vegetation will be
conducted in areas with greater than 50 percent exotics. As part of the mitigation
plan, areas of highly degraded wetlands, including monocultures of melaleuca
(Melaleuca quinquenervia) or other exotics, will be enhanced through the
mechanical removal of exotics, grading to wetland elevations, and planting with
native vegetation.
5.0 RED-COCKADED WOODPECKER MANAGEMENT PLAN
The following habitat management plan has been prepared to address the conservation of red-
cockaded woodpecker habitat on the Project site.
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5.1 Biology The red-cockaded woodpecker lives and breeds within old-growth pine forests. The red-cockaded woodpecker forages preferentially in stands of live pines with trees that average a diameter of ten inches or greater (U.S. Fish and Wildlife Service (USFWS) 1985). Dense pine stands or stands primarily composed of hardwoods are avoided. Red-cockaded woodpeckers feed primarily on insects, including beetles, ants, grubs, and caterpillars. A smaller percentage of the diet may consist of seasonal fruits, berries, and seeds.
The red-cockaded woodpecker roosts and nests in cavities excavated in live pine trees.
Cavity trees are typically at least 60 to 80 years old and usually weakened by a fungal
infection known as red-heart disease (McFarlane 1992, Ehrlich et al. 1988). Cavities are
typically constructed on the main trunk just below the lowest branches. Numerous resin
wells are maintained around the cavity entrance. The resin wells may help defend against
ground-dwelling predators and insect damage.
Red-cockaded woodpeckers live in family groups composed of a mated pair, offspring of the
year, and unmated male helpers. The group’s cavity trees are aggregated in clusters that
typically occupy an area of about ten acres (USFWS 1985). Groups are highly territorial and
may defend an area nearly 200 acres in size (McFarlane 1992, Ehrlich et al. 1988, USFWS
1985). Red-cockaded woodpeckers are cooperative breeders, and one or more non-breeding
males may assist the breeding pair in brooding, feeding, and territorial defense. Egg laying
typically occurs during April, May, and June (USFWS 1985). Clutch size is typically two to
five eggs (Ehrlich et al. 1988, USFWS 1985). Both sexes are involved in incubating and
feeding. The time from egg laying to fledging is approximately 40 days (USFWS 1985).
5.2 Habitat Management Plan
Red-cockaded woodpeckers have not been documented on or in the vicinity of the Project
site. In addition, no cavities in live pine trees have been documented during the listed species
survey or other fieldwork. While the Project site contains limited habitat that contains
canopy pine trees, the habitat quality is not suitable for foraging or nesting red-cockaded
woodpeckers due to the high concentration of exotic vegetation.
The On-Site Preserve does not contain suitable habitat for red-cockaded woodpeckers.
However, the Off-Site Mitigation Area contains pine habitats with varying degrees of exotic
infestation, and in the post-enhancement condition, the Off-Site Mitigation Area will provide
foraging and nesting opportunities for red-cockaded woodpeckers.
In addition to the enhancement activities outlined in the Wetland Mitigation/Monitoring/
Maintenance Plan, prescribed burning may be utilized as a management tool at the Off-Site
Mitigation Area to maintain an open mid-story and enhance potential foraging by red-
cockaded woodpeckers.
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6.0 CRESTED CARACARA MANAGEMENT PLAN The following plan outlines protection guidelines that will be implemented for the Project before and during construction. 6.1 Biology The crested caracara is a large, non-migratory raptor that feeds mainly on carrion and is often found with flocks of turkey vultures (Cathartes aura) and black vultures (Coragyps atratus).
The population of crested caracara found in peninsular Florida is genetically isolated from
other populations of crested caracara subspecies found in the Southwestern United States and
portions of Central and South America (USFWS 1999). While other subspecies of crested
caracara are not listed as threatened or endangered, the crested caracara subspecies found in
Florida was listed in July 1987 as threatened under the Endangered Species Act (16 U.S.
Code 1531 et seq.).
Crested caracaras primarily use open habitats, including native prairies, grasslands, and
pastures with their associated freshwater marshes and small clumps of cabbage palms, live
oak (Quercus spp.) hammocks, and cypress. Cabbage palms in open habitats are highly
important for nesting (Rodgers et al. 1996, Morrison 2001). The primary nesting season for
the crested caracara is November through April. Egg laying typically occurs from December
through February. Clutch size is one to three eggs, and incubation ranges from 28 to 32 days.
Caracara young fledge at age seven to eight weeks, most in March and April (Wood 2001).
6.2 Pre-Construction Surveys
Before the commencement of clearing activities within 1,500 meters (4,920 feet) of the
identified nest, a survey will be conducted during the crested caracara nesting season
(January through April) to determine if the off-site nest is active or if other crested caracara
nests are present. The survey will be conducted in potential nesting and foraging habitat
within 1,500 meters of the identified caracara nests, including land adjacent to the Project
under the applicant’s ownership. The crested caracara survey will be conducted according to
the methodology described in the USFWS Draft Species Conservation Guidelines for South
Florida for the Audubon’s Crested Caracara (USFWS 2004). If observed, the locations of
crested caracara nests and the movements and activities of caracaras will be documented.
If an active nest is discovered during the pre-construction surveys, coordination with
USFWS and/or FWCC will occur to minimize adverse effects to these species.
6.3 Nest Monitoring During Construction Activities
Project activities will require habitat modification with the Primary and Secondary Zone of
the off-site nest. Activities within the Primary Zone, which overlays the Project site, will be
conducted during the non-nesting season or when the nest is inactive.
A monitoring program will be implemented when the nest is in use to monitor for signs of
disturbance while construction activities are ongoing (USFWS 2004). The monitor will be on-
site for a minimum of four hours per day and three days per week while the nest is in use.
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6.4 Site Plan Accommodations The off-site nest is located approximately 300 feet south of the Project site on a residential property that supports a single-family home and is utilized for storing miscellaneous equipment and materials (Appendix D). This nest is not visible from the Project site; however, enhanced buffering will be utilized along the perimeter of the Project site to provide additional buffering between the nest location and Project. The Off-Site Mitigation Area, located adjacent to PSSF, in combination with the surrounding
lands, provides a mosaic of upland and wetland habitat that could be utilized by crested
caracara, and will provide large-scale foraging and nesting opportunities for crested caracara
in the post-enhancement condition.
If any disturbances are documented, construction will be paused, and coordination with
USFWS and/or FWCC will occur to minimize adverse effects to these species.
7.0 FLORIDA PANTHER MANAGEMENT PLAN
The following habitat management plan has been prepared to address the conservation of
Florida panther habitat on the Project site. The Florida panther is listed as endangered by the
FWCC and the USFWS.
7.1 Biology
The Florida panther is a large, long-tailed cat with a great deal of color variation: pale brown
or rusty upper parts; dull white or buff-colored underparts; and dark brown or blackish tail
tip, back of ears, and sides of nose. Mature males have an average weight range between 100
to 150 pounds and measure nearly seven feet from nose to tip of tail. Females are
considerably smaller, weighing 50 to 100 pounds and measuring about six feet (USFWS
1987). Panthers subsist on a variety of mammalian prey dominated by white-tailed deer
(Odocoileus virginianus), feral hog (Sus scrofa), and in some areas raccoon (Procyon lotor)
(Maehr 1988a). Existing data on Florida panther reproduction indicates that breeding occurs
throughout the year with a peak in the winter/spring period, a gestation period of around 90
to 95 days, litter sizes of one to four kittens, and a breeding cycle of two years for females
successfully raising young to dispersal (which occurs around 18 to 24 months) (Belden 1988,
Maehr 1988b).
In terms of population size and occupied range, the Florida panther population is at least
stable and at best expanding, as evidenced by natality rates exceeding mortality rates and by
recent dispersals north of the Caloosahatchee River (Land et al. 2000). According to Maehr
et al. (1991), home ranges average 200 square miles for resident adult males, 75 square miles
for adult females, 241 square miles for transient males, and 69 square miles for sub-adult
females. Florida panthers inhabit large remote tracts of land with adequate prey and cover
and occupy various habitat types, including hardwood hammocks, pine flatwoods, mixed
hardwood swamps, and cypress swamps. Appropriate cover is an important component of
habitat used, especially during hunting, denning, and day-bedding. Recent information based
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on global positioning system (GPS) telemetry data collected during nocturnal and diurnal periods indicates that forests are the habitats selected by panthers (Land et al. 2008). 7.2 Habitat Management Plan The preserve areas will be enhanced and managed per the Wetland Mitigation/ Monitoring/ Maintenance Plan and will serve as potential Florida panther habitat. The Project site and On-Site Preserve provide little habitat availability for Florida panthers due to surrounding land uses. However, the Off-Site Mitigation Area will be preserved and enhanced to provide
habitat for the Florida panther and associated prey species.
Enhancement activities will provide higher quality habitat for the Florida panther than what
currently exists within the SFWMD mitigation area via the removal of exotic vegetation
within both wetlands and uplands that the panther may use for foraging and denning.
Preserving and protecting the Off-Site Mitigation Area will provide habitat connectivity and
preserve a regional wildlife corridor within the PSSF.
8.0 FLORIDA BONNETED BAT MANAGEMENT PLAN
The Project site contains potential foraging and roosting habitat for the Florida bonneted bat. The
following management plan has been prepared to address the management of potential Florida
bonneted bat habitat on the site. The Florida bonneted bat is listed as federally endangered by the
FWCC and endangered by the USFWS.
8.1 Biology
With an average wingspan of 490 to 530 millimeters (19.3 to 20.9 inches) and an average
length of 130 to 165 millimeters (5.1 to 6.5 inches), the Florida bonneted bat is the largest
species of bat found in Florida. They are members of the Molossidae family, commonly
referred to as free-tailed bats. Molossids, including Florida bonneted bats, have tails that
extend well beyond their short tail membrane. Also similar to other free-tailed bats, the
Florida bonneted bat has small eyes; large upper lips; and long, narrow wings (Marks and
Marks 2006). Their fur is short and glossy, with sharply bicolored hairs with a white base
(Timm and Genoways 2004). Their fur ranges from dark gray to brownish-gray or cinnamon
brown on its dorsal side, with lighter, grayish fur underneath. The Florida bonneted bat is
characterized by its large size and its large, broad ears that slant forward over the eyes and
join together along the midline of the head. Their big ears protrude over their head like a
bonnet, giving them their name (Marks and Marks 2006).
The current range of the Florida bonneted bat is known to include both the east and the west
coast of Southern Florida (excluding the Keys) and includes Charlotte, Collier, Lee, Miami-
Dade, Okeechobee, and Polk Counties.
Habitat for the Florida bonneted bat consists mainly of foraging areas and roosting sites,
including some artificial structures in both urban and forested areas (USFWS 2014). They
are known to roost in rock crevices, tree cavities, buildings, and bat boxes (Marks and Marks
2008). South Florida bonneted bats roost primarily in trees and manmade artificial structures
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with roost availability indicated as an important limiting factor (USFWS 2014). Foraging habitat includes areas over open freshwater such as ponds, streams, and wetlands; and they will drink when flying over open water (USFWS 2014). They will also forage over treetops and other open areas such as golf courses (Marks and Marks 2006). During the dry season, the bonneted bat becomes more dependent upon the remaining open water habitats such as ponds, streams, and wetland areas for foraging activities (USFWS 2014). 8.2 Pre-Construction Cavity Tree and Roost Surveys
Prior to construction, a survey will be conducted to identify potential cavity trees and roosts
that may be utilized by Florida bonneted bats. The survey will take place over the Project’s
development footprint and a 250-foot buffer from the development boundary. If any
potential bonneted bat roosts are documented, the applicant will coordinate with the USFWS
to obtain applicable permits, as necessary.
8.3 Management Plan
Both the On-Site Preserve and Off-Site Mitigation Area contain habitat that may be
considered suitable foraging and roosting habitat for the Florida bonneted bat. Preservation,
enhancement, restoration, and creation of wetlands and uplands within the preserves will
improve the overall quality of these habitats by increasing native vegetation and exotic
understory vegetation. The creation of lakes intended for surface water management
associated with the development has the potential to drastically increase the Project’s
foraging potential for the bonneted bat, particularly in tandem with littoral plantings that may
be required by Collier County.
9.0 REFERENCES
Belden, R.C. 1988. The Florida Panther. Pages 514-532 in W.J. Chandler (ed) Audubon Wildlife
Report. 1988/1989. The National Audubon Society, New York. 817 pages.
Ehrlich, Paul R. et al. 1988. The Birder’s Handbook; A Field Guide to the Natural History of North
American Birds. Simon & Schuster, Inc., New York, New York. 785 pages.
Land, E.D., M. Lotz, D. Shindle, and S.K. Taylor. 2000. Florida panther genetic restoration and
management. Annual report, Study Number 7508. Florida Fish and Wildlife Conservation
Commission, Tallahassee, Florida.
Land E.D., D.B. Shindle, R. J. Kawula, J.F. Benson, M.A. Lotz, D.P. Onorato. 2008. Florida panther
habitat selection analysis of concurrent GPS and VHF telemetry data. Journal of Wildlife
Management: Volume 72, No. 3 pp. 633–639.
Maehr, D.S. 1988a. Florida Panther Movements, Social Organization and Habitat Utilization.
Annual Performance Report, 7/1/87-6/30/88, Study No. E-1-12 II-E-2 7502, Florida Game
and Fresh Water Fish Commission. 19 pages.
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Maehr, D.S. 1988b. Florida Panther Food Habits and Energetics. Annual Performance Report, 7/1/87-6/30/88, Study No. E-1-12 II-E-3 75O3, Florida Game and Fresh Water Fish Commission. 4 pages. Maehr, D.S., E.D. Land, and J.C. Roof. 1991. Social Ecology of Florida Panthers. National Geographic Research & Exploration, 7(4): 414-431. McFarlane, Robert W. 1992. A Stillness in the Pines; The Ecology of the Red-Cockaded Woodpecker. W.W. Norton & Company, New York, New York. 270 pages.
Marks, C.S. and G.E. Marks. 2006. Bats of Florida. University Press of Florida, Gainesville, Florida.
Marks, G.E. and C.S. Marks. 2008. Status of the Florida bonneted bat (Eumops floridanus). Final
report. Submitted by the Florida Bat Conservancy under grant agreement number 401815G
192. Florida Bat Conservancy. Bay Pines, Florida.
U.S. Fish and Wildlife Service. 1985. Recovery Plan for the Red-Cockaded Woodpecker. U.S.
Department of the Interior, Fish and Wildlife Service, Atlanta, Georgia. 88 pages.
U.S. Fish and Wildlife Service. 1987. Florida Panther Recovery Plan. Prepared by the Florida
Panther Interagency Committee for the U.S. Fish and Wildlife Service, Atlanta, Georgia. 75
pages.
U.S. Fish and Wildlife Service. 2014. Biological Opinion for Golf Club of the Everglades. Service
CPA Code 2014-CPA-0037. South Florida Ecological Services Office, Vero Beach, Florida.
Page 8562 of 9661
APPENDIX A
PROJECT LOCATION MAP
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REVIEWED BY
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78TH AVE SE78TH AVE SE
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106TH AVE SE106TH AVE SE
114 TH AVE SE114TH AVE SE
112T H AVE SE112TH AVE SE
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PROJECT LOCATION
SEC 7, TWP 51 S, RNG 27 E
APPENDIX A. PROJECT LOCATION MAP
T.S.
R.F.
8/09/23
8/09/23GREENWAY ROAD PARCEL
OFF-SITE MITIGATION AREA
SEC 20, TWP 50 S, RNG 27 E
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APPENDIX B
AERIAL WITH ON-SITE PRESERVE
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APPENDIX C
AERIAL WITH OFF-SITE MITIGATION AREA
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APPENDIX D
AERIAL WITH BOUNDARY, CARACARA NEST, AND BUFFERS ZONES
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6/24/2025 Item # 9.A ID# 2025-1920 Executive Summary Recommendation to approve Resolutions of the Board of County Commissioners proposing amendments to the Collier County Growth Management Plan, to create the Greenway-Fritchey Residential Overlay, to allow a maximum of 1,299 single family and multifamily residential units with housing that is affordable; and allow the reduction in the littoral shelf planting requirements. The subject property is located at the northeastern intersection of Greenway Road and Fritchey Road, approximately a half mile north of Tamiami Trail East (US 41), in Section 7, Township 51 South, Range 27 East, Collier County, Florida, consisting of approximately 227.09 acres. (Transmittal Hearing) [PL20220002063] OBJECTIVE: To review and consider approving the proposed large-scale amendment to the Growth Management Plan
(GMP) for transmittal to the Florida Department of Commerce and other statutorily required review agencies.
CONSIDERATIONS: The petition seeks to amend the Future Land Use Element (FLUE), specifically to create a new
overlay, Greenway-Fritchey Residential Overlay, to allow a maximum of 1,299 residential units with 260 for-sale
affordable units (20 percent) reserved for individuals earning at or below 80 percent of the Area Median Income (AMI).
The petition also proposes an amendment to the countywide Future Land Use Map (FLUM) and the creation of a new
map (“Greenway-Fritchey Residential Overlay”) in the FLUM series of the FLUE to identify the newly created Overlay.
Additionally, the petition proposes amending Policy 6.1.7 of the Conservation and Coastal Management Element to
reduce the littoral shelf planting requirements for the project.
The 227.09-acre project site, zoned A Rural Agricultural and Rural Fringe Mixed Use Overlay, Receiving Lands,
includes a Provisional Use for aquaculture (PU-87-6C, Reso. #87-177). A portion of the site is undeveloped, while
another portion is in agricultural operations. The surrounding area features a mix of existing land uses, including single-
family residential areas, mobile homes, and agricultural operations. Note: The companion Planned Unit Development
(PUD) rezone will be presented to the Collier County Planning Commission (CCPC) and Board of County
Commissioners [Board] at the time of adoption of the GMP amendment. The draft PUD document is included in the
GMP amendment backup materials for informational purposes.
The subject property is designated as Agricultural/Rural, Rural Fringe Mixed Use District (RFMUD), Receiving Lands,
and is located within the Coastal High Hazard Area (CHHA), as identified on the countywide Floodplain Management
Unit Map (FLUM). The RFMUD within the FLUE was established in 2002 by Ordinance 02-32 to address agricultural
lands within the transitional area between Golden Gate Estates and the County’s urban area and between the urban area
and the agricultural lands and agricultural operations farther to the east. The land use strategies developed and employed
in the RFMUD direct incompatible land uses away from environmentally sensitive lands. The Sending Lands are those
lands within the RFMUD that have the highest degree of environmental value and sensitivity, generally encompassing
significant wetlands, uplands, and habitats for listed species. The Receiving Lands are those lands identified as being the
most appropriate for development and to which residential units may be received from areas designated as Sending
Lands through a Transfer of Development Rights (TDR) program. The CHHA is the geographical area lying below the
elevation of the Category 1 storm surge line per the Southwest Florida Regional Planning Council’s Hurricane
Evacuation Study; increased density and expenditure of public infrastructure are discouraged in this area.
On February 10, 2015, the Board of County Commissioners (Board) directed staff to initiate the RFMUD restudy. The
focus areas of the restudy included complementary land uses, economic vitality, transportation and mobility, and
environmental stewardship, all of which were addressed through a public outreach effort.
The RFMUD restudy public outreach and staff assessment resulted in the RFMUD White Paper. The White Paper
provided the framework for the restudy effort conducted by staff and served to further inform the Collier County
Planning Commission and the public on those efforts. The RFMUD White Paper provided recommended GMP
amendments to improve the RFMUD and TDR programs by further protecting the environment, conserving agricultural
lands, addressing development characteristics, and establishing new development standards.
In June 2023, the Board adopted restudy-based amendments to the RFMUD. Relevant to this petition, the RFMUD
Receiving Lands now allow the development of affordable housing projects at a maximum density of up to 12.2
dwelling units per acre, subject to clustering provisions and Land Development Code (LDC) Section 2.06.00 for
Page 8573 of 9661
6/24/2025 Item # 9.A ID# 2025-1920 affordable housing. The FLUE states that implementing Land Development Code (LDC) regulations, such as design standards, development standards, and locational criteria, are to be established for affordable housing development within the RFMUD. The above-referenced LDC regulations are currently being drafted and will be presented to the CCPC and Board later this year. Additionally, a proposed LDC amendment, not yet adopted by the Board, to implement the GMP affordable housing initiatives, adopted by the Board in November 2023, includes modifications to the affordable housing density bonus table in LDC Section 2.06.03. The changes to the table generally increase density for projects providing affordable units in the Low (>50 - <80% of Area Median Income (AMI)) and Very-low (<50% of AMI) income
categories. The CCPC heard the LDC amendment on March 6, 2025, and voted to forward the amendment to the Board
with a recommendation of approval; the LDC amendment will be presented to the Board on June 10, 2025.
The proposed GMPA allows a maximum of 1,299 dwelling units, including an affordable housing commitment of 20%
of the units (260 for-sale units) to households earning up to and including 80% of the County’s AMI. The proposed
GMPA does not conform with the existing affordable housing income ranges, density, and requirement to integrate
affordable housing units, with market-rate units in accordance with LDC Section 2.06.00. However, the proposed
affordable housing density and income ranges are consistent with past Board approvals, and with the proposed
modifications to the affordable housing density bonus table in LDC Section 2.06.03. The project’s proposed
development and design standards are generally consistent with past Board approvals. Some projects were approved
with clustering standards and others were approved with deviations to those standards. (Note: The companion petition
(PL20220002061) to rezone the property from Rural Agricultural to the Greenway Fritchey Planned Unit Development
(PUD) establishes the development and design standards for the project.)
Based on staff’s review of the existing affordable housing density bonus table in LDC Section 2.06.03 and the proposed
changes to the affordable housing table via the pending LDCA, the proposed project will provide more affordable units
via the GMP amendment (refer to the CCPC Staff Report for further details). However, the GMP amendment does not
provide for the integration of affordable housing units with the market-rate units in conformance with the RFMUD and
LDC. Additionally, the companion rezone petition seeks deviations from the clustering provisions in the Rural Fringe
Mixed Use Zoning Overlay (RFMUO) within LDC section 2.03.08 for the minimum lot area, interior lot width, and the
minimum side and rear yards – for single-family development; and the minimum requirements for front, rear, and side
yards for multi-family development.
The applicant has indicated that the Habitat for Humanity development model and building plans are replicated for
various projects throughout the community to reduce overall project costs and provide units that are affordable in the
income ranges that are needed most in Collier County. The applicants will receive a bonus of 994 market-rate dwelling
units for providing the 260 for-sale affordable units. The market rate units will be developed separate from the
affordable housing units, without shared amenities or shared access points, and without a guarantee of shared bike or
pedestrian access points (refer to the draft RPUD Master Plan).
Generally, when requesting a GMP amendment that increases residential density, the FLUE requires the use of Transfer
of Development Rights Credits to achieve that density, except when providing a “reasonably sufficient public benefit”
as determined by the Board. For recent approvals, the Board has determined the provision of affordable housing
provides such public benefit. As noted earlier, this petition includes a commitment to provide 260 for-sale affordable
housing units.
Furthermore, the petition proposes increasing residential density within the CHHA. Mitigation to reduce the impacts of
evacuation times resulting from projects within the CHHA is required by Policy 12.1.2 of the Conservation and Coastal
Management Element (CCME) of the GMP. The owner has committed to providing a towable generator at the time of
the first certificate of occupancy and a second towable generator at the time of the 250th certificate of occupancy to be
used at hurricane evacuation shelter sites to address the required mitigation.
FLUE Policy 5.6 requires new land uses to be compatible with, and complementary to, surrounding land uses. In
reviewing the appropriateness of the requested uses and intensity on the subject site, a compatibility analysis might
include a review of allowed use intensities and densities, development standards (building heights, setbacks, landscape
buffers, etc.), building mass, building location and orientation, architectural features, amount and type of open space and
Page 8574 of 9661
6/24/2025 Item # 9.A ID# 2025-1920 location.The area surrounding the proposed Overlay consists of active agricultural operations and residential uses west and south of the project site, as identified in the Existing Conditions section of the CCPC Staff Report. The proposed project is within a transitional area (RFMUD – Receiving Lands), proximate to the County’s urban boundary and services (Greenway Road is the boundary between the Urban Mixed-Use District and the RFMUD). Several projects with similar densities have been approved by the Board in the past year proximate to the proposed GMPA location (refer to the CCPC Staff Report for further details). Compatibility can be specifically addressed within the companion zoning petition; however, staff finds that the
requested uses will be compatible with the surrounding area (at the level at which GMP amendments are reviewed for
compatibility) and that this is an appropriate location to provide for residential development.
FINDINGS AND CONCLUSIONS: Based on review of this petition, including the supporting data and analysis, staff
makes the following findings and conclusions. Additional analysis is provided in the Staff Report to the CCPC.
This petition proposes a large-scale Growth Management Plan amendment to create a residential overlay within
the Agricultural/Rural Fringe Mixed Use District – Receiving Lands to allow 1,299 residential units, including
260 for-sale affordable housing units. The proposed project density is generally consistent with the RFMUD
restudy-based amendments, as directed by the Board, except that the project does not conform with the
RFMUO clustering provisions and the requirement to integrate the affordable housing units with market-rate
units, as provided in the LDC.
The affordable housing component of the project will be a for-sale product and includes up to 260 residential
units, or a total of 20% of all residential units, restricted to households earning up to and including 80% of the
Area Median Income. Approval of this development will assist Collier County in addressing the continued need
for affordable housing. Additionally, the affordable housing commitment may be deemed a “public benefit” as
required by the FLUE when increasing density in the RFMUD and not utilizing TDR Credits to obtain that
increase.
To mitigate for the proposed increase in residential density within the CHHA, the owner has committed to
providing two towable generators to be used at hurricane evacuation shelters in the companion proposed PUD.
This project does not require an Environmental Advisory Council (EAC) review, as it does not meet the EAC
scope of land development project reviews identified in Section 2-1193 of the Collier County Codes of Laws
and Ordinances.
A Developer Commitment Agreement (DCA) is needed to address the project’s transportation related impacts;
the DCA will be provided to the CCPC and Board of County Commissioners at adoption hearings.
Page 8575 of 9661
6/24/2025 Item # 9.A ID# 2025-1920 There are no public utility-related concerns as a result of this petition. There are no concerns about impacts on other public infrastructure.
There are no historical or archaeological sites affected by this amendment.
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION (CCPC): That the
CCPC, serving as the statutory Land Planning Agency and acting as the Environmental Advisory Council, forward the
proposed amendment to the Growth Management Plan to the Board of County Commissioners with a recommendation
to transmit to the Florida Department of Commerce and other statutorily required review agencies.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC reviewed and
discussed the proposed amendment at their May 15, 2025, meeting. The CCPC unanimously recommended that the
Board approve the amendments for transmittal to the Department of Commerce. (vote: 6/0)
There was one public speaker at the meeting who commented on the ownership of Fritchey Road, safety concerns
regarding future traffic on Greenway Road and Fritchey Road, drainage and water flow issues, soil issues, and the
potential for increased flooding on the speaker’s property and surrounding properties resulting from the development of
the proposed project.
This item is consistent with the Collier County Strategic Plan objective to implement prudent and inclusive policy
development through effective planning for transportation, land use, and growth management.
FISCAL IMPACT: Petition fees account for staff review time and materials, and for the cost of associated legal
advertising and public notice for the public hearings. Therefore, no fiscal impacts to Collier County result from the
approval of this amendment.
GROWTH MANAGEMENT IMPACT: Approval of the proposed amendment by the Board of County
Commissioners for transmittal to the Florida Department of Commerce and other statutorily required review agencies
will commence the Department’s thirty (30) day review process and ultimately return the amendments to the CCPC and
the Board for Adoption hearings.
LEGAL CONSIDERATIONS: The Board should consider the following criteria in making its decision: “plan
amendments shall be based on relevant and appropriate data and an analysis by the local government that may include
but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of
the plan amendment. To be based on data means to react to it in an appropriate way and to the extent, necessary
indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue.”
163.3177(1)(f), FS. In addition, s. 163.3177(6)(a)2, FS provides that FLUE plan amendments shall be based on
surveys, studies, and data regarding the area, as applicable including:
1. The amount of land required to accommodate anticipated growth.
2. The projected permanent and seasonal population of the area.
3. The character of undeveloped land.
Page 8576 of 9661
6/24/2025 Item # 9.A ID# 2025-1920 4. The availability of water supplies, public facilities, and services. 5. The need for redevelopment, including the renewal of blighted areas and the elimination of non-conforming uses which are inconsistent with the character of the community. 6. The compatibility of uses on lands adjacent to or closely proximate to military installations. 7. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. 8. The need to modify land uses and development patterns with antiquated subdivisions. 9. The discouragement of urban sprawl. 10. The need for job creation, capital investment, and economic development that will strengthen and diversify the
community’s economy.
And FLUE map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the
undeveloped land, soils, topography, natural resources, and historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section.
This item is approved as to form and legality and requires a majority vote for Board approval because this is a
transmittal hearing. [HFAC]
RECOMMENDATIONS: To approve the proposed large-scale Growth Management Plan amendment for transmittal
to the Florida Department of Commerce and other statutorily required agencies, as recommended by the CCPC.
PREPARED BY: Michele R. Mosca, AICP, Planner III, Community Planning & Resiliency Division
ATTACHMENTS:
1. Resolution FLUE Greenway-Fritchey GMPA - 040225 corrected
2. Resolution CCME Greenway-Fritchey GMPA- 040225
3. CCPC Staff Report Greenway-Fritchey Residential Overlay (2)
4. Greenway-Fritchey DRAFT RPUD Document (PL-20220002061)
5. Greenway-Fritchey Residential Overlay GMPA Transmittal Documents
6. legal ad - agenda ID 25-1920 - PL20220002063, Greenway Fritchey GMPA (BCC 6-24-2025)
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PL20220002063
GMPA-PL20220002063, Greenway-Fritchey Residential Overlay 1
April 21, 2025
STAFF REPORTCOLLIER COUNTY PLANNING COMMISSIONFROM:GROWTH MANAGEMENT COMMUNITY DEVELOPMENT
DEPARTMENT, ZONING DIVISION, COMPREHENSIVE PLANNING
SECTION
HEARING DATE:MAY 15, 2025
SUBJECT: PL20220002063 LARGE-SCALE GROWTH MANAGEMENT PLAN
AMENDMENT (GMPA): GREENWAY-FRITCHEY RESIDENTIAL
OVERLAY (TRANSMITTAL HEARING)
COMPANION TO: PUD-PL20220002061; GREENWAY FRITCHEY
PLANNED UNIT DEVELOPMENT – TO BE PRESENTED AT THE GMPA
ADOPTION HEARINGS
ELEMENTS:FUTURE LAND USE ELEMENT & CONSERVATION AND COASTAL
MANAGEMENT ELEMENT
AGENT/OWNER:
Agents: Robert Mulhere, FAICP Rich Yovanovich, Esq.
Jeremie Chastain, AICP Coleman, Yovanovich, Koester, PA
Bowman 4001 Tamiami Trail North, Suite 300
950 Encore Way Naples, FL 34103
Naples, FL 34110
Owners: Greenway Fritchey Land, LLC Habitat for Humanity of Collier County, Inc.
7742 Alico Road 11145 Tamiami Trail East
Fort Myers, FL 33912 Naples, FL 34113
GEOGRAPHIC LOCATION:
The 227.09-acre subject property is located at the northeastern intersection of Greenway Road and
Fritchey Road, approximately a half mile north of Tamiami Trail East (US 41), in Section 7, Township 51
South, Range 27 East, Collier County, Florida. (Refer to the location map and aerial map on page 2.)
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SUBJECT SITE
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REQUESTED ACTION:The applicant proposes a large-scale Growth Management Plan (GMP) amendment to the Future LandUse Element (FLUE) to create a new overlay,the Greenway-Fritchey Residential Overlay. The applicant also proposes amending the countywide Future Land Use Map (FLUM) and creating a new map (“Greenway-Fritchey Residential Overlay”) in the FLUM series of the FLUE to identify the newly created Overlay. Also, the petition proposes to amend Policy 6.1.7 of the Conservation and Coastal Management Element to reduce the littoral shelf requirements. The proposed overlay text and map are attached as Exhibit “A.” PURPOSE/DESCRIPTION OF PROJECT:
To redesignate the property from the Agricultural/Rural, Rural Fringe Mixed Use District – Receiving
Lands to Agricultural/Rural, Rural Fringe Mixed-Use District – Receiving Lands, Greenway-Fritchey
Residential Overlay to allow a maximum of 1,299 residential units with 20 percent of the units reserved
for affordable housing to individuals earning at or below 80 percent of the Area Median Income (AMI),
which yields a maximum of 260 for-sale residential units.
A companion petition (PL20220002061) will rezone the property from Rural Agricultural (A) zoning
district to Planned Unit Development (PUD) zoning district to allow the proposed residential uses. Note:
The companion PUD rezone will be presented to the CCPC at the time of the GMPA's adoption. The draft
PUD document is included in the GMPA back-up materials for informational purposes.
EXISTING CONDITIONS:
Subject Property: The 227.09-acre site is designated Agricultural/Rural, Rural Fringe Mixed Use
District—Receiving Lands and is located within the Coastal High Hazard Area (CHHA), all as identified
on the FLUM. The subject property is zoned A, Rural Agricultural, and includes a Provisional Use for
aquaculture (PU-87-6C, Reso. #87-177). A portion is undeveloped, and a portion is in agricultural
operations.
Surrounding Lands:
North – Future Land Use Designation: Agricultural/Rural, Rural Fringe Mixed Use District –
Receiving Lands, and located within the CHHA. Zoned: Rural Agricultural. Land Use:
Agricultural operations.
East – Future Land Use Designation: Agricultural/Rural, Rural Fringe Mixed Use District –
Receiving Lands, and located within the CHHA. Zoned: Rural Agricultural. Land Use:
Agricultural operations. (across Laredo Street, a local road)
South – Future Land Use Designation: Agricultural/Rural, Rural Fringe Mixed Use District –
Receiving Lands, and located within the CHHA. Zoned: Rural Agricultural. Land Use:
Single-family residential and agricultural operations, including an approved Provisional Use
for earth mining and related processing (PU-79-11C, Reso. #79-124). (across Fritchey Road,
a local road)
West – Future Land Use Designation: Urban, Urban Mixed-Use District, Urban Residential
Subdistrict, and located within the CHHA. Zoned: Rural Agricultural. Land Use:
Agricultural operations, single-family residential, and mobile homes. Further to the west-
northwest (500’) are lands designated Urban Mixed-Use District, zoned Regal Acres PUD
(approved for 5.0 DU/A), and developed with attached single-family dwellings (across
Greenway Road, a local road).
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In summary, the surrounding area's existing land uses include a mix of single-family residential, mobile homes, and agricultural operations. BACKGROUND AND ANALYSIS:As noted above, the FLUM designation on this property is Agricultural/Rural, Rural Fringe Mixed UseDistrict – Receiving Lands located within the Coastal High Hazard Area. The Rural Fringe Mixed Use District (RFMUD) within the Future Land Use Element (FLUE) wasestablished in 2002 by Ordinance 02-32 to address agricultural lands within the transitional area between Golden Gate Estates and the County’s urban area and between the urban area and the agricultural lands
and agricultural operations farther to the east. The land use strategies developed and employed in the
RFMUD direct incompatible land uses away from environmentally sensitive lands. The Sending Lands
are those lands within the RFMUD with the highest degree of environmental value and sensitivity and
generally include significant wetlands, uplands, and habitats for listed species. The Receiving Lands are
those identified as the most appropriate for development and to which residential units may be received
from areas designated as Sending Lands. The Coastal High Hazzard Area (CHHA) is the geographical
area lying below the elevation of the Category 1 storm surge line per the Southwest Florida Regional
Planning Council’s Hurricane Evacuation Study; increased density and expenditure of public
infrastructure is discouraged in this area.
On February 10, 2015, the Board of County Commissioners (Board) directed staff to initiate the RFMUD
restudy. The restudy focused on areas that included complementary land uses, economic vitality,
transportation and mobility, and environmental stewardship, all through a public outreach effort.
The RFMUD restudy public outreach and staff assessment resulted in the RFMUD White Paper. The
White Paper provided the framework for the restudy effort conducted by staff and served to further
inform the Collier County Planning Commission and the public about those efforts. The RFMUD White
Paper recommended GMP amendments to improve the RFMUD and Transfer of Development Rights
(TDR) Program by further protecting the environment, conserving agricultural lands, addressing
development characteristics, and establishing new development standards.
In June 2023, the Board adopted restudy-based amendments to the RFMUD. Relevant to this petition, the
RFMUD Receiving Lands now allows the development of affordable housing projects at a maximum
density of up to 12.2 dwelling units per acre, subject to clustering provisions and Land Development
Code (LDC) Section 2.06.00 for affordable housing. The FLUE states that implementing Land
Development Code (LDC) regulations, such as design standards, development standards, and locational
criteria, are to be established for affordable housing development within the RFMUD.
The above-referenced LDC regulations are being drafted and will be presented to the CCPC and Board
later this year. Additionally, an LDC amendment to implement the GMP affordable housing initiatives,
adopted by the Board in November 2023, includes modifications to the affordable housing density bonus
table in LDC Section 2.06.03. The changes to the table generally increase density for projects providing
affordable units in the Low (>50 - <80% of Area Median Income (AMI)) and Very-low (<50% of AMI)
income categories. The CCPC heard the LDC amendment on March 6, 2025, and voted to forward the
amendment to the Board with a recommendation of approval; the LDC amendment will be presented to
the Board on -XQH, 2025.
The proposed GMPA allows a maximum of 1,299 dwelling units, including an affordable housing
commitment of 20% (260 for-sale units) to households earning up to and including 80% of the County’s
AMI. The proposed GMPA does not conform with the existing affordable housing income ranges,
density, and requirement to integrate affordable housing units with market-rate units in accordance with
LDC Section 2.06.00. However, the proposed affordable housing density and income ranges are
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consistent with past Board approvals and the proposed modifications to the affordable housing density bonus table in LDC Section 2.06.03. The project’s proposed development and design standards are generally consistent with past Board approvals. Some projects were approved with clustering standards, and others were approved with deviations from those standards. (Note: The companion petition (PL20220002061) to rezone the property from Rural Agricultural to the Greenway Fritchey Planned Unit Development (PUD) establishes the development and design standards for the project.) The table below identifies that the proposed project will provide more affordable units via the GMP amendment than the existing affordable housing density bonus table in LDC section 2.06.03 and more affordable units than the proposed affordable housing table via the pending LDCA. However, the GMPA does not provide for integrating affordable housing units with the market rate units in conformance with
the RFMUD and LDC. Additionally, the companion rezone petition seeks deviations from the clustering
provisions in the Rural Fringe Mixed Use Zoning Overlay (RFMUO) within LDC section 2.03.08 for the
minimum lot area, interior lot width, and the minimum side and rear yards – for single-family
development and the minimum requirements for front, rear, and side yards for multi-family development.
The applicant has indicated that the Habitat for Humanity development model and building plans are
replicated for various projects throughout the community to reduce overall project costs and provide units
that are affordable in the income ranges that are needed most in Collier County. As noted in the table
below, the applicants receive a bonus of 994 market-rate dwelling units for providing 260 affordable
units. The market rate units will be developed separately from the affordable housing units, without
shared amenities or access points or a guarantee of shared bike or pedestrian access points (refer to the
draft RPUD Master Plan).
Base
Density
(per existing
GMP)
GMPA
(227.09 acres)
Project
Density = 5.72
DU/A
1,299 Total
Units
Density
Bonus
Requested
Affordable
Housing
Income
Level
(% of AMI)
Affordable
Housing
Dwelling
Units
(% of units to
achieve
density bonus
of 5.52 DU/A)
Market Rate
Dwelling
Units
(Bonus units
generated by
providing
affordable
housing units)
0.2 DU/A
(45 dwelling
units)
Proposed
GMPA
5.52 DU/A < 80% 260 DUs
(20% of all
DUs)
994 DUs
N/A
Existing
LDC
Sec.
2.06.00/2.06.03
5.52 DU/A < 80% 249 DUs
(19.86% of
bonus DUs)
1,005 DUs
N/A
Proposed
LDCA
Sec.
2.06.00/2.06.03
5.52 DU/A < 80% 125 DUs
(10% of bonus
DUs)
1,129 DUs
Generally, when requesting a GMP Amendment that increases residential density, the FLUE requires the
use of Transfer of Development Rights Credits to achieve that density, except when providing a
“reasonably sufficient public benefit” as determined by the Board. For recent approvals, the Board has
determined providing affordable housing provides such public benefit. As noted earlier, this petition
includes a commitment to provide 260 affordable housing units.
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Further, the petition proposes increasing residential density within the CHHA. Policy 12.1.2 of the Conservation and Coastal Management Element (CCME) of the GMP requires mitigation to reduce the impacts of evacuation times resulting from projects within the CHHA. The owner has committed to providing a towable generator at the time of the first certificate of occupancy and a second towable generator at the time of the 250th certificate of occupancy to be used at hurricane evacuation shelter sites to address the required mitigation. Compatibility:FLUE Policy 5.6 requires new land uses to be compatible with and complementary tosurrounding land uses. To review the appropriateness of the requested uses and intensity on the subject site, a compatibility analysis might include a review of allowed use intensities and densities, development standards (building heights, setbacks, landscape buffers, etc.), building mass, building location and
orientation, architectural features, and the amount and type of open space and location.
The area surrounding the proposed overlay consists of active agricultural operations and residential uses
west and south of the project site, as identified in the Existing Conditions section of this report. The
proposed project is within a transitional area (RFMUD – Receiving Lands), proximate to the County’s
urban boundary and services (Greenway Road is the boundary between the Urban Mixed-Use District and
the RFMUD). The Board has approved several projects with similar densities in the past year proximate
to the proposed GMPA location – refer to the table below.
Project Location Density Affordable Housing
Proposed
GMPA
RFMUD - Receiving Lands
½ mile north of US 41
5.72 DU/A For-sale: 20% of units at < 80% of
AMI
Elanto of Naples
RPUD
RFMUD - Receiving Lands
¾ mile east of Greenway Rd.
6 DU/A Rental:10% of units at < 50% of
AMI
Tamiami 50-Acre
MPUD
RFMUD - Receiving Lands
1/3 mile east of Greenway Rd.
8 DU/A Rental:15% of units at < 80% of
AMI and 15% at < 100% of AMI
For-sale:15% of units at 120% of
AMI
Tamiami Trail
Greenway Rd.
MPUD
Urban -Residential Mixed-
Use District
450’ west of Greenway Rd.
12.29 DU/A Rental:15% of units at < 80% of
AMI and 15% of units at < 100% of
AMI
Compatibility can be specifically addressed within the companion zoning petition. Still, staff finds the
requested uses will be compatible with the surrounding area (at the level at which GMP amendments are
reviewed for compatibility) and that this is an appropriate location to provide for residential development.
Project Justification:The applicant prepared a justification statement for the proposed residential project
(refer to Exhibit V.D.1. in the GMPA materials). Staff notes the following from the information provided:
x The County’s total population in 2024 was 404,735 people and is expected to increase by 3
percent between the years 2023 and 2028 (Source: Collier County Economic Development
Office).
x The University of Florida’s Shimberg Center estimated in the year 2022 that approximately
22,883 owner-occupied households making 80% and below the County’s Area Median Income
(AMI) were cost-burdened (housing costs >30% of household income). Further, by 2050, the
number of cost-burdened households earning < 80% of the AMI is projected to increase to 54,848
households.
x The 2017 Urban Land Institute Study identified a “housing affordability problem” and, if not
addressed, “will become a crisis.” Additionally, the County’s 2025 Consolidated Housing Plan
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identifies an insufficient supply of affordable housing units at the low or very low-income levels and a need for affordable rental and owned housing near job centers. x The proposed development is approximately 3.5 miles from the Activity Center at the intersection of Tamiami Trail East (US 41) and Collier Boulevard. The Center is mostly built-out and provides a variety of commercial uses. Transportation Impacts:A Transportation Impact Statement (TIS), dated July 5, 2024, prepared by Trebilcock Planning and Engineering, was submitted as part of this petition. Transportation Planning staff reviewed the petition for consistency with Policy 5.1 of the Transportation Element of the Growth
Management Plan using the previous 2023 Annual Update and Inventory Report (AUIR) and the current
2024 AUIR.
Staff found the TIS to be sufficient; however, a Developer Commitment Agreement (DCA) is needed to
address the project’s transportation related impacts. Transportation Planning Staff does not object
to the transmittal of the GMPA and will continue to work with the applicant to finalize the DCA prior
to the adoption hearings.
Environmental Impacts: The proposed GMP amendment has no effect on the Conservation and Coastal
Management Element (CCME) requirements regarding protecting native vegetation preservation on-site.
Native vegetation on-site will be retained per the requirements of CCME Policy 6.1.2 and LDC section
3.05.07 of the LDC. Listed species will be protected by permit and/or letters of technical assistance from
the Florida Fish and Wildlife Conservation Commission and the U.S. Fish and Wildlife Service, per
CCME Policy 7.1.2 and LDC section 3.04.01.
Littoral Shelf Planting Area:The applicant has proposed a reduction from the littoral planting criteria in
CCME Policy 6.1.7, which requires wet detention ponds within the Rural Fringe Mixed-Use District to
have a littoral shelf with an area equal to 30% of the ponds surface area, measured at the control
elevation, and planted with native aquatic vegetation.
The applicant is requesting the total littoral planting shelf area be reduced to 10% of the wet detention
ponds area. The littoral area shall be planted in one or more larger aggregated littoral planting areas.
Additionally, two rows of native grasses will be planted around the perimeter of the proposed lakes,
which will aid in improving water quality by slowing runoff and trapping sediment. Environmental
Services staff supports reducing the amount of littoral planting to allow for consolidated littoral areas. The
consolidated littoral areas will enhance wading bird/waterfowl habitats and foraging areas. These areas
will be designed to re-create wetland function, maximize habitat value, and minimize maintenance efforts.
The consolidation of the littoral planting area will enhance the survivability of the littoral area plant
species, as there is a lower survivability rate in littoral planting areas when installed in multiple lakes. The
concentration of the littoral plantings will meet the intent of the GMP requirement, which is to enhance
water quality and provide habitat for a variety of aquatic species and birds.
Public Facilities Impacts: The project lies within the regional potable water service area and the South
Collier Water Reclamation Facility wastewater service area of the Collier County Water-Sewer District
(CCWSD). Water and wastewater services are available via existing infrastructure within the adjacent
right-of-way, and sufficient water and wastewater treatment capacities are available.
Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity
to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD
at no cost to the County at the time of utility acceptance.
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Affordable Housing:There is a need for affordable housing units in Collier County. The University of Florida Shimberg Center for Housing reports that there are currently 51,368 cost-burdened households in the County, with 25,687 of those spending more than 50% of their monthly income on housing expenses. The current median home sales price in the County is $650,000 (Single-Family Homes- $790,000, Condos- $500,000). Prices in Naples have increased 75% from pre-COVID prices. 77% of sales are cash deals. Source: NABOR Market Report, Feb 2025 The Shimberg Center also reports that the average observed rent for apartments in the County has risen sharply, doubling over the past ten years to $3,234 (2024).
For reference, the 2025 Florida Housing Finance Corporation Income Limits are:
A Restrictive Covenant will be recorded on the affordable for-sale units, requiring them to be initially and
subsequently sold to qualifying households for a period of 30 years from the Certificate of Occupancy of
each unit.
Approval of this development will assist the County in addressing the continued need for affordable
housing.
CRITERIA FOR GMP AMENDMENTS FLORIDA STATUTES:
Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163,
F.S., specifically as listed below verbatim.
Section 163.3177(1)(f), Florida Statutes:
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be
based upon relevant and appropriate data and an analysis by the local government that may
include, but not be limited to, surveys, studies, community goals and vision, and other data
available at the time of adoption of the comprehensive plan or plan amendment. To be based on
data means to react to it in an appropriate way and to the extent necessary indicated by the data
available on that particular subject at the time of adoption of the plan or plan amendment at issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be
deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such
studies, surveys, data, and supporting documents for proposed plans and plan amendments
shall be made available for public inspection, and copies of such plans shall be made
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available to the public upon payment of reasonable charges for reproduction. Support data or summaries are not subject to the compliance review process, but the comprehensive plan must be clearly based on appropriate data. Support data or summaries may be used to aid in the determination of compliance and consistency.2. Data must be taken from professionally accepted sources. The application of a methodology utilized in data collection or whether a particular methodology is professionally accepted may be evaluated. However, the evaluation may not include whether one accepted methodology is better than another. Original data collection by local governments is not required. However, local governments may use original data so long as methodologies are professionally accepted.
3. The comprehensive plan shall be based upon permanent and seasonal population estimates
and projections, which shall either be those published by the Office of Economic and
Demographic Research or generated by the local government based upon a professionally
acceptable methodology. The plan must be based on at least the minimum amount of land
required to accommodate the medium projections as published by the Office of Economic
and Demographic Research for at least a 10-year planning period unless otherwise limited
under s. 380.05, including related rules of the Administration Commission. Absent physical
limitations on population growth, population projections for each municipality and the
unincorporated area within a county must, at a minimum, be reflective of each area’s
proportional share of the total county population and the total county population growth.
Section 163.3177(6)(a)2., Florida Statutes:
2. The future land use plan and plan amendments shall be based upon surveys, studies, and data
regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of
nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and
consistent with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will strengthen
and diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
Section 163.3177(6)(a)8., Florida Statutes:
(a) A future land use plan element designating proposed future general distribution, location, and
extent of the uses of land for residential uses, commercial uses, industry, agriculture, recreation,
conservation, education, public facilities, and other categories of the public and private uses of
land. The approximate acreage and the general range of density or intensity of use shall be
provided for the gross land area included in each existing land use category. The element shall
establish the long-term end toward which land use programs and activities are ultimately directed.
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8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services.b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. The petitioner must provide appropriate and relevant data and analysis to address the statutory
requirements for a Plan Amendment. For this petition, the applicant provided a justification statement and
public facilities analysis.
NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES:
A NIM was held on December 5, 2022, at Rookery Bay National Estuarine Research Preserve, 300 Tower
Road, Naples, FL 34113. The meeting began at approximately 5:40 p.m. and adjourned at approximately
6:34 p.m. Several members of the public were present at the meeting, most residing in Naples Reserve
Golf Club. The applicant’s agent, Robert Mulhere, FAICP, explained the request for the proposed rezone
and companion large-scale Growth Management Plan amendment. Attendees asked about the impacts on
wildlife, environmental permitting, density, type of affordable housing units – rental or owner-occupied,
farmland impacts, road impacts, the potential for a traffic light at Greenway Road, impacts on property
values, the price points for market-rate homes, etc. The applicant’s team responded to all questions.
The Administrative Code requires a second NIM to be held when a petition has not been scheduled for
public hearings within a year of the initial NIM. Over a year has elapsed since the first NIM was held in
2022. As a result, the petitioner conducted a second NIM on April 14, 2025, at Rookery Bay National
Estuarine Research Preserve, 300 Tower Road, Naples, FL 34113. The meeting began at approximately
5:30 p.m. and adjourned at approximately 5:45 p.m. One resident of Greenway Road was present at the
meeting. The applicant’s agent, Jeremie Chastain, AICP, explained the request for the proposed large-
scale Growth Management Plan amendment and rezone. The attendee asked questions about sidewalks on
Greenway Road, the proposed request for an eight-foot-tall wall, landscaping, and the project’s access on
Greenway Road in relation to its alignment with the attendee’s driveway. The applicant’s team responded
to all questions.
The NIM documentation is included in the CCPC backup materials.
FINDINGS AND CONCLUSIONS:
x This petition proposes a large-scale Growth Management Plan amendment to create a residential
overlay within the Agricultural/Rural Fringe Mixed Use District – Receiving Lands to allow
1,299 residential units, including 260 affordable housing units. The proposed project density is
generally consistent with the RFMUD restudy-based amendments, as directed by the Board,
except that the project does not conform with the RFMUO clustering provisions and the
requirement to integrate the affordable housing units with market-rate units, as provided in the
LDC.
x The project's affordable housing component will be a for-sale product and include up to 260
residential units, or a total of 20% of all residential units, restricted to households earning up to
and including 80% of the Area Median Income. Approval of this development will assist Collier
County in addressing the continued need for affordable housing. Additionally, the affordable
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housing commitment may be deemed a “public benefit” as required by the FLUE when increasing density in the RFMUD and not utilizing TDR Credits to obtain that increase.x To mitigate the proposed increase in residential density within the CHHA, the owner has committed to providing two towable generators for use at hurricane evacuation shelters. x This project does not require an Environmental Advisory Council (EAC) review, as it does not meet the EAC scope of land development project reviews identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. x A Developer Commitment Agreement (DCA) is needed to address the project’s transportation
related impacts; the DCA will be provided to the CCPC and Board of County Commissioners at
adoption hearings.
x There are no public utility-related concerns as a result of this petition.
x There are no concerns about impacts on other public infrastructure.
x There are no historical or archaeological sites affected by this amendment.
LEGAL REVIEW:
The County Attorney’s office reviewed the staff report on April 21, 2025. [HFAC]
STAFF RECOMMENDATION:
Staff recommends the Collier County Planning Commission forward petition PL20220002063 to the
Board of County Commissioners with a recommendation to approve for transmittal to the Florida
Department of Commerce and other statutorily required review agencies.
NOTE: This petition has been tentatively scheduled for the June 24, 2025, Board of County
Commissioner meeting.
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Clerk of the Circuit Court and Comptroller - Crystal K. KinzelCollier County, Florida3315 Tamiami Trail East, Ste. 102 - Naples, FL 34112-5324Phone: (239) 252-2646Publication ConfirmationCOLLIER COUNTY STATE OF FLORIDA
The attached copy of advertisement,
Greenway Fritchey GMPA & PUDZ (PL20220002063) &
(PL20220002061) 12-9-25 BCC was published on the
publically accessible website
https://notices.collierclerk.com as designated by Collier
County, Florida on 11/19/2025.
THIS IS NOT AN AFFIDAVIT OF PUBLICATION.
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