Ordinance 91-015 O~IN~CE'~O. 91- ~
AN ORDINANCE AMENDING COLLIER COUNTY
ORDINANCE NO. 89-05, AS AMENDED, THE "COLLIER
COUNTY GROWTH MANAGEMENT PLAN", FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY BY
AMENDING THE CAPITAL IMPROVEMENT ELEMENT, //
POLICIES; AMENDING CAPITAL IMPROVEMENT
ELEMENT COSTS AND REVENUES, UPDATING COSTS
AND REVENUES; AMENDING THE SCHEDULE OF
CAPITAL IMPROVEMENTS, ADDING PROJECTS FOR ~
FISCAL YEAR 1994-1995; THE FUTURE LAND USE '~'
ELEMENT, FUTURE LAND USE ·DESIGNATION
DESCRIPTIONS;. AMENDING FUTURE LAND USE
POLICIES; AMenDING THE FUTURE LAND USE MAP
SERIES, TRAFFIC CONGESTION BOUNDARY AND
RESIDENTIAL DENSITY BAND; AMENDING THE FUTURE
LAND USE DENSITY RATING SYSTEM; AMENDING THE
TRAFFIC CIRCULATION ELEMENT, EXISTING
CONDITIONS AND FUTURE CONDITIONS MAPS,
TABLES, POLICIES; AMENDING TRAFFIC
CIRCULATION ELEMENT TEXT; AMENDING THE PUBLIC
FACILITIES ELEMENT (DRAINAGE SUB-ELEMENT)
ESTABLISHING LEVEL OF SERVICE STANDARDS;
AMENDING PUBLIC FACILITIES ELEMENT (DRAINAGE
SUB-ELEMENT) POLICIES; AMENDING PUBLIC
FACILITIES ELEMENT (DRAINAGE SUB-ELEMENT)
TEXT; AMENDING THE HOUSING ELEMENT, POLICIES;
AMENDING THE RECREATION ~-ND OPEN SPACE
ELEMENT, MAPS; AMENDING THE RECREATION AND
OPEN SPACE ELEMENT, TABLES; AMENDING THE
CONSERVATION AND COASTAL MANAGEMENT ELEMENT,
POLICIES; AMENDING THE INTERGOVERNMENTAL
COORDINATION ELEMENT, GOAL; AMENDING T~E
INTERGOVERNMENTAL COORDINATION ELEMENT, TEXT;
ADOPTING THE IM~OKALEE MASTER PLAN AS A
GROWTH MANAGEMENT PLAN ELEMENT; ADOPTING THE
GOLDEN GATE MASTER PLAN AS A GROWTH
.~ MANAGEMENT PLAN ELEMENT; PROVIDING THAT THE
IKMOKALEE AND GOLDEN GATE MASTER PLANS FUTURE
LAND USE ELEMENT AND FUTURE LAND USE MAP
~ SHALL SUPERSEDE THE COLLIER COUNTY GROWTH
MANAGEME/~T PLAN FUTURE LAND USE ELEMENT AND
MAPS APPLICABLE TO THE UNINCORPORATED AREA OF
COLLIER COUNTY, FLORIDA FOR THE IMMOKALEE AND
GOLDEN GATE AREAS DESCRIBED IN THE PLANS;
PROVIDING FOR SEVERABILITY; AND PROVIDING AN
EFFECTIVE DATE.
WHEREAS, the Board of County Commissioners adopted the
'~Collier County Growth Management Plan on January 10, 1989; and
WHEREAS, Collier County has held public hearings to
provide for and encourage.'public participation throughout the
1990 plan amendment process; and
WHEREAS, Collier County did submit the Growth Management
an Amendments to the State Land Planning Agency for
Preliminary review on August 8, 1990 and supplied additional
information on August 24, 1990; and
WHEREAS, the State Land Planning Agency did review and
make written obJection~ to certain sections of the proposed
Plan and transmitted the same in'writing to Collier County
within the time provided by law; and
WHEREAS, Collier County has sixty days from receipt of the
written objections from the State Land Planning Agency to adopt
or adopt with changes the proposed amendments to the Growth
Management.p~an; and
WHEREAS, the Collier County.Planning Commission in a
the adopti~-~L~h~i' a~b.r~.~ts' to the Growth Management Plan on
January 3, 1991' and Jahuary.lO, 1991 and recommended their
adoption by the Board of County Commissioners; and
WHEREAS, the Board °f'Coun~y Commissioners of Collier
County did.tak%'-aotion ih the. manner prescribed by law end did .
hold public hearings concerning the adoption of the a~endments
to the Growt~.Manag~np..~n_?n January 23, 1991 a~d February
WHEREAS,.all applicable substantive and procedural
requirements of' law have been met; and
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
. ~: ADOPTION OF 1990 GROWTH MANAGEMENT PLAN
' ~' " AMENDMENTS
This Ordinance as described herein, shall be known as the
1990 Growth Management Plan Amendments for Collier County,
Florida. The Collier County Growth Management Plan Amendments,
attached hereto and incorporated herein by reference, consist
of amendments to the Capital Improvement Element Policies;
Capital Improvement Element Update for Costs and Revenues,
Capital Improvement Element Schedule of Capital Improvements;
Futura Land Use Designation Descl:iptions, Future Land Use
Policies, Future Land Use Map Series; Traffic Circulation
Element Existing Conditions and Future Conditions Map, Tables,
Policies and Text; Public Facilities Element Drainage
. Sub-Element Level of Service Standards, Policies and Text;
Housing Element Policies; Recreation and Open Space Element
Haps and Tables; Inter~xe~nta~ordination Element, Text;
establishment of the Golden Gate;Master Plan as an individual
element of the Growth Man~gement Plan; and establishment of the
Xmmokalee Master Plan as ~n individual element of the Growth
Management Plan.
~: SEVERABILITY
I~ any phrase or portion of this ordinance is held invalid
~r.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 ~e remaining portion.
~: EFFE~IVE DATE
' . ~is Ordinance shall become effective upon recel~ of
notice from the Secreta~ of State that this Ordinance has been
filed with the Secreta~ of Stat(~.
PASSED AND DULY ADOPTED by the Board of County
' C~mmissioners of Collier County this 5thday of February 1991.
ATTE~'T: . b~ BOARD OF COUNTY COMMISSIONERS
C...GILES, CLERK COLLIER COUNTY, FLORIDA
~atricia Anne Goodni%j~t,
'?. .. *r~ll ordlnahce filed with the
Secretary of
Approved es to foz~ and end ocknowledgeme.n.t.o~that
~arJoP~Ls M. Student
~" Assistant County Attorney
-OF:FLORIDA.' ) "~
OF COLLIER }
~ I, JAMES C. GILES, Clerk of Courts tn and for the
~th Judicial Circuit, Collier County0 Florida, do '".'~ ~
hereby certify that the foregoing ks a true copy of: '
Ordinance No. 91-15
?which was adopted by the Board of County Commissioners on
.:~ha 5th day of February, 1091, during Special Session.
WITNESS my hand and the official seal of the Board of
lount¥ Commissioners of Collier County, Florida, this 7th
February, 1991.
i'~ JAMES C. GILES '
Clerk of Courts and Clerk]
Ex-officio to Board of
County Commissioners ..
Deputy Clerk '
Iffi 000
:
F~tE IA~ USE EL~E~
January, 1989
Prepared by:
;;? .., .... COLLIER COUNTY
GRO~{ PLANNIN(; DEPARTMF~NT
Amended January, 1990
· Amended May. 1990
Amended June, 1990
Amended February, 1991
OVERVIEV 1
A. Purpose
- Geographic Framework 1 '~'~
- Land Use Guide 1
~. Seals
- Existing Plan 1
- Summation of Other Elemen=s 1
- Research and Ll:sra=ure 1
- SCats and R~,ticnat Plans and Regula=ions . 1
- Citizen Guidance 2
C. Underlying Concepts
- Protection of Ne=ural Resource Systems 2
- Coordination of Land Use and Public Faclll~ies 3
- Managemen~ ~f Goss=al Developmen~
- Provision of Adequate and Affordable Housing
- ACCainmen= of High Quall=y Urban Design 4
Improved Efficiency and Effectiveness in
~be Land Use Regulatory Process
- Pro~ection of Proper~-y Rights
D. Special Issues
- Coordina~ion of Land Use 6
and Public Facility Planning '
- Level of Service ~anda~s 7
- Vested Rights
E. Fu=ure Land Use Hap 9
II. IMPLEMENTATION STRATEGY
A. Goal, Objectives and Policles 10
- ObJec=ive 1: Guidance cf Land Use 11
- Objective 2: Level of Service Standards 14
- ObJec=~ve 3: Land Developmen~ Regula=ions 16
- ObJec=ive 4: Programmatic Commitments 20
- Objective 5: General Policies 22
- ObJecEtve 6: Redevelcpmen= of BlighEed Areas 25
B. Future Land Usa Designa~ions
- Urban Designation 27
- Agricul~ural~ural De~lgnation
- Estates Desil~aCion
- Conservation Designation
Future Land Use Map Series
(Attached)
III. Suppo~= Document: l~nd Use Da~a and Analysis
(Separate Table of ConCenCs)
Indicates lcems adopte~. ..
L
The Future Land Use Elamen~ lncludel ~bree major sections: Overview,
Implementation $~ra~egy and Lan~ Uae Da~a and Analysis.
. The Overview simply provides an introduction as ~o ~/~e purpose, basis,
i'~ underlying concepts and special issues addressed by the Elemen=.
The Implemen=a=ion S=ra=eg7 is where ~:he Elemen~ is brough~ in=o effec=.
Included are ~he Goal, Objectives, Policies and Fu=ura Land Use Hap.
The =bird secCion consists of Suppor= Documen=: Land Uae DaCe and
Analysis. The information found =here provides a basis for ~he Implemen-
~a=lon s=race&y and sezves ~o mesC =he requirements of Sec=ion 9J-5.006,
Florida Adminis=ra~lve Code, minimum requlremen=s for.abe Future Land Use
~..
The geographic framsvork for ~rovch in Collier County is established
.,.:: by the I~Acure X.and Use Element. As such, the Element is central
planning for and nanagelenc of natural resources, public facilities,
coastal development, housing and urban design. The Element is also
r.~;/ important to the Coun~y°s system of land development regulation and
?~ Co private property rights.
The purpose of the Future Land Use Element is Co guide decision-
making by Collier County on regulatory, financial and programm~tic
matters pertaining to land usa. Host directly, this Element con-
trols the location, ~ype, interplay and timing o£ new or revised
'uses of land. The land uss strategy in chis Element is closely
coordinated with a strategy for provision of public facilities as
found in the Capital Improvements and Public Facility Elements of
this Crow~h Management Plan.
. This Element is ba~ed in large part on the Pu~re I.and Use Element
adopted as parc of ~he 19~3 Collier County Comprehensive Plan. The
land use strategy put forth in ~hat Plan has served Collier County
well therefore a general continuation is provided. The best charac-
teristics of the 1953 Comprehensive Plan include ~he use of a
binding Future Land Use Map with designated 'Urban' a~eas and the
confinement of intensive Zoning Districts thus intensive land uses
to those areas; and Cha use of a Poin~ Ratin& System to determine
; permissible residential densities. An Evaluaclon and &ppralsil
Report on the 1983 Plan is included in the Support Document Co chis
Element.
In addition, chis Element is based on the Support Document: Land
Use Data and Analysis and the sum~ation of the detailed planning
' · conducted for each of cha o~her portions of the Crowth Management
Plan. Dace, analysis and implementation strategies from the various
elements have contribu~ed Co the geographic ~ramewo~k through
configuration of the designsnions on ~he ~ucure Land Use Map and
associated standard~ £or use of land.
· New and existing remearch and literature have also concribu~ed
the Future Land Use Element. A reference list of pertinent
Cure is found within the Support Document.
The grace Comprehensive Plan and the Southwest Florida Regional
Comprehensive Policy Plan fozm another basis for the ~ucure Land Use
Element. Chapter 16~, Florida Statutes, the 'Local Comprehensive
Planning and Land Development Regulation Act' and Chapter
Florida Administrative Code, '~lnimum Criteria for Revie~ of Local
Comprehensive Plans and Dete~ainaCion of Compliance' provide
tailed re~uirements on the scope and content of the Element.
~ Finally, major comtribu~ions to this Element have been provided by
~=- the public through the Collier County Growch Hanagement
'ii Advisory Committee, Collier County Planning Commissiom and other
groups and ind£viduala.
C. UNDEREYING CONCEPTS
The land usa strategy established by this Element ia baaed on a
series of concepts which em,~rge from the foundatiom cl~ed earlier.
,,..~ The policy direction and i~)lementation mechanism~ closely relate
~" these underlying c.3ncepts.
Pro~eccion of Natural ~es,urce Systems
'Collier Count7 ia situated in an unique, sensitive and incensely
interactive physical envirow~ent. Natural resources are abundant:
a subtropical climate with annual wec and dry seasons; enormous
groundwater produc~iviTy; vast wetland areas; large ranges of
habitat with diverse and un].que flora and fauns; excerm£ve and
highly productive estuarine systems; and many miles of sandy beach.
These natural resources perform functions which are vital to the
health, safety and welfare cf the human population of the County,
and serve as a powerful ma~r. ec co attract and retain visitors and
residents. Therefore, protection and management of n~cural resourc-
es for lon&-Cerm viability is essential to support the human popula-
tion, ensure a high quality of life, and facilitate economic
development. Important to =h~s concept ~a management of natural
resources on a system-wide basis.
~,. The Future Land Use Element is designed to protect and manage'
~"".' natural resource systems ~n several ways. Urban Desl~rmted Areas on
~:: ~he Future Land Use Map are located and configured to ~uide concen-
. Crated population growth and intensive land development away from
~ areas o£ grea~ sensitivity and toward areas more tolerant co devel-
?. opmen~. Within the Urban Designated Areas this Element encourages
Planned Unic Development zoning and assigns maximum permissible
.i,.. residential density based on the gross land area Through site plan
review procedures in the County's Land Development Regulations land
alteration and construction is guided to the portions of the proper-
~y more tolerant ~o development, thus in ef£ecc an on-site transect
'ii'.' o£ development rights. Also, a broader Trans£e~ of Development
Ri&hts provision exists in County Land Development Regulations.
An Area of Critical State Concern Overlay is included on the Future
Land Use' Hap to ensure implementation of all applicable Land Devel-
i. opmenc Regulations in the Ok~loacoochee Slough, Big Cypress Swamp,
FakahaCchee Strand and Ten ~ousand Islands areas. To be a parc o~
~he County's Land D,evelopmenc Regulations are standards for protec-
tion of groundwater parttculnrly in close vicinity to public water
supply wells as explained in the Natural Groundwater Aquifer Ra-
;~ .charge Element.
Of crucial importan¢:e to the relationship be=ween natural resources
and land use is the completion and implementation of multi-objective
scr in Management
.. ~ Element. ~&ter is the graa~ ~ntegrator of the physical environment
in that it links ~ogethe~ dyvmmic ecological and human systems.
T~erefora, the watershed management plans must take into account not'
only the need for drainage and flood protection but also the need co
maintain water cable levels and an approximation of natural d~s-
charge to estuaries. The watershed ma~gemenc plans will have
~l~cac~ons for both water ma~gemenc and land use
Finally, natural r,sources ara also protected chrou~ close spac~al
and ca.oral coord~naC~on of land davelopmenC wl=h che
of adeq~=a lnfras=~ccure (public or private facilities) Co ensure
opcimlzad acco~o~%C~on of h~n ~ac=s parclcularly ~n rela=lon co
water supply, sewage Crea~enc and management of solld
coordlnaCton la accomplished through the provision of publlc faclll-
ties as de~alled ~n the Cap~cal I~rovemenC and Public
'Elements and =hrouf~h =he ~vel of Se~cl S=an~rds found hera~n.
Coordination of ~nd Usa and ~blfc Facile=fas
AC the heart of Flor~'l ~rowch Kana~emen= AcC (~apCer 163,
Florl~ S=aCuCel) il Cbs requiremen= cha~ adeq~ce sa~ce by public
fac~l~cies must be available ac the cime of demand by new develop-
meat. ~is requirement is achieved by special coordi~Cion of
public fac~licies w~ch land usaa chrough cbs Future ~nd Use Map;
and Cemporal coordination cbrough ~vel of Semite Standards.
~vel of Semite Stan~rds are b~ndins, no ~i~l local Development
Order ~y be issued which ~s hOC co~lscenc wi~ ~he Concu~ency
Hanagemenc System. Binding ~vel o~ Semite Standards have been
established for roads, water supply, sewage crescent, waCer manage-
ment, solid wasCa and parka. ~ile =he scan~rds in =he Cap~cal
~,~' Improvement and ~bltc Facil~ Elements se~e Co ~de publl6
provision of lnfrasc~c~re, within the context of che Future
Use Element che SCandar~ se~e co assure =he availability
. adeq~ce faciliCies whether public or private.
~e Urban Semite Area concept man, fasted in chfs Element As c~cial
~ Co successful coord~naCion of land development and the prov~sion
adequace public facilities. XC is within Urban Designated Areas on
the Future ~nd Use Hap ~haC Cha more intensive Zoning DisCriccs are
'" pe~ssible ~hus the more ince~ve land uses. Since Urban Desig-
ns=ed Areas are where in=ensive land ~es are ~ide~, i= is also
~ where fiscal resources are concen=ra=e~ for =he provis~on .f roads,
', water supply, seva~, ~rea~men~ an~ water ma~gemen~. Also, facile-
=les and semites such as parks, gove~en= bu~ldings, schools and
?: emergency semites are prl~rily lots=ed wi=him Urban Designs=ed
Areas. ~=side of =he Urban Desire=ed Areas only lower in=e~t=y
land ~e Is pe~ssihle =bus fewer roa~ and a lower level of wa=er
.. managemen~ is provided and ~hera is no, or ve~ limited, central
'. wa~er and sewer. I~ is imporcan~ that the Urban Desl~ated Area hOC
be so large chac public facilities ca~oc be efficiently and effec-
C~vely planne~ ~or and delivered; and hoc be so s~ll ~hac =he
'supply of land available for development is exCremely limited
resultant lack of s~ce salec=lon opCions and co~eC~C~on leading
ffi 000 ..
~':' LO-I-3
:'..~
elevated land prices. Xt is also important ~hAt ~he time £ramee for
land use and public facili~ planning be coordinated as discussed
la,er in this Overview.
Two major coastal development issues in Collier CounT are the
. protection of natural resources and the balancing o~ risk in ~A~ural
' hazard areas.
Extensive populated areas in Collier County are vulnerable to
periodic salt water inundation from tropical storms. It is extreme-
ly important that nn acceptable balance between at-risk population
and evacuation capability be achieved. In addition public and
private investment in such vulnerable areas must.be carefully
'considered.
-' This issue is addressed here and in the Hurricane Evacuation Element
through several measures. A Coastal Hanagement Area is identified
on the Future Land Use Hap essentially as all lands seaward of U.S.
41. This line is based on the close fit to the storm Category 1
SLOSH area (potential for salt water flooding /rom 1 storm in 12
years) and evacuation planning areas. ~lthin the Coastal Management
Area maximum permissible residential densl~7 is limited in recogni-
tion o/ the level of risk. the existing de/iciency of evacuation
shelter space and existing patterns o/ density. A Co~stal High
Hazard graa is identi/ied in the Hurricane Evacuation Element and
policies are provided. Finally, coastal natural hazards ars ad-
.., dressed through L~nd Development Regulations already in effect
relating to coastal building standards per Chapter 161, Florida
" Statutes, and protection of structures £rom ~rlooda per County'
participation in the ~ Flood Insurance Program.
An emerging issue ia Collier County is the availability of adequate
and a/fordable housing for low and moderate lncoaa populations. The
l~ture Land Use ~lsment encourages the creation of affordable
housing through provisions which allow for increased residential
" density if the proposed dwelling units would be affordable based on
the standards found in the Housing Element.
The report of the Regional/Urban Design Team for the Naples area
dated April 1987 and subsequent recommendations o/ the R/IIDAT
Citizen Committee provide another underlying concept, l~hlle the
Growth lianagement Plan as a whole provides the requisite foundation
for superior urban design through a sound framework for growth
(protection o£ natural resources, thoughtful guidance of land uses,
adequate public /acilities and adequate housing), the Future Land
Use Element provides several additional measures.
LU-I-&
I~aJor attention is given Co cha patcec~s of commercial development
in Collier County. Concern about comerciel development re,aCes to
transportation in. acts both on a micro (access to road network) end
macro (distribution o~ c~p attractors and ~esu~an~ ove~a~
circulation) level and lC relates Co aes~beCics and sense of place.
~l~h~n ~he Traffic Circulation Elemen~ a co~men~ ~o adop~
dards ~or road access a~ a parc o~ ~ha ~nd Development
is included. ~e ~u~u~e ~nd Use Element includes i~oved loca-
~ional c~l~eria ~o~ co~e~c~a~ development. Also, ~his Elemen~
provides ~or Co~ercial Activity Cen~ers located away ~rom areas
svbJec~ co Ions range ~ra~lc congestion.
~e Ac~lvl~ Cen~ers are in~ended ~o provide for concentrated
co~ercial developmen~ buc with carefully con~l~red access ~o
'road ne~ork. Super~o~ u~ban desi~ is ~here~ore p~omo~e~ by
carefully managing ~oad access, avoiding co~e~cial s~rip develop-
menC, i~rovins overall ~ra~fic circulation pac~a~s and p~ovid~ng
~or co~i~ focal po~n~s.
A second u~ban desf~ initiative rala~es ~o Co~ido~ ~seman~
Plans. ~e F~ra ~nd Use Element co~s Co ~he comple~ion
such plans ~o~ ~o roadways ~ni~lally and ~o excsnd ~h~ concap~ ~o
o~ber roads in ~he ~u~re. ~.e plans will idenc~y an urban design
~hame ~or a pa~icular road and reco~end a package o~ ~nd Develop-
menc Re~la~io~ (land use, he~gb~, setback, lan~cap~ng,
l~gh~lng, e~c.) and public wo~ (landscaping, li~InS,
e~c.) ~o ~chieve ~ha~ ~hema. ~e C~ o~ Naples and Collie~ Co~cy
are coopera~inS on ~he firs~ roads ~o be crea~ed wi~b ~hia approach.
A~Cen~lon has bean devoted ~o i~rovtng ~he land ~e
process ~hrougb a~ral~h~ fo~a~d requi~emencs and procedures.
bas lead Co ~he s~le and s~c~re o~ ~his Plan; a co~i~an~ ~o
reorganize ~he Co~s developmen~ review process; and ~hrou~
~u~u~e e~or~ ~o compile all ~nd Developmen~ Ra~la~io~ ln~o
single code.
l~o~an~ ~o ave~ facet o~ chis Elemen~ As main~a~nca o~ A careful
balance be~ean private property ~igh~a and ~he general public
interest. Although sold land use ma~gemen~ by de~lnl~ion es~ab-
lisbes limits on use o~ p~oper~, care has been ~aken co e~ure ~he
limits a~e rational; fair; basa~ on ~be beal~b, safety and welfare
o~ ~he public~ and ~hac d~e process is provided. O~ par~icula~
importance is ~he issue o~ vested rights which is add~essed la~e~ in
Coordination o~ tandUse and : ,= --._- _ - .- ._.
facilities planning be coordinated. During the development of this
Growth Management Plan it became clear cPm: an incongruity exists in
th·t under the 1983 Collier County Comprehensive Plan enough land in
the western coastal ·rea was desi~nated Urban for approximately
317,200 dwelling un[ts (exclusive of City of Naples) which would
take until the year 2050 to l)ulld-out. Of this approximately 53,800
dwellin& units were built and 120,100 dwelling units Zoned but
unbuilt aa of January 19S8 (c~xclusive of City of Naples). In the
Immok·lee Urban Area enough l~nd had been included for · build-out
time horizon of 2105. This is contrasted by the time frames for
public facility planning which are at 10 years for ·ll facilities
except to·ds where a 2015 plan for the majority of the western
coastal Urban Designated Area is nearing completion. The 2015 plan
is designed to accommodate approximately 153,~00 dwelling units .
(exclusive.of City of Naples)
: As previously discussed, Level of Service Standards for public
facilities which are binding on land development are ·dopted for
i: roads, water supply, sewage treatment, water management, parks and
'z: solid waste. Of these, the first four are most closely tied to the
development of · property - adequate roads, water, sewer ~nd water
management must be on or adjacent to m property for it to be devel-
opable. Parks ·nd ~olid waste are a maC,er of ensuring adequate
countywide capacity. To narrow the issue further, it is reco~nized
that the approach to adequate water man·dement is regulatory - ·
level of on-site atom flood prbtection is required. In the case of
water and sew. r, althou&h Co=sty provided systems are substantial
and expanding, a large amount of such service is self-provided
.. without major adverse ramifications. Thu~, the critical issue
becomes coordination of land uss and transportation time frames.
The difficulties that this incon&ruity could lead to include:
An internally inconsistent Plan;
Failure to reserve adequate right-of-way at time of zonin&;
Condemnation of land after zoning or after development in order
to obtain adequate right-of-way;
Temporary prohibitions on issuance of Development Orders due to
.- violations of ~vel of Set-vice Standards; and
Progressive lowering of Imval of Service Standards.
This Growth Management Plan responds to the time frame discrepancy
through immediate action and through process oriented commitments.
First, the Tr·ffic Circulation Element includes an Objective to
~.~.
coordina~e vi~h the Future Lend Use Element and a poI~cy to complete
long renge ~ransporca~lon planning vhich coincides v~th the time
frame of the Future Land Use Hep. Second, the Density l~ating System
has been adjusted to moderate maximum pe~missible densities in areas
subject to IonS range congestion. Third, commercial development
opportunities in tbs form of Activity Centers are provided ·way from
areas subject to IonS range traffic congestion. Level of Service
Standards that are binding on the issuance of Development Orders are
adopted aa part of this Element, as well as the Capital Improvement
Element. F£nally, a Zoning Evaluation Program has been established.
The areas identified ss subJuct to long range traffic congestion
consist of the western coastal Urban Designated Area seaward of a
boundary marked by Airport Road (including an imaginary extension
north to the Lee County boundary), Davis ~oulevard, County ~srn Road
'·nd Rattlesnake Ha~nock Road consistent with the Activity Center's
residential density band located at the southwest quadrant of the
intersection ofR a~lesn·ke Hammock Road and County Road
(including an imaginary extension to the east). The basis for
determination is the proposed 201~ Transportation Plan which
£orecas~s future land use based on existing development, potential
development ·nd population projections. The land u~e forecasts are
the basis for projected unconstrained traffic circulation from which
once compared to thfl existing roadway network future ~oadway needs
are derived. Since the 201~ roadway needs have not met with public
acceptance, concern has developed about the acceptability of the
roadway needs anticipated by 2050, tbs time frame'of the western
coastal Urban Designated Are·. Therefore, the strategy discussed
above is promoted (i.e., extend time frame of transportation
planning, moderate maximum permissible densities in areas subject
Ions range congestion, provide commercial development
which serve to modl£y the overall traffic circulation pattern and
reevaluate existing zoning).
Standards ~or adequate service for roads, water, sewer, water
management, parks and solid waste are adopted ·sa pa~t of this
Element as well ·s the Capital Improvement Element. ~/hlle · major
purpose of the standards in the Capital Improvement Element is
drive the funding of £acllity expansion commensurate with the demand
created by population growth, the major purpose for inclusion in
this Element is to serve as a regulatory tool.
Objective 2 states:
· . . No local Development Order shall be issued unless
quired public facilities meec the requirements of the Concur.
rency ~nagement System found An the Capital Xmprovement
Element . . .
As discussed in the previous section, inplement&tion of the Scan-
dards will rely on the following strategies:
Parks - Annual Certifica~ion of Adequate Capacity;
Solid Waste - Annual Certification of Adequate Capacity;
~ater Management - Project-Specific Regulatory Requirement;
Sewage . Project-Specific Capaci~-y Test (may be provided
publicly or privately aa a central or individual system);
Water - Project-Specific Capacity Test (may be provided public-
ly or privately as a central or individual system); and
. Roads - ProJec=-Specific Capacity Test.
I= is reco~nized that difficulties may arise in situatior~ where
County ia not providing the facility or service but is responsible
::[. for implementation of · regulatory Level of Service Standard. This
is the case with State Roads running ~hrough ~be Count-y; with
.,' independent and Clt"y of Naples water and sewer districts within the
County; and conversely, with County Roads running through the City
of Naples. In these instances effort bas been made t8 coordinate
tbs "regulatory" Level of Service Standard with the "funding" Level
o[ Service Standard. However, if there is a failure by the service
provider, adjustment to the regulatory effort may be forced. For
example, iff the State Department of Transportation allows a road to
.. fall below its ·funding" standard (which is the same as the County's
,. "regulatory" standard) and there is no commitment to accelerate
funding and construction, four options appear available:
A moratorium may he imposed but may not be sustainable if
there is no commitmen~ to improve the road by a definite
and reasonable time;
The County may improve ~he road;
The private sector may improve the road; or
The regula:ory Level off Service StancLard may be lowered
~hrough a ¢omprehermive Plan amendment process that would
take about six months.
The issue of vested rights for approved buC unbuilt development is
an impor=ant confiders=ion in the Future Land Use Element. The
~.. issue emerges with regard co existing zoning which is inconsistent
with this Plan; with regard co the magnitude of approved but unbuilt
residential dwelling uniCs in relation Co Cbe difficul~y of fora-
casting development trends and resultant facility needs; with regard
~. to transportation planning ~ime frames and right-of-way needs; and
~:' with regard to approved but %mbuil~ commercial zoning in light of
Cbe Commercial Land Use Study which found tbac of the approximately
&0500 acres of commercially zoned land in the County as of 1986°
only 2~% is develop,d (see Suppor~ Document).
i:~' 'This Growth Man~gem.en~ Plan responds Co the vested rights issue by
establiehlng a program which reviews all previously approved zoning.
Within three years After Pla~t adoption, all zoning will be reviewed.
If it is determined ~o be inappropriate and is not vested, cbe
· zoning will be adJumced to an appropriate classification. Annually
· ~here&fter, zoning will be reevaluated on ~be fifth anniversary of
· ice approval. This Plan commits ~o establishment of such a process
by August 1989 (see Appendix ¢ of the Support Document for a como
~ plete discussion of the vested rights issue).
E. FUTURE L~ND USE ~
The Future Land Use Hap depicts ~he desired extent and geographical
dis~r~buciom o~ lane! uses in ~he County. Mixed use categories are
used ~o generally describe ~he character of allowed development. ''
Within each of thesa ca~egorAes, & range of uses are permicce~ based
upon specific s~andards as described in the Description Section of
this Element. These, uses include residen~ial, commercial, industri-
al0 agricultural, recreational° conservation, educational and public
facilities.
The Future Land Use Map series includes seven additional maps:
Future Land Use Map - Public Facilities, which shows exis~ln~ and
planned public facilities; Pu~ure Land Use Hap - ~a~ural Resources:
Wa~erwells, Cones o£ Xnfluence, Rivers, ~ays° Lakes, Floodplains,
Harbors and Minerals (~his map also shows those properties proposed
for public acquisi~ion by the State Department o£ Ra~ural Resources0
Conservation and Recreational Lands Program (CARL) and ~he South
Florid~ Wa~er ~anagement District's Save Our Rivers Program); Future
~Land Use Hap - Natural Resources: Wetlands; Future Use Map -
Natural Resources: Future Land Use Hap - Natural Resources: Soils;
and Future Land Use Hep - IntersPaCe Accivi~-y Center (three maps
'showing the boundaries of the Activity Centers located a~ ~e ~hree
Xn~ers~ace Interchanges).
With ~he exception o~ Activity Center maps, ~bese maps are located
at ~he end of the Future Land Use Element. Activi~-~ Center maps are
°located within the Element.
e
GOAL:
qualt~ ~eural and h~an e~tro~en~ with a well pla~e& mix of
ble land ~e~ which promote ~he ¢~lic'a health, aafe:y and welfare
cons[a~en~ w[~h S~a~e pla~[ng requirements and local desires.
1JLI-IO
Unless otherwise permEtced En thee Growth H&nagament Plan, new or rsv~sed
uses of land shall be coneEstent wEth designations outlEned on the Future
Land Use Hap. The Future Land Use Map and companion Future Land Use
Designations, Districts and Subdistricts shall be bindEng on &l~ Develop-
ment Orders effective wlth the adoption of this Growth Management Plan.
Through the magnitude, location and configurat~on of Ets components, the
Future Land Use Map Ks desEgned to coord£nate land use with the natural
environment including topography, soil and other resources; promote ·
sound economy; coordinate coastal population denslties with the Regional
Hurricane Evacuation Plan; and discourage unacceptable levels of urban
sprawl.
FUTU~ LAN9 US~ ELD~NT .
POLICY 1.1:
~' ~ The UP. BAN Futura Land Use DeslS-nstion shall include Fu~u~
D~s~r~c~s and Subd~s~rtc~s for:
A. ~ - ~I~D USE DES~I~
;,, · (2) Urban Res~denCial Fr~n~e
(2) Futur~ Activ~ Center
',:~, (3) ~ Na~bo~hoo~ Co~e~c~l
:.,>., (1) Ind~trial ~de~ Criteria
Stan~rds and pe~[t2ed uses for each ~r~ ~nd Use District and
Subd~s~r~c~ are [den~iff~ed in ~he D~sl~2[on Desc~lp~ S~c~on.
~ , ~e A~I~~ h~re ~nd Usa Dasl~ation shall ~nclude
~nd Use Districts and 3ubd[str[cts for:
A. A~I~~ - H~D USE DIStil.
" (1) A~r~cultural~es~dential Subd~stric=
~: (2) Co~ercial under Criteria
~,~ ~.. C. R~ - S~ ~ DIS~I~
S~andards and pe~[tted ~as for each ~=a ~nd Use Distric~ and
Subdis=ricc are lden=if~ed tn ~he Desi~a=ion Description Sec=ion.
POLI~ 1.3:
~e ESTATES Fu=ure ~nd Use Designation shall lnclu~ a Fu=ure ~nd Use
Dls~ric~ and Subdistrict for:
A. ESTATES - ~D ~S~ DIS~I~ (1) Ras~dan=~al E~=a=es S~d~s=ric=
(2) Co.arc,al ~der
S=an~rds and pe~[=t~d ~es for =he Fu~re ~nd Use D~s=r~c= and
Subdis=r~c=s iden=[f[ed ~n =h~ Desi~=~on Descrip=~on Sec=~on.
'::,~'/; ~ ~ - I - 12
ll~rlmE ~ USE ELKNENT
I~LICY 1. ~:
~e ~NS~VATION Fu~r~ ~nd Use D~si~lcion shall includ~ a Fu~re ~nd
~s~ D~s~ric~ and S~dincricc for:
A. CONS~VATION - MIX~ USE DIS~I~
S=an~r~ and p~==~ us~s for =h~ Fu=urs ~nd Uss D~s=~ic= and
Subdis~ic~ are ldenC~fied in ~ Dest~on Desc~lpcion Section.
In order to ensure the coordination of land use with the availability of
public facilities, the following standards for land development shall be
required by the time mandated for the adoption of Land Development
Re~ulations pursuant to ~hapter 163.3202, F.S., including any amendments
thereto. No local Development Order shall be issued unless required
public facilities meet :he requirements of the Concurrency Ma~&emen:
System contained in the Capital ~rovemen: Element. A le~el of
ordinanc~ will be prepared as part of the land development re~laclo~
that will provide ~ldalines to [~lemen: level of se~tce stan~rds.
"~cal Development Order" shall ba defined as any approval 'by the Co~
havin$ the effect of pe~ittin& development.
.:
,'. , Level of Service Standar~ - Roa~a
Adequate capaciC~ shall be av~ilable aa de~lne~ by
~ Capital I~r~ement Element. ~ parc
Se~ce ordinance and ~mplemen=inA proart, a ne~ork of "envelopes'
shall be developed around ma~or roa~ se~encs
': arees where development ~ay i~acc that road. ~y re~laco~ measures
resulcinS from an ~nsuff~c~enC ~val of Se~ice for a roadway shall be
applied =hrou~houc an enCOre 'e~.lope'.
]::~ ara based on peak season peak hour wolfe.
~vel o~ Se~lce Scan~rd - ~acer Supply
Adequa=e capac~ shall be available as ~efined by
~e Capi=al I~rovemenC Element.
~' ~vel of Se~ice Scan~rd - Sewage
Adeq~Ce capaci~ shall be available ~ ~fined by =he scan~r~ fo~d in
~,. =he CapiCal I~rovemenC ElemenC.
~vel of Se~ice SCan~rd - ~aCer Ha~gemenc.
Adeq~Ce ~lood proCecC~on shall be available as defined by the sCandards
~n ~e Cap~cal X~rovemenc Element.
~vel of Se~lca Scan~r~ - Par~
Ade~Ce capacicy shall be available as defined by cbe a~n~rds tn =he
CapiCal Improvement ElemenC.
~vel ~ Semite Scan~rd - Solid
AdequaCe capacl~ shall be available as defined by
Caplcal Improvemenc ElemenC.
OBJ £CT~VE 3:
In order co ensure protection of n&cural and historic resources, ensure
the availab£1i~y of suitable land £or uCllicy
~ency o~ developmen~ wi~h level of se~ice s~an~z~, p~omo~e co~a~ble
land uses within ~be ai~o~ noise zone an~ generally p~ovide fo~ manage-
men~ o~ g~ow~h in an e~icien~ and e~ec~tve manner, ~ba ~ollowing
~egula~o~ s~a~eg7 shall be follow,ed:
~nd Developmen~ Re.la.ions ~o i~,lemen~ ~his ~b ~nagemen~ Plan
shall be adopted and codified and ~be developmen~ ~eview p~ocess shall be
evaluated and improved by ~be ~ime manda~e~ ~o~ ~be adoption
Development Re~la~lons pu~s~n~ ~o ~apcer 1~.~202. F.S.. including any
~en~en~s ~be~e~o. ~esa Ea~la~lons shall encourage c~ea~ive solu~ions
which add~ess ~be unique zl~ac~o~
LU-I-16
~q
~:"~ Adop~ land Developmen~ Re~ulatior~ that contain provisions ~o implement
'~' Chis GroUch ~anagemenC Plan and which ac · minimum:
A. Regulate the subdivieion of land. The existing suhdivieion erda*
.~. hence shall be updated and procedural requirements streamlined.
B. Protect environmentally sensitive lands and provide fo~ open space.
~is shall be acco~ltshed in part ~hrou~ integration o~ State o~
~:. ~lo~ida ~ig C~ress ~ea og Critical State Concem re~laCio~ into
~he ~nd Developmen~ Coda.
C. Regulate areas subJec~ ~o saa~o~l and periodic ~looding and provide
~or drainage and sco~aCe~ management. ~ls shall be acco~l~shed
through con~inued a~erence ~o Sou~h ~o~i~ 9ace~ Eanagemen~
Dls~=ic~ Su=face ~ater ~gemen: re,lacier.
D. Pro~ect potable wa~er wellfields and aquiffer recharge areas.
shall be accomplished ~rough ~he creation and lmplemen~aCicn off
wellfield pro,ecg[on ordi~nce. ~e ord[~nce shall establish cones
off i~luence based on groundwater ~ravel ~ime, restrict land ~es
and acnivi~ies within the cones off inffluence and establish develop-
men~ s~andards for those activl~ies beyond ~he cones oi i~luence
which may endanger the wellfiel~ and aquifer recharge areas based
'; on their potential for pollution.
E. Ee~late sign·ge. ~a ~xis~lng ~l~ Ordl~nca shall be up.ted. As
,, a mtnlm~, the ordinance shall ~end ~he free,egg requirements for
sics, consider allowing shared si~ for smaller properties, define
~ems within the ordnance co clarify i~s lnten~ and es~blish
mortization schedule for non-confo~lng sics.
F. Ensure safe and co~enienC on-site ~raffic flow and v~hicle parking
needs through strict enforcement of the Zoning Ordl~nce and dowel-
.. opment of detailed s~te planning gnd desi~ s~an~rds including
access requirements from roadways, lt~t[ng, surfacing materiels,
locational requirements relative to the pa:col ~hey se~e and
landscaping and buffs:lng
C. Provide ~hat no '~cal Developmen~ Order' be issued unless required
;~1;~. p~ltc facilities meet the requirements of the Concurrency ~nage-
meet System contained in the Capital I~rovemen~ Element. "~cal
Development .Order' shall be defined as any approval by the Coun~
having the effect of pe~it~in$ development ~o occur. ~e ~nd
Developm~n~ Regulation which implements ~he Concurrency Mana~emen~
[~ System shall include provision for review of existing and pla~ed
public facility capacity relative to existing and co~ted land use
a~ time of application for rezoning, definition of and prohibition
of issuance of a 'local development order" ~hat would be inco~is-
/~'. tent with ~he Concurrency Manfl~emen~ System and es~ablis~en~ of a
time limi= on zoning approvale, requiring the= If no development has
occurred within a defined period of time al=er approval of a zoning,
· aj.~er classification.
~. H. Ensure the availability of suitable land for utility facilities
necessary to support propossd development. For privately provided
fac£1ities this shall be acc~mplished through continued co~plience
with the Zon~n~ Or~nanc~ which requires the identification an~
location of all u=ili=~es which w~ll s~e =he development.
I. Protect h~s=orically s~f~canc properties. ~s shall be accom-
r~co~endations In =h~ H~s=o=ic and Archaeological Su~y.
and m~=~a=ion for ~o~ h~s=or~c resources on a proper~ as a par=
of project review aC =[me off razon[n~.
J. H~=i~a=a incompatible land u~es, wish ~ha area ~s~a=ed as
Naples A~or= ~o[~e Zone recaiv~n~ f~rs= prior~ Zone. ~s shall
be acco~lishad =hrou~ adoption of re.la=Ions which require
soundprooff[n~ for all new res~den=ial s=~c=~s w[=h[n ~he
Contour as idan=if~.d on ~he Fu~ra ~nd Usa Hap. Also, all proper-
' =y records oE the Coun~ shall indicate ~ha= =ha respective proper-
t[as are wi=bin the Al~or= No~sa Zone. ~a bounda~ of ~ha Naples
A[~or= Noise Zone sha~l be ~ada co~is=en= w~=h =ha 6~ ~N con=our
iden=~f[ed [n =ha ~aples A~or= Par= 150 Study when approved by =ha
Federal Aviation Authorl~.
Establish procedures =o noctfy che Naples A~or= Au=hor~ of all
development proposals within 20,000 fee= o~ =ha a[~or= ~ch exceed
ha[~h~ standards established %y =ha Fe~ral Aviation
K. No development orders shall be issued which ara inco~s=en=
~he Growth Hanasemen= Plan, e~cep= flor prel~mina~ developmen=
'"': orders where a Co~a=~b~li=y ~caption has been ~ranted or where a
positive De=e~[na~on o~ Vested R[Sh=s has been made. A
. reaval~=ion prosr~ shall be adopted as a ~nd Development
-~..,= Regulation =o identify and aval~=e ~rovad bus zoned propers.
In ~his regard, =he County's ~nd Development Re~lations shall
..:: establish a process and cra=iris (1) =o de=e~[na whether =he zon~n~
on such a propar~ is consis=enc w~h ~he Growth He. semen= Plan;
· ,' (2) =o da=e~[na whe~er Inconsistent zon[n~ on such a property
nonetheless compatible with surro~d[n~, ex[s=in~ land uses where
L consistent zoning would not be or whether another ~ncons[scen=
less Intensive zonin~ classification would also be compatible and
~'" would further the goals and object,yes of the Growth ~gemen=
Plan; (3) to dete~ine whether inco~[stent and lnco~atlble zon[ng
' on such a proper~ is nonetheless vested; and (4) to dete~ine ~o
what zoning classification inconsistent, inco~a=ible, non-yes=ed.
zoning on such a proper~ should be rezoned =o be co~[s=en= wl~h
,~ the Growth HanaGenen= Plan, and =o ac~lly acco~l[sh ~ha~
rezon[nS. ~y Compa~ibil[~ Exception granted ~s~ comply w~th all
other.requiremen~ of =he Crov~h Hanasemen= Plan.
~ls zoning reevaluation proEr~ shall be coals=ed for
unimproved property In ~he County by Janua~ 10, 1991, for
co~ercially zoned and non-residential proper~ and by Janua~ 10,
:'.. 1992, for all other proper=y. ~e Crow=h HanaEenenC Plan shall
,.,,,, ~ended in the ~en~en~ cycle nex~ ~o~l~.vin~ ~he issuance of any ..
Compa~b£11~ £xcep~on, pu~sunnc ~o Section 163.3187, Flor~d~
$~atu~as, ~o ~aflec~ an7 land use changes required pursunn~ to the
iss~nce o£ any such Compe~ib~ll~ Exception. Building permits for
nny such Compn~b~l~ Excep~o~ shnl~ be con~nsen~ upon
Growth Manasemen~ Plan ~en~enc bein~ adopted. A~ all times,
p~oper~y shall be pe~ed a min~ bene~cial use subJec~ ~o ~be
o~ba~ p~ovis~ons o~ ~he G~ownh ~nagemen~ Plan. Ail Co~a~tb~l~
Exceptions a~d Dece~na~ions of Ve~Ce~ E~gbcs shall be subJec~ ~o
appeal ~o ~be ~oa~ o~ Coun~ Comissloners.
L. In orde~ to e~ure ~ha~ adequate public facilities are available
concurren~ wl~b se~tce demands generated by new growth and develop-
men~ in accordance w~h ~he requi~emenCs of ~he ~cal Cove~en~
Co~rebens~ve Planning and ~nd Developmen~ Re~a~lon Ac~, SecElon
'1~3.~161 e~. seq. Flori~ S~a~u~es (1g$7). i~ shall be ~be policy o~
Coll~e~ County Co achieve 'concurrency' ~h~ough a Concurrency
Hanagemen~ System adopted as par~ o~ ~bls Plan In the Capital
Imp~ovemen~ Element. In add~ion, as ~be second element o~
County's concurrency pzos~, ~he County shall, as a pa~ of
lend developmen~ re.la,ions ~o be p~epared and adopted w~hin one
year o~ ~be submittal ~e o~ ~his Plan, i~lemen~ a p~ogr~ ~o
b~ing pla~ed, pe~ic~ed and zoned developmen~ capacity in~o all~-
men~ w~b ~be capaci~ o~ exis~ng, prog~ed and pla~ed capital
improvements. ~e p~osr~ o~ alining davelopmen~ capac~ wi~h
capital imp~ovemen~m capact~ shall provide ~o~ ~he reco~ton and
p~oCec~ion o~ vested prope~ ~i~s and shall pzovida individ~l
prope~ o~ers wl~b a ~easo~ble oppor~l~ ~o cake4dvan~age o~
exiscinS inves~en~ backed developmen~ e~ecEa~i~.
~ pa~ o~ ~be p~ocess ~o ~o~la~e ~be ~nd Developmen~ Radiation,
developmen~ ~eview p~oca.s shall be eval~ed and improved by ~he ~ime
mandated for ~he adop~iou o~ ~nd Developm*n~ Re.la,ions pursuan~ ~o
~ap~e~ 1~.~202, F.S., including any ~en~en~s ~be~e~o. lmp~ovemenEs
shall focus on e~lciency and eEEec~ivenesa ~hrougb unifica~ion o~ all
rev~e~ s~a~ in a s~ngle o~saniza~ional unl~ and ~hrougb a s~re~lining
o~ procedures. Also, an assessmen~ shall be ~de o~ integrating all
appropriate ~nd Developmen~ Ee~la~io~ ln~o a single O~dinance.
In order to ~mprove coordination of land uses with natural and historic
resources, public faciiitles, economic development, housing and u~ban
desl~, the Future Land Use Element shall be continually refined through
detailed planning. Future studies might address specific geographic or
issuo &teas. Ail future studies ~ust be consistent wl~h the Growth
Management Plan and further its
~ 000 ~,~;250
: ' LU-I-20
~'~'RE ~D USE
A detailed Sector Plafl for Golden Gate Estates shall be developed and
incorporated into chis Crowth~ia~agemant Plan by Auks= 1991. ~ Sec=or
Plan shall address Na~=I1 Resources, ~re ~nd Use, ~a=er ~emenc,
urban des~ o~]ec=ives and recommend ~nd Developmen= Re~la=~ons and
Cap,Kal ~mprovemen=s =o acco~lishthose ob]ec~ves. Pla~ shall
co~le=~d for =he followin~ road corridors: Goodle==e Road and ~old~n
Ca=e Paz~ay from U.S. ~1 to Santa Barbara Boulevard. A ~Jor pu~ose of
the corridor pla~ shall Be eli~=~on or reduc=~on of
with ~he co~nl=y's charac=er.
~ Indus=rial ~nd Use S=udy shall be develoged and ~nco~ora=~d
~his Crow~h ~na~emen~ Plan by Au~s~ 1~9~. ~e study shall ~nclude a
de=a~led ~nvan=o~ of ~ndus~r~al ~es, proJec~o~ of demand for ~ndus-
trial land and reco~enda=ions for fu=ure land us, alloca=lo~.and
loca=ional cfi=erie. ~e s=udy shall be coordina=ed with =he Econoaic
Developmen= Council of Collier Co~=y.
POLI~ ~.4:
Access ~Eemen= Plans fo= each of ~he Ac=ivi~ Can=ars ~si~=~d on
=he Fu=ur~ ~nd Use ~p shall be d~veloped and ~nco~ora=ed
Growth ~emen~ Plan by Au~ 1991. ~e Access ~emen~ Pla~ are
in=ended =o minimize =he n~ber of access po[n=s to ~he roadway ne~ork
=hrou~ ma=hods auch as ffronta~e roads, b~ass roa~ and in=erco~ec=[on
of proJ~c=s.
Maintain and upda=s on an annual basis the followin~ demo~raphic and land
use info~acion: Exis=in~ ps.anent popula=ton, axis=ins
popula=[on, proJec=ed population, axis=ins dwe11[n~ unica and prolec=~d
dwelling ~lCs. Included wi=h =his da=a bass shall b~ a forecas= of the
~eo~raphic dis=ribu=ion of an=icipa=ed ~ro~h.
OBJECTIVE 5:
promo~a
sound
planning, ,n~ure compa~b~li~y off land usss and
fur~sr ~hs ~mplam~n~a~on off ~h,~ ~ra ~nd Uss Element, ~ha follow~n~
~ns~al land us~ pol~c~ss shall ~ ~lem~n~ed upon ~h~ adoption
Growth Manag~m~n~ Plan.
New residential zoning shall only be permitted at a density equal to or
less than the: defined by the Density Rating System. However, any change
to an existing Development Order, whether resides:iai, commercial or
industrial, which mee:~ all of the following criteria shall be deemed
consistent with the Fuuure Land Use Element:
order has received either a compatibility exception pursuant to Section
10 of the Zoning Reevaluation Ordinance (Ordinance 90-23. adopted }Larch
21. 1990), or an exemption pursuant to Section 2.6 of the Zoning
Reevaluation Ordinance which doss not require that the authorized
construction commence and continua 'in good £al:h; and
(2') The Board of County Commissioners finds that the change to that
development order is consistent with all other elements of the Growth
Management Plan; and
(3) The Board of County Commissioners finds that the change
by that development order or results in ocher significant benefits to the
County. For purposes of this provision, 'signl£1cant reduction' shall
mean a reduction in density or intensity equal to or greater than 20%.
£xemp:ions pursuant to Section 2.& of the Zoning Reevaluation brdinance
which do require that authorized construction commence and continue in
good faith may also be found consistent with .the Future Land Use Element
provided criteria 2 and 3 ars met and the reduction in dsnsiL~ or
intensity permitted by r. hat development order is equal to or greater than
Changes to approved pla~med unit developments r. hat have been determined
to be 'improved' under the zoning reevaluation program that do not
represent an increase to the approved density or intensity of use shall
also be deemed consistent under this policy subject to the requirements
of Chapter 380, F.$. for Developments of Regional Impact which are also
PUD's.
POLICY 5.2:
All propnsed development shall be reviewed for compliance with the
Comprehensive Plan and those found incompatible shall not be permitted.
POLI~Y 5.3:
Discourage unacceptable levels of urban sprawl in order to minimize cha
cost of community facilities by cc.nfining urban intensity development to
areas designated as Urban on tbs ~turs Land Use ~ap and by requiring
that any changes to =he Urban Designated Areas be contiguous to an
existing ~rban Area boundary.
00t1, 253
POLICY
New developments shall be compatible With and compllaaanta~-y to the
surrounding land
Encourage the ~e og existing land zoned for urban ince~ usts b~fore
pelleting d~velopmen~ of o~her a~ean. ~ln shall occur by pla~ing
the e~a~ion of Coun~ o~ed and opera,ed public fac[litie~ and
~o exi.t[n~ zoned land before ~e~[cing o~her area=.
Permit the usa of clu~cer housing, Planned Unit Development techniques
and other innovative approache~ to conserve open space and environmental-
ly sensitive areas. Amend the zoning and subdivision regulations aa
necessary to allow innovative land development techniques.
Encourage recognition of identifiable communities within the urbanized
area of western Collier County. Presentation of economic and demographic
data shall be baaed on Planning Communities and commonly recognized
neighborhoods.
Adult Congregate Living Facilities (ACLF) and other ~es of elderly
honsing shall be permitted within the Urban Designated Area at a maximum
density of 26 units per acre. Applications shall be reviewed on a case
i' by. case basis with the actual densit~ being calculated during this
· process. As part of the Land Development Regulations, the Zoning Ordi-
,h hence shall be ~mended to eetabl£sh permitted densities for this type of
development based on the size of the living units.
Props=ties which do not conform to the Future Land Use Element but are
im~ro~'ed or are found to have vemted zoning rights through the Zoning
Reevaluation Program described in Policy .3.1K shall be deemed consistent
with the Future Land Us,~ Element.
Exemptions based on ves~ed'rt~ht~ or compatibility determinatior~ that
are granted as provided for in the Collier County Zoning Eeevaluation
Ordinance shall be considered consistent with the Future Land Use
Element. These properties shall be considered consistent with the Future
Land Use Element only to the extent of the exemption granted and in
accordance with all other limitations and timelines that are provided for
in tbs Zoning Reevaluation Ordinance. Nothing contained in this section
(policy) shall exempt any developaent from having to comply with any
provision o£ the Crowth Hanagemen= Plan other than =he zoning
reevalua,ion program. ~ ~OOpA~[2~ ..
I..U-I-2~
OBJEGTIVE 6:
In order to provide safe, decent and san£tary housing for all Collier
CounTy residents, the r. umber of substan~rd housing units shall be
reduced by 10~ ann~lly after adopeicn and i~lemen~a~lon of ~he Housing
Coda Ordt~nce.
255
As part of the process to formulate Land Development Regulations, a
Ho, sing Code Ordinance shall be adopted by the time ~andated for the
adoption o~ Land Devalopmen~ Regulations pursuant to Chapter 163.3202
F.S., including any amendments thereto. The ordinance shall address the
minimum structural stand&fda for housing units.
The County shall continue to seek housing related grants ~hrough state
and federal programs. Eaamplee of these programs include the Communi~y
Development Block trent pro&ram (CDBC), the Community Rainves~ment Act
(CICA), the State Housing Finance Agency and the Farmers Home
Adm~nis tration.
: By August 1, 1989, a Code Enforcement Board shall be established. This _
Board shall have the au~ori~-y to impose fines and other non-criminal ''
penalties as a method to enforce the codes and ordinances of Collier
ili' County when violations occur. One of the codes that will be enforced by
this Board is the Housing Coda.
~" A detailed Sector Plan for the Imokalee Community shall be developed and
· incorporated into this Crowth Hanagement Plan by February 1991. The
Sector Plan shall address Natural Resources, Future Land Use, Public
~' Facilities, Housing, Urban Design, Land Development Regulations and other
co. nstderations. ~iaJor purposes of the Sector Plan shall be coordination
of land use and transportation planning, redevelopment or renewal of
:' blighted areas and alimin~,tion of land uses inconsistent with the
:!~ ' communl~'y~ a character.
LU-'Io2~
·
T~e followin~ section describes the land use dssl~nations sho~n on the
Fotura Land Usa Hap. T~ese des~S'~tclons ~enarally indicate the t~es of
land uses for which zon~n~ may be requested. However, these land usa
des~o~ do nec ~n~ee tha~ · zon~n~ reques~ w~l be ~pp~oved.
Requests may be den~ed by the Board of Co~ Co~ss~oners based on
criteria ~n the Zon~n~ 0rd~nce or in special ~Cud~es co.laced for
Count.
U~ban Desk.aced Areas on the ~tu~a ~nd Use H~p i~clude ~o
porc~o~ of Collier Count: areas w~ch ~he ~reacesc residential densi-
ties and areas ~n close proximity which hays, o~ are projected to
' Urban Desi~aced Areas acco~odate the ~]ort~ of population stench and
'~' thac new ~ncens~ve land.es be located w~thin them.
~e boun~ries of the Urban Desisnaced Areas have been established based
on severa~ factors including: pacce~ o~ existing development,
~' o~ approved buc u~u~c development, ~a~ ~esou~ces, racer ~nagemenc,
hurricane r~sk, ex~sc~n~ and proposed p~lic fac~lic~es as well
, population pro~ecc~ons and the land needed co accedence the
~e Urban Des~aC~on will also accedence fu~re nop-res~dent~al
~nclud~nS essential se~,~ces as defined by the nose recent Collier Coun~
Zon~n~ Ordinance. Other pe~cced non-residences1 land uses may ~nclude:
' pa~; open specs and ~ec~ea~on~l uso; water-dependent and
'... u~es (see Conse~aC~on l~nd Coastal Ma~emenC Element, Objective 11.1 and
~, ~nclud~n~ ~he policies for s~C~n~ criCer~a); child care cancers;
~.~ co.unity facilities such as churches, cemeteries, schools, f~re and
police sCaC~ons; uc~l~ and co~un~caC~on fac~l~cies~ earth m~n~n~, o~1,
excraccion and relaCed processing: aSricul~e; and crave1 Cra~lar
recreational vehicle parks prov~ed chac the follov~n~ criteria are nec
~he s~ce has d~recc access Co a road classified as an arCer~al and ~he
use w~ll be compatible ~ich surrcund~nS land uses. S~porc medical
facilities such as physicians' offices, medical clinics, crea~enc,
research and rehab~licative cenctrs and pha~c~es (as lon~ as che
:?.~ dom~nan~ use ~s medical rela~ed) may also be pe~ted provided they
located w~chin 1/4 m~le of hospitals or ~or CresCent cancers =hac are
' ex~sC~n~ or approved aC the C~me of Plan adopc~on. In addition, certain
land uses are per,COed under criteria as described 1aCer. ·
A. ~ - HIXED USE I~
land uses lncludinz single f~lly, ~lci-f~tly, duplex, mobile home
and mixed use (Pla~med UniC Development). Certain [n~uscr[al and
co~erc~al uses are also allowed under criteria.
~-I-27 ~'
FUTURE IAN9 USE ELDI~T
1. URBAN RESIDENTIAL SIIBDIgTRIC~
The purpose of this subdtsCrict is to provide for hi~her
densities in an area with relatively few natural resource
constraints end where existing and planned public facilities
are concentrated.
Maximum eligible reeidentiat density in the Coastal Urban
Subdistrict shall be determined through a Density Rating
System. Water-dependent end water-related land uses shell be
encouraged within the coastal region of this
This nay be accomplished by encouraging coordinated mixed-use
sites of wa~er-dependent'snd water-related uses through the
inclusion of other recreational uses which may benefit from the
proximity to and/or integration with water-dependent and
water-related uses. These principal uses may include
water-related parks, marinas (public or private), yacht clubs,
and related accessory and recreational uses, such as boat
storage, launching facilities, fueling facilities, restaurants,
and health clubs. Any water-dependent and/or water-related
land use shall encourage the use of the Planned Unit
Development technique and/or other innovative approaches to
conserve enTironmentally sensitive features and =o assure
compatibility with surrounding land uses.
Priorities for shoreline land use shall be given to wa=er
dependent principal uses over water related landuses. In
addition to the Criteria of compatibility with surrounding land
· ' uses and consistency with the siting policy of the Conservation
and Coastal Management Element (Policy ll.l.&), =he following
· land use criteria shall be used for prioritizin& the siting of
i,~. water-dependent and water-relateduses:
a. Presently developed sites;
b. Sites where water-dependent or water-related uses have
been previously established;
c. Sites where shoreline improvements are in place;
d. Sites where damage to viable, naturally functioning; and
wetlands or other environmentally sensitive features could
~ be minimized.
2. UP. BAN RESIDENTIAL FRINCE SUBDIgTRICT
The purpose of this subdistrtct is to provide transitional
densities be~w. en the Urban Designated Area and the
Agricultural/Rliral Area. Residential land uses may be allowed
at a maxi=ua d.nsi~y of 1.5 unite per gross acre subject to the
following cond£tions:
'::~, a. Ail rezom, s must be in the form of a Planned Unit
Develop-
ment; and
b. Proposed development in the area shall be fully responsi-
ble for all necessary water management in~rovemants,
~. including the rout[n~ of all on-s~te and appropriate off-
site water throu&h the project's water management system,
t and a fair share cost of necessary improvements to the CK
951 canal/outfall system made necessary by new development
in the azea.
i:~:)- 3. t~RBAN COASTAL FRINGE
The purposi of Chis subdistrict is to provide t~ansitional
· .'. densities be~een the toleration Desi~aCed Area and ch,
Urban Desl~ed Area. I~ includes =haC area south of US ~1
between the Ci~ of Naples and Collier-SemlDole State Park,
lncludin$~rco Island.
In order Co facilitate hur~lcan~ evacuation and Co protect the
adJacenC e~iro~encally s~lCive Conse~aCion Desisted
. maxim~ ot four d~ellin~l~s per acre. Rezones are
r~co~ended ~o be In ~he ~o~o~ a Pla~ed Un~ Development.
LUoI-29
3Z
,_ --~_ -_ ._ ;: - ;
base density of & residential dwelling units per gross acre is permic~ed.
However, that base levol of densiLTmay be adjusted depending on the
characteristics of the project.
Con~tstency with the following characteristics would add Co the base
(1) Co~erston of Commercial Zoning
If the project tn~:ludes co~erston of co~erctel zoning whlch ts not
adopted ~lttng criteria for co~erclal land use, a bonu~ of
dwelling units may be added for e~e~ 1 acre of co~erclal zoning
which is converted. ~ese dwelling units may be distributed over
the entire projec:. ~e proJec~ ~ be compatible with surroundln~ .
land ~es.
(2) Proxiai~ :o Activi~ Center
If the project ~s ~n close proxlmi~ to an applicable
Center, the following densi~ ~y be added:
If the project ~s within an Activt~ Center, ~ ~o 16':eskdenttal
~Cs per gross a~re may be paniC,ed.
If the project is w~ch[n 1 mile of the Activity Center, 3
rial ~:s nay be added.
~e densi~ bend around an Ac~lvt~ Center shell Be measured By the
radiel distence from ~he cen~er of the intersection around which the
Activity Center is sit. ted, If ~0~ or more of a proJec~ ts within
the densl~ band, ~he addltio~l de~l~ applies to ~he entire
project. Density bands shall no~ apply within ~he Es~a~es
Desl~t~on.
(~) Affordable
Provision of Affo:~ble Ho~tng as defined in the Ho~lng Elemen~
would add 8 ~elllng ~t~a per gro~s acre. ~t~ bonu~ may be
applied to port!o~ of projects. ~ Affordable Mousing De~t~
Bonus Ordinance ~s~ be adopted prior ~o application of this provi-
sion. Until the adoption of ~he ~nd Development Regulations that
define Affordable Housing and establishes a monitoring system, the
Ent~ ~vel Rental Housing provisions of the Zoning Ordinance may be
applied to this bon~ provision.
260
(~) Residanti&l ~nfill
To encourage residential thrill, ) residential dwelling units per
gross ecr~ may be added if the project is 10 acres or lese in eize
located within an tree with central public water and sever service.
The following conditions must be met: the project must be compati-
ble with surrounding land uses; the property in question has no
common site development plan with adjoining property; there is no
common ownership with any adjacent parcels; and the parcel in
question was not created to take advantage of the in-fill residen-
tial density.
(5) Roadway Access
Xf the project has direct access to 2 or more arterial or collector
roads as identified in the Traffic Circulation Element, 1
residential dwelling unit per gross acre may be added. Density
credits based on future roadways will be awarded if the developer
commits to construct a portion of the roadway (as determined by the
County Transportation Department) cr the road is scheduled for
completion during the first five years of the CXP.
Consistency with the following characteristic would subtract density:
(1) If the project is ~ithfn the area identified as subject to long
range traffic congestion which consists of the western co4stal Urban
Designated Area seaward of a boundary marked by Airport Road (in-
cluding an imagine~ extension north to.the L~e County boundary),
Davis Boulevard. County Barn Road and P~attlesnake Hammock Road
consistent with the Activity Center's residential density band
located at the southwest quadrant of the intersection of Rattlesnake
Hammock Road and County Road 951, (including an imaginary extension
to the east), 1 dwelling unit per gross acre would be subtracted;
and
(2) If the project fails to interconnect with all existing projects when
physically possible and fails to provide interconnection with all
future adjacent projects, up to 1 dwelling unit per gross acre may
be subtracted as deemed appropriate by the ~CC.
Conditions:
(1) In no case shall maxim~apermitted density exceed 16 residential
dwelling units per gross acre.
(2) The maximum permitted densi~-y shall not exceed & residential ~well-
lng units per gross acre within the Traffic Congestion Area which
includes the Coastal Management Area, unless it is increased through
conversion of commercial zoning, provision of affordable housing,
use of tbs provision for residential infill, or for density awarded
within the boundaries of an Activity Center. Properties adjacent to
· tbs Traffic Congestiona~a~ be~n~idered part of the Traffic
Co~ge~tion Area if the~mr~4.1~p1 is to a road foxing th,
boundary of the Area. .-
(3) The maximum permitted density shall not exceed A residential dwell-
~ ' lng units per gross acre vichin a portion of the Coastal Management
.: Area which is bounded by the City of Naples Co the vast. U.S. 41 Co
the north and the Area of Critical SCare Concern co the east,
excepting Harco ~sland, which shall be allowed up co 6 dwelling
units per gross acre for projects that qualify loc a commercial
2.;, zoning conversion bonus as sec forth in the Densic~ l~acinG System.
Any project qualifying loc such a bonus shall prepare and Implement
a hurricane evacuation plan for the project, which shall be subject
.v to review by the Collier County Emergency Hanagemenc Director." A
second exception Co Chis density standard shall be made Co allow a
maximum of 12 dwelling units per gross acre (maximum 6 dwelling
unica per gross acre on Harco Island) for affordable housing not to
exceed a maximum of 600 affordable housing units in the Urban
Coastal Fringe Area provided appropriate mitigation is provided
consistent with Policy 13.1.2 of the Conservaclon and Coastal
Hanagemenc Element.' The 600 affordable un£cs co be allowed in the
Urban Coastal Fringe Area will be determined by using guidelines
· ' outlined in the Affordable Housing Density Bonus (AHDB) Ordinance
90-89 adopted on November 27, 1990 and shall be distributed
throughout the Urban Coastal Fringe Area based on hurricane
evacuation routes as defined by the Housing and Urban Improvement
Director. Ail units (including market race) awarded by the AHD3
Ordinance above tbs permitted base density of 4 dwelling units per
gross acre, plus any ocher density bonus available minus ~ny densl~
reduction for traffic congestion or coastal managemen~ area shall be
counted coward the 600 dwelling unit cap.
3.
(4) Travel Trailer Recreational Vehicle Parks shall be allowed Co
' develop at a density consistent with ~he Zoning Ordinance.
"~ 3. INDUSTRIAL UNDER CRITERIA
The Industrial Land Use Designation provides for the full array
of industrial land uses as described in Cbs Zoning Ordinance
for Industrial and Light Industrial Zoning Districts. The Plan
:'::'' also allows for limited expansion adjacent Co those Industrial
,~,~ Designations provided certain conditions are mac regarding
access, traffic circulation and Infrastructure provision. In
addition, certain Industrial land uses maybe permitted within
Urban Designated Areas under criteria.
The following criteria must be met:
The proposed ProS.ct must be in tbs form of an Industrial
Planned Un£t Development. Intensities of use shall be
limited =o: technological research, design, and product
development; lighC manufacCurlng, processing and packaging
in fully enclosed building; corporate headquarters;
medical laboratories, clinics, Crea=ment facilities and
research and rehabilitative centers; printing; l£chograph-
lng and publishing; and laboratories.
The boundaries o~ ~ha ~roposed ~roJec~ mus~ be
al, ~herefore, the uses along the perimeters mu~ be
compatible wl~h non-industrial uses. The p~oJec~mus~
have direc~ access to an arterial and an ln~ernal circula-
tion ne~ork which prohibits indexical ~raffic from
=raveling =brough predom~n=ly restden=ial areas. ~e
proJec= mus= have cen=ral wa=er and sewer and shall no=
genera~a noise or odo~ so as ~o be lnco~a~ble wi~h
su~oun(ltng land usaa.
As a pa~ o~ the Count's ~nd Developmen~ Ee~la~tons, an
Industrial Planned Unto Developmen~ Zoning Dls~lc~ shall be
established and include stan~r~ for the ~ollov~ng:
S~andarda ~or an overall ~er Developmen~ Plan flor ~he
entire parcel o~ land and require S~te Developmen~ Plan
approval ~or each lo~ or building area;
L~s~ o~ pe~t~ed uses;
Hln[~ ~ac~ size and lo~ area;
Bu~ering, landscaping and open space ~equiremenCs;
Re.lagOons ~egardtng si~age, lt~lng, ou~doo~
parking and loading: and
Setback requirements and~building height.
~i~hin ~he Urban-Ntxe~ Use DlsC~ic~ certain infill co~ercial
developmenc~y be per,cOed. ~is shall only apply in areas
already substantially zoned o~ developed ~or such uses.
~ollowing s~nda~ds which limit the tnCe~ o~ ~es ~sC be
maC:
a) ~e subject parcel ~sC be bounded on bo~b sides by
i~ove~ co~eccial propez~ or co~erctal zoning
consistent with the Future ~nd Use Element o~ co~e~cial
p~ope~ granted an exertion oc co~aCibtli~ exception
as p~ovlded ~or In the Zoning Eeeval~c~om Ordi~mce and
should no~ exceed 200 fee~ in w~d~h, al~hou~ ~he width
may be $rea~er a~ ~he discretion o~ ~he Board of County
Co~issionera. Usaa ~ha~ mee~ ~he in~en~ c~ the C-fi
d[st~[c~ are only required ~o be bounded on one side
improved co~ercial proper~y or co~is~en~ co~ercial
zoning or co~ercial property granted an exemption or
compatibility exception as p~ovtded In ~he Zoning
Reevaluation Ordinance.
ffi fl00
h) The proposed use must not gener·te in excess of ten
percent o~ the average daily traffic on ·butting streets;
and
c) The proposed use Bm%st not exceed a floor ·re· o~ 25,000
square £eet.
URBAN - CO~ERCTAL DISTRICT
Through the use o£ mixed u~e Activity Center~ and neighborhood
centere within lar&e PUDs, this District is intended to accommodate
virtually all new commercial zoning within Urban Designated Areas.
1. ACTIVITY CENTER SUBDISTRICT
Mixed use Act£vlTy Centers have been designa~ed on the Futura
land Use Map. The locatior~e are based on intersections
major roads and on spacing criteria. The mixed use ActiviTy
Cen~er concep~ is designed to concentrate almost all new
commercial zoning in locations where traffic impacts can
readily be accommodated, to avoid s~rip and disorganized
patterns of commercial development and to create focal
within the co~munlty,
With the excep=ion of =he three Interchange ActiviTy. Can=ers,
the Activi=y Centers are all of the same configuration and size
- square, 1/2 mile on · side, measured from the center point of
the intersection, So=sling 160 acres. Acti~it-y Centers st ~he
1-75 interchanges have been specifically defined on the follow-
ing maps.
Existing Mixed Use Activity Centers may be redesignated as
Master Planned Mixed Use Activity Centers. [laster Planned
Activity Centers are those which have a unified plan o~
~evelopment in the for~ of · Planned Unt~ Development,
Development cf Regional Impact or an areawide Development of
Regional Imps. ct which must encompass at least one or more full
quadrants of · designated Activity Cen~er. In reco~nition of
the benefit resulting ~rom the coordination o~ planned land
uses and coordinated access point~ to ~he public road
Master Planned Activity Centerl are encouraged through tbs
allowance of ~lexibility in the boundaries, mix, and location
of uses permitted with£n a designated Activity Center and may
be permitted to modify the square configuration. Consistent
wt~h o~her Activity Centers, ~as~er Planning Activity Cen~ers
are intended to be mixed use in character. Permitted land uses
include commercial, residential, and institutional. The Eull
array of commercial land uses may be allowed. The actual mix
of land uses shal~ be determined using the criteria for o~ber
activity centers outlined below. Interchange Activity Cen~ers
are not eligible for the Master Planned Activity Center
Designation. All of the following criteria mus~ be mat for a
project to qualiffy as a Master Planned Mixed Use Activity
Center:
LU-I-3&
3" FUTURE LANDUSE ELEMENT
1. The applicant shall have unified control of a= lease one
or more full quadrants cf a designated Activity Cancer.
Any publicly owned land within the quadrant viii ba
":~ exclude,! from ·cra·ge calculations co determine unified
control:
2. The pe~litCed land uses and total acreage allocation for a
Master Planned Activity CanCer shall be the same as for
designated Activity Centers (i.e., a maximum of 160
acres); however, · ~ascer Planned Activity CanCer
encompa.sing more than one quadrant shall be afforded the
flex£bl~lty to redistribute a part or all of tbs &0 acre
allocate, on from one quadrant to another, up to a maximum
of 160 acres for the entire Activity Center; and
3. The location and configuration of all land uses within ·
Master Planned Activity Center shall be compatible with
-' and relate to existing site features, surrounding
i' development, and extstingnatural and manm~de constraints.
i Commercial uses shall be generally directed co the
incareectlon of the demi&mated Mixed Use Activity Canter
?:" so long as they do ncc adversely impact the intersection
and are oriented so as Co provide coordinated and
functional transportation access to major roadways serving
the AcCtviCy Center. Commercial Land uses shall not be
designed in a trad£cional scrip commercial pattern along
public roadways or as isolaced tracts. Isolated traces
shall bo defined as traces which are not functionally
related or integrated with surrounding land uses and the
planned transportation network.
!i Activity Centers are intended to be mixed-use in character.
I: The actual m~.x of the various land uses (i.e., commercial,
residential, in. CiCutional) shall be determined during the
rezontng process based on consideration of the following
factors:
The amount, type and location of existing zoned and
developed commercial uses wlChin or in close proximity of
the Activity Cancer;
ExAsCing pa=Cema of land use within or in close proximity
of =he Activity CanCer;
Market dam·nd and service ·rea for the proposed commercial
" land uses to be used as a guide to explore the feaeiblli~y
i:j of the r,equesced land uses;
'i.~,~ . ' Adequacy of infrastructure capacl"ry, particularly roads;
Compat~biliLD, of the proposed development with and adequa-
cy of buffering for adjoining properties;
Natural or men-made constraints:
Criteria identified in the Zoning Ordinance~ and
Ocher relevant factors.
Aa a parc of al~ Petitions for Rezone within Activity Centers
the applicant shall incl~lde an evaluation of ~e factors c~ted
above. In addition, the applicant shall generally identl~y
development trends within the Activity Center and demo~trate
compatib~li~ wtth existing and proposed development through
urban deslgn criteria such as buffering and architectural
controls and ho~ the proposed project would limi~ adverse
impacts on the highway ne~ork by controlling road access
points and coordinating on and off-site movement of traffic
with surroundinli properties. If any project is 75% w~thin an
Activity Cen~er, the entire projec~ shall be considered ~o be
within the Activity Center.
~e standard for inte~ity of uses within each Activi~ Center
is chat the full array of co~ercial uses may be allowed. I~
is preferred that all new co~ercial zoning w~thin Activity
Centers shall be in the fo~ of a Pla~ed Unit Development.
~are shall be no mtnim~ acreage limitation for such Planned
Unit Developments. Ail new residential zoning s~all be consis-
tent with the Densi~ Rating System. Hotels and motels that
locate within an Activi~ Center will be allowed to develop at
a density consistent with the Zoning Ordinance.
Existing co~erctally zoned and developed areas which are not
within an Activity Center or do hOC mee~ ocher co.atrial
ai~ing criteria will be allowed co expand only ~o ~he exCen=
pe~tcced under che zoning classification for chac property.
Expansion involving aggregation of addiCio~l properCy occur-
ring after adoption of chis Plan shall be subject ~o Che
policies of this Plan.
From time ~o clme new Activity Centers ~y be proposed. ~e
minim~ level of intersection which ~y be eligible for other
new Acc~vf~ Canters is oae with an arterial - collector
Junction. Also, no ~o can~ers ~y be closer than ~o miles
from each ochez based on cancer points. New Activity Cen~a~s
would require ~rkeC Justification and~ meeC size, spacing
and use limicaclons e~ressed earlier.
The lntersactJ, on of Allport-Pulting Rood ·nd Vanderbllt Beach
Road is desl~atad as · Future Activity Canter. Upon compla-
lion of Vandsrbllt Beach Road from CR 951 to US 41 this inter-
section shall automatically become an Activity Center and at
that time become elig£bla for commercial zoning requests.
Access from the roadway network into the Activity Centers shall
be carefully ~tanaged. Policy 1.&.& of this Element makes a
commi~ment to develop access management plans for each Activity
Center by Au~t 1990. During the interim to the extent
possible acce~:s points shall be kept to · minimmi and individu-
al projects shall be encouraged to combine points of access.
Coordination ¢,f access with existing and future projects shall
be required ·1; appropriate at time of zoning and site plan
approval.
!:' It is reco~-nized that new development within the Traffic
Congestion ArEna as ida=rifled on the Futura Land Usa Map will
" be difficult t:o accommodate on the existing and planned road
network. Therefore, proposals for commercial development
within the area shall be subject to thorough transportation
~, review and appropriate requirements shall ba imposed ~o coordi-
nate and minimize access points onto the road network and to
ensure mitigation of ell impacts on road capacity.
iii, 2. PUD NEIGItBORR¢~D COMKERCIAL SUBDIST~ICT
For PUD's of 300 acres or more or with 1,000 dwelling units or
more, a nelgh~,orhood commercial csntsr may be ·llcwed subject
to the following standards:
",~ a. Commerci·l zoning shall be no closer than ~wo miles to the
nearest Activ£ty Center and no closer than two miles from
~' the nearest PUD commercial zoning of ten acres or greater
". b. The confl~ur·tion of the co---ercial parcel shall allow no
. more frontage ~han depth;
'/' c. The commercial parcel ·hall be no greater Chart 15 acres in
i~' d. No construction in the commercial deei~nated area shall be
allowed until §0% of the building permits for the develop-
ment are issued un[ess otherwise authorized by the Board
" of County Commissioners.
LU,I-40
FUTURE ~ USE ELEMENT
i~ C. UP. AN - ~NDUSTR~A~ D~STRICT
~es and shall be rescued for =hat. In=e~it~es of use shall be
=hose rela~ed =o l~gh= ~nufac=urin~, processing, storage and
"~ warehousin~, wholasalin~, ~iscribu=lon and other basic industrial
uses as described ~n =he Zon~n~ Ordinance for Ind~=rial and
~:'" Indus=rial Zoning D~s=ric=s. ~e boweries of Ind~trial
are transit~onal; therefore, the uses alon~ their perimeters ~st
~ · compatible with non-industzial uses. All industrial areas should
have direct accesz to an arterial, or collector. In addition access
may be provided wJ.a a local road that does no= semite a
predominantly resi.dential area.
It is possible chat due ~o chan~in~ condicio~ within the County,
there may be a ne~d for additional industrial land. ~ese condi=io~
may include build-out or lack of future se~ices and facilities for
current sites. New indus=rial land ~m ~y be approved outside of
the Industrial District, however, =he followin~ criteria ~sc b~
mec: the rezone shall be in the fo~ of a Pla~ed Unit Development;
the proposed site ~st not be "spot lnd~trial" and therefore
be adjacent to existin~ land desi~ated or zoned industrial; the
proposed land ~e ~st be compatible with adJacenu land uses; and,
necessa~ infrastructure includln~ an ince~l road ne~ork and
central water and sewer ~s= be pr~ided or In place. In'addition,
non-conti~ous lnd~trial use may be pe~it=ed in the'Urban Desi$-
hated Area ~der~the criteria cited earlier. ..
AGRICU1,TLT}L~,L/P. UP. AL DESIGRA?ION
~{ d~riculcural~ural ~nd Use D~s~naC~on Is for those a~eas chac
are remote from the exllCinS development paccar, lack public
facil~cies and se~ices, are e~ro~enCally sens~cive or are
aSricultural production. Urbanization ~s hoc promoted, therefore
allo~able land uses are of low ~nte~i~. A limited select,on of
lan~ uses oche= t~an low dens~ res~denc~a~ and a~ricul~re
pe~ced. Such uses ~nclude: essential se~ces as defined ~n
most recent Coll~,r County Zon~n~ Ordinance; parks, open space and
recreational use; co~un~y facilities such as church~s, cemeteries,
schools, fire and police staC~ons; utility and co~un~ca=~on
ties; earth min~nl~, oil extraction and rela~ed processing; m~ranC
labor hous~ns as provided ~n the ~osc recent Zon~n~ Ordinance;
a~r~culture; and travel Cra~ler recreational vehicle par~ prov~din~
tha~ ~he followin~ criteria are met - the site has direct access to
a road classified as an arterial and the use w~ll be co~acible
surroundin~ land ~e.
A, AG~I~L~L~L - MIXED ~SE
1. AGRI~L/~SID~ SUBDIS~I~
~e pu~ose of th~s subd~s=ric= Es =o pro=er= and enpourase
asr~cul=ural ac~EvE=~es wh~le prov~d~ns for low ~e~
dencial use ~ ~uCly~n~ areas. ResEdenc~al.land ~es maybe
allowed a= a ~ax~m~ d~ns~ty of 1 unit per ~ Stoas acres.
2. CO~CI~ ~0~ CRIT~IA
W~chin ~he Ag=~cul~ral~ural-M~xed Use D~scr~cc Co,arc,al
development may be allowed pr~din~ the followins
for ~ncensicy of use are met:
' a) ~e pro~cC ~s l.~ acres or less ~n
b) ~ pro]ocr ~s no closer c~n ~ m~les from the
~ developed co~ercfal ar~a, zoned co,arc,al area or
~' des~a=~d Activity Canter (measured by radial
c) ~e proposed uses are considered lowest order ~oods and
~, se~ices;
d) ~e pro~cC ~s located on ~n a~te~a~ o~ co~lecto~ ~oad-
~ay; and
e) ~e pro~tcC Is buffe~ed ~ro~ ~d~acenC properties.
272
LU-I-42
B. RURAL- ~NDUSTRI~ ~STR~T
The Industrial ~nd Use District is intended for indus~rial ~ype
? uses and shall be reserved for chat. Intensities of use shall be
chose related co light manufacturing, processing, storage and
warehousing, wholesaling, distribution and other basic industrial
, uses as described in the Zoning Ordinance for Industrial and
Industrial Zoning Districts; The boundaries of Industrial Districts
are transitional; therefore, the uses along their perimeters must be
!-, compatible with non-industrial uses. All industrial areas should
~. have direct access co an ar:erial, collector, or local road chat
!;. does hOC service a predominantly residential area.
It is possible chat due to changing conditions within the County,.
there may be a need for additional industrial land. These condi-
tions may include build-out or lack of future services and facili-
ties for current sites. New ind~strial land use may be approved
+: outside of the Industrial District, however, the ~ollowing criteria
must be met: the rezone shall be in the form o~ a Planned Unit
' Development; the project shall have direct access co an arterial
" collector, or local road thaC does hOC service a predominantly
residential area; the proposed site must hOC be 'spot industrial'
and therefore must be adJac.nt co existing land designated or zoned
industrial; the proposed land use must be compatible with adjacent
land uses; and, necessary infrastructure including an-internal road
network and central water and sewer must be provided or in place.
~ No new industrial land uses shall be permitted in the Area of
Critical State Concern. For the purposes of interpreting this
i. policy, oil and gas exploration, drilling, and production ('oil
extraction and related processing') shall not deemed Co be
~. industrial land uses and shall continue to be regulated by all
applicable federal, state, nnd local laws.
C. RURAL - SETTLEMENT AREA DISTRICT
1. gETTLE~ AET.~ DIgTEI~
~" Consists of Sections 13, 1~, 2~, and 2~, Township ~8 South,
Range 27 East (the fomer North Colden Cate subdivision), which
... was zoned and platted between 1967 and 1970. In settlement of
a lawsuit pertaining co the permitted uses of this property,
'; this property has been 'vested' for the uses spe9lfied in
~:/. certain 'PUD by gettle~ent' zoning granted by the County as ·
referenced in thac certain SETTLEMENT AND ZONING ACREEIiENT
dated the 27~b day of January, 198&.
.~: By designattoa in the Crowth Management Plan as
Area, the Plaa recognized the proper~y as an area which is
!~' outside of the Urban Deslsnation and which is currently far
removed from supportive services and facilities. Expansion
the Settlement Area in terms o£ additional lands or dwelling
LU-I-43
i~,/·
unica, shall be discou~raged. It's existence will have no
precedenCial value or ~ffecC so far as Justifying similar uses
on surrounding or adjacent properly. The Settlement Area L~nd
Use District is limited Co =he area described above and shall
not be available as a land uae district for any o=her property
in the County.
The uses permitted include:
a) Agricultural uses and related facilities;
b) Residential uses, not to exceed Cwo living levels in
height, and a maximUm number of 2,100 dwelling units;
c) comm. rcial uses And hotel, motel and tran-
Neighborhood
sienc lodging facilities, ncc to exceed 22 acres in size;
d) Golf courses, parks, playgrounds, and other similar
recreation and op,n space uses;
e) ¢ommuni~y facilities, such as a fairgrounds site. a~ricul-
rural extension s~a~ion, fire and police stations;
f) Educational facilities rell~ious facilities, g?vernmental
activities and child care center;
g) Earth mining; and
h) Essential services as defined by the most recent Collier
County Zoning Ordinance.
Ail in accordance with the ZONING AND D~V~LOPHENT DOCUMENT for
the property as approv.d by the CounTy.
mm
LU-l-44
q7
FUTURE ~ USE EL~EI~
ESTATES DESIGNATION
The Estates L~nd Uae Desl~cion ara lands which are already subdivided
into sem£-~ral residential lots (2.25 acres as an average) essentially
consisting of the Golden Gate E.sCates Subd~vision. The area is idenCi-
lied as having po=eh=iai for population growth far removed from support-
ive services and facilities. Expansion of the area will be discouraged.
In recognition of the Estates area, it is also recognized that l~ will
require certain non-residential uses including: essential services as
defined by the mos~ recent Collier County Zoning Ordinance~ recreat£on,
parks and open space; community facilities such as churches, cemeteries,
schools, rest homes, bmspitals, fire and police stations; and util£ty and
communication facilitiea.
A. ESTATES - MIXED U~E DISTRIC;~
1. RESIDENTIAL ~gTATE$ SUBDIgTRICT
Single family residennial development may be allowed within the
Escates-Mlxed Use District at a maximum density of 1 unit per
2 1/~ gross acres.
2. COI'ffiERCL~LIII~ER CRIID~I&
~thin the E~;tates - ~txed Use District commercial development
may be allowed providing the following standards which limit
the intensi~, of use are met:
a) The project ia 2.5 acres or less in size;
b) Tbs project is no closer tb&n 5 miles from ~he nearest
developed commercial area, zoned commercial area or
designs=ed Activi~ Canter (measured by radial distance);
c) The proposed uses are considered lowest order goods and
~ services;
d) Tbs project is louated on an arterial or collector road-
~ way; and
e) The project ia buffered from adjacent properties.
!. 000 275
I IIIII
'~' The overall purpose of the Conse~v&Cion Desl~nacion is co conserve and
~- maine&in the natural re,ources o£ Collier Count.'7 and Chair associated
:~ enviroru~en~al and recreational benefits, All native habitats possess
~" ecological and physical characteristics cbac Justify acCe~cs co
=base ~mporcanc ne=ufa1 resources. Barrier Island, coastal bays and
'~'~. ~eclands dese~e particular attention because of ~he~r ecolo~ical value
, and =heir sensiC~v~Cy Co perturbation. IC Is because of chis ChaC all
:~ . proposals for development In =he Conse~aCion Desi~cion ~sC be
Co r~orous rav~ev co ensure =hac che ~accs of the development do hOC
A.~ destroy or unacceptably de~rade =he l~erenc function1 values.
~e Conse~aCion ~nd Use DesOlation As ~n~ended ~o pro,acC certain
vi=al na=ural resource ~reas of ~he County o~ed by =ha public. S=an-
dards for davalopmen= of ~hese areas are found ~n =ha Consa~a~on and
Coastal Manasemen= Eleman= and =h,~ Coun=y's ~nd Developman= Rasula=ions. .
~a Concede=ion DeslSna=~on w~ll acco~oda=a fu=ure non-rasiden=~al uses
~ncludin~ essen=~al se~ces as d~f~nad ~n =ha =os= recent Collier Coun=y
Zon~nS Ordinance; parks, open space and recraa=lona~ usa; co~un~=y
facili~es such as churches, cemet:er~es, schools, fire and police
tions; utility and co=unicat~on facilities; earth mining; agriculture;
and oi1 ex~rac~lon and r~la~ed processing. ~e bo~dartes of the Consar-
vacioa District ~y pe~iodically chanse as properties a=~ acquired.
~is Dis~ic~ ~nc~u~es such areas as Eva~slades Na~iona~
~.' C~ress National Prese~a, Fa~hacchea S~rand SCats Presage,
Collier-Seminole S=aCe Park, Rooka~ Bay NaCio~l EsCaurtne Sanccu-
a~ Research Rese~e, Delnor-~iSSins Scats Park and Audubon Cork-
screw Sw~p Sanccua~ (privately o~ed). Sinsle f~lly residen=ial
development may be allowed within =hess areas ac a maxim~ de.iCy
v. of 1 uni= per 5 gross acres. However, within the Big C~ress
Na=~onal Prese~e pr~va=e in-hold~nSs may be developed for residen-
tial use w~=h a max~m~ dens~=y of 1 un~= per 3 ~ross acres. Also,
~r within che NaClonal Prese~a land zoned for A-1 agricultural use ~y
be developed for low density residenCial use wichouc active agricul-
tural operations.
~e ~i~ C~ress Area of Crlcical S=aCe Conce~ was escabl~shed by
197~ Florida ~gfslature. ~e Critical Area is d~splayed on the Fucure
~nd Use Hap as an overlay area. Ail Development Orders wichin che area
shall comply w~ch ~apcer 27F-3, Florida A~nisCraCive Code, 'Bounda~
and Regulations for =he B~g C~res. Area of Critical SCats Concern'.
LU-I-&6
FUTUR~ LAN~ USE ELEHENT
The regulations ~ncluda:
a) Sl~e Alteration
1) $1~e alteration shall h,, limited ~o 10% o~ ~he ~o~al si~e size,
and installation o~ non-permeable surfaces shall not exceed
of any such area. However, · minimum of 2,500 square fee~ may
be altered on any permitted el~e.
'2) Except for roads, any non-permeable surface grea~er ~han 20,000
square feec shall provide ~or release o~ surd&ce'run o~,
collected or uncollected, in a manner approximating the
surface water ~'low regime of the area.
3) Soils exposed during sl~;e alteration shall be s~abilized and
re~en~ion pondfl or performance equivalen~ structures or systems
maintained in order co retain ~um o~ and siltation on the
construction eice. Res~or~.tion of vegetation Co el~e
tion areas shall be substantially completed within 180 days
~ollowing comple~ion o~ a development. Revega~ation shall be
accomplishe~ wi~h pre-existing species or o~har suitable
species excep~ ~hat undesirable exotic species (see list below)
shall no~ be replanted or propa&a~ed.
Aus~ralian Pine - ~asuar~a
Btshopwood - ~schofia ~avanfca
Brazilian Pepper (holly) - Shtnus
~ereb~b~oltus
Castor ~ean - R[c~nus communes
Common Papaya -Carica ~anava
Common Snakeplan~ - Sa~seviera ~rt~esc~ata
Day Sessam~ne - Ces~rum d[urnum
Hun~ers Robe - Ra~htdo~hor& ·urea
~elaleuca (caJepuc) - ~elsleuca leucadendra
Queensland Umbrella Tree - $cbef~lera
acC~noDbvlla
Trailing ~edelia - Wedelia crfloba~a
No mangrove crees or sal~ marsh grasses shall be destroyed or
otherwise altered. Plan~s spec~ically pro~ecced by ~his
regulation include:
~ed Mang~,3ve - Rhizo~bora ~an~le
Black ~an~rove - Avicenn~a N£c~da
~'hi~e Han;~rove - ~a~.uncularia racemose
~aedle~ush - Juncus roemerianus
Salt Corder·sees - $. ~acens S. cvnosuroides,
S. eVar~ina~, S~rar~na
al~erntflora,
Seashore SalCgrase - DlsCichlis
Fill areas and ~elated dredge or borrow ponds shall be aligned
substantially in the direction of local surface water flows and
shall be separated from other fill areas and ponds by unaltered
areas o~ vegetation of comparable size. Dredge or borrow ponds
shall provide for the release of sto~awaters as sheet flow
from their do~mstream end into unaltered areas of vegetation.
Access roads to and between fill areas shall provide for the
passage of water in a manner approximating the natural flow
regime and designed to accommodate the 50 year storm. Fill
areas and related ponds shall not substantially retain or
divert the total flow in or Co a slough or strand or signifi-
cantly impeded tidal ection in any portion of the estuarine
zone.
Man-made lakes, ponds, or other containment works shall be
constructed with & maximum slope of 30 degrees to a depth of
six feat of water. Whenever mineral extraction is completed in .
new quarrying lakes, shoreline sloping, revegetation and
disposal of spoils or tailings shall be completed before
abandonment. Existing quarrying lakes are except from this
provision, except that whenever any person carries out any
activity defined in Section 380.06, Florida Statutes, as
development or applies £or a development permit as defined
Section 380,031, Florida Statutes, to develop any existing
quarrying lake area, these regulations shall apply.
Finger canals shall not be constructed in the Critical Area.
This rule shall not apply to site alterations undertaken in
connection with the agricultural use of land or for the conver-
sion of land to agricultural use.
Existing drainage facilities shall not be modified so as to
discharge water to any coastal waters~ either directly or
through existing drainage facilities. Existing drainage
facilities shall not be expanded in capacity or length except
in conformance with paragraph (2) below; however, modifications
may be made ~o existing facilities that will raise the ground
water table or limit salt water intrusion.
New drainage facilities shall release water in a manner approx-
imating t~e natural local surface flow regime, through a
spreader pond or performance equivalent structure or system,
either on site or to a natural retention, or natural filtration
and flow area. New drainage facilities shall also maintain a
ground water level sufficient to protect wetland vegetation
through the use of weirs or performance equivalent structures
or systems. Said £acllitl~s shall not retain, divert, or
otherw£se block or channel the naturally occurring ~lows in a
strand, slough o~estu~rine area.
i~' 3) New drainage facilities shall not discharge water to any
coastal waters either directly or ~hroush existing drainage
This rule shall not apply to drainage facilities modified or
constructed in order to use land for agricul~ural purposes or
to convert land to such use.
' c) Trensuortetion
/." 1) Transportation facilities which would retain, divert or other-
wise block surface water flows shall provide for the reestab-
lishment of sheet flow through the usa of interceptor spreader
systems or performsnce equivalent structures and shall provide
for passage of stream, strand, or slough waters throu&h the usa
". of bridges, culverts, piling construction or performance
equivalent stn~cturss or systems. Cbannelization of such areas
shall be the minimum length necessary to maintain reasonable
flow and prevent weed blockage.
2) Transportation facilities, constructed substantially parallel
' to the local surface flow, shall maintain a ground water level
sufficient to protect wetland vegetation through the use of
weirs or performance equivalent structures or systems and as
feasible, the flows in such works shall be released to natural
~ retention filtration and flow areas.
3) Transportation facility construction sites shall provide for
~. siltation and runoff control through the use of aettling'pon~s,
:... soil fixing or performance equivalent structures or systems.
i: d) Structure Ins tallat.~tl3
, 1) Placement of structures shall be accomplished in · manner that
will not advermely affect aurfaca water flow or tidal action.
2) Minimum lowest floor elevation permitted for structures shall
be at or above the 100 year flood level, as established by the
~' Administrator of the Federal Flood Insurance Administration.
The construction of any structure shall meet additional Federal
l Flood Insuranc,~ Land Management and Use Criteria (2~ CF~ 1910),
as administered by the appropriate local agency.
3) This rule shall not apply to structures used or intended for
uae in connection with the agricul~ural use of the land.
Ail Development Orders issued for projects within the Big
Cypress Area of Critical State Concern shall be rendered to the
Scats of Florida Depar~ent of Community Affairs for review
with the potential for appeal to the Administration Commission
per Chapter 9J-l, Florl(~ Administrative Coda, "Development
Order Requirem.~nts--f.&)r~%~s of_Crl~ical State Concern".
Port of the Islands is a unique development which is located
within the U~ban Desi~tated Area, but is also totally with£n
.~ the Big Cyprems Area of Critical State Concern. However,
~... portion of the development was determined 'vested' by the State
of Florida, thus exempting it from the requirements of Chapter
380, Florida Statutes. Further, there is an existing Develop-
merit Agreement be=ween Port of the Islands, Inc. and the
of Florida Department of Community Affairs dated July 2, 1985,
which regulates land uses ac Port of the Islands. Given the
unique and isolated location, and the existing Development
Agreement, development within Port of the Islands shall be
regulatsd by the Development Agreement and the overall residen-
tial density and commezcial shall not exceed that perm£Cted
under zoning at time of adoption og this Plan.
Areas of environmental concern ars ldentigied on the Future Land Use Map.
Primarily, these represent coastal beaches, marshes, hardwood swamps and
cypress forests; wet prairies and Iow pl~elands; and, brackish marshes.
These are included as ~eneral representations ~or ingormational purposes.
This overlay does not constitute new development standards. Standards
for development are found in the Conservation and Coastal Hanagement
Element and the Land Development Regulations.
FUTURE LAND USE ELEMENT/ADOPTED 2/5/~1
AS AMENDED, FEBRUARY,1991
· URBA___jN CONSERVATION OVERLAYS AND
MIXED USE ~ SPECIAL FEATURES
U LANDS ACQUIRED FOR CONSERVATION
[~ URBAN RESIDENTIAL r~ INCORPORATED AREAS
~ URBAN COASTAL AGRICULTURAL / RURAL
AREAS
OF
ENVIRONMENTAL
CONCERN
FRINGE
7 '~ URBAN RESIDENTIAL MIXED USE
----- COASTAL MANAGEMENT BO~JNDARY
FRINGE ['---] AGRICULTURAL / RESIDENTIAL ..... TRAFF3C CONGESTION BOUNDARY
PUD NEIGHBORHOOD COMMERCIAL
UNDER CRITERIA m SETTLEMENT AREA ~, AREA OF CRIllCAL STATE CONCERN
m
COmmERCIAL
INDUSmlAL
UNDER CRITERIA COMMERCIAL RESIDENllAL DENSITY BANDS
UNDER CRITERIA
· .~x_~_n ,_,s_~ .~.C::V'.TY cE.~::-~.", ~i~
I ACTIVITY CENTER B GOLDEN GATE ESTATES
MIXED USE
[] FUTURE ACTIVITY CENTER ~.{~! RESIDENTIAL
iNTERSTATE ACTIVITY CENTER ~ COMMERCIAL UNDER CRITERIA
INDUS:RIAL
[ ]INDUSTRIAL
)TE:
THIS MAP CAN NOT BE INTERPRETED W1THOUT THE GOALS. OBJECTIVES AND POUCIES OF THE COLUER COUNTY GROWTH MANAGEMENT PLAN.
EXACT BOUNDARIES OF INTERSTATE ACTIVITY CENTERS ARE IDENTIFIED IN THE FUTURE LAND USE ELEMENT.
I~IE AREAS OF ENVIRONMENTAL CONCERN OVERLAY IS A GENERAL REPRESENTATION OF WETLANDS.
THE CONSERVATION DESIGNATION IS SUBJECT TO CHANCE AS AREAS ARE ACQUIRED AND MAY INCLUDE OUTPARCELS. THE FUTURE
LAND USE MAP SERIES IDENTIFIES AREAS PROPOSED FOR PUBLIC ACQUISITION.
THE FUTURE LAND USE MAP SERIES INCLUDES THE FOLLOWING: FUTURE LAND USE; PUBLIC FACILITIES; NATIJRAL RESOURCES: NATURAL
RESOURCES (WETLANDS); SOILS; AND INTERSTATE ACTIVITY CENTERS,
t REFER TO THE GOLDEN GATE AREA MASTER PLAN AND THE IMMOKALEE MASTER PLAN FOR FUTURE LAND USE MAPS OF THOSE COMMUNITIES.
3~Y 3UNTY
IMPILOFEHENT ELEMENT
Update
COLLIER COUNTY FLORIDA
GROWTH MA~[AGEMENT PL~_N
Prepared by
Growth Hanaglment Department
Spring, 1990
l~,m~nded
February, 1991
~*,~ AN ORDXHANCE ~ENDIHG ~LL~ CO~ ORD~C~
..~. 89-05f ~ O~Z~CE ~A~ZNG ~D ESTABLISHING
:; , .. ~ A GR~ ~NXG~ ~ FOR CO~ZER COUNTY,
*** * ~RZDX P~ TO THE ~ GOVE~
~:* ' ~'~* * *" R~G~TZO~ X~ OF 1985 ~D CHA~ 9~-5'~ ,
)'' '~"* '~.'"'" F~RIDA AD~INIST~TIVE CODE, MINZM~ CRZT~ZA
: ~. ~ FOR R~ OF ~CAL GOV~ENT COHPREHE}ISIV. E
" ~ . . ~ · '~ID ~E DATES OF CONSTRU~ION OF FACILITIES
%,~ ' . ........ Ei ~E~T~ IN THE COLLIER CO~TY
~' " ~AG~ P~ CAPITAL IHPROV~T EL~NT
.,:.. G]T~'~}~ ;.]A?,A~&~iT FOR CAPITAL PR~E~S IN FISCAL Y~S 19~0/~1
T~OUGH 1994/95~ PROVIDING FOR
'~ ' "' ~D PROVIDING ~ EFFUSIVE DATE.
~t~S~ Chapter 163, Par= II, Flo=ida S~a=u=es als~
kno~ as ~h~ ~al Govtr~ent Compr~hensive Planning and
. , '--' Development Re~la~to~ Ac= of 198~ and Chaplet 9J-5, Florida
'.~;: "' A~nis~ra~iv~ C~e, ilso ~o~ as the Hln~m~ ~l~rLa for R~view
..-~. Com~liance re~lr%l ~a= Collier County correct, u~a=e, and
* . .- ..-. modify COSTS, revenue sources, or ~he da~es of ~ns=rucCion
' ..'' . Cap,tel Znpro~nen~ Elenen~ on an annual bas~s; and
. .'~'. (Ordina~cl No. 89-05} that takls ~n=o cons~dera=ion ~he 91ams and
' ' ' ". financial reso~ces of ~l County and of ~he Agencies of the State
......... of Flor/da/ and
' . ~S, Chapter 163 Par~ II, Florida
:' .' Sec=ions 163.3177(3)(b) and 163.3187(2) p=ovide loc annual
?
;~'~... .- of local qovi~en2 Capital Improvement Elements that consider
. ..- '..'[... ' · corrections, u~ates, and ~odifications concerning costs; revenue
. ~[..~. -....
.' . '' sources; acceptance of facilities pursuan~ to dedications which
are consistent with the pla~; or the dates of const~ctlon of any
facilitie~ enumerated in the Capital Improvemente Element; and
~.~' ...
. ~' ~S, the ~oll[er County Planning Co~ss~on i~. a
' .. ~anner p::escribed by law did hold a public hearinq concerning the
.. correcting], updati~g, and modifying c~ certain cos=s, revenue
mm
': tha colllsr County ,2forth Managament Plan Capital Improvement
" Element for capital projects in Fiscal Yaare 1990/91 through
· ' 1994/95 on September 6, 1990 and reCOmmended that it be submitted
· "' ' to the Boar~ of County CommissionerS', as prepared, noting certain
. . considerations and rscommendations; and
~,~/%"' W~ERF. AS, tbs Board of County Commissioners did taks
' action in the mennaz prsscribed by law smd did hold a public
· hearing on 5eptsmbar la, 1990; amd
h~ , '. W~EREAS, all applicable substantive and procedural
re~irement~ of law h~ve been met."'
NOW, TH~R~i~ORE, B£ IT ORDAINED BY THE BOARD OF COUNTY
COM~IS$ION]~S OF COLLIER COUNTY, FLORIDA:
· '. ~: Update of Costs, Revenue Sourcss and Construction
Dates of Facilities Enumerated in Capital
% : Improvement Element of Growth Management Plan.
This Ordinance, as described herein, shall be known and
'/ -. cited as the 1990 Capital Improvement Element ;%nnus1 Update for
Collier County, Florida. The Collier County 1990 capital
.:
'' Improvement Element Annual Update, attached hsreto" and
..,%, . .. incorporated by refsrsnce herein, consisting of goals, objectives,
:~" ": '' and policies; requirements for capital improvements lmplemanta-
J. '.: ' tion; costa and rev{~nuae; and implementation programs, shall be
' ' the Collimr County Growth Management Plan Capital Improvement
~ '' Element Annual Upda'.e of 1990 and shall superseds any and all
previous Capital Improvement Elements applicable to the
unincorporated area of Collier County.
'. ~.',..'...... ' .: ~~: Saverability.
If any phrase or portion of this Ordinance is held
invalid or unconstitutional by any Court of compstent
~. Jurisdiction, such portion shall be deemed a aeparats, distinct,
.... " ' "~:~' and independent provision and such holding shall not affsct the
. '> validity of the remaining portion.
-2-
".. r .... ~ This Ordi,n&nce shall become effective upon receipt of
· '~-' : notioe from the Secre~tar~ of State that this Ordinance has been
[.;:.... filed with the Secret~ O~ State.
D~TEO: September 2~. k990
~.~ . , . ... . ,
~"?"'' .- A~EST: ,' <' BO~ OF CO~TY CO~4ZSSION~S
:'. 'J~ES C. GILES, ~ COLLI~ ~{TY, F~RIDA _
:'· :' : :": Assts~nt County Atto~ey
}:':..:'..
.~ ., · .., ..~
· .~ .. ~': f..:.
... :~
~'~....
~.;~-.f~..
~ TABLE OF CONTENTS
i.~., I. INTRODUCTION CIE- I
GO]tLS, OBJECTIVES ~%ND POLICIES
* III. IMPLEMENTATION CIE - 2a
Schedules of Improvements
Roads
:'~ Drainage
Government Buildings
,~,~ Recreation & Open Space
· Potable Water
Sanitary Sewer
Solid Waste
~'i:* IV. COST AND REVEN~ES CIE - 45
'~.'~ * V, PROGRAMS TO ENSURE IMPLEMENTATION CIE - 47
VI, ANALYSIS (Support Documents)
Public Facility Requirements Appendix A
~" Capital Improvements Projects Appendix B
Capital Improvements Financing Appendix C
Capacity
Public Education & Health Appendix D
Facilities County Infrastructure
Timing & Location of Capital Appendix E
Improvements:
.,~ Current Local Practices
Financing Plan Appendix F
Indicates p, orttons to be a~opted
000 286
"'; I. INTRODUCTION
In 1985 and L986 the Florida Legislature significantly
strengthened the requirements for county and city comprehensive
plans. One of the new provisions of the Local Government
Comprehensive Planning and Land Development Regulation Act is the
requirement that the comprehensive plan must contain a capital
improvement element to "... consider the needs for and location
of public facilities ..." (Section 163.3177(3), Florida
Statutes).
The capital improvement element (CIE) is supposed to identify
public facilities that will be required during the next five or
.,~ '.more years, including the cost of the facilities, and the sources
of revenue that will be used to fund the facilities.
One of the specific requirements of the legislation states that
the public facilities that are contained in the CIE must be based
on "standards to ensure the availability of public facilities and
the adequacy of those facilities including acceptable levels of
service." The administrative regulation that implements the
statutes defines the phrase "level of service" as "... an
indicator of the extent or degree of service provided by ... a
facility based on and related to the operational characteristics
of the facility. Level of service shall indicate the capacity ~
per unit of demand for each public facility." (Section
9J-5.003(41), Florida Administrative Code).
GOAL 1: TO 'PROVIDE ADEQUATE PUBLIC FACILITIES CONCURRENT WITH NEW
DEVELOPMENT IN ORDER TO ACHIEVE ~ND M~INTAIN OR EXCEED
ADOPTED 8T~tND~:DS FOR LEVELS OF SERVICE.
OBJECTIVE 1.15
Identify and define type~ of public facilities for which the County
ii!i~, is responsible, establish standards for levels of service for each
such public facility, and determine what quantity of additional
public facilities 'are ne~ded in order to achieve and maintain the
standards.
' Se County shall establish standards for levels of service for
three categories of public facilities, as follows:
:, Category A public facilities are facilities which appear in
other elements of this comprehensive plan, including arterial
!.~ and collector roads, surface water management systems, potable
water systems, sanitary sewer systems, solid waste disposal
facilities, and parks and recreation facilities. The
standards for levels of service of Category A County provided
public facilities shall apply to development orders issued by
the County and to the County's annual budget, and to the
~. appropriate individual element of this Comprehensive Plan.'
The standards for levels of service of Category A facilities
· which are not County provided shall apply to development
orders issued by the County and to the appropriate individual
~?~ element of this Comprehensive Plan, but shall not apply to the
County's annual budget.
Category B public facilities are facilities for the County's
. library, jail, emergency medical service, other government
buildings, and dependent fire districts. The standards for
?'~ levels of service of Category B public facilities shall apply
~ to the County's annual budget, but not apply to development
orders issued by the County.
Category C includes those facilities operated by Federal,
State, and municipal governments, independent districts, and
private organizations. The standards for levels of service of
Category C facilities shall be advisory only, and shall not
apply to the development orders issued by the County or the
County's annual budget.
Public facilities shall include land, structures, the initial
furnishings and equipment (including ambulances, fire apparatus,
and library collection naterials), design, permitting, and
construction costs. Other "capital" costs, such as motor vehicles
~,.,
~"~nd motorized equipment, computers and office equipment, office
~'?furnishings, and small tools are Considered in'the County's annual
budget, but such items ~re not "public facilities" for the purposes
of the Growth Management Plan, or the issuance of development
orders.
Policy
The.quantity of public facilities that is needed to eliminate
existing deficiencies and to meet the needs of future growth shall
be determined for each public facility by the following calculation:
Q - (S x D) - I.
Where Q is the quantity of public facility needed,
S is the standard for level of service,
D is the demand, such as the population, and
I is the inventor~ of existing facilities.
A. The calculation will be used for existing demand in order
to determine existing deficiencies. The calculation will
be used for projected demand in order to determine needs of
future growth. The estimates of projected demand will
account for demand that is likely to occur from previously
issued development orders as well as future growth.
B. There are three circumstances in which the standards for
levels of service are not the exclusive determinant of need
for a public facility:
1. Calculated needs for public facilities in coastal high
hazard areas are subject to all limits and conditions
in the ConseIvation and Coastal Management and Future
Land Use Elements of this Growth Management Plan.
2. Replacement of obsolete or worn out facilities, and
repair, remodeling an renovation, will be determined by
the Board of County Commissioners upon the
recommendation of the County Manager.
3. Public facilities that;provide levels of service in
excess of the standards adopted in this Growth
Management Plan. may be constructed or acquired at any
time as long as the following conditions are met:
a. the facility doe~ not make financially unfeasible
any public facility of the same type that is needed
to achieve or maintain the standards for levels of
service adopted in this Growth Management Plan, and
b. the facility does not contradict, limit or sub-
stantially change the goals, objectives and
policies~ le of Growth Management
Plan. I~1~ ~' ~(~P~-m~ this
Any public facility that is determined to be needed as a result of
ehy of the three factors listed in Section B of this Policy shall
be included in the regular Schedule of Capital Improvements
contained in .this Capital Improvements Element. All capital
improvement projects for such public facilities shall be approved
in the same manner as the projects that are identified according to
the quantitative analysis described in Section A of this policy.
The determination of location of improvements to expand public
facilities will take into consideration the projected growth
patterns as identified in the County's annual population
projections. Where applicable, public facility improvements will
be coordinated with the capital facility plans of any other
governmental entity providing public facilities within Collier
County.
Public facility improvements within a category are to be considered
in the following order or priority:
A. Replacement of o~solete or worn out facilities, including
repair, remodeling and renovation of facilities that
contribute to achieving or maintaining levels'of service.
B. New facilities that reduce or eliminate existing
deficiencies in levels of service.
C. New facilities that provide the adopted levels of service
for new growth during the next five fiscal years, as
updated by the annual review of the Capital Improvements
Element. In the event that the planned capacity of public
facilities is insufficient to serve all applicants for
development orders, the capital improvements will be
scheduled in the following priority order to serve:
1. previously approved orders permitting redevelopment,
2. previously approved orders permitting new development,
3. new orders permitting redevelopment, and
4. new orders permitting new developments.
D. Improvements to existing facilities, and new facilities
that significantly reduce the operating cost of providing a
service or facility.
E. New facilities that exceed the adopted levels of service
- for new growth during the next five fiscal years by either:
1. providing excess public facility capacity that may be
needed by future gro%~h beyond the next five fiscal
years, or
2.. providing higher quality public facilities than are
contemplated in the County's normal design criteria for
such facilities.
The.standards for levels of service of public facilities shall be
Ss follows:
3:Category A Public Facilities
A1 County Roads
A1.1 County arterials and collector roads: Level of Service
as indicated" "below on the basis of peak hour, peak
season traffic--volume:
Level of Service "E" on the following designated roads:
Airport Road Pine Ridge Road to Golden Gate
Parkway
Golden Gate Parkway Airport Road to S~nta Barbara
Boulevard
Goodlette-Frank Road Pine Ridge Road to Golden Gate
Parkway
Goodlette-Fra~k Rea4 Golden Gate Parkway to US 41
Pine Ridge Road Airport Road to 1-75
A1.2 Level of Service "D" peak hour, peak season on all
other County arterial and collector roads, however any
section of road may operate at Level of Service "E" for
a period not to exceed two fiscal years following the
determination of Level of Service "E" in order to
provide the County with time to restore Level of
Service "D" by making appropriate improvements.
Development orders may be issued during the two year
period to the extent their issuance is consistent with
Policies 1.5.3 and 1.5.4 of this Element.
State and Fe4eral Roa4s:
I - 75 C D
US 41 C D
SR-84 D D
SR-951 " E
SR- 82 ~ P~G;. -
· CI)t - S :~i
't~ ~3 County Surfaoe Water Hanagemen~ Systems=
A3.1 Future "pri~ate" developments - water quantity and
quality standards as specified in Collier County
Ordinances 74-50 and 90-10.
* A3.2 Existing "private" developments and existing or future
public drainage facilities - those existing levels of
service identified (by design storm return frequency
event) by the completed portions of the Water Management
Master Plan as listed in the Drainage/Water Management
Subelement of the Public Facilities Element.
A4 County ~otable W%ter ~ystemsx
~ A4.1 County systems
135 gallons per day per capita plus 21% for
non-residential
A4.2 City of Naples - 150 gallons per capita per day
A4.3 Private potable water systems:
~ ' Sewage flow design standards as identified in Policy
1.3.1 of the Potable Water Subelement of this Growth
.~ Management Plan.
~$ Count~ Sanitar~ Sewer Systems~
· A5.1 County systems:
100 gallons per day per capita plus 21% for
" non-residential
A5.2 City of Naple~ - 150 gallons per capita per day
A5.3 Prkvate sanitary sewer systems:
Sewage flow design standards as identified in Policy
1.2.1 of the Sanitary Sewer Subelement of this Growth
Management Plan.
County Solid Waste Disposal Faoilities:
A6.1 1.55 tons of Solid Waste per capita per year
A6.2 Two years of landfill lined cell disposal capacity at
present fill rates
A6.3 Ten years of landfill raw land capacity at present fill
rates
* Amended February 5, 1991
ii': ~7 County Parks an~ Recreation Facilities=
.... A7.1 Regional Park land - 2.9412 acres per 1,000/pop.
A7.2 Community Park land = 1.2882 acres per 1,000/pop.
~';:.,, A7.3 Recreation facilities - $122.00 capital investment
~:, per capita (at current
cost)
Category B Public Facilities~
B1 County library buildings = 0.33 square feet per capita
B2 County library collection = 1.0 books per capita
B3 County Jail : 0.0033 beds per capita
B4 county emergency medical : 0.00006 EMS units per
capita service
B5 County other government : 2.58 square fiat per capita
buildings
~7' B6 County dependent fire
!. districts:
B6.1 Isle of Capri District = 0.00097 apparatus and
stations per capita
B6.20chopee District - 0.00057 epparatus and
stations per capita
Category C Public Facilities~
C1 Municipal Streets~
C1.1 City of Naples - not to exceed annual average
capacity of "C" for all
streets
C1.2 Everglades City - annual average of "A" for all
collectors
· , c2 Federal and St;ate Lands Surface Water Manag..ement:
CIE - 7
~ C2.1 Federal Lands Surface Water Management -- to protect
t'(' Natural Resources,'development allowed will be designed
~!' so drainage will have no adverse impact on r6sour.ces.
eno measurable standard)
C2.2 State Lands Surface Water Management - leased lands for
~ agriculture to have best management practices per clean
water act. (No measurable standard)
~..
~i" C3 Municipal Surface Water Management:
C3.1 city of Naples - maintain existing level of
service
New development to conform with County surface water
'~:'~ C3.2 Everglades City - 10 year - 24 hour storm, event
.[.; C4 Municipal Potable Water Systems:
C4.1 Everglades City - 135 gallons per capita per
i/. day, plus 21% for non-
i residential
C$ Municipal Sanitar~ Sewer Systems=
C5.1 Everglades City - 100 gallons per capita per
day plus 21% for non-
residential ~
C$ Private Solid Waste Disposal Facilitiss~
C6.1 City of Naples. - 1.55 tons per capita.
C6.2 Everglades city - 1.55 tons per capita
C7 Federal and State Parks~
C7.1 Federal Parks: Everglades National Park, Big
Cypress Preserve - to protect
~ environmentally sensitive lands.
Boundaries set by legislation.
(No measurable standard)
C7.2 State Park: Policy is not to develop more
than 20%. (No measurable
~ standard)
C7.3 State Recreation Standard is of no particular
Area: size, physical development
limited to no more than 50% of
C7.4 State Presel~es= ~ to maintain exceptional objects
to conditions. Physical
~' :' development limited to no more
... than 5% of land area. (No
measurable standard)
C7.5 State Museu~: no standard for size
C7.6 State Ornamental no standard for size
Garden:
Ca Municipal Parks and Recreation Facilities:
C8.1 'C-ity of Naples:
a. Community Parks - 2 acres/ 1,000 population
b. Neighborhood Parks - i acre / 1,000 population
c. Beaches - i mile /25,000 population
d. Recreation Faciliti~:s
Level of Service Standards:
1. Basketball Courts m 1/ 5,000 population
2. Baseball Fields - 1/ 5,000 population
3. Beach Acc~:ss Points - 1/ 1,000 population
4. Boat Ramp-.~ - 1/ 6,000 population
i: 5. Bike Trails - 1/ 1,500 population
6. Community Centers m 1/ 8,000 population
7. Football ].'ields - 1/10,000 population
'~ · 8. }{orseshoe Pits - 1/ 2,500 population .'"
9. Meeting Rooms - 1/ 6,000 population :
10. Pavilions - 1/ 5,000 population
11. Picnic Ar~as - 1/ 5,000 population
12. Play Areas - 1/ 6,000 population.
13. Racquetball Courts - 1/ 2,500 population
14. Shuffleboard Courts ~ 1/ 2,500 population
15. Swimming Pools m 1/25,000 population
16.. Tennis Courts - 1/ 2,000 population
17. Volleyball Courts - 1/ 4,000 population
~ C8.2 Everglades City:
i~ a. Community Parks - 1.25 acres/534 population
b. Recreation Facilities:
1. Basketball Courts - 1/534 population
2. Baseball Fields - 1/534 population
3. Bike Trails - 1/534 population
4. Community Centers - 1/534 population
5. Football ?ields - 1/534 population
: 6. Pavilions - 1/534 population
7. Picnic Ar,.~as - 1/534 population
~i'.' 8. Play Areas - 1/534 population
9. Tennis Courts - 1/534 population
[: C9 · Private Recreat:[on Facilities:
~. a. No standard In industry
9
b. Collier County Usable Open Space Requirement Ordinance
~82-2 Sec. 7.27
a.. Planned ~:esidential Developments ~
? 60% of gross area shall be devoted to usable open
space
/ 2. Commercial, Industrial, & Mixed Purpose Development
~. - at lea~t 30% of gross area shall be devoted to
'i open space
3. Dedication of usable open space -
.. Maximum of 8% of gross project site
~,.,~ C10 Public Schools%
~ a. K - 5 Elementary School - 832 students/building
i~ b. 6 - 8 Middle School - 1100 students/building
' c. 9 - 12 High School w 2200 students/building
Cll Public Health Facilities% County Government Eutl~ings
standard of 2.58 sq. ft. per capita includes the County's
~::. public health facil~ties.
~INP,NCI~L FEASIBILITY
OBJECTIVE.1.2=
Provide public facilities in order to maintain adopted level of
service standards that are within the ability of the County to
fund, or within the County's authority to require others to
provide. Existing facility deficiencies measured against the
adopted level of service standards will be eliminated with revenues
generated by ad valorem *:axes and intergovernmental revenues
received based on economic activity. Future development will bear
a proportionate cost of facility improvements necessitated by
growth. Future developmt~nt's payments may take the..[orm of, but
are not limited to, voluntary contributions for the benefit of any
public facility, impact fees, dedications of land, provision of
public facilities, and future payments of user fees, special
assessments and taxes.
The estimated capital expenditures for all needed public facilities
shall not exceed conservative estimates of revenues from sources
that are available to the County pursuant to current law, and which
have not been rejected by referendum, if a referendum is required
to enact a source of revenue.
Policy 1.l.2:
Existing and future development shall both pay for the costs of "
needed public facilities. Existing development shall pay for gome
or all facilities that reduce or eliminate existing deficiencies,
some or all of the replacement of obsolete or worn out facilities,
and may pay a portion of the cost of facilities needed by future
development. Both existing and future development may have part of
their costs paid by grants, entitlements or public facilities from
other levels of government and independent districts.
Polioy 1.2.3:
Public facilities financed by Cc.unty enterprise funds (i.e.,
potable water, sanitary sewer and solid waste) may be financed by
debt to be repaid by user fees and charges for enterprise services,
or the facilities may be financGd from current assets (i.e.,
reserves, surpluses and current revenue).
Policy 1.2.4:
Public facilities financed by non-enterprise funds (i.e., roads,
surface water management, parks, library, emergency medical
service, jail, other government buildings, and dependent fire
districts) shall be financed from current assets (pay-as-you-go
financing) except as otherwise provided in this policy. Public
facilities financed by non-enterprise'funds shall not be financed
by debt unless such borrowing is the only financing technique
available that will enable the County to provide facility capacity
sufficient to meet standards for levels of service concurrent with
297
CII| - 11
new development. Debt financing shall not be used to provide
exce~s capacity in non-en=e~prise public facilities unless the
excess capacity is an unavoidable result of a capital improvement
that is needed to achieve or maintain standards for levels of
service. Notwithstanding other provisions of this policy, general
obligation bonds approved by referendum may be used for any public
facilities to acquire capacity needed within the five year capital
improvements plan or for excess capacity.
Polioy 1.2.5=
The County shall not provide a public facility, nor shall it accept
the provision of a public facility by others, if the County is
unable to pay for the subsequent annual operating and maintenance
costs of the.facility.
~olic~ 1.2.6=
Prior to fiscal year 1989-90, the County shall adopt a revised Road
Impact Fee Ordinance requiring the same level of service standard
as adopted in Policy 1.1.5 of this element in order to assess new
development a pro rata share of the costs required to finance
transportation improvements necessitated by such development.
~olicy 1.2.7:
The County shall continue to collect impact fees for Parks and
Recreation and Library facilities requiring the same level of
service standard as adopted in Policy 1.1.5 of this element in
order to assess new development a pro rata share of the costs
required to finance Parks and Recreation and Library improvements
necessitated by such development.
~olic~ 1.2..:
Prior to fiscal year 1990-91 the County shall adopt a Stormwater
Run-off Utility Fee System or alternative revenue source in order
to fund drainage facility improvements.
Policy 1.2.9=
The County shall place a referendum before the voters to institute
a general obligation bond for the purchase of Regional Park Land
and facilities .if the 7th Cent Sales Tax Referendum fails.
~ol~oy 1.2.10:
The County shall place a referendum before the voters in November,
1990 to institute the levy of the Local Option Sales Tax Surcharge
(7th Cent). Revenues generated will be used to construct
facilities identified in the CIE Financing Plan through a
combination of bonding and cash flow. Revenue generated in excess
of identified needs in the CIE will be used to provide other
facilities and improvements identified on the referendum ballot
consistent with the requirements of Chapter 212.055(3) F.S.
CIE - 12
If the Local Option Sales Tax Surcharge (7th Cent) is not approved
"' by the electorate in November, 1990, the County will establish a
County-wi~e Boad Improvement Assessment District in F¥90/91 to fund
)", that portion of County and State road improvements identified in
the Second Annual CIE Update for which the 7th Cent Sales Tax has
been identified in the CIE Financing Plan as the primary revenue
~ource.
~:'~ Policy 1o2.123
The primary source of funding for CIE Project $400, County Jail,
' will be 7th Cent Sales Tax revenue as identified in the CIE
Financing Plan. If the 7th Cent Sales Tax is not approved by the
electorate in November, 1990, a General obligation Bond referendum
will be brought before the electorate for funding of the County
Jail.
"** Policy 1.2.13:
If, for any reason, the County cannot adopt one or more of the
revenue sources identified in Policies 1.2.6 through 1.2.12 of this
'. Element and said revenue sources are identified as needed funding
" for specific projects within the adopted Schedule of Capital
(' Improvements, the Growth Management Plan shall be amended based on
· / one or more of the following actions:
' A. Remove through a plan amendment facility improvements or
new facilities from the adopted Schedule of Capital
Improvements that exceed the adopted levels of service
for the growth during the next five (5) fiscal years;
B. Remove from the adopted Schedule of Capital Improvements
through a plan amendment facility improvements or new
facilities that reduce the operating cost of providing a
service or facility but do not provide additional
facility capacity;
C. Where feasible, transfer funds from a funded Non-Capital
,. Improvement Element capital project in order to fund an
identified deficient capital Improvement Element public
facility. The resulting revisions shall be reflected in
the required annual update.
D. Lower the adopted level of service standard through a
plan amendment for the facility for which funding cannot
be obtained.
'~ E. Do not issue development orders that would continue to
cause a deficiency based on the facility's adopted level
of service standard.
;.' . tilt - 1~
Poli~ 1.2.14~
Collier county will not exceed, a maximum ra~io of total general
governmental debt service to bondable revenues from current sources
of 13%. ~hereas Florida Statutes place no limitation on the
application of revenues to debt service by local taxing
authorities, prudent fiscal management dictates a self-imposed
level of constraint. Cu~Tent Bondable revenues are ad valorem
taxes and State-shared revenues, specifically gas taxes and the
half-cent sales tax. The 13% limitation will not apply to revenues
received by the County from the I~cal Option Sales Tax Surcharge
(7th Cent) if it should be adopted by the Collier electorate to
fund planned or future projects to maintain adopted Level of
Service Standards. The ~aximum amortization period for bond issues
funded by the 7th Cent Sales Tax will be ten (I0) years. The
Enterprise Funds operate under revenue bonding ratio& set by the
financial markets and ar~, therefore, excluded from this debt
policy.
;- CIE - 14
~2
m ii I
.: ' ~U~LIC E~P.END~T~RES t CO~ST~L HIaH ~Z~u~D
~-~
Effective with plan implementation 9ubli= e~enditures in the
~ ' coastal high hazar~ area shall b~ limited to those facilities
neede~ to support new development to the extent pe~itted in the
~ture Land Use Element. In addition, public e~enditures shall
. include the following categories:
~. A. Nain=enance of existing public fa=ilities;
B. Beach, ~hore an waterway access;
C. Beach renour~s~ment.
~e County ~hall continu~ to e~end funds within the coastal high
hazard area for the replacement and maintenance of public
facilities i~entifie~ in the Conservation an Coastal Management
Element.
Pol~c~ 1.3.2=
The calculated needs for public fa=ilities will be based on the
~' adopted level of service standards and future ~o~h ~roJections
-. within the coastal high hazard area. The ~ture ~nd Use Element
limits new residential development (thus obl~gations for
infrastructure e~enditures) to a maximum of four dwelling units
per gross acre within portions of the coastal high hazard area. In
. addition, re-evaluation of ex~sting zoning on unimproved properties
~: that are inconsistent w~th the Future Land Use Element will be
undertaken as part of the zoning re-evaluation program specified in
Policy 3.1K of the Future Land Use Element.
Policy 1.3.3=.
The County shall continue to insure that access to beaches shores
and wate~ays remain available to the public and by December 31,
1992, develop a program to e~a)~d the availability of such access
and a method to fu~d it~t ac~is:[t~on.
CIE - 15
OB~ZCTIV~ ~. % ~
The County shall coordinate its land use planning and decisions
with its plans for public facility capital improvements by
providing needed capital improvements for replacement of obsolete
or worn out facilities, eliminating existing deficiencies, and
future development and redevelopment caused by previously issued
and new development orders.
Pol~o~ 1.4.15
The County shall provide, or arrange for others to provide, the
public facilities listed in the Schedule of Capital Improvements in
the "Requirements for Capital Inprovsments Implementation" section
of this Capital Improvements Element. The Schedule of Capital
Improvements may be modified as follows:
A. The Schedule of Capital Improvements shall be updated
annually.
B. Pursuant to Florida Statutes 163.3187, the Schedule of
Capital Improvements I~ay be amended two times during any
calendar year, and as allowed for emergencies,
developments of regioI~al impact, and certain small scale
development activities.
C. Pursuant to Florida Statutes 163.3177, the Schedule of
Capital Improvements may be adjusted by ordinance not
deemed to be an amendment to the Growth Management Plan
for corrections, updates, and modifications concerning
costs; revenue sources; or acceptance of facilities
pursuant to dedications which are consistent with the
plan.
Policy 1.4.2:
All Category A public facility capital improvements shall be
consistent with the goals, objectives and policies of the
appropriate individual element of this Growth Management Plan.
Policy 1.4.3~
The County shall include in the capital appropriations of its
annual budget all the public facility projects listed in the
Schedule of Capital Improvements for expenditures during the
appropriate fiscal year. Projects for which appropriations have
been made in the annual budget will not be removed once they have
been relied upon for the issuance of a building permit. The County
may also include in the capital appropriations of its annual budget
additional public facility projects that conform to Policy 1.1.2 (B
3) and Policy 1.1.4 (C) and (E)
CIE - 16
;' Polioy 1.4.4%
The County shall determine, prior to the issuance of building
permits, whether or not there is sufficient, capacity of Category A
public facilities to met the standards for levels of service for
. existing population and the proposed development. No building
permit shall be issued by the t~me mandated for the adoption of
land development regulations pursuant to Chapter 163.3202, F.S.,
~;,r including any amendments thereto unless the levels of service for
~ the resulting development will achieve the standards in Policy
~ 1.1.5, Category A, and the requirements for Concurrency Management
,,! as outlined in the policies within Objective 1.5 of this element
are met.
OBJECTrFE .1. ~:
In order to coordinate land use decisions and facility planning by
the time mandated for the adoption of land development regulations
pursuant to Chapter 163.3202, F.S., including any amendments
thereto, the County shall adopt a "Concurrency Management System"
Ordinance for the scheduling, funding and timely construction of
Category A public facilities concurrent with, or prior to
development in order to achieve and maintain adopted standards for
levels of service, and to exceed the adopted standards when
possible.
Beuinning with the effective date of Plan Implementation through
September 30, 1994, the concurrency requirement for the Potable
Water, Sanitary Sewer, Drainage, Solid Waste and Recreation and
Open Space Level of Service Standards, of this Growth Management
Plan would be met if any of the following conditions of an
established Concurrency Management System are met:
A. The required facilities are in place at the time a
building permit is issued, or a building permit is issued
subject to the condition that the necessary facilities
will be in place when the impact of the development
occurs.
B. The required facilities are under construction at the
time a building permit is issued.
C. The required facilities are the subject of a binding
contract executed for the construction of those
facilities at the tine a building permit is issued.
D. Th~ construction of required facilities has been included
in the County's adopted budget at the time a building
permit is issued even though the facilities are not yet
the subject of a binding contract for their construction.
E. The construction of facilities required to accommodate
the impact of development occurring before October 1,
1994 is scheduled in the County's Schedule of Capital
Improvements prior to October 1, 1994. The Schedule of
Capital Improvements shall be based on a realistic,
financially feasible program of funding from existing
revenue sources and shall be adopted as a part of this
Growth Manag~ment Plan.
1. A plan amendment is required to eliminate, defer or
delay construction of any Category A facility in the
Schedule of Capital Improvements which is needed to
maint,ain the adopted level of service standard. Any
development order i~sued pursuant to a concurrency
finding und~r this-~ection is expressly conditional so
that the pe~it shall be suspended and no further
~evelopment shall be carried out in the event any of
the following occur without a corresponding plan
amendment:
a. The required facilities are delayed, deferred, or
removed from the adopted Schedule of Capital
Improvements.
b. Annual funding is insufficient to maintain the
Schedule of Capital Improvements.
c. Construction of the required facility or facilities
is not undertaken in accordance with the adopted
Schedule of Capital Improvements.
F. The construction of required facilities scheduled in the
County's Schedule of Capital Improvements prior to October
1, 1994 will no= be delayed, deferred or removed from the
Capital Improvement Element if the facilities have been
relied upon for issuance of a development order.
Policy
Effective October 1, 1994, the concurrency requirement for the
Potable Water, Sanitary Sewer, Drainage, Solid Waste and Recreation
and Open Space Level of Service Standards of this Growth Management
Plan would be met if any of the following conditions of an
established Concurrency Management System are met:
A. The required facilities are in place at the time the
building permit is issued, or a building permit is issued
subject to the condition that the necessary facilities will
be in place and operational when the impacts of the
development occur.
B.The required facilities are under construction at the time
a building permit is is:~ued.
C. The required facilities are the subject of a binding
contract execut~d for the construction of these facilities
at the time a building ~ermit is issued.
D. The construction of reTaired facilities has been included
in the County's adopted budget at the time a building
permit is issued even though the facilities are not yet the
subject of a binding contract for their construction.
Beginning with the effe,:tive date of Plan Implementation through
September 30, 1994, the concurrency requirement of the Traffic
CIE - 19
Circulation Level of Service Standard of this Growth Management
Plan would be met if any of the following conditions of 'an
established Concurrency Management System are met:
A. ~he' required facilities are in place at the time a
building permit is i~sued, or a building permit is issued
subject to the condition that the necessary facilities
will be in place when the impacts of the development
occur.
B.The required facilities are under construction at the
time a build~.ng permit is issued.
C. The required facilities are the subject of a binding
contract executed for the constrBction of these
facilities at the time a building permit is issued.
D. The construction of required facilities has been included
in the State or local Government's adopted budget at the
time a building permit is issued even though the
facilities are not yet the subject of a binding contact
for their construction, provided that the level of
service (LOS) of any road does not fall beyond the next
lower LOS below the adopted standard (i.e., LOS standard
is "D" peak hour, peak season and service ~oes not fall
below "E" peak hour, peak season).
E. The construction of the facility required to accommodate
the impact of development occurring before October 1,
1994 is included in the State's Five (5) Year Work
Program or the County's current five (5) year Capital
Improvement Schedule adopted as a pat of this Growth
Management Plan prior to October 1, 1994. A plan
amendment is required to eliminate, defer or delay
construction of any road project in the Schedule of
Capital Improvements which is needed to maintain the
adopted level of se~/ice standard. Any development order
issued pursuant to a concurrency finding under this
section is expressly conditional .so that the permit shall
be suspended and no further development shall be carried
out in the event any of the following occur without a
corresponding plan amendment:
1. The re~ired facility is delayed, deferred, or
removed from the State's Five (5) Year Work Program
or the ~chedule of Capital Improvements.
2.Annual funding .is insufficient to maintain the
Schedul~ of Capital Improvements. -
3'06
~i 3. Construction of the required facility or facilities
is not undertaken in accordance with the County's
~: adopted Schedule of Capital Improvements or the
?~::' State's Five (5) Year Work Program.
~, 'F. The construction of required facilities scheduled in the
County's Schedule of Capital Improvements prior to
October 1, 1994 will not be delayed, deferred or removed
from the Capital Improvement Element if the facilities
have been relied upon for issuance of a development
order.
Policy 1.5.4%
Effective October 1, 1994, the concurrency requirements of the
- Traffic Circulation Level of Service Standard of this Growth
Management Plan would be. met if any of the following conditions of
an established Concurrency Management System are met:
A. The required facilities are in place at the time a
building permit is issued, or a building permit is issued
subject to the condition that the necessary facilities
will be in pla.ce when he impacts of the development
occur.
;' B. The required facilities are under construction at the
time a building permit is issued.
~ C. The required faciliti~s are the subject of a binding ~
contract executed for the construction of these
facilities at the tim~ a building permit is issued.
: D. The construction of r,~quired facilities has been included
.~ in the State or local Government's adopted budget at the
~i time a building permit is issued even though the
i:! facilities are not yet the subject of a binding contract
for their construction, provided that the level of
service (LOS) of any road does not fall beyond the next
· ' . lower LOS below the adopted standard (i.e., LOS standard
: '" is "D" peak hour, peak sea,on and service does not fall
below "E" pea): hour, peak season).
~' E. The construction of the required facility is included in
the State's Five (5) Year Work Program or the County's
current five {5) year Capital Improvement Schedule
~!: adopted as a part of this Growth Management Plan and:
1. The Board of County Commissioners have made an
express finding, after a public hearing, that the
current five (5) year capital improvement schedule
is based on a realistic, financially feasible
program of funding from existing revenue sources;
Cll~ - ll
2. The level of service (LOS) on all roads serving the
development will not, at any time, operate below
peak hour, peak season LOS "E"; and
4. The level of service (LOS) on any road serving the
development will not operate at peak hour, peak
season LOS "E" for a period of more than two (2)
years; and
4. A plan amendment is required to eliminate, defer or
delay construction of any road project in the
Schedule of Capital Improvements which is needed to
maintain the adopted level of service standard. Any
development permit issued pursuant to a concurrency
finding under this section is expressly conditioned
so that the permit shall be suspended and no further
development shall be carried out in the event any of
the follow,lng occur without a corresponding plan
amendment:
a. The required facility is delayed, deferred or
removed from the five (5) year capital
improvement schedule or the State's five (5)
year work program;
b. Annual funding is insufficient to maintain the
five (5) year capital improvement schedule or
the State's five (5) year program;
c. The level of service on any road serving the
development operates below peak hour, peak
season LOS "E";
d. The level of service on any road serving the
development operates at peak hour, peak season
LOS "E" for a period of more than two (2)
years; and
e. Construction of the required facility or
facilities i$ not undertaken in accordance with
the five (5) year capital improvement schedule
or the State's five (5) year work program.
Policy
On or before the time mandated for the adoption of land development
regulations pursuant to Chapter 163.3202, F.S., including any
amendments thereto, the County shall implement, through the
adoption of an ordinance, a Concurrency Management System and a
monitoring program.
ffi
REQUIREMENTS 70R CAPITAL LM~ROVEMENTS I~PLE~,ENTATION
SCHEDULE OF CAPITAL IMPROVEMENTS
The Schedule of Capital Improvements on the following pages will
eliminate existing deficiencies, replace obsolete or worn out
facilities, and make available adequate facilities for future
growth.
Each project is numbered and named, and its cost during each of the
next five fiscal years is shown in thousands of dollars (000).
Each project in Category A is"~onsistent with the level of service
standards as identified within this element and the appropriate
individual element of this Growth Management Plan.
Each project in Category B is consistent with the level of service
standards as identified within this element. Optional elements
were not developed for Category B facilities.
CIE - 23
ROAD PROJECTS: COLLIER COUNT~ 5-YE;~ ,C]~PITILL ~S ELEMENT. '~'~
Project 90~91 91-~2 92-93 93-94'
I 111th Avenue North (DEFERRED) 352 352
US 41 - Vanderbilt Drive
I miles: replace 2 lanes;
add 2 lanes
2 Airport Pulling Road (CR-31) (COMPLETED)
Radio Road - Golden Gate -
Parkway: 1.4 miles: add 2
lanes 4466
3 Airport-Pulling Road 2486 1980
US 41 - Radio Road
............. 110
Santa Barbara Boulevard -
county Barn Road
1.4 miles: add 2 lanes
. 6079
5 Golden Gate Parkway (CR-886) 4879 1200
CR-8~i - CR-31
1.6 miles: add 2 lanes 5500
6 Immokalee Road (CR-846) 5500
CR-31 - 1-75
3.5 miles: replace 2 lanes;
add 2 lanes
8 immokalee Road (CR-84'6) 1045 374 4978 6397
1-75 - CR-951
3.4 miles: replace 2 lanes;
add 2 lanes 5390
10 Isles of capr~ Road (CR-951) 5390
US 41 - Rattlesnake Hammock
Road: 3.4 miles: replace 2
lanes; add 2 lanes
11 Isles of capri Road'
SR-84 - Rattlesnake Hammock
Road: 3 miles: replace 2
lanes; add 2 lanes
" -- ..... 165
12 Zsles *o£ Capri Road (SR-951) 165'
US 41 - Marco Bridge '
R-of-W Acquisition .. .
13 Isles of Capri Road (CR-951) (COMPLETED}
23rd Ave. S.W. - Golden Gate
Blvd.: 2.8 miles: replace 2
lanes; add 2 lanes 4730
14 Pine Ridge Road (CR-S96) 3630 1100
US 41 - CR-31
2 miles: add 2 lanes " 5973
~ 15 Radio Road 5973 . .
do CR-31 - Santa Barbara
H Boulevard: 3 miles; replace
C~ 2 lanes; add 2 lanes ·
~1 3020
16 Radio Road 270 550 2200
SR-84:1.5 miles: replace 2
~ lanes;add 2 lanes 5500
~ ~7 Rattlesnake H~ock Roa~. 1650 3850
~ US 41 - County Barn Road
2 miles: replace 2 lanes;
add 2 lanes 1980
19 Goodlette Frank Road (CR-851) 1980
Carica Road - CR-846
2.5 miles: build 2 lanes
20 Gulf Shore Drive (D~ED)
Vanderbilt Beach Road
lllth Ave. 1.3 miles: add 1
21 Livingston Road (North) (COOL'ED)
CR-846 - Imperial ST+~ Conn.
6.2 miles: build 2 lanes
--
"::' ~*:':?:~ - ' ....' "' f"~>"' 2998
22 Sant~ Barbara Blvd./Lo;an 688 '23[~' -----
Green Canal - Pine Ridge
Road: 1 m£~e: replace 2
lanes; add 2 lanes 5945
23 Vanderbilt Beach ~oad 5945
US 41 - CR-31
2.2 miles: build 2 lanes
24 Yanderbilt Beach Road (COMPLETED) .
Oaks - CR-951
2.9 miles: build 2 lanes
I 25 Vanderbilt Drive (OR-d01) (DEFE~I~KD) 550 1650 .. -~.,,
111th - ~onita beach Road ~ ~ ,.~.-* ·
~ 3.9 miles: replace 2 lanes;
C--~ add 2 lanes 952
~ 26 Westclock Roa~ 952
~--b Carson Road - SR-29 ,
~ 1 mile: build 2 lanes
C~. 27 Major Reconstruction ' 850 497 307 630 628
F-~ in-house major road
~0 reconstruction at various
locations
2S Traffic Signals 506 764 490 605 630 2995
major installation at
various locations 4180
31 Bonita Beach Road 550 880 2750
Vanderbilt Drive to County-
line: 1.7 miles: add 1 lane
(1/2 in Lee County) 4543
32 Banta Barbara Boulevard 968 3575
Davis Blvd to Rattlesnake-
Hammock Road: 2 miles: build
4 lanes
PROJECTS Z COLLIER COUNTY
.. ProJeot
Davis Blvd. to Rattlesnake- ,. .... ,-..::. -~_ ..,_.
Ha~ock Road: 2 miles: ....: .... ~
build 4 lanes '
34 Advance~ ROW ~c~isttion 200 200 200 200 200 1000
35 Carson Road 512 512
~ke Trafford Road to
I~okalee Drive - 0.6 miles; ~-'~.
add 2 lanes "*:": - . _.~t . . ....
36 New North-South Roar (CO~) " -~:
CR-SS8 to CA-D46, 5.7 miles; li~-.' . ...-.'7% _.~. ' ~.'.~.}.~: i .~:~ . ~":'~".: .- ~': .."
~ 37 Isles of Capri Road (~-951) :... ~ 3751 ""¢'~..., 3751
m Golden Gate ~lvd. to ~-846, ' ' ' ·
' I 3.0 miles; add 2 lanes - 550
~ ~ 38 Pedestrian Overpass on B~-29 550 .-,:. .
~ at Fa~workers Village ~%' --"~'
Road 528 ' 1.-1-'~290 4818
Ai~ort-Pulling
~ Golden Gate Par~ay to Pine
~ Ridge Road, 2.6 miles; 6
laning including grade
separation at Golden Gate
Parkway 2761
40 Goodlette-Frank Road ~30 2431
Golden Gate Parkway to
Solana Road, 1.7 miles; * *
6 laning
41 Pine Ri4ge Rom4 308 ~50 2200
Airport Road to 1-75, 2.0 ~ .%-~' ~. ~_
miles; 6 laning ' ' ~737,
Pro~ec~ 90-9~ 9~-92 92-93 93-94 94-95 To~ " ~
V~derbilt ~each aoa~ ~
US 41 to ~lfshore Drive 440 3080 3520 '
1.4 miles; 4 laning ~ ,
CO~y ROADS S~T~ 45~6 19590 12063 13909 155~7 106S95 ~
;-
I'
RO~D PROJECTS: COLLIER COUNT~
Project 9~91 ' 92'92 92-93 931947;~ '. 94-95
43 Tamiami Trail East (US 41) 470 6700 3500 10679
Davi~ Boulevard to Airport
Road ,
44 Tamiami Trail North (US 41) (DEFERRED)
Grade separation at Pine
Ridge Road
45 Tamiami Trail North (US 41) 1515 5609
Immokalee Road to Laurel Oak
Drive
46 Tamiami Trail East (US 41) 1196 ' 4428 5624
Rattlesnake-Hammock Road-to
Barefoot WMS. Road 3187
47 Tamiemi Trail East (US 41) 678 2509
Airport Road to Rattlesnake-
Hammock Road
48 Davis Boulevard (SR-84) (DELETE)*
Airport Road to Kings I~ake
Boulevard
49 David BoUleVard (8R-84) (DELETE)*
Kings Lake Boulevard to
County Barn Road
50 Tamiami Trail North (US 41) 595 500 2200 3295
Immokalee Road to Wiggins Pass 11700
51 SR 951 4100 7600
New York Drive to Marco Bridge
STATE ROADS SUBTOT~%LS 4100 4454 17309 15737 0 41600
TOT]tLS 49856 24044 29372 29646 15577 148495
* Note:
4
cent
To be funded in the revised FDOT 5-year work program with revenue from the
tax enac~ted by the 1990 I.~gislature.
DP~%INAGE PROJECTS: COLLIER COUNT~ 5-qfEA~
200 Maste~ Plan, Basin Plans (DELETED)
County-wide Master Plan
201 District No. $ (DELETED)
Series of canal and/or
structure modifications
and/or construction
improvements
River Canal (DELETED)
202
Cocohatchee
Series of canal and/or
structure modifications
and/or construction
improvements
203 Gordon River Extension (DELETED)
Series of canal and/or
structure modifications
and/or construction
improvements
204 Other Drainage Projects (DELETED)
Series of canal and/or
structure modifications
and/or construction
improvements in planning
districts
1,3,5,7 & 8.
205 Land and Environmental (DELETED)
Purchase of land for the
indirect requirements of
the location of drainage
canals/structures.
DRaiNAGE PROJECTS Z COLLIER COUNT~.
291 Dis%rict No. 6 (Lely) 224 2414 3260 192~ ~1293 9116
Basin Plan and series of canals
and/or structure improvements
2~Z ~or4on River ~tension 300 1860 59~6 8116
Basin Plan and serie~ of canals
and/or structure improvements
293 Cocohatchee River Syst~ 260
Aerial Mapping and Basin Plan
294 Ma~n Golden Gate System 315 320
Aerial Mapping and Basin Plan
295 Henderson Creek Basin 160
Detailed engineering/enviro~en~l
Basin Plan
105 160 265
296 Faka-Union Basin
Aerial Mapping and Basin Plan
297 Southern Coastal Basin 53 180 233
Aerial H~pping and Basin Plan
29S Barren R~ver Basin 53 53
Aerial Mapping
T~S 1099 2894 '3365 % 3998 7482 18838
" _. : '! :.i~:?/: ~: -,i,.~;~i~ 'i' ~ ;.
~ro~eOt 90-92 9Z-92 92-9a 93-94 ~4-95 ~Ota2
301 Lely/East Tamiam~ EMS (COMPLETED) '
Station and Vehicle: ~
Lely/East Tamiami Trail area ....
302 Golde~ Gate Parkway 326 326
EMS Station and Vehicle:
Golden Gate Parkway - Airport ,
Road :
303 System Status Float Unit' 326 326
304 F2{S Station and Vehicle= 326 326
Location to be determined
based on need
EMS Total 326 326 326 978
400 Jail Expansion 8800 8800
Increase of jail beds at
Naples Jail Center
'~": .... ~ !"" ' "" ">' ~:: ~"~ **' ' '"":" ' ;'~ ~ 3350 ' '-; "~ '*'"
500 HeadCl~arters ~daitto~ -.~, -2845 :" 505 ~- "
26,575 sq. ft. addit~o~,-' *' . ; .. , .
501 East Naples Branoh (COMPLETED)
Construction of 6600 sq.ft.
branch library
502 Collier North Branoh 279 35 314
1500 sq.ft, addition
503 Marco Island Branoh 25 354 379
3300 sq.ft, addition '
Renovat£on (DELETE) ~- .... --
504
Libra~
Renovate/rem~el upo~ ~- ',- '
completion of ~oJect ·
~500
~0~ I~okalee ~ranoh 25 254 ~.' -. ' 314
2000 sq.ft, addition
421
506 Golden Oate Branoh 25 10 331 55
2000 sq.ft, addition .~'
507 Vineyards Branch Libr~ 68. 995 1063
9000 sq.ft. Branch L~bra~
L~bra~ ~u~l~ngs Total 2870 844 974 158 995 5841
550 L~bra~ Colleot~on 391 248 248 248 248 1383
Keep ~ok stock ~ i ~k per
capita
i.
' ' ' ' ' ' ' ' ' ' ' '~ " ' }-W~/'-"; ' · ,
"GOVERNMENT BUILDINGS
Project ~'~"-.-
600 New ~ourthouse /:~3720
69,000 sq.ft, finished;
finish additional 46,000 sq.ft.
in FY 91 .
601 New Health Building (COMPLETED)
50,000 sq. ft. finished +
25,000 sq.ft, unfinished to
house health related
activities, social Services,
Veterans Services and Public
Services Administration
603 Building B Renovation (DELETE)*
Renovation of existing
structure for BCC Boardroom,
Minutes and Records 2100
~04 Building W z-v~ens!on
15,000 sq.ft, expansion of
warehouse + day care facility 1100
Agriculture center 1100
New
12,000 sq.ft, new structure
for agricultural activities/
emergency operating center ,.
607 Development Services (COMPLETED)
40,000 sq.ft, new structure
to house building permitting
activities and other County
functions
608 Building C Addition (COMPLETED) ,
2,300 sq.ft, addition for
computer and admin. '"
TOTALS 4820 2100 0 0 0 6920
* Non-CIE project .-
"
~T~GORY A
PARKS PROJECTS~ COLLIEa COUNT~ 5-~E~I~
700 ~p~ithaat~r '100 100
Ne~ st~=tur~ in ~orth Naples ·
community Park
701 Bicycle Trails , 289 289~ --260 277 1115
46.2 miles of paved trails
linking to schools or
existing trails
702 6th Co~nity Park - Phase I 992 1474 2466
Mnd& Phase I facilities
(32 acres)
703 Co~munity Parks - Phase II (5) 2018 2821 ~64 1118 6591
Phase II of Community Park
facilities for I~okalee, Marco,
East Naples, Golden Gate &
North Naples ''
25 meter pool In i~okalee
705 Hulti-purpose Facility 1300 1300
Wood floor, baskets, bleachers
and locker room facilities
706 Jogging Trails 25 25 25 75
3 miles, unpaved
707 Regional Park Land 170 2000 2170
700 acres of land o~ly
708 Ol~pic Pool 2300 2300
50 meter pool, deck grandstand,
locker room facilities
709 Track and Field 191 191
~11 size equipped track
710 Boat Ramps 937 386 386 387 2096
12 two lane ramps, parking,
rest rooms, lights, landscaping
711 7th Community Park - Phase I & II 100 2194 1471 3765
Land & Phase I & II facilities
(32 acres)
Project 90-91 91-92 92-93 93-94 94-95 Tot:al
712 8th C~mmu~it]~ Park - Pha~o I & II
Land .& Phase I'& II facilities
(32 acres) 100 2194 2294
TOT2%LS 4406 10806 4018 3569 2194 24993
~TER PROJECTS z COLLIER COUNTY
801 Rattlesnake Ha~ock Road
6560 L.F. of 20" Water Main
802 County Barn Road 16" (CO~LETED}
5900 L.F. of 16" Water Hain
803 Davis Boulevard 16" (CO~LETED)
11070 L.F. of 16" Water Main
804 Davis Boulevar~ 20" (COHPL~ED)
2640 L.F. of 20" Water Mai~
805 91st Avenue 12" Intercon. (CO~LETED)
200 L.F. of 12" Water Main
806 7th Street 12" Intercon. (COOL,ED)
100 L.F. of 12" Water Main
808 Audubon county Club 16" (COMPLIED}
5230 L.F. of 16" Water
Main
~99 C~ric~ Roe4
Storage Tank Pumping
Facilities
(COOL,ED)
8~0 Carica Road Tank
Water Storage Tank and Land
replacement costs to Naples
811 Land for North Reg. {COMPLETED)
Treatment land acquisition
812 Coral Reef W~llfiel~ study (CO~LETED)
813 Radio Road
2430 L.F. of 12" Water Main
815 P~ne R~dge Road 16"
5280 L.F. of 16" Water Main
816 Goo~lette Road Extension 16"
10560 L.F. of 16" Water Hain
817 Seagate Dr~v~ 12" {COMPLETED)
2640 L.F. of 12" Water Main
818 Airport ~oa~ 16" (COMPLETED)
10,560 L.F. of 12" Water Main
WATER PROJECTS~ COL~ER COUNTY
Project ' .
819 Immok~lee Road 12"
2000 L.F. of 12" Water Main ....
820 Immokalee Road 16"
3500 L.F. of 16" Water Main
821 Vanderbilt DriVe 16" (COI~LBTED)
5840 L.F. of 16" Water Main
823 CR-951
23700 L.F. of 12" Water Main
824 CR-952 12"
5500 L.F. of 12" Water Main 268
825 Rattles~ake-Ha~u~ock Road 20" 268
7920 L.F. of 20" Water Main -
6600 L.F. oE i2" Water Main
82? ~ulEshora & Vandarbilt ~" ~126
12585 L.F. of 16" Water Main
828 Coral Reef Wellfteld Phase I (DELETE)
Phase I of Master Plan Project 4415
e29 North county Reg. Treatment 4415
Plant
Construction of North County
Regional Water Treatment Plant
830 Immokalee Road 36" (DELETE)
10560 L.F. of 36" Water Main 892
831 CR-951 36" 892
10560 L.F. of 36" water Main 670
832 Immokalee Road 24" 670
7920 L.F. of 24" Water Main
833 Immokalee Read 20" 370
5280 L.F. of 20" Water Main 450
834 Quail creek PUD 16" 450
7920 L.F. of 16" Water Main
~ATER PRC,~E~S: COLLIER
.. Project
836 Immokalea Road 12~
5280 L.F. of 12" Water Main , ~ 1217
837 Li~ingston Road Extension 16~ 1217
23600 L.F. of 16" Water Main 1335
838 1.5 MG Elevated Tank 12~ 1210
839 Old US 41 16~ 120 120
1800 L.F. of 16" Water Main
~ 841 Davis Boulevard 16°°-
6450 L.F. of 16" Water Main ~"f:'[ ' '- ....
Cf)!_ Storage T*"~ ..... & Pumping
:~.~ 843 12~ Main at Pine R~dga Road -'
~ 8000 L.F. of 12" Water Main
'~ 844 12~ Main at P~na Ridge Road
2800 L.F. of 12" Water Main
'846 12~ Water Main at US 4~ 19 205 224
6000 L.F. of 12" Water Main 707
847 12~ Water Main at Immokalee 707
Road
5280 L.F. of 12" Water Main
848 12~ Water Main at US 41 26 283 309
8300 L.F. of 12" Water Mai~
849 North County Wellfield - (DELETE)
Phase II
850 Golden Gate Wallf[eld
~ansion
851 RaW Booster Station
1rATER PRO~TECTS: COLLeCt
Project -
10560L.~F. of 20" Main 68?
853 16" Loop Main on Palm Drivs 687
11450 L.F. of 16" Hain 600
854 20" Main - US 41 North 600
8000 L.F. of 20" Main from
Immokalee Road to Wiggins
Pass 982
855 12~ Hain on Radio Roa~ 982
21120 L.F. of 12" Main
between commercial Drive
and DaViS Blvd. 480~
856 16" Hain - Livingston ~oa~ 480 -
to le~ndemoro ,
8000 L.F. of 16" Main from
Pine Ridge Road to
Wyndemere 321
857 16" Main on Santa Barbara 57 264'
5280 L.F. of 16" Hain from
Davis Blvd. to Radio Road. 2576
858 36,~ Hain on CR-~51 380 2196
15840 L.F. of 36" Main from
Davis Blvd. to Rattlesnake 4800
859 N. county Treatment Plant 800 4000
Expansion
Add 4 MGD of capacity 450
860 Aquifer Storage & Recover~ 500 450 - .
Up to 4 MGD storage .for
peak season
TOT~%LS 15413 6270 819 4231 283 27016
.. Pro~ect
901 ~o~t~ Count~ Expansio~
Design & Construction of
Wastewater Facility and
Effluent Disposal ,
902 East and South Naples
Collection System
Construction of the Facility
904 south County Reg. Treatment
Facility :
~0~ Utility A~minlstration
Design and Construction
907 South County Pump# Mains &
Disposa~
~-~ ~ump Station, Transmission
~ Hains and Effluent Disposal
'~ System
~ 908 8" Force Main 140 712
-,J Pump Station 15 to Pump
Station 20
10800 L.F. of 8" Force Hain
909 12" Force Hain 220 1177
Pump Station 19 to Pump
Station 20
11300 L.F. of 12w Force Hain
910 10" Force Main - Davis Blvd. (COMPLETED)
Pump Station 11 to ~anta
Barbara
2400 L.F. of 10" Force Hain
911 Davis Blvd. Pump Station No.ll 100 500
Design and Construction
PROJECTS ~ COLLIER
· ' ..' l'=o:J ect
9~2 ~0" F~rce Hain Davis
Pump Station 14 to Pump ~-
Station 11 - · J :-- ' '.- : : " :
7800 L.F. of 10" Force Ha~-.' ~ :" ' ~:"-/' - '. :~.~.~... . :
913 Davis Blvd. I00 500 --[ '" ' "~'" 600.
Pump Station No, 14 3. ........ ·
Design and Construction - ~,~:7~f- - .-. .,
914 20" Force Main CR-951/US 41 100 502 . ' ..: :~' ,!' 602. '
Pump Station 18 to Pump :r~f~v~-.- ? :.
~s ~p station .o. ~a -;-~::~',~:~. ~'::~.~-,.u ':.~..: (~00 ' ~oo'- ::.-:.':~:.,~~-..,:-,,~:<;~,~..~-::
~ 916 South County Reg, Trea~en~_:/-... '' 1800 8-876 "[: ' - - ·
, 4 HGD Facility ~ansion ~ [ ' ~ - 500 2607 ' ~ "' .- -. - :.~'~ ~',.~.--: ..... 3107_ -
917 North County aeg, Tr,a~ent ./' " "'": ..... ~' .......... '-~"(~'
Facility ~ansion -. -' · . : ~'~ '.. ~
~- Design and Cons~ction of < ~:%,. .
2 HGD Facility ~a~s~on -. ~:---
918 20" Force Hain 100 502 "' ~02
Rattlesnake-Ha~ock Road -
CR-951 to Polly Avenue "-
11400 L,F, of 20" Force Ha~
919 Rattlesnake-Hammock Road 100 500 600 -_
Pump Station 20 - Design a~ ...,~[~ . -~. - .,.
Const~ction . . ~... . ,
920 P~p sta2ion No. X~ 100 SOO .~. ~,,, ,~.:~. '600J[.~ - -~ :['
Const~ction ' ". -' ' ':
'BENER PROJECTS~ CoL'r'zER COUNT~
ProJ eot
921 12" Force Main : ~,<?:' - .... :'*'*'"'-- *~' .... 32i
CR-9'51 - Pump Station 16 to
Pump Statio, 18
10800 L.F. of 12" Force Main ....
922 North County Pump Station
Telemetry System - Radio ..-
Telemetry System
923 North County Wastewater ·
Treatment Plant Operations
Building
924 North County :":'
Master Pump Station 1.10
925 Pelican Bay Improvement Dietriot 2720 ~':: ::'~: - 272~0
47520 L.F. of Force Mat~ and 2 · ~ :
Pump Stations
926 I~okalee Roa~ Bewer/Effluen~ 3950
Bystem ..
Force Main & effluent 11ne from .-"
N. Plant to Quail ~eek%
927 Master P~p Stations 1.03 & 1.0~ 1336 1336
2 pum~ stations on Immokalee Road
928 24" Force Main from 1.06 to 1.07 1440 1440
20,000 L.F. of Force ~atn from
Airport Road to Orange ~lossom
Drive ' -~ ~ .
TOTALS 13127: 16876 0 0 . 0 3b00~
.:. '. :' Z~o~ect
~000 Naples Landf~11
Provide for future
availability ~yond 1994 "::.~..-: ' "
· 00~ Lea=hate Tree.ant Plant .. -': -- ' 50 ~ 142~:?~:?: .
Provide for collection, . . ~ ~-~. ~.~-. ..... ........ .
treatment and disposal .....
from Naples landfill :~..
1002 Naples Landf~11 · ( L~).--' ' ?':,.-,. ...... ....
Design
and
Const~ct
L~ner;
1003 Naples ~ndf~11 .?. ,.' , ' I65~:-~:~': -~:~:~:.:~,~ :- :...:.,;~%~,~?~::. 1650::~.~:~.~.~:~.~
Cell $6, Phase III ..... :~::~.~.~ /.'- , ...... --- , ....... - ........ :=,~..--.,: -.. ~.~...~-~.~.~:~
Desi~ and Const~ct L~ner;
~1 Prepare Phase III, Cell 6 ':.. :. ::~ ':~' '- "~"~' "; '-~' :"~ '~'~"~'~ "
1004 Naples ~ndf~11 - '" :' .... :~,-,~--- ....... ?~ ~= ~-- . '-''-"~"-~
~ inCl°sUreaccordance°f CellSw~$3 D~andpe~t$4 ". .?:.. - ·, :-.~.,.. :¥~= 1800. ,- ,' :~,. ' ~'.:~.,~'-'., ~. :.. ...... :~._~ ;- .: .-~.-~. · ' · :.-,:~'" ,~,: :.,. ..... ,.. -. .' ~-.....:.-:~.~.,.:. / ~':~ ~]~".-'~ ' ~. ~'~:~ ...-.~, ~ 1800,: ~ ~,~.,..,. ' = ",?'~'~'~, ~ = .~- ~'~ .: ~,"~:'~ ~'~'~?' '=
1005 Naples Landf~11 1280 "~ ' ' 1280'
Cell $6, First Lift 8.26 acr~ -'
1006 Naples Landf~11
Develop 300 acres future cells 370 1400 ~770
. -- 1.:. ·
~S 2466 , 4976 1871 446 446 10205
. . . .
COSTS & REVENUES BY TY~E OF PUBLIC FACILITY
the table below, the left colum~ itemizes the types of public
facilities an~the sources of revenue. The center column contains the
5-year amounts of restricted revenues. The right column is a
.calculation of the deficit for each type of public facility. Ail
deficits are accumulated as a subtotal. Below the subtotal deficit is ·
the source of additional revenue that will be used by the County to pay
for the deficit in order to maintain the standards for levels of
'service listed in CIE Policy 1.1.5.
ARTERIAL & COLLECTOR ROADS $106,895,000
· Available Revenues:
~:'Constitutional Gas Tax $ 2,366,000
Gas Tax 5,661,000
'~'Locaf Option Gas Tax 16,895,000
;~Road Impact Fees 31,834,000
~'/"' 56.756.00Q
:/ Deficit (50,139,000)
ROADS NETWORK 41,600t000
~S Available Revenues:
i~*FDOT S-year Work Plan 4,865,000 ..
~?Developer Contributions 1,000,000 5.865.00~
i:.~J~!~." Deficit (35,735,000)
AND ~ROJECTB 18,838,000
Utility 18,638,000
'carry Forward 200,000 18.838.00Q
'.'; .;'~.. Balance - 0 -
· "SERa, SYSTEMS 57,019,000
Development Fees 57.019.000
.' Balance - 0 -
10,205,000
Waste User Fees
.: Balance - 0 -
24,993,000
Lable Revenues:
Impact Fees 14,563,000
Improvement 1,131,000
~Develo~er contribution 768,000
:: (Land) .
'. Carry Forward 6,065,000 22,527,000
Dsfio~t (2,466,000)
.' SubjeCt to BCC adoption
CIE - 45
HEDZC~ ~ERV~CB Deficit : $ ( 978 ~ 000)
~ovsI~'~' ' '. ~e~c~t (8,800,000)
~uildings 5',841,000
Collection 1,383,000
Reserve for Impact Fee Eligible 4.468.00Q
Projects
Total Library Costs 11,692,000
Available Revenues~
Library Impact Fee ~.~ 6,581,000
Trust Fund 197,000
Carry Forward 2,51~,000 9.295.000
Deficit (2,397,000)
BUILDINGS 6,920,000
Available Revenues:
State Funds for 99,000
Agriculture Build~ng
Carry Forward 3,812,000 3.911.000
Deficit (3,009,000)
DISTRICT
Isle of Capri 0
Ochopee 0
Balance
Deficit of Restr~oted Revenue vs. Costs (103,524,000)
Unrestricted Revenues:
Ad Valorem Taxes {1 '6,850,000
Mill Cap~tal
Revenue Fund)
7th Cent Sales Tax 96,674,000** 103.524.000
(Bonds & Cash Flow) Balance $ - 0 -
The ~oard of County Comm~ssioners has adopted the following
alternative revenue policies should the 7th Cent Sales Tax not
pass at referendum in November, 1990:
Pro4ect TYpe Revenue Sourc~ Amount
1.County & State Roads Co-wide Road Improvement $ 85,874,000
Deficit Assessment District
2.Jail Housing G.O.B. Referendum 8,800,000
3.Regional Park Land G.O.B. Referendum 2.000~000
.. Total $ 96,674,000
PROffR~ TO ENZ~E IMPLemENTATION
.th'~ time mandated for the adoption of land development regulations
pursuant to Chapter 163.3202, F.S., including any amendments thereto,
~riate la~d aevelopment regulations will be adopted and the
programs will be implemented to ensure that the goals,
ectives and policies established in the Capital Improvements Element
be achieved or exceeded.
of the review of all applications for building permits, the
will determine whether or not there will be sufficient capacity
.Category A public facilities to meet the standards for levels of
for the existing population and for the proposed development in
with the requirements of the Concurrency Kanagement System.
part of the review of requests for all development orders having
impacts on Category A Public Facilities other than building
the County will determine whether or not sufficient capacity of
A public facilities is planned for completion concurrent with
impacts on levels of service that will be created by the proposed
during the next five fiscal years.
Fee .Ordinances will reguire the same standard for the level of
as is required by Policy 1.1.5.
The annual budget will include in its capital appropriations all
projects in the Schedule of Capital Improvements that are planned for
expenditures during the next fiscal year.
landatory semiannual report to the Department of Community Affairs
amenc~ments to the comprehensive plan due to emergencies,
of regional impact and selected small developments will
on changes, if any, to adopted goals, objectives and policies in
Capital Improvements Element.
Update of Capital Improvement Element
moni-.oring of and adjustment to the Capital Improvement Element to
th, changing conditions must be an ongoing process.
finning i~ April of each year, the element will be updated in
(~onJunction with the County's budget process and the release of the
CIE - 47
.i.'BEBR'population estimates and projections. The update will
'il. Revision of population projections;
., 2. Updates of facility inventory;
v:3. Update of unit costs;
4. Update of facilities requirements analysis to project 10 year
needs (by fiscal year) in order to program projects to meet
the service standards.
5. Update of revenue forecasts in order to evaluate financial
feasibility and the County's ability to finance capital
improvements needed to meet the service standards.
6. Revise and develop capital improvement projects for the next
five years. The first year's schedule of projects will be
incorporated into the County's budget effective October 1st.
7. Update of the public school and health facilities analysis.
addition to the annual update, the County will perform an assessment
the status of the capital Improvement Element in November of each
in conjunction with the release of the preliminary BEBR population
ires and projections. This analysis will include an assessment of
status of capital projects funded during the prior fiscal year ~long
an assessment of existing and projected service levels versus the
standards.
shall establish by ordinance and maintain a Concurrency
System.. The system shall consist of the following
~ents:
!.~i A. Annual monitoring report on the capacity and levels of service
of public facilities compared to the standards for levels of
service adopted in Policy 1.1.5. of this Element. The report
shall summarize the actual capacity of existing public
facilities and forecast the capacity of existing and planned
public facilities for each of the five succeeding fiscal
years. For the purposes of long range capital facility
planning, a ten year forecast cf projected needed capacity
will also be done. These forecasts will be based on the most
recently updated Schedule of Capital Improvements in this
Capital Improvement Element. This annual report will
constitute the evid,2nce of the capacity and levels of service
of.public facilitie:~ for tha purpose of issuing development
orders during the 12 months following completion of the annual
report.
lob
: B. Public facility capacity review.
· ': The County shall use the procedures spe~ified in
Implementation ~rograms 1 and 2 to enforce the requirements of
~ Policy ~.5.1. and 1.~.3. of this Element.
C. Review of changes in planned capacity of public facilities.
The County shall review each amendment to this Capital
Improvement Element in particular any changes in standards for
levels of service and changf~s in the Schedule of Capital
Improvements in order to enforce the policies of this Element.
D. Concurrency Management Impl~mentation Strategies.
The County shall annually review the Concurrency Management
Implementation StraT. egies that are incorporated in this
Capital Improvement~ Element:
1. Standards for levels of service are applied within
appropriate geographical areas of the County. Standards
for county-wide public facilities are applied to
~ development or,ers based on levels of service throughout
the County.
~ 2. Standards for public facilities that serve less than he
" entire County are applied to development orders on he
basis of levels of se~,ice within assighed areas.
-. 3. Levels of service are compared to adopted standards on an
~: annual basis. Annual nonitoring is used, rather than
,, case-by-case monitoring, for the following reasons:
a. annual monitoring corresponds to annual expenditures
for capital.improvements during the County's fiscal
year; and
b.. annual monitoring covers seasonal variations in
levels of service.
~required 5-year evaluation and appraisal report will address the
of the goals, obJectiv,~s and policies of the Capital
Element. The monitoring procedures necessary to enable the
;letion of the 5-year evaluation include:
a. review of annuals reports of the Concurrency Management
System;
boReview of semiannual reports to DCA concerning amendments to
the Comprehensive Plan.
c. Review of annual up<lares of this Capital Improvements Element,
including updated supporting documents.
II % tO J335
107
Ja~y, 1989
January, 1990
February, 1991
4. ~le ~~ - ~ ~ ~ 1-22
D. ~ ~*~ ~ ~-I-32
' 5. ~ ~fftc ~~ ~p - 2000 * ~ 1-44
6. ~ ~fic ~~ - 20~ * ~ 1-44
~ ~ 1. ~ ~ ~ ~ 1-51
~. ~, ~'~'~, & ~ * ~ 1-59
J~,
--1 .
lA- B Generalized Daily La~el of Service ~A 1-14-15
> 2. Ex/sting Utile Cc~ticr~ m ~ ~ ~ 'r-23
3. ~i~ ~ ~J~ ~ ~ ~ ~ ~-27
4. ~ ~le ~~ ~ ~ ~ ~ 1-311
5. ~lli~ ~ ~= ~y ~ ~ ~ftc ~ 1-36
: ~a~ ~ -~S*
~. ~ ~fic ~a~ ~ ~ of ~ ~ I-S
~ZC ~ ~f~ ~~ ~ ~ ~-~-10
~ of ~ ~
~~ ~ 1-24
~3.. ~f~c ~~ ~~ ~-I-34
~.. ~. 5 Y~ ~i~ ~ ~ ~ * ~-I-38
~. ~ ~ffic ~a~ ~ ~- Y~ ~95' ~-I~0
~.' ~?. ~ ~f~ ~ - Y~ 20~ * ~-I-49
~989 ~RA I-2
principle circulation system that permits the delivery of gocds
and services as ~ as p,=r/~es a _c~s__; ~o plaoes of employment,
schools, and rec=eatic~ for the residents and visitors of Collier
cr high speed rail facilities, no discu~sior~ of
~e traffic ciro/latic~ systera is truly t/~ "s~p~ly" side of the
"demand verses su~ly" equetic~ (With lar~ uses Being the demand
side) .. AS lend uses ccrfcir~a to increase, they place a heavier
,..?. demar~ c~ the e~tstl~q su~ly of roec~way miles.
:" t~n'a effectz[vm~e~ /s therefor~ lir~ed to the Futur~ L~nd Use
In Collier County, cr~ of the fastest growir~ metropolitan areas
in the courd=y, ~ Elements must be developed s~,!tanecusly.
system wLll Be, and the future road system mt~t Be planned With
an ~ part of the future traffic proJec~ca process.
devel .o--,e_~c of the Traffic Circulatic~
f~ ~,tbc~___ _loc/y w'Lll Be discussed.
Secondly, a level of ~mrvice (I. CS) star-dard was __r~___~_ to
syste~. ~avi~ su=h a method of ~ the service sta~d
permits the identificetic~ of deficiencies.
Lastly, the flfo~re hi~Tway needs were ex~mtt~ed for three horizcn
periods: five (5) year~- 1995, te~ (10) years- 2000, ar~ for
the advance~ of ~ I=oJects towsx~s the end of the 5 year
local Metrugoli~ ~ Or~a~/zatio~ effcrrts. Unlik~ the
has a ~_~h more limited study area, generally recognized as the
~he ~ ~c=t/c~ of the Traffic C/reulatice Element will taka
u~ a d/scussic~ of nc~-m~c~rtzed travel demands, the various per-
spectives surrcur~lffu~ the Future Traffic circulation System, and a ..
ln~,erfcation of the El~c's Goals, Objectives, and Policies.
ttf
~ Of ~ 1,994 ~ ~ (1,276,160 ~). ~J~
~ ~ ~ a ~ ~~ Of 20,992 (~ 1, ~89).
of ~ 951 (~~ ~ of ~ ~) ~ ~9 ~
~ ~2% ~~~~.
~~y 20 ~ ~~ Of ~ ~1~~ 1~ ~
~1~ ~ (~ 31), ~~ - 75, ~ ~le of ~i ~ (~
951 ~ ~ 951).
· c ~~~ (~84), ~~~~ (~s~), ~
(~856), ~~~~, ~~~t~~
C. ~ ~'~ (~89)
~':~; ~ .. , ',~-/~,
:.'
1CE) reflect operaticr~l chaxacteristics as of Octaber 1,
a~u~d/n~ to the State's Funct/~ Classificatio~ Sl~cem.
EXISTING TRAFF;C CIRCULATIOI'-~ MAP
· , FACILITY TYPE
EXISTING TRAFFIC CIRCULATION MAP
NUMBER OF LANES
.,,.. W. m
co. EXISTING TRAFFIC CIRCULATION MAP
NUMBER OF LANES
[AS1T~RN COLLIER COUNTY, R.OR~OA
~,~ ·
H~RY CO. ~a.P
c~u~co.[ EXISTING TRAFFIC CIRCULATION MAP
· ADOPTED LEVEL OF SERVICE STANDARDS
~.X$1'I~qN COCU£R COUNTY
...27.2:
TRA 1-11
I 000,~347
DAVY LEVEl, OF SERVICE MAXIMUM VOLUMES
FOR FLORIDA'S RURAL [<5,000) AREAS
(vaUd fi)ruse Lmm January 1989 through December 19901
GENEI~T-rz~m ~l~m~ LEVEL
FOR ~A~ ~~
B C O
~ ~ C D l
~ ~1~
~ Ne - ~
1990 ' T~
! · :,. :,~
000 ~,~. 3'53 ·
: Jar~ary, 1989 ~A 1-18
3'55
~ , J~'~al'y, 1989 ~A 1-19
~7
Jar~ary, 1989 ~A 1-20
'I~ S~te ~ Ommt"y Traffic Cou~t programs re.flatly z~itor
veb. icle ~ov~mmt activities at ~ore than 100 locatio~s
det~ the ~ for ~ in the system. Traffic
det~ the exis~ facility deficiencies.
Follc~.r~ a review of 1986 Traffic acc~ _aent ~ata, the
left or thru land for west~ al~C=h
Installed traffic sb:jr~l
Installed traffic sigr~/
Realigr~d Outer ~rive and installed traffic sic~al
· ! 000 357
8. ~a~clesz~l~ ~ ~ ar~ ~ ~ 951
~1~ ~c ~
4.) ~~le~~-~~
?, ~ ~ ~ ~ ~ ~ z-7s · ·
~t~ ~ ~e 2.
:~ ~~~ ~le 1~ of ~. S~ ~
;.. ~ ~ ~~le f~~~ ~ 1~ of
ffi 000,, ,358
~89 ~ 1-22 ~:.
"'"
'" ~ %:~.'v' 2..989
~:].. (CR 31) ~ ~ ~. 1.5 42,442
~ ~ ~. ~ ~ ~~t ~. 1.6 17,8~ F
~. (~ 846) ~ 41 ~ ~ ~. 2.0 ~,738
~ ~ (~ 896) ~~ ~ (~ 851) .7 35,603 F
M. (~ 8561 ~ M- ~ ~ ~y 1.3 ~,~4
~ ~. ~ 41 ~ ~~ ~. .8 ~,~7 F
.
? m 359
;~ ~, 1989 ~ 1-23
EXISTIN(i TRAFFIC CIRCULATION MAP
UNACCEPTABLE CONDITIONS
TRA 1-24
ffi 000~,~ 360
:. COLUr~ CO: '-'AP
EXISTING TRAFFIC CIRCULATION MAP
UNACCEPTABLE CONDITIONS
EAST[~N COLUER COUNTY
couJ~ co.
TABLE 3
CO~ { n~t COUNTY MAIOR HIGHWAY NETWORK (INCLUDING $TATg ROADS)
EX]STING ROADWAY I]q%'ENTORY & CAPACITY ANALYSIS
~.~ l. cntth 1989 1989 ~ 0 v/ski
lTD.# SEG*I~fi~'F (MI.)f'I.,M.Lu. ML AlYF LOS (AAJY~LOS
CR3~ tmmotaleeRd, toYnnderbiitBch.~. 2.0 4 s.o 16,s.76 A 34,~oo D
CEJi Vnndcrbih Bch. R~. to Dizen ILM&o Rd. 2.0 4 8.0 23,093 . A 34,900 D 66%
CR.JI Pine ILklte RA. to Golden Cate Parkway 2,5 4 10.0 31,238 B 36,700 E 85%
Rd. CR.3! Golcten Cate Parkway to R~dlo Rd. 1.4 4 5.6 42,442 F 3!,.700 D 134%
~'poflP, d. CRJI RadJoRd. toD~vbB1vd. 1.0 4 4.0 31,08i D 31,'700 D 98%
CE.31 D~v~ Bird. to US 41 0.8 4 3.0 24,631 C 31,700 D '75%
Rd. U$41 to--Dr. !.5 4 6.0 13,767 C 24,300. O '5'7%
WeatofVmxl~rbihDt, 1.6 2 3.2 17,800 F 11,600 D 153%
.]bi. Dav~Blvd. toCR$64 2.0 2 4.0 8,902 D 11,600 D
.Road29 CR.29 US41 toChokoblumXsland 7.8 2 15.6 i,560 ~ I$,0(X) D 10%
$R84 U$41 to Atzpott Rd. 1.0 ~6 6.0 20,031 B 47,900 D 42%
B/vd. $R84 Ab3uottRd. tolCin~s Lake Blvd. 1.3 2 2.5 17,979 P !$,300 D 118~
Blvd. $R84 /Gn&s Lake Blvd. lo County B~m Rd. i.0 2 2.0 14,006 C 15,300 D
Blvd. ' $R84 CommtyBamRd. toSauteBarb~mBlw{. 1.4 2 2.8 14,006 C 14,$00 C 97%
~ Bl~d. $R84 Saute Barbara Blvd. to CR-951 2.5 2 $.0 $,683 A 14,$00 C 39
PatL-way CR886 U$ 4l to ~ta-Fnmk Rd. 0.5 6 3.0 17,754 D 39,$00 D 45%
Parkway CR886 Ooodleue-FrankRd. toAL-po~Rcl. !.6 4 6.4 33,583 D 34,900 D
~OalePadcv.,ty CR886 AltportRD. toI-7$ 2.0 4 8.0 20,449 A 36,700 E 56%
Pttk~,,~, CR886 t-7$toSantal~rbar~Blv~, t.0 4 4.0 18,925 A 36,700 E
~Oa~Patkwny CR886 $tmaBarb~tnBlvd. to lsle of Capri Rd. 2.4 4 9.6 11,931 A 34,900 D 34~
Rd. CRB$1 CaricaRD. toPlneRidl~eRd. !.5 2 3.0 NA NA 11,600 D
Rd. CR$51 PlneRld~eRd. to $ol~ma Dr. 1.O 4 4.0 22,211 B 34,000 E
CR851 Solana Rd to Golden Cato Parkway 1.6 4 6.4 27,665 B 34,000 E
CR$$1 Golden Cato Parkway to US 41 2.0 6 12.0 30,339 C 50,200 £ 60~
llltbAveN, toVand,~tbgtBe.~cbRd. 1.3 2 2.6 NA NA 11,600 D
CR951 h~moludc~ Rd. to Golden Gate Blvd. 3.0 2 6.0 NA NA 15,000 D
CR951 GoldenCatoBlvd. to Pine lLkise Rd. !.0 2 2.0 I0,327 D 15,000 D 69,G
CR951 PineRid&cRd.toGoldenOatoParkwa¥ 2.0 2 4.0 11,894 D 15,000 D 79,~
CR951 Golden Crat~ Parkway lo Davis Blvd. 2.0 4 8.0 18,663 B 38,(X)O D 49~
~ of Capri Rd. CR951 Davis Blvd. to Ratdeana~ Hmck Rd. 3.0 2 6.0 11,438 D 15,000 D 76%
Collier County Planning Department, June 1990
COLLI]~ COUNTY MAJOR HIGHWAY NETWORK (INCLUDING STATE ROADS)
EXISTING ROADWAY INVENTORY & CAPACITY ANALYSIS
~.ofCaptliM. CR951 Rsttlesna~HznckRci. toU$41 3.4 2 6.S 11,438 D I$,000 D '/6%
M'CapdlM. $R95! US41 toManst~el~i. 1.6 2 3.2 19,673 F 17,400 E 113%
$R951 ~4~Rd. toMarooBridgo $.6 2 11.2 19,673 F 15,000 D 131%
bfCaprllM. $R951 h, fareoBddgotoCR953 2.2 4 8.8 17,591 A 34,900 D $0%
$R951 CR953toCR92 1.4 4 5.6 14,090 C 24,300 D
N. CR146 Ou~fsboteDr, loU[41 0.$ 2 1.0 NA NA 11,600.. D
Cit148 Vandetbqt D~, to U$ 41 1.0 2 2.0 6,814 C 11,600 D C '.
'~" Cl~48 US 41~o Ablx~ Rd. 2.0 2 4.0 19,738 F 16,500 D 120%
CR,~46 AlrpottP. d. tol-?5 !.5 2 3.0 14,489 B 16,$00 D 88%
CR846 1-751oCR951 3.4 2 6.8 10,640 A 16.,500 D 64%
Rd. CR846 cRg$1toSR29 25.5 2 51.0 NA NA 15,000 D
75 $R93 BrowardCountyLimtoSR29 29,2 2 $8.4 3,625 A 9,400 C
$R93 $R29toCR951 20.9 ;2 41.8'3,~25 A 9,400 C 41.%
SP.g$ CIL951~oPizmRldg~Rd. 5.9 4 23.6 12,117 A 61,100 C
75 . $R.93 PlmsRldgeRd. to latmoludee Rd. 4.2 4 16.8 21,262 A 61,100 C
· $R93 Immok~lo=Rd. toLmCoumyl..b~ 3.1 4 12.4 23,479 A 61,100 C 38%
I~vd. Pine Ridgo Rd. to Grce~ Blvd. 1.0 2 2.0 NA NA 11,600 D
Blvd. Vsmclgrb,'itBch. P. zl. toPb~RMgcRd. 2.0 2 4.0 NA NA il,600 D
(IM) M~In St. to New Market Rd. 0.6 2 1.2 NA NA 11,600 D
CR887 U$41 tol.~eCmm~IJ~ 1.6 2 3.2 7,511 C il,600 D
~Rd. CR896 WeetofU$41 0.5 4 2.0 8,608 C 24,300 D 35~
~,JdlssRd. CR~96 U$ 41to OoocHe. tl~-FrsnkRd. 0.5 4 2.029,433 C 31,700 D 93~
sRd. C!~96 Ooocl~t~-FrsnkRd. Iob'h~lcy$t. 0.7 4 2.8 35,603 F 31,700 D !12~
~Rd. C1~96 Shldcy$t. to Alzlx)rt Rd. 0.S 4 2.0 30,184 D 31,'/00 D
sRd. CR~6 AL-poflRD. tol-75 2.0 4 8.0 26,865 A 36,700 E
Sltd. CR896 1-751olsleofCaprtRd. 3.0 4 12.0 7,516 A 34,900 D 22%
CR~$6 ALrpottRd. tolCL, tgsWty 1.3 2 2.3 12,134 E 11~600 D
CP.~56 ~,.in[sWaytoSaataBnrbtt~Blvd. 1.7 2 3.4 8,404 D 11,600 D 72%
Rd. CR~56 $~tu~ Barbara Blvd. m SR-84 1.5 2 3.0 ICA ICA 11,600 D 0
CR864 U$ 41lo C'~rlc~na&rm Blvd. 0.8 2 !.6 13,11'7 F 11,600 '~) 113~
Collier County Planning Depa/tment, June 1990 ~, ).~
co. r'~ coum'~ ~,c, ao~ mCmVA¥ Nrrwo~ ~crtromo ~ ~o~
~. ~64 PoHyA~. tolsl~ofCaprl~. 2.0 2 4.0 3,379 C 11,6~ D
C~ ~. to ~ld=n ~ P=k~ l.S 4 6.0 12,053 C 24,3~ D
~29 S~9 1-75~9A~ 19.8 2 39.6 6,614 C 9,~ C 70~
~29 S~9 ~gA~o[F~I~ 1.0 4 4.0 J0,9~2 B
S~9 ~gANo~S~ 2.9 2 ~.8 ~,896 C 9,~ C 63
S~9 S~ toH~~ 2.1 2 4.2 3,4~ B 9,4~ C 37~
S~ s~gto~~ 7. I R 14.2 3,~ B 9,~ C 33~
U$41 B~W~.~.~SR951 1.5 4 6.0 16,579 A 34,9~ D
U$41 $R951 to~ 8.1 2 16.2 5,036 B 9,4~ C ~4~
US41 ~SR29 15.7 2 31.4 3,018 B 9,~ C 32~
US41 SR29 to~=C~ 32.3 2 64.6 3,478 B 9,4~ C 37~
US41 ~o~m~.toV~erbHtB~.~. 1.5 4 6.0 34,175 F 32,5~ D
US41 V~crbflt~.~.to~u~Dr. 2.3 4 9.2 37,3~ F 32,5~ D !15S
No~ US41 ~ ~kDr. to P~ ~=~. 0.2 6 i.2 41,934 B 48,9~ D
No~ US41 P~;~. toSo[~. 1.0 6 6.0 34,450 D 46,3~ D 74~
No~ US41 Sol~. loC~. 1.0 6 6.0 34,450 D ~,3~ D
No~ U$41 C~. mGold~mPark~y 0.6 6 3.6 31,859 D 46,3~ D 69
Nor~ US4I ~ld~mP~k~y to4~AveN. 1.5 6 9.0 25,611 C ~,3~ D
No~ US41 4~A~N. to"Fo~Co~" 0.6 6 3.6 24,941 C 46,3~ D
~. C~62 G~tshomDr. loUS41 !.4 2 2.8 10,659 D II,6~ D 92~
COtl fl='R COUNTY MAtOR HIGHWAY NETWORK 0NCLUDING STATE ROADS)
EXLTI'ING ROADWAY INVENTORY & CAPACITY ANALYSIS
19~9 1989 Cap~ty O V/Std
CR862 AL-pottP~.toI-7~ 2.0 2 4.0 NA NA 11,~00 D
C1~62 l-7~ldeofCapdRd. 3.0 2 6.0 NA .. NA 11,600 D
CRg01 BonhaBea~Rd.t~Wig{lmPa~Rd. 2.$ 2 $.0 $,995 C 11,600 D ~2~
CRg01 W~l~sPa~Rd. tolllthAv~.N. 1.4 2 2.8 HA NA Il,600 D
~. CR~8{ Vand~bllt Dr. ~o US 4{ 1.0 2 2.0 NA NA 11,600 D
;
Collier County Planning Dep~tment, June 1990
~ :-29 I 3')
outside the City o~ N~mles this plan /nomrporates the level
of service standam~ found in the Florida T'~nspcr~ticn
dete~mined that the State z~ds shown in Table 4 and ~n
Map ~I~-2 (W & E) arm c~ratir~ below the a___~le 1~1 of
000 367
~: . Ja~Ltazy, 1989 TRA 1-31
'-. lSq '-
sevezal 19av~ ~ 1~ for design an~ right-of-way
2.) ~ ~_~ ~
plan.
it exten~ Faro the Naples Bay narthward under the East
Tamiami Trail (US 4~) to its ~c~ with the Golden Gate
~he cha~ ~f the h/ghway network at this locaticn
~ resemble an "hcuz~glasm". Or~ the western extreme, US 41 and
· ., Goodletta l~cad ccr~erge c~ the narrow "straights" of'the
"bottle" effect ~ too mx~ volume /s forced through a
northwe~Jsofdmast ccnfigu~ticn of the m~t Trail fUS 4~).
north/~ roadways at an angle it: has the impact of forcing
or "squeezing" the travel demand into the co,fined area of
~ers at: the southeastarn corner of the Urban ar~ have
cnly ~ mafce trico t~ centzal c~ty of Naples, ~. m., the
" uzban area have a muir/rude of choices along the road~y grid
for a route to downtown Naples.
In developing plans for new ard expanded roadways that make
natural ard man-made traffic circulatic~ ccf~traJJfcs. Even
.:' highway ,/tez~t/ves in light of ~ ~ ~agile
ec~logic~l features.
4.) Fut~m Traffic Circulation Map - Year
One of the ~ ~ of this Zleme~ is the Future
Traffic ~atic~ Map fc~r the year 1995 (5 year plannin~
horizon). ~ts ~, m:xre ac,:urately a map series, iderfcifies
Element. ~he rcsdways inclu~ed in Table 5 have been
:",~ . proJ~ to reach a level of service D durir~g the 5 year
time frame.
C.I.E. a~d cletails tl%e leve/ of effort (e.g., design, z~ght-
of-way acqu/sit/cn, or ocelstzlactic~) that: is funded in the
ffi 000 , 371
,3'a.'luaxy, :1.989 ~ 'r-35
L~GTN ~XST~N6 ~ TOTAL
~ ~ ~EN ~TE ~ TO ~fO W 1.4 4 5.6 2 8.4
~ ~ 4~ TO ~tO ~ 1,8 4 7.2 2 10.8
· W ~ ~ ~ TO ~A ~ ILW 1.& 2
b~ PWT ~LET~-P~ ~. TO Alit ~. 1.6
~ ~ 41 M 1-~ 3.5 2 T 2
1-~ TO Z~ ~ ~1 ~ 3.&
M ~r ~ ~EW ~ ~ TO W (~ 3.~ 2
M ~i ~ DAVJS ~ TO ~LEW ~ ~ 3 2 6
M ~t ~ ~ 41 ~ ~ t~ ~l~ 6.5
~! ~ ~EN ~TE BL~ TO ~ A~ ~ 2.8
~ IJ~ ~ ~ 41 TO AJ~ ~ 2
~m' ~A ~ I~ TO UAVXS IL~. 1.5
~ ~ ~ ~ f~l~ ST * E-V 6.2 0 0 2 1Z.&
~ ~ &l ~ AIR~T ~ 2.2 0 0 2
B 000 .372
January, 1989 ~ I-~6
'~'~i'~: .', . LEIIGTN EXISTING A~t'~ TOTAt.
~Xl.) ~S LN. HI.
~ ~ITA M ~ TO ~ITN A~ I 3.9 Z 7.8
~ ~ ~ TO ~ ~ 1 0 0 2 2
~ W Y~ZLT ~ ~ II~Y ~ 1.6 Z 3.2 Z
~ T~ff~ ~ TO ~ OR 0,6 0 0 2
1~ ~ M ~ ~ S.? 0 0
~ ~ ~ f~LEE ~ TO ~EI ~TE ~ 3 2 6 2
~ ~ AT.F~RS ~L~ 0 0 0 0 O
~ ~ ~ M Pt~ tt~ ~ 2.6 ~ lO.& 2 15.6
~ ~ ~ ~ ~ ~ ~ 1.7 & 6.8 2 10.2
~ ' Ar~T ~ M I-~ 2 4 8 2
~ ~ ~ 41 M ~S~[ DR 1.4 2 2.8
~IL E OXVtS 8L~ TO At~T ~ 1.5 4 6
~ZL I I~L[~ ~ TO ~L ~ DR 3.8 4 15.2 2 ~.8
~rL l, ~E~ ~ ~ TO ~EF~ 3 & 12 2 18
f AZR~T ~ M ~TTLEM ~ ~ 1.7 ~ 6.8 2 10.2
~IL ~ ~I~1~ PASS ~ TO I~LEE ~ 1,& ~ 5.6 2
~ ~ ~ ~N~L O~ TO ~ IS~ ~ZP~ 2.1 2 4.2 2 8.4
T~TAT[~ O~PT,
B fl00
~: J~, ~89 ~ 1-37
', ,5 YEAR CAPITAL IMPROVEMENT
ELEMENT MAP
'lv~Sl~ C~Lt.~R COUNTY
';.'~. ~ '
'~ coux~ co. 5 YEAR CAPITAL IMPROVEMENT
: ELEMENT MAP
F"'UTURE~ TRAF'F'IC CIRCULATION MAP
YEAR 1995 :
FUTURE TRAFFIC CIRCULATION MAP
YEAR 1995
I~$/F. RN COUJrJ~ COI/N'rY
~ 1-41
FUTURE TRAFFIC ClRCULATI~)N MAP - YEAR 1995
FACILITY TYPE
V~$1'F. RN CC"-.J~ COUNTY ~ ¢:0.
FUTURE TRAFFIC C:RCULATION MAP
YEAR ', ~95
?RA
· t~t
requiremerff~ in the year 1995 b~ed ~ ccmpleticn of the
~ ~f~ ~a~ ~ - Y~ 2~
~of ~pl~~z~ f~ ~ ~ ~
~ ~ 2~ (10 ~). ~ ~ ~fic ~ati~
Y~ - 2~ ~ff~ ~ ~ 199~ ~ ~ ~
~~~2~.
f~le pl~.
fac~i~ ~ (i.e. ~~, ~, ~). S~ ~
~ of ~ ~ ~, it ~ ~~~ ~ ~a~ ~ a fac~i~ ~y ~ ~~ly ~ifi~ ~
~). ~ ~ faction, ~ ~ ~ ~ ~
~~ of ~ ~ ~ ~i~ ~ ~ f~ ~
(f~~) of~~c.i.E. ~~1 ~~
10 ~ ~ ~fflc C~a~ ~p ~ ~ 5 ~
~1 ~ ~~ lOy~~ ~ ~'s
~y pl~ ~ ~ ~ 20~ ~.
~ ~ ~of a = f~le ~, ~ ~ (10 ~) ~ ~ftC ~a~ ~p ~t~ ~
Y~ 20~ ~p ~7) ~ ~
000 3'80 ..
~ 1-44
:::,, F'U,':'IJRETRAFFIC CIRCULAT:G~J
YEAR 2000
~ CO.
%
T~ 1-45
- FUTURE TRAFFIC CIRCULATION MAP
, YEAR 2000
i ::' EA~IT. RN CO¢.JUER COUNTY
TRA 1-46
FU.~R-_' TRAFFIC CIRCULATIbN MAP - YEAR 2000
FACILITY TYFE
~'~:STE~N COUJ~R COU~TY ~ co.
r-- ~---.?~ I ca.,u~ co.
· ......
l.li~ . ........................
r;:. ".!
~ , ;
.:
FUTURE TRAFFIC CIRCULATION lvlAP
YEAR 2000
~.ST~N COnJ.,ER
~ ~. ~A
.. F'UTURF' TRAFFICWAYS MAP
~::, YEAR 2015
'~rl~N CO',J,J~R COUNIY
CO.
, ,,;1~
t~7
:i'i: Jarmary, 1989 ~ 1-50
th. deV~Cl:Bent: of land nece~ttates ~ ~
~ ~ 1~~~ ~ (e.g. ~, ~,
ffi 000.~ 3'87
vehi21~s us.tr~ ]~,.,~'t [:ad.va ~ the ~ a~ 8:~
3.) ~~ ~~
a~.io~ to the und~-fund~ S~ata roads in Collier Count.
its Jurisdiction receive equi~b]e treatment within t2~e FDOT
District.
/989 ~ 1-53
Sevez-ecl Omm~ and cne stata fac'l]_'l_ty bas ~ ~ a ~ ~ ~'
~ly~ ~ ~ of ~ ~~.
~~ at ~ a~le 1~ of ~.
· " ~~p~a~~~~t~~~
.to an acceptable level of service.
mo~o~.ized mov~m~fc of pmople and 9oods thro~ Collier ~.
~~ ~ 1~ of .~.
2. ~ ~ ~ ~ ~ ~.
4. ~~ ~ U.S. 41
~ ~ak~ ~ ~ of ~[~ ~.
,'..~',. !~7
spec/f~ca~y earmax~d for use An an advanced r~ht-of-~ay
Policy ~3.4 - The Oounty shall aclu/re ~ufficient amount of
" ~- of-way ~o factlttata r~ le~s than a cr~s ~=tio~ of
, 8/x traffic l~nes, s~z~ate tur~ lanes, mediate, ~
canals, and shoul~ ~l~ficient for ~mlll-off a~d ~in~
for all rc~dway~ L ~t/fted c~ the Future Traffic CtroAlati~
ered w~re it can be demonstrated, throu~ a traffic capacity
unalysts, that ~be maximum number of lanes .at buildou~ will
l:ol:J.cy #4.1 - h Ccx, mt'y s1.~11 prmp.,u-o a,T'X:T ,adcgt a § Year
~v/de funds for the im~Z~.~ca~ic~ of the B/cycle Ways
Plan.
Policy #4.3 - ~a County shall incl,~ the inst~llati~ o~
Policy #4.4 - ~ Oounty sb~] provide for the safe ~ of
moUx-ized v~hicles th~x~h im~cati~ of its Subd/visicn
cl:~ect~vo #~ - ~ o:unty w-LTl ~ ~ Traff:L¢ c~t.:L~:~
~ ~ Policy #5.1 - ~he (k~ (k~issio~ will review all ~
ar~Vor pr~ to o~e~ate within c~e year at an
un~_~able Level of S~rvice u~/~_- specific mit/~ating
stipulati~s a~ a~pr~ed.
a voluma of traffic e%ual to or grea~er t~m S% of the Lsvel
of Ser~ioe C peak ~ur vol~ of an im~act~ roadway.
othe~ local Jurisdi~.
ffi 000,.,,. 3'97
, ~: Jar~ry, 1989 ~A 1-61
to fha ~'eate~ ~ poes~le, ~ lc~ ~ p~ of ~
~li~ ~6.2 - ~~~a~~ ~1 ~~ ~
~ ~ a~li~le ~ p~ oE ~ ~ oE ~1~
~li~ ~S.3 - ~ ~fic ~a~ ~ ~1 ~ ~~
~ ~ o~ ~1~.
~li~ ~6.4 - ~ ~f~ c~~ ~ ~ ~ ~
~ ~ ~1 ~ ~ ~flc.
si~ ~fflc fl~ ~ t~ ~ 'f~ ~ ~ for
~11~ ~7.4 - ~ ~ ~1 ~ ~ ~~ pl~
(~ ~ ~ ~u~~) ~at ~ ~
~~ti~ ~ ~i~ ~ 1~~ ~~ ~t w~l
~ ~i~ ~~ ~o~ ~ ~jor ~~
~" f~ ~ ~!~, ~, ~ t~ly ~~ of
> ~~ ~ faceit.
Water Management ~ of the ~vi~-~n,~l Oivisi~
ORI~ N~OPTED ~DITI~ l~C2]~. 30, 1988
~ ~DITIQN FE~I~0]~Y 5; 1991
!:
:.. ; I-II
~'HIS PAGE INTENTIONALLY LEFT BLANK
I. Intrcducticm and FJ_wtcry .................... D-I- 3
~. 9r~nage ~s
--' 2. Drainage and Sto~a~ Manageme~t
II. ~ of s~ (~ ~~ ................ ~I- 5
~~ ~~ ...................... ~I-,~
~{,;'~ A. ~ge F~
B. ~ ~ ~~ D~e P~
/~ ~. ~l~i~ ~ ~~ ................. ~I-15
V. ~ ~~, ~ ~1i~ ................ ~I-~8
.,~. ~ ~ ........................... ~-~=
I. P~zjulatory Framework ...................... D-I~- 3
C. ~
l"r~ ,. Major Ocunty D=ahnagm Basins ................. ; D--Z]:- 9
tTr. ~ Ccx~L-'? ~ ~sins ..................
, IV. Re~e_~-~nce~ ........................... D--3~-§3
V. ~ ~: .......................... D-TT-56
Flor~_~ Adm/nistr.~tve Code. ']3ue general method of ~tion is to provide
a backqrcund of the t~_rm/nology to be used, identify the major historical
draLnage fea~, describe the various engirm~.n~ing design ~-~3orts that have
been prepared for porticos of the county, and propose a plan to unify ar~
implement a oourfcy-wide water management master plan to provide an acceptable
level of r~_rvice for sto~m~ater control ar~ env~tal management to the
zesidents of Collier County.
:' Su-rfac~ water runoff cai% be defined as the water that flows cverlar~
durir~ and im~dia~y followir~ a precipitation event. Tn/s runoff is most
drainage or stormwate~ runoff. ~3e waters flcw frum areas of higher elevation
· t/-ansporated or evaporated back into the atmosphere, or descend into the local
..., gr~~ aquifer system. ~he surface waters flow through the depressions
and channels of t/m earth's surfac~ which fo~ the drainage system of an area.
~he drainage ~y~cem may consist of ratural systems, manmade facilities, or a
combination of both.
!~ Natural drainage systsms are defined by the tcpo:jraphy of an ar~a. ~he
~,' largest feature of a natural drainage system is the drainage basin, or
watershed. ~he boundary of the basin is called the ~asJJ% divide and is created
by an u~per elevation featuI~ so that the natural land elevation directs runoff
fru~ t~m basin divide toward a cc~m~n major dl-air~ge feature, such as a stream,
lake, bay, or ocean. In the case of Collier County, the major drainage feature
.ts often sheet flow within a very shallow k~t wide depression called a slough.
~3e major dra/nage feature is often called the receiving body and sma!]er
features are its tributaries. A more de~tled d/scussicn of the historic
~ drainage facilities are ar~/ficially ~ elevat/on
~Lfferences des~ to stor~ or convey stozz~ater runoff. Some typical
s~rs. ~hey function to collect, stozmwater runoff and direct it toward
d~nstream z~ceiving waters. Stcrmwater storage structures can be classified.
as either r~cention or detention facilities. Retention facilities are runoff
storage areas ~igned to impound stomm~ter until it is released by
evaporation /nto the atmospher~ and/or percolation into the ground, with no
d/rect d/sc~31~e to other nearby surface Waters. Detention facilities a~
d ~igned to temporarily impound runoff and grac%~3!ly release it ~ an
outlet structur~ at a designed outflow rate to downstr~ portions of the
D-T-3
":'~
Collier Om~ty ~s located in southw~stezn Florida where the natural
terrain is extremely flat. An a/mo~ impercep__~le gruur~ slope from a hic~h
point near Immokale, in fha no~cb-~ corn~_r of the county provides for a
general ~ly ~ ch'atnage 1~ but even this is very general
.' since ~h of the eastarn portion of the ommty drains ~ dua south into
~/.. the ~l~/Big e~ess area. Prior to the intervention of man, the runoff
would very slowly flow thxuugh the extensive cypress forests and other wetlands
drai~3m ar~a for each major slough ~ was the dra/nage basin ar&~ often
~passed many square re{les of the c~anty. Becausa of the very slight
differences in elevation, the drainage basins could often overlap ~ on
the amount and location of rainfall and capacity of natural drainage systems.
As Collier County began to be developed, the typical pattern
t the surr~m~lin~ water level. Twu of the earliest major r~ds built usin~ t/ds
" met.hud of c~cruction were the north-south z~l f~u, Everglades City to
I~okzLlee (SR-29) oc~pleted i~ 1926, and the Tamiami Trail ~3S-41)
fzum Tampa to Miami through Collier County in about 1928. The ~orth-scx/th road
construction p _rco~_ ~__~_ the Barton River Canal wh/ch was the fi~t major drainage
<' canal in the ~ast w~tland area of so_~chwest Florida known as the Big Cypress.
tramways for th, logging trains as t~m cypress fore-ts ~ timbered during
1950's. ~he canals were then ~ in many ar~as to allow for the drainage
of water fmum the land for agricultural ar~ other usas.
· he abc~ described method of "ditch and drain" d~velc~ in Collier
C~uty resulted in a haphazard series of canals that had a tendency to lower
the watar table and dmange the flow patterns of the natural drainage h~sins. In
addition to canals, many dikes wer~ constructe~ around very large tracts of
land and the wat.~r levels lowered by pumping to create agricultural land. This
combination of dsvel~ events impacted large areas of wutlands ard began to
co~mmtzate the flow of stormwatar runoff ir~te~l of allowing the traditional
sheetfl~ across the land.
In the early 1960's the Gulf America Corporation (G.A.C.) began purchas~
land in the west-cerT_ral part of the county for deve/.c~nent of a large 173 sq..
adjacent to the Cit%, of Naples had been built by excavating canals to lower the
water table and raise the 9~uur~ elevations for housing. Tnn same procedure
was env/sic~ed for use in the Golden Gate Estates. Whereas in past times the
d~inage of the land had been essentially unplanned, tha planne drainage of
The plannad dra/nage of lands in Collier Ommty ~s initially designed
a reLativ~ly ~mall scale and served to more rapidly convey storm runoff away
frc~ some of the low-lying developed sites.- However, as the use of manmade
~ increase in /mpervious surfaces in a b~in pro~__~e~__ proportionately
and faster surface runoff and a ~ ~_~rrease in percolation into the
system. As a result, the capacities of the_ natural dra/nage features
~ously ~ drainage facilities ~ fre~m_ntly inadequate.
stomm~ter flooding p~blems increased, thus increasirg the demand for further
flooding (e.g. Sept. 1983 flood a~ Golden Gate City).
In a~tion to creating new floot~ prublams, the drainage plans for
stor~water have had a detrimental effect on water quality. SoL~. ~ fr~n
develq~'~t sites, and materials such as oil, grease, pesticides ar~
fertilizers f~,, urban land uses are w~ned by runoff into the stormwatar
drainage syste~ and result in an increased pollutant load/rig to the receiving
waters. ~he ir~l~2ased velocity of runoff also disrupts the natural drainage
f~atur~s by destabilizi~ ch~n~ls, l~ting to furth~ ~dim~nt loadin~ and
or~ -tomy impoxtant ~ff~-t of th~ con~m~ct/~ of an ~%.nsiv. sy~om of
!i' manmade drainagm facLlities has been the lowering of the water table elevation.
r~ The canals excavated to rmmcv~ exce~s storm water runoff also pYuvide ~. more
hydraullcally effecient drainageway during peri'ods of no rainfall. ~her~as
,~ nuch of Collier County was traditionally a wetland e~;ir~.~mmfc, the
ovezdratnage of large tracts of land by the~e canals and other manmade drainage
controls has resulted in a drying of the lard makin~ them very suso~cible to
destructtc~ by fire, est~ d_~ir-adaticn, a~d loss of wildlife bmbitat.
Water management level of service standaxds (i.e. deqree of 'flood
sy~t~ be d~i~d to provide standard water quality tr~a~ levels at least
c~patible with cu~-ent stats ~nts (~ ~el~w). In terms of water
quantity, the sy~csm ~r~_s to be d~igned not only to pruvide acceptable (and
i%n~able) levels of flood p~otection for deve/oped areas, bat also sufficient
find any commonly used level of service s~d that adztres~s all these
conce~s and does so on a per c~pit~ basis. For this re~son a level of service
s~dard based c~ the level of fl_~/~_L prot___~Tt2[on offered k~I desi~ ~torms was
chosen. Such a star~d has a r~ of shortfalls. Fir-.t, t2%e star~d is
not on a per capi%a basis and therefore does little to tie service and funding
cxanside~aticns only by default and for recently desigr~ systems (~/~[s is only
acou~l~ ur~,r the Stata required 25 year _~ign storm procedure ar~ base~
un a certa/n amcu~fc of retantion or detention prrwided for the fi~t unit of
st~mm~ater disc~e, either 1/2 or 1 inch deperding on parcel size and land
?.-~ use). .~uent to the initial develc~t of this sub-element, the
~. Floz-lda Water Management Distr~ct, ~n late 1989~ plied H ~t
· their oon____c_c_c_c_c_c_c_c~ of level of service evolved around the de~ree of sufficiency in
meetir~ or ~x~ttir~ criteria of the District. Dur~q the
d~velc~t of the Oount~,s Water Manaqement MasS, er Plan a similar meth~Mlcc~
'~h.t~.~' ~fL,~g to ~entify ~uU est~l~ 3eva1 of ee_--vice
~1~ 1~ of ~ ~ ~ ~ ~le ~ ~ ~1~
a~ fi~y~ fac~i~ ~~pl~. ~, ~ ~ ~ ~d
~t ~ a~~~ ~~~o~ if for
five y~ ~~ ~ ~ ~ ~~ of
~ ~-~!~ at ~ ~ of t~ f~~~ 1~
off~ly ~.
~le 1, ~~ ~~~~
~~ ~ f~ ~i~~. ~ ~le ~ f~ ~~ I of '
~ ~ ~ ~ of ~~ si~ (e.g. ~v~i~, ~'s,
~t ~i~ for ~~, ~~, or
~. ~ of ~ ~~de ~~ ~ ~t l~s of
(e.g. ~~i~~~~).
~y, ~~ ~~ ~ 1977 ~
~~~ f~ a ~ ~i~ ~~e ~
f~ a ~fi~ ~, ~y ~. ~ ~ ~-1977
~ ~ d~ ~f~ ~ ~ ~ ~~ ~ ~e p~l~.
~~t ~ PI~ ~ ~ ~e ~ ~~ l~el of s~
~s~ on f~ ~ ~ ~ ~1~ ~~ ~ ~l~le ~ ~d
~a fo~~ ~ l~el i~ - li -i isle ~ch ~ si~fi~t
~ of ~~ ~r ~ ~. e ._~bl~ ~ ~1- : - ire.
~t ~t ~e ~d~ 1~el of s~ce.
~ ~n~ ~ ~~ ~ ~e 1~ of s~ ~~on
~liz~ a ~ of ~a ~i~' o~ -~ - ~ a ~onof a
sel~ ~i - ~~ ~/ ~d ~ .-t~ti~ ~ ~ for
~ a 1~ of s~ is ~~ ~ ~n ~e
~ a ~ ~o~ 1~ for ~h ~l~t of ~ ~i~.
":''~ ' "'?'": ";+"'" '" ' : ' 3"
;:...~.~ . ..:jj~. ~:-.>..;: .... . .:'. -~;:' ,',.
:, ..
The first criterion for discussion in this sub-el~mt is 'water qu~tity,
· '- ._ on~ca leve%s_ for water quantity considerations are nounally selected with
to meet the oriqinall¥ ~esiqned levels of flood protection for the intarnal
water man~ant syst~s of aevelopea sites (subaivisfons~ POD,s~
ccm~rcial/industrial areas~ etc. ) aha main~ the current
levels for r~n-develoged~ aqri~ ~ or other t~oes of rural areas. In
Collier C~untT~ because of the countywide warlation in existinq levels oE flood
protect/on~ futur~ needs~ and implementat/on costs~ the perfonmance levels will
~ not onl~ between draina~.9 basins but will also vary betwe~m .~ecific
~ ar~s within each basin. The cost of retrofittinq oldar
~___~or creatir~ new ones where none ex/st a/so mak~ it loqical to ~cfe the
perfozmance levels tx) specific land use cateqories such as ~rban~ suburban~
..Performance' criteria for water quantity have been establfshed for each
'~evef'°f sarvica Dy general land use classification. The p~_rfon~ance criteria
ara ~ressed in taurus of the estimatc~ recurrence integral of the dastqn
that the basin_ ~ can .-- -s without out-of-bank flood~.
flood cont.~.-ol aspec~_~ of stoz3~watur manaq~r~nt in Collier Oount~ are summarized
b~ qeneral land use in Table ~ of P~fozmance Criteria for Flood
Control bV Land Us~'. Definitions for the vari~ water . tit-. - ozmance
l~els ar~ listed in Table 3 ,~lood Oontrol PerfozIz~ance Level Definitions,,.
These tables can be found in ~_ndix I of this m/b-el~1~nt.
The ~-year and 10-year stones were use~ as tl~e tarq,_t criteria for urt~n
and suburban .bgsi~s - _ _full-. The 5--- .e~r stem was selected for the
~l~[cultural areas in oons~deration of their lower densities while the 1-~ear
ato~m was chosen for wet/and~natu~ areas which ar~ not expected to experience
devel ~: .t or -~, re si _:ificant stomter nmrmqenent facilitie~. All of
~ahes~ desiq~! storm z~turn frequencies were for a store of 3-days duration.
.,.',, z the hi h cost of constru . main and
~:'~ control structures in Sour/ Florida. it is fair to sa- that er- -- . _trion of
,.. er- -- bas -su~basin in Collier Coun _- .dges not require the h/qhest level of
'.: service at all times for all storm events. A ~rfonmance measure for
abili .- to 1/mit inundation to minor sho. rt-tenn street flood~
arterial r~adwa~ should be/oa~sable durinq the selected design events in or~r
to allow for police and fire ~ traffic as well as medical amerqencies.
Hc~el- ~ ar~ of Collier Ccunt~ can tolerate a limited amount of street
or.9~yard fl :-- as lo.- as it .is short lived and is r~t f~
· :~ ~]~_rienced. In the case of wetlan4/natural areas inundation is ~- :~call-
desirable to 10rcE~te natural weqetat/on ~ ar~ ~____~._~oortunities for
"' ~ ~ide water quality levels t~at are suitable ~or either actinet recharqe or
disch~e to f~e~h or ~ x~e~eivir~ ~t~_r. ~at~_r quali~ levels should also
:' be c~atible with current state an~ Federal re~tsr provide ac~le
~; .. (an~ run, able) levels o~ floo~ protect/on for ~velo~ed a_.-e,~r ar~ provide
suf~icie~t water ~olumes to ma/~ta~ t~e i~teqrit~ of Collier Oounty~s
~ wet].an~s~ est~ ~Fstens. ~zi~ the lank of available
da~ th~ loll Water i Perfo~m~ance Criteria were develc~ed ~or use
: in evalua ~e water i of st~m~ater manaqe~_nt in Collier
o~ance Rs ~ssess~ent Criteria
an~ con ~e~el mee
";' ~tandares and oldar davelolmuents are beir~/
: ~etrofitted to ~eet ~t water ~
' s~a~ th ~ou~e~ o~-site o= ~
! ' .Meets Expectations Ne~ an~ con ~evel ts meet
'i.' Florida Water Management D~ztl-ict wat~ oL~al~
Fa/ls ]b~ectat/ons }~ew an~ ~on . ~evel ts ~o ~ot meet
8outh Florida Water ~t D~s~/-ict water '',.
~.~' Th~s assessment ~L~ each bas~ ~ue to lack of _~t~fiable ~
.~,~. .measul~n~mts w~ll have to ~ a_.~__~tat~ve u e~ent Coun staff bas~
~ current development requ/at/on an~ ston~water~_~rac~Lces. The
,. Florida Water ~e~_~t D~s~r~ct criteria ~refere~ce C~t. er ~0E.-~
l~co. ra reference Sect~o, ~.~.= et.. ~as~~t~ o~ Basis of
· Flcwida ~ater em~nt D~str~ct ril 1987) ~ a~end~d fro~ time to
t/me] are ~ze~ an~ presented ~n Table ~ ~~ of SF~D ~ Criteria
for W~.ter i..~..~.~ssment- Which can be found in~ I of th~s
Distr~ct criteria.results in the H~'~al requil~e~t of 2.5 inche~ ~ retant/~n
for all im~ervi~ areas for acc~table
· ~ ~ ,~fimal set of j~rfomazce critarla are the hardest to davel~
the lack of ~0ecific ~ or l~..~__~licies addressir~ suitable
voluzes. This ccmbined with an absence of s~udies rel~flc
· st~J:mwater mt ractices ~.~ter ~ make the ~evelc~______~
~' of -- t~tati_ve criteria v~rtuall~ impossible at t~/s time.
i ~~~ devel itative t~c assessment criteria
which w~ll m~ffice until suitable studies are undertaken leted
~oted ~ ~ef~ne i~ ~ua~titative te~ms the relat~on_~h/D between stone, rater
_~~l~ctes a~d effective rechar~.
for ~
~1~ ~d ~e
service
water ~ a ,~c was utilized. The
charmels were as semuents between ~ (weirsr culvertsr
~=idqes~ etc. ). Each channel seqment a~ structure ~s the~ analyzed for the
sc~.~ ~ cri~.ria for allc~31e head loss and confinement within
backwater effects were taken into consideration. The resultant basin
structure which o0uld safel~ acommmdate the least des~rm volume. The
results of this analjysis are identified in Tab. le~6 ,~stimated ~
~i_~of ~asins for Existir~ Oonditions,, which can be found
of this sub-element. It was also asmm~d that the critaria for wa'~___~
and recharu~ were beincL met for existin~ facilities since the Count. s in
~rocess of initiat/nci detailed basin stud/es to investi_ga~r~ve ~he
perfozmance levels of all criteria for L0~ d~t~zmination.
as follows :. .
~:~:, ~e~ · . .~ .e~~
'~',. ,' s. Ddsti~ '~rtwta" dsvel~ arm exist/r~ or futura public
dra/nage facilities - those ex/st~ levels of se~wice ~ identified Coy
the leted rtions of the Watar F~na~ement ]~car ~lan. ~ li~
these level of service standards for the various basiru~ can be found in Table
~ of ~o~nce ~ssessments and Levels of Service Attained__.~
~sL,~, in k~n~ I of ~is .~b-ei~t.-
c~ a ~ of wetland~ c=mected By sheet flc~ ard
~. ~~,~ cam.~ (s)
4. ~~. 6~.
a. 'f-~y ~
":~ 9. ~_~ Sl~
'~' 10. ~ ~ (N.) ~ (~29 ~&~ ~)
~. ~~ ~lly
,.~ !4. Wi~.~ ~y ~
~ 18. ~'-41 ~f~ ~e ~. 2
within the 5-year ~ital Im~ El--~t are contained /n Section II of
cx]zpletion of the Collier County Water Man~ Master Plan and will be
r~v~sed to reflect the results of this study when c=~ple~ ,and ap~r~ed for
~mplem~,tat~c~ b~ the Board of O~mt~ ('~{ ssionel~ ~n-~'~y, 19S9. At this
progr-~m Js pr~. The intent ~f th~s ~ program w~ll be a~la to ccmple~
t2%e identified ~ improv~ to p~u~',ide *~he "rEK:cm~nded" level of
initial 5-year time period. ~%ese water management improvements will be
designe4 to adequately handle the proj~ lO-y~r 9~h within the coastal
uzban and e~cates areas. Unless other priority .c=~jects are identified in the
Master Plan, there amc no major pr~ects planned which will have to be
ompleted within the seccr~ S-year time period. A draft of the Water
}~an~m~nt >~ks~cer Plan has ide~tifie~ mar~ mor~ Deeded water rearmament caDi~w~
~ro~ects ar~4 estimates that it may take fxxx~ 15 to 20 years to ccmglete ~! of
In additi~ to the public d~/water mana~z~_nt facilities, thera
a l~rg~ num~_r of private drai~tar mana~ faciii'~ies. In the
pr~pazation of this ele~_nt, a decision was made to limit the identificati=L of
the private facilities to those ~ within the approved Planned Unit
Dsv~l~ (lt~s) since facilities associatsd with d~velo~ on a smaller
scale w~uid have no individually dateIztnable impact upon th~ dra~e
re~ for surr~ l=d. A lis~ of tha ~ (5=luding size,
II of this sub-element.
One of the. fii~t factors that must be addresed in the d~v ~_io~ of our
~. master, plan. Unlika the County's utiliti~ ard tc~mmporCatic~n ~=cgrams, no
individual basin ~cudies have been cc~plet~_ for sc3ne specific purpose, but
om~let~d, the kesins would be evaluated for the c~t level .of flood
pzcfce~on ar~ ranked in ozder of their greatest ~ for imprcwements to
reduce the freguenoy and minim~e the impacts of floodin~ ~ reach the long
~, ~ r~r~3e plan for levels of service. It must be emphasized aga/n t~at the
e~ist/ng cap~cities and levels of service 6f the C~unty dra/nage facilities
will not be determined until the ompletion of the water management
plan. ']~e final component of the master plan study would be the pr~pa~ation of
a scope of services for detailed individual basin studies. ~ ~ of
services w~uld r~flect the broad wat~-~hed planning philo~hy as w~ll as the
~I-~4 "'
well as allow for variable basin
available for implemanting a ~ratar manag,~c plan that will provida the
tartjeted level of service stazw~ds in an environmentally acceptable marker.
~hese s~'Ees would provide the natural resouroes management, ].%r~ usa
basins as well as contain t~hc~e att~ ne~ for applyin~ for all the
Over the ~ few years a new water manag~ ~nt plannin~ philo~,y
trx:u, zi:~:atJ.r~ the water resource need~ of both human populations m~ the
existing ~ has made it increasin~ly 'difficult for local q3vernments to
~oJec~. ~/s new ~hi~ is
Permittir~ agencies are requirin~ envi~,=ental ~a~lies for whole basins with
the objective of en~xlrir~ that water manag~m~t "im~ements" do not damage
interior wetlands, lower the rater table e~cessively, ara/or lead to the
further d2=lr~ tio~ of r~ceiving estuaries.
Associated with tha permitting p~x~ss, agenci~ also consider ways local
g~N~rnments plan to utilize existir~ natural systems in their water management
pro~ as well as to ur~ acticans that make '~p for I~ast envi~J~ta!
impacts or future envirunmental p=ublems such as stepped basins to ma/ntain
elevated qroundwater levels and the z~placement of canal point ai~<~marge with
~ be r~ that all futurm water management modifications for Collier
county will ultimately be revtewe~ by tha
Regulation and the South Florida Water Management District for c~pliance with
utilization of individual basin plaxm as a major c~ of the Cuunty water
~.': i to attract more permanent r~siden~-~. As a r~sult of the new Growth
'" legislation, plans za~t be developed and implem~ntad to ensure that the various
~.. public facilities and services ar~ available to a~te the projected
~!~, p~pulation growth in an orderly ar~ planned manner.
0C0 , ,:417
,.','. D-m-~S "
' flat and ~cally has c=~s~ of vast ~.~tlar~ ar~as. Various slcu~hs,
strands, swam~s, ar~ w~t prairie~ all=~d surface ~ratar to slowly flc~ in a
thin l~.yer (calle~ ahee~flow) f~n the inl~d ~ of the c=mty to the Gulf
of ~sxico. ~ the 1920'~, most of the ~ %ms ur/~bitabla ~ to the
extensiv~ inundation of the land.
The cc~=ucti~ of roadways, startir~ in tba 19~0's, m~_d~d~_ access into
the interior portions of the County ar~ also emtab~
beqan to lower the surface water levals ar~ create a mo~ habitable land. As
drain the l~x~, many of fha ~atural d~inage ~ within the Cmmty
~ cor~cructed. ~ha water management ~fstems for these d~velo~ments usually
oor~idered o~ly the effects of ~rainage withi~ the limits of t~ pr~ects.
~ wer~ usually relatively small ~ that wer~ located near the coastal
!, outfall ar~as of the exist/n~ natural drainage patterns. The one major
e.x=~/~ %~s the design and ~~ of e~e Goldan Gata Estates
Subiivisi~. ~s ~u~iivis~m is a v~t sys~n of canals and roadwa2s that
· incl~v~ ~tely 293 squar~ ~]e~ of land, the ~maJc~-ity of w~ch wer~
w~clands. As other development h~s continued, s~ne of the dra/n~ge facilities
that w~r~ ~si~%ed ar~ bu/lt for the older develc~mrents h~ve r~ become
create drainage plans for a county drainage system. Since then, rmm~r~as
coord/nated water managemer~ system. A greater ~ of the impo~
~_lop a total water managemm~ design instead of solely a drainage design.
With ~ ~ch emphasis bein~ p;a~d ~ planning for the futur~ gro~h,
t~er~ was 4s a great ~ to have a Oounty wide Watsa' M~.nagem~nt Master PI~u.
.'~ Ma.~cer Plan .emphasizes w~-e~ze total water mana~ de~_~ign
o~-~' e~i~.ir~ nat~-al corollas. ~he F.~-ter Plan identifi~-~
t/~ existir~ ~atershed ~rie~ (basins) and establ ~ish~es them as identifiable
designi~ units for futur~ ~i~n p~x~es. ~ will preve~ the diversion of
also develops~ an overall, ~ive water manage~t system of canals,
e~W~n~_ly a~ ~*cable and pr~vide~ the necessary flood protect/ch as
established in the adopted level of servioe standards.
~he Ma~ter Plan w~-~ also evaluates the ger~_ral watar management ne~ds for
each of the k~ins and establish~ a s~hedule for initiati~ individual basin
studio. The ~aster Plan ~as co~_~d at a 8"p,l, nrn~ ~evel-
D-I-16 "'
,
systems ar~ provide t/le facilities necessary to meet the level cf service
usefulnef~ of t~e basins. ~he capital improve~nt pr~ects pruposed by the
individual basin studies would be scheduled for c~pletion by ~:ablishin~ a
priority listing of the pr~e~ based upan total beneficial worth to 'Doth
& public awazm~ess policy to c~,~bl~ally gather public input. Both the
9overrmental leadarship and the general public ~ to be kept in/or~ea of the
and involved parties informed of the prugress and plans for water management
facilities within ~ Oounty, time delays will be
adoptsd 1~1 of s~vice stan~.
~~ ~ ~ ~ fac~i~ ~ci~ ~ ~~ ~'i~
~li~ 1.1.2 ~ ~ ~ ~~ ~~ ~ ~J~ ~ ~ ~t
~ 1.1.3 ~ ~lic ~e fac~i~ ~ ~. ~ ~~
~le ~ a ~ of ~e for ~ ~le ~ ~f~ ~ ''
~ 1.1.4 ~~ d~ f~ ~ ~ ~94 ~ ~99 ~ ~
~1~ 1.2.2 ~ foll~ 1~ of ~i~ f~ ~e ~ h~ ~
Oullie~ O~mty O~ 74-50 ~ go-lo.
l:x~lic ~ f~i~ - ~ ~ ~s o~
~o11~
1-75 ~ ~ D
~~ ~ C
O~e ~ ~ ~ D
951 ~ ~ ~ C
~4 ~ ~ C
W~ ~k ~let ~ D
~ ~e ~ ~ c
951 ~ ~ ~ D
~n ~ ~ion ~ D
000 421
Policy 1.4.2 Correct exi~ deficiencies and p~wide for future facility
needs t/%rouc~ the foh~lation and implementatio~ of annual work
progr~s.
Policy 1.4.3 Develc~ a public awareness program to inform .the gov~
leadership and general public of the ~ to util/~e total
systems and the envik~ental enhancement~ that will r~sult
OBIEClTVE 1.5 R~ulate land use and develqm~ to protect the ~=~cio~s of
red'a_~e areas ~Z=x:xx~ fha de,'el~ of l~d
regulations by the time mandated for the adoution of land
develc~mm_nt regulations pursuant 'to C~aptar 163.3202, F.S.,
Policy 1.5.1 An;~ml]y review al/ appropriate water management ordinances
recjulaticns to detatmi~e ~ effectiveness in protectir~ the
functic~s of the natural drainage features a~d natu~.~l
grouTn%~ aquifer redmarge areas.
Policy 1.5.2 Develop a/Ty ap~0riat~ T~"W ordir~r~es ~ recjulations
to entre p=ut~ct/~ of the fUnct/~ of natural drainage
OBJECTIVE. 1.5:
By 1994, the total number of affordable housing units, as
determined by the cost of housing to income shall be increased
to meet the housing ne.sds of all existing and anticipated
populations of the County.
Policy 1.5.1:
Guidelines, to provide for the expeditious processing of
development orders and permits which address the housing needs
of LMI persons, shall be established.
Policy 1.5.2:
Within established legal parameters, existing development
charges, i.e., road impact, sanitary sewer, building permits,
etc., shall be reformulated to provide economic relief to
developers of LMI housing.
Policy 1.5.3:
A Density Bonus' Ordinance shall be adopted to encourage private
sponsor development of "affordable housing".
Policy 1.5.4:
Initiatives at local, state and federal levels, which provide
increased funding for land acquisition, s.~te development and
construction of LMI housing, shall be encouraged.
Policy 1.5.5:
An lnterlocal agreement which provides for the coordination of
efforts between Unincorporated Collier County and the
governments of the City of Naples and Everglades City intended
to improve and develop housing opportunities for ~I residents
shall be adopted.
UPon availability of 1990 Cens~ ~ta. an anal'zsi~ shall b~
completed to determine th~ ~pproDriateness of Drov[diD~
additional acreaae for affordable housina within the "Urban
.Coastal Fringe Desianation."
· ~ · FJ~CS JUIO~REC/JJ.T~IL~L
Personl Boats
of It~rd2 ~C Cltlz~'s ~sa~ c~lttfl
Cl) (2) (3) C&) CS)
~ o,o059 ~ · ~ ~ ~.~ ~,~
Itltf~ traits 0.0353 ~ ~ 50,~ .~n ~ 3~.0~
~ft~tt fleL~ O.O~ ~ ~ ~ ~0.~ ~,~,~
~,T~ls c~cs 0.07~ ~ ~ ~ ~,~0 -2~,~ ~,OOO
rrKk ~ field 0.0059 ~ ~ 191,5~ ~!~,~ 2~8.976
~-~'. . . . ..
TY~PE OF~ .VALUE PER UNIT
100,000
fields --~-s~-v ...... 420,Q00
Baske~ball,.'volleyball ..~17,500
,.,cle trails; miles m~4~r169. 28.890
Children's playground 22,500
centers --~^
pool ~9,9e9~ 600.000
stations trails 50,000
~'F~tba11 fields 225,500
~J~g~ng trails; miles. 26,400
.Ol~pic pool ~I,~4,=~0 2.3oQ,QoQ
paviligns 28,000
coups ..... ~
~rd co~s 7,700
~Soccer fields -I~5,~00 225.000
~Sof~all fields 192,Z0~ 220.00Q
coups ~,TZO
& field 191,520
ramps - freshwater 180,262
r~ps - saltwater lS0,262
Revised 7/30/90
730
RO-I-8
PARKS AND RECREA[IOflAL FACILIIIES
1ABLE 2
(I) (2) (3) (4) (S) (6)
PER I~ ~Tl~ ~T TOIAL INeRTlY
, ,. l~t~tt ~ts 0.141Z ~ L 30.4 ~ ~4.170 '1.038.7~ 16.0
: Tr~ & fletd 0.~9 ~.~ ~ 191,5~0 ~ ~8.976 0.0
EXIST!.NG PUBLIC BEACH ACCESS AND BOAT RAMPS
~AP PB-1A
PLANNED PUBUC BEACH ACCESS AND BOAT RAMPS
12
EXISTING PUBUC BEACH ACCESS A~ND BOAT RAMPS
II
BOAT RAMP
MAP PB-4A
PLANNED PU8LIC BEACH ACCESS AND BOAT RAMPS
EXISTING PARKS AND RECREATION 'FACILITIES
I
}lAP P-lA
PLANNED PARKS AND RECREA~ON FACILITIES
~;.P P-6
EXIS~NG PARKS AND RECREA~ON FACILI~ES~
NOT IN ANY I~PA~I' F~ I~l~l'
[~"E" for a period not to exceed two fiscal years fell.owing the
'-'dete~mination of Level of Sa=vice "E" in order to provide the
County with time to restore Level of Sarvic~ "D" be making
appr=~riate improvements.
"State and Federal Reade
,~,Freeways
" A. Rural/Urban with population less than 50,000 - C
B. UrbanizedAreae with Population ~0,000 or more - D
C. Special Transportation Area - E
Rural Arterials and Extensions of Rural Principal
Arterials into and through Urban area~
A. Rural/Urban - C
~" .~ B. Urbanized Areas - D
C. Special Transportation Area - E
.Other Urban Arteriale Not Included Above
A. Rural/Urban - D
B. Urbanized Areae - E
C. Special TransportationArea - E
County Surface Water Management Systems : Future."private"
developments - App~eabAe-Seu~h-P~e~*da-Wate~-Ma~aqeme~-B~s~&et
requ&~ements-feu~d-~m-ehapte~-4e~T4eT~e~4~a-&-b~?-am~-49B?--4Teg~
~-~a~-,neeFpoFa~ng_by. FefeFenee_See~e,_~T~_e~_seq~_nWate~
~ua~t~ya_s~_Bas&s_ef_Rev&ew_fe~_S~feee_Wa~er_Managemen~_Perm&~
even~, water ~uantitv and ~ualitv standards as snecified i~
Collier County Ordinances 74-50 and 90-10.
Existing "private" developments and existing or future public
drainage facilities - those existing levels of service te-~e
identified (by design storm return frequency event) by Ap=&~-~e7
~89-~t~A&z~mg-the-~½md~mgs-e~ the completed portions of the Water
Management Master Plan as listed in the Drainaqe/Water Man~eme~
Subelement of the Public Facilities Element.
Polioy 10.1.3=
County Potable Water Systems
County Systems - 135 gallons per day per capita plus 21% for
~,.~,-:.non.-reeidential
City of Naples - 300 gallons per capita per day
Private potable water systems: 135 gallons per capita per day plus
21% for non-residential except where exempted in the Potable Water
'~ ~:ub-~lement
' C-I-26 2. ~9 7
INTER~O~AL COORDINATION
C, OALS, OBJECTIVES AND POLICIES
GOAL 1= Provide for the continual exchange of information and
the use of any intergovernmental coordination mechanisms
with Broward, Dade, Hendry, Lee and Monroe Counties,
Cities Of Everglades and Naples, Collier County School
Board, Southwest Florida Regional Planning Council, and
any other local, State, or Federal agency or
governmental entity, and utility companies such as but
not limited to Florida Power and Light, Lee County
Electric Cooperative, General Telephone Service,
Immokalee Water and Sewer District, Pelican Bay
Improvement District, Marco Island Utilities, Inc.,
Florida cities Water Company, Palmer Cablevision, and
Cablevision of Golden Gate
l~/, that may be impacted by Collier County's land,
road or facility planning to resolve differences and to
achieve compatible and coordinated plans.
OBJ~lJ'fIWE 1.1:
By the time mandated for the adoption of land development
regulations pursuant to Chapter 163.3202, F.S., including any
amendn~ents thereto, establish intergovernmental communication and
level of service coordination mechanisms to be used by Collier
County, Cities of Everglades and NapleJ, adjacent counties, the
Collier County School Board, the State, and any other entity that
provides a service but may not have land use authority.
Policy 1.1.1:
Collier County will continue to utilize existing coordination
mechanisms, e.g., interlocal planning agreements, Joint meetings
and any other mechanism described in this element which promotes
consistent planning activities.
Poli~ 1.1.2:
The Collier County Growth Management Department shall be the
designated liaison to disseminate information on proposed Growth
Management Plan amendments by the County which effect any of the
entities listed in Objective 1.1.
Poli~1.1.3:
The ~rowth Management Department shall prepare and review an
annual level of service monitoring report of the Growth Management
Plan. The purpose of this report is to provide the affected
entities with the information in order to evaluate and coordinate
level of service~standards.
ICE - 84
'Golden Gate Area
Master Plan
GOd. DEN GATE AREA MASTER PLAN
' PREPARED FOR:
COLLIER COUNTY '-'
BOARD OF COUNTY COMMISSIONERS
Adopted
Februar~ 5, 1991
~QLLIER COUNTY..~OARD OF COUNTY COMMISSIONERS
Honorable ~nne Goodnight
Honorable Max A. Hesse Jr., Chairman
Honorable 8urt L. Saunders
Honorable Richard Shanahan
Honorable Michael Volpe
COLLIER COUNTY PLANNING COMMISSION
Fred Keyes, Chairman William Tracy
Joe Christy Jackie Williams "
Raymond Link Wayne Young
i/.. Clarence Smuder ~enneth Hunt
Fred Thomas Jr.
CITIZENS STEERING COMMITTEE
~';:~ Jim Coleta, Chairman Carol Lamb
Frank DelleCave Norm Hatcher
~ .. Bruce Dllges David Ritchie
:~' Phil Giofrida Geneva Till
~:, George Keller
DIVISION OF COMMUNITY DEVE.LOPMENT
~:.. Frank W. Brutt Ronald M. Lee
Robert E. Blanchard Barbara A. Cacch~one
TABLE OF CONTENTS
IFrRODUCT~ON 1
OVERVIEW 4
A. Ceunty-wide Planning Process 4
B. Golden Gate Planning Process 6
IMPLEMENTATION SECTION 8
A. Goals, Objectives and Policies 9
B. Land Use Designation Description 18
1. Urban 18
2. Estates 36
3. Rural Settlement 42
C. Provisional Uses 44
~UP~ORT DOCUMENT 47
LIS? OF 14APS
Page
Golden Gate Master Plan Study Area .2
2. Golden Gate Parkway Professional Office
Commercial District 24
.~:..~
/':: 3. Urban Mixed Use Activity Center 29 ' '
~ 4. C.R. 951 Commercial Inflll Designation $3
5. Golden Gate Estates Neighborhood Centers 37
6. Randa'll Boulevard Commercial District 41
!'.Collier County has experienced a tremendous rate of population
growth since 1980 and the trend is anticipated to continue. In
.response to the anticipated population increase and the Growth
Management Act of 1985, Collier County adopted a revised Growth
Management Plan in January of 1989 as part of a statewid'e effort
to effectively manage growth. The Golden Gate Area (see map 1) '
has grown at an even higher rate than the county-wide rate since
.1980 and is projected to contribute significantly to county-wide
i growth in the future.
The Golden Gate Area is currently subject to the regulations
outlined in the County's Growth Management Plan. However, the
unique characteristics of the area resulted in a decision to
prepare a ~eparate Master Plan for Golden Gate. This Master Plan
will become a separate element of the County's Growth Management
Plan and shall supersede Ob~ective 1. Policy 1.1. and Policy 1.]
of the County wide Future Land Use Element. Ail other Goal~.
Ob4ectiYes. and Policies contained in the Future Land ~se Element..
o~d all other Elements ar~ aDDlicabl,.
This plan includes three major sections:
The Overvie~ section provides an introduction to county-wide
and Golden Gate Area planning effort~.
Wc-rds undeFlined are addit~ons; we~da-s~ek-~h~o~qh-a~e.-deA~te~T
I
k/~
GOLDEN GATE AREA MASTER PLAN
STUDY AR~A8
N
"~ ":"'"' '" 2 2..15
. ~4~';
;. , , .
The Imnlmmmntatton Strateuy places the Plan into
Strategies have been developed to address land use, public
facilities, and natural resources. This section also
includes th~ goal, objectives, policies, and the F~ture Land
Use Map.
The SUDDOrt Doggme~t outlines data and information used to
develop the implementation strategy and the goal, objectives,
and policies.
:,:~.9~nderltne~ are additto~st we~s-s%~ek-%h~a~gh-aze-dete~e~?
Qountv-wids Plannino Process
As mandated by Chepte~ 163, Florida Statutes, the "Local
Comprehensive Planning and Land Development Regulations
Act" and Chapter 9J-5, Florida Administrative Code,
"Minimum Criteria for Review of Loca! Compreh~nsive
Plans and 0etermination of Compliance", Colller County .
adopted a new Growth Management Plan in January of 1989.
This legislation requires all counties and
municipalities throughout the State of Florida to
develop a pla~ which consists of the following elements:
1. Land Use~
2. Traffic Circulation, Mass Transit and Aviation
(counties w~th population greater than 50,000)~
3. Housing~
4. Public Facilities~
Capital Improvement~
6. Recreation and Open Space~
7. Intergovernmental Coordination~
8. Housing~ and
9. Conservation and Coastal Management(coastal
coun )
ii,Words ~mderlined_~re additions~ ve~de-s~.~ek-~h~e~h-a~e-de~etedv
The Future Land Use Element is one of the pillars of the
Growth Management Plan and is designed to guide decision
making by Collier County on regulatory, financial ~nd
programmatic matters pertaining to land use. More
specifically, the Element controls the location, ty~e,
intens~ty and timing of new or revised uses of land.
wo~ds-o%~uek-*~.h~eugh-m~e-do~ o%e dv
FaLl~_~_~a Plannina Process ~
Collier County'.s Future Land Use Element is divided into
two sections. The first section outlines the goals,
objectives and policies. The second section is' the land
use data and analysis.
Policy 4.1, contained within the goals, objectives and
policies section, states the following:
"A detailed sector plan for Golden Gate Estates
shall be developed and incorporated into this
Growth Management Plat by August, 1991. The sector
plan shall address Natural Resources, Future Land
Use, Water Management, Public Facilities and other
con~iderations."
To that end, the Board of County Commissioners created a citizens
ml:eering committee comprised of nine citizens from the Golden Gate
Community.
The Co~mittee and staff began meeting in October of 1988. The
committee was originally charged with assisting staff ill a limited
fashion. Primary responsibility included providing specific
!il recom~.endations on the objectives of the Master Plan, identifying
~asues and concerns, and assisting in the development of a request
for proposal to engage consultant assistance in the preparation of
the Golden Gate Area Master Plan.
During the course of committee meetings, it wa~ agreed upon that
Words underli99~ are additions~
6
.the master plan would be prepared in-house by staff in lieu of a
consultant. In light of thim, the committee's role expanded to
work more closely with staff to refine the issues and recommend
alternative courses of action.
This plan is formulated and based on the issues/concerns
ldefltified by the committee and staff which includo the provision
of an appropriate balance of land uses, protection of matural
resources, and provision of adequate public facilities.
r ~underlined are additions; words-s~uek-%h~ovgh-a~e-de~ebed?
3:~.X. XMPL=MENTLTXON 8TRATW-Q~
This section places the plan into effect. Implementation
strategies include the goals, objectives and policies, the land
use ~ssig~ation description section, and the guidelines for
provisional uses.
Words underlined are additions; woffds-s%~uek-lhffeugh-affe-de~e%udT
~OXL OBJI~X3~B X,ND POLXCX~8
To guide land use and public facility decision making while
balancing the need to provide basic services with natural
resource concerns through a well planned mix of compatible land
uses which ensure the health, safety, welfare, and quality of life
of thw local residents.
Unless otherwise permitted in this Master Plan, new or revised
uses of land shall be consistent with designatiops outlined on ~he
Future Lan,~ Use Hap. The Future Land Use Hap and companion Futur~
Land Use Designations, Districts, and Subdistricts shall be
binding on all development orders effective with the adoption of
this Master Plan.
Words underlined are additions; we~ds-s~ff~k-th~e~qh-a{e-de~e~ed~
9
URBAN Future Land Use Designation shall include Future Land
Districts and Subdistricts for:
A. URBAN - MIXED USE DISTRICT
', 1. Urban Residential
~. 2. Golden Gate Parkway Professional Office Commercial.
~"' District
· ' B. URBAN - COMmeRCIAL DISTRICTS
1. Activity Center
2. C.R. 951 Commercial Infill Designation
Standards and permitted uses for Future La~d Use District and
Sub(listrict are identified in the Land Use Designation Description
Section.
Words underlined are additions/ we~ds-st~dek-bh~eugh-a~d-de~e~s4?
~he ESTATES Future Land Use Designation shall include Future Land
Use Districts and Subdistricts for=
A. ESTATES - MIXED USE DISTRICT
l. Residential Estates
2. Estates - Neighborhood Zenter
3. Randall Boulevard Commercial District
Standards and permitted uses for each Future Land Use District and
Sub~istrict are identified in the Land Use Designation Description
Section.
='he AGRICULTURAL/RURAL Future Land Use Designation shall include
t~he following Future Land Use District:
A. Settlement Area District
Standards and permitted uses for each'Future Land Use District and
Subdistrict are identified.in the Designation Description Section.
H~L%_Mnderline~ ~re additions; we~ds-o%~ek-~ugh-a~e-de~%edv
11
Prov~sional Use requests shall adhere to the guidelines outlined
An th~ Provisional Use Description Section.
-Prov~sional Use requests shall be approved by the Board of
County Commissioners by a Super Majority (4/5) vote.
~ose unimproved properties aranted an e~emution, exception, or
found to have vested riahts as provided in the Collier County
Zoning Reevalua~ioq Ordinance ~90-23 adopted 3/21/90) shall be
considered consistent with ~his Master Plan. Those DroD~rties
shall be considered consistent with this Mo~ter Plan only to the
extent of the exemption, exceotion, or vested rights aranted and
in accordance with all other limit~ions and time]~nes~Drovided in
~e Zoning Reevaluation Ordinance. Nothina contained in this
section CDolicvl shall e~mDt any d~velooment from having to
comDlv with any other provision of the Growth Management Plan.
To encouraae hfahar density residential and promote mixed uses in
~lose proximity ,to Activity Centers. those res~3j~~-
Drooerties permitting UD to 12 dwellin~ units Der acre which were
located within and cgnsistent with the ActivitF Center desianation
Words underli~ed are additions~ we~do-m%~uek-~h~ough-a~e-de~e%mdT
~2
~g~lden G~te Parkway and CorQ2ado Parkway Csee aDDendix 8 of the
~AlF~ocument for maD) established by the 1989 Collier county
~]~_~nt Plan and subseauentlv removed by the c=eation of
~t~ cemt~r via the ~Dtion of the Golden Gate Area
'~' Master Plan are recounized as heine consistent with this Master
lo.merit orders issued
~ on the
:Zrmure public facilities are provided at an acceptable level of
Reque~,ts for new uses of land shall be subject to level of service
"standards and concurrency requirements for public facilities as
~~ wos~ds-o%~uek-%h~ough-a~e-de:L e%ed.r
13
.utlined in the Capital Improvement Element of the Growth
~Management Plan.
'The Golden Gate Area Master Plan shall be updated on an annual
b&lis ~o reflect changes in programmed public facility
.improvements.
Lthin one year of adoption of this plan, the Collier County
~ranspor~ation Department shall explore alternative financing
methods to accelerate paving of limerock roads in the Estates. If
fea~ible, the alternative that provides the opportunity for paving
the largest number of road miles shall be implemented within two
years of the completion of the study.
it wi. th Florida Chapter Law # 89-169, Florida Cities Water
Company shall provide updated water and sewer service data to the
Collier County Utilities Division on an annual basis.
Words underlined are additions; wo~ds-ot~uek-~h~ough-s~e-de~e%ed?
Due to the continued use of individual septic systems and private
wells within a densely platted urban area, Florida cities Water
Company is encouraged to expand their sewer and water service area
to include all of that area known as Golden Gate City at the
earliest possible time.
one year of adoption of this plan, the Golden Gate Fire
District in cooperation with county entities, if a~propriate,
shall attempt tc complete an agreement with the City of Naples and
Collier County for access to their water supply line for purpose~
of emergency fire: control. This access shell only be used when
property and human lives are threatened.
ii:The County shall protect and preserve the valuable natural
~:~.
i. resources within the Golden Gate study area.
Planning Services Environmental Review staff shall c6ordinate
with all other units of local governments involved in land use
activities, permitting, and regulating to ensure that all local
natural resource protec~n~ula~9~s are being enforced.
~ UUU ~
Words underlined a~ additions; wo~ds-e~uek-~h~eugh-ere-de~e~ed.
15
ne Golden Gate Area Master Plan shall be updated within a
reasonable time period after the date set forth for complsti6n in
Policies 1.1 and 1.3 of the Conservation and Coastal Management
Element of the Growth Management Plan.
>D~m to the valuable water resources that exist in the Golden Gate
~"Eststes Area a Ground Water Protection Ordinance shall me adopted.
'~'Provids a living environment which ts aesthetically acceptable and
enhances the quality of life.
County's Code Enforcement Board shall strictly e:~force the
Zoning Ordinances to control illegal storage of machinery,
vehicles, and Junk, and the Illegal operation of commercial
activities within the Golden Gate Area.
~ds underlined are additions~
16
~'Wlthin one year of adoption of this plan, the County's Solid Waste
· divis.~on shall create a mandatory garbage pick-up program
Golden Gate City and in Golden Gate Estates.
Collier County shall cooperate with local organizations to conduct
'bm-annual olean-up days. The local organization shall petition
the Board of County Commissioners to waive land fill tipping fees
~..
#lthin one year of adoption of the plan, staff shall research and
provide recommendations to the BCC as to the appropriateness of
creating an Architectural Review Board for the Golden Gate Parkway
Professional Office Commercial District.
i'~r wosrds-e%srusk-%h~ough-a~e-deg~ekodT
i'...' 23d
B. ~ USE DESIGNATION D~SCRIPT~ON ~ECTION
The following section describes the three land use designations
shown on the Future Land Use Map. These designations generally
indicate the types of land uses for which zoning may be ~equested.
However, th~se land use designations do not guarantee that a
zoning request will be approved. Requests may be denied by the
Board of County Commissioners b&sed on criteria in the Zoning
Ordinance or in special studies completed for the County.
A. Urban-Mixed Use
This district is intended to accommodate a variety of
resid~ntial and commercial land uses including single-family,
multi-family, duplex, and mixed use (Planned Unit
Development). Commercial land uses are also permitted in
this district.
1. Urban Resident~al - All land within the urban mixed use
designation is zoned and platted. J;owever, any parcel
to be rezoned is subject to the following density rating
system.
Words underlined are additions F words-s%~uek-%h~eugh-a~e-4e~%ed.
DENSITY RATINO SYSTEM - A base density of four
residential units per gross acre t~ permitted. The
base level of density may be adjusted depending
upon the characteristics of the project.
Consistency with the following characteristics
would add to the base density:
1.) If the project includes conversion of
commercial zoning which is not located within
an Activity Center or which is not consistent
with adopted siting criteria for commercial
land use, a bonu~ of Bp to 16 dwelling units
~' may be added for every one acre of commercial
i: zoning which is converted. These dwelling
~"" units may be distributed over the entire
project. The project ~ust be compatible with
surrounding land uses.
2.) Proximity to Activity Center
' If the project is in close proximity to an
~ applicable Activity Center, the following
density may be added:
If the project is within an Activity Center,
up to 16 residential units per gross acre may
be permitte~
000
Words underline4 ate add~b~o~; we~ds-s~ek-~h~e~g~-a~e-de~e~e~
19
~f the project is within one mile of the
Activity Center, three r~sidential units may
be added. ..-~
The density band around an Activity denter
shall be measured by the radial distance from
the center of the ~ntarsection around which
the Activity Center is situated. If 50% or ' '
more of a project is within the demeity band,
the additional density applies to the entire·
project. Density bands shall not apply within
the Estates Designation.
3.) Affordable Housing
Provision of Affordable Housing as defined in
the ~ Housing H}ement ~
Ordinance f~90-89 adopted 11/22/90} would add
eight dwelling units per gross acre. This
bonus may be applied to portions of projects.
A~-Af fe~dab~ e-Haas ~ng-Bens~y-Benus-erd~na~ee
~ · Heus~ng-and-eo~ab~shes-a-mon~oF~ng-oys~en~
~-],
~rds underlined are additions~ we~ds-s~uek-th~ough-a~e-de~e%edT"
20
~ous&ng-pFov&s~e.s-ef-~ha-~en~ng-e~d&nanee-maM
be-app~ied-~o-~h~s-bonus-p~ev~o~e~-
Residential Infill
To encourage residential infill, three.
residential dwelling units per gros~ acre may
be added to the base if the project is 10
acres or less in size located with~.n an area
with central public water and sewer service.
The following conditions must be met= the
project must be compatible witA surrounding
land uses; the property in question has no
common site development plan with adjoining
property; there is no common ownership with
any adjacent parcels; and the parcel in
question was not created to take advantage of
the in-fill residential density.
-- 5.) Roadway Access
~%~ 1.) If the project has direct access to two or
~ more arterial or collector roads as identified
in the Traffic Circulatiol~ Element, one
~...:' residential dwelling unit per grogs acre may
i~ be added. Density credits based on future
,~ ~{nderlined are additionm;
21
~"~ roadways will be awarded if the developer
'.~ commits to construct a portion of the roadway
".'. (as determined by the County Transportation
Services Division) or the road is scheduled
'. for completion during the first Give years of
::.. the Capital Improvement Schedule.
: 2.) If the project fails to interconnect with ali'
~, existing projects when physically possible and
.~ fails to provide lnterconnectton w~.th ali
future adjacent projects when physically
possible, i dwelling unit per gross acre shall
~:.~. be subtracted.
;.~'~. 1. In no case shall the maximum pen~ttted density excsed 16
residential dwelling units per g~oss acrel and
2. Adult Congregate Living Facilities (ACLF), other types
~'. Of elderly housing, group homes, residential treatment
facilities, and foster care facilities shall be
:: permitted within the Urban Mixed Use O.~strict and Urban
Commercial Districts at a maximum density of 26 units
"~ per acre. Applications shall be reviewed on a case by
case nasis with the actual density being calculated
during this process.
~_ords underlined are additions/
~ARKWAY PROFESSIONAL OFFICE COMML~CIAL DISTRICT
The provisions of this district (see map 2) are intended to
i.~rovids Golde~l Gate City with a viable Professional Office
District. The Professiona~ Office Commercial District
as two purposes. First, to se~e as a bonafide entry way into
!~olden Gate City. Secondly, to providu a community focal point and
:.~lense of place.
:Ulel permitted within this district are generally low
~ntensity, office development which will minimize vehicular
~raffic, provide suitable landscaping, control ingress and egress,
and ensure compatibility with abutting residential districts.
Criteria for the district are as follows:
[. A. Permitted principal uses and structures:
1. Art, ~raphics and Design Studios~
2. Business and Real Estate Offices~
3. Mortgage Brokers~
4. Professional Offices~
"" 5. Financial institutions
Words underlined are addi~9~; wa~ds-s~ek-~h~ouqh-a~e-de~e~edT
23
GOLD2N GATE PARKWAY PROFESSIONAL OFFICE COMMERCIAl., DISTRICT
6. Sit down restaurants~ and
7. Any other professional or commercial use which is
comparable in nature with the foregoing uses and
which the Community Development Administrator 'or
~?, his designee determines to be compatible in this
district.
B. MinimumproJect area Bhall be two (2) acres.
C. Projects shall be submitted tn form of a PUD (5 acre
minimum shall be waived).
D. Access points sha11 be limited to i per 450 feet
'""' 'commencing at center line of Santa Barbara Boulevard.
E. Access to projects ~hall be provided exclusively via
Golden Gate Parkway.
F. Projects shall make provisions for shared parking
arrangements with adjoining developments.
~ G. Projects shall provide deceleration and acceleration
lanes.
H. Projects shall encourage pedestrian traffic by providing
sidewalks. Adjacent projects shall coordinate location
of sidewalks.
I. Buildings shall be set back from Golden Gate Parkway a
~" minimum of 40 feet.
J. Buildings shall be set back from rear lot ling a minimum
of 25 feet.
K. Buildings shall have a maximum height of twenty five
(25) feet plus ten (10) feet for under building parking.
:.. L. Each project shall be limited to one sign not to exceed
~." 20 square feet and six (6) feet in height. No flashing
or mechanical signs shall be allowed. ~lgns shall be
located at a minimum of 15 feet from the right-of-way.
Project shall provide a 10 foot buffer between vehicular
right-of-way and required sidewalk.
N. Ten (10) foot buffer required in i=em M shall provide
landscaping of one (1) shade tree per thirty (30) linear
~ feet. Such trees shall be minimum cf eight (8) feet in
'~." height and one and one-half (1 1/2) inches in diameter
.~ at the time of F~nting that shall have a minimum canopy
i', of fifteen (15) feet at maturity. In addition, a
Words un4erlined ara additions~ wo~de-a%~ek-%h~ough-a~o-de~aked?
26
hedge or berm planting combination shall be planted
along the entire length of this ten (10) foot buffer
consistent with the Zoning Ordinance. ~ ~
? o. A minimum of ten (10) percent of the gross vehfcular use
area shall be landscaped to provide visual reli,f. One
(1) tree, as described in item N, shall be provided for
each seventy-five (75) square feet of this landscaped
area. This landscaping shall be placed within the
~, vehicular use area.
P. Project shall provide off street parking consistent wi~h
Section 8 of Collier County Zoning Ordinance f~ 82-2
~oDted 1/5/82~.
' : Q. Central:Water and Sewer facilities shall be available
prior to development.
Owners of isolated lots existing at the date of adoption
of this Haster Plan ,hay petition the Zoning Board of
Appeals for a variance from the standards in this
" District as will not be contrary to the public interest
when owing to special conditions peculiar to the
;~,. property, a literal enforcement of these standards would
result in unnecessary and undue hardship. ~
The procedures and standards for granting such variances
shall be the same as thoss set forth in Subsection
11.1.b.1) through 12 of the Collier County Zoning
Ordinance.
· !: B; ~RBAN COM]~RCIAL DISTRICTS
~' 1. ACTIVITY CL~qTER - The Activity Center designated on
the Future Land Map is intended to accommodate new
?~ commercial zoning within the Urban Designated Area.
The Activity Center concept ie designed to
concentrate new and existing commercial zoning in
locations' where traffic impacts can readily be
accommodated, to avoid strip and disorganized
patterns of commercial development, and to create
focal points within the community. The size and
configuration of the Activity Canter is outlined on
Map 3.
,. Activity Centers are intended to be mixed-use in
character. The actual mix of the various land uses
(i. e., commercial, residential, institutional)
shall be determined during the rezoning process
based on consideration, of the following factors.'
URBAN MIXED USB AOTI¥1TY CENTER
GOLDEN GATE PARKWAY AND CORONADO PARKWAY
The amount, type and locations of existing zoned
and developed commercial uses within or in close
proximity of the Activity Center;
· Existing patterns of land use within or i~ cloze
proximity of the Activity Center;
* Market demand and service area for the proposed
commercial land uses to be used as a guide to
explore the feasibility of the requested land uses;
· Adequacy of infrastructure capacity, particularly
roads;
· Compatibility of the proposed development with and
adequacy of buffering for adjoining properties;
~: ' Natural or man-made constraints;
· Criteria identified in the Zoning Ordinance~ and
i.:' ' Other relevant factors.
As a part of all Petitions for Rezone within Activity
Centers, the applicant shall include an evaluation of
the factors cited above. In addition, the applica~t
Words un~erlined are adaition.-I
30
shall generally identify development trends within the
Activity Center and demonstrate compatibility with
existing and proposed development through urban design
criteria such ae buffering and architectural controls
add how the proposed project would limit adverse impacts
on the highway network by controlling road access points
and coordinating on and off-site movement of traffic
with surrounding properties,
The standard for Intensity of uses within each Activity
Center is that the full array of commercial us~s may be
allowed. It is preferred that all new commercial zoning
within Activity Centers shall be in the Corm of a
Planned Unit Development. There shall be no minimum
acreage limitation for such Planned Unit Developments.
Ail new residential zoning shall be consistent with the
Density Rating System. Hotels and motels that lo~ate
within an Activity Center will be allowed to develop at
a density consistent with the Zoning Ordinance.
Existing commercially zoned and developed areas which
are not within an Activity Center or do not meet other
commercial siting criteria will be allowed to expand
only to the extent permitted under the zoning
classification for that property. Expansion involving
aggregation of. additional property occurring after
adoption of this Plan shall be subject to the policies
of this lan. ffi
Nords underlined a~e add~t~O~
31
·
3. ~ R. 9~1 Commercial Infill Desionation
Due to the existing zoning and land use pattern in the
Commercial Infill Designated areas (see Map 4) and the need
i",' to ensure adequate development &tandards to buffer adjacent
· ' land uses, commercial uses shall be permitted under'the
'' following criteria:
:[~( A. Commercial uses shall be limited to uses simiIar to C-1,
.' C-2, or C-3 zoning ~lstrlcts outlined in the ~gJ, L~X
'- County Zoning Ordinance
;.. B. Rezones shall be in the foL~u of a Planned Unit
Development (five acre minimum shall be waived);
C. Projects within the infill area shall make provisions
for shared parking arrangements with adjoining
commercial developments when applicable;
D. Driveways and curb cuts for projects within the
Commercial Infill area shall be consolidated with
adjoining commercial development~.; and
E. Access to projects shall not be permitted from C. R.
-~ 95~.
m 000
Words underlined are ad~itions; we~ds-st~uek-th~eugh-a~e-de~etedT
32
C.R. 951 COMMERCIAL INF1LL DESIGNATION
COLLI~ COUNTY, FLORIDA
I
- FPL-
17---]- .
I
I
L.~ 474
/i~COMMERCTAL UNDER CRITERIA
~L~l_~he Urban-Mixed Use District certain infill c~mmercial
development may be ~ermitted. Th~9 shall only aDDlv in areas
already substantially zoned or developed for such uses. The
followin= standards which limit the intensity of uses must be
The sub4ect parcel must be bounded on ~oth sides by
improved commercial DroDertv or commercial zonina
consistent with the Future LaDd Uss E19~ent or
commercial DrODe~tv aranted an exemption or
comDat~bilitv exception as DrQvided for in
Reevaluation Ordinance and should not exceed 200 feet
width, althouch the width may b~ crea~er at th~
discretion of the Board of Count¥Commiss~l~
that meet the intent of the C-6 district are oDlv
re~a~ired to be bounded on one side bv imDro~gd
commercial property or consistent commercial zo~ina or
oom~ercial property ~ran~ed a~ exemption
comPatibilitY exception as provided in the Zoni~
~uation Ordinance.
i!!' b~ The ~roDosed use must not aanerata in excess of tan
'~ percent of the averaae daily traffic on abuttina
... ~ Th, Drooosed use mus~ not ,,~,ed a floor area of 25.000
· everal parcels that are located within the Interstate Activity
Center at 1-75 and Pine Ridae Road as detailed in the County-wide
~lement CFLUE). Parcels within this Ac~
~.ct to the CountY-wide FLUE and not this Master
~ provides a detailed maR
This d~signation is characterized by low density semi-rural
residential lots with limited opportunities for other l~nd
uses. Typical 16ts are 2.25 acres in size. However, there
are some legal non-Conforming lots as small as 1.25 sores.
Intensifying residential density aha11 not be permitted.
A. ESTATES-MIXED USE DESIGNATION
1. Residential Estates Subdistrict - single-family
residential development may be allowed within the
Estates ~fixed Use Subdistrict at a maximum density
of one unit per 2 1/4 gross acres unless the lot is
il.' considered legally non-conforming.
2. ~s_tates Neiahborhood Centers - Recognizing the need
to provide basic goods and services to Estates
residents, Neighborhood Centers have been
designated on t~8 Golden Gate Area Future Land Use
Map.
The locations are based on intersections of major
roads and spacing criteria (See Map 5). The
centers are designed to concentrate all new
commercial zoning in locations where traf[ic
impacts can be readily accommodated and to avoid
'Words underlined ar9 a4ditions~ we~ds-st~ek-%h~o.gh-a~e-de~eted?
GOLDEN GATE ESTATES
NEIGHBORHOOD CENTERS
COIJ. J£R COUNTY.
~ ~ c.~. ~,4~
C.R. 858
C.R. 846
GOLDEN GATE BOULEVARD (~
WHITE BLVD. --
*"-. INTERSTATE- 7,5
1
strip and diso=ganizad patterns of commercial
· development.
With the exception of the node at C.R. 951 and Pine
Ridge, all nodes are 20 acres in size. The node at
CR 951 and Pine Ridge Road is 10 acres and is
located only on the west side of the intersection
due to the presence of a 50 foot canal and
subsequent expansion of C. R. 951 which will
slgnificantly reduce the amount of developable
property directly east of C.R. 951.
The development criteria for the nodes are as
follows:
A.) Commercial land uses shall be limited to uses
similar to C-l, C'2, o~ C-3, zoning districts
outlined in the Collier County Zoning
Ordinance tt 82:~ adooted 1/5/82~
'::' B.) Commercial land uses are limited to 5 acres.
~:, The remaining acreage maybe utilized for
i single-family residential or Provisional Uses
· allowed in the Estates zoning district.
C.) A single project shall utilize only 50% of the
total allowed commercial acreage. The
'Words underlined are additions~
38
percentage may be increased at the discrat:l, on
of the Board of County Commiseloners~
D. ) Th~ project shall make provisions f~r shared
parking arrangements with adjoining
developments ~
~;:" E.) Access points shall be limited to one per 18~'
feet commencing from the right-of-way. A
maximum of three curb cute per quadrant shall
~- be allowed~
F.) Driveways and curb cuts shall be consolidated
,~, with adjoining developments;
G.) Driveways accessing parcels on opposite sides
of the roadway shall directly line up~
H.) Projects directly abutting residentially zoned
property shall provide, at a minimum, a 75
" foot buffer;
i~i~~ I.) Projects shall provide a 25 foot wide
landscaped strip between the abutting
right-of-way and the off-street parking area;
The Neighborhood Center designation does not
guarantee that commercial zoning will be
granted. The designation only provides t~e
opportunity to request commercial zoning.
~9~ds un~orl~ned are additions~
-3. RANDALL BOULEVARD COMMERCIAL DISTRICT
· Recognizing the unique development pattern and characteristics of
surrounding land uses, the Randall Boulevard Commercial District
has been designated on the Future Land Use Hap. Also see Map 6.
i)The development criteria for the district are as follows:
A.Project shall be submitted in a form of a F~D.
Commercial uses shall be limited to the following~
~ 1) Automobile Service Station.
2) .Barber and Beauty Shops.
3) Child Care Centers.
4) Convenience Stores.
,, 5) Drug Stores.
6) Food Markets.
i.. 7) Hardware Stores.
8) Laundries - self service only.
9) Post Offices and professional offices.
10) Repair Shops - radio, tv, small appliances, shoes; and
' restaurants including fast food restaurants but not
drive-in restaurant.
11) Shopping Center.
12) Veterinary Clinics - no outside kenneling.
" C. Projects shall provide adequate buffering from residential
areas.
D. Projects shall make provisions for shar,d parking
arrangeraents with adjoining developments.
::' Words underlined a~e_~_A~&i~A~; wo~ds-s~-ek-~h~ough-a~e-det~ed.-
40
2.53
RANDALL BOULEVARD
COMMERCIAL DISTRICT
COLUE:R COUNTY, FLORIDA
[ LEGEND
C~T~qS ~ ~ I
o 1/2 MI. 1 MI. ..
3. AGRICULTURAL/RURAl. - SETTLEMENT AREA DISTRICT
"' A. SETTLEMENT AREA DISTRICT
~ii' Consists of Sections 13, 14, 23 and 24, Township 48
South, Range 27 East (the former North Golden Gate
Subdivision), which was zoned and platted bet~reen 1967
~? and 1970. In settlement of a lawsuit pertaining to the
permitted uses of thi~ property, this proper~y has been.
"vested" for the uses specified in that certain "PUD" by
Settlement zoning granted by the County as referenced in
that certain SETTLEMENT AND ZONING AGREE~EN? dated the
27th day of January, 1986.
By designat~on ~n the Growth Management ~lan and the
Colden Gate Area Master Plan as Settlement Area, the
Plan recognized the property as ~n area which is outside
of the Urban Designation and which is currently far
removed from supportive services and facilities.
Expansion of the Settlement Area in terms of additional
lands or dwelling units, shall be discouraqed. It's
existence will have Do precedential value or effect so
far as Justifying similar uses on su~:rounding or
adjacent property. The Settlement Area
Land Use District is limited to the area described above
and shall not be available as a land use district for
Words underlined are additions; wo~ds-s%~sk-%h~o~qh-a~o-de~e%edT
any other property in the County.
The us~s permitted include:
1. Agricultural uses and related facilities~
2. Residential uses, not to exceed two living levels
in heiqht, and a maximum number of 2,100 dwelling
units;
.~.
3. Neighborhood commercial uses and hotel, motel and
transient lodging facilities, not to exceed 22
acres in size;
.,;: 4. Golf courses, parks, playgrounds, and other similar
recreation and epee space uses;
Community facilities, such as a fairgrounds site,
agricultural extension station, fire and police
stations;
Educational facilities, religious facilities,
governmental activities and child care center,
7. Earth mining; and
ffi
8. Essential services as defined by the most recent
Collier County Zoning Ordinance.
~_%~l~%~!ned are additions; we~ds-e%~uek-~h~eeugh-a~e-de:Leted.r
All tn accordance with the ZONING AND DEVELOP~{ENT
DOCUMENT for the property as approved by the
County.
Various types of provisional uses are permitted in residential
i:i ' zoning districts within the study area. In order to control the' '
locttton and spacing of new provisional uses, the following shall
apply =o requests for provisional uses:
1. Essential Services Provisional Uses as outlined tn Section
~' 8.10 of the Collier County Zoning Ordinance-~~
· ~'i~ ~ shall be allowed anywhere within the Estate Zoning
' District:
2. Provisional uses (except essential services) shall not be
permitted on Golden Gate Parkway within the Estates
Designated Area west of Santa Barbara Boulevard unless the
parcel is directly bounded by provisional uses on two (2) or
more sides;
3. Provisional uses shall be limited to Neighborhood Centers
subject to the following:
a. The project shall provide adequate buffering from
a Jac.nt pro .rti.. 000' ".485
Words un~erlined are addition~; we~s-st~uek-%h~eugh-a~e-de~e%ed.
44
b. Projects shall coordinate access Management Plans with
other projects within the Activity nodes to facilitate a
sound traffic movement pattern.
In addition, provisional uses may be granted in tra~sitional
areas. The purpose of this provision is to allow provisional
uses in areas adjacent to non-residential uses generally not
appropriate for residential use. The provisional ~ee will
act es a transitional use between non-residential end
residential areas. The following criteria shall apply for
Transitional Provisional Use requests:
a. Site shall be directly adjacent to a non-residential use (zoned or developed);
b. 'Site shall be no closer than 1/2 road mile from intersection of a Neighborhood Center;
c.Site shall be 2.5 acres or more in size and shall not
exceed 5 acres;
d. Provisional uses shall be located on the allowable
acrsage, d~rectly adjacent to the non-residential uea~
e. Site shall not be adjacent to a church or other place of
worship, school, social or fraternal organization, child
care center, convalescent home, hospice, rest home, home
for the aged, adult foster home, children's nome,
rehabilitation center; and
f. Project shall provide adequate buffering from
residential areas.
underlined are additions; worde-e~uek-~h~eugh-a~e-de~e%e4?
EN! GATE AR~A
FUTURE LAND USE MAP .:~.~?-. ·
LEGEND
~ SE~EMENT AREA ACUITY
~ ~OLOEN CA~ ~ COLD~ ~A~ PARKWAY
ESTA~S PROFESSIONAL OFRC~
IN~RSTA~ AC~ CENTER AS DESCRIBED IN COUN~
~DE CO~PREHENSI~ PLAN.
SEE APPENDIX 9 FOR DETAILED ~AP.
NO~: ~IS MAP CANNOT BE IN~RPRETED ~OUT ~E ~ALS.
OB~C~VES. POLICIES AND LAND USE DESIGNA~ DESCRIP~ON
SEC~ON OF ~E COLDEN GA~ AREA MASER PLAN.
0
EIER'~'~ COUNTY
GROWTH MANAGEMENT PLAN
IMMOKALEE AREA
MASTER PLAN
IliHOKALEE MASTER PLAN
PREPARED BY:
COLLIER COU~."~Y
GROWTH PLANNING DEPARTHENT
&
L.W.A. ASSOCIATES
(FORMALLY PLANNING SERVICES)
P.O. BOX 3164
STUART, FL 34995
TABLE OF CONTENTS
:. Page
: INTRODUCTION .' 1
III. LMPLEHENTATION STRATEGY 1
~' IV. SUPPORT DOCUMENT -
t~' Study Area Inventory/Assessment
· A. Introduction
B. History of Immokalee 315
C. D~ographica
~: D. Land Use - Existing and Future 3~
I. Natural Resources 5la
F. Public Facilities 7~
O. Public Participation Proposal 10~6
~/!', H. Appendices
~] · TABLEs
,~... Page
Estimate of ~s~aanent Population
2 Age Distribution (1980 Census) 3~
3 Racial Comparison (1980)
4 Estimated Population= Permanent, Seasonal
? and Peak Season Totals, Immokalee 1990, 1995
& 2000
~ S Ex~eting Laird Use( February 1989)
'~. 6 Commercial Land Comparison
7 Future Land Use Designation Acreages
8 Residential Housing Potential
9 Park Acreage Demand
Suitability of Soil for Septic Tanks
~11 Suitability of Soil Associations for Urban
~i. Development
i 12 Sa~litary Sewer Demand, (FY 1988-89 & FY 1998-i999)
13 Traffic Counts, May 1989 9089
Road I~provements
Existing/Projected Immokalte Student Membership, 9~
(FY 1988-89 & FY 1993-94)
1~ Existing Parks 10039
17 Co~nmmity Park Demand 9~
~8 .Detailed Ag~ Distr~bution (1980 Immokalee CDP) 10A~
FIGURES
'? Page
Existing Land Use Pocket Rap
Future Land Use
!~ 3 Approximate Locations of Major
Freshwater Wetlands
4 AYailability of Ground Water
5 General Soil Associations of Collier County 61S9
:': 6 Mineral Extraction Sites
7 Native Habitats in Collier County
S Approximate Location of Major Remnant
Xeric Oak, and/or Sand Pine Communities
9 Approximate Locations of Major Hammocks 6~
10 Wellfields Cones of Influence 7~e
11 Boundary of Immokalee Water and Sewer DistriGt
12 Areas Presently Served by Potable Water 7~
.~"' Distribution System
!.13 Areas Presently Served by Sanitary Sewer 81~9
" Distribution System
i!~ 14 Stockade Road Landfill 8~
.Exilt~ng Roadway Network 9lee=
i'~./Zxistlng Parks 1029
~!: ' . , .
APPENDICES
'Appendix I - Detailed Population Study for Immokalee
Appendix I-A - Estimating Population in Immokal~e
Appendix II - Public Participation Meetings
Appendix III - Description of Native Habitats
Appendix IV - Immokalee Water and Sewer Connection
Information
Appendix V - collier County 5-10 year Work Program
(roadway improvements)
Appendix VI - School Membership for Immckalee Area
Appendix VII - Wellfield Protection Ordinance for Collier County
Appendix VIII - Residential Inventory Maps for Immokalee (Feb/Mar
Appendix IX - Immokalee Area Master Plan Public.Participation
Announcement
Appendix X - Proposed Table of Contents of Immokalee Housing
Plan
Appendix XI - Immokalee Pocket of Poverty: Collier County
Comprehensive Farmworker Housing Plan
Appendix XII - Hydric Soils Map as identified by the Soil
Conservation Survey - 1990
Appendix XIII - Florida Enterprise Zone Program
'~ In response to the Growth Management Act of 1985, Collier County
.. undertook and adopted a revised Growth Management Plan in January
of 1989 as part Of the statewido effort to effectively marlage
growth. During that process the County recognized the need to
!':. develop a comprehensive data base and land use plan ~or Immokalee.
Immokalee is currently subject to the regulations outlined in the
County's Growth Management Plan. However, because of its unique
agriculture orientation, a decision was made to prepare a separate
Master Plan for Immokalee. This Master Plan will become a
separate element of the County's Growth Management Plan. For
those areas not specifically addressed in this Easter ~lan, the
policies of the Growth Management Plan will apply.
'i. This plan includes three major sections:
The ~ section provides an introduct~on as to the
purpose, the county-wide and Immokalee area planning process
as well as an overview statement identifying the unique
~alities of the Immokalee community.
· ImDlementa~LgnStrate~v is where the plan is placed- int~
effect. Strategies have been developed to address land use,
public facilities, and natural resources. This section also
includes the goals, objectives, policies and Future Land Use
Map.
The ~UDDO~ Documen~ outlines data and information used to
develop the implementation strategy and the g?als, objectives
and policies.
A~ a result of the development of the countywide Growth Management
Plan, the unique characteristics of Immokalee were recognized, and
a decision was made by the Board of County Commissioners. to
prepare a separate detailed Master Plan for the Immokalee
Community. This decision was identified and committed to in
Policy 6.4 of the Future Land Use Element in the Growth Management
Plan. The major purposes of the Master Plan are to create better
coordination of land use and transportation planning, stimulate
redevelopment and/or renewal of blighted areas, and to eliminate
land uses inconsistent with the community's character. Thus key
elements of the plan will address n~tural resources, futur~ land
use, public facilities, housing, and land development regulations.
This Immokalee Master Plan will become a separate element of the
County's Growth Management Plan. For those areas not specifically
addressed in this Master Plan, the policies and standards of the
Growth Management Plan ~ha11 apply.
Public participa~ion was a key element of both tbs county-wide
planning effort as well as in the development of the Immokales
Master Plan. Both processes are described below.
B. COUNTY-WIDE PLANNING PROCESS
As mandated by Chapter 163, Florida Statutes, the "Local
Comprehensive Planning and Land Development Regulations Act" and
Chapter 9J-5, Florida Administrative Code, "Minimum Criteria of
Review of Local Comprehensive Plans and Determination of
Compliance", Collier County adopted a new Growth Hanagement Plan
in January of 19~9. This legislation requires all counties and
municipalities throughout the State of Florida to develop a plan
which consists of the following elements:
1. Land Use~
2. Traffic Circulation, Hess Transit and Aviation~
3. Housing~
4. Public Facilities~
5. Capital Improvements~
6. Recreation and Open Space~
7. Intergovernmental Coordination~ and
8. Cons~rvation and Coastal Management
The F~ture Land Use Element is one of the pillars of the Growth
Management Plan, and ~s designed to guide decision ~aking by
Collier County on regulatory, financial and programmatic matters
pertaining to land use. More specif~cally, the Element controls
th& location, type, intensity and timing of new or revised uses of
!and.
~..
C. IMMOKALEE AREA pLANNING PROCESS
Collier County's Future Land Use Element is divided into two
sections. The first section outlines the goals, objectives and
policies. The second section is the land use data and analysis.
Policy 6.4, contained within the goals, objectives and policies
section, states the following=
"A detailed Sector Plan for the Immokalee Communit~ shall be
developed and incorporated into this Growth Management Plan
by August 1990. The S~ctor Plan shall address Natural
Resources, Future Land Use, Public Facilities, Housing, Urban
Design, Land Development Regulations and other
considerations. Major purposes of the Sector Plan shall be
coordination of land use and transportation planning,
redevelopment, renewal of blighted areas and elimination of
land use inconsistent with the community's character".
To that end, the Board of County Comm~ssioners created a Technical
Advisory Committee comprised of individuals representing various
Interests in Immokalee. The staf~ along with its consultant began
working in November 1988.
~...A~ important elemsnt of the Master Plan planning process has been
the involvement of the local residents. The following mechanisms
were utilized to inform and solicit the opinions 'of the local
citizenry about the Master Plan effort:
1. Initial Citizen Workshop - This workshop was held tn February
1989. Purposes of the meeting were to advise the citizens cf
the Master Plan planning effort and ex~lain what such an
effort entailed, as well as, what could be erpected once the
effort concluded. Also, staff Identified the various means
being undertaken to solicit input from the local residents.~
2. Informal Workshop - As the ideas and concepts began to
culminate into a Master Plan for Immokalee, an informal
workshop was held to allow the general citizenry an
opportunity to review and discuss the conclusions,
recommendations, and proposed policies of the Master Plan~
3. Technical Advisory Committee (TAC) - This committee was
comprised of individuals representing specific interests in
the community, such as farmworkers, agribusiness, other local
businesses, goverllment, and the general citizenry. At the
outset, four meetings had been planned, but public
participation was increased significantly as the study got
underway. Subcommittees were established for Population,
.Planning & Zoning and Public Participation. By the time the
Master Plan is transmitted to the County Commission for its
iii
consideration and adoption, over 30 public meetings with the
TAC and its subcommittees will have been held (refer to
Appendix II).
4. Communiby Meetings - A series of community meetings were held
for the North, West and South areas of Immokalee to inform
the citizens about the Haste, Plan process and solicit their
~ input regarding various aspects of the Plan.
5. Public Workshops & Hearings - At these meetings the major
findings and recommendations of the planning study ~ill be
presented to the Collier County Planning Commission and the
Board of County Commissioners.
D. OVERVIEW STATEMENT
The Natsbet ~ report made the observation that the
i~'County's Comprehensive Plan was "too mechanical, not sufficiently
· visionary.. It focused more on insuring compliance with the
detail of 9J-5 than in setting a vision of what the County might
become and then laying out a set of policies for attaining that
vision.
For those involved in the comprehensive planning process, this
shortcoming is understandable: it was a massive, nearly
insurmountable task to accomplish what was required by State law
within the time available. However, now that the basic document
has been completed and is in compliance, the County does have the
time to reflect on those 'qualitative factors which can make living
in an area special. As appropriate, during the annual plan
Iodification cycle, the County can make the necessary changed to
reflect better these quality of life and visionary considerations.
The Immokalee Master Plan is one of the first opportunities the
County has to address a possible vision of the future, of what we
would like to become rather than what we are or what the State
requires us to do. Thus, it is imperative that Immokalee'e Master
Plan take the first steps towards defining that future. In order
to establish a vision, it is first necessary to understand
qualitatively, not Just physically, what the community now is.
Every community has its own personality, needs, and potentials.
Each community ia unique. Immokalee is no exception. When
reading, commenting on, changing, or providing guidance for the
Master Plan, it is important to understand those factors which
~ake Immokalee both different from the remainder of the County and
special in its own right.
000,, ,497
iv
* Agrarian or service based.
* Ethnically and linguistically mixed.
* Possessed of relatively low literacy and income levels.
* Facing intellectual and middle class flight to larger,
more affluent areas.
*Often et the economic and political mercies of wealthler
and more economically advantaged locales.
*Possessed of a dirth of amenities and shoz-t term
economic opportunities.
* Considerably younger on average as a population.
* Facing unfavorable terms of trade for its basic
employment sectors which perpetuate low income levels.
* Possessed of few alternatives and resources (financial,
human) for dramatically changing'conditions from within.
Other things one finds about Immokalee include:'
* It is increasingly controlled by n~wcomers and outsiders
who do not live in or have family or economic ties to
the community.
* Its ethnic, cultural, and linguistic diversity pose
significant challenges since different groups may have
different values, priorities, and even aesthetics.
* While Immokalee's large proportion of immigrants from
other nations has brought challenges related to
illiteracy, language, etc., it has also infused the
community with the same sense of dynamism and striving
to better ones lives and that of their children that has
been found in immigrants to America for centuries.
* It has a greater sense of neighborhood and community
than the coastal sprawl areas which are either bedroom
communities or domiciles for retirees or seasonal
visitors.
* The economy is based on agro-industries rather than
tourism and retirement.
v
ffi 000 498'
* There are dspreessd neighborhoods which are upwardly
~ aspiring.
* There are relatively affluent (for Immokalee)
neighborhoods which wish to remain so.
From a purely land planning perspective, Immokalee has:
* A large pedestrian population, or families with only
~'.' limited access to a motor vehicle.
* Three primary urban centers:
- A vehicular one centered on the intersection of
~ . Lake Trafford Road and SR 29.
- A pedestrian one centered on Hain and First.
:. - An industrial one bordering the airport on its
south and west.
~'/'. * Significant urban green spaces, both in its core as well
h~... as its periphery.
* A largely in-place linear commercial area stretching
from one end of town to the other.
~. * A need for interim as well as permanent.housing
solutions.
. * No direct County control over sewer and water which is
<' part of an ~ndepsndent district.
* The existence of underutilized resource~ in the airport,
;.: the economic zone, and relatively inexpensive land in
comparison to coastal access.
Perhaps the last and major planning difference between Immokalse
and the coast is that the former's primary objective is to
aggressively promote and attract development which will benefit
the community as quickly as possible, not to block, slow, or
moderate such development.
Focusing on the community's involuntary poor (involuntary in the
~ense that while willing and able to work or having worked for a
lifetime to the degree possible, they are unable to meet their
basic living needs), the following is found for many segments of
Immokalee's population. Frequently, a person, family, or group is
not affected equally by each of these problem areas.
' 1. H~unaer or malnutrition, i.e., not having enough, or the
knowledge, of th~ right kinds of foc~ for proper nutrition.
2. Hazardous housi~a, i.e., structurally or mechanically unsafe,
;'~' or otherwise unhealthful, e.g., too crowded, located in an
unsanitary~or high crime neighborhoo~.
3. Insufficient clothina, i.e., incomplete protection against.
the elements, uncomfortable enough to limit one's capacity to
meet ones other basic needs, or stigmatizing.
4. Language illiteracy, i.e., unable to speak, read, and write
the official language and do arithmetic to the level required
, to fulfill legal responsibilitie~, communicate with persons
~; in authority (e.g., school teachers, police officers, public
officials), and satisfy prere~ui~ites of employment at a
': level required ~o remove income as an obstacle to escape from
~' involuntary poverty.
Unavailability of essential health care, i.e., medical,
dental, and psychological.
6. Political illitera~-/, i.e., not being a citizen of the ~.S.
and wanting to know but not knowing what would be rec~u~red to
become a citizen~ being a citizen but not knowing how to
~ register and to vote in nominating, election, and referenda
balloting; or not knowing how to participate.effectively in
the local political decision making process.
7. UnemploYability, i.e., not having an opportunity to work to
the degree desired or necessary to meet one's basic living
needs.
The solution to these problems is seen by many in very simple,
black and white terms: either employers should simply pay more
and ~rovide housing and other needs, 'or government should increase
its programs to insure that each citizen's basic needs are met.
of course, this is also the solution to the state's, nation's, and
world's poverty conditions. Yet, for a myriad of often very
legitimate reasons, this has not occurred and poverty is still
wi.th ua both locally and globally.
Businesses must compete. To pay more, to provide more benefits,
may mean they become uncompetitive and contract in size or go out
of business. Jobs are lost, and the overall population may now be
worse off. Government and the electorate may not have the
~':esources - or the will - to do all that is n~cessary to eliminate
poverty. Until the resources become available within the economy
vii
until the body politic votes a change to a more socialistic
to qoverrmental responsibility, individuals must assume
.":the primary responsibility for their own well-being.
/: While it ie admirable and even desirable to aspire to the
elimination of involuntary poverty at a local level, the County
must still live within the confines of political and econmmic
..- reality. The solution may be the process now underway in Oregon
regarding public health care. Citizen focus groups help identify
and prioritize health care options; the electorate - through its
choosing of public officials - then decides how much of this list
will be funded publicly, or forced privately. The decision is a
"function of those diverse needs competing for public attention and
the willingness of the public to tax themselves or place their
ii~ economy and Jobs at risk.
A final point with respect to the issue of involuntary poverty.
Unlike in many cities in America, Immokales's poor on the whole
are not yet mired in hopelessness. They still aspire, as
i~migrante before them, for a better life and feel as they look at
; successes within the community that there may be a reasonable
i. chance that they or their children will have a better life. While
'~i~ the County may not be able to address all the basic needs of all
Immokalee'~ citiz'ens, it is imperative that an environment is
created and then nurtured so that these hopes and aspirations do
not become widely extinguished.
In light of the preceding, not only the issues regarding poverty
but all of those characteristics which make Immokalee special and
".~nigue, there are perhaps two overarching goals which should be
.'~. pursued by the community and County (although perhaps never fully
accomplished)=
':'"~.: * To make the community one in which all its residents are
proud to live and one in which others will wish to live
as well, regardless of their financial, social, racial,
or ethnic status.
.-' * To make the community one in which there is a reasonable
:'::i opportunity that all residents who ars willing to ~ork,
or have worked to the best of their ability, can at
least meet their basic needs for food, housing~
clothing, medical care, political participation, and
employment.
While these are two overarching goals for Immokalee, the mean~ bo
. their attaifiment is not so clear. Thus, it is the challenge of
.::the County and the people of Immokalee to define those means as
~oon as it prudently possible. .
~Io ~PLEMENT~T~ON
This wection is where the plan is placed into effect.
Implementation strategies include goals, objectives and policies,
and the land use designation section.
~. ~O]~L~w OBJECTi~TES AND POLICIES
POPULATION
To maintain a high quality of population estimates that employ an
appropriate mix of census methodologies consistent with Florida
State planning requirements and the unique needs of the Immokales
O~BJECTI%~E I. 1:
Prove. de accurate annual estimates of the housing units and the
pop~%lation residing in the Immokalee community. Estimates will be
coordinated with Collier County and the State of Florida's
planning procedures. By 1992, population e~timatiDg standards and
projection procedures for the Immokalee community .will be
developed and implemented in a manner that ensures that these
standards and procedures are well maintained over.time.
Employ timely Immokalee population estimates in establishing and
~aintaining adequate housing and Level Of Service (LOS) S~a~dards
to ensure the community is adequately served by the Immokalee
ttrban area's sanitary sewer, solid waste collection, s~bsurfacs
drainage, and potable water sy~tems~ roads~ and recreational
fac~lities.
Provide for an uncomplicated and efficient process of gathering
and monitoring the population-related information generated by the
independent Immokalee Water and Sewer and Fire districts~ the
Collier County Public Schools~ Florida State entities including
but not limited to the departments of Agriculture, Community
Affairs, Health and Rehabilitative Services, and Labor and
Employment Security~ and Federal entities i~cluding but not
limited to the Public Health Service and the U.S. Postal Service.
~#ords s~-~k-~hr~ugh are delsted~ words ~ are added.
January 1992 establish and implement a planning agreement
between the Collier County Agricultural Extension Division and the
Growth Planning Department to conduct an annual survey in the
Xmmokalee area of gainful employment provided by agriculture,
related agri.-industriea, construction, and the hospitality
industry, and shall include a five year forecast of future labor
needs for these 'industries, as well as housing requirements and
report same according to the occupation. To the degree the
economic base of this community changes, the industry focus of
this survey will be modified accordingly.
OB~CTIVE 1.2:
One year after tbs 1994 Evaluation and Appraisal Report submittal
date, the Growth Planning Department shall conduct a mid-decade
census of the Immokalee urban area, employing t~e best available
methodologies, to ensure that the most accurate possible
population data is employed for adequate housing and for
maintaining adopted Level Of Service (LOS) standards for sanitary
sewer, solid waste, drainage, potable water, roads, and
recreational facilities in the Immokalee area. Sound demographic
data is necessary and will be developed prior to the preparation
of public facilities plans, regulations, and ordinances.
for conducting a mid-decadQ census of.the Immokalee
Area must be completed prior to 1994.
~llure the availability of sufficient and appropriately located
la11~ for the sanitary sewer, solid waste, drainage, and potable
water utility facilities necessary to support approved renewal and
development activities by employing the best available population
projections and locational analyses for estimating the need for
and location of future public facilities and housing.
llords a~ek-~hr~gh are deleted~ words ~ are added.
£1ckalee's quality o£ life, Natural beauty, environ~ental
"and nail-town character, its stable neighborhoods, and its
,a. as t~e u~ban hub for the surrounding agricultural region.
:.Unless otherwise permitted in this Master Plan for Immokalee, new oz'
revised uses of land shall be consistent with designations outlined
~ ~.:. on the Future Land Use Map. The Future Land Use Map and companion
" Future Land Use Designations, Districts and Subdietricts shall be
binding on all Development Orders effective with the adoption of the
~' Masts= Plan for Immokalee. Through the magnitude,' location and
configuration of its components, the Futura Land Use Map ie designed
",~ to coordinate land use with the natural environment including
topography, soil and other resources~ maintain and develop cohesive
i neighborhood units~ promote a sound economy~ and discourage
undesirable growth and development patterns. J~T=his ob4eotive sh~.11
supersede Ob4eotive I in the County-wide Future Land Use P-lament of
~he Growth Management Plan.}
Pol~v XI.1.1~ ,.,"
' Puture. Land Use Districts and Subdistricts fore
~esi~ential Desianation
I. Low Residential District
Mixed Residential District
Hiah Residential District
B. Commercial Desianation
X. Commercial District
2. NOiahborhood Center District
' 2. Commerce Center - Mixed Use District
!.' 4. Commorc~%1 Development within P~D Subdistrict
t. ~. Commercial Under Criteria Subdistrict
Industrial Desionation
1. Industrial District
2. Commerce Center - Xn~ustrial District
8~ndards and permitted uses for each Immokalee Master Plan Future
La~d Use Distri.~t and Subdistriot are identified in the De~ionation
~n~ Description Section. iThis Poliov shall suvsrsode Policies 1.1
an~ 1.3 in the County-wide Future Lan~ Use Element of the ~rowth
000 504
Words s~uek-thre~h are deleted~ words ~ are added.
,' .; , ' , :; %~.',..-,:.?'~ t. ,, ~ .'~, . : -,
Use ~ao ohall be ussd instead of the County-vide Future Land Use
Policy II. 1.I~
.Collier County ~hall closely coordinate the location, ti~tng,
intensity and design of future development. This policy shall be
imple~ented through the County'n Adequate Public Facilities
Ordinance.
II 1.~: .,
i~"Land uss transition between lower and higher intensity uses shall
be achieved through the use of natural vegetative open space
buffers, physical barriers such as harms, hedges or other
landscape cover, setbacks and height limitations as described in
the zoning and landscape sections of the County Zoning Ordinance.
Policy II 1.t9:
A ~ixed-rasidential land use category shall be established that
allows for the mix of residential structures. As part of
implementation of this Plan, the existing Village Residential
zoning district shall be revised to reflect the intent of the
Mixed Residential land use category, and incorporated into the
County's Land D~velopment Regulations.
Policy II 1.14:
Compatibility of uses and their tntensitie~ with surrounding
properties within the Commerce Center - Mixed Usa District aha11
be achieved via the development of an areawide plan for the
~tstrict. Once completed, the Immokalee Master Plan shall be
amended to incorporate the areawide plan. This plan shall be
prepared by the County by January 1993 and will address the
following issues:
- compatibility
-.' traffic impacts
parking
"f:i buffering
- eetbauke
- architectural character
- signage
- reuse/redevelopment incentives
- pedestrian circulation
- econonic incentives
Land uses that meet the residential needs of the lmmokalea
conununity (e.9. d~y care, health care needs, schools, grocery
Words etmiek-threaqh are deleted~ words ~ are added.
shopping, recreation) shall be designated within a reasonable
. walking distance of those portions of the community which are or
will likely become heavily pedestrian in nature.
Policy II.i.~G
Existing agricultural activities may continue within the.Urban
· De~ignated Area. New agricultural uses are permitted as long as
they do not become either a nuisance or create noxious conditions.
II. 1
By 199~, the Growth Planning Department will review and take steps
to encourage redevelopment efforts for the South Immokaiee Area
bounded by South 9th street to the west, Bos~en-AvanHe~m~j~_~eet
~o the north, S~h-~d-S~ee~ 16th Street SE to the east and to
the so~th by Eu~tis Avenue (on the east side of 1st Street~ a~d
~oak Avenue (on the west side of~j~_~_~z~et~ and the residenti~u],
area located in ~he Industrial Desi~nation bounded by Few Market
Road and 10th Court South. These efforts to encourage
~ shall include encourage, but shal~ not be limited to,
the upgra~ing of substandard structure~; the reviewing land use
patterns; rezonin~ inconsistent land uses; and the provision of
sidewalks, street lighting and community beautification.
Those unimproved properties oranted an exemption, exception.
found to have vested riohts as provided in the Collier C~untv
~Lg~luation Ordinance ~ZR0~¢~90-23. adopted 3/21/90~ shall
be considered consistent with this Ma~tsr Plan. This shall als9
pertain to unimproved properties for which applications were
.submitted Drier to the ZRO aDmlication deadline and Master Plan
adoption, but were reviewed after adoption of this Master Plan.
Those properties shall be considered consistent
Plan only to the extent of the exemption, exception, or vested
~ted and in accordinG9 with all other limitations and
timelines provided in the Zonina Reevaluation Ordinance. Ng_~
contained in this section CDO~iCV) shall exempt any development
from havina to ComDlv with any 9that provision of the Growth
Hanaaement Plan,
Policv II.1.10
UDon adoption of the Immokalee Master Plan. no development orders
~sued for those Drouerties that are inconsistent with
the Land Use Desianations identified in the I~mokalea Master Plan.
ProPerties which do not conform to the Immokalee Master Plan shall
be rezoned by the County to a Zoni~a District consistent with th9
Master Plan. Collier County's Growth PlaB~ina D~Dartment shall
initiate the rezones for those properties found to be inconsistent
with this Master Plan wi'~hin six ¢6) months of Master Plan
l;ords s~eek-~h=e~qh are deleted; words ~ are added.
5
I 000.,, 508
adoption. These meetinae will be held in Immokalee. whenever
~,. l~'oDertv owners will have the option of rezonin~toa
· zonino district consistent with the Easter Plan prior to th~
County initiated rezone. (This obgective shall
Ob~eotive I in the Countv-wi~e Future L~ Use Element of th-
growth Man&aement Plan.}
Polic~ II.1.11
~hall evaluate do, town I~okalee and desianate
Central Business District in which the County's off-street Darki~q
re~iremen~S shall be ~odified to reflect the needed perkins for
businesses located in the defined ar~a.
O~E~I~
~,.': Ensure the ~nd Use designations and related zoning ordinance
~suppo~ ~e rehabilitation and creation of affo~le housing.
~:' By Janua~ 1992, the Gr~th Planning Depar~ent shall ~'evl~w and
: amend as appropriate all County Development Re~lations to ensure
~at the ability to provide affordable housing In I~o~lee is not
being unreasonably constrained by such ordinances.
~ Janua~ 1993, adopt ~nd Use and Zoning re~lations which wi1'1
~.~co~age residential inflll in areas se~ed by sewer, water,
l~ools ~d shopping.
~:-~Janua~ 1992, fu~er evaluate ~e actual avail~ility of land
for affo~le housing when wetlands, other enviro~entally
~~nt areas, and active agri~ltural land uses are taken into
consideration.
0~~ II.3
~'~co~age i~ovative approaches in urban and project desi~ which
~ance both ~e environment and the visual appeal of I~okalee.
By Janua~ 1993~ design, adopt and fund a pr~r~ for green belts,
linear parks, and other related green spaces which will contribute
to the maintenance of sound enviro~ent and enhance the ~ality
life. '
Words et~ek-thre~gh are deleted~ words ~~ are added.
When a proposed project clearly demonstrates benefit to low to
~. moderate income citizons by promoting affordable housing or
enhal~ces the local economy by creating employment oppor~unities,
'] the Board of County Commissioners may direct, as necessary,
~. amendments to the Immokalee Master Plan or Zoning Ordina~ce to
provide for the proposed project.
~de land use desig~ations, criteria and zoning which recognize
;'~he n~eds of that significant portion of Immokalee's popul&tion
is primarily pedestrian in nature.
.By January 1993, review and amend as appropriate, the County
Zoning Ordinances for the provision of facilities that meet the
needs of the pedestrian and biking population of Immokalee (i.e.,
ii.bike racks, etc.).
Recognizing the increasing need for farm labor, to ensure an
adequate number of decent, safe, healthful, and affordable housing
units for farm workers in Immokalee, sites for housing for farm
workers which complies with section 10D-25 of Florida's
Administrative Code and the Housing Cede of Collipr County shall
be designated so as to keep pace with th~ population.
New development for housing for seasonal, temporary or migrant
~ workers shall be permitted in any land use designation provided
they are permitted under Section 10D-25 and do not conflict with
the zoning districts or Land Use map.
"Migrant Labor Camps" as defined by Section 10D-25 of FAC can also
be d~veloped in any commercial land use area if they conform to
the requirements delineated in the Commercial General Zoning
Oistrict (C-4) of Collier Cou~ty's Zoning Coda regarding
development standards, parking, landscaping and buffering
requirements and are permitted under Section 10D-25 of FAC.
' Ensure that land use policies do not adversely'affect either
public or private wells for potable water.
ffi 000,, 508
Words s~k-~h~g~ ara delated~ words ~ are added.
7
'Review all existing, proposed and future land use and zoning
policies, regulation~ and criteria to ensure that they do not
~llow or encourage land uses which will adversely affect potable
w. ll. for publ±c or private us..
By January 1992 complete a screening of the public and private
wells in the Urb.an Designated Area to Identify any pomeible
groundwater contamination. If a problem is identified, the County
shall recommend ways of correcting the problem and establish a
monitoring program to ensure safe and sanitary conditions of
public and/or private wells for potable use.
Nerds m~ek-th~e~§h are deleted; words ~{ are added.
8
~-.
'*~"'~' ::' llOUSINO
:~i ":' Create an environment within which all working, dleabled and
., " retired residents, and their immediate resident familiesw will
' have a reasonable opportunity to procure safe, healthful, and
'~.~' affordable housing consistent with the desired development
character of the area as identified in the Immokalee Master Plan.
By January 1992, the County will have prepared a financially
fealible ten year comprehensive housing plan which has a
reaeonable chance of accomplishing Housing Goal IIX within the ten
year time frame and maintaining that goal thereafter. The plan
and budget will address the needed roles and actions of both the
public (Local, State, Federal) and private sectors (i.e.
identifying and committing required resources).
Policy III 1.1=
!'ByeJanuarytht 1992, the County shall have
completed
a
housing
etudy
include such components as the following= '
t
1. an inventory of the existing housing stock by houetng
type, tenure, condition, occupancy and projection of
housing demandl
2. an analysis of existing and approved subsidized housing,
migrant camp and farm worker housing or other special
housing for low income families, and present demand for
such housing in order to identify sites~
3. a review of all codes and ordinances as identified in
Policy II.2.1 and an identification of any obstacles
that may prevent the provision of adequate, sound, safe,
healthful and affordable housing, e.g., financial,
available land, development codes, impact fees;
4. implementation strategy to implement plan
recommendations and policies, this shall include
measurable, annual targets aa indicated in Section
VIII.B of Appendix X.
S. an evaluation of th~ actual availability of land for
affordable housing when wetlands, other environmentally
sensitive areas, and active agricultural land uses are
taken under consideration as identified in Policy
II.2.3.
000,, 510
Words st~dek-thre~gh are deleted~ words MJ3~J~JI~&~ are added.
~.~ .~
an inventory of vacant land in the UDA by location,
owner, tax liabilities and zoning classification to be
updated annually and made available to the Development
Services Department in Immokalee.
7. provide a research report on strategies to increase the
supply of unimproved land for residential development
for low and very low income households and make
recommendations for the Future Land Use Map.
Upon completion of the housing study, the Immokalee Master Plan
shall be amended in the next amendment cycle to include the study.
The County's housing plan and budget for Immokalee will tnc'lude at
least the elements indicated in the Table of Con,tents shown in
Appendix X.
Among the analyses reqUired of the county in order to complete the
quality of housing plan described above is the analysis required
by 9J-5 F.A.C. of the County for the housing e~ement in its
comprehensive plan.
Poltcv III 1.3~
housing Provide study, strong public participation during the development of the
~'.
Collier County shall promote the conservation and rehabilitation
of housing in Immokalee neiqhborhoods.
~xpansion of urban facil~t~es and services should enhance or
maintain the viability of existing urban residential areas.
Needed public infrastructure improvements in these areas should
receive priority in the County's Capital Improvement Element.
Policy III 2 2=;
Assist in upgrading existing neighborhoods through active code
enforcement, removing blighting influences, e.g., abandoned
w~hicles, and concentrating capital improvuments, e.g., road
paving, park development, in such neighborhoods.
Policy III 2.3:
Within one year of adoption of this plan, the County's Solid Waste
division shall create a mandatory garbage pick-up program in
'~ords st~ek-~h~e~gh are deleted~ words ~j3&l~r.lin~.d are added.
10
~;i:Collter County will respond to the housing needs identified in the
~i!~ housing study of Immo'kalee by county initiatives which will reduce
/.the cost of housing development for low and very low income
f) :"i households.
,?.,.:i Policv III.3.1:
~.. After the Housing study is complete and based on affordable
~'.:' housing needs identified in the study, by January 1992 County
staff will initi.ate the rezoning process for identified "priority"
~:/ parcels of land to increase the amount of lots for housing
.. development for low and very low income households. "Priority
· ' parcels" will be defined as such.' those parcels which have water
.:.. and sewer readily available and which are bounded by improved
:, residential land on at least one side (the contiguous lots on at
least one side are developed) or those parcels of which the owner
shall provide a commitment to develop very low or low income
households or to sell for development of same. Such rezoning
/' shall not occur on a parcel where there is an existing economic
~.~. ~ activity without the owner's consent.
'~<:.': By January 1992 ~nsure that adequate infrastructure ts provided
· for .it.. for effordabl, hou. ing to iow and v.ry iow
households in accordance with location criteria established in the
.... :' Future Land Use Element. For possible methods of funding this
infrastructure, the County may consider the use of tax increment
i'!~ financing as well as other methods it determines financi&lly-
~ .~?: feasible.
~'?.:.
Poltcv III.~.~'
~ ~:. The county shall pursue research into initiatives as land banking
'.:~ of foreclosed land due to county held liens, land grants from
~'~ county and other public holdings, as well as tax incentives for
i~:~: private owners who commit to development for affordable housing
for very low and low income families.
,-~ : By January 1993 the County will rezone those areas of I~moP~lee
which are predominantly mobile home so that res[dent~ ~n areas
'i )!i- with a prudominancs of mobile homes will be zoned as mobile home
? development.
Words e~ek-thre~qh are deleted~ words ~ are added.
11
~~ January 1993 the County will have in place a pilot plan of
$~::// i~novative programs and regulatory reforms to reduce the costs of
/~'~ ~evelopment and maintenance of safe, healthful, and affordable
~&/' DrOCeSS for developers of houstn for low and ye 1~ income
'%~}'? ~ Janua~ 1993 Collier County Development Semlces will
~.~5~'' preappr~ed plans and specifications for several model~ for single
~:.. family h~es of one, two, three or four bedrooms, duplexes, or
,T~:..~ multi-fam.[ly apa~ments to families for owner occupied or for
~:~'"'"'~ Janua~ 1993 the County shall cons~er a waiver of all impact
'~:~.{a~i:~'" fees levied by Collier cowry for developers of affordable
'~'~: for low or ve~ low income households in I~okalee.
. %. ~ Uanua~ 1993 the County will research ~ose st~ps ~dmr law to
provide deferral for at least two years ~e ad valor~
". ,~ special assessments for new apartments built for and rented to
~... vm~ low and low income households.
'%~ Poli~ III.4 5;
.~< . By Janua~ 1993 the County will d~elop and implement a fo~al
. ~<-. ~echanism to network the resources among the private developers
'~,'.( and contractors especially amo~g the volunteers in the retired
'..,~' co~tty, appropriate County officials, and tho~e I~okalem
.?~. residents ~n the market for affordable housing so as to create a
.... "' full private/p~lic pa~nership to address housing sta~s.
.... ~o!i~ III.4.6:
~. By Janua~ 1992 the County will research and, If lawful,'enact an
.: · ordinance to re.ire o~ers of s~standard unit~ who are cited for
:-'<' violations of County ordinances because his/her ~its present a
~. seriou~ ~reat to ~e p~lic heal~, safety, or welfare, to pay a
penalty not to exceed $500 per violation of which will be used not
only for county Ad~tntstratlon of code enforcement, but also to
assist tenant~ ~ho were victims of substandard conditions; such
ordinance will provide that if the penalty is not readily paid by
the owner, the County will forward such sums to the tenant and
plac~ a lien against the property for said sum. If the penalty is
less than two months rent, the County shall waive any and all
administrative costs. This provision shall not apply tq tenants
whose relocation is due to a code change within its first year of
application when such citation is due only to implementation of
that code change.
QBJEC~IVE III. 5:
By 2002 there shall be an adeTaate supply of housing to assure
safe, healthful and affordable housing for agricultural workers in
Immokalee.
By January 1992 the County will meet at least twice a year with
representatives of the Farmers Home Administration for both
multi-family and for single family housing as well as with
appropriate officials of the Department of Community Affairs to
improve the County's ability to attract more government grants and
loans to develop housing for farm worker families.
By January 1992 the County w~11 establish a modif~cation of those
provisions of the Collier County Housing Code which are already
co~ered in the standards of the State of Florida Environmental
Health for those units licensed as migrant labor camps prior to
the passage to the Collier County Housing Code Ordinance.
~olicv III.5.3:
The County Manager or his designee shall ha responsible for
collaborating to make an anm~al report to the Boar~ of County
Commissioners on identified "living quarters for five or more
seasonal, temporary or migrant farm workers" as defined in 10D-25
F.A.C. and prepared by HRS. The report shall include
recommendations on improvements needed to ensure County code and
F.A.C. compliance and suggested amendments to County codes which
are restricting'needed rehabilitation and new developments.
Policv III.5.4:
By January 1992, in cooperation with all private groups seeking to
furnish shelters for the homeless, and/or abused women and
children or to establish a hospice care center for AIDs victims in
Immokalee, the County will take effective measures to establish or
assist with the establishment of these facilities.
000 , 514
Words s~raek-~h~e~h are deleted; words~X~ are added.
CONSERFATION
~e County shall continue to plan for the protection,
conso~ation, management of its natural resources as ~tota~ed by
~ ~ent ~opted Gro~h ~anagem~nt Plan.
Q~~ IV 1:
~ Co~ty ~hall protect and prese~e natural resource~ within and
adjacent t~ ~e I~okalee Urban Des~gnate~. Area ~n accer~ance with
~e Gr~ ~anagement Plan.
Pol[~ IV 1.1.
~ I~okal~e Maat~r Plan ~hall b~ u~ated aa approprlat~ to
r~flect the reco~endations resulting from ~e pr~ra~at~c
co~ttments of the Conse~atIon and Coastal Management Element of
the Gr~h Management Plan.
By Janua~ 1992 an envlro~ental eu~y of ~e Urban ~st~ated
~ea of I~okalee will be conducted and appropriate areas w~ll be
deat~ated as "ST" (envtro~entally eensi~ive). '~e s~y should
consider ~e data provided by the soil conse~atton s~ey as
fdontified In Appendix XII.
ffi 000 , 515
Words sS~ek-~h~uqh are deleted; words ~ are addld.
RECRF&TTON :
Provide ample hlph quality and diverse recreational opportunities
typically provided by the public in a community the size .of
Xmmokalee, for all lmmokalee citizens in a cost efficient manner.
OBJECTIVE V 1:
Collier County shall implement a parks and recreation program that
resultm in a system of parks and facilities convenient to all
Immokales residents (seasonal and permanent), as well as
recreation equipment and staffing, that reflect their recreational
preferences and offer recreational opportunities to all age
groups.
By January 1992, Collier County shall complete and publish for
public comment, and by January 1993 adopt a 5 year plan and budget
for parks and recreation that would meet the needs and
characterimtics of the total population (seasonal and permanent)
of Immokalee.
The plan and budget will be based upon such things as a survey of
the preferences and priorities of Immokalee'e seasonal and
permanent popula.tion. The survey should include:.
a. Questions concerning community-wide and neighborhood
park recreation issues.
b. Differentiates by neighborhood the estimates of the
population's priorities among alternative combinations
of types of parks and recreation sites, facilities,
equipment, and services.
c. Be conducted during peak permanent and seasonal
population periods.
Future parks will be encouraged to be sited in the designated
neighborhood centers but will not be limited to these areas. This
may be accomplished through methods including but not limited to
the County purchase of land, private sector land donations, or
through an interlocal agreement between Collier County and the
Collier County School Board.
Words s~ek-~h~'eagh are deleted; words ~ are added.
TRANSPORTATION
~'jlf:. The future land use pattern shall be supported by a network of
~':~], '. ~ads, pede~trian ways, and bikeways that maintains ~okelee's
':(~f(:'~ ~all-to~ character, yet achieves efficient and safe traffic
~ ~e County shall provide for the safe and convenient movement of
,~.~eatzian., motorized and non-motorized vehicles.
.~": ~e county shall complete a transportation study for the'I~okalee
" ~rban ~signated Area by Janua~ 1993. Once completed and
accepted by the Board of County Co~iss~.oners, the I~okalee
~ater Plan shall be amended to inco~orate the transpo~ation
study. ~e study will review existing roadway conditions,
identify deficiencies and make reco~endations considering all of
;(.. ~e following:
...~ a. Consider all reco~endations in ~e Collier County
~ear Bi~cle Ways Plan~
L' b. Give highest priority to comple=ion of the grid network
-.: with consideration of ~ose se~ants identified in
:~.: Transpo~ation section of the Suppo~ ~ent~
,.:' c. Identify all right-of-way on a ~oroughfara
'~:;"' rights-of-way protect~o~ map~ and
~',.,~ d. Establish a loop road.
~'~.'~.Polt~ ~ 1.~1
~e Traffic Cir~lation Map will graphically depicts I=okalee's
fu=ure roadway network, and identifies specific roadway
iaprovements needed to tmpleEent the Future ~nd Use Map.
t~prove~ents will b~ priorltlz~d and placed into the Capital
I~p~:ove~ent Element after further transpo~atton analysis
completed. The proposed allg~ents shall be considered as
protected future roadway rights-of-way, no st~ctures or buildings
will b~ allowed to be placed in such rights-of-way. ~er, at
the tt~ a lando~er seeks development approval of his project,
the right-of-way shall be dedicated to the County for future
roadway use.
/ Wo~s s~=aek-threaqh ara delated~ words ~ are added.
16
~:'~<~he~Collier county 5 Year Bicycle Ways Plan shall give
'linking exit. ting and future residential neighborhoods to each
other, designated neighborhood centers, commercial, employment and
publio service areas. This plan will reflect the unique needs of
th~ Immokalea community and also take into consideration, the need
for pldsstrian walk ways in Immokalee.
Policv VI 1.4:
Existing and future bikeways shall be graphically depicted on the
'. TraffIo Circulation Hap of the Immokalee Master Plan, and shall ',,;
/i? <, :-:'.,; .become part of the Collier County 5 Year Bicycle Ways Plan. "
.?~ .~C:'~~ ,'
"~',t~Trtt~ .2,:,: ,',.
~ords s~muk-~hre~gh are deleted~ words underlined are added.
~, :'
?~V~:' To protect the health and safety of the public by ensuring access
..~ to enviro~entally sound, cost effective an~ ~mplementab~e pottle
'~ water, wastewater facilities and stoL~water management systems.
~e cowry shall assure that ~e adopted level of
~ ~tanda~s for potable water an~ wastewater ~acilities are met.
For de. velopment that re~ires the use of the I~okalee Water and
Sewer District se~ices the following provision applies= If the
level of se~ice standards (~S) for potable water and wastewater
as described the County's Growth Management Plan are not m~t,
development approvals shall be issued until sufficient capacity
added to satisfy the particular ~S standard.
Consistent w~th Florida Chapter ~w 89-169
I~o~lee Water and Sewer District shall provide u~ated water and
sewer data to tbs Collier County Ut[lit~es Division and the cowry
Division of Co,unity Development.
~e County and/or the Sou~ Florida Water Management District
(S~D) shall assure that ~e sto~water management syst~ are
a~e~ate to meet the needs of the surrounding land uses.
~e County shall ~nclude an evaluation of the existing I~o~alee
area sto~ater facilities into its County-wide Sto~ater Master
Plan and follow-up with detailed studies of proposed sto~water
~m~rovements to be included ~n the Capital Improvement Element.
~ Janua~ 1993, the county shall unde~ake a ~aster Drainage
Study. A key concept to be considered ~s tha creation of an
areaw~de drainage system, instead of ~e smaller individual
~ra[nage systems re,ired by South Florida Water Management
District and Collier County.
ffi 000, , 510
Words s~ek-~h=s~9~ are dele=ed~ word~ ~ are a~ded.
18
w. fficient and effective governmental (County, State, Federal)
actXons and resource allocations which are appropriately .
responsive to all residents regardless of their residence, income,
age, race, ~ex, occupation, or spoken language.
~.~'~.:;Establl~h a p~lic-pr~vate bo~y whose function
~y Janua~ 1992, the County shall establish a ~1~o AgeDcy
Coo~nat~ng Council, whose pu~ose shall be to ~mprove
coor~ination among an~ e~fectiveneas of all p~lio agencies
operating in I~okalee. The Council aha11 be broad bala~ and
shall include representatives from gove~ental agencies (~ &
~R) ~ local government~ health, housing and social service
organizatlons~ employers~ fa~workers~ the Collier Cowry School
~ard~ in order to ensure cooperation to coordination in achieving
an effective, workable plan.
~uae ~o be created by ~anua~ 1, ~993 and ns[stained ~erea~ker a
~e~[ce evaluation, planning, budgel~ng, ~npl~ental~on, and
~r~reea reposing process whose annual cycle would ~nclude
lea~t ~e following:
a. Qua~er compilation and p~l~cat~on of a compr~ensive,
~nter-agency re~o~ of the noteworthy se~ce outputs,
e~enditure totala, an~ revenues (by major source an~ ~n
total) of all Federal, State, an& local
budgeted for each of ~e ne~ four ~arters (3-mon~
per~ods). "
b. Quarterly p~lication of profess achieved by p~lXc
se~ices ~n I~okalee, comparXng budget to actual, as
well as a repo~ of polX~ and/or coordXnatXon
being ~ons~dered for action by the CouncX1
six months.
c. O~anize a comprehensive, Xnter-organizatXon,
multXiXn~al, case management se~Xce (whXch Xncludes
such elements as Outreach, Assessment, refe~al~..
follow-up and profess reportXng) to research
Words s~e~-~hrough are deleted~ words ~~~ are ~dded.
19
demonstrate how existing resources may be organized to
better address the el~mination of involuntary poverty
using a cross-section of cases in Immokalee. This
service will share non-confidential findings and
recommendations with the Inter-sector Advisory Committee
who is charged with the development of the ten year plan
to eliminate involuntary poverty in Immokalee. ·
Policy VIII.1.3
Cause to be created by January 1993 and maintained thereafter an
annual process for amendment and publication of a forecast of
public service and facility needs for each of the subsequent five
years, showing for each its status with regard to any priority
ranking and/or budgeting decision made by one or more of the
public agencies ~erving Immokalee.
OBJECTIVE VIII. 2
~stabl~h a public-private body whose function is to develop a
.plan that addresses health and human services in the Immok, lee
':community.
Policy VIII 2.1
By June 1992, the County shall establish an Inter-Sector Advisory
Committee whose function is to develop a ten year 'financially
feasible plan which has a reasonable cbance to eliminate
involuntary poverty, as defined in the Overview Statement of the
Master Plan. The committee shall be broad based and shall include
representatives from governmental agencies (HRS and Labor); local
government; health, housing and social service organizations;
Immokalee employers; Farmworkers; the Colliar County School Board;
and local citizen leaders, in order to ensure cooperation and
coordination in achieving an effective, workable plan. The plan
shall be completed by January 1993.
g3~JECTIVE VIII,~
Establish a means by which there can be more effective
~: communications between residents and County government, and
whereby County government can more effectively represent the needs
and desires of residents to State and Federal agencies.
Words s~=~=k-~h=~ugh are deleted; words tH~dprlin~d are added.
~0
Enhance and diversify the local economy of the Immokalee
community. -:'
~ O~JECTIVE IX. 1 :'"
.Prepare a plan for economic development for the Immokalee Area.
. By January 1992, prepare an economic component/study to bu
'~' incorporated into the Immokalee Master Plan. The study should:
~:.i a. Identify the economic conditions of the Immokalee area
including population, income, housing, agriculture and
other employment opportunJ.ty.
b. Provide recommendations to enhance and.diversify the
4 . local economy and strategies for achieving this.
By January 1992, promote the development of the Immokales Airport
· and surrounding commercial and industrial areas. This would be
accomplished by implementing the capital improvements program set
forth in the Immokalee Airport Master Plan. These improvements
shall be made part of the Capital Improvement Element of the
Collier County Growth Management Plan. In addition, an associated
economic development promotion program for the Airport will be
prepared and implemented.
a program with strategies to promote the incentives of Zone designation.
'?' 'Investigate the opportunities for renewal and redevelopment under
the Safe Neig~)orhood Act. The County'ishall also p~trsue any
:"': grants or funding available under this'Act to assist with
enhancing the Immokalee community.
Coordinate with the Collier County School Board to ensure that the
employment skills and training needed for the types of industries
targeted in the economic component/study are closely aligned to
Job opportunities that will become available.
~.. Words struok-through are deleted; words underlined are added.
· ~': .?
~.~,~B. L~ND USE DESIGNATION DESCRIPTION SECTION
The following section describes land use designations shown on the
Future Land Use Map. These designations generally indicate the
types of land uses for which zoning may be requested. However,
these land use designations do not guarantee that a zoning request
will be approved.
R~si~enti~l Designation
This designation is intended to accommodate a variety of
residential land uses including single-family, duplexes,
multi-family, and mobile homes, which does not preclude seasonal,
temporary and Migrant farmworker housing.
1. Low Residential Sub~Distrfct
The purpose of this designation is to provide for a low
density residential district. Residential dwellings shall be
limited to single-family structures, and duplexes and
multi-family dwellings provided they are within a ~lanned
Unit Development. Mobile home development shall be pe~mitted
in the form of mobile home subdivisions or parks and as a
mobile home overlay as defined by the Collier County Zoning
Ordinance.
A density less than or equal to four (4) dwelling units per
gross acre is permitted.
2. ~! Residential S~b~Di~tr. ict
The purpose of this designation is to provide for a mixture
of housing types within medium density residential areas.
Resi~ential dwellings shall include single-family
structure,multi-family dwellings, individual mobile homes,
and duplexes on a lot by lot basis.
A density less than or equal to six (6) dwellings units per
gross acre is permitted.
3. High Residg~ial ~b~District
The purpose of this designation is to provide for a district
of high density residential development. Residential
dwelling~ shall be limited to multi-family structures and
less intensive units such as single family and duplexes
provided they are compatible with the district. Mobile home
development~ shall be permitted only in the form of mobile
home subdivisions or parks as defined in the County's Zoning
Ordinance.
5Z3
Words s~z~ek-~hreu~h are deleted; words ~ are added.
A density less than or equal to eight (8) dwelling units per
gross acre is permitted.
Non-residential uses permitted within the residential
classifications are limited to those uses that are compatible
and/or support the residential character of the area. The allowed
uses include: parks, open space and publicly-owned recreational
uses, churches, libraries, cemeteries, public and private schools,
day-care centers and essential services as defined in the County's
Zoning ordinance.
~ommerolal Dosianation
The designation is intended to accommodate a variety of commercial
land uses including neighborhood oriented co~aercial uses,
commerce center uses, general highway commercial and commercial
development within Planned Unit DeYelopments. Migrant Labor Camps
are else permitted with the Commercial designaticns.
1. Commercial Sub~District
The purpose of this designation is to provide for retail,
office, transient lodging facilities and highway commercial
that serve the needs of the traveling public. These
commercial uses must be located on a major arterial or
collector roadway.
The following development criteria must be m~t for future
development within the Commercial 8~istrict along S.R. 29.
- Access points shall be limited to one (1) per 440 feet
If the 440 foot access requirement fall within 50 feet
of an existing road, whether on the sam, or opposite
road frontage, the access shall align with the existing
road. Those areas that do not meet the 440 foot spacing
requirement shall provide access off existing adjacent
roadways and shall not permit access to S.R. 29.
- Projects shall mak~ provisions for shared parking
arrangements with adjoining developments.
-Projects shall provide deceleration and acceleration
lanes.
- Projects shall encourage pedestrian traffic by providing
sidewalks. Adjacent projects shall coordinate location
of sidewalks.
L(ords struek-~h~eugh are deleted; words underlined are added.
23
- Buildings shall be set back from $.R. 29 a minimum of
twenty-five (25) feet.
-Buildings shall Be set back from the rear lot line a
minimum of fifty (50) feet.
- Projects shall provide a ten (10) foot buffer between
vehicular right-of-way and required sidewalks.~ Adjacent
projects shall coordinate landscape plans.
-Projects shall provide a ten (10) foot landscape buffer
between adjacent residential development.
- Buildings shall have a maximum height of twenty-five
(25) feet plus ten (10) feet for under building parking.
- A minimum of 2.5% of the gross area of the interior
vehicular use area shall be landscaped to provide visual
relief.
- Central water and sewer facilities shall be available
prior to development of projects.
~giahborhood Center SubdD].strict
The purpose of this land use classification is to provide for
centers of activity that serve the needs of the surrounding
neighborhoods. The centers should contain a mix of
neighborhood oriented uses such as day care qenter, parks,
schools, and governmental activities, e.g., general
government branch office. Other development criteria that
shall apply to all neighborhood centers includes the
following:
a) To achieve a neighborhood character, these centers are
encouraged to be anchored by elementary schools,
neighborhood scale parks, and/or churches.
b) A center should be limited to 80-120 acres in size, and
will serve a population ranging between 5,000 to 7,500
people, or accommodate a service area of one (1) mile
radius.
C) The Neighborhood.Centers should be no closer than one
(1) mile.
d) Non-re~idential uses shall be pernitted up to 50% but
not less than 20% of the size of the Neighborhood
Center.
j, Words s%z"dek-%h~e~h are deleted; words underline~ are added.
24
~..~.. .: ..,.
~}'"~' e) Residential developmant within the designated
.,. neighborhoods center shall permit a maximum density of
12 units per gross acre.
Residential Dwelling shall be limited to multi-family
structures and less intensive units such as
~ingle-family and duplexes provided they are compatible
with the district. Mobile home developments shall be
· permitted only in the form of mobile home subdivisions
or parks as defined in the County's Zoning ordinance.
f) Commercial development shall be permitted within a
Neighborhood Center provided all of the follcwing
criteria are met.
'~ 1) Commercial uses shall be limited to barber and
beauty shops; drug stores; deli; meat market;
:~ bicycle services; restaurant; dry cleaning;
veterinary clinics; ~edical offices; laundry
facilities; any other convenience commercial uses
which is compatible in nature with the foregoing
uses. The Collier'County School Board will be
notified of any proposed use to avoid conflict with
~'" the nearby schools; and
;~:? 2) No commercial use shall be permitted within a 1/4
~..-. mile of a school within a Neighborhood Center; and
-. 3) Access to the commercial development must in no way
~L,- conflict with the school traffic ih the area; and
4) The design of any proposed commercial development
must take into consideration the safety of the
i: school children.
5) The projects within the Neighborhood Centers shall
make provisions for shared parking arrangements
with adjoining developments;
6) Driveways and curb cuts shall be consolidated with
adjoining developments;
7) Projects directly abutting residentially zoned
property shall provide, at a minimum, a 50 foot
~ ~etback and landscape buffer;
~.i_ 8) Projects shall provide a 10 foot wide landscaped
strip between the abutting right-of-way and the
off-street parking area.
From time to time new Neighborhood Centers may be proposed.
· !]' No two centers may be closer than one ~lle from each other.
.~; New Neighborhood Centers would require market justification
~. and must meet size, spacing and use criteria expressed
earlier.
There is one Future Neighborhood Center identified along
Carson Road (the east, west alignment). If and when the area
begins to contain the uses intended for the district
(schools, parks, churches, etc.), it shall automatically
become a Neighborhood Center and at that time become eliqible
for commercial zoning requests. The Master Plan will be
amended to incorporate the new neighborhood center. The
spacing requirement for commercial zoning in relation to
schools is 1/4 mile.
3. ~mmerce C~gr - Mixed Usa 8~dDistrict
The purpose of this designation is to create a major activity
· center that services the entire Immokalee Urban Designated
?.. Area and surrounding agricultural area. The Mixed-Use
' Subd~istrict shall function as an employment center and shall
encourage commercial and institutional uses. Uses permitted
within this subdistrict shall include shopping ceDter,
;~?" governmental institutions, middle or high school, community
~..': park and other employment generating uses. Other permitted
commercial'uses shall include transient lodging facilities.
In considering new commercial zoning, priority shall be given
to protecting existing residential uses.
Residential development is permitted within the mixed-use
subdistrict at a maximum density of 12 units per gross acre.
Residential dwellings shall be limited to multi-family
structures and less intensive units such as single-family and
duplexes provided they are compatible with the district.
Mobile home developments shall be permitted only in the form
of mobile home subdivisions or parks as defined in the
County's Zoning Ordinance.
The mixed-use district will be controlled via a series of
performance standard~ that address issues of buffering,
noise, signage, lighting, architectural compatibility,· lot
size, parking and landscaping.
~L~n-commercial Uses
· In addition to those mixed-uses permitted within this subdistrict
· US~S such as parks, open space and publicly-owned recreational
uses, churches, libraries, cemeteries, public and private schools,
~·.' ~ day-care centers and those essential services as defined in the
i?,· Zoning Ordinance are permitted.
; Words s~u~k-~hr~gh are deleted; words underlined are added.
.... , 2q~
designation is intended to accommodate a variety of
~industrial land uses such as Commerce Center- Industrial and
1. Industrial Sub~Distrint
The purpose of this designation is to provide industrial type
uses including those uses related to light manufacturing,
processing, storage and warehousing, wholesaling,
~ distribution, packing houses, recycling and other basic
~,: industrial uses as described in the Zoning Ordinance for
,,~... Industrial and Light Industrial Zoning Districts. Accessory
uses and structures customarily associated with tha usms
permitted in this district, including offices, retail sales,
and structures which are customarily accessory and clearly
~i~', incidental and subordinate to permitted principal %lses and
structures are also permitted. No residential facilities
shall be per~aitted in the district except for housing of
-- secuzity guards, watchmen or. caretakers whose work .requires
residence on the premises.
2. Commerce Center - Industrial 6~b~Distr~
The purpose of this designation is to'create ~ major Activity
i~' Center that serves the entire Immokalee Urban Designated Area
~f~ and surrounding agricultural area. The Industrial
6~istrict shall function as an employment.center and shall
encourage industrial and commercial uses. Higher intensity
i'/' commercial uses including packing houses, industrial
~. fabrication operation and warehouses shall be permitted
,~. within this sub~istrtct. Accessory uses ar~] structures
customarily a~sociated with the uses per~ltt~4 in this
,.,! subordinate to permitted principal uses and structures are
· ~,: also permitted. No residential facilities shall be permitted
in the district except for housing of security guards,
~:~' watchmen or caretakers whose work requires residence on the
premises.
}Ton-Industrial Uses
!i/I~ addition to those industrial uses permitted within this
!Ss~distrtct, uses such as those essential services as defined in
:i/.the Zoning Ordinance are permitted.
e%~uek-th~eu~h are deleted; words ~ are added.-'
"::) ?:-'?;,i', '2?. , " , '..'
If 50% or more of a project is within a Neighborhood
Center and/or Commerce Center-Mixed Use, then the
maximum density allowed within the Neighborhood Center
or Commerce Center-Mixed Use of 12 units per acre can be
averaged .in with the density of the portion of the
project outside of the Neighborhood Cen~er for the
entire project; however, appropriate buffering to
adjacent lower intensity uses must achieved.
Affordable Housing
Prov~sion of Affordable Housing as defined in the
Housing Element would add 8 dwelling units per gross
acre above the maximum density of the district~ however,
no density may exceed 16 units per acre. This bonus may
be applied to an entire project or portions of a project
provided that the project is located within Neighborhood
Center (NC), Commerce Center (CC-MU), and all_
residential districts.
To encourage 'reSidential infill, 3 residential dwelling
units per gross acre may be added if the project is 10
acres or less in size. The following conditions must b~
met: the project must be compatible'with surrounding
land uses; the property in question has no common site
development plan with adjoining property; there is no
common ownership with any adjacent parcels; and the
parcel in question was not created to take advantage of
the inftll residential density.
Roadway Access
'If th~ project has direct access to 2 or more arterial
or collector roads or if there is project commitment for
provision of interconnection of roads with existing or
future adjacent projects, one (1) residential dwelling
unit per gross acre may be added above the maximum
density of the district.
e~ek-~hr~h are deleted; words ~ are adde~.
2. C:ommercial DeveloD~ent'~ithtn Planned Unit Development
Conuaercial development shall be permitted within a 'Planned
Unit D~velepment provided the following size and development
criteria are met. There ar~ three (3) categories for ~D
Co~ercial. The co~ercial component within a ~D ~ill be
allowed to develop up to the maximum acreage specified ~n th,~
table below.
CATEGORY I CATEGORY II ~TEGORY III
,<~'~ - .. . ..
,.- .... .. ~ 80+ ,?~ ~ .,,+,~,,, ,.., 160+ ~., ~. .... 300+ .. ~ .
" -',' ' %?""'~ C-4'
criteria, t~e follow~ng s~andards
'must also be met= ":
'; a~ ' Co~erctal zoning shall be no closer than one mile to
- the nearest corette center and no closer than one mile
'~ from the nearest PUD co~erc~al zoning of ten acres or
.. greater ~n size~
b) -The configuration of the co~ercial parcel shall be no
. more frontage than depth unless othe~se authorized by
the Board of County co~ssioners~
c} Co~erc~al zoning or development ~hall be no closer than
,'C. one half (1/2) mile from the.nearest elementa~ school
~ within a Neighborhood Center; and
~.~ d) No const~ction tn the co~ercial designated area shall
~,:3 be allowed until 30% of the project has co~enced
:?', const~ction unless othe~tse authorized by the Board of
~ County Co~issioners.
Co~erc~al Under Criteria
~'~,
Within the I~okalee Urban Des~nated Area
develoDment may be De~itted. This shall aDmlv to area~
~.. ~;ithout Commercial ~nd Use Desi~nation angrily if the
~' ~substantiallv developed for such uses. The
;' ~ followin~ standards which limit the intensity of uses
also be met: '
:.Words e~z~ek-~h=e~gh are deleted; words underlined are added.
.' ' ~ 29 . .:.
:'/<. ,.:.;,...- ...' .,. ::. ¥.~ -., ; '
a~ The ,Proposed use must be bounded by existing commercial
'- deYeloDment on both sides and the parcel should .not
.~:' e.'.¢ceed 200 feet in width, althouqh the width may be
· gre~ter at the discretion of the Board of County
~i Commissioners;
The ProPosed use must not Generate in excess of ten
mercent of the aYeraqe daily traffic on abutting
~ The DrODOSed use must not exceed a floor area of ~,000
Words s~z~e]~-~h~eHgh are deleted; words underlined are added.
':'"-' 30 "