CCPC Backup 01/28/2009 RLSA
CCPC
SPECIAL
MEETING
RLSA
PHASE II
FIVE YEAR REVIEW
BACKUP
DOCUMENTS
JANUARY 28, 2009
AGENDA
COLLIER COUNTY PLANNING COMMISSION WILL MEET AT 8:30 A.M., WEDNESDAY, JANUARY 28, 2009
[CARRYOVER DATE OF JANUARY 30, 2009] AT COLLIER COUNTY DEVELOPMENT SERVICES CENTER,
CONFERENCE ROOMS 609/610, LOCATED AT 2800 N. HORSESHOE DRIVE, NAPLES, FLORIDA:
NOTE: INDIVIDUAL SPEAKERS WILL BE LIMITED TO 5 MINUTES ON ANY
ITEM. INDIVIDUALS SELECTED TO SPEAK ON BEHALF OF AN
ORGANIZATION OR GROUP ARE ENCOURAGED AND MAY BE ALLOTTED 10
MINUTES TO SPEAK ON AN ITEM IF SO RECOGNIZED BY THE CIIAIRMAN.
PERSONS WISHING TO HAVE WRITTEN OR GRAPHIC MATERIALS INCLUDED
IN THE CCPC AGENDA PACKETS MUST SUBMIT SAID MATERIAL A MINIMUM
OF 10 DAYS PRIOR TO THE RESPECTIVE PUBLIC HEARING. IN ANY CASE,
WRITTEN MATERIALS INTENDED TO BE CONSIDERED BY THE CCPC SHALL
BE SUBMITTED TO THF APPROPRIATE COUNTY STAFF A MINIMUM OF
SEVEN DAYS PRIOR TO THE PUBLIC HEARING. ALL MATERIAL USED IN
PRESENTATIONS BEFORE THE CCPC WILL IJECOME A PERMANENT PART OF
THE RECORD AND WILL BE A V AILABLE FOR PRESENTA nON TO THE BOARD
OF COUNTY COMMISSIONERS IF APPLICABLE.
ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THE CCPC WILL
NEED A RECORD OF THE PROCEEDINGS PERTAINING THERETO, AND
THEREFORE MAY NEED TO ENSURE THAT A VERBATIM RECORD OF THE
PROCEEDINGS IS MADE. WHICH RECORD INCLUDES THE TESTIMONY AND
EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED.
I. PLEDGE OF ALLEGIANCE
2. ROLL CALL BY SECRETARY
3. FIVE YEAR REVIEW OF THE RURAL LANDS STEWARDSHIP PROGRAM PHASE II REPORT PREPARED BY
THE RURAL LANDS STEWARDSHIP AREA REVIEW COMMITTEE, DATED JANUARY, 2009.
4. ADJOURN
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VKalo CLcoochee
S IOU[JA
Presenledlo:
Collier County Planning Commission
January 28, 2009
Collier County Environmental Advisory CourK;1l
January29,2009
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1
1 Review data concerning the participation and
effectiveness of the Overlay meeting the Goal
Objective and Policies of the FLUE of the GMP
2 Review the RLSA Overlay and make
recommendations to increase the effectiveness
of the Overlay_
Assist in determining the most effective venues
and dates to hold public presentations: and
Assist in promoting public interest in the review
process
. 23 Public Meetings - 3 hours each
15he!dal CDES
~ 5 held at the Town of Ave Maria
- 3 held at North Naples Regional Palil
. Public invited through advertisement
Through County In!ormation Officer
- In Naples Daily News
- ByE-Mail to 65+ addresses
. Average public altendance: 20-30
persons
. Audio recordings and summary minutes
available
. M/IjofRegularCoflb1butof'!l
FIorid.AudllbotlSoci<llV
ChelryP.uidomo
Com..-CoIlnlV PloInrti'IQ ComnuMion
Com. County COES D1Yiolon
ColU<lfC<lllntv EnWonn-.l.1 Ad"",,'Y {~""""I
C<lllierC<luntyT..noporllltiooDilliolon
eo.......ncyofSou1hwe11lFIorid.
OIIflllldenoofWildlWII
E...lemC<llllerPropertyow!\II'S
Flot>HGutfCoaslUni......ly
FlllOdaFish.nclWikltifIlCon5llfVallOnC"m",lMK'"
FlllOdaWlklIW..F""....lion
NlIplesS.""....n:lHI!I1my
S~Club
Soulh Flllrid.. W.tlll ManallllmenlDpslnCl
Unt-.llyofFlor1d&ln!l1~ullltofFood"ndAg Seleno.",
WllaonMllIer
Media Coverage
C<JI/ierCil,zen
For1~"NrrN".PrIl"1;
NepIIl5De11r"'-"
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. ColllerCompfehoos've
PI8I1challenged
. DowJ1zoJ1,ngproposed
. COUflty.emnroflmenlalisls
and lanoowJ1ersheltd
lowetdprolongedll~galiofl
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UJ100r GoverJ1Or Bush's
Qrder, the ImmokeleeArea
SludybegiJ1s-acolleboralive
plBflflingptocesslocrealea
new long rllnge plaJ1'Of 300
sqmiles
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1- -..
2002
. CltlzenCommit1ee
rewmmendsFklrida'sfll1i1
RLSOverlay
. RLSPlansupportedbyall
stakeholders,
. DCAflndsRLSPlao
conslltentwllh Final Order
andlncompllancewllhlhll
GrowlhMan.;ernentPlan
Ad
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. Collier County approv"s flrSI new RLs tuwn - Ave Ma""
17,000 ssA acres approved
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. AveMarlalJnderconstrucl;un
. Big Cypress Stewardship allrlO"'\l:(!d
2001.2008
. AveM8riao~JC"s
37,887 ssA acres approvml
18,0fif! SsAaGrespend''''l
5yea,reviewbeg,ns
. The RLSA is an overlav 10 the
existing ag land use_
. PartiGipation isvolunlarylor
privately owned lands
. The system is based on
inGentives,nOlregulalions
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-+
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4
. Protectagricultur81lllldpreven1
prernature conversion 01 agriculture
land to oon.agricutlural uses,
. Dlrm:tlncompatibleusesaway
lrol11wlltiaoclsllflduplandhabllat
. Enable the convel'Slon ofwral land
toolhllrusesinappropfiate
locatlons
. Discourage urban sprawl and
ef\COurage developmllf11 lhal uljlile~
crlla!lvlllenduseplenning
technlqoos
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RLSAOVERLAY
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SSAur...
C".,lm
~RA lIerrs
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deve.lopm,nlllcreo
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PubliclllIKl:;IITIlS<
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~7,100
16,000
19S,000
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P_ l.ond& 611.<
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. 1000 Friends of Florida, Beller Community Award,
2005
. FICE, Engineering Excelience Awards. Honorable
Mention, 2004
. Economic Development Council 01 Collier County,
Innollalion Award, 2004
. Governor's Council fora Sustainable Florida,
Award.Winning Best Practices, 2003
. American Planning Association, Florida Chapter,
Award 01 Excellence, 2003
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Stewardship Sending Areas
SSAs1-9, 11.14.15, 16
approved:
J7,887 acres
SSAs 10. 12,13 under review
18.068aCfes
Total as of December 2008.
55,955 acres
Stewardship Receiying Areas
Ave Maria Approved
5.000 acres including Ave
Mana University
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. ""do'o.1 ""''''''-'.,"""..1 Ho,,,,"
. Adopted RLSA Program
. Phase 1 Technical Review
. Extensive Public Input
o Writlen comments Included in Committee's
wor1<.ing
drafl under an associated poHcy
o Requested and received public input at every
meeting on every policy and sub-policy.
o All public input considered during deliberations
6
Eltpert P....nt.tlons
Dr. Fritz Roka. Agriculture Economist. Unl~Ilfll'ty of
Flondalnstitute for Food ImdAgrlculturalSclenclls
Gene McAvoy, Regional Extens()n Agent, Uni~ersity
ofFlorldolnstiMefmFoodandAgrirul!ural
Sdances
Dr. Tlmm Kroeger, Economist, Defenders of WoIdlite
Clarence Tears, Direclor, Big Cypress Basin, South
FlondaWatBrManagementDlslrlct
Eric Draper, Florida Audubon Sodety
DarrelLand, StBtB of Florida Panthllr Tllllm Leader,
Flonda Fish and Wildlife Conservallon CommiSSion
NancyPaytnn, FlorIclaWlldlifeFederation
Dr Paul Van Buskirk, Van BllSkirk & Associale~
Nick Casalangujda, Director, Collier County
Transportation Planning Dep3f1menl
Staff Participation
. Comprehensive Planning Department
. Environmental Department
. TranspOl'tation Department
. Legal Department
7
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Substantive Recommendations
. SSA easement conditions
. Incentives for agriculture prolection
. Reslorationactivities
. Pantherconidors
. SRA characteristics and application requiremenls
. Economic development, diversificatiOll and job
crealion
. Usled species management plans
Goal (recommended arnendmenl)
Collier County seeks 10 address the long-term
needs of residenls and proper1y owners within the
immokalee Area Sludy boundary of the Collier
County Rural and Agricultural Area Assessment
Collier County's goal is 10 retain land for
agricultural activities, 10 direct incompatible
uses away from wellands and upland habilat, to
protect and restore habitat connectivity, to
enable the conversion or rural land 10 other uses
in appropriate locations, to discourage urban
sprawl. and to en<:ourage development that
employs creative land use piannlng techniques
through the use of established incentives,
Group 1 Policies: general purpose and structure
of the RLSA.
. Revisions focus on greater assurance to property
own81'S who voluntarily give up their property rights
. Policy 161 provides property owners w,th a
conditional period of 5 years in which they can use the
SSA Credits, and If they are not able 10 do so, can
rever1back to Iheir original 8g zoning.
8
Group 2 Policies: relentton of agrlcufturallands
. Revisions focus on strerlglhening incentives to preserve
agricultural land that is designated as "Open:
. Policy 2.2 provides for a new Credit aSSignment for
lands designated as Ag SSA of 2 Credits per acre for
Open lands outside 01 the ACSC and 2.6 Credits for Open
landswithintheACSC
Group 3 Policies: protection of natural resources
Revisions focus on:
o restoration
o panlhercorridors, and
o use of Water Retention Areas.
. Policy 3.11 defines the specific number of Credits
assigned to the type of restoration, and provides for the
establishment of Credits for a nonh and south panther
corridor.
. Policy 3.13 clarifies the use of a WRAlor stormwater
management and that II a WRA is used exclusively for the
water management for a SRA. the acreage of the WRA
shall be included in the SRA.
Group 4 Policies: planning techniques, requirements,
and development characteristics for Stewardship
Receiving Areas (SRA).
. Revisions focus on.
o refining SRACharacteristics,
o additional plan requirements, and
o strengthening economic development and job
creation.
9
Group 4 Policies: SRA Characteristics
. Policy 4.2 establishes a maximum 3RA footpnnt of
45,000 acres
. Policies 4,7,1,4.7,2,4.7,3 revise the lown and village
acreage, eliminate hamlets, and redefine the use of CRDs
10 those uses thalsuppOf1 agriculture, natural resources
and economic diversity and are associated with research,
education, tourism or recreation
. Policy 4, 19 changes lhe Slewardship Credit ratio from 8
Credits 10 10 Credits per SRAacre,
. Policy 420 was revised so that pubilc benefit use acres
count towards the 3RA acreage.
Group 4 Policies: SRA Application requirements
. Policy 4.5 now requires a 3RA to provide a
management plan 10 minimize human and wildlife
interactions,
. Policy 4,6 now requiras a SRA to prOVide a mobility
plan that considers all modes 01 transportation
. POlicy 4 14 addresses SRA road connectivity,
maintenance and mitigation
. Policy 4.22 addresseslheidenlification ofhistOllcand
cullural resources within the RLSA
New Companton Policy:
Transportation Element
of the GMP
Within 12 months of
adoption the County shall
develop a county-wide
plan lor a transpOf1ation
nelworil that meets the
adopted Lev~ of Service
The plan shall consider
lhelocalion of public
services-government
offices,jails,iandfills,
courthouses
10
Group 5 Poll'... protmlng nature! r..ourels on tand that
does not utlUza tlllt RLSA program.
Revisions locus on:
o Idenmyingwltdtiler.ross'ngs,
o Itetedspooesmanagllmenlplans,
o compa~bi!lly, and
ohl3toricllTldculllll"alresol,Jl"ces
Policy SA provides lor a mapolpolenhal Cfoss,ng to bll
dtlveloped within 12 months 01 GMP adopUon
. PO!lcy 55 now rcqulfllS Ihe use 01 the moslcurrenl and
completlldatelo be used 10 prepere management phms and
caltsformonllorlngprogramslorafllasgreaterlhan10acrllS
. Policy 5.7 Is a new pohr,y eddressifl9 complltlbilityand
outdoorlightlng
. Policy 5615 a new policy Iu i1S5l!ss h'slonr.an(lc.ultural
resnurr~,s
2050 RI SA CONCfPT PLAN
NRJSSA.cr<:>
'!2,UUO
.1H.1J'11l
!,WI
A~ SS^",.r~~
PanU,crC\..",I",
Tol"~~A.<r..
l]!,1I00
104,000
,15.00JO
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SMa",,,,
Op"nmL~
TOfalpoltllll.ol
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4~.Olla
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fol<>l9ol1.,,,",."appo-o.,,,..,"
. Achieve a balaoce 01 natural resourl;l'l proledlon, IlQricul1lJfe
aoosustalneblecommunllydevelopmentetll1eplllnningborllon
yeerandalbulldout
. Prollldenewandmelln,nglulaconomiclIK;en11vesI0'
agriculture 10 remain as a viable component 01 the economy 01
CollIer County
. Increase the tOlal araB of IMds e~pe<:led to be placed into
StllWardshipSending Arees fmm 92,OOO ocres to 134.300
acres
. EnablepmlecbonBOdresloraliOflofcnbcalnajuralresourc611
on pl1vBteland using Incenbves thlll do not require publicdoJlllfs
foracQulsillon or management
11
. Establish a maximum SRA development foolpnnt of 45.000
acres-less than 1/4 of the Iolal RLSA. or 15% when open
apace within new communities Is accounted lor
. Reduoolhepolenbalforwnverslonofopenlandslnnon-
RLSA baseline development lhereby reducing potential sprawl
. ACCQmmoda1elorecasled popula11on 9row1h In asus1alnllhlp
manner and ensure Iha1 supporting pub1ir.1&r;ililies, services.
and infrastructure are provided
. Cre81enewopportunllieslosl1eecollOlIllcdeveloplllmlltlnv""
new businesses In pro~lmi1y 10 places for employee; 10 live
. Accommod8lealongfangeln1erconnecledtranspor1l1hlln
network plan tha1 serveseas1am ColllerCnun1y
RiIll. rWfRIAY
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SINCE 1946
',,, "...,' _ ,m~'_~_,_~",__~
TO:
Tom Jones, V.P. Government Affairs
Barron Collier Companies
DATE: February 15,2008
Eastern Collier County Water Resource
Availability
FROM: David L. Hoffman, P.G.
RE:
Introduction
This paper provides an overview of water supplies available to meet future residential
development and agriculture demands in eastern Collier County. This assessment was made
using assumptions provided by the Barron Collier Companies, including: a projected population
of 330,000 persons at build-out, a conversion of approximately 45,000 acres of existing
agricultural land to residential development to accommodate the projected population, and
approximately 28,000 acres of agricultural lands remaining under cultivation. The intent of this
assessment is to enable the user to visualize the "big picture" of present-day and future water
supply demands and availability in eastern Collier County.
f
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.
This assessment discusses the surplus of traditional water supplies (i.e., shallow fresh
groundwater from the Surficial Aquifer System) made available by conversion of 45,000 acres of
agriculture to residential development, documented neutral water resource impact of residential
development, as well as the use of alternative water supplies (i.e., brackish groundwater,
reclaimed water, and storage) to serve future residential developments. This assessment assumes
that future water supply approaches will be subject to present-day South Florida Water
Management District (SFWMD, 2007) rules and regulations.
Existing Agricultural Water SUQPly Use
Consumptive water use in agricultural irrigation is that water consumed by the crop through
evapotranspiration (ET) and through harvesting (removal of fruit and vegetable). The Modified
Blaney-Criddle irrigation model (SFWMD, 2003) was used in this assessment to approximate
consumptive use through irrigated crop ET. The volume of water removed through harvesting is
considered minimal (<I % of consumptive use) and not quantified in this assessment. The
Modified Blaney-Criddle irrigation model is used by the SFWMD to establish irrigation
allocations in water use permits based on irrigated acreage, crop type, evapotranspiration,
effective rainfall, irrigation system efficiency, under I-in-I 0 drought conditions (a drought with a
return frequency of once in 10 years). Based on our discussion, approximately 45,000 acres exist
in which approximately 90% (40,500 acres) is under agricultural cultivation, of which 65% is
under citrus cultivation (26,325 acres), and 35% is under vegetable cultivation (14,175 acrcs).
Based on the irrigation model and parameters given, irrigated ET for citrus and vegetable
cultivation is approximately 98 and 30 mgd, respectively (128 mgd total). Two growing seasons,
each four months in length, were used to estimate irrigated ET for vegetable crops. Based on the
Blaney-Criddle irrigation model, the average effective rainfall (that portion of total rainfall that is
used by the plant to meet ET demand) is approximately 25 and 12 inches for citrus and vegetable
crops, respectively, at the Immokalee rain station. This average effective rainfall equals
approximately 49 and 13 mgd for citrus and vegetable, respectively (62 mgd total). Therefore,
the total irrigated ET demand met by supplement irrigation is approximately 66 mgd (128 mgd-
62 mgd).
2158 Johnson Street. Post Office Box 1550 . Fort Myers, Florida 33902-]550
(239) 334-0046 . Fax (239) 334.366 I
-, '.~-
.-.---
MEMO To:
DATE:
PAGE:
Mr. Tom Jones, Barron Collier Companies
February 15,2008
-2-
Irrigation water to serve existing agricultural uses in eastern Collier County is withdrawn from
traditional supplies, mainly shallow aquifers located within the Surficial Aquifer System (i.e.,
water-table and lower Tamiami). Thesc shallow aquifers yield larges volumes of good quality
groundwater, provided the production wells have been constructed properly. There have been no
documented occurrences of significant impacts to other existing legal users, wetlands, or the
resource from historical (>50 years) withdrawals from these aquifers. There is also limited
competitive use of these aquifcrs in eastern Collier County in comparison to morc urban areas of
the county.
The SFWMD established maximum developable limits (MDLs) for semi-confined aquifers in
Section 3.2.4 of the Basis of Review for Water Use Permit Applications (SFWMD, 2007) to
provide reasonable assurances that the proposed withdrawals will not cause harmful drawdown.
The MDL are aquifer specific and represent an elevation above which corresponding aquifer
water levels must be maintained. Thc SFWMD set the MDLs at 20 feet above the top of the
uppermost geologic strata that comprises the aquifer at any point during a I.in-l 0 drought
condition. The point of compliance for the MDLs is 50 feet from a pumping well. For example,
if the uppermost geologic strata (i.e., permeable limestone) marking the top of the aquifer is
located at 75 feet below land surface (bls), the MDL would be set at 55 feet bls. There are no
reported exceedances of the MDLs in eastern Collier County, thus indicating an adequate water
supply is present that historically has supported agriculture.
A good explanation of why water levels in the water-table and lower Tamiami aquifers have
exhibited a statistically significant lack of change or slight increase in southwest Florida is
provided by Maliva and Hopfensperger (2007). The authors indicate that the II-fold population
increase (1960 to 2004) in southwest Florida and concomitant increase in water use had an
overall neutral impact on water levels in the water table aquifer because ET of residential
communities is comparable to that of native vegetation and less than that of most agricultural
land uses. The authors present evidence supporting their findings using United States Geological
Survey (USGS) recorded water levels located throughout southwest Florida. The evidence also
shows that water levels in local aquifers (except thc mid Hawthorn aquifer) recover to near
background levels each summer wet season because rainfall exceeds ET during the wet season.
The Surficial Aquifer System consists of the water table and lower Tamiami aquifers (primary
sources of irrigation water in eastern Collier County). An existing agricultural water use demand
of 66 mgd for 45,000 acres of crop ET is equivalent to yield 1.0 mgd/square mile from Surficial
Aquifer System. This yield/area is documented to be sustainable by lack of impacts on water
levels.
Present day SFWMD (2006) regulation requires the storage of storm watcr runoff on-site and
thus prevention of over drainage of the developed land. Storage is accomplished through
interconnected lake systcms (e.g., wet detention). The result is storm water flow across
impervious surfaces to the lake systems, minimization of ET consumption, and increase in water
table water levels. Johnson Engineering, Inc. is actively engaged in the study oflong-term
discharge of storm water management systems in existing residential dcvelopments throughout
southwest Florida. Preliminary results indicate that discharge from some storm water lake
2158 Johnson Street. Post Office Box 1550 . Fort Myers. Florida 33902-1550
(239) 334-0046 . Fax (239) 334-366 I
MEMO To:
DATE:
PAGE:
Mr. Tom Jones, Barron Collier Companies
February 15,2008
.3-
systems can be considerably lower than anticipated and that significant recharge to the water
table aquifer occurs.
Future Residential Water SUQPlv Demands
Residential water supply demands will include potable and irrigation water. According to the
Collier County 10-Year Water Supply Facilities Work Plan (COM, 2007), the Ave Maria Utility
Company, LLLP (AMUC) level of standard service includes a per capita water demand standard
of 110 gpcd. It is assumed that future residential developments will also have a similar standard.
The average annual daily demand for finished water based on a projected population of 330,000
persons each using 110 gallons per day amount to approximately 36 mgd.
The irrigated acreage of a typical residential community in southwest Florida is approximately
30% of the total acreage. Using the Modified Blaney-Criddle irrigation model and assuming
] 3,500 irrigated acres of turf grass, the irrigated ET is 59 mgd. Based on the Blaney-Criddle
irrigation model, the average effective rainfall is approximately 26 inches at the ]mmokalee rain
station. This average effective rainfall equals approximately 27 mgd. Additionally,
approximately 70% ofthc potable water supply (25 mgd) will be treated and reused for irrigation
of the turf grass. Therefore, the total irrigated turf grass ET demand met by supplement
irrigation is approximately 7 mgd (59 mgd - 27 mgd from effective rainfall- 25 mgd from reuse
water).
Another potential consumptive water use ofresidential communities is evaporation from
constructed lakes. Approximately 15% of typical residential communities are constructed as
lakes and evaporation is approximately 53 inches per year (FSU, ]984), which from 6,750 acres
oflakes is approximately 27 mgd. The average rainfall is 50.46 inches at the Immokalee rain
station, which is equal to approximately 25 mgd when applied to the lake area. Thus, the net
evaporative loss from the constructed lakes is approximately 2 mgd (27 mgd - 25 mgd),
The net consumptive use of water for future residential is approximately 45 mgd (36 mgd
potable + 7 mgd for supplement irrigation + 2 mgd for evaporation), which is roughly equivalent
to 0.6 mgd/square mile from Surficial Aquifer System. This is yield/area is less than that of
existing agriculture, thus further demonstrating sustainable traditional sources of water.
The following is a summary of average residual irrigation requirements (that supplemental water
needed for irrigation in addition to rainfall) needed to meet the 40,500 acres (90% of 45,000
acres) of agricultural crop ET demands. The summary also provides net consumptive use for
future residential development, which includes potable water use and evaporation from the
surface water management lake system. Finally, the reduction in consumptive water use
resulting from the conversion of agriculture to rcsidentialland use is shown. Tne results
demonstrate that consumptive water use (ET) will decline when agriculture is converted to
residential land use.
2158 Johnson Street. Post Office Box 1550. Fort Myers, Florida 33902-] 550
(239) 334-0046. Fax (239) 334-3661
-"--'
MEMO To:
DATE:
PAGE:
Mr. Tom Jones, Barron Collier Companies
February 15,2008
-4-
66
24,090
Net Consumptive Use for Residential Development (45,000 acres)
Potable, Lake Evaporation, and Average Residual Irrigation
Re uirement
Annual Avera e Dail Demand (m
Annual Demand million allons
45
16,425
Reduction in Consum tive Water Use
Annual A vera e Dail
Annual million allons
21
7,665
Alternative Water SupJllies
Another abundant source of water is referred to by the SFWMD as alternative water supplies.
The alternative water supplies that can meet the futurc residential demands in eastern Collier
County include brackish groundwater, reclaimed water, and storage. The Floridan aquifer
underlies all of Florida and is characterized as moderately to highly productive in southwest
Florida. This deep, brackish aquifer occurs beneath the shallow freshwater aquifers typically
utilized in eastern Collier County. The Floridan aquifer is primarily recharged in central Florida
(e.g., Polk County). The Floridan aquifer is prolific and stores a tremendous volume of moderate
to poor quality water that is available for withdrawal but requires advanced treatment, at
increased cost, such as via rcverse osmosis. The SFWMD points out that other than some water
quality deterioration associated with pumping of the Floridan aquifer, no other environmental
impacts have been identified in association with use of this resource (SFWMD 2005-2006 Lower
West Coast Water Supply Plan).
The SFWMD (2002) initiated a hydrogeologic study ofthc Floridan aquifer near lmmokalee to
support future water supply planning. The study consisted of exploratory well construction,
aquifer testing, and long-term monitoring of water quality and aquifer water levels. According to
the SFWMD, a long-duration (71.6 hours) aquifer performance test was conducted to deterrninc
the hydraulic performance of a test zone (1,050 to 1,160 feet bls) of the upper Floridan aquifer at
the test site. A high transmissivity value of268.000 gallons/day/foot was calculated by the
SFWMD for the test zone. After nearly 3 days (71.6 hours) of continuous pumping at 1,100
gallons per minute (gpm: 1.6 mgd), only 3 jeet of aquifer water level drawdown was observed in
the Floridan aquifer at a distance of 240 feet from the pumping well. Based on the SFWMD
information, withdrawals of I mgd/square mile from the Floridan aquifer is feasible, which totals
approximately 70 mgd on the 45,000 acrcs converted from agriculture to residential and 43 mgd
on those 28,000 acres remaining under agriculture production (113 mgd total). The SFWMD
promotes the use of the Floridan aquifer and provides funding from its alternative water supply
2158 Johnson Street. Post Office Box 1550. Fort Myers. Florida 33902-1550
("39) 334-0046 . Fax (239) 334-3661
MEMO To:
DATE:
PAGE:
Mr. Tom Jones, Barron Collier Companies
February 15,2008
-5-
funds to encourage its use. There are few competing users of the Floridan aquifer in eastern
Collier County since traditional supplies are abundant and meet existing demands.
Available Floridan A nifer Withdrawals
Annual A vera e Da d
Annual (million allons)
113
41,245
Use of reclaimed water for residential irrigation is an alternative water supply that further
reduces the overall irrigation water use demand from traditional supplies for future residential
developments. Approximately 90% of the average annual daily demand for potable water is
returned to a wastewater treatment plant and treated for use as irrigation. Therefore,
approximately 32 mgd of reclaimed water is available for residential irrigation.
While traditional supplies, brackish groundwater and reclaimed water will be readily available to
meet future irrigation ET losses, storage represents one of the greatest solutions for future water
supply needs. Southwest Florida gets upwards of 65% of its total rainfall during a four month
(June - September) rainy season when most of this water is quickly lost to evapotranspiration
and surface water flows to tide. At the same time, agriculture and residential (potable and
irrigation) water use are correspondingly at their lowest. The solution is multi-year storage of
water during the rainy season until times of demand (i.e., dry season) or prolonged demand (i.e.,
drought).
Aquifer storage recovery (ASR) is the storage of water (i.e., drinking water, storm water, and/or
reclaimed water) in a deep aquifer during times of excess and withdrawal (recovery) during
times of demand. ASR has proven successful in southwest Florida due to the limited land
surface area (< I acre) required to store hundreds of millions of gallons and thus minimized land
costs and environmental impacts as opposed to a large surface water reservoir. Furthermore,
water stored in a confined aquifer is not subject to evaporative losses. Existing ASR programs in
southwest Florida include Bonita Springs Utilities, Lee County Utilities, Collier County Utilities,
and City of Cape Coral. The St. Johns River Water Management District (SJRWMD: 2004)
prepared a position paper in support of ASR that discusses recovery efficiency of ASR wells.
Recovery efficiency is an indication of the amount of mixing that occurs between the stored
water and native groundwater in the aquifer system. Acceptable recovery efficiency ranges
between 70 and 100 percent. SJR WMD (2004) indicates that ASR recovery efficiency in Florida
generally improves with successive operating cycles due to the freshening of the storage zone
and that virtually all ASR wells operating for five years or more have reached acceptable and
economically viable levels of recovery efficiency. Permitted daily storage in a single ASR well
in Florida typically ranges between I and 3 mgd. The spacing of ASR wells is dependent on
aquifer characteristics and stored water volume. Thirty ASR wells each storing 3 mgd during the
120 day rainy season (storage cycle) would result in the storage of approximately 10,800 million
(10.8 billion) gallons. An ASR recovery efficiency of80% will result in approximately 8,600
million (8.6 billion) gallons or 35 mgd if withdrawn over the remaining 245 days of the year
(recovery cycle).
2158 Johnson Street .Post Office Box 1550. Fort Myers, Florida 33902.1550
(239) 334-0046. Fax (239) 334.3661
"--" ~..~.._._._._~-
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MEMO To:
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PAGE:
Mr. Tom Jones, Barron Collier Companies
February 15,2008
-6-
Summary
Historical agricultural water use from traditional sources is significant with no documented
impacts. Conversion of land from agriculture to residential will result in a decrease in water use
due to decreased ET. The traditional sources have served agriculture well and their continued
use should be pursued in the future. Studies of USGS measured water levels indicate a neutral
water resource impact of residential development not only because residential irrigation ET is
less than agriculture, but also that residential ET is similar to that of natural systems. Also, water
levels are maintained each year as rainfall exceeds ET during the wet season.
Alternative water supplies are proven and promoted by the SFWMD in southwest Florida. A
large sustainable volume (113 mgd) of brackish groundwater is available from the Floridan
aquifer from land area (1 mgd/square mile) referenced in this paper. A large reclaimed water
volume of approximately 32 mgd would be available for residential irrigation. Finally, capture
of abundant water during the wet season and storage via ASR wells represents a sustainable and
drought-proof technology. Recovery from thirty ASR wells during a 245 day recovery cycle
would provide approximately 35 mgd. In summary, the abundance of traditional and alternative
water supplies discussed in this paper clearly demonstrates that future land uses are not limited
by water supplies in eastern Collier County.
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2158 Johnson Street. Post Office Box 1550 . Fort Myers, Florida 33902-1550
(239) 334-0046 . Fax (239) 334-366 I
MEMO To:
DATE:
PAGE:
Mr. Tom Jones, Barron Collier Companies
February 15,2008
-7-
References
Camp Dresser and McKee (COM), 2007, Collier County 10-Year Water Supply Facilities Work
Plan, prepared for Collier County Comprehensive Planning Department, October 2007.
Florida State University (FSU), ]984, Water Resources Atlas of Florida, Average Annual Lake
Evaporation (p.23), editors, Fernald, E.A. and Patton, DJ.
Maliva, R.G., and Hopfensperger, K,P., 2007, Impacts of Residential Development on Humid
Subtropical Freshwater Resources: Southwest Florida Experience, Journal of the
American Water Resources Association, Paper Number J06022, Volume 43, Number 6,
December 2007, p 1540-1549.
SFWMD, 2002, Hydrogeologic Investigation of the Floridan Aquifer System, Immokalee Water
and Sewer District Wastewater Treatment Plant, Collier County, Florida, Technical
Publication WS-14, prepared by Michael Bennett, May 2002.
SFWMD, 2003, Part B, Water Use Management System Design and Evaluation Aids, V.
Supplement Crop Requirements and Withdrawal Calculation, South Florida Water
Management District, West Palm Beach, 12 pp.
SFWMD, 2005-2006, Lower West Coast Water Supply Plan Update.
SFWMD, 2006, Basis of Review for Environmental Resource Permit Applications Within the
South Florida Water Management District.
SFWMD, 2007, Basis of Review for Water Use Applications Within the South Florida Water
Management District, Amended April 23, 2007.
St. Johns River Water Management District (SJR WMD), 2004, Aquifer Storage and Recover
(ASR) Issues and Concepts: A Position Paper Prepared by the St. Johns River Water
Management District, in Association with R. David G. Pyne, ASR Systems LLC,
September 15,2004.
2158 Johnson Street. Post Office Box 1550. Fort Myers, Florida 33902- t550
(239) 334.0046 . Fax (239) 334-3661
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RlSA Boundary
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Inter.tate 7SAIligator Alley
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Primary Panther Zone: no land use intensification
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Conservancy of Southwest Florida
Conceptual RLSA Build Out Mall
Utilization of best available science:
The Conservancy's proposed build out map avoids development and/or intensification of
land use within the Prirnary Panther Zone (primary panther habitat), as identified in
Kautzl and within the corridors surrounding current pathways of panther movement, as
identified by Swanson2. In addition, the SR29 bypass is relocated to a more
environmentally compatible location.
Protection of primary panther habitat acts as an umbrella for protection of:
>- All documented eagles nests as of 2006
>- All Florida black bears recorded through telemetry as of 2006
>- Most documented wading bird rookeries as of 1999
>- Most natural land cover, including existing wetlands, as of 2003
>- Most panthers recorded through telemetry as of 2008
Source data for GIS layers:
>- Panther Zones data from US Fish and Wildlife Service
>- Updated protected lands data from Florida Fish and Wildlife Conservation
Comrnission, complied from Florida Natural Areas Inventory
>- Rural Land Stewardship Areas, Immokalee Urban Area boundary, and
Stewardship Sending Areas, Future Land Use designation areas, and existing
roads data from Collier County
>- Hendry County receiving zone data from Hendry County
>- Ave Maria boundary from Southwest Florida Regional Planning Council
>- Conservancy proposed SR-29 and panther corridors from Conservancy of
Southwest Florida
Acreage:
. 32,710.95 acres of potential land is available for development within the RLSA
while avoiding impacts to proposed panther corridors, primary panther habitat and
the Big Cypress Area of Critical State Concern.
. North panther corridor contains 6,741.45 acres.
. South panther corridor contains 11,453.36 acres.
I Kautz, et a1. (2006). How much is enough? Landscape-scale conservation for the Florida panther.
Biological Conservation.
2 Swanson, et a1. (2006). Use ofleast cost pathways to identifY key highway segments for panther
conservation. Florida Fish and Wildlife Conservation Commission (FWC). Tallahassee, Florida.
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Conservancv of Southwest Florida
Conceptual RLSA Build Out Mal!
Utilization of best available science:
The Conservancy's proposed build out map avoids development and/or
intensification ofland use within the Primary Panther Zone (primary panther habitat), as
identified in Kautzl and within the corridors surrounding current pathways of panther
movement, as identified by Swanson2. In addition, the SR29 bypass is relocated to a
more environmentally compatible location.
The model utilized in the Kautz study combines telemetry records, home range
overlaps, and land cover data/forest patch sizes, along with knowledge of the biological
needs of the panther, to develop the extent of habitats utilized by the panther.
Primary Habitat Zone is critical habitat for the Florida panther:
In the Kautz study, the area defined as the Primary Zone is the minimum "space to
support [the Florida panther] population that is barely viable demographically as long as
the habitat base remains stable3., (emphasis added). This study is considered best
available science by the US Fish and Wildlife Service, the federal agency regulating
endangered species. The study advocates for a "no net loss of landscape function or
carrying capacit/." Kautz has also determined that with the current estimated population
size of eighty to one hundred individuals that "no habitat loss or catastrophes can be
toleratedS" (emphasis added).
I Kautz, et al. (2006). How much is enough? Landscape-scale conservation for the Florida panther.
Biological Conservation.
2 Swanson, et al. (2006). Use ofleast cost pathways to identify key highway segments for panther
conservation. Florida Fish and Wildlife Conservation Commission (FWC). Tallahassee, Florida.
3 Kautz, R., et al (2006). How much is enough? Landscape-scale conservation for the Florida panther.
Biological Conservation: Vol. 130, p. 118-133. p. J?9.
4 Kautz, R., et al (2006). How much is enough? Landscape-scale conservation for the Florida panther.
Biological Conservation: Vol. 130, p. 1 18- I 33. p. I 18.
5 Kautz, R., et al (2006). How much is enough? Landscape-scale conservation for the Florida panther.
Biological Conservation: Vol. 130, p. 1 18-133. p. 129.
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In the recently-released Florida Panther Recovery Plan, the US Fish and Wildlife
Service reported that "the Primary Zone supports the only breeding panther population.
To prevent further loss of population viability, habitat conservation efforts should focus
on maintainin~ the total available area, quality, and spatial extent of habitat within the
Primary Zone ."
The Primary Zone includes both preferred forest habitat types, such as pine
flatwoods, as well as "other natural and non-urban disturbed land cover types between
forest patches that serve[] as landscape connections that accommodate panther home
range and dispersal movements7" In fact, panther use of the landscape during its
nocturnal hours is still yet to be fully understood. In several previous panther habitat
studies, panthers were shown to select both wetland and upland forested habitats that
provided cover and denning functions. The use of UPS collaring has begun to allow
additional scientific data to be factored into panther's use of multiple types of habitats. In
Land et al. (2008) 8, juxtaposing available diurnal and nocturnal GPS data, it appears that
panthers travel out of covered forested areas and utilize grasslands and pasture lands (an
increase of 8.2% during the nocturnal hours), as well as agricultural areas. However, the
authors acknowledge that "our results and conclusions cannot fully elucidate panther
habitat relationships; however, our findings represent the first habitat selection analyses
of panther telemetry data collected during both diurnal and noctrunal periods and provide
preliminary information about panther habitat use across the diel period."
The primary zone is the minimum amount of habitat, currently being utilized by
panther and its prey, needed to maintain the population at its critically-endangered level.
Maintaining the spatial extent and functionality of the primary zone is essential to simply
supporting the current population. Therefore, the "Primary Zone" designated by the
USFWS is synonymous to critical panther habitat needed for its survival and
recovery .
"The primary zone boundary was drawn in a manner that was data driven,
achieved the consensus of II experts willing to have their name on a manuscript,
and survived scientific peer review that led to publication in Biological
Conservation. The reason that the tomatofields are in there is that they are part
of the mosaic of1andscapes that support panthers based on telemetry. and that
provide buffers against indirect effects of intensive human activities. If the
primary and secondary zone were so poor(y contrived. why does the USFWS
continue to use them as a basisfiJr protection of panther habitat?9"
- Randy Kautz
6 US Fish and Wildlife Service (2008). Florida Panther Recovery Plan, Third Revision. November, 2008.
pg.89.
7 Kautz, R., et al (2006). How much is enough? Landscape-scale conservation for the Florida panther.
Biological Conservation: Vol. 130, p. 118- 133. p. 122.
x Land, D., et al (2008). Florida panther habitat selection analysis of concurrent GPS and YHF telemetry
data. Journal of'Wildlife Management n(3): 633-639. p. 637.
9 Personal communication from Randy Kautz to the Panther Protection Program Scientific Review Team,
November 12, 2008.
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Primary Panther Zone: no land use intensification
Corridors constructed utilizing scientifically-established "least-cost pathways":
The recommended panther corridors were constructed utilizing "least-cost pathways"
as identified in SwansonlO, which utilize habitat suitability, distance and connectivity
measures to establish the most likely selected route of panthers traversing the landscape.
The least-cost pathways provided a data-backed basis for location and route of the
corridors, but the Conservancy also noted landscape level features such as panther
telemetry data to formulate our proposed corridors.
The 2008 Florida Panther Recovery Plan sites varying lengths for panther travel and
dispersal corridors, ranging from half of a panther's average home range (about 5.5
miles), to "at least" 1 mile in widthl!. Considering the distance of the proposed corridors,
we find the proposed width of the corridors to be unsupported through science. The
Camp Keais Strand is an example of a working panther corridor, and ranges in width
from I mile to 1.5 miles.
The north panther corridor was drawn at an average width of 1 mile, utilizing a Least
Cost Pathway as its basis for location. The corridor connects the CREW marsh head to
the Okaloacoochee Slough. The south panther corridor was drawn at an average width of
1.5 miles, utilizing a Least Cost Pathway and panther telemetry as basis for its location
and increased width. The corridor connects the Florida Panther National Wildlife Refuge
to Stewardship Sending Area 4, Okaloacoochee Slough, and the Area of Critical State
Concern. A panther crossing -associated with the Citygate DRl- is pending at this
location, as well.
Protection of primary panther habitat acts as an umbrella for protection of:
. When analyzed, the Kautz Prirnary Panther Zone acts an umbrella for protection
of:
:.- All documented eagles nests as 01'2006
:.- All Florida black bears recorded through telemetry as of 2006
:.- Most documented wading bird rookeries as of 1999
:.- Most natural land cover, including existing wetlands, as of2003
:.- Most panthers recorded through telemetry as of 2008
We did note two documented scrub jay areas that were outside of the lmmokalee Urban
Area, but within the RLSA boundary. We used a 25-acre buffer around these points, as,
generally, scrub jay territories are between 22 and 25 acres in sizel2.
10 Swanson, et aJ. (2006). Use of least cost pathways to identity key highway segments for panther
conservation. Florida Fish and Wildlife Conservation Commission (FWC). TaIJahassee, Florida.
II US Fish and Wildlife Service (2008). Florida Panther Recovery Plan, Third Revision. November, 2008.
pg.30.
12 US Fish and Wildlife Service, April 2 I, 2008. Final Biological Opinion for UmbreIJa Habitat
Conservation Plan for the Threatened Florida Scrub-Jay. Pg. 6.
5
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Source data for GIS layers:
. Wildlife data, including scrub jay data, and panther zones datal3 complied by the
US Fish and Wildlife Service
. Updated protected lands data from Florida Fish and Wildlife Conservation
Commission, complied from Florida Natural Areas Inventory
. Rural Land Stewardship Areas, Immokalee Urban Area boundary, and
Stewardship Sending Areas, Future Land Use designation areas, and existing
roads data from Collier County
. Ave Maria boundary from Southwest Florida Regional Planning Council
. Conservancy proposed SR-29 and panther corridors prepared by Conservancy of
Southwest Florida
Acreage calculations:
. 32,710.95 acres of potential land is available for development within the RLSA
while avoiding impacts to proposed panther corridors, primary panther habitat and
the Big Cypress Area of Critical State Concern.
. North panther corridor contains 6,741.45 acres.
. South panther corridor contains 11,453.36 acres.
13 The Conservancy received its panther zone GIS layer from the Florida Fish and Wildlife Conservation
Commission in June, 2007. In the metadala associated with this GIS layer, the author is cited as US Fish
and Wildlife Service, with this accompanying text: "Panther habitat zones were developed by the US Fish
and Wildlife Service's panther subteam of Multi-Species/Ecosystem Recovery Implementation Team
(MERIT). Members of the MERIT panther recovery subteam identified lands essential to the long-term
survival of the Florida panther. The MERIT subteam defined the Primary Zone as "all lands essential for
the survival of the Florida panther in the wild," A Secondary Zone includes "lands contiguous with the
Primary Zone, and areas which panthers may currently use, and where expansion of the Florida panther
population is most likely to occur." Lastly, a Dispersal Zone was identified as an area needed for panthers
to disperse north of the Caloosahatchee River."
6
Page I of I
andrew mcelwaine
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From:
Sent:
To:
david shindle
Thursday, January 22, 20094:04 PM
andrew mcelwaine
Subject: Primary Zone part 2
Andrew-
Not that you need any additional info, but here's a direct quote from the Panther Recovery Plan that captures the
situation quite well:
"The Primary Zone supports the only breeding panther population. To prevent further loss of population
viability, habitat conservation efforts should focus on maintaining the total available area, quality, and
spatial extent of habitat within the Primary Zone. The continued loss of habitat functionality through
fragmentation and loss of spatial extent pose serious threats to the conservation and recovery of the
panther. Therefore, conserving lands within the Primary Zone and securing biological corridors are
necessary to help alleviate these threats."
Cheers!
David
David Shindle
Biologist
Environmental Science Division
Conservancy of Southwest Florida
1450 Merrihue Dr.
Naples, FL 34102
Office 239-325-2665
Fax 239-262-5872
david s@conservancy.or9
www.con.~ervancy.org
1/28/2009
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Hardwood hammocks and other forest cover types are important habitat for white-tailed deer and
other panther prey (Harlow and Jones 1965, Belden et al. 1988, Maehr I 990a, Maehr et al.
1991a, Maebr 1992, Comiskey et al. 1994, Dees et al. 7(01). Periodic understory brushfires
(Dees ct al. 200 I) as well as increased amounts of edge (Miller 1993) may enhance deer use of
hardwood hammocks, pine, and other forest cover types. Open marshes, dry-prairie/grasslands,
and other vegetation types can also support high deer densitics. However, the impOliance of
these habitat types to panthers is dependent upon the availability of stalking and ambush cover.
Travel and Dispersal Corridors--ln the absence of direct field observations 1 measurements,
Harrison (1992) suggested that landscape corridors for wide-ranging predators should be half the
width of an average home range size. Following Harrison's (1992) suggestion, corridor widths
for Florida panthers would range 6.1 - 10.9 mi (9.8 - 17.6 Ian) depending on whether the target
animal was an adult female or a transient male. Beier (1995) suggested that corridor widths for
transient male puma in California could be as small as 30% of the average home range size of an
adult. For Florida panthers, this would translate to a corridor width of 5.5 mi (8.8 km). Without
supporting empirical evidence, Noss (1992) suggests that regional corridors connecting larger
hubs of habitat should be at least 1.0 l11i (1.6 km) wide. Beier (1995) makes specific
recommendations for very narrow corridor widths based on short corridor lengths in a California
setting of wild lands complctely surrounded by urban areas; he recommended that corridors with
a length less than 0.5 mi (0.8 Ian) should be more than 378 It (100 m) wide, and corridors
extending 0.6 - 4 mi (I - 7 km) should be more than 1,312 It (400 m) wide. The Dispersal Zone
encompasses 44 mi2 (113 km2) with a mean width of 3.4 mi (5.4 km). Although it is not
30
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panther recovery. Similarly, fostering greater public understanding and support is necessary to
achieve panther recovery.
Maintain, restore, and expand the panther population and its habitat in sonth Florida
Before delisting can occur, sufficient habitat quality, quantity, and spatial configuration must be
maintained and protected in the long-teml to support multiple viable populations. Consequently,
habitat conservation will be necessary for recovery. Leading sources of panther m0l1ality
(vehicular collisions and intra-specifIc aggression), impediments to population expansion and
subsequent gene flow, and biological constraints on population growth and other life history
traits also are habitat-related. Therefore, those actions that maintain, restore, and expand panther
habitat generally are critical for conservation and recovery.
The Primary Zone supports the only breeding panther population. To prevent further loss of
population viability, habitat conservation efforts should focus on maintaining the total available
area, quality, and spatial extent of habitat within the Primary Zone. The continued loss ofhabitat
functionality through fragmentation and loss of spatial extent pose serious threats to the
conservation and recovery of the panther. Trherefore, conserving lands within the Primary Zone
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and securing biological corridors are necessary to help alleviate these threats.
The Secondary Zone consists of lands that have the potential to support an expanding panther
population. However, these lands contain lower quality habitat comprised of high intensity
agriculture, a patchwork ofresidential subdivisions, and golf course communities. Restoration
would need to occur to allow this area to contribute meaningfully to panther recovery. Because
89
,u._____
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GreenwoodThomas
From:
Sent:
To:
GreenwoodThomas
Monday, January 26, 2009 10:37 AM
'Bill McDaniel'; 'Brad Cornell'; 'Dave Wolfley'; 'David Farmer'; 'Fred N. Thomas, Jr.'; 'Gary
Eidson'; 'Jim Howard'; 'Neno Spagna'; 'Ron Hamel'; 'Tammie Nemecek'; 'Tom Jones'
'Anita Jenkins'; CohenRandall; Michael Deruntz; RoysLaura; WrightJeff
Phase II Report...minor corrections to numbering system
Cc:
Subject:
Dear Committee Members:
I have recently found several [mostly numbering] corrections which will need to be made prior to the report going
forward to the BCe. Tomorrow, I will advise all of the following:
Location
. Page 30...second to last line
. Page 45...under Goal..second to last line
. Page 45...6'h line under Obective
. Page 47...under Policy 1.6.1
. Page 63...under Policy 5.5
. Page 64..top of page
. Page 94....under goal
. Page 98.... top of page
. Page 159...under Policy 5.5
Thanks for making note of these corrections.
Sincerely.
Thomas Greenwood, AICP
Principal Planner
Collier County Comprehensive Planning Department
2800 North Horseshoe Drive
Naples, FI. 34104
Direct Phone: 239-252-2323
Fax: 239-213-2946
Emaii: thomasareenwood(a)callieraov.net
Carrection
underline the word "employs"
underline the word "employs"
delete the second "and".
renumber "4" to 1'1", liS" to "2", "(er to "(a)", ff(d)1I to U(b)",
and "(6)" to "(3)"
renumber subparagraph "(b)" to "(a)" and subparagraph
"5" to "1" and subparagraph "6" to "2J1
renumber "7" to "3" and "8" to "4"
underline the word "employs"
renumber 1'7" to "111, "811 to u2", U(e)" to "(a)", "(f)" to "(bY',
and "(9)" to "(3)"
renumber subparagraph "(2.c.)" to "2.a.
1
SECTION 2
ALL COMMITTEE-RECOMMl!:NDED REVISIONS
TO IMPROVE THE RURAL LANDS STEWARDSHIP AREA OVERLAY
Preface
Section 2 of this Report includes the full RLSA Overlay Program as evaluated. The Review Committee
determined that most of the policies in the RLSA Overlay did not require an amendment so often took action to
"leave policy unchanged." Those policies that were amended, including those set forth in Section I, and those
with minor language corrections, are shown below with strike through and underlines.
In addition to all RLSA text, the following are attached with recommend amendments.
~ Stewardship Overlay Map
~ Attachinent A - Stewardship Credit Worksheet
~ Attachinent B ~ Land Use Layers Matrix
~ Attachinent C ~ Stewardship Receiving Area Characteristics Table
The RLSA Overlav Recommended Amendments
Goal (recommended amendment)
Collier County seeks to address the long-term needs of residents and property owners within the
Immokalee Area Study boundary of the Collier County Rural and Agricultural Area Assessment.
Collier County's goal is to prated retain land for agricultural activities, to preveRt the premllture
eOR-FenioR of IIgrieultural IIlRd to ROR IIgrieultuFllI 1I~es, to direct incompatible uses away from
wetlands and upland habitat, to protect and restore habitat connectivity, to enable the conversion
of rural land to other uses in appropriate locations, to discourage urban sprawl, and to encourage
development that utilizes employs creative land use planning techniques and through the use of
established incentives.
Objective (recommended amendment)
To meet the Goal described above, Collier County's objective is to create an incentive based land use overlay
system, herein referred to as the Collier County Rural Lands Stewardship Area Overlay, based on the principles of
rural land stewardship as defined in Chapter 163.3177(11), F.S. The Policies that will implement this Goal and
Objective are set forth below in groups relating to each aspect of the Goal. Group I policies describe the structure
and organization of the Collier County Rural Lands Stewardship Area Overlay. Group 2 policies relate to
agriculture. Group 3 policies relate to natural resource protection, llflti, and. Group 4 policies relate to
conversion of land to other uses and economic diversification. Group 5 are regulatory policies that ensure that
land that is not voluntarily included in the Overlay by its owners shall nonetheless meet the minimum
requirements of the Final Order pertaining to natural resource protection.
Group 1 - General purpose and structure of the Collier County Rural Lands Stewardship Area Overlay
Policy 1.1
To promote a dynamic balance of land uses in the Collier County Rural Lands Stewardship Area (RLSA) that
collectively contribute~ to a viable agricultural industry, protect~ natural resources, and enhance~ economic
prosperity and diversification, Collier County hereby establishes the Rural Lands Stewardship Area Overlay
(Overlay). The Overlay was created through a collaborative community:based planning process involving county
residents, area property owners, and representatives of community and governmental organizations under the
direction of a citizen oversight committee.
45lPage
Policy 1.2
The Overlay protects natural resources and retains viable agriculture by promoting compact rural mixed-use
development as an alternative to low-density single use development, and provides a system of compensation to
private property owners for the elimination of certain land uses in order to protect natural resources and viable
agriculture in exchange for transferable credits that can be used to entitle such compact development. The
strategies herein are based in part on the principles of Florida's Rural Lands Stewardship Act, Chapter
163.3177(11) F.S. The Overlay includes innovative and incentive based tools, techniques and strategies that are
not dependent on a regulatory approach, but will complement existing local, regional, state and federal regulatory
programs.
Policy 1.3
This Overlay to the Future Land Use Map is depicted on the Stewardship Overlay Map (Overlay Map) and
applies to rural designated lands located within the ln1mokalee Area Study boundary of the Collier County Rural
and Agricultural Area Assessment referred to in the State of Florida Administration Commission Final Order No.
AC-99-002. The RLSA generally includes rural lands in northeast Collier County lying north and east of Golden
Gate Estates, north of the Florida Panther National Wildlife Refuge and Big Cypress National Preserve, south of
the Lee County Line, and south and west of the Hendry County Line, and includes a total of approximately
195,846 acres, of which approximately 182,334 acres is privately owned. The Overlay Map is an adopted overlay
to the Future Land Use Map (FLUM).
Policy 1.4
Except as provided in Group 5 Policies, there shall be no change to the underlying density and intensity of
permitted uses of land within the RLSA, as set forth in the Baseline Standards, as defined in Policy 1.5, unless
and until a property owner elects to utilize the provisions of the Stewardship Credit System. It is the intent of the
Overlay that a property owner will be compensated for the voluntary stewardship and protection of important
agricultural and natural resources. Compensation to the property owner shall occur through one of the following
mechanisms: creation and transfer of Stewardship Credits, acquisition of conservation easements, acquisition of
less than fee interest in the land, or through other acquisition of land or interest in land through a willing seller
program.
Policy 1.S (recommended amendment)
As referred to in these Overlay policies, Baseline Standards are the permitted uses, density, intensity and other
land development regulations assigned to land in the RLSA by the GMP Growth Manal!ement Plan (GMP1,
Collier County Land Development Regulations and Collier County Zoning Regulations in effect prior to the
adoption of Interim Amendments and Interim Development Provisions referenced in Final Order AC-99-002. The
Baseline Standards will remain in effect for all land not subject to the transfer or receipt of Stewardship Credits,
except as provided for in Group 5 Policies. No part of the Stewardship Credit System shall be imposed upon a
property owner without that owners owner's consent.
Policy 1.6 (recommended amendment)
Stewardship Credits (Credits) are created from any lands within the RLSA that are to be kept in permanent
agriculture, open space or conservation uses. These lands will be identified as Stewardship Sending Areas or
SSAs. All privately owned lands within the RLSA are a candidate for designation as a SSA. Land becomes
designated as a SSA upon petition by the property owner seeking such designation and the adoption of a
resolution by the Collier County Board of County Commissioners (BCC), which acknowledges the property
owner's request for such designation and assigns Stewardship Credits or other compensation to the owner for
such designation. Collier County will update the Overlay Map to delineate the boundaries of each approved SSA.
Designation as an SSA shall be administrative and shall not require an amendment to the Growth Management
Plan, but shall be retroactively incorporated into the adopted Overlay Map during the EAR based amendment
process when it periodically occurs. A Stewardship Sendinl! Area Credit Agreement shall be developed that
identifies thosc allowable residential densities and other land uses which remain. Once land is designated as a
46lpage
SSA and Credits or other compensation is granted to the owner, no increase in density or additional uses
unspecified in the Stewardship Sending Area Credit Agreement shall be allowed on such property unless the SSA
is terminated as provided elsewhere herein.
Policv 1.6.1 (recommended new policy)
Notwithstanding anv provision herein to the contrarv. upon initial approval of a Stewardship Sending Area ("SSA").
the Stewardship Easement shall be established for a term of five vears ("Conditional Period") and shall be deemed a
Conditional Stewardship Easement. The Conditional Period mav be extended for one additional vear at the option of
the owner bv providing written notice to the Countv prior to the expiration of the initial five vear period. All conditions
and restrictions of the Stewardship Easement related to maintaining the existing propertv conditions. including all
management obligations of the owner of the SSA lands, shall be in full force throughout the Conditional Period. If at
anv time during the Conditional Period anv of the following events occur, then the Conditional Stewardship Easement
shall become a Permanent Stewardship Easement which shall be final. pernetual and non-revocable in accordance with
the terms set forth therein:
4. Stewardship Credits from the SSA have been assigned to entitle an approved Stewardship Receiving Area
("SRA"). and the SRA has received all necessary final and non-appealable development orders. permits. or other
discretionary aoorovals necessary to commence construction. includin~ subdivision olat and site develooment plan
approval. but not building permits. If Stewardship Credits from the SSA have been assigned to more than one
SRA, then the receipt of all necessary govemmental final and non-appealable development orders. permits. or other
discretionarv approvals necessarv to commence construction of anv SRA shall automaticallv cause the Conditional
Stewardship Easement to become a Permanent Stewardship Easement;
5. The owner of the SSA lands has sold or transferred anv Stewardship Credits to another person or entitv. includinl! a
Stewardship Credit Trust as described in Policv 1.20, the closing has occurred. and the owner has received the
consideration due from such sale or transfer, but not expresslv excluding:
(c) a sale or transfer of the Stewardship Credits ancillary to the sale or transfer of the underlving fee title to the
land. or
(d) instances where a landowner establishes an SSA for a specific SRA. whether the SRA is owned or developed
bv a separate or related entitv, and the Stewardship Credits are transferred as reQuired bv the Growth
Management Plan or Land Development Code for SRA approval: or
6. The owner of the SSA lands has received in exchange for the creation of the Stewardship Easement Agreement
other compensation from local. state. federal or private revenues (collectivelv, the "Events").
The LDC shall specifY how. assuming a Notice of Termination (as hereafter described) has not been recorded. the
Conditional Stewardship Easement shall automaticallv convert to a Permanent Stewardship Easement uPon the
earliest to occur of (a) anv of the foregoing Events during the Conditional Period, or (b) 180 davs after the last dav
of the Conditional Period, as and to the extent extended hereunder. In the event that none of the foregoing events
has occurred during the Conditional Period, then the owner of the SSA lands mav within 180 davs after the last dav
of the Conditional Period terminate the Conditional Stewardship Easement bv recording a Notice of Termination.
In addition. if a challenge and/or appeal of a necessaTV development order, permit or other discretionarv approval is
filed. the owner of the SSA lands mav elect to extend the Conditional Period until the challenge or appeal is finallv
resolved. If the challenge or appeal is not resolved such that the construction mav commence under terms
acceotable to the owner of the SSA lands. the owner of the SSA lands mav within 180 davs of the [mal disposition
of the challenge or appeal record a Notice of Termination. Upon the recording of such Notice of Termination. the
Stewardship Easement Agreement and corresponding Stewardship Sending Area Credit Agreement shall expire
and terminate, the Stewardship Credits generated bv the SSA shall cease to exist. the rights and obligations set
forth in the Stewardship Easement shall no longer constitute an encumbrance on the propertv. and the SSA
Memorandum shall be revised accordinglv. The owner of the SSA lands shall provide a copv of the Notice of
Termination to the Countv.
47 I P age
In the event that the Stewardship Credits from an SSA have been used to obtain one or more SRA approvals. but
none of the forel!oing events has occurred during the Conditional Period, then the Notice of Tennination shall also
provide for tennination of anv SRAs that have been assil!ned credits from the SSA. unless the SRA owner has
obtained sufficient Stewardship Credits from another source and such Stewardship Credits have been applied to the
SRA. In the event that a Notice of Tennination does tenninate an SRA. the owner of the SRA lands shall ioin in
the Notice of Tennination.
In the event that a Conditional Stewardship Easement is tenninated. all benefits. rights. privileges. restrictions and
obligations associated with the SSA shaU be null and void. and the land shall revert to its underlving zoninl!
classification. free and clear of anv encumbrance from the Conditional Stewardship Easement and SSA Credit
Agreement. If requested bv the owner of the SSA lands. CoUier Countv and the other l!rantees under the
Stewardship Easement Agreement shaU provide a written release and tennination of easement and credit
agreements for recordinl! in the public records within 15 davs of request from the owner of the SSA lands. CoUier
Countv shaU update the overlav map to reflect the tennination of anv SSA or SRA.
This policv shaU be implemented in the LDC within 12 months after adoption hereof.
Policy 1.7 (recommended amendment)
The range of Stewardship Credit Values is hereby established using the specific methodology set forth on the
Stewardship Credit Worksheet (Worksheet), incorporated,herein as Attachment A. This methodology and related
procedures for SSA designation wiU also be adopted as part of the Stewardship Overlay District in the Collier
County Land Development Code (LDC). Such procedures shaU include but 00 not be limited to the foUowing: (1)
All Credit transfers shall be recorded with the CoUier County Clerk of Courts; (2) a covenant or perpetual
restrictive easement shaU also be recorded for each SSA, shaU run with the land and shall be in favor of Collier
County and the Florida Fish and Wildlife Conservation Commission, Departmefll sf EIPiirslilllofltal Preteetien,
Department of /\grieultHfe aRa CSRS\lffier Serviees, SBHtB Fleriaa Water Managemefll Diatrict, Br a reesgruzea
statewiae lafla trust; and (3) for each SSA, the Stewardship Sending Area Credit Agreement wiU identifY the
specific land management measures that wiU be undertaken and the party responsible for such measures.
Policy 1.8
The natural resource value of land within the RLSA is measured by the Stewardship Natural Resource Index
(Index) set forth on the Worksheet. The Index established the relative natural resource value by objectively
measuring six different characteristics of land and assigning an index factor based on each characteristic. The
sum of these six factors is the index value for the land. Both the characteristics used and the factors assigned
thereto were established after review and analysis of detailed information about the natural resource attributes of
land within the RLSA so that development could be directed away from important natural resources. The six
characteristics measured are: Stewardship Overlay Designation, Sending Area Proximity, Listed Species Habitat,
Soils/Surface Water, Restoration Potential, and Land Use/Land Cover.
Policy 1.9
A Natural Resource Index Map Series (Index Map Series) indicates the Natural Resource Stewardship Index
value for aU land within the RLSA. Credits from any lands designated as SSAs, will be based upon the Natural
Resource Index values in effect at the time of designation. Any change in the Characteristics of land due to
alteration of the land prior to the establishinent of a SSA that either increases or decreases any Index Factor wiU
result in an adjustment ofthe factor values and a corresponding adjustment in the credit value. The Index and the
Index Map Series are adopted as a part of the RLSA Overlay.
Policy 1.1 0
In SSAs, the greater the number of uses eliminated from the property, and the higher the natural resource value of
the land, the higher the priority for protection, the greater the level of Credits that are generated from such lands,
and therefore the greater the incentive to participate in the Stewardship Credit System and protect the natural
resources of the land.
481Page
Policy 1.11
The Land Use Matrix, Attachment B, lists uses and activities allowed under the A, Rural Agricultural Zoning
District within the Overlay. These uses are grouped together in one of eight separate layers in the Matrix. Each
layer is discrete and shall be removed sequentially and cumulatively in the order presented in the Matrix, starting
with the residential layer (layer one) and ending with the conservation layer (layer eight). If a layer is removed, all
uses and activities in that layer are eliminated and are no longer available. Each layer is assigned a percentage of a
base credit in the Worksheet. The assigned percentage for each layer to be removed is added together and then
multiplied by the Index value on a per acre basis to arrive at a total Stewardship Credit Value of the land being
designated as a SSA.
Policy 1.12
Credits can be transferred only to lands within the RLSA that meet the defined suitability_criteria and standards
set forth in Group 4 Policies. Such lands shall be known as Stewardship Receiving Areas or SRAs.
Policy 1.13
The procedures for the establishinent and transfer of Credits and SRA designation are set forth herein and will
also be adopted as a part of a Stewardship District in the LDC (District). LDRs creating the District will be
adopted within one (I) year from the effective date of this Plan amendment.
Policy 1.14 (recommended amendment)
Stewardship Credits will be exchanged for additional residential or non-residential entitlements in a SRA on a per
acre basis, as described in Policy ~ 4.19. Stewardship density and intensity will thereafter differ from the
Baseline Standards. The assignment or use of Stewardship Credits shall not require a GMP Amendment.
Policy 1.15
Land becomes designated as an SRA upon the adoption of a resolution by the Collier County Board of County
Commissioners (BCC) approving the petition by the property owner seeking such designation. Any change in the
residential density or non-residential intensity of land use on a parcel of land located within a SRA shall be
specified in the resolution reflecting the total number of transferable Credits assigned to the parcel of land.
Density and intensity within the RLSA or within an SRA shall not be increased beyond the Baseline Standards
except through the provisions of the Stewardship Credit System, the Affordable-workforce Housing Density
Bonus as referenced in the Density Rating System of the FLUE, and the density and intensity blending provision
of the Immokalee Area Master Plan.
Policy 1.16
Stewardship Receiving Areas will accommodate uses that utilize creative land use planning techniques and
Credits shall be used to facilitate the implementation of innovative and flexible development strategies described
in Chapter 163.3177 (11), F.S. and 9J-5.006(5)(l).
Policy 1.17
Stewardship Credits may be transferred between different parcels or within a single parcel, subject to compliance
with all applicable provisions of these policies. Residential clustering shall only occur within the RLSA through
the use of the Stewardship Credit System, and other forms of residential clustering shall not be permitted.
Policy 1.18
A blend of Local, State, Federal and private revenues, such as but not limited to Florida Forever, Federal and
State conservation and stewardship programs, foundation grants, private conservation organizations, local option
taxes, general county revenues, and other monies can augment the Stewardship program through the acquisition
of conservation easements, Credits, or land that is identified as the highest priority for natural resource protection,
including, but is not limited to, areas identified on the Overlay Map as Flow way Stewardship Areas (FSAs),
Habitat Stewardship Areas (HSAs), Water Retention Areas (WRAs) and land within the Big Cypress Area of
Critical State Concern (ACSC).
49lPage
Policy 1.19
All local land or easement acquisition programs that are intended to work within the RLSA Overlay shall be
based upon a willing participant/seller approach. It is not the intent of Collier County to use eminent domain
acquisition within this system.
Policy 1.20
The County may elect to acquire Credits through a publicly funded program, using sources identified in Policy
1.18. Should the County pursue this option, it shall establish a Stewardship Credit Trust to receive and hold
Credits until such time as they are sold, transferred or otherwise used to implement uses within Stewardship
Receiving Areas.
Policy 1.21(recommended amendment)
The incentive based Stewardship Credit system relies on the projected demand for Credits As as the primary basis
for permanent protection of agricultural lands, flowways, habitats and water retention areas. The County
recognizes that there may be a lack of significant demand for Credits in the early years of implementation, and
also recognizes that a public benefit would be realized by the early designation of SSAs. To address this issue
and to promote the protection of natural resources, the implementation of the Overlay will include an early entry
bonus to encourage the voluntary establishinent of SSAs within the RLSA. The bonus shall be in the form of an
additional one Stewardship Credit per acre ofland designated as a HSA located outside of the ACSC and one-half
Stewardship Credit per acre of land designated as HSA located inside the ACSC. The early entry bonus shall be
available for five years from the effective date of the adoption ofthe Stewardship Credit System in the LDC. The
early designation of SSAs, and resulting protection of flowways, habitats, and Water retention areas does not
require the establishinent of SRAs or otherwise require the early use of Credits, and Credits generated under the
early entry bonus may be used after the termination of the bonus period. The maximum number of Credits that
can be generated under the bonus is 27,000 Credits, and such Credits shall not be transferred into or used within
the ACSC.
Policy 1.22 (recommended amendment)
The RLSA Overlay was designed to be a long-term strategic plan with a planning horizon Year of 2025. Many of
the tools, techniques and strategies of the Overlay are new, Innovative, incentive based, and have yet to be tested
in actual implementation. A comprehensive review of the Overlay shall be prepared for and reviewed by Collier
County and the Department of Community Affairs 1Ijlsn the fi-..c year an:1i-..ermH)' sf the aasf'tisn sf the
StewarEishif' Distriet in the LDC. as part of the Evaluation and Appraisal Report process. The purpose of the
review shall be to assess the participation in and effectiveness of the Overlay implementation in meeting the Goal,
Objective and Policies set forth herein. The specific measures of review shall be as follows:
1. The amount and location of land designated as FSAs, HSAs, WRAs and other SSAs.
2. 'The amount and location of land designated as SRAs.
3. The number of Stewardship Credits generated, assigned or held for future use.
4. A comparison of the amount, location and type of Agriculture that existed at the time of a Study and
time of review.
5. The amount, location and type of land converted to non-agricultural use with and without participation
in the Stewardship Credit System since its adoption.
6. The extent and use of funding provided by Collier County and other sources Local, State, Federal and
private revenues described in Policy 1.18.
7. The amount, location and type of restoration through participation in the Stewardship Credit System
since its adoption.
8. The potential for use of Credits in urban areas.
Group 2 - Policies to proted agrieultlintllaBd~ from premature eaByersiaB ta ather uses ftBd retain land
for al!ricuItural activities throul!h the use of established incentives in order to continue the viability of
agricultural production through the Collier County Rural Lands Stewardship Area Overlay.
(Recommended amendment)
Policy 2.1 (recommended amendment)
50lPage
Agricultur!!llandowners will be provided with lands will Be pmteeted [mm premal1ue eenvemion te other lises
BY ereating incentives that encourage the voluntary elimination of the property owner's right to convert
agriculture land to non-agricultural uses in exchange for compensation as described in Policies 1.4 and 2.2 and by
the establishinent of SRAs. as the fOfffi of oompaet lUfill developmeal in the RLSf. Overlay. f,nalysis ha" shown
that SRi\." will allow the prejoeted population ef the RLS.'\ in the Horizon year ef 2025 te Be aeoommodated on
llJlpro"iRlalel)' 10%. of the aoreage ether';;ise re~uired if saeh eempaet rural development were net alloy;ed due te
the fleJliBilit)' afforded te slioh de'/elopmefll. The eemainatiofl of DtewardGmp ineefllives llfld land eflioient
eempaet rural de'lelopmefll will minimize two ef the primary _rket faetom that eau"e prematlire eeflversiofl ef
agriealtlire.
Policy 2.2 (recommended amendment)
Agriculture lands protected through the use of Stewardship Credits shall be designated as Stewardship Sending
Areas (SSAs) as described in Policy 1.6. The protection measures for SSAs are set forth in Policies 1.6, 1.7, 1.10,
and 1.17. In addition to protecting agriculture activities in SSAs within FSA. HSA. and WRA, as further
described in Policies 3.1, 3.2 and 3.3, additional incentives are desired to retain agriculture within Open Lands as
an alternative to conversion of such lands using Baseline Standards as described in Policv 1.5. Open Lands are
those lands not designated SSA. SRA. WRA, HSA. FSA. or public lands on the Rural Lands Stewardship Area
Overlav Map. Open Lands are those lands described in Policv 4.2. Therefore, in lieu of using the Natural
Resource Index on land designated Open, these lands shall be assigned two (2.0) Stewardship Credits per acre
outside of the Area of Critical State Concern (ACSA), and two and sixth tenths (2.6) Credits per acre within the
ACSC. All non-agriculture uses shall be removed and the remaining uses are limited to agriculture Land Use
Levels 5, 6 and 7 on the Land Use Matrix. Each laver is discreet and shall be removed sequentiallv and
cumulativelv in the order presented in the Matrix. If a laver is removed, all uses and activities in that laver are
eliminated and no longer available. Following approval of an Agricultural SSA. Collier Countv shall update the
RLSA Zoning Overlav District Map to delineate the boundaries ofthe Agricultural SSA.
Policy 2.3 (recommended deletion)
Wilmn ,me (1) )'ear from the effeetive date ef these amendments, Cellier COUal)' will e"taBli"h an
,'\grieHltare f.dvisor)' Couneil eomprisod of not less than five Ror mere thaR nine llJlpointed representatives of the
agrieulmre iRdustry, to advise the BCC on matters relatiRg to Agrieliltare. The f,grielilture Advisery Couneil
(,,,,-"'\C) will werk to identify opportliRitie" and prepare strategies to ea'1lmee llfld promete the eentinliaRee,
e"paRsiofl and divemifieation of agrioalture in Collier COHall'. The .^~^,C '(;ill alse identify Barriers to the
eontinuanee, eJlpansion aRd divemifieation of the agrielilmral indl.'lGlr/ and will prepare reeemmendatiens to
eliminate or minimize slieh Barriers in Collier Coant)'. The .",-"'\C 'hill alse as"e"s whether eJleeptiens from
standards fer Business li"eS related to agrieliltlire ohould Be allowed ander an administrative pemlit proees" and
_lee reeelflffitJRdations to the BCC.
Folie)' 2.1 (recommended deletion)
The BCC ';;ill eon"ider the reeommendations of the .^~^,C and faeilitate the implementation of slfategies IIfld
reeemmBfldatieno identified BY the f,CC that are detemllned te Be appropriate. The BCC ma)' adopt emeRdments
to the LDC that impl8ffiBflt pelieies that GUJlpert agrieulture activities.
Policy 2.5 ,1 (recommended amendment)
Agriculture is an important aspect of Collier County's quality of life and economic well-being.-Agricultural
activities shall be protected from duplicative regulation as provided by the Florida Right-to-Farm Act.
Policy 2.(;.. ~ (recommended amendment)
Notwithstanding the special provisions of Policies 3.9 and 3.10, nothing herein or in the implementing LDRs,
shall restrict lawful agricultural activities on lands within the RLSA that have not been placed into the
Stewardship program.
51 I P age
Group 3 - Policies to protect water quality and quantity and maintain the natural water regime, as well as
listed animal and plant species and their habitats by directing incompatible uses away from wetlands and
upland habitat through the establishment of Flow way Stewardship Areas, Habitat Stewardship Areas, and
Water Retention Areas, where lands are voluntarily included in the Rural Lands Stewardship Area
program.
Policy 3.1
Protection of water quality and quantity, and the maintenance of the natural water regime shall occur through the
establishinent of Flowway Stewardship Areas (FSAs), as SSAs within the RLSA Overlay. FSAs are delineated
on the Overlay Map and contain approximately 31,1 00 acres. FSAs are primarily privately owned wetlands that
are located within the Camp Keais Strand and Okaloacoochee Slough. These lands form the primary wetland
flowway systems in the RLSA. The Overlay provides an incentive to permanently protect FSAs by the creation
and transfer of Credits, elimination of incompatible uses, and establishinent of protection measures described in
Group 1 Policies. Not all lands within the delineated FSAs are comparable in terms of their natural resource
value; therefore the index shall be used to differentiate higher value from lower value lands for the purpose of
Overlay implementation. Analysis of the Index Map Series shows that FSA lands score within a range of 0.7 to
2.4; approximately 96% score greater than 1.2 while 4% score ].2 or less. The average Index score of FSA land is
1.8.
Policy 3.2 (recommended amendment)
Listed animal and plant species and their habitats shall be protected through the establishinent of Habitat
Stewardship Areas (HSAs), as SSAs within the RLSA Overlay. HSAs are delineated on the Overlay Map and
contain approximately ~ 45.782 acres. HSAs are privately owned agricultural areas, which include both
areas with natural characteristics that make them suitable habitat for listed species and areas without these
characteristics. These latter areas are included because they are located contiguous to habitat to help form a
continuum of landscape that can augment habitat values. The Overlay provides an incentive to permanently
protect HSAs by the creation and transfer of Credits, resulting in the elimination of incompatible uses and the
establishinent of protection measures described in Group I Policies. Not all lands within the delineated HSAs are
comparable in terms of their habitat value; therefore the index shall be used to differentiate higher value from
lower value lands for the purpose of Overlay implementation. Analysis of the Index Map Series shows that HSA
lands score within a range of 0.6 to 2.2. There are approximately 13,&00 15,156 acres of cleared agricultural
fields located in HSAs. The average Index score of HM HSA designated lands is 1.3, however, the average index
score of the naturally vegetated areas within HSAs is 1.5.
Policy 3.3
Further protection for surface water quality and quantity shall be through the establishinent of Water Retention
Areas (WRAs), as SSAs within the RLSA Overlay. WRAs are delineated on the Overlay Map and contain
approximately 18,200 acres. WRAs are privately owned lands that have been permitted by the South Florida
Water Management District to function as agricultural water retention areas. In many instances, these WRAs
consist of native wetland or upland vegetation; in other cases they are excavated water bodies or may contain
exotic vegetation. The Overlay provides an incentive to permanently protect WRAs by the creation and transfer
of Credits, elimination of incompatible uses, and establishinent of protection measures described in Group I
Policies. Not all lands within the delineated WRAs are comparable in terms of their natural resource value;
therefore the index shall be used to differentiate higher value from lower value lands for the purpose of Overlay
implementation. Analysis of the Index Map Series shows thaI WRA lands score within a range of 0.6 to 2.4;
approximately 74% score greater than 1.2 while 26% score 1.2 or less. The average Index score ofWRA land is
1.5.
Policy 3.4
Public and private conservation areas exist in the RLSA and serve to protect natural resources. Corkscrew Marsh
and Okaloacoochee Slough State Forest include approximately 13,500 acres. Analysis shows that they score
within an Index range of 0.0 to 2.2; with an average Index score of 1.5. Because these existing public areas, and
52 I P age
any private conservation areas, are already protected, they are not delineated as SSAs and are not eligible to
generate Credits, but do serve an important role in meeting the Goal of the RLSA.
Policy 3.5
Residential uses, General Conditional uses, Earth Mining and Processing Uses, and Recreational Uses (layers 1-4)
as listed in the Matrix shall be eliminated in FSAs in exchange for compensation to the property owner as
described in Policy 3.8. Conditional use essential services and governmental essential services, other than those
necessary to serve permitted uses or for public safety, shall only be allowed in FSAs with a Natural Resource
Stewardship Index value of 1.2 or less. Where practicable, directional-drilling techniques and/or previously
cleared or disturbed areas shall be utilized for oil and gas extraction in FSAs in order to minimize impacts to
native habitats. Other layers may also be eliminated at the election of the property owner in exchange for
compensation. The elimination of the Earth Mining layer shall not preclude the excavation of lakes or other water
bodies if such use is an integral part of a restoration or mitigation program within a FSA.
Policy 3.6
Residential Land Uses listed in the Matrix shall be eliminated in Habitat Stewardship Sending Areas in exchange
for compensation to the property owner as described in Policy 3.8. Other layers may also be eliminated at the
election ofthe property owner in exchange for compensation.
Policy 3.7 (recommended amendment)
General Conditional Uses, Earth Mining and Processing Uses, and Recreational Uses shall be allowed only on
HSA lands with a Natural Resource Stewardship Index value of 1.2 or less. Conditional use essential services and
governmental essential services, other than those necessary to serve permitted uses or for public safety, shall only
be allowed in HSAs with a Natural Resource Stewardship Index value of 1.2 or less. Asphaltic and concrete batch
making plants are prohibited in all HSAs. Where practicable, directional-drilling techniques and/or previously
cleared or disturbed areas shall be utilized for oil and gas Extraction in HSAs in order to minimize impacts to
native habitats. In addition to the requirements imposed in the LDC for approval of a Conditional Use, such uses
will only be approved upon submittal of an H& Environmental Impact Statement mIS) which demonstrates that
clearing of native vegetation has been minimized, the use will not significantly and adversely impact listed
species and their habitats and the use will not significantly and adversely impact aquifers. As an alternative to the
foregoing, the applicant may demonstrate that such use is an integral part of an approved restoration or mitigation
program. Golf Course design, construction, and operation in any HSA shall comply with the best management
practices of Audubon International's Gold Program and the Florida Department of Environmental Protection.
Compliance with the following standards shall be considered by Collier County as meeting the requirement for
minimization of impact:
. Clearing of native vegetation shall not exceed 15% of the native vegetation on the parcel.
. Areas previously cleared shall be used preferentially to native vegetated areas.
. Buffering to Conservation Land shall comply with Policy 4.13.
Policy 3.8
Compensation to the property owner may occur through one or more of the following mechanisms: creation and
transfer of Stewardship Credits, acquisition of conservation easements, acquisition of less than fee interest in the
land, or through other acquisition of land or interest in land through a willing seller program.
Policy 3.9 (recommended amendment)
I. Agriculture will continue to be a permitted use and its supporting activities will continue to be permitted
as conditional uses within FSAs and HSAs, pursuant to the Agriculture Group classifications described in
the Matrix. The Ag 1 group includes row crops, citrus, specialty farms, horticulture, plant nurseries,
improved pastures for grazing and ranching, aquaculture [limited to Open Land designation onlvl and
similar activities, including related agricultural support uses. In existing Ag 1 areas within FSAs and
HSAs, all such activities are permitted to continue, and may convert from one type of Agriculture to
another and expand to the limits allowed by applicable permits. Once the Stewardship Credit System is
utilized and an owner receives compensation as previously described, no further expansion of Ag I will
53 I P age
be allowed in FSAs and HSAs beyond existing or permitted limits within property subject to a credit
transfer, except for incidental clearing as set forth in Paragraph 2 below.
2. In order to encourage viable Ag 1 activities, and to accommodate the ability to convert from one Ag I use
to another, incidental clearing is allowed to join existing Ag I areas, square up existing farm fields, or
provide access to or from other Ag I areas, provided that the Ag J Land Use Layer has been retained on
the areas to be incidentally cleared, and the Natural Resource Index Value score has been adjusted to
reflect the proposed change in land cover. Incidental clearing is defined as clearing that meets the above
criteria and is limited to I % of the area of the SSA. In the event said incidental clearing impacts lands
having a Natural Resource Index Value in excess of 1.2, appropriate mitigation shall be provided.
Policy 3.10
Ag 2 includes unimproved pastures for grazing and ranching, forestry and similar activities, including related
agricultural support uses. In existing Ag 2 areas within FSAs and HSAs, such activities are permitted to continue,
and may convert from one type of Agriculture to another and expand to the limits allowed by applicable permits.
Once the Stewardship Credit System is utilized and an owner receives compensation as previously described, no
further expansion of Ag 2 or conversion of Ag 2 to Ag 1 will be allowed in FSAs or HSAs beyond existing or
permitted limits within property subj ect to a credit transfer.
Policy 3.11 (recommended amendment)
L In certain locations there may be the opportunity for flow-way or habitat restoration. Examples include, but are
not limited to, locations where flow-ways have been constricted or otherwise impeded by past activities, or where
additional land is needed to enhance wildlife corridors. Priority shull Be giveR to restof!l!ioR withiR the Camp
Keais StfilRe FS/. or eORtiguolis HS.^.s. Should a property owner be willing to dedicate land for restoration
activities within a FSA or HSA tfie Camp Keais StfilRe FS/. or eoRtiguelis HS/.s, four two additional
Stewardship Credits shall be assigned for each acre of land so dedicated. .^.n aeeitioRal t'IIO Stcw8fe"hil' crceits
shall Be assigHce for cach acre ofl8fle eeeicatee far Fe"tofiltioR acti'/itie" withiR ather FSA5 aRe ns.^.s. The actual
implementation of restoration improvemcnts is not required for the owner to receive such credits and the costs of
restoration shall be borne by the governmental agency or private entity undertaking the restoration. Should an
owner also complete restoration improvements, this shall be rewarded with .fam additional Credits for each acre
of restored land upon demonstralion that the restoration met applicable success criteria as determined by the
permit agency authorizing said restoration. The additional Credits shall be rewarded for either caracara restoration
at 2 Credits per acre, or for exotic control/burning at 4 Credits per acres, or for flow wav restoration at 4 Credits
per acre, or for native habitat restoration at 6 Credits per acre. Within the area proposed for restoration, Land Use
Lavers 1-6 must be removed. The specific process for assignment of additional restoration Credits shall be
included in the Stewardship District of the LDC.
2. in certain locations, as generallv illustrated in the RLSA Overlav Map, there mav be opportunities to create,
restore, and enhance a northern panther corridor connection and a southern panther corridor connection. Should a
propertv owner be willing to dedicate land for the pumose of establishing and maintaining the northern or
southern panther corridor. 2 additional Stewardship Credits shall be assigned for each acre of land so dedicated.
Should an owner also effectivelv complete the corridor restoration. this shall be rewarded with 8 additional
Credits per acre.
3. In order to address a sil!l1ificant loss in Southwest Florida of seasonal. shallow wetland wading bird foraging
habitat, restoration of these unique habitats will be incentivized in the RLSAO. Dedication of anv area inside an
FSA. HSA. or WRA for such seasonal wetland restoration shall be rewarded with 2 additional Credits per acre.
Should the landowner successfullv complete the restoration, and additional 6 Credits per acre shall be awarded.
Onlv one type of restoration shall be rewarded with these Credits for each acre designated for restoration.
This policy does not preclude other forms of compensation for restoration which may be addressed through
public-private partnership agreement such as a developer contribution agreement or stewardship agreement
between the parties involved. Also not precluded are various private and publiclv funded restoration programs
54lpage
such as the federal Farm Bill conservation programs. The specific process for assignment of additional restoration
credits shall be included in the Stewardship District ofthe LDC.
Policy 3.12
Based on the data and analysis of the Study, FSAs, HSAs, WRAs, and existing public/private conservation land
include the land appropriate and necessary to accomplish the Goal pertaining to natural resource protection. To
further direct other uses away from and to provide additional incentive for the protection, enhancement and
restoration of the Okaloacoochee Slough and Camp Keais Strand, all land within 500 feet of the delineated FSAs
that comprise the Slough or Strand that is not otherwise included in a HSA or WRA shall receive the same natural
index score (0.6) that a HSA receives if such property is designated as a SSA and retains only agricultural,
recreational and/or conservation layers within the matrix.
Policy 3.13 (recommended amendment)
Water Retention Areas (WRAs) as generally depicted on the Overlay Map have been permitted for this purpose
and will continue to function for surface water retention, detention, treatment and/or conveyance, in accordance
with the South Florida Water Management District (SFWMD) permits applicable to each WRA. WRAs can also
be permitted to provide such functions for new uses of land allowed within the Overlay. WRAs may be
incorporated into a SRA master plan to provide water management functions for properties within such SRA, but
are not required to be designated as a SRA in such instances. However, if the WRA provides water treatment and
retention exclusivelv for a SRA, the acreage of the WRA shall be included in the SRA. WRA boundaries are
understood to be approximate and arc subject to refinement in accordance with SFWMD permitting.
Policy 3.14
During permitting to serve new uses, additions and modifications to WRAs may be required or desired, including
but not limited to changes to control elevations, discharge rates, storm water pre-treatment, grading, excavation or
fill. Such additions and modifications shall be allowed subject to review and approval by the SFWMD in
accordance with best management practices. Such additions and modifications to WRAs shall be designed to
ensure that there is no net loss of habitat function within the WRAs unless there is compensating mitigation or
restoration in other areas of the Overlay that will provide comparable habitat function. Compensating mitigation
or restoration for an impact to a WRA contiguous to the Camp Keais Strand or Okaloacoochee Slough shall be
provided within or contiguous to that Strand or Slough.
Group 4 - Policies to enable conversion of rural lands to other uses in appropriate locations, while
discouraging urban sprawl, and encouraging development that utilizes creative land use planning
techniques by the establishment of Stewardship Receiving Areas.
Policy 4.1
Collier County will encourage and facilitate uses that enable economic prosperity and diversification of the
economic base of the RLSA. Collier County will also encourage development that utilizes creative land use
planning techniques and facilitates a compact form of development to accommodate population growth by the
establishinent of Stewardship Receiving Areas (SRAs). Incentives to encourage and support the diversification
and vitality of the rural economy such as flexible development regulations, expedited permitting review, and
targeted capital improvements shall be incorporated into the LDC Stewardship District.
Policy 4.2 (recommended amendment)
All privately owned lands within the RLSA which meet the criteria set forth herein are eligible for designation as
a SRA, except land delineated as a FSA, HSA, WRA or land that has been designated as a Stewardship Sending
Area. Land proposed for SRA designation shall meet the suitability criteria and other standards described in
Group 4 Policies. Due to the long-term vision of the RLSA Overlay, extending to a horizon year of 2025, and in
accordance with the guidelines established in Chapter 163.3177(11) F.S., the specific location, size and
composition of each SRA cannot and need not be predetermined in the GMP. In the RLSA Overlay, lands that
are eligible to be designated as SRAs generally have similar physical attributes as they consist predominately of
55lPage
agriculture lands which have been cleared or otherwise altered for this purpose. Lands shown on the Overlay
Map as eligible for SRA designation include approximately ~ 72,000 acres outside of the ACSC and
approximatelv l&,3-OO 15.000 acres within the ACSC. Total SRA designation shall be a maximum of 45.000
acres. /\I'I'Texiffilltely 2% ef these laaaD aeme'/e aa Imlel[ seore greater taaa 1.2. Because the Overlay requires
SRAs to be compact, mixed-use and self sufficient in the provision of services, facilities and infrastructure,
traditional locational standards normally applied to determine development suitability are not relevant or
applicable to SRAs. Therefore the process for designating a SRA follows the priaeiples ef the RHral Laads
StewaraDhil' f.et as further aeseriBea procedures set forth herein and the adopted RLSA Zoning Overlav District.
Policy 4.3 (recommended amendment)
Land becomes designated as a SRA upon petition by a property owner to Collier County seeking such designation
and the adoption of a resolution by the BCC granting the designation. The petition shall include a SRA master
plan as described in Policy 4.5. The basis for approval shall be a finding of consistency with the policies of the
Overlay, including required suitability criteria set forth herein, compliance with the LDC Stewardship District,
and assurance that the applicant has acquired or will acquire sufficient Stewardship Credits to implement the SRA
uses. WithiH eHe year frem the eff-ecti'ie date ef this ameHameHt, Collier CeuHty shall aaept LDC ameHdmeHts to
eDtalllish the preeeaHres aHa SUBmittal requiremeHts fer desigRatioR as a SR.'., te iHeluae J'lrevisiElRa for
eeRaiaeratieR Elf iffiJ3aets, iHeludiag eHvirenmental aRa pHBlie iHfrastruetllTe imp €lets, aHa pre-iisiElHs fer poolie
REltiee Elf aHa the oppertHRity fer poolie paftieipatieR in allY eElHsideratiEla BY the BCC Elf SHah a aesigHatiea.
Policy 4.4
Collier County will update the Overlay Map to delineate the boundaries of each approved SRA. Such updates
shall not require an amendment to the Growth Management Plan, but shall be retroactively incorporated into the
adopted Overlay Map during the EAR based amendment process when it periodically occurs.
Policy 4.5 (recommended amendment)
To address the specifics of each SRA, a master plan of each SRA will be prepared and submitted to Collier
County as a part of the petition for designation as a SRA. The master plan will demonstrate that the SRA complies
with all applicable policies of the Overlay and the LDC Stewardship District and is designed so that incompatible
land uses are directed away from wetlands and critical habitat identified as FSAs and HSAs on the Overlay Map.
To the extent practicable, the SRA Master Plan shall be consistent with the Countv's then-adopted Long Range
Transportation Plan (LRTPl. the County Build Out Vision Plan referenced in Policv 3.7 of the Future
Transportation Element. and Access Management procedures.
Each SRA master plan shall include a Management Plan with provisions for minimizing human and wildlife
interactions. Low intensitv land uses (e.g. parks. passive recreation areas. golf courses) and vegetation
preservation requirements. including agriculture. shall be used to establish buffer areas between wildlife habitat
areas and areas dominated bv human activities. Consideration shall be given to the most current guidelines and
regulations on techniques to reduce human wildlife conflict. The management plans shall also require the
dissemination of information to local residents. businesses and governmental services about the presence of
wildlife and practices( such as appropriate waste disposal meIhods) that enable responsible coexistence with
wildlife, while minimizing opportunities for negative interaction. such as appropriate waste disposal practices.
Policy 4.6
SRA characteristics shall be based upon innovative planning and development strategies referenced in Chapter
163.3177 (11), F.S. and 9J-5.006(5)(1). These planning strategies and techniques include urban villages, new
towns, satellite communities, area-based allocations, clustering and open space provisions, and mixed-use
development that allow the conversion of rural and agricultural lands to other uses while protecting
environmentally sensitive areas, maintaining the economic viability of agricultural and other predominantly rural
land uses, and providing for the cost-efticient delivery of public facilities and services. The SRA shall also
include a mobilitv plan that includes consideration of vehicular. bicvcle/pedestrian. public transit. internal
circulators, and other modes of traveVmovement within and between SRAs and areas of outside development and
56 I P age
land uses. The mobilitv plan shall provide mobilitv strategies such as bus subsidies. route sponsorship or other
incentives which encourage the use of mass transit services. The development of SRAs shall also consider the
needs identified in the Countv Build Out Vision Plan and plan land uses to accommodate services that would
increase internal capture, and reduce trip length and long distance travel. Such development strategies are
recognized as methods of discouraging urban sprawl, ,encouraging alternative modes of transportation, increasing
internal capture and reducing vehicle miles traveled.
Policy 4.7 (recommended amendment)
There are fuur three specific forms of SRA permitted within the Overlay. These are Towns, Villages, Hamlets,
and Compact Rural Development (CRD). The Characteristics of Towns, Villages, Hamlets, and CRD are set forth
in Attachment C and are generally described in Policies 4.7.1, 4.7.2, and 4.7.3....a +.+4. Collier COlilHY shall
e5talllish more s Specific regulations, guidelines and standards within the LDC Stewardship District te guide the
design and development of SRAs to include innovative planning and development strategies as set forth in
Chapter 163.3177 (II), F.S. and OJ-5.006(5)(1). The size and base density of each form shall be consistent with
the standards set forth on Attachinent C. The maximum base residential density as set forth in Attachinent C may
only be exceeded through the density blending process as set forth in density and intensity blending provision of
the Immokalee Area Master Plan or through the affordable-workforce housing density bonus as referenced in the
Density Rating System of the Future Land Use Element. The base residential density is calculated by dividing the
total number of residential units in a SRA by the overall area therein. The base residential density does not restrict
net residential density of parcels within a SRA. Thc location, size and density of each SRA will be determined on
an individual basis during the SRA designation review and approval process.
Policy 4.7.1 (recommended amendment)
Towns are the largest and most diverse form of SRA, with a full range of housing types and mix of uses. Towns
have urban level services and infrastructure that support development that is compact, mixed use, human scale,
and provides a balance of land uses to reduce automobile trips and increase livability. Towns shall be not less
than.J-;GOO 1.500 acres or more than 4;QOO 5,000 acres and are comprised of several villages and/or neighborhoods
that have individual identity and character. Towns shall have a mixed-use town center that will serve as a focal
point for community facilities and support services. Towns shall be designed to encourage pedestrian and bicycle
circulation by including an interconnected sidewalk and pathway system serving all residential neighborhoods.
Towns shall include an internal mobilitv plan, which shall include a transfer station or park and ride area that is
appropriatelv located within the town to serve the connection point for internal and external public transportation.
Towns shall have at [east one community park with a minimum size of 200 square feet per dwelling unit in the
Town.
Towns shall also have parks or public green spaces within neighborhoods. Towns shall include both community
and neighborhood scaled retail and office uses, ia a ffilio as I'reviaea described in Policy ~ 4.15.1. Towns may
also include those compatible corporate office. research. development companies, and light industrial uses such
as those permitted in the Business Park and Research and Technology Park Subdistricts of the FLUE, and those
included in Policv 4.7.4. Towns shall be the preferred location for the full range of schools, and to the extent
possible, schools and parks shall be located abutting each other to allow for the sharing of recreational facilities
and as provided in Policies 4.15.2 and 4.15.3. Design criteria for Towns are shall be included in the LDC
Stewardship District. Towns shall not be located within the ACSC.
Policy 4.7.2 (recommended amendment)
Villages are primarily residential communities with a diversity of housing types and mix of uses appropriate to the
scale and character of the particular village. Villages shall be not less than 100 acres or more than 1,000 acres
inside the Area of Critical Concern and not more than 1.500 acres outside the Area of Critical Concern. Villages
are comprised of residential neighborhoods and shall include a mixed-use village center to serve as the focal point
for the community's support services and facilities. Villages shall be designed to encourage pedestrian and
bicycle circulation by including an interconnected sidewalk and pathway system serving all residential
neighborhoods. Villages shall have parks or public green spaces within neighborhoods. Villages shall include
neighborhood scaled retail and office uses, in a ratio as provided in Policy 4.15. Appropriatelv scaled uses
described in Policy 4.7.4 shall also be permitted in Villages. Villages are an appropriate location for a full range
57 I P age
of schools. To the extent possible, schools and parks shall be located adjacent to each other to allow for the
sharing of recreational facilities. Design criteria for Villages shall be included in the LDC Stewardship District.
Pelic)' 1.7.3 (recommended deletion)
Hamlets are sffiflll rural resiamltial afeaa ....ith priHitlf'ily single family hOlising aaalimitea range ef eelw8Hienee
erieffiea servieea. Hamlets shall Be aet leas thaa 19 or mere thaa 199 aeres. Hamlets .....ill serre liS a mere eeffipaet
altemath'e te traaitieaal Rve aere let ramI sliB<!iyisieas ellff8Htl)' alle\':ea ia the Baseliae staadards. Hamlets shall
haole a poolie gfeea spllee fer aeigfil3erheeds. Hamlets iflelude eenveai8Hee retail uses, ia a mtie as pTeviaed ill
l\ttaehmelll C. Haffilets fIIay Be aa apprepriate leeatiea for pre K threugh elementary seheels. Desiga eriteria fer
Hamlets shall Be illeluded ia the LDC Stewardship Distriet. Te ffifliIl!aia a propertiea ef Hamlets te Villages afla
Tewas, Rat ffiere thaa 5 Hamlets, ia eemBinatioll with CRDs ef 100 aeres or less, ffiII)' Be apl'Rlved as SR.A.S prier
te the appfflval ef a Village er Towa, alld thereafter f1et ffiore thaa 5 aaaitiefllll Hamlets, ia eelflhiaatiea .....ith
CRDs ef 100 aeres er less, may Be apl'f8ved fer eaea sooseljueffi Village er Te.....a.
Policy 4rl.4 4.7.3 (recommended amendment)
Compact Rural Development (CRD) is a form ofSRA that will previae fl"xiBility '....ita respeel te the mix eflises
aad aesigH. staadards, But shall etherwise eeffiply with the stllllaaras ef a Hamlet er Village. shall support and
further Collier Countv's valued attributes of alITiculture, natural resources and economic diversitv. CRDs shall
demonstrate a unique set of uses and support services necessarv to further these attributes within the RLSA.
Primarv CRD uses shall be those associated with and needed to support research. education. tourism or recreation.
Appropriate!v scaled compatible uses described in Policv 4.7.4 mav also be permitted in CRDs. A CRD may
include, but is not required to have permanent residential housing, and the seryiees aaa faeilities that suppert
pel'ffiaaelll residellls. The number of residential units shall be equivalent with the demand generated bv the
primarv CRD use, but shall not exceed the maximum of two units per l!ross acre. A CRD shall be II maximum size
of 100 acres. /\n eJ[alHflle of a CRD is aa ecet8"risffi village that 'Neula have a uai'lue set ef uses aad sliflpert
services diff..felll froffi a traaitieaal residelllial village. It '..:euld eelllaill trallili8Ht leagiag faeilities afla seryiees
apprel'riate te eee temists, but ffiIIY net l'feviae for the range ef serviees that !ill' aeeessary te sUjlpert pel'ffiaaent
resideats. E,wBJlt as descriBed aBe'/e, a CRD 'Nill eonfol'ffi te the eharaeteristies ef a Village er Hamlet as set forth
ea i\ttaehmeat C Based ea the si2e of the CRD. ,A.s resiaelllial limts are aet a re'lliired lise, those geeas aaa
serviees that suppert residellts sueh as rctail, efRee, civie, governmelllal BIId iastitutieaal uses shall alse Rat be
req"ired, , HRe.....ever, fer aa)' CRD that does ineluae perfllfmelll resiaelllial helisiag, the prep8rtieflllte sliflpert
service~ listed abeve shall Be preyided ia accerdaace '.'lith .^.ttaohmeat C. Te ffiailllaia a pfepel'liea ef CRDs ef
100 aefes er Ie"" te Villages aad Tewlls, Rat fIIore thaa 5 CRDs ef 100 aerea er less, ia cemlliaatiea with Hllmlets,
may Be appfe'..ed as SR.A.S prier Ie the appfeval of a Village er Tewa, aaa thereafter ROt ffiore thaa 5 additieaal
CRDs ef 100 aeres or less, ia eomllillatiea .....ith Hamlets, may Be approved fer each sUBse'lUelll Village or Towa.
There shall be Be ffif)fe thaa 5 CRDs ef ffiere than 100 aeres in size. The appropriatoaess ef this limitatiea shall
be rovie.....ed ia 5 years plirsuant te Peliey 1.22.
Policv 4.7.4 (recommended new policy)
Existing urban areas, Towns and Villages shall be the preferred location for business and industrv within the
RLSA. to further promote economic development. diversification and iob creation. Permitted uses shall include.
but not be limited to environmental research. agricultural research, aviation and aerospace, health and life
sciences. cOI]JOrate headquarters. computer hardware, software and services. information technolol!V.
manufacturing. research & development. wholesale trade & distribution: technolol!V commercialization and
development initiatives, trade clusters, and similar uses.
Policy 4.8
An SRA may be contiguous to a FSA or HSA, but shall not encroach inlo such areas, and shall buffer such areas
as described in Policy 4.13. A SRA may be contiguous to and served by a WRA without requiring the WRA to
be designated as a SRA in accordance with Policy 3.12 and 3.13.
58 I P age
Policy 4.9 (recommended amendment)
A SRA must contain sufficient suitable land to accommodate the planned development in an environmentally
acceptable manner. The primary means of directing development away from wetlands and critical habitat is the
prohibition of locating SRAs in FSAs; and HSAs, alia ''vR.^.s. To further direct development away from wetlands
and critical habitat, residential, commercial, manufacturing/light industrial, group housing, and transient housing,
institutional, civic and community service uses within a SRA shall not be sited on lands that receive a Natural
Resource Index value of greater than 1.2. In addition, conditional use essential services and governmental
essential services, with the exception of those necessary to serve permitted uses and for public safety, shall not be
sited on lands that receive a Natural Resource Index value of greater than 1.2. Infrastructure necessarv to serve
permitted uses mav be exempt from this restriction. provided that designs seek to minimize the extent of impacts
to anv such areas. The Index value of greater than 1.2 represents those areas that have a high natural resource
value as measured pursuant to Policy 1.8. Less than 2% of potential SRA land achieves an Index score of greater
than 1.2.
Policy 4.10 (recommended amendment)
Within the RLSA Overlay, open space, which by defInition shall include public and private conservation lands,
underdeveloped areas of designated SSAs, agriculture, water retention and management areas and recreation uses,
will continue to be the dominant land use. Therefore, open space adequate to serve the forecasted population and
uses within the SRA is provided. To ensure that SRA residents have such areas proximate to their homes, open
space shall also comprise a minimum of thirty-five percent of the gross acreage of an individual SRA Town; or
Village. , er these CRD5 e)(eeeaiag ](l() aeres. Lands within a SRA greater than one acre with Index values of
greater than 1.2 shall be retained as open space, except for the allowance of uses described in Policv 4.9. As an
incentive to encourage open space, such uses within a SRA, leeatea outsiae eflhe .^,CSC, exceeding the required
thirty-five percent shall not be required to consume Stewardship Credits.
Policy 4.11
The perimeter of each SRA shall be designed to provide a transition from higher density and intensity uses within
the SRA to lower density and intensity uses on adjoining property. The edges of SRAs shall be well defIned and
designed to be compatible with the character of adjoining property. Techniques such as, but not limited to
setbacks, landscape buffers, and recreation/open space placement may be used for this purpose. Where existing
agricultural activity adjoins a SRA, the design of the SRA must take this activity into account to allow for the
continuation of the agricultural activity and to minimize any conflict between agriculture and SRA uses.
Policy 4.12
Where a SRA adjoins a FSA, HSA, WRA or existing public or private conservation land delineated on the
Overlay Map, best management and planning practices shall be applied to minimize adverse impacts to such
lands. SRA design shall demonstrate that ground water table draw down or diversion will not adversely impact
the adjacent FSA, HSA, WRA or conservation land. Detention and control elevations shall be established to
protect such natural areas and be consistent with surrounding land and project control elevations and water tables.
Policy 4.13
Open space within or contiguous to a SRA shall be used to provide a buffer between the SRA and any adjoining
FSA, HSA, or existing public or private conservation land delineated on the Overlay Map. Open space
contiguous to or within 300 feet of the boundary of a FSA, HSA, or existing public or private conservation land
may include: natural preserves, lakes, golf courses provided no fairways or other turf areas are allowed within the
first 200 feet, passive recreational areas and parks, required yard and set-back areas, and other natural or man-
made open space. Along the west boundary of the FSAs and HSAs that comprise Camp Keais Strand, i.e., the
area south of Immokalee Road, this open space buffer shall be 500 feet wide and shall preclude golf course
fairways and other turf areas within the first 300 feet.
59lpage
Policy 4.14 (recommended amendment)
The SRA must have either direct access to a County collector or arterial road or indirect access via a road
provided by the developer that has adequate capacity to accommodate the proposed development in accordance
with accepted transportation planning standards. At the time of SRA aooroval. an SRA prooosed to adioin land
designated as an SRA or lands designated as Ooen shall provide for the opoortunitv to orovide direct vehicular
and oedestrian connections from said areas to the County's arteriaVcollector roadwav network as shown on the
Countv Build Out Vision Plan so as to reduce travel time and travel exoenses. imorove interconnectivitv, increase
internal caoture, and keeo the use of countv arterial roads to a minimum when traveling between develooments in
the RLSA.
Public and private roads within an SRA shall be maintained bv the orimarv town or communitv it serves.
Signalized intersections within or adiacent to an SRA that serves the SRA shall be maintained bv the orimarv
town or communitv it serves. No SRA shall be approved unless the capacity of County collector or arterial road(s)
serving the SRA is demonstrated to be adequate in accordance with the Collier County Concurrency Management
System in effect at the time of SRA designation. A transportation impact assessment meeting the requirements of
Section 2.7.3 of the LDC, or its successor regulation shall be prepared for each proposed SRA to provide the
necessary data and analysis. To the extent required to mitigate an SRA's traffic imoacts, actions mav be taken to
include, but shall not be limited to, orovisions for the construction and/or oermitting of wildlife crossings,
environmental mitigation credits, right of wav dedication( s), water management and/or fill material which mav be
needed to exoand the existing or orooosed roadwav network. Anv such actions to offset traffic impacts shall be
memorialized in a develooer contribution agreement. These actions shall be considered within the area of
significant influence of the oroiect traffic on existing or oroposed roadwavs that are anticioated to be exoanded or
constructed.
Policy 4.15.1 (recommended amendment)
SRAs are intended to be mixed use and shall be allowed the full range of uses permitted by the Urban
Designation of the FLUE, as modified by Policies 4.7, 4.7.1, 4.7.2, and 4.7.3,..4+.4 and Attachment C. An
appropriate mix of retail, office, recreational, civic, governmental, and institutional uses will be available to serve
the daily needs and community wide needs of residents of the RLSA. Depending on the size, scale, and character
of a SRA, such uses may be provided either within the specific SRA, within other SRAs in the RLSA or within
the Inunokalee Urban Area. By example, each Village or Town shall provide for neighborhood retaiVoffice uses
to serve its population as well as appropriate civic and institutional uses, however, the combined population of
several Villages and Hamlets may be required to support community scaled retail or office uses in a nearby Town.
Standards for the minimum amount of non-residential uses in each category are set forth in Attachinent C, and
shall be also included in the Stewardship LDC District.
Policy 4.15.2
The Board of County Commissioners (BCC) may, as a condition of approval and adoption of an SRA
development, require that suitable areas for parks, schools, and other public facilities be set aside, improved,
and/or dedicated for public use. When the BCC requires such a set aside for one or more public facilities, the set
aside shall be subject to the same provisions of the LDC as are applicable to public facility dedications required as
a condition for PUD rezoning.
Policy 4.15.3
Applicants for SRA designation shall coordinate with Collier County School Board staff to allow planning to
occur to accommodate any impacts to the public schools as a result of the SRA. As a part of the SRA application,
the following information shall be provided:
1. Number of residential units by type;
2. An estimate of the number of school-aged children for each type of school
impacted (elementary, middle, high school); and
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3. The potential for locating a public educational facility or facilities within the SRA,
and the size of any sites that may be dedicated, or otherwise made available
for a public educational facility.
Policy 4.16 (recommended amendment)
A SRA shall have adequate infrastructure available to serve the proposed development, or such infrastructure
must be provided concurrently with the demand. The level of infrastructure provided will depend on the form of
SRA development, accepted civil engineering practices, and LDC requirements. The capacity of infrastructure
necessary to serve the SRA at build-out must be demonstrated during the SRA designation process. Infrastructure
to be analyzed includes transportation, potable water, wastewater, irrigation water, stormwater management, and
solid waste. Transportation infrastructure is discussed in Policy 4.14. Centralized or decentralized community
water and wastewater utilities are required in Towns and,Villages, aaa thGse CRDs eJleceaiag eae lIuaarea (l00)
aeres ia size, and may be required in CRDs that are one hundred (IOO) acres or less in size, depending upon the
permitted uses approved within the CRD. Centralized or decentralized community water and wastewater utilities
shall be constructed, owned, operated and maintained by a private utility service, the developer, a Community
Development District, the Immokalee Water Sewer Service District, Collier County, or other governmental entity.
Innovative alternative water and wastewater treatment systems such as decentralized community treatment
systems shall not be prohibited by this policy provided that they meet all applicable regulatory criteria. Individual
potable water supply wells and septic systems, limited to a maximum of 100 acres of any Town, Village or CRD
of 100 acres are permitted on an interim basis until services from a centralized/decentralized community system
are available. Individual potable water supply wells and septic systems are l'crmittea ia Hamlets aaa may be
permitted in CRDs of 100 acres or less in size.
Policy 4.17
The BCC will review and approve SRA designation applications in accordance with the provisions of Policy 1.1.2
of the Capital Improvement Element of the GMP for Category A public facilities. Final local development orders
will be approved within a SRA designated by the BCC in accordance with the Concurrency Management System
ofthe GMP and LDC in effect at the time of final local development order approval.
Policy 4.18 (recommended amendment)
The SRA will be planned and designed to be fiscally neutral or positive to Collier County at the horizon year
based on a cost/benefit fiscal impact analysis model acceptable to or as may be adopted by the County. The BCC
may grant exceptions to this policy to accommodate affordable-workforce housing, as it deems appropriate.
Techniques that may promote fiscal neutrality such as Community Development Districts, and other special
districts, shall be encouraged. At a minimum, the analysis shall consider the following public facilities and
services: transportation, potable water, wastewater, irrigation water, stormwater management, solid waste, parks,
law enforcement, and schools. Development phasing, developer contributions and mitigation, and other
public/private partnerships shall address any potential adverse impacts to adopted levels of service standards.
It is recolmized that SRA development in the RLSA mav generate surplus revenues to Collier Countv and Collier
Countv mav choose to allocate a portion of such surplus revenues to ensure that sufficient resources are available
to allow Collier Countv to respond expeditiouslv to economic opportunities and to compete effectivelv for high-
value research. development and commercialization, innovation, and alternative and renewable energy business
projects.
Policy 4.19 (recommended amendment)
Eight Credits shall be required for each acre of land included in a SRA, where such Credits were created from a
Stewardship Sending Area deemed vested under the eight Credit ratio. Ten Credits per acre shall be required for
each acre ofland included in a SRA. where such Credits were created from anv other Stewardship Sending Area.
exeept fer e Qpen space in excess of the required thirty-five percent as described in Policy 4.10 or for land that is
61 I P age
designated for a public benefit use described in Policy 4,+9 4.20 do not require use of Credits. In order to promote
compact, mixed use development and provide the necessary support facilities and services to residents of rural
areas, the SRA designation entitles a full range of uses, accessory uses and associated uses that provide a mix of
services to and are supportive to the residential population of a SRA, as provided for in Policies 4.7, +.M 4.15.1
and Attachment C. Such uses shall be identified, located and quantified in the SRA master plan.
Policy 4.20 (recommended amendment)
The acreage of a public benefit use shall_ count toward the maximum acreage limits described in Policy 4.7 but
shall not count toward the consumption of Stewardship Credits. For the purpose of this policy, public benefit uses
include: public schools (preK-12) and public or private post secondary institutions, including ancillary uses;
community parks exceeding the minimum acreage requirements of Attachinent C, municipal golf courses;
regional parks; and governmental facilities excluding essential services as defined in the LDC. The location of
public schools shall be coordinated with the Collier County School Board, based on the interlocal agreement
163.3177 F.S. and in a manner consistent with 235.193 F.S. Schools and related ancillary uses shall be
encouraged to locate in or proximate to Towns, and Villages, aRd Hamlets subject to applicable zoning and
permitting requirements.
Policy 4.21(recommended amendment)
Lands within the ACSC that meet all SRA criteria shall also be restricted such that credits used to entitle a SRA in
the ACSC must be generated exclusively from SSAs within the ACSC. Further, the only form of SRA allowed in
the ACSC east of the Okaloacoochee Slough shall be Hamlets aRd CRDs of 100 acres or less and the only form of
SRA allowed in the ACSC west ofthe Okaloacoochee Slough shall be CRDs and Villages aoo CRDs of not more
than 300 acres and Hamlets. Provided, however, that CRDs. or two Villages er CRDs of not more than 500 acres
each, exclusive of any lakes created prior to the effective date ef this ameRdmeftt June 30. 2002 as a result of
mining operations, shall be allowed in areas that have a frontage on State Road 29 and that, as sf the eff-eetive
date sf these ameRdmeRts, had been predominantly cleared as a result of Ag Group I or Earth Mining or
Processing Uses. This policy is intended to assure that the RLSA Overlay is not used to increase the development
potential within the ACSC but instead is used to promote a more compact form of development as an alternative
to the Baseline Standards already allowed within the ACSC. No policy of the RLSA Overlay shall take
precedence over the Big Cypress ACSC regulations and all regulations therein shall apply.
Policv 4.22 (recommended new policy)
When historic or cultural resources are identified within the RLSA through the SRA designation process. the
applicant in coni unction with the Florida Division of State and Historic Resources will assess the historic or
cultural significance and explore the educational and public awareness opportunities regarding significant
resources.
Group 5 - Policies that protect water quality and quantity and the maintaining of the natural water regime
and protect listed animal and plant species and their habitats on land that is not voluntarily included in the
Rural Lands Stewardship Area program.
Policy 5.1 (recommended amendment)
To protect water quality and quantity and maintenance of the natural water regime in areas mapped as FSAs and
designated Restoration Zones on the Overlay Map prior to the time that they are designated as SSAs under the
Stewardship Credit Program ~ . Residential Uses, General Conditional Uses, Earth Mining and Processing Uses,
and Recreational Uses (layers 1-4) as listed in the Matrix shall be eliminated, in FSf.s. Conditional use essential
services and governmental essential services, except those necessary to serve permitted uses or for public safety,
shall eH!y not be allowed in FSAs. with a Natural ResBW'ee Ste"1:arilshil' lndOJ' ".alue sf 1.2 Br less. Where
practicable, directional-drilling techniques and/or previously cleared or disturbed areas shall be utilized for oil or
gas extraction in FSAs in order to minimize impacts to native habitats. Asphaltic and concrete batch making
plants shall be prohibited in areas mapped as HSAs. The opportunity to voluntarily participate in the Stewardship
Credit Program, as well as the right to sell conservation easements or a free or lesser interest in the land, shall
constitute compensation for the loss of these rights.
62 I P age
Policy 5.2
To protect water quality and quantity and maintenance of the natural water regime and to protect listed animal and
plant species and their habitats in areas mapped as FSAs, HSAs, and WRAs on the Overlay Map that are within
the ACSC, all ACSC regulatory standards shall apply, including those that strictly limit non-agricultural clearing.
Policy 5.3
To protect water quality and quantity and maintenance ofthe natural water regime and to protect listed animal and
plant species and their habitats in areas mapped as FSAs, HSAs, and WRAs on the Overlay Map that are not
within the ACSC, if a property owner proposes to utilize such land for a non-agricultural purpose under the
Baseline Standards referenced in Policy 1.5 and does not elect to use the Overlay, the following regulations are
applicable, shall be incorporated into the LDC, and shall supercede any comparable existing County regulations
that would otherwise apply. These regulations shall only apply to non-agricultural use of land prior to its
inclusion in the Overlay system.
Policy 5,4 (recommended amendment)
Collier County will coordinate with appropriate State and Federal agencies concerning the provision of wildlife
crossings at locations determined to be appropriate. A map of these potential crossinlllocations will be developed
within 12 months of the effective date of the Growth Manallement Plan Amendment and used in evaluatinll
community, cultural and historical. and transportation planninll for the RLSA, includinll all SRAs described in
Group 4 Policies.
Policy 5.5 (recommended amendment)
For those lands that are not voluntarily included in the Rural Lands Stewardship program, non-agricultural
development, excluding individual single family residences, shall be directed away from the listed species and
their habitats by complying with the following guidelines and standards:
1. A wildlife survey shall be required for all parcels when listed species are known to inhabit biological
communities similar to those existing on site or where listed species or protected species are directly
observed on the site. The survey shall be conducted in accordance with the requirements of the Florida Fish
and Wildlife Conservation Commission (FFWCC) and U.S. Fish and Wildlife Service (USFWS) guidelines.
The County shall notify the FFWCC and USFWS of the existence of any listed species or protected species
that may be discovered.
2. Wildlife habitat management plans for listed species shall be submitted for County approval. A plan shall
be required for all projects where the wildlife survey indicated listed species are utilizing the site, or the site
is capable of supporting wildlife and can be anticipated to be occupied by listed species. These plans shall
describe how the proj ect directs incompatible land uses away from listed species or protected species and
their habitats.
b. Management plans shall incorporate proper techniques to protect listed species or listed species
and their habitats from the negative impacts of proposed development. The most current and
completed data and local. state, and federa guidelines and rellUlations shall be utilized to prepare
the required manallement plans. Oj3ea oflaee aRt! 'iegetatie" flreservatiea re'luiremeffis shall be
Hoed to establish bHff..". tlTeas bet'.yecfl wildlife habilat areas aad areas demiRaled by human
activities. Provisions such as fencing, walls, or other obstructions shall be provided to minimize
development impacts to the wildlife and to facilitate and encourage wildlife to use wildlife
corridors. Appropriate roadway crossings, underpasses and signage shall be used where roads
must cross wildlife corridors. Mitillation for impactinll listed species habitat shall be considered
in the manallement plans. as appropriaIe.
i. The felle'liiag refereaces ohall be HSea, as apflreflriate, Ie flr"fllH'e the re'lHirea Rlflaagemeat
j'>iafts;
5. SeHth Fleriaa MHlti Sfleeies Reeevery Plan, USFWS, 1999.
8. Habitat MaRagemeRt G"ideliRes fer the Bala Eagle ia the SeHthoaot RegieR, USFWS,
1-9&+
63lPage
64lPage
7. Eea'eg'j aaa HaIlitat Prateetiaa l'leea" af Cepher Ter!eiGe (GephcruG flel)'flhoHffis)
Peflulatiea" fallaa oa Laoos Slatea fer Large Seale De'/eleflmeat ia Pleriaa, TeehnieaJ
Reflar! }le. 1, Planaa Game aaa FreGh Water Pish Cemmissiea, 1987.
8. Eealag'f aaa Develeflmoat Relatea HaIlitat RequiremeatG ef the Pleriaa Serue Jay
(fq3eleeema eeeruleseeas), Teelmieal Rejlert }la. 8, Plenaa Game aRa Presh Water Fish
C8Irunis"ieR, I 99 I.
5. Beelegy ana HaBitat Preteetiea }leeas ef the SalilheaGtem j\menean Kentrel (Paleo
SflarveriuG Paulu,,) ea Large seale DevelEljlmeat Site" ia Plenaa, }leagame Teehrt.ieal
Refler! No. 13, Heriaa Game aaa Presh Water Pish Cemmisniea, 1993.
h fr The County shall consider any other techniques recommended by the USFWS and FFWCC,
subject to the provision of paragraph 3 of this policy.
!h ifr When listed species are directly observed on site or indicated by evidence, such as denning,
foraging, or other indications, a minimum of 40% of native vegetation on site shall be
retained, with the exception of clearing for agricultural purposes. The County shall also
consider the recommendation of other agencies, subject to the provisions of paragraph 3 of
this policy.
b.Management plans shall include provisions for minimizing human and wildlife interactions.
Low intensity land uses (e.g. parks. passive recreation areas. golf courses) and vegetation
preservation requirements. including agriculture. shall be used to establish buffer areas between
wildlife habitat areas and areas dominated bv human activities. Consideration shall be given to
the most current guidehnes and regulations on techniques to reduce human wildlife conflict.
The management plans shall also require the dissemination of information to local residents.
businesses and governmental services about the presence of wildlife and practices (such as
appropriate waster disposal methods) that enable responsible coexistence with wildlife, while
minimizing opportunites for negati ve ineraction. such as appropriate waste disposal practices.
c.The Management Plans shall contain a monitoring program for developments greater than ten
acres.
B. For flaree's eoatainiag geflher Ier!oises (Gepheflls flel)'flhemus), flnenty shall Be gi',C/1 to
flreleeliag the largest mest eaatiguous gOflher ter!oiGe hallitat with the greatest number ef aetive
Burrews, ana fer flf8viaing a eelHleetioa to eff site aajaeeat geflher teReise flreserves.
e.HaIlitat flreGervatiea for the Plonaa seruB jay (:\pheleeema eeeruleseens) shall eealOffiI to !he
gHiaelines eoatainea in Teelmieal Rejler! No. 8, Ploriaa Came aaa Fresh Water Pillh
Cemmissiea, 1991. The requirea Rlaaagemeat fllan shall alse pf8','iae f-or a maiateRaaee
flregr-am aaa sfleeify aa apflrepnate fire er meehanieal flroteeels to maiataia the aatllffil "eruB
eemmunity. The plaa shall alse 8Utliae a fluBlie a'.\'areaeGS flregram te eaueate resiaeats aIlelll
the ea site flreserve aaa the aeea ts maiBlaia the seM vegetatiea. These re'luiremeats shall be
eeasisteBl witfl. the UFWS Seuth Florida Multi Sfleeie" Reeevery Plaa, May 1999, GUBjeet te
the pFeyisieas af flllffigraph (3) aflhis fleliey.
a.Par the Bald eagle (Haliaeerus leueeeeflhalus), the requirea hallitat managemeat fllaan shall
estaBliGh proteetive zeae" af8l1ad the eagle nent reGtrietiag eertaia aetivitie". The pl""G shall
alse aaareGs reslrietiag eertain t),fles af aeti'/ities during the Rest seaGoa. These re'ltiiremeflls
shall be eoanisteat ',','ith the UPWS SaHth Plariaa Mlllti Speeies Reeever Plaa, May 1999,
slfBjeet to the flre'.'isiaa" afflaragraflh (3) afthis ]3ahey.
e.For the rea eeclcaaea ',','eea]3eelcer lflieeiaes Berealis), the re'ltiirea habitat ]3rotectisa fllan shall
outline mea"lIres Ie avoid aa'lerGe imflaels to aetive cluster" ....a te miaimize iffi]'lacts to
feragiag hallitat. Where aaveme effect" eaa Rot Be ayoiaea, measllres shall Be lukea te
miaimize ea site aistur.eanee ana eeffi]'leasate ar mitigate lOr iffi]'laets that rcmaia. These
reqlliremeats shall Be eeasinteat ',', ith the UFWS Selfth Plariaa Mlflti Sfleeies Reee,'ef)' Plan,
May 1999, subjcet te the previ"ien ef]3aragraph 3) efthis fleliey.
f. In areas where !he Heriaa Blaelc Bear (Ur8Hs amerieaaus flenaEllllin) may Be prcseat, !he
mBaagemeat plaa" shall reqllire thot garbage Be p'acea ia bear preef eeatainers, at eae er mere
eeatralleeatieas. The managemeat plaa shall alsa iaeatify metfl.ea" la iafeffillecal reGiaeBl" of
the eefleems related te iflteraetiefl set'.veefl slaek Bears afld humans. Mitigatiea fer ifflj3aehag
habitat sailal9le fer slaek sear shall se eensidered ia the fflllRagemeat plan.
g.For prejeets laeated in Priarily I Elf Priarity II Paather Hal9itat areas, the maflagemeat J3laa shall
diseeurage the destruetiefl ef afldistu.aed, aati"/e hal9itats that are jlrefeffed by the Flerida
J3aather (Felis eefleeler eeryi) sy eireetiag iateasive laae lises te earreetly distllfBed areas.
PrefOl'fea haBitats iaeh.ae J3iae flatweees llflti hardweee hammeeks. la tlim, these areas shall se
Bufferea frem the mest iatease land lices ef the J3rejeet BY asiag le'N iateasity lafla uses (e.g.,
J3arks, J3assive reer-eatieeal areas, gelf eeW'ses). Gold eaurGes withifl the R-ural Laaes i\rea shall
se eesigaed afld maaageelisiag staaearas feliaa ';:ithifl this Overlay. The maaagemeat J3laas
shall ideatify SJ3J3fflJ3riate lightiag eeatrels fer these jlermftled "ses aad shall also address the
oJ3J3artliflity te litilize J3reserieed B"miag to maiataifl fire aeaJ3ted J3reservea vegetatiea
eeHlffiunities aaa jlrevide Brawse fer '",hite tailed deer. These re'l"iremeets shall Be eeflsisteat
with the UFWS Sautli r1erida M"lti SJ3eeies Reee'/er Plafl, May 1999, sHbjeet ta tlie J3re":isieas
of J3aragraJ3li (3) ef this J3oliey. The Multi SJ3eeies Reeeverv Plaa (] 999) shall eenstitule
minimHm 'l:ildlife proteetiefl staadards fer the RLSAO.
liThe Maflagemeflt Plaas shall eer.taia a meflitoriag J3regram fer ae'/elepmeats greater thaa 1Q
"'*"*"
3. The County shall, consistent with applicable policies of this Overlay, consider and utilize recommendations
and letters of technical assistance from the Florida Fish and Wildlife Conservation Commission and
recommendations from the US Fish and Wildlife Service in issuing development orders on property
eSfltainiag utilized bv listed species. It is recognized that these agency recommendations, on a case by case
basis, may ehaflge strengthen the requirements contained within these wildlife protection policies and any
such change shall be deemed consistent with the Growth Management Plan. However, no reduction of the
wildlife protection policies of Policv 5.5will be considered as these shall constitute minimum standards for
wildlife protection.
Policy 5.6 (recommended amendment)
For those lands that are not voluntarily included in the Rural Lands Stewardship program, Collier County shall
direct non-agricultural land uses away from high functioning wetlands by limiting direct impacts within
wetlands. A direct impact is hereby defined as the dredging or filling of a wetland or adversely changing the
hydroperiod of a wetland. This policy shall be implemented as follows:
I. There are two (2) major wetlands systems within the RLSA, Camp Keais, Strand and the Okaloacoochee
Slough. These two systems have been mapped and are designated as FSA' s. Policy 5.1 prohibits certain
uses within the FSA's, thus preserving and protecting the wetlands functions within those wetland
systems.
2. The other significanI wetlands within the RLSA are WRA's as described in Policy 3.3.These areas are
protected by existing SFWMD wetlands pennits for each area.
3. FSAs, HSAs and WRAs, as provided in Policy 5.3, and the ACSC have stringent site clearing and
alteration limitations, nonpermeable surface limitations, and requirements addressing surface water flows
which protect wetland functions within the wetlands in those areas. Other wetlands within the RLSA are
isolated or seasonal wetlands. These wetlands will be protected based upon the wetland functionality
assessment described below, and Ihe final permitting requirements of the South Florida Water
Management District.
a. The County shall apply the vegetation retention, open space and site preservation requirements
specified within this Overlay to preserve an appropriate amount of native vegetation on site.
Wetlands shall be preserved as part of this vegetation requirement according to the following criteria:
i. The acreage requirements specitied within this Overlay shall be met by preserving wetlands with
the highest wetland functionality scores. Wetland functionality assessment scores shall be those
described in paragraph b of this policy. The vegetative preservation requirements imposed by
Policies 5.3 and 5.5 shall first be met through preservation of wetlands having a functionality
assessment score of 0.65 or a Uniform Wetland Mitigation Assessment Method score of 0.7, or
65lPage
66 I P age
greater. Within one year from the effective date of this Amendment, the County shaH develop
specific criteria in the LDC to be used to determine those instances in which wetlands with a
WRAP functionality assessment score of 0.65 or a Uniform Wetland Mitigation Assessment
Method score of 0.7, or greater must be preserved in excess of the preservation required by
Policy 5.3.
11. Wetlands and contil!Uous upland buffers that are utilized by listed species, or serving as
corridors for the movement of listed species, shaH be preserved on site. Wetland flowway
functions through the project shall be maintained.
11\. Proposed development shall demonstrate that ground water table drawdowns or diversions will
not adversely change the hydoperiod of preserved wetlands on or offsite. Detention and control
elevations shall be set to protect surrounding wetlands and be consistent with surrounding land
and project control elevations and water tables. In order to meet these requirements, projects
shall be designed in accordance with Sections 4.2.2.4.6.11 and 6.12 of SFWMD's Basis of
Review, January 2001. Upland vegetative communities may be utilized to meet the vegetative,
open space and site preservation requirements of this Overlay when the wetland functional
assessment score is less than 0.65.
b. In order to assess the values and functions of wetlands at the time of project review, applicants shall
rate functionality of wetlands using the South Florida Water Management District's Wetland Rapid
Assessment Procedure (WRAP), as described in Technical Publication Reg-001, dated September
1997, and updated August 1999, or the Uniform Wetland Mitigation Assessment Method, identified
as F.A.C. Chapter 62-345. The applicant shaH submit to County staff agency-accepted WRAP scores,
or Uniform Wetlands Mitigation Assessment scores. County staff shaH review this functionality
assessment as part of the County's EIS provisions and shall use the results to direct incompatible land
uses away from the highest functioning wetlands according to the requirements found in paragraph 3
above.
c. All direct impacts shall be mitigated for pursuant to the requirements of paragraph (f) of this policy.
d. Single family residences shall follow the requirements contained within Policy 6.2.7 of the
Conservation and Coastal Management Element.
e. The County shall separate preserved wetlands from other land uses with appropriate buffering
requirements. The County shaH require a minimum 50-foot vegetated upland buffer abutting a natural
water body, and for other wetlands a minimum 25-foot vegetated upland buffer abutting the wetland.
A structural buffer may be used in conjunction with a vegetative buffer that would reduce the
vegetative buffer width by 50%. A structural buffer shall be required abutting wetlands where direct
impacts are allows ed. Wetland buffers shall conform to the foHowing standards:
i. The buffer shall be measured landward from the approved jurisdictional line.
ii. The buffer zone shall consist of preserved native vegetation. Where native vegetation does not
exist, native vegetation compatible with the existing soils and expected hydrologic conditions shaH
be planted.
iii. The buffer shall be maintained free of CaIegory I invasive exotic plants, as defined by the Florida
Exotic Pest Plant Council.
iv. The following land uses are considered to be compatible with wetland functions and are allowed
within the buffer:
(3) Passive recreational areas, boardwalks and recreational shelters;
(2) Pervious nature trails;
(3) Water management structures;
(4) Mitigation areas;
(5) Any other conservation and related open space activity or use which is comparable in nature
with the foregoing uses.
v. A structural buffer may consist of a stem-wall, berm, or vegetative hedge with suitable fencing.
f. Mitigation shaH be required for direct impacts to wetland in order to result in no net loss of wetland
functions.
Mitigation Requirements:
1. "No net loss of wetland functions" shall mean that the wetland functional score of the proposed
mitigation equals or exceeds the wetland functional score of the impacted wetlands. Priority shall
be given to mitigation within FSA's and HSA's.
ii. Loss of storage or conveyance volume resulting from direct impacts to wetlands shall be
compensated for by providing an equal amount of storage or conveyance capacity on site and
within or abutting the impacted wetland.
iii. Protection shall be provided for preserved or created wetland or upland vegetative communities
offered as mitigation by placing a conservation easement over the land in perpetuity, providing
for initial exotic plant removal (Class I invasive exotic plants defined by the Florida Exotic Plan
Council) and continuing exotic plant maintenance, or by appropriate ownership transfer to a state
or federal agency along with sufficient funding for perpetual management activities.
IV. Exotics removal or maintenance mav be considered acceptable mitigation for the loss of wetlands
or listed species habitat if those lands if those lands are placed under a perpetual conservation
easement with perpetual maintenance requirements.
-w y. Prior to issuance of any final dcvelopment order that authorizes site alteration, the applicant
shall demonstrate compliance with paragraphs (f) i, ii, and iii of this policy and SFWMD
standards. If agency permits have not provided mitigation consistent with this policy, Collier
County will require mitigation exceeding that of the jurisdictional agencies.
g. Wetland preservation, buffer areas, and mitigation areas shall be identified or platted as separate
tracts. In the case of a Planned Unit Development (PUD), these areas shall also be depicted on the
PUD Master Plan. These areas shall be maintained free from trash and debris and from Category I
invasive exotic plants, as defined by the Florida Exotic Pest Plant Council. Land uses allowed in
these areas shall be limited to those listed above (3.e.iv.) and shall not include any other activities that
are detrimental to drainage, flood, control, water conservation, erosion control or fish and wildlife
habitat conservation and preservation.
4. All landowners shall be encouraged to consider participating in anv programs that provide incentives.
funding or other assistance in facilitating wetland and habitat restoration on private lands including. but not
limited to. federal farm bill agricultural conservation programs. private or public grants. tax incentives.
easements. and fee or less than fee sale to conservation programs.
Policv 5.7 (recommended new Policy)
Anv development on lands not participating in the RLS program shall be compatible with surrounding land uses.
Outdoor lighting shall be reasonablv managed to protect the nighttime environment. conserve energy. and
enhance safetv and securitv.
Policv 5.8 (recommended new Policy)
When historic or cultural resources are identified within the RLSA the applicant in coniunction with the Florida
Division of State and Historic Resources will assess the historic or cultural significance and explore the
educational and public awareness opportunities regarding significant resources.
67 I P age
Stewardship Overlay Map
NDRYCOUNTY
C LLF : \ ,I'
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Area 01 CritiCllI State COrK'Bm
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_FlowwaySlewardshiPArea
_HabilalS1BwardshipArea
OOpenStewa'dShiPArea
Permilled Waler Re\entionA",a
\
,
--\
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68lPage
~~..r--
RLSA OVERLAY
MAP 1
MII"~
COLLIER RLSA : FIVE YEAR REVIEW
EXISTING ATTACHMENT A...STEWARDSHIP CREDIT WORKSHEET
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Collier County Rural Lands Stewardship Overlay
Stewardship Credit Worksheet
Appendix H
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~_S.II<III\o-.,Lo..oU..L.oyo..OO'...._..._U........."'~IhoS.....r<!.,,"'C_"'..9'""".l<<.ool1l....."..........
"..,Io"...".""bo'..."."bel"ll""~Tho"""""...mulljplvlM'oIiI'C"<l/to.oor_bj'"."L.WIIl>..oloc".I""'.p."..'o~oIdl""'''''S''...rdo"(oer.OI'''
69 I P age
RECOMMENDED AMENDMENT TO ATTACHMENT A...STEWARDSHIP CREDIT WORKSHEET
-.~_.,.......
.
FIowNISl......'c11 fwaFSA
I-lml\alS1......d. _H5A
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arvel.nd
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noulturoL''''',oul.IOeIl1.ACSC
70 I P age
Recommended Revision to Attachment A Collier Couoty RLSA Stew.,.$hip C,.dlt Worksheet
i
I
~--
Cu.........I... Tot" ollfRl V......
~._.".
~I
51op2
~
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Ste';';;i;j;jp-&;d;c..~I;.t;~'
NII",.I ~'",,",celnde.V.tuoe
","p " An NRlvalu.lo, I.ch lI",eeJ 01 IlfId i. calcuilled by I~e Sle...,d.hlp model blsed on NRI Flcle",
~Il.p "._ Det"""ln. ""leIl Sending Ar.. land U.o LIl"I'" ...1 b. .,mlnelod and .um the lOnd US, VoIu..
Sl'pH'_U..\I1.Neh.O'.IRooou'c.S,"_d.~lpC'odIbFormul.todole""lnof1\lmb",efCred;U
A~c"If1j,.L.ndPtuto.flo"
Sl.p 2_ o..l.rmo""",cl1lgricullur. VII... 10 ..eb..ed ""IOCII~on
SI.p2.I,U..II1.Al1flr:ulIUteS_rdohopCfOI!jIFormulelOdol"",lnonumberofC,.dll.
R""V,f/onACIMIIo.
S'"p3,S~e-clRe",,"aliO!lOodiCllII"n
Slop J,o. DriIolrmln. ""1<:11 ,"".roUon IC~l'ily","' b''''1I10''1I11.0
2,,"p 3'b.:..~_~..~~'_~2~ ~o~~~_~o_<:-,!-""".!.!._nu~.!'.,,-,-,,!_C.'~;t._..
Stewardship Credit Formulas
Natural Resoorces Stewardship Credits 0 Acres x cumulative NRI score x cumula~ve Land Use Value
I Agriculture Slewardship Credits (if applicable) '='Acres x Agricu ItureValue
l~~~~'_': '"d!" I' 'ppl~,b.l. A":~{ 2' R':"""::: __~__=' ~~~~~.'__
~~
Note' This Worxsheet Is inlended 10 iIIu.trale the Factors, Valu"s. Formul asandlnslruc1lonsusedto
calculate Stewardship Credits, To properly calculate St~wardshlp Cred~s. the Natural Resources Index
Map and Stewardship model must be used along wIIh 1M applk:able RLSA policies
SIoP',1
-~l
!
_________1
ATTACHMENT B-LAND USE LAYERS [strike threygh is proposed deletion]
4.08.06 B.4.b Land Use Matrix (P=Permitted; A=Accessory; CU= Conditional Use)
(Laver 1\ (Laver 2) (Laver 3) 'Laver 4) (Laver 5) (Layer 6) (Laver 7\ Laver 6\
Residential General Earth Mining Agriculture Agriculture Agriculture Conservation,
Land Uses Conditional and Recreational Group 1 - Support Uses Group 2 Restoration and
Uses Processing Uses Uses Natura! Resources
Slngle.family Famity care Excavation, Golf COUfses Crop raising; Farm labor housing Unimproved Wildlife management,
dwelling,lncl. facilitIes (PI edractloner andlor golf horticulture; (AI asture plant and wildlife
mobile home earthmining and driving llJit and grazing, conservancies, refuges
PI related anges and out orestry and sanctuaries (PI
rocessing (CUI production; (PI
and production groves;
(CUI urseries;
improved
asture (PI
Mobile homes Collection and Asphaltic and Sports Animal breeding Retail sale of fresh, Ranching; Iivestod Water management,
[(P)lnMH trantfer tltes for concrete batch Instructional (other than Unprocessed raislng(P) groundwater recharge
Overlay; (A) as resource making plants schools and livestock), agricultural (PI
temporary use] ecovery CUI camps (CU) aising roducts;
(CU) training, grown primarily on
tabling or the
kenneling (P) property (A)
Private Veterinary cUnlc Sporting and Dairying, Retail plant Hunting cabins Restoration, mitigation
boathouses (CU) Recreational beekeeping; urseries CUI (PI
nd camps (CU) poultry and egg (CUI
docks on lake, production; milk
canal or production(P)
w~l~rway lots
I!ecreational Child care centers AEll:lasl:ltturefar Packinghouse or Cultural, Water supply, well
facilities and adult day care ..iive similar agricultural ed~catlonal, lelds
integral centers processing of farm or recreational (PI; of! and gas
to residential .... products produced facilltles and their exploratlon{P)
development, ) on related modes of
e.g., golf the property (A) transporting
course, participants,
clubhouse, lewers
community or patrons; tour
center building operations, such
and tennis s,
facilities, but not limited to
parks, airboats, swamp
playgrounds buggies, horses
and nd
playfields(A) similar modes of
trans[jortatio~ feu
Guesthouses Zoo, aquarium, The commercial Sawmills (CU) Excavation and Boardwalks, nature
(AI aviary, botanical production, raising related processing trails
garden, or other r incidental to Ag(A) (P)
similar uses (tU) breeding or exotic
animals -ftU)
Churches and Wholesale reptile Natural resources not
other places of breeding and otherwise listed (PI
worship (CU) aislng
non.venomous (P)
and venomous(CU)
ommunlcalions Essential services (P
towers (R)(CU) and CUI
Social and Oil and gas field
Fraternal I development and
organizations (C) production (CU)
PrIvate landIng
strips for general
aviation (CU)
Cemeteries (CU)
Schools (CU)
roup care
aciiltles, ALF (CUI
71 I P age
Note to
Attachment B:
The removal of
land use layers
yields
Stewardship
Credits
measured
on a per acre
basis.
Attachment C.Stewardship Receiving Area Characteristics
[final and approved]
Attachment C
Comer County RlSA Overlay
Stewardship Receiving Area Characterlsties
TypleolChara""',j8
lie. To..... VIllage He""'" Co"",,,ct Ru,a1 D8VlrOpmenl
1,OOO-4,OOOacte. 101).1,00080'.'- 40.100_..- 100,1,0". or I"",," Gteal.rThan1ll(1Acte.-
",,",bu. ,""OUsp.rgro...cran. '-40Uopergrossa<:r..-- 1/2-2DUpergros.acre-- 1I2-20Up.rgro.s.c,.- '.4 DUs p.rgrOl'8 "",,,_
Fu~ ral'l{/8ofair1gla ramlly and mllll~rarnily Dlv.'''ilyof.ir>gl.f"m~yandmulli_famj Singl8Fam~ Stnol.FHml"'.ndlPm~.dm"m.lamiJy Smale Fam'lv aOYJ ~rniI.d mLdll.f.....ly
noWlingtypH..tyl..,lotsiz.. houoinglypea..tyl.....lot.il""
RBlall&Om"".5 Retall&OffiC1l_,5 R&tail&Offlc"'.5 ....B!I1aiLA..Qlfu:.-.5 ~-_5
Civ>clGov.mmemeJIlnsl~ut;on_.6 CjvIclGov"n/n.nl.Ulnsl~ullon.. .6 CM"'C;oWlfnman1.III""'n'~i"". .6 Civlclr.nva",manhU!lnstlllllinn-,6 ~v"'Jr::-;' m_"".'IIIlIIllII!.'~~~
ManufaCl.Jtlnnll'nhllnd".I.lal_,45 ~g-,45 ~ng..45 ~-.45 ~-45
n.~y ~.,45 Trana,.nllodning_26uf"I""I Tran.lan' I ndning_26 upa nal T",n,.;ant' ndO",g_26 upanel ~~IH"~l!/frog-26Upanel
--IrlnIiInlLwIulDg-26 upa nat
TownC.nl..-wltn Community and
N.lghborhood Go<>d. and S.rv~"'"" ",Tow Vlilag.Canl.'wilhN.lgh~moodGood Co"".ni.nCII Goodoand Servic"s: Minltnu Convoni.""e Goodoand Servioes; Minimu Village Cenler wM N.ighbomooct Good
and Village Cenl",., Minimum 65 SFg,oo. and S.rviCBli in Villaga Cenl",.: Minimu and 2~e;":~0~. ~~~~~;~~~~~~~m"
buikling araa par DU-Cornorat. Oflloa 2tiSFgroBlibuHding"'..pa,DU 10 SF groso building a..a per DU 'OSFgro".builolngar..p.rOU
Manuf-'winngna'irlhllnd"odrial
Canlraliz.d or da"""I",liza" community C.nlraJizador<!acant,r.Jiledcommunity IndivldtJalWatI.....oSaptloSyal.m; IndlviduaIW.llandS.plk:Syslam: C.ntraliZadordeOOnl,alil.dcomrnunity
l,oalman\'Y"lem Irealment.yole",S C.nl",bad n, d."antrall""d comm"n~v r:enlrRN7l1dor d""e"I'.'i7adt.ommunlty Ireatment.""lam.
t"'.'mant"".'a... t"'alma"tall1lla",
InladmWanRnd~."tlc Inle,lm Walt aNi !;anlfc intadmW.n"nd!l""tic
P.,ks & Pub,c G,een Sp"""" win PubiicGrnnSpaCllforNeighborhood. PublioGreen Spaoo for Neighborhood. P",k. & Pubic Green Spe""swln
CommunityPe,ks(200SF/OU) Ne~hborhood.(mi"lmum1%ofg,o.. (trnnimurn1% olgross.ore.) (minimum 1% ofgro...eras) Neignborhood. (trnnirnurn 1%ofg",..
'or.~' 'or...\
~arlcs&PublicGr.enSp.ceow/o ~I~. AeUv.Racr.a~nnlr.."~r-,,,~
Neighlmrhood.
,~~ Lake.
Adlv. R."",,,t'n~IGolfr:o"'&e. Open Space Minimum ~5% of SRA Open Sp.ce Minimum 35% 01 SRA
Lo~e.
Open Spec. Minimum 35% of SRA
WIcl.R.ng.ofSarvic....-rnlnimum15SF/D Modoral.R.ng.otS.rvi""..min...."m' LimalldSarvic_ limited!;arvi"a.
nolSe",ic.. SF/OU; ~
Full F1eo". nlS""""I. F"IIR"""aof!loMnl. pr...Kthm""nFlem""tarv!;onrWs P,o-K thm"n~ !"Iem.nla", ~Mnlo Pre.Kth", "'h F"""'nl.", !;,-"nnls
Aulo-;ntar""M.ctad'yslemofcolleclo,an AUlo-interco"".cted.yotemofcoli<oc1o Aulo-intercoMect.doystomofcollecto
loc.l,oads;requiradoonnec1ionlocolledo, :md Iocalroada; requ~1Id connectJonto ^", Int"'connactadoysl.moflooalroad ^", In\erconnecl.d.ystemoflocalroa" and local roado: reqtJiredconnacti""",
art.rial ooilecloror.rterisl collecto'cr.rtBIisl
InterconnactedsOiswalkondpalhwaysy.ts Irlterconnscted.idew.lkandpathwoy PadestrlanPathways Padest'i.nPathwsyo InterconneOledsid.wall<andp.thway
sy.tam syotern
Coonty Tran.i1 Acce.. Eoue.trianT'.'I. Eou.olrisnTroilo Ec"esfrl.nT,._. Fn"."'';"" Tr.'I.
~~. eo'",'vT'an.ttA<>r_.
Sila (Gro.s AO'..)
Re.idential Units (DU.) per g'o..
dene~
Re'idenfjaIHo""~Styl...
Maximum Fioor A'M Ratio or Inte
Good.a""Serv;c".
Walarsn<jw..tsw8ler
Rec,eations...oOpenSps"".
Civic. Govarnmental....o Inetltutio
T'a""portation
'. Tow"" are prr>l1lbited within the ACSC. per poliCl'l,7_1 of the Goals, ObJ.cti....... end Policies
- - ViIleges, Hernlela...,.,,; Compact Rural D.""lopmsmowMm thor.o.cSC ar.1Ubjsct to k>cIIlion n ells limit.ion.. par po~cy ._2OInd ala subject 10 Chopler 211--25, FAC
--Deneitycanbair.c...a.d~lhso..d_llW1rougn"'.Alfordabl.Houslng O,",:,olty80nuaorlhfOllllntheden.itybl.n<llngprov..lorpsrPOI,cy4,l
- ThO"'CRD.thsl;"CJud..ing"o'muf!l-farni!Yre'"den~alu''''hallincl''''ePfoporta'oneteslJpportserv"=....
UndBllinedua.aa,enotrequiraauaes.
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Attachment C-Stewardship Receiving Area Characteristics
[Recommended Amendment]
[Proposed]
Size(G
TypicalCharacterisllcs Town* Village Compact Rural Development
rossAcres) 1,50Q-S.OOOacres 100-1,500 acres" 100 Acres or less"
nlial Units (OUs) per gross acre base densty 1-4 DUs per gross acre'" 1-4DUs per gross acre'" 1/2-2 DU per gross acreo""
ntial Housing Styles Full range of single family and multi-family Diversity of single family and multi-tamil Sinole Familv aM limited multi-famil9"**
housing types, styles, lot sizes housing types, styles, lot sizes
Retail & Office-.S Retail & Office- .5 Retail & Office- .5
Civic/Governmentalflnstitution - .6 Civic/Governmental/lnstitution_6 CivicfGovernmAnlalllnstilutioll-.6
urn Floor Area Ratio orlnlensity ManufaclLJrino!Liohllnduslria~.45 Grouo HOlJsing- 45 Grouo HnlJsing- .45
Grouo Houslng_ .45 Transient Lodoing~ 26 upa net Transient I odoing-26 upa net
Transient Lodoing-26 upanet
Town Center with Community and
Neighborhood Goods and Services In Town an Village Center with Neighborhood Good Research, Education,Tourism & Recreatio
and Services Village Centers: Minimum 65 SF gross buildi 9 and Services in Village Centers: Minimu Convenience Goods and Services- Minimu
area per DU- COrD orale Office Manufacturin 25 SF gross building area perDU 10 SF gross building area per DU
and Liohtlndustrial
Centralized or decentralized community Centralized or decentralized community Individual Well and Septic System;
treatmentsyslem treatment systems Centrali7srl or decentralizerl community
and Wastewater treatmentsvstem
tnterimWe(l;'lndSeotic InterimWeliandSentic
Parks & Public Green Spaces win Public Green Space for Neighborhoods
Community Part.s (200 SFfDU) Neighborhoods {minimum 1 % of gross (minimum 1% of gross acres)
~"'n'<:\
Parks & Public Green Spaces win Active Recreation/Golf Courses
Neighbomoods
tion and Open Spaces Lakes
Active Recreation/Golf Courses Open Space Minimum 35% of SRA
Lakes
Open Space Minimum 35% of SRA
Wide Range of Services - minimum 15 SFIO Moderate Range of Services - minimum 1 LimitRrl Services
Governmentai and Institutional Services SF/DU;
Full Ranoe of Schools Full Ranoe of Schools Pre-K throuoh Elemenl;:lrv Schools
Auto - interconnected system of collector an Auto-interconnected system ofcollecto
local roads: required connection to collector , and local roads: required connection 10 Auto-interconnected system of local road
arterial collector or arterial
ortation Interconnecled sidewalk and pathwaysyste Interconnected sidewatk and pathway Pedestrian Pathways
system
County Transit Access _Eouestrian TrAils Eoueslri;:H1 Trails
Countv Transit Acce!lS
Reside
Reside
Maxim
Goods
Water
Recrea
Civic,
Transp
. - Towns are prohibited within the ACSC, per policy 4.7.1 of the Goals, Objectives, and Policies
",. - Villages and Compact Rural Developments within the ACSC are subject to location and size limitations, per policy 4.22, and are subject 10 Chapter 28-25, FAC
... - Density can be increased beyond the base density through the Affordable Housing Density Bonus or through the density blending provlsion, per policy 4.7
-.. Those CROs that include single or mulli-family residential uses shall include proportaionate support services.
Underli@duses are not required uses
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