CCPC Backup 08/11/2010 EAR
COLLIER COUNTY
PLANNING COMMISSION
BACKUP
August 11,2010
(EAR WORKSHOP
MEETING)
Collier County
2011 Evaluation and Appraisal Report
EAR
EAC -Workshop Edition
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THE THIRD
EV ALVA nON & APPRAISAL REPORT
Table of Contents
Section
Pages
Introduction
Chapter One - Public Participation
Chapter Two - County Wide Assessment
Conservation & Coastal Management Element (CCME) - Summary
Conservation & Coastal Management Element
Drainage Sub-Element - Summary
Drainage
Natural Groundwater Aquifer Recharge Sub-Element - Summary
Natural Groundwater Aquifer Recharge Sub-Element
Future Land Use Element - Summary
Future Land Use Element
Chapter Three - Major Issues
Water Resource Protection
Rural Fringe Mixed Use District
Rural Lands Stewardship Area
Climate Change
i-xv
1-13
1-4
1-93
I
1-12
1-2
I-II
1-3
1-38
1-6
1-9
1-9
1-6
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Madam Chair, members of the EAC,
My name is Michael R. Ramsey, President of Ramsey Inc. Ecological Consulting. I
reside in Golden Gate Estates and I am a member of the Board of Directors of the Golden
Gate Estates Area Civic Association. I am here today representing the civic association.
Within the past past year the The Estates Civic Association has been examining issues
related to surface water management and infrastructure in the Golden Gate Estates area
East of CR 951 and have come to these conclusions:
. That surface water management needs in Golden Gate Estates is inadequate
. That the continuing build out of the Estates continues to add to the impervious
surface area and exacerbating the surface water management problem of the
Estates
. Existing and potential surrounding developments add increased impervious
surfaces which increase water dumped into the Estates further exacerbating the
surface management problems
. The SFWMD has acknowledged the canal drainage system in the Estates is only
designed for a 10 year storm event, and current development has passed it's
threshold
. State agencies have acknowledged that they can not help with the Estates surface
water management issues.
. Current wetland mitigation policy and procedures practiced by the SFWMD
continues to mitigate for wetland impacts outside of the Estates Functional
Watershed / Basin.
· The proposed Flood Plain Management Ordinace will increase the amount of
impervious surface in the Estates, generating more storm water drainage.
Because of these reason the Golden Gate Estates Area Civic Association is requesting
that in the EAR process that the EAC recommend that the following changes be
implemented to protect the health, safety and welfare of the residents in Golden Gate
Estates by Collier County Government:
I. That any roads constructed in the Estates causing wetland impacts have to be
mitigated for in the Estates.
2. That Collier Co. Transportation be given direction to pursue seeking mitigation
from the SFWMD by purchasing and preserving wetlands in the Estates area.
3. That Collier County Watershed studies give attention to the fact that state
agencies are mitigating for wetland impacts in the Estates in Lee County and
increasing the probability of flooding and property loss.
4. That Collier Count give direction that property in dysfunctional wetland systems
5. That property acquired for surface water management in the Estates be considered
as part of the green / preserve area in the growth management plan.
6. That property acquired for surface water management in the Estates be utilized for
recreation for the Collier County residents.
7. That the land areas of the RFMUD east ofCR 951 and north ofl-75 be considered
an integral part ofthe Estates area and include in the upcoming Golden Gate
Estates Restudy.
8. That the Estates area east of CR 951 be considered a Rural type area to maintain
lower residential densities, traffic and infrastructure needs.
9. That an incentive be provided to owners of 1.14 to 2.73 acre lots to encourage
combining them - resulting in lower residential densities.
10. That incentives be provide to owners oflots in dysfunctional wetland areas in the
Estates to facilitate providing them as mitigation for wetland impacts or for
surface water management
Thank you for this opportunity to speak.
The Golden Gate Estates Area Civic Association is available to provide further input.
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Collier County
EAR
Introduction
- ---_..~"._-_._--- . ._~--------^,...,--~-._----,-.,
THE THIRD
EV ALUA TlON & APPRAISAL REPORT
ON THE COLLIER COUNTY GROWTH MANAGEMENT PLAN *
INTRODUCTION AND SUMMARY
I. Introduction & Process
In 1923 the Florida State Legislature created Collier County from a portion of Lee county. Collier
County is located on the southern gulf coast of the Florida peninsula, due west of the Miami-Ft
Lauderdale area. Naples, located in the western coastal area of Collier County, is the most populous of
the three incorporated cities in Collier County City of Marco Island, the second most populous
incorporated city, is a barrier island located on the Gulf Coast directly south of Naples Everglades
City located southeast of Naples and the gateway to Ten Thousands Islands is the smallest of the three
incorporated cities both in size and population.
Collier County contains approximately 2,025 square miles of land area. The sub-tropical climate of
Collier County enjoys an average annual temperature of approximately 75 degrees Fahrenheit, with
January and June average temperatures of67 and 82 degrees Fahrenheit, respectively.
The County is bordered by five counties: Miami-Dade, Broward, Lee, Hendry and Monroe.
Charlott.
Monroe
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Collier County Government
A five-member Board of County Commissioners, elected for terms of tour years, governs Collier
County. Each Commissioner is elected by and represents a particular district within the County. The
Board of County Commissioners hires a County Manager, who oversees the County government
departments and staff It is the function of the County Manager's otlice to head the daily operations of
the government in order to provide exceptional services to the citizens of and visitors to Collier
County.
Chapter 163, Part II, Florida Statutes, F.S., also known as the Local Government Comprehensive
Planning Act, requires all local governments within the State of Florida to maintain comprehensive
planning programs based upon an adopted local government comprehensive plan. As part of this
process, the local government must monitor changing conditions and must use this information to
guide periodic amendments to the local comprehensive plan.
The periodic amendment process, which occurs once every seven years, as described in Chapter
163.319], F.S., is a two-phase process. It begins with the preparation, by the local government, of an
Evaluation & Appraisal Report (EAR). The EAR evaluates the performance of the various Elements
of the local government comprehensive plan since the previous EAR-based amendment process. It
assesses the successes and failures of the various Goals, Objectives, Policies and programs included
within the local comprehensive plan and provides recommendations for necessary changes.
Additionally, the EAR is the primary means by which the local plan can respond to changes in federal,
state or regional planning requirements.
Ultimately, the recommendations contained in the EAR become the basis of proposed amendments to
the local government comprehensive plan. These EAR-based amendments, as adopted by the local
governing board and found in compliance with the Chapter 163, Part II, F.S., then become part of the
Goals, Objectives and Policies of the local plan until the next EAR is prepared in seven years.
Collier County's first EAR was prepared and adopted by the Board of County Commissioners on July
16, 1996. The subsequent EAR-based amendments were adopted on October 18, 1997. The second
EAR was prepared and adopted by the Board of County Commissioners on July 27, 2004. The
subsequent EAR-based amendments were adopted on July 28, 2006. This third EAR reviews the
performance of Collier County's Growth Management Plan (GMP) from July, 2004 to July, 20 I O.
*Note: "Collier County Growth Management Plan" is the adopted title for the Comprehensive Plan as
cited in Chapter 163, Part II, F.S. The two terms are in common use throughout this EAR and are
interchangeable.
E.A.R. Requirements
As required by Section 163.3191 F.S, the EAR must address the following aspects of the GMP:
I. The planning program shall be a continuous and ongoing process. Each local government shall
adopt an evaluation and appraisal report once every 7 years assessing the progress in
implementing the local government's comprehensive plan. Furthermore, it is the intent of this
section that:
(a) Adopted comprehensive plans are reviewed through such evaluation process to respond to
changes in state, regional, and local policies on planning and growth management and changing
conditions and trends, to ensure effective intergovernmental coordination, and to identify major
issues regarding the community's achievement of its goals.
(b) After completion of the initial evaluation and appraisal report and any supporting plan
amendments, each subsequent evaluation and appraisal report must evaluate the comprehensive
plan in effect at the time of the initiation of the evaluation and appraisal report process.
(c) Local governments identifY the major issues, if applicable, with input from state agencies,
regional agencies, adjacent local governments, and the public in the evaluation and appraisal
report process. It is also the intent of this section to establish minimum requirements for
II
information to ensure predictability, certainty, and integrity in the h'fowth management process.
The report is intended to serve as a summary audit of the actions that a local government has
undertaken and identifY changes that it may need to make. The report should be based on the
local government's analysis of major issues to further the community's goals consistent with
statewide minimum standards. The report is not intended to require a comprehensive rewrite of
the elements within the local plan, unless a local government chooses to do so.
(2) The report shall present an evaluation and assessment of the comprehensive plan and shall
contain appropriate statements to update the comprehensive plan, including, but not limited to,
words, maps, illustrations, or other media, related to:
(a) Population growth and changes in land area, including annexation, since the adoption of the
original plan or the most recent update amendments.
(b) The extent of vacant and developable land.
(c) The financial feasibility of implementing the comprehensive plan and of providing needed
infrastructure to achieve and maintain adopted level-of-service standards and sustain
concurrency management systems through the capital improvements element, as well as the
ability to address infrastructure backlogs and meet the demands of growth on public services
and facilities.
(d) The location of existing development in relation to the location of development as anticipated
in the original plan, or in the plan as amended by the most recent evaluation and appraisal
report update amendments, such as within areas designated for urban growth.
(e) An identification of the major issues for the jurisdiction and, where pertinent, the potential
social, economic, and environmental impacts.
(f) Relevant changes to the state comprehensive plan, the requirements of this part, the minimum
criteria contained in chapter 9J-5, Florida Administrative Code, and the appropriate strategic
regional policy plan since the adoption of the original plan or the most recent evaluation and
appraisal report update amendments.
(g) An assessment of whether the plan objectives within each element, as they relate to major
issues, have been achieved. The report shall include, as appropriate, an identification as to
whether unforeseen or unanticipated changes in circumstances have resulted in problems or
opportunities with respect to major issues identified in each element and the social, economic,
and environmental impacts of the issuc.
(h) A brief assessment of successes and shortcomings related to each element of the plan.
(i) The identification of any actions or corrective measures, including whether plan amendments
are anticipated to address the major issues identified and analyzed in the report. Such
identification shall include, as appropriate, new population projections, new revised planning
timeframes, a revised future conditions map or map series, an updated capital improvements
element, and any new and revised goals, objectives, and policies for major issues identified
within each element This paragraph shall not require the submittal of the plan amendments
with the evaluation and appraisal repOli.
G) A summary of the public participation program and activities undertaken by the local
government in preparing the report.
(k) The coordination of the comprehensive plan with existing public schools and those identified in
the applicable educational facilities plan adopted pursuant to s. 1013.35. The assessment shall
address, where relevant, the success or failure of the coordination of the future land use map
and associated planned residential development with public schools and their capacities, as well
as the joint decision-making processes engaged in by the local government and the school
board in regard to establishing appropriate population projections and the planning and sitting
of public school facilities. For those counties or municipalities that do not have a public schools
interlocal agreement or public school facilities element, the assessment shall determine whether
the local govemment continues to meet the criteria of s. 163.3177(12). If the county or
III
municipality determines that it no longer meets the criteria, it must adopt appropriate school
concurrency goals, objectives, and policies in its plan amendments pursuant to the requirements
of the public school facilities element, and enter into the existing interlocal agreement required
by ss. I 63.3177(6)(h)2. and 163.31777 in order to fully participate in the school concurrency
system.
(I) The extent to which the local government has been successful in identifying alternative water
supply projects and traditional water supply projects, including conservation and reuse,
necessary to meet the water needs identified in s. 373.0361(2)(a) within the local government's
jurisdiction. The report must evaluate the degree to which the local government has
implemented the work plan for building public. private, and regional water supply facilities,
including development of alternative water supplies, identitied in the element as necessary to
serve existing and new development.
(m) If any of the jurisdiction of the local government is located within the coastal high-hazard area,
an evaluation of whether any past reduction in land use density impairs the property rights of
current residents \vhen redevelopment occurs, including, but not lin1ited to, redevelopment
following a natural disaster. The property rights of current residents shall be balanced with
public safety considerations. The local govcrnment must identify strategies to address
redevelopment feasibility and the property rights of atTected residents. These strategies may
include the authorization of redevelopment up to the actual built density in existence on the
property prior to the natural disaster or redevelopmcnt.
(n) An assessment of whether the criteria adopted pursuant (0 s. 163.3177(6)(a) were successful in
achieving compatibility with military installations.
(0) The extent to which a concurrency exception area designated pursuant to s. 163.3180(5), a
concurrency management area designated pursuant to s. 163.3180(7), or a multi modal
transportation district designated pursuant to s. 163.3180(15) has achieved the purpose for
which it was created and otherwise complies with the provisions of s. 163.3180.
(p) An assessment of thc cxtent to which changes are needed to develop a common mcthodology
for measuring impacts on transportation facilities for the purpose of implementing its
concurrency management system in coordination with the municipalities and counties, as
appropriate pursuant to s. 163 .3180( 10).
Organization of the EAR
The 201 1 EAR is organized into a single-bound report containing an introduction and three (3) major
chapters. These chapters are:
Chapter I - Public Participation & lssucs Idcntificd
Chapter 2 County\vide ./\ssessmcnt
Chapter 3 -Evaluation of Major Issucs
Chapter I details the issues that wcre brought to the process irom the public during the "Public
Participation" portion of the EAR process. Chapter 2 addresses required areas of analysis as required
by Florida Statutes 163.3191, as well as rcviews of the individual GMP clements. Chapter 3 evaluates
the seven (7) major issues, as agreed upon between Collier County and the Florida Department of
Community AiTairs (DCA).
IV
Schedule
Completed Tasks To-Date:
· On August 26,2009, County staff attended a workshop, at the offices of the Southwest Florida
Regional Planning Council, in North Fort Myers to meet with DCA representatives and
representatives from other state and regional agencies to discuss the EAR process, learn of
issues considered important by the DCA staff, and to learn how neighboring local governments
intended to respond to issues identitied by the State.
· On September 8, 2009, Comprehensive Planning hosted an EAR intergovernmental meeting.
The meeting offered an opportunity to fellow staff from local City agencies to identify and
discuss areas of concern with respect to intergovernmental items or issues common to fellow
governments. In addition, this meeting provided an opportunity to discuss sharing data, to
discuss new data that must be generated, and the analysis necessary to address those issues
identified as outdated, problematic, or where compliance has not occurred or is no longer
practical.
. On November 24,2009 the County's Draft Letter of Understanding was submitted to the DCA.
The County and the DCA agreed to the Final Letter of Understanding on December 4, 2009.
On December 15,2009, at their regular scheduled public hearing, the Collier Board of County
Commissioners approved the Letter of Understanding between the County and DCA.
· On January 25, 20]0, the County held its first EAR public participation meeting at the North
Naples Regional Park.
· On February 23, the County held its second EAR public participation meeting at the University
of Florida/Collier County Agricultural Extension Office.
· On March IS, 2009, the County held its third and final public participation meeting at the
Collier County main government complex.
· The varied locations of the three public partICIpation meetings were designed to provide
opportunity to participate in the EAR process to the greatest possible number of citizens. In
conjunction with the public participation meetings, Comprehensive Planning staff coordinated
the preparation of the EAR with other County agcncies, while gathering and analyzing data to
be used in the report.
· From January 2010 through July 2010, staff finalized the various sections of the Report.
· On August I], 2010, the Environmental Action Council (EAC) will hold an EAR workshop at
the Collier County main government complex.
· The Collier County Planning Commission (CCPC) will hold EAR workshops on August 25, 27
and 30, 20 I O. The public discussions at these publically noticed workshops will form the basis
for a number of modifications to the report.
· Collier staff will provide the EAR workshop report to the DCA and various state agencies for a
courtesy review.
v
. The EAC will hold its adoption public hearing on October 18. 2010.
. The CCPC will hold its adoption public hearing for the EAR on December 7 and 8, 2010. The
BCC will hold its adoption hearing on January 3 1,2011.
. The adopted EAR is being submitted to the DCA and the various review agencies after changes
approved by the BCC at its January 31, 2011 public hearing have been incorporated into this
EAR.
. Upon receiving the County's adopted EAR, the DCA will commence review of the report for
sufficiency with Chapter 163.3191. The tentative date for the DCA's Sufficiency Letter
determination is on or about April 27. 2011.
Before progressing to the individual assessments of the objectives and policies of GMP and analysis of
the identified major issues for the 2011 EAR, the County would like to provide a brief description of
long range planning efforts undertaken since the date of the last EAR effort. These described efforts
wcre/are designed to improve the effectiveness of the (iMP in attaining its stated goals within its
various elements.
Horizon Study
The East of County Road 951 Infrastructure and Serviccs I-Iorizon Study was a live year long planning
effort to assess the County's ability to accommodate grow1h within the County's rural eastern portion.
Prior to the initiation of the Study. the rcgulatory framework for growth in the castern portion of the
County was established with the adoption of thc Rural Fringc Overlay and the Rural Lands
Stewardship Area Overlay within the Grow1h Managcment Plan (GMP). The Overlays werc the
regulatory solutions arrivcd upon by the County and the state in response to Final Order No. AC99-
002. With the framework for growth in placc and thc consistent population increases in the 1990's and
the first three years of this decade, the Collier Board of County Commissioners at its June 29, 2004
meeting recognized the need for a comprehensive. long range planning effort to evaluate the county's
fiscal ability to accommodate growth pemlitted by the newly adopted regulations within the area East
of County Road 951. A strong emphasis was placed on thc County's ability to provide the potential
necessary capital infrastructure and services while maintaining the tinancial feasibility as set forth in
the level of service standards contained within the Capital Improvements Element (CIE) and the
Annual Update and Inventory Rcport (A I'IR). To accomplish the task, the lIorizon Study was
separated within two Phases.
The first phase, the Horizon Sludy Prelinlinary H...eporl, was an effort uf estinlating the cost of
providing infrastructure and services for the amount of growth our adoptcd regulations would permit.
The Comprehensive Planning Department with the ""2005 Build-Out Study" provided a projcction of
the maximum number of pcrsons that the (iMP would allow for the County and in particular, thc
portion east of CR951. From thc population projcctions. the Study attempt cd to allocatc cost
associated with the projected infrastructure and serviccs outlay to serve that population, based upon
existing levels of service. Those infrastructure providers included: Transportation, Public Utilities,
Parks, Schools. Stormwatcr Management, Librarics, Emergency Medical Scrvices, the Fire Districts
and the County's Chapter 189 Districts. The lirst phase. Preliminary Report was a twenty-four (24)
month long assessment that developed thrce levels of potential infrastructure and service provision
sccnarios from the various infrastructure and service providing divisions/departments throughout the
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County to satisfy the projected population. The Preliminary Report was presented to the BCC at a
May 24, 2006 workshop.
At the May 24, 2006 workshop, the BCC after hearing the presentation of the Preliminary Report and
the three levels of potential infrastructure and service outlay, directed for the second phase of the Study
to gain insight from the property o"mers of the Study. Moreover, the intention of the planning effort
was to better understand how the property owners in the area East of County Road 95] viewed the
potential growth within the study area, and how those residents felt that gro'W1h could best affect the
levels of service for governmental infrastructure and service providers. To direct the second phase of
the Study, the BCC created the Horizon Study Public Participation Master Committee. The East of
CR95 I Horizon Study Public Participation process, steered by the Public Participation Master
Committee was a 23 month long process of public presentations designed to inform the general public
of the specifics of the provisions of the various infrastructure and service providers, while
professionally polling and soliciting input from the residents of the Study area in relation to their
perspectives related to those identified potential gro'Wth outlays and the cost iJentified within the first
Phase.
As part of the public participation process, the Master Committee held two successive meetings to
discuss the issue of Transportation planning. Like all components of the Preliminary Study, the
Transportation component provided a working meeting to the Committee, which was held in
Immokalee, and a public participation meeting. These meetings were held in December 2007, and
January 2008. It was during these interactions between the Master Committee and the Transportation
Department that the need for a Bridge Study materialized. As part of the discussions with the
Transportation planning staff, the concept of increasing the mobility within the Golden Gate Estates
through a series of strategically placed bridges resurfaced. During the 2003 update of the Golden Gate
Area Master Plan, the concept of bridging strategic locations within the Subdistrict was promoted.
These direct conversations between the Master Committee and Transportation initiated the Golden
Gate Estates Bridge Study, which was designed to identifY the prioritized locations for bridges which
would provide the greatest benefit to overall system capacity. This specific effort will greatly enhance
the county's effort in response to House Bill 697 and will contribute to reductions in overall vehicle
miles traveled (VMT), as well as green house gas CGHG) emission reductions.
In addition to the Bridge Study, the public participation portion of Phase II was comprised of the
development of the Collier County Interactive Growth Model (CIGM). At the inception of the East of
CR95 I Study, the BCC issued a policy directivc that the study would not include a land use
component. The intent behind the directive was that future land use changes should not be the impetus
behind analyzing infrastructurc needs in the arca east of CR951. Although this intcnt was
fundamentally sound in concept, generally accepted planning practices and principles recognize the
need to link land use planning with transportation planning and other infrastructure needs. Based upon
this recognition, at the May 24, 2006 hearing of the Preliminary Report, thc BCC directed staff to entcr
into a contract with Van Buskirk, Ryffel and Associates to initiate the development of a land use
modeling tool, the Collier Inter-Active Gro'W1h Model (ClGM). The CIGM was designed to spatially
allocate projected population to assist with thc timing and locational decisions related to infrastructure
and service provisions. On January 13, 2009, the BCC officially adopted the CIGM as an additional
planning tool.
The resulting byproduct of the Horizon Study was/is:
I. An approved framework of position points established through the public process in regard to
level of service preferences regarding the intrastructure and service provisions for the County's
VII
eastern rural area.
consideration by the
Study area.
2. The developed Collier County Inter-Active Growth Model (CIGM), which will assist in
determination of efficient locational decisions for infrastructure and service locations. It should
also be noted that the CIGM has been utilized by Comprehensive Planning as an additional tool
to evaluate market demand for amendments to the GMP. The CIGM has and is being utilized
by the County to evaluate the appropriate land use mix for the Eastern portion of the County as
new TO'WTIS and Villages are proposed within the Rural Fringe District and the Rural Lands
Stewardship Area Overlays and identify inefficiencies/deficiencies within the proposed land use
allocation for the Eastern portion of the County.
3. The Horizon Study Oversight Committee. created by The BCC at their January 13, 2009 Public
Hearing to ensure staff was maintaining and utilizing the CIGM in the most etlicient and
effective manner.
4. The Golden Gate Bridge Study was approved by the BCC at their JatlUary 13, 2009 Public
Hearing and as funds become available the Bridge Study will establish the prioritization of
locations for system improvements. The improvements or new bridge locations are designed to
provide for a reduction in overall trip lengths within the Golden Gate Estates.
These Position Points are expected to be utilized as a factor for
BCC as they are evaluating land use decisions and policies within the
A final long range planning etfoI1 was initiated in collaboration with the Horizon Study and the RLSA
5-year Review Committee work, thc Master Mobility Plan. That effort is currently on-going and will
be described at the clatter portion of the Introduction.
Rural Lands Stewardship Area Overlay 5- Year Review Committee
Collier County adopted the RLSA Overlay in the Land Development Code (LDC) as Section 4.08.00
on January 30, 2004 as the implementing regulation !(lr the Growth Management Plan amendments
known broadly as the "Rural/Eastern Lands Amendments" 'Which were developed in response to
Administration Commission Final Order No. AC99-002. which reyuired a "Rural and Agricultural
Assessment" and subscyuent adoption of the Gro'W1h Management Plan amendment based upon that
assessment.
The BCC established the Rural Lands Stewardship Area Review Committee per Policy 1.22 of the
RLSA Overlay, which required a Five- Year Review of the RLSA. Accordingly, the BCC established
the ad hoc Rural Lands Stewardship Area Review Committee (Committee) by Resolution Number
2007-305A on October 24, 2007. and provided the Committee with the following functions, powers
and duties:
I. "Review data conccrning the participation and effectiveness in the Overlay meeting the
Goal. Objectiv'c, and Policies in the Future Land Use ElelTICnt of the Oro\\-1h 1\1anagenlent
Plan.
2. Review the RLSA Overlay and make recommendations to increase the etfectiveness of the
Overlay.
3. Assist in determining the most effective venues and dates to hold public presentations: and
4. Assist in promoting public intcrest in the rcview process."'
On May 27, 2008, the BCC approved the "Phase I-Technical Report" (#1 of functions, powers, and
duties of thc Committee). The ''Phase I-Technical Report" was a review of data concerning the
participation and effectiveness in the Overlay meeting the (,oaL Objective, and Policies in the Future
Land Use Element of the GMP which is reyuired by Policy 1.22 of the RLSA Ovcrlay. The "Phase 1-
Technical Report'" was presented and responded to by thc Collier County Planning Commission
Vlll
(CCPC) and the Environmental Advisory Council (EAC) prior to presentation to the BCe. On May 27,
2008, the "Phase I-Technical Report" of the Committee was brought before the BCC, accepted by the
BCC, and forwarded to the Department of Community Affairs (DCA) for its records in accordance
with the directive contained in Policy 1.22 of the RLSA.
While Phase I was the technical report on the programs accomplishments to date, the Committee also
generated a Phase II report which provided an assessment of the policies of the RLSA and potential
amendments to those policies to increase their effectiveness. The Phase II report was generated over
the course of twenty public meetings between March 4, 2008 and December 18, 2008. The BCC on
December 2, 2008 provided direction to staff to facilitate the review of the Committee's Phase II
report before both the CCPC and the EAe. Accordingly, a combined total of eleven (II) public
meetings were held (6 CCPC public meetings and 5 EAC public meetings) between January 28 and
March 10, 2009 of which a total of 8 were public hearing dates before the CCPC (January 28 & 30,
February 5, 20, & 26) and the EAC (January 29, February 5 & 27). During these public hearings the
public was encouraged to speak concerning the Report. All meetings of the CCPC and EAC were
properly noticed public meetings, recorded with minutes taken, and most meetings were televised.
On January 6, 2009 the Committee issued its original2-volume "Five-Year Review of the Rural Lands
Stewardship Program" Report which includes the following:
a. Volume 1 of the Report contains the approved "Phase 1- Technical Report" (to the BCC on
May 27, 2008), as well as the "Phase II-RLSA Overlay" review and recommendations; and
b. Volume 2 of the Report contains the major appendices and support documentation which the
Committee considered when forming and finalizing its recommendations to the BCe.
Prior to its issuance of the original January, 2009 Final Report, the Committee held a series of public
meetings between November, 2007 and January 6, 2009 and received and reviewed information
provided by experts, heard from representatives of several organizations and individuals and summary
minutes and taped recorded documents were developed and maintained for public record. Most of the
Committee meetings were held in the Community Development and Environmental Services building,
while several of the meetings were held at both the new Town of Ave Maria and at the North Collier
Regional Park. These meetings led to the preparation of the Phase I and Phase II Reports. Most
meetings were well attended with audience attendance/participation usually ranging between ] 5 and 30
persons. All persons were given an opportunity to speak and/or present information.
There are no time specific requirement in the GMP RLSA Goal, Objective and Policies that any
amendments to the RLSA Overlay be made, but the Committee did arrive upon a list of modifications
to the program based upon the Original Report. It should be noted that the proposed amendments to
the RLSA Overlay were/are Committee-driven. At the time proposed amendments to the RLSA
Overlay of the GMP have not been substantively reviewed by Staff for sufficiency, completeness,
supporting data and analysis, proper "wordsmithing", and consistency with the GMP, Florida Statutes,
and Florida Administrative Code. Moreover, the Committee was aware that not all of the data and
analysis to support the amendments has been completed. The extensive two year review of the RLSA
Overlay will form the basis of the EAR review and analysis of the Overlay, which is specified as major
issue #7 within the letter of understanding between the County and DCA.
Adoption of the Ten-Year Water Supply Plan
In anticipation of the rapid population growth and increasing water demands facing the State, and the
potential threats to both the economy and natural resources, the Legislature amended the Florida Water
Resources Act (Chapter 373, F.S.) in 1997. The amendment required the five water management
IX
districts to initiate regional water supply planning III all areas of the State where reasonable anticipated
sources of water were deemed inadequate to meet year 2020 projected demands.
The purpose of "ater supply planning IS to develop strategies to meet luture water demands of urban
and agricultural uses" while meeting the needs of the environment This process identilies areas where
historically used sources of water will nO! be adequate to meet future demands, and evaluates several
water source options to meet the shortfall. As mandated by Florida water law. each regional water
supply plan is based on at least a 20-year luture planning horizon, and a complete update of each plan
is required every five years.
The South Florida Water Management District (SFWMD) has developed a long-term comprehensive
regional water supply plan update lor its planning area Collier County is within the Lower West Coast
Water Supply Plan Previous water supply plans lor the Lower West Coast were completed in February
1994 (planning horizon 2010) and April 2000 (planning hOrizon 2020), which the County utilized to
develop its 2002 Water Master Plan Update. The most recent water supply plan update is the 2005-
2006 Lower West Coast Plan Update that has a planning horizon 01'2025
In 2002 the Legislature expanded the local government comprehensive plan requirements, known as
Chapter 163 of the Florida Statutes" to strengthen coordination of water supply planning and local land
use planning. One of the most significant requirements was a Ten-Year Water Supply Facilities Work
Plan in order to project the local government's needs tor at least a 10-year period, identify and
prioritize the water supply facilities and sources of water that will be needed to meet those needs, and
include in the local government's f ive- Year Schedule of Capital Improvements the capital
improvements identilied as needed I<)r the first live vears
To date, the County's Water Master Plan has been considered the County's otlicial plan tor water
capital improvements and the basis tor the 5-year Capital Improvement Schedule contained in the
Capital Improvement Element
Lower West Coast Planning Area Map
x
On February 25, 2003 the Board of County Commissioners adopted an update to the County's 200]
Water Master Plan, to provide an integrated approach for meeting the projected water system demands
up to the year 2022. The "2002 Water Master Plan Update" provided for comprehensive overview of
the entire water system, including emergency systems, water demand projections and demands and
proposed conservation and reclaimed water projects, and provided a plan for future water supply and
infrastructure needs to meet the requirements of growth, infrastructure renewal, replacement and
enhancement over a course of five years. This plan utilized population projections prepared by the
Collier County Comprehensive Planning Department that were approved at that time by the Florida
Department of Community Affairs (DCA) and accepted by the SFWMD. Water demands were
provided at five-year increments to be consistent with the 2000 Lower West Coast Regional Water
Supply Plan. The 2002 Water Master Plan Update formed the foundation for the proposed County's
Ten-Year Water Supplies Facilities Work Plan.
During the State of Florida's 2005 legislativc session, lav,makcrs revised state water law to include a
new statutory provision. Local governments within the Lower West Coast Planning Area are required
to prepare a Ten-Year Water Supply Facilities Work Plan that identifies water supply projects, and
adopt revisions to comprehensive plans within 18 months following the approval of the 2005-2006
Lower West Coast Water Supply Plan Update.
On January 25, 2007, as part of the 2004 EAR-based amendments, and in preparation of the
anticipated Ten-Year Water Supply Facilities Work Plan, Collier County adopted language to
coordinate water supply planning with SFWMD. Modifications of various Goals, Objectives and
Policies (GOPs), as required by these legislative actions, were addressed through the GMP amendment
to the Potable Water Sub-Element, Conservation and Coastal Management Element and the
Intergovernmental Coordination Element. The amendments referenced the 2002 Water Master Plan
Update and any subsequent updates as the appropriate document for the County's water supply
planning. On February 24, 2009, the County adopted the Ten-Year Water Supply Facilities Work Plan.
The plan, and any subsequent updates, is the County's appropriate document for water supply
planning.
FloodplainlWatershed Management Plans
Beginning in 2004, Collier County developed its initial Floodplain Management Plan (FMP) as a part
of its participation in the National Flood Insurance Program's Community Rating System (CRS). The
FMP was incorporated into the County's overall Hazard Mitigation Plan. In 2006, Collier County
established a Floodplain Management Planning Committee (FMPC) under the direction of the County
Manager. The purpose of the FMPC was to provide input into updates to the FMP and annually
reviev.,' the rrv1P Action Plan for completion of the action itenls. Immediately upon the cstablishnlcnt
of the FMPC, the County initiated a rewrite of the FMP to better address the requirements identified by
FEMA in the CRS Coordinator's Manual. That rewrite was completed by late 2007 and the new FMP
was adopted by the Board of County Commissioners in December 2007. The FMPC typically meets
once a month. Throughout the year the FMPC reviews progress being made on the FMP action plan
items, discusses desired tloodplain management program ideas, and has been working on development
and approval of a new Flood Damage Prevention Ordinancc to comply with currcnt Federal
Emcrgency Management Agency (FEMA) requirements.
In addition to iloodplain management as directed through the National Flood Insurance Program, the
County has also committed to development of watershed management plans to address water resourcc
issues (rainfall, runoff, flooding, watcr use, water quality, natural system needs, impacts of new
XI
development, correcting existing problems, etc.). That work started in 2007 with the establishment of
a dedicated budget for development of the watershed management plans. A consultant was hired to
assist staff in laying out a framework of activities that needed to be accomplished, and the interlinking
of these activities as subsequent consultants wcre hired to accomplish the work by the end of 20 10.
Initial work began with contracting for a unified aerial topographic mapping of the County (this did not
include the vast area of the Big Cypress National Preserve east of SR-29 which is all federal land and
not subject to change from development interests) using Light Detection and Ranging (LiDAR).
Coupled with that was the development of a detailed computer model of the vast network of publicly
operated drainage facilities. This modeling was coordinated with the South Florida Water
Management District by using their existing model as the starting model and providing more detail,
coupled with the new LiDAR topography, and updated land use. The County hired a consultant firm
to accomplish this work, and they are currently working on the modeling. The result will be an
analysis of the existing conditions, and dcvelopmcnt of alternatives to address the identified problems
as well as look toward the impacts of future development potential to ensure that additional problems
are not created. The process of developing the watershed management plans includes extensive
coordination with other local and statc agencies along with the public through periodic public
meetings.
Energy Audit and Greenhouse Gas Invcntory Report & Rebuilding Collier's Energy Use Task
Force
The report presented the results of an energy use/greenhouse gas inventory for Collier County, for
calendar year 2007, an accounting of both encrgy use and the amounts and sources of emissions of
greenhouse gases (GHG) for the community as a whole, encompassing the area within the County
limits, with a dctailed look at Collier County government operations. Results are presented in tenns of
standard GHG units, but their magnitudes directly reflect the relativc importance of differing forn1s of
energy use in the County. The purposc of the invcntory was to better understand thc ways the County
utilized energy so that effective policies and programs could bc implemented to reduce costs and
environmental impact. Additionally, the invcntory provides a haseline against which future energy use
and emissions reductions can be measured.
The projcct was funded by Collier County Audubon Society, The Conservancy of Southwest Florida
and National Audubon's TogethcrGrcen grant program and utilized the software and protocol provided
by lCLEl, the International Council of Local Environmental Initiatives.
The three primary motivations for the Energy Audit Rep0l1 were:
1) Understanding patterns of energy use can lead to saving residents/taxpayers money.
2) It is '.vide!)' accepted that fossil fuel energy use contrihutes to global clilnate change, the extent
of which will be critical for low lying regions like Collier County. Assessing and reducing
emissions demonstrates responsibility to present and future residents.
3) Increasing numbers of statc and fedcral programs (and grant opportunities) require
municipalities to address climatc change. By following the cstablished lCLEl protocol, Collier
County joins twenty four communities in Florida and hundreds nationwide willing to take
action and thus demonstrate responsibility and accountability.
The report provided specific recommendation recommendations and next steps for County as follows:
I) Establish the following reduction targets: 10% by 2020. 20% by 2030, and 50% by 2050.
Xli
2) Collate a summary of the baseline inventory, all energy savings related projects, together with
additional programs (including but not limited to those described below) into a comprehensive Collier
County Climate Action Plan. Identify within the plan how GHG reduction measures tie into other
County and regional efforts (such as the Master Mobility Plan, Coastal Management Plans and Land
Development Codes). Include an assessment of the impacts of climate change and energy management
in existing plans and codes to ensure the County anticipates and budgets properly for all potential
changes in Collier County through at least the next forty years.
3) Pursue the LFGTE project along with other waste management projects.
4) Continue government based work: i) building energy retrotits, ii) street lighting replacements to
high efficiency bulbs, iii) alternative fuel vehicles, and iv) promote the commuter services program.
5) Continue the community focused transportation programs such as traffic signal optimization.
6) Establish new community oriented programs to include: i) a community focused "Be Green when
Green makes Cents" program, or equivalent and ii) a Green Business Program. (Additional programs
could be described within in the planned Master Mobility Plan and potentially be funded through
additional grant monies or other sources).
7) Carry out an energy use/greenhouse gas emissions re-inventory in 3-5 years to measure progress.
The Energy Audit was presented to and accepted by the Board of County Commissioners in November
of 2009. While the Board did not provide wholesale acceptance of all of the recommendations
contained in the report, the Board did, based upon the acceptance of the Repolt, create the Rebuilding
Collier's Energy Use Task Force. The purpose of the Task Force is to explore the recommendations
contained within thc Report and bring suggestions back to the Board on the means to accomplishing
the energy efficiencies contained in the Report.
The work of the Task Force is on-going at the time of authoring this report. In June of2010, the Task
Force began discussions with the Board regarding the development of a program to green up energy
use at homes and businesses throughout the County. The program the Task Force envisions would
take advantage of legislation called Property Assessed Clean Energy (PACE), signed by Gov. Crist in
May 2010. PACE sets out a financing mechanism for local govcrnmcnts to create a pool of money
homeowners and businesses can tap for projects from electric car chargers to energy efficient
windows. Other possible uses for the money include insulation upgrades, solar panels, wind turbines
and energy efficient air conditioning. The full specifics and applicability of the program wcre still in
the development stage by the Task Force at the time of authoring this report, but the PACE program
and other sin1ilar efforts to increase energy efficiency \vithin the County arc expected based on the
Task Force's work within the Energy Audit. The future recommendations of the Task Force, once
approved by the Board are expected to intertwine with the regulatory environment of the County.
Master Mobility Plan
The purpose of the Master Mobility Plan (MMP) is to guide the need and location of land use, public
services (libraries, EMS, schools, etc), multi-modal transportation and various infrastructures while
protecting environmentally sensitive land, habitat and agricultural land with the primary objective of
reducing Vehicle Miles Traveled (VMT), as the County progresses to build-out. The Board of County
Commissioners on July 28, 2009, provided approval to statT to seek a grant under the Energy
Xlll
Efficiency and Conservation Block Grant (EECBG) Program, which were funds made available for the
first time under the American Recovery and Reinvestment Act of 2009. The County received the
EECBG grant on September 8th and the BCC approved the grant on September 29th.
The MMP is intended to be a concise and practical plan that will manage gro\\1h in a sustainable,
financially feasible and environmentally responsible manner. It is anticipated that the plan will be
developed within a 24 month time frame. In addition, implementation of certain sub elements of the
plan such as local street network connectivity, signal timing and other projects that reduce greenhouse
gases and VMT will be initiated during the development of the MMP. This plan will inherently allow
for flexibility through the development and integration of Gro\\1h Management Plan goals, objectives
and policies as well as Land Development Code criteria that will help accomplish the following:
I. Provide needed infrastructure and reduce redundancies by the establishment and
incorporation of an Infrastructure Master Plan with the goal of reducing the VMT.
2. Strategically locate public services as well as private residential, commercial and
industrial development by the establishment and incorporation of a Land Use Master
Plan with the goal of reducing the VMT.
3. Incorporate multi-modal transportation alternatives by the establishment and
implementation of a Mobility Master Plan with the goal of reducing the VMT.
4. Preserve environmentally sensitive land, habitat and agricultural land by the
establishment and incorporation of a Wildlife Crossings and Habitat Preservation
Master Plan
5. Secure MOU's (Memorandum of Understanding) that define, validate and document the
commitments and expectations of Collier County Government and the primary
stakeholders and agencies.
The development and implementation of the MMP will result in job creation, job retainment, a
measurable reduction of fossil fuel consumption and less impact to the environment caused by future
gro\\1h. The MMP will help guide Collier County through its next phase of grow1h efficiently and
effectively. The investment in transportation, environmental protection, and other infrastructure will
provide long-term economic and environmental benefits. Mobility investments and subsidies are
justified in that they will promote financial feasibility by:
I. Increasing and improving cost-elTective, environmentally responsible mobility options.
2. Result in more cost etfectivc transportation facility and service investments.
3. Increase transport system efficiency (reduces total costs or increase total benefits).
4. Reducing resource costs. such as the anlount of fuel consunled per unit of transport., and
the amount of land devoted to transp0l11'1cilities.
5. Signiticantly reduce VMT. The savings that results when motorist reduce mileage are
widely distributed throughout the economy.
The Planning Objectives for the plan are: Congestion Reduction, Parking Costs Savings, Facility Cost
Savings, Consumer Cost Savings, Reduced Traffic Accidents. Improved Mobility Options, Energy
Conservation, Pollution Reduction, Physical Fitness & llealth, Land Use Objectives and Community
Livability
The MMP project scope is detailed below:
XIV
1. Build databases and GIS maps of existing and proposed stakeholder plans (utility,
parks, fire, protection overlays, etc.).
2. Prepare Infrastructure Master Plan
3. Prepare Land Use Master Plan
4. Prepare Mobility Master Plan
5. Prepare Wildlife Crossings and Habitat Preservation Master Plan
6. Secures MOU's
7. Incorporate recommendations/changes resulting from public workshops into Draft
Vision Plan Map.
8. Conduct evaluation of effects of vision plan/land use scenario (placement of public
services) on transportation plan.
9. Document results of evaluation stating benefits and disadvantages.
10. Prepare Draft Vision Plan Report.
II. Submit Draft Vision Plan Report to Collier County for review.
12. Incorporate County staffrcvisions and rccommcndations into Final Draft Vision Plan
Report.
13. Provide support to County staff for presentations to CCPC and BOCC.
14. GMP Recommendations
15. Final Map Set
16. MOU's signed
By the time of this transmittal of the EAR in January 20 I 1, the MMP will be 14 months into
development and the conclusion of the planning effort is fully expected to result in a number of
amendments to the GMP and the Land Development Code directly related to the reduction of vehicle
miles traveled and the con-esponding green house gas reductions.
Conclusion
Each of these efforts have been highlighted near the beginning of the EAR document to demonstrate
the County'sefforts and undertakings to gain increased efficiency within the co-ordination of future
private development, public expenditures, environmental protections and diverse broad based land use
allocations. A number of the lessons learned from these past and on-going efforts have influenced and
shaped this EAR report and have identified areas where the GMP could be amended to better
accomplish the goals, objects and polices contained within. The premise of everyone of the County's
efforts addressed within this section have bcen motivated by the same base motivation as the EAR
process, to ensure that the regulator environment provided for within the Collier Grow1h Management
Plan, is one that provides the County's citizens, businesses and natural systems the greatest chance at
long tcrm sustainability.
xv
Chapter One
Public
Pa rtici pation
Chapter One - Public Participation
Engaging the public in the evaluation and appraisal of the Comprehensive Plan is challenging. While
County staff undertook several specific exercises to obtain input and feedback from stakeholders,
public outreach and involvement is really a full-time, year-round activity, requiring the planner to
continually be listening in all forums and settings, not just those devised for the EAR.
Described below are the specific events used to gain input and insight into the long term desires of the
County's citizens, business community, educators, regulatory agencies, etc. In addition to these
activities which were specific to the EAR, several other methods of obtaining input into the evaluation
and long range planning process were described within the introduction section of the EAR.
EAR Kick-off Meeting at the Southwest Regional Planning Council
On August 26, 2009, COWlty staff attended a workshop, at the otlices of the Southwest Florida
Regional Planning Council, in North Fort Myers to meet with DCA representatives and representatives
from other state and regional agencies to discuss the EAR process, learn of issues considered important
by the DCA staff, and to learn how neighboring local governments intended to respond to issues
identified by the State.
Inter-Governmental Kick-off Meeting
On September 8, 2009, Comprehensive Planning hosted an EAR intergovernmental meeting. The
meeting offered an opportunity to fellow staff from local City agencies to identifY and discuss areas of
concern with respect to intergovernmental items or issues common to fellow governments. In addition,
this meeting provided an opportunity to discuss sharing data, to discuss new data that must be
generated, and the analysis necessary to address those issues identified as outdated, problematic, or
where compliance has not occurred or is no longer practical.
Meetings with County Departments
Early on in the EAR development process, planning staff met individually with most of the COWlty
Departments. For the entire "life" of the COWlty'S Comprehensive Plan, most of the County
Departments have been actively involved in the front end of the planning process, including in the
development of policies, as well as in implementing the actions, programs and projects that fall out of
the Plan. It is the ongoing involvement at all levels of COWlty operations in the comprehensive
planning process that have resulted in a Plan that is meaningful and realistic, and can be effectively
implemented. Although a formal meeting was arranged with each Department early in EAR
development, in actuality, the coordination and collaboration is constant and ongoing. In many cases,
Departments have recommended specific amendments to the Comprehensive Plan.
Co-ordination with Other Agencies
Staff interacted with the Southwest Florida Water Management District (SWFWMD) concerning their
expectations for the COWlty'S EAR. Overall, SWFWMD's big areas of concern for Collier COWlty fell
Wlder the heading of Water Resource Protection and Climate Change. For Water Resource Protection,
the subject areas highlighted by the District were: flood protection and water quality, vulnerability of
1
Public Participation
potable water supply to contamination and demand rate for water supply projects. Under the heading
of Climate Change, strategies to protect water supplies and potential saltwater intrusion were
highlighted. For the assessment of the Economic Element of the GMP staff co-ordinated the review
efforts with the Collier County Economic Development Council, not-for-profit organization whose
mission is to diversify the economy and create high wage jobs
County and Departmental Website
The EAR webpage described the purpose and value of the Comprehensive Plan and went over the
EAR process, summarized meetings and events related to the EAR, and importantly, provided a
location for people to track the list of issues as it developed throughout the public participation
process, and the review schedule and results of the advisory board EAR workshops held in the summer
of2010.
EAR Public Meetings
Throughout the spring of 2010, planning staff conducted 3 workshops around the County. The
locations of the public meetings were distributed to the various areas within the County to provide ease
of access to a majority of the County's residents. The workshops provided people with the opportunity
to hear staff presentations concerning the purpose, scope and schedule of the EAR, ask questions about
the Comprehensive Plan and the EAR process, provide comment to what they felt was working and
what could be improved within the County, and to meet County staff from several different
Departments. While turnout at the workshops was not overwhelming, the input received from the
public, as well as municipal staffs attending the workshops, was important and contributed to the
development and refinement of issues and opportunities. Below is a listing of the Public Comments
received at each of the three public participation meetings.
The I Sl EAR Public Participation Meeting held at the North Naples Regional Park on January 25, 20] O.
The comments received from those in attendance have been grouped associated with the major issues
identified by the County and DCA. Following the issue cited will be the corresponding objective or
policy within the GMP elements to which it pertains.
For the comments received over the course of the three public participation meetings for the EAR, staff
did not attempt to generalize and/or categorize the comments, but rather, as mentioned, linked the
comment to the appropriate policy and/or objective in one of the GMP elements, where applicable.
Each public comment that is linked to a policy or objective will be noted in Chapter Two ofthe EAR.
This approach will allow the reader understand how the public comment relates to staff's analysis of
the policy or objective and what, if any modifications, revisions, deletions are being suggested. It
should be noted that a number of the comments received are either issues dealing with the
prograrmnatic delivery of services provide for by the various departments/divisions of the County or
are observations from the individual related to issues outside of the purview of the GMP policies and
objectives. These comments have been designated accordingly.
The ]"" EAR Public Participation Meetinf< was held at the North Collier Regional Park -
Administration Buildinf< - Room A-6 on January 25. 20/0, below are the comments received.
URBAN DEVELOPMENT PATTERNS
. Encourage smart growth principles - mixed use, urban infill, walkable communities, alternate
transportation modes, and more green space. Objective 7 of the Future Land Use Element
2
Public Participation
.
Encourage "experimental" zoning - cluster housing in single"family zoning, guesthouse permanent
occupancy. Policy 5.6 of the Future Land Use Element.
County should create Walk only districts - by design or retroactively (close off streets) - and not
limited to commercial areas. Policy 1.1 of the Future Land Use Element.
County should Reserve right-of-way for light rail. Objective 6 of the Future Land Use Element and
Objective 4 of the Transportation Element.
Elements of the GMP need allow and encourage parking spaces for compact and micro cars - with
parking space credit. Land Development Code
County should be recognizing L~ED principles (Leadership in Energy and Environmental Design)
Green Building Rating System' "" of sustainable green building and development practices and
eliminating code barriers to using alternative (green) building materials. Objective 6 of the
Economic Element.
County should be recognizing LEED principles (Leadership in Energy and Environmental Design)
Green Building Rating System™ of sustainable green building and development practices.
Objective 6 of the Economic Element.
Regarding Item No.2 (above) --Change the TDR program to require use of TDR's to obtain
additional density (cluster housing, guesthouses). Policy 5.3 of the Future Land Use Element.
Elements of the GMP need to provide more incentive for non-motorized (or Mass Transit)
development. Objective 12 of the Transportation Element
.
.
.
.
.
.
.
TRANSPORTATION
.
County not adhering to Greenway Interconnectivity Policy 4.2 of Transportation Element - the
County "shall provide an interconnected and continuous bicycle and pedestrian system by
constructing improvements identified on the 2030 Pathway Facilities Map series as funds permit".
Policy 4.2 o/Transportation Element.
County should be studying ideas for a 5-Year work program for pathways (no current program).
Policy 4.5 a/the Transportation Element.
County not adhering to Policy 4.7 of Transportation Element - bike lanes included in resurfacing
projects - the County "shall incorporate bike lanes in roadway resurfacing projects as is physically
possible and will not result in a safety or operational problem". Policy 4.7 0/ Transportation
Element
Intergovernmental cooperation involving the County not strong enough to achieve the intended
functional sidewalk/path Interconnectivity with school property (pathways). Objective 4 of
Transportation Element
County should be studying ideas to allocate existing lanes to public transit, including dedicated
transit lanes, restricted SOY lanes, carpool lanes, etc... Objective 12 o/Transportation Element.
County not offering adequate access to Mass Transit, including enhanced routes, dedicated mass
transit lanes, etc... Policy 12.10 of Transportation Element
County not doing enough to require mix of/and uses. Policy 5.6 o/the Future Land Use Element.
.
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.
.
.
EASTERN LANDS (RLSA - RFMUD)
.
Adjustment to Transfer of Development Rights (2005) program not producing desired result.
Wholesale comment on Overlay
Application process for severances & transfers not fair to all receiving agencies. Land
Development Code
.
3
Public Participation
.
Need more specifics of Land Management Plan required for TDR credit No.3. Cost associated
with severance process prohibited. Land Development Code
The County should develop a unified LMP for area. Future Land Use Element - Rural Fringe
Mixed Use District Overlay
County should be studying ideas for TDR's to be applied beyond RFMUD. Future Land Use
Element - Rural Fringe Mixed Use District Overlay-Additional TDR Provisions
County should be studying ideas to have a TDR education program. Programmatic
TDR's should be open to be used in Urban Area. Future Land Use Element - Rural Fringe Mixed
Use District Overlay-Additional TDR Provisions
Look at Marion County TDR Program. Informational
County should be studying impacts of RLSA potential development and their effect on Estates (i.e.
ground water, drainage, long-term effects). Policy 3.1 of Future Land Use Element - Rural Lands
Stewardship Area Overlay
LRTP not showing specifics ofRLSA. Informational
County Government not providing awareness of development schedule of C.R. 951. Informational
.
.
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.
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.
.
AFFORDABLE HOUSING
. County does not do enough to provide housing opportunities in close proximity to employment
centers. Policy 1.4 of the Housing Element
. County does not do enough to encourage or mandate workforce housing component for
development. Policy 1.3 {!fthe Housing Element
. Waivers for impact fees for affordable housing projects. Policy 2.10 of the Housing Element
. County does not sufficiently address low income housing (provide incentives). Policy 2.3 of the
Housing Element
. County should provide land tor atlordable housing. Policy 2.10 of the Housing Element
. County should be studying ideas for multiple units on single-family lots. Future Land Use
Designation Description Section - Density Rating System.
. County should be studying ideas for lofts above garages, etc. to provide affordable housing
opportunities. Future Land Use Designation Description Section - Density Rating System.
. Coordinate transportation network with location of affordable housing units. Policy 1.4 of the
Housing Element.
CLIMATE CHANGE
. County should be studying ideas to target Green House Gas sources - besides transportation.
. County should be studying ideas to address lack of energy efficiency plans.
. County should be studying ideas to address need to plan for Sea Level Rise.
. County should be studying ideas to access & connect State Parks with County Network.
WATER RESOURCE PROTECTION
. County should re-evaluate monitoring and maintenance procedures for nutrient
loads/pollution/water quality. Objective 1 of the Drainage Sub-Element.
. Improve public participation outreach and involvement for watershed management planning.
. The County needs better outreach and education with user-friendly terminology and use
illustrations.
. The County Watershed Management Planning needs to be holistic - more than just water.
4
Public Participation
The 2"" EAR Public Participation Meeting was held at the University of Florida/Collier County
Agricultural Extension Offices on February 23,2010. As providedfor at thejirst public participation
meeting the comments received from those in attendance have been grouped associated with the major
issues identified by the County and DCA. Following the issue cited will be the corresponding objective
or policy within the GMP elements to which it pertains, if applicable.
CLIMATE CHANGE
. Promote and encourage safe bike/walk, including education to improve safety of bike/pedestrians
routes to reduce number of miles driven, especially school drop-off. Policy 4.2 Transportation
Element.
. Reduce gaps between CAT stops. Explore feasibility of bike rentals at CAT stops to minimize
gaps in the existing networks of bike/pedestrians pathways. Programmatic
. Increase mass transit availability (CAT). Policy 12.10 Transportation Element
. Create bike/pedestrians pathways on canal banks to separate bike routes from vehicle traffic.
Programmatic
. Do not use Vehicle Miles Traveled (VMT) reduction as an excuse to build more commercial in
neighborhoods where they were not planned nor vetted through a local master plan process.
Observational
. Flooding as a result of climate change will affect current population estimates, County needs to
revise estimates. Observational
. Include more bridges (Golden Gate Estates) to reduce fuel consumption and safety.
. Policy 9.3 Transportation Element/ GGAMP Restudy
. Create County-wide storm water management to address sea level rise. Policy 2.1.5 Conservation
and Coastal Management Element
. Standards to address Climate Change need to be different for Golden Gate Estates (than urban
coastal zones). Observational
. Allow low density areas in Golden Gate Estates. Observational
. Make CAT cost more affordable. Observational
TRANSPORT A nON
. Public safety in the Estates has been ignored - Observational.
. Paving not followed through on local roads - Programmatic
. Proposed Transportation Corridors thru Estates never contemplated by Master Plan and IS
inconsistent with the GGAMP. Ohservational
. Vanderbilt Beach Road not necessary - inconsistent with GGAMP. Observational
. Taking of homes for Vanderbilt Beach Road not necessary. Observational
. Extension of Green Blvd and Wilson Blvd - not consistent with GGAMP.
GGAMP Restudy
. Transportation - Mobility Plan will Change Rural Character. Observational
. Bridge the waterways - instead of 4-6 lane roads to reduce miles traveled.
Policy 9.3 Transportation Element/ GGAMP Restudy
5
Public Participation
. Multi paths should be developed separate of roadway. Policy 4.2 of Transportation Element.
. Better linkage between Transportation Planning and Land Use is needed. Objective 5
Transportation Element.
. Loop around Estates do not go through it to carry traffic. GGAMP Restudy.
. Long Range Transportation Plan needs to be incorporated further into GMP
recognize character of sub-districts. Objective 5 Transportation Element.
. Transportation feasibility between sub-districts (RLSA, RFMUD, Estates) needs greater
coordination. Objective 5 Transportation Element.
. Interior Commercial Development in Estates not consistent with GGAMP. GGAMP Restudy.
. Eighth Street is a residential road - Fair Grounds should stop using for all events. Programmatic.
. Estates Road Network needs to be planned for build-out, with street width and locations clearly
shown. Programmatic.
. More ECO friendly landscaping and water efficient medians. Programmatic.
. Widen Oil Well Road to State Road 29 and expand State Road 29. LRTP Programmatic.
. Bridging of Wilson Blvd South should never be proposed. Prowammatic.
. 1-75 interchange should not route traffic thru Estates. LRTP Programmatic, GGAMP Restudy.
AFFORDABLE HOUSING
. Maintain viability of below market rate housing (particularly multi-family units) as transitional
housing. Observational.
. Increase public assistance to affordable housing, possibly maintaining and administrating units
(existing) for present and future occupants. Programmatic.
. Stop steering affordable housing into thc estates. Partner with realtors to Improve the Image
of the estates. Observational.
. Maintain unoccupied housing units. Programmatic.
. Increase focus of affordable housing to multi-family units from single-family. Programmatic.
. Promote owner occupied units/rent-to-own units. Programmatic.
. Develop a program to monitor absentee owner activities. Programmatic.
. Waive impact fees for development of affordable housing. Policy 2. 7 Housing Element.
. Reflect actual vacancy rates within CIGM. Programmatic.
. Identify threshold of affordable housing within geographic area - and allow no affordable housing
in that location if thresholds crossed. Policy f.4 Housing Element.
. Issue of affordable housing in Golden Gate Estates Is it a good idea to explore potential?
Observational.
EASTERN LANDS (RLSA - RFMUD)
. Incrcase developer credits during RLSA revisions. RLSA 5-Year review amendments
Observational.
. Credits for underground assets? (Mining) RLSA 5-Year review amendments - Observational.
. Panther ovcrpasses and underpasses (do they work)? Programmatic.
. Define primary and secondary panther habitat. Programmatic.
. LOSS for concurrency has not bcen proven by data and analysis for the new changes proposed to
the RLSA Overlav. Observational.
6
Puhlic Participation
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Don't use Golden Gate Estates as thru-way for access to the coast. Observational.
Don't build roads in advance of development and population. Observational.
TDR program is inefficient. Observational.
TDR program doesn't incent transfers sufficiently for developers. Future Land Use Element
(FLUE) RFMUD.
Envisioned market for TDR's is non-existent (don't sell) Observational.
Further incent transfers into urban infill (clause is unclear and needs to be expanded). Future
Land Use Element (FLUE) RFMUD.
Provide further incentives from sending to receiving. Future Land Use Element (FLUE) RFMUD.
Rural villages envisioned within receiving areas don't provide sutlicient commercial capacity.
Observational.
Design and criteria for commercial locations within the villages isolate them from major
transportation corridors (making them not viable) Future Land Use Element (FLUE) RFMUD.
No new high speed (> 36 mph) roads built in RLSA and Rural Fringe Sending Areas (low speed
essential for wildlife preservation) Observational
Commercial development on the interior of Golden Gate Estates goes against the Master Plan and
should not be allowed. Observational.
The taking of homes instead of a golf course for the Vanderbilt Beach Extension should not be
allowed. Programmatic.
Proposed RLSA amendments in Collier County did not address any concerns from DCA (7
written concerns from Tom Pelham). Observational.
RLSA and RFMUD need to be compatible with Golden Gate Master Plan. Observational.
When RFMUD was created, land use restrictions eliminated functionality of Golden Gate Master
Plan - Ex: Proposed location for estates commercial. Observational.
RLSA has encouraged premature conversion of agriculture by:
Only low quality agriculture has been protected
By using eminent domain to provide transportation corridors
Refusing to address DCA concerns
Using Section 189 Districts to bypass Florida's Growth Management Laws
Observational.
GMP Elements (like RLSA, RFMUD, and Golden Gate Master Plan) need to address the effects
they have on each other: Services, Transportation, Land Use. Observational.
Where is the Master Watershed Management Plan? Policy 2.1.5 Conservation and Coastal
Management Element.
Receiving Areas in the RFMUD need to be changed to allow services including business,
commercial and industrial can be located there to support not only the RFMUD, but adjacent
Golden Gate Estates and surrounding Communities. Observational
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DEYELOPMENTPATTERNS
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Fairground activities have escalated over time - both the frequency and intensity of events disrupt
the tranquility of surrounding Golden Gate Estates. Observational.
7
Public Participation
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Need Rural Standards for East ofC.R. 951 (development standards, roads, dark skies, etc.) Policy
/.5 Capita/Improvements Element.
In Golden Gate Estates, commercial development was [mostly] to occur on periphery, and
[interior] commercial was to be small scale/small magnitude. Peripheral commercial can be larger
in magnitude - that is acceptable. Observational - GGAMP Restudy
There should be a minimum residency period requirement to serve on Committee(s) that can
change, or influence change to, the Golden Gate Area Master Plan (GGAMP), e.g. 5 years.
Programmatic.
For development in the Rural Lands Stewardship Area (RLSA), Golden Gate Estates residents are
not included/engaged - their input is not sought though RLSA development may impact GGE.
Observational.
Proposed large commercial development at Golden Gate Blvd. and Wilson Blvd. is out of
character, destroys aesthetics [referring to proposed GMP amendment petition CP-2008-1].
Observational.
StatT involved in projects, plans, etc. need to have familiarity with the affected area. Staff should
live in the area or at least tour the area to get familiar with, and better understand, the area.
Observational
More comprehensive approach needed when planning east of 951; GGE, RLSA, Rural Fringe
Mixed Use District (RFMUD) planning affects one another (drainage, roads, resources,
commercial and industrial services). Objective 4 Future Land Use Element.
Need to plan for Golden Gate Estates long-term - consider build-out. Observational.
Road corridors serving urban areas should be routed around rural areas so as to maintain
community character. Observational. GGAMP Restudy.
Plans for east of 951 aren't flexible enough to accommodate change in growth rate.
Observational.
The Collier Interactive Growth Model (CIGM) is slow to react to demOh'faphic changes.
Observational.
Need a Community Center within Golden Gate Estates. Observational.
Need larger, more etTective buffers around commercial development and County projects when
near/affecting nearby residences. Programmatic.
Goals, Objectives and Policies (GOP's) of the GMP are not adequately implemented.
Observational.
Need more public arenas for homeowners to voice concerns and opinions about topics/problems
atlecting them, e.g. fairgrounds activities, water treatment plants, mining operations.
Programmatic.
For Vanderbilt Beach Road Extension, should take golf course land [for needed right-of-way], not
homes. Observational.
During moratorium period (reference June 22, 1999 Final Order from Florida Administration
Commission), the County did not adequately address environmental issues, nor where/when/if
additional development would be permitted, including agriculture. Observational.
Changes to the GGAMP should be the exception, not the norm. Observational.
One or more East of 951 Horizon Committee Members suggested urbanizing Golden Gate Estates.
Need to preserve the rural character. oer the GGAMP. Observational.
8
Public Participation
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. Should focus on SR 29/82 bypass as an industrial development center based in Immokalee Area.
Observational.
. Question whether RLSA development showing fiscal neutrality. Policy 4.8 RLSA Overlay -
FLUE.
. County policies encourage premature conversion of agriculture lands - when there's no need for
more residential lands. Observational.
. Planning period for GMP should be extended beyond 10 years. Policy 5.4 ClE.
. Provide concurrency with Transportation projects/plans. Policy 2.1 Transportation Element.
. Need a re-study of GGAMP - need to program for it and provide funding. Observational.
WATER RESOURCE PROTECTION
. With a future unpredictable climate we cannot depend on previous historical levels of water.
Observational.
. Develop new tools to predict future water availability. Policy 1. 3 of Potable Water Sub-Element.
. GMP elements need to consider the effects they have on each other and;
Available water supply
Waste Management (Landfills)
Drainage Observational.
. If and when sea levels rise, what has the BCB done to keep water in the Eastern Collier area fresh
and apart from encroaching seas? Observational - Major Issue- Climate Change.
. The County has let the residents down by acquiescing in the FIRM. Observational.
. The County has failed to provide guidance to the people who will need a LOMA. Programmatic.
. The County has failed to limit growth based on available resources. Objective 2 (Financial
Feasibility) Capital Improvement Element.
. The County has failed to consider the cumulative effect of deep aquifer withdrawal.
Observational.
. The County has failed to develop a County-wide Storm Water Plan.
Objective 2.1 Conservation and Coastal Management Element.
. Canals not cleaned (algae and weeds cover canal along Frangipani Ave.) Algae sheet sunk
(causing future problems for fish and drainage). Programmatic.
. C 1 connector has better flow due to culverts being installed. Observational.
. FEMA elevations too large a burden during severe recession. Observational.
. Need more efficient water management of rural areas east of CR95 I to prevent flooding and being
rezoned to flood arca. Observational.
. The new Flood Insurance is unacceptable. Observational.
. The County should protest FIRM. Observational.
. If flooding is a problem, don't allow additional buildings and asphalt (which can impact their
neighbors). Observational.
. Ditches and swales are not being cleaned and cleared; and driveways do not have proper culverts.
Programmatic.
. Standing water only 3 times ('95, '06 and '08) the same time the county took readings.
Observational.
9
Public Parlicipation
. County Government has failed to implement the Watershed Management Plan into which all
other Construction and Coastal Elements, Goals and Objectives were to be involved.
Observational - Objective 2.1 Conservation and Coastal Management Element.
. Disappointed with County's failure to put the '89 GMOP LDC into place in a timely manner.
Observational.
. County has failed to address sustainability and quality of life for all resources. Observational.
. The '89 GMP required that all aspects will be evaluated, watershed by watershed,
where is that guidance? Observational - Objective 2.1 Conservation and Coastal Management
Element.
. All development in the urban zones and outside should be considered and evaluated after each
watershed and its characteristics were developed. Objective 2.1 Conservation and Coastal
Management Element.
. Failed to put into place a Watershed Management Plan. Objective 2.1 Conservation and Coastal
Management Eiement.
. Dropping water table in GG Estates, GG Estates water resources are being used by City and other
areas without benefit to GG Estates. Observational.
. Re-use water - can it be turned into a drinking water source? Potential waste of re-use water is a
concern (If there is no demand, why pay for treatment?) Policy 1.1 Potable Water Sub-Element.
The 3'" EAR Public Participation Meeting was held at the Collier County Board of County
Commissioners BCC Chambers, 3rd Floor Administration Building on March 15,2010. As provided
for at the .first two public participation meetings the comments received from those in attendance have
been grouped associated with the major issues identified by the County and DCA. Following the issue
cited will be the corresponding objective or policy within the GMP elements to which it pertains, if
applicable.
INTERGOVERNMENTAL COOROlNA nON
. Need consolidation of fire districts. Programmatic
. Better coordination between School Board (sitting) and County Government (locate schools where
infrastructure is available or planned). Same for EMS and Fire Stations - all facets of
infrastructure. Policy 2.6 Intergovernmental Coordination Element (ICE)
. FEMA (under DHS), SFWMD, DEP, USACOE, Collier County Stormwater - need to coordinate
water resource management (surface and storm; water supply for municipal resources). Policy 1.4
Potable Water Sub-Element
. Better coordination between MPO and Comprehensive Planning (Land Use and Transportation).
Programmatic
. Better coordination between Parks & Recreation; and Libraries (co-locate). Policy 1.6.1
Recreation and Open Space Element (ROSE)
. Better coordination between Schools and Parks & Recreation (co-locate). Policy lJ2 ROSE
. Need Rural Development Standards for non-urban area~. Policy 4.1 Future Land Use Element
(FLUE)
. Establish single authority for fire plan reviews. Programmatic
10
Public Participation
TRANSPORT A TION
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Integrate MPO and LRTP. Programmatic
Transportation Planning should be part of Master Plan. Observational
Education entorcement of laws and rules - 3' clear to bikes/pedestrians. Programmatic
Establish a minimum Level of Service for multi-model needs. Policy 1.5 Capital Improvements
Element & 12.8 Transportation Element
Develop bike share with transit. Observational
Formalize lime rock road policy. Observational
Strengthen 4.6 and 4.7. Policy 4.6 & 4.7 Transportation Element
Stress interconnection and continuity. Policy 7.3 FLUE
Adopt Rural Road Section Standards - Lighting, Landscape and Water. Policy 1.5 Capital
Improvements Element & 12.8 Transportation Element
Fair and equitable impact fees - Too high today/unfriendly/too busy and most cost effective design
and construction to reduce fees. Observational
Dead ends, (i.e. Vanderbilt Beach Road ends at DeSoto); build when population supports. Policy
1.2 CIE
MSTU should pay for own Administration Costs - 10%? Observational
Integrate road water management with land use and water quality parks. Programmatic
Pathways added to requirement for concurrency. Policy 5.1 CIE
Policy 5.1 - add pathways. Policy 5.1 Transportation Element
Add linear greenway parks to connect facilities. Programmatic
Better facility and location planning for schools with coordination of county infrastructure.
Objective 3 Public Schools Facility Element
As appropriate, add complete street/non-motorized. Observational
Strategic Park and Ride Transit and Economic Analysis. Programmatic
Red light enforcement may be contrary to tourism. Observational
Educate public on Level of Service. Observational
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CLIMATE CHANGE
. Increase Mass Transit instead of road widening. Polky 3.3 Transportation Element
. Increase bike lanes. Policy 4.5 Transportation Element
. Need to address sea level rise due to climate change. Observational
WATER RESOURCE PROTECTION
. County has no Flood Plain Management Plan. Policy 6.3 Drainage Sub-Element
. No coordination with Big Cypress Basin; SFWMD; FEMA and DEP (ex: - Picayune Strand
Restoration project was completed without consideration of the effect of the RLSA on the flood
plain). Observational
. Where are the Comprehensive Watershed Management Plan and the Comprehensive Water
Resource Management Plan? Policy 1.5 Drainage Sub-Element
. When are the efforts going to be:
Funded
Delivered
11
Public Participation
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Scheduled
Where is monitoring and maintenance of water resource? Potable Water and Drainage Sub-
Elements
Watershed/Water Resource Management needs to be holistic
EnvironmentlDevelopmentlConservation/Recharge/RecyclelReuse/ Alternative Water Resources
Observational
The County needs to establish a Stormwater Utility fee to address needed improvements and to
address EPA's implementation of the NNC (Numeric Nutrient Criteria). Observational & Policy
1.5 Drainage Sub-Element
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EASTERN LANDS (RLSA-RFMUDl
TDR Program not working. Observational
Natural Resource Studies not detailed enough. Observational
Not enough TDR's to use for density in Receiving Lands. Future Land Use Element (FLUE)
RFMUD
Allow other uses on Receiving Lands (Non-residential). Future Land Use Element (FLUE)
RFMUD
. RFMUD Plan not compatible with Estates Master Plan. Lost commercial opportunities for the
Estates due to RFMUD Plan. Ohservational
. Consider modifYing Rural Village Design Standards (Street Layout). Programmatic
. Consider convertibility of RLSA Density to RFMUD (SSA's to Rec;;iving Lands). Future Land
Use Element (FLUE) RLSA & RFMUD
. Consider "Banking" on'DR's for smaller parcels. Programmatic
. Allow conversion of some Receiving Lands to Sending. Future Land Use Element
(FLUE)RFMUD
. Engage Estates residents with eastern lands development. Programmatic
. Allow owners of Receiving Lands to convert a portion of thosc lands to Sending Lands in order to
get more TDRs to use on their remaining Receiving Lands. This process should be available
through a rezoning-like process rather than requiring a comprehensive plan amendment.
. Increase the TDR Credits formula for Base TDRs to more than the current one (I) base TOR per
five (5) acres. In designated Receiving Areas allow a density of greater than one unit per acre with
the use ofTDRs and not limit density above one unit per acre to only Rural Villages. Non-villages
should be able to go up to 2 units per acre. Like the RLSA, rural villages should be able to go to 4
units per acre.
. Remove/modifY the very detailed and unworkable requirements for development of a Rural
Village. Increase the TDR Bonus multiplier in a Rural Village to make it economically viable. At
the present time, the TDR program is too expensive for a higher dense village. As density
increases, average prices come down.
. Remove the minimum required purchase amount of $25,000 for a Base TDR and instead let the
market work to determine TDR prices.
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12
Public Participation
. Protect existing TDR holders but drastically revamp the current program such that it is less costly
to develop in receiving areas.
. Encourage the establishment of mitigation banks in the Rural Fringe for listed species.
. Another option to consider is to establish separate overlays for each of the four distinct Rural
Fringe development areas, similar to the North Belle Meade Overlay which has its own set of
development standards.
. The current Rural Fringe provisions of the GMP already call for the County to consider the
feasibility of establishing a "TDR Bank" to be administered by the County or some other non-for-
profit government, or quasi governmental agency with the objective of making funds available to
support the TDR program by offering initial minimal purchase prices of TDR credits. The County
should create a TDR bank.
. Consider allowing owners of large tracts in the Rural Fringe the option of utilizing the standards
and procedures of the RLSA program.
. Allow for the ability to transfer a certain percentage of density credits from the RLSA to the Rural
Fringe.
. There is a need to have different more favorable treatment for owners of Sending Land parcels of
twenty (20) acres or less to facilitate their participation.
. Extend the early entry bonus another 2 years. due to the protracted real estate and economic
slowdown.
AFFORDABLE HOUSING
. Create jobs to minimize the need for affordable housing. Programmatic
. Eliminate impact fees for affordable housing units. Policy 2.10 Housing Element
. Utilize existing housing stock for affordable housing, e.g. foreclosure properties. Observational
. Provide for various stages of transitional housing for varying income levels. Policy 2.2 Housing
Element
. Mandate affordable housing within all developments; residential and mixed-use. Policy 1.3
Housing Element
. Provide public transportation proximate to affordable housing units. Policy 2.11 Housing Element
. Defer impact fees for affordable housing. Policy 2.10 Housing Element
. Provide density bonus incentives for the development of affordable housing units within mixed-use
developments. Policy 2. 9 Housing Element
. Stop the perpetual loss of affordable housing units by prohibiting the conversion of those units to
market rate units. (Property owners receive the benefit of increased density for constructing
affordable units, but then these unit types eventually go away and become market rate units.)
Programmatic
13
Public Participation
Chapter Two
Countywide
Assessment
SUMMARY OF RECOMMENDED CHANGES
2011 EVALUATION & APPRAISAL REPORT (EAR)
Conservation and Coastal Management Element
Goals, Objective and Policies: The entire Element should be revised to reflect the proper
formatting of Goals, Objectives and Policies, as defined below.
Goal: General statement that defines what the Element will
ultimately achieve.
Objective: A more specific statement than the stated Goal;
describes actions that will help achieve the goal(s).
Policies: Specific statements that provide directives on how to
achieve the objectives and ultimately the Element's goal(s).
Goals, Objective and Policies: The entire Element should be revised to reflect Department
name changes, designee changes, renumbering due to objective
and/or policy additions and/or deletions, and grammatical
changes.
Objective 1.1:
Policy 1.1.6:
Policy 1.2.3:
Policy 1.2.5:
Policy 1.3.4:
Objcctive 2.1:
Policy 1.3.4:
Objective 2.2:
Objective 2.3:
Objective 2.5:
Revise to reflect Program has been implemented and activities are ongoing
Revise to include an effective date
Modify to require that only watershed dependent data should be organized
by watershed and sub-basin units
Delete, as Policy is no longer relevant.
Delete, as Policy is no longer relevant
Modify to reflect completed work and reword first sentence in item (c)
Delete, as Policy is no longer relevant
Modity to add qualifier, such as "to attain the highest water quality
practical"
Revise to include coordination and Plan development with the FDEP
Delete, as estuarine management program has been implemented
1
CCME SUMMARY OF RECOMMENDED CHANGES
Policy 2.5.1:
Policy 2.5.2:
Policy 2.5.3:
Objective 3.1:
Policy 4.1.2:
Policy 4.1.3:
Policy 6.1.1:
Policy 6.1.2:
Policy 6.2.1:
Policy 6.2.5:
Policy 6.3.3:
Policy 7.1.2:
Delete, as estuarine management program has been implemented
Delete, as estuarine management program has been implemented
Delete, as estuarine management program has been implemented
Revise to reflect groundwater monitoring activities are ongoing
Revise to indicate that the County, in coordination with the SFWMD shall
be responsible for devising a method to determine agricultural pumpage
Revise to indicate County Department responsible for compiling water use
requirements of the native plant and animal community associations within
the County
ModifY to reference the June 2010 Land Development Code amendments
that implement specific subsections of this Policy; address scrivener's errors
in subsections 6.1.1 (7 & 13) and revise applicable subsections; delete
subsection 6.1.1 (7), since its already addressed by Policy 6.1.1 (12);
reference Land Development Code criteria that implements subsections
6.1.1 (12); and add an exemption from the native vegetation retention
requirements for Federal and State parks, preserves and forests whose
purpose is to manage land for conservation
Revise to include reference to the June 2010 Land Development Code
amendments that implement specific subsections of the Policy; and, include
an exemption from the native vegetation retention requirements for Federal
and State parks, preserves and forests whose purpose is to manage land for
conservation purposes
Revise to correct the Florida Administrative Code reference; and insert
reference to the current SFWMD land use and land cover inventory
Delete Section 6.2.5 (6)(5)(b)(3), as the specific criteria to identifY
mitigation priorities and implement the incentive program have been
adopted into the Land development Code
Deletc, as the new FWC Rule Change prohibits speed zones to be
established based on benthic resources
Delete references to spccific wildlife publications and plans listed in the
Policy; revise to add a general reference to publications utilized by the
FFWCC and USFWS as their technical assistance; and, delete the reference
2
CCME SUMMARY OF RECOMMENDED CHANGES
Policy 7.1.6:
Objective 7.2:
Policy 7.2.2:
Objective 7.3:
Policy 7.3.1
Policy 7.4.1
Policy 9.1.6
Policy 9.1.7
Policy 9.2.3
Policy 9.4.3
Policy 10.1.5
Policy 10.1.6
Policy 10.2.1
Policy 10.4.13
Policy 10.6.2
Objective 12.1
Policy 12.1.3
Policy 12.1.5
to mitigation for black bear habitat, as no such mitigation is required by the
FFWCC or USFWS
Delete, as the Land Development Code amendment to implement this Policy
has been completed.
Revise to reflect the most up-to-date, best available data on manatee deaths
in Collier County waters
Delete specific reference to Policy 6.3.3, as reference is no longer relevant
Revise to reflect the most up-to-date, best available data on sea turtle
disorientation
Revise to reflect the correct Policy reference
ModifY Policy to refer to other funding opportunities
Revise to reflect the establishment of a training program
Revise to reflect current departmental reference
ModifY to reflect the establishment, and maintenance, of a cooperative
agreement
Modify to remove redundant sentence
Modify to consistently refer to "marine" wetlands
Modify to require that destruction of any marine wetlands requires a fiscal
analysis
ModifY to require beach access sites shown on plans to be at the discretion
of the County
Modify the Policy to change its focus to educating the public about sea level
rIse
Delete, as existing regulations are adequate to address sea level rise
Modify to address legislative changes to hurricane evacuations requirements
ModifY to reflect shelter space figures that are consistent with the
Southwest Florida Regional Planning Council's Hurricane Evacuation Study
Update
Modify to reflect updated equipment listing requirements for onsite shelters
3
CCME SUMMARY OF RECOMMENDED CHANGES
Policy 12.1.9
Policy 12.1.11
Policy 12.1.12
Policy 12.1.13
Policy 12.1.14
Policy 12.1.15
Policy 12.1.17
Policy 12.1.21
Policy 12.2.5
Policy 12.3.2
Objective 12.4
Revise to reflect correct terminology and coordination activities
Revise to reflect latest date of document
Revise to reflect latest date of document
ModifY to reference funding limitations
Delete, as the inclusion of hurricane shelters within the 5-year schedule of
Capital Improvements is not supported
Modify to make Policy references consistent with State and Federal
guidelines; and, revise to reflect latest date of document
Revise sentence for clarity
Revise to reflect the next due date for the Plan update
ModifY to provide updated references and CHHA definition
Revise for clarification and sentence structure
Revise to reflect current terminology and departmental names
4
CCME SUMMARY OF RECOMMENDED CHANGES
Assessment of the Successes and Shortcomings
and Recommendations
for the Conservation and Coastal Management Element
A. Introduction and Background
The Conservation and Coastal Management Element of the Growth Management Plan provides the
County the guidance to: manage coastal systems and historic resources, and maintain shoreline lands
and infrastructure so as to enhance environmental, recreational, and economic opportunities and
protect human life; protect, conserve and manage natural systems, and vegetative and land resources;
and, where appropriate, enhance air and water quality.
The Conservation and Coastal Management Element includes thirteen (13) Goals and associated
objectives and policies. These Goals are summarized as follows:
I. Protection of natural recourses;
2. Protection of surface and estuarine water resources;
3. Protection of groundwater resources;
4. Protection of freshwater resources;
5. Protection of mineral and soil resources;
6. Protection of native vegetation and wildlife habitat;
7. Protection of fisheries and wildlife;
8. Maintenance of existing air quality;
9. Management of hazardous materials and hazardous wastes;
10. Protection of coastal resources;
II. Protection of historic resources;
12. Hurricane evacuation and sheltering; and,
13 . Avoiding duplication of regulations
Preparation of this Section of the Evaluation & Appraisal Report (EAR) involved coordination
between Comprehensive Planning staff and the following departments/sections: Land Development
Services Department - Zoning Services Section, Stormwater and Environmental Planning Section,
Engineering Services Section; Public Utilities Engineering and Water Departments; Pollution Control
Department; Parks and Recreation Department; Coastal Zone Management Department; Facilities
Department - Conservation Collier; and the Bureau of Emergency Services. Staffs evaluation of the
Objectives and Policies contained within the Element are below.
B. Objective Analysis
OBJECTIVE 1.1:
Collier County will continue to develop and implement a comprehensive environmental
management and conservation program, which will ensure that the natural resources,
including State and Federally listed animal species, of Collier County are properly,
appropriately, and effectively identified, managed, and protected.
Obiective Achievement Analvsis:
Collier County continues to operate the program described in this Objective.
1
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
This Objective remains relevant and should be retained. However, the Objective should be revised to
reflect that the program is ongoing.
Policv Relevance:
Policy 1.1.1:
Collier County has established and maintains an Environmental Advisory Council (EAC),
which advises and assists the appropriate County agencies, the Collier County Planning
Commission (CCPC) and the Board of County Commissioners (BCC) in implementing the
County's environmental resources management programs.
Policv Achievement Analvsis:
The Environmental Advisory Council (EAC) continues to advise and assist the appropriate County
agencies in implementing the County's environmental resources management programs.
This Policy remains relevant and should be retained.
Policy 1.1.2:
Collier County has incorporated the goals, objectives and policies of this Conservation and
Coastal Management Element into the Collier County Land Development Code as the County's
standards for environmental resources protection and management. The Land Development
Code shall be revised, to reflect the adoption of new and/or revised natural resources
management and environmental protection standards and criteria.
Policv Achievement Analvsis:
The Land Development Code has been, and will continue to be, revised as needed to reflect the
adoption of new and/or revised natural resources management and environmental protection standards
and cri teri a.
This Policy remains relevant and should be retained.
Policy 1.1.3:
Collier County shall continue to support established environmental policies by maintaining an
appropriately administered and professionally staffed governmental unit capable of
developing, administering, and providing long-term direction for the protection and
management of the County's environmental resources.
Policv Achievement Analvsis:
The County continues to support established environmental policies by maintaining an appropriately
administered and professionally staffed governmental unit capable of developing, administering, and
providing long-term direction for the protection and management of the County's environmental
resources.
This Policy remains relevant and should be retained.
Policy 1.1.4:
The appropriate County agencies shall continue cooperation with private natural resource
conservation and management organizations, as well as Regional, State, and Federal
environmental agencies and will work with other local governments to identify and manage
shared natural resources.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policv Achievement Analvsis:
The County continues to cooperate with Regional, State, and Federal environmental agencies as well
as private natural resource conservation and management organizations to identifY and manage shared
natural resources. Additionally, the Environmental Planning Section established an "agency"
stakeholders group to provide input on the watershed plans and the floodplain plan; the Coastal Zone
Management Department holds meetings with stakeholder groups, environmental organizations, FDEP
and the cities of Naples and Marco Island to discuss projects and issues of common interest; and,
Conservation Collier coordinates with adjacent landowners, public and private, for the management of
shared natural resources. Conservation Collier's activities include, but are not limited to, coordination
with the USFWS, Collier Seminole State Park, and Rookery Bay NERR to manage McIlvane Marsh
Preserve; the City of Marco to manage Otter Mound Preserve; Rookery Bay NERR to manage Shell
Island Preserve; FL Division of Forestry to manage fire dependent habitat in all Program preserves;
City of Naples, the Conservancy of SWFL, the SWFL Land Preservation Trust, and the Naples Zoo to
manage the Gordon River Greenway; The Future Citizens to manage Wet Woods Preserve; and
SWFWMD, CREW land and Water Trust, USDA, and FWC to manage Caracara Prairie Preserve.
This Policy remains relevant and should be retained.
Policy 1.1.5:
Collier County shall maintain a conservation program, which attempts to equitably balance the
relationship between the benefits derived from, and the costs incurred by such a program to
both the public and private sectors.
Policv Achievement Analvsis:
The County continues to maintain a conservation program that attempts to equitably balance the
relationship between the benefits derived from, and the costs incurred by, such a program to both the
public and private sectors. For example, Conservation Collier is funded through voter approved, ad-
valorem taxes. Public access is an aspect of the program that is required by ordinance (2002-63, as
amended). Although there are costs incurred by acquiring and managing conservation lands,
Conservation Collier only acquires, protects and manages environmentally sensitive lands that offer
the following: the best human social value, including equitable geographic distribution, natural
resource-based recreation, local ecological awareness and enhancement of the aesthetic setting of
Collier County; protection of wetlands and surface water resources including enhancement of flood
protection; and the most biological value, including biodiversity, listed species habitat, connectivity,
restoration potential, and ecological quality.
This Policy remains relevant and should be retained.
Policy 1.1.6:
In those areas of Collier County where oil extraction and related processing is an allowable
use, such use is subject to applicable state and federal oil and gas permits and Collier County
non-environmental site development plan review procedures. Directional-drilling and/or
previously cleared or disturbed areas shall be utilized in order to minimize impacts to native
habitats, where determined to be practicable. This requirement shall be deemed satisfied upon
issuance of a state permit in compliance with the criteria established in Chapter 62C-25
through 62C-30, F.A.C., as those rules exist on the effective date of this amendment to the
Collier County Comprehensive Plan, regardless of whether the activity occurs within the Big
Cypress Watershed, as defined in Rule 62C-30.001(2), F.A.C. All applicable Collier County
environmental permitting requirements shall be considered satisfied by evidence of the
issuance of all applicable federal and/or state oil and gas permits for proposed oil and gas
activities in Collier County, so long as the state permits comply with the requirements of
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Chapter 62C-25 through 62C-30, F.A.C. For those areas of Collier County outside the boundary
of the Big Cypress Watershed, the applicant shall be responsible for convening the Big
Cypress Swamp Advisory Committee as set forth in Section 377.42, F.S., to assure compliance
with Chapter 62C-25 through 62C-30, F.A.C. even if outside the defined Big Cypress
Watershed. All access roads to oil and gas uses shall be constructed and protected from
unauthorized uses according to the standards established in Rule 62C-30.005(2)(a)(1) through
(12), F.A.C.
Policv Achievement Analvsis:
Policy] .1.6 outlines the environmental review criteria for oil extraction and related processing, where
oil extraction and related processing is an allowable use in the County.
This Policy remains relevant and should be retained. However, the Policy should be revised to include
the effective date of the amendment.
OBJECTIVE 1.2:
Maintain the framework for an integrated, computer-based environmental resources data
storage, analysis, and graphics system and annually update the databases based on previous
year's analytical data in order to monitor the status of the County's natural resources and
propose potential protection measures when appropriate.
Obiective Achievement Analvsis:
The Collier County Environmental Planning Section maintains a robust, GIS-based system (ESRJ's
ArcGIS) that will be updated annually.
This Objective remains relevant and should be retained.
Policv Relevance
Policy 1.2.1:
As much as possible, the system will be compatible and capable of being tied into existing
geographic information and/or data management systems currently utilized by the South
Florida Water Management District, Southwest Florida Regional Planning Council, the Florida
Department of Environmental Protection, and the Florida Natural Areas Inventory.
Policv Achievement Analysis:
The County's GIS-based system is compatible with the other organizations' systems as listed in the
Policy.
This Policy remains relevant and should be retained.
Policy 1.2.2:
Data gathering will be coordinated with that of Federal, State and private resource
management organizations to minimize duplication of effort and enhance the quality of
information.
Policv Achievement Analysis:
Data gathering and coordination with Federal, State and private resource management organizations is
an ongoing task. The continued coordination minimizes duplication efforts and enhances the quality of
information.
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CONSERVATJON AND COASTAL MANAGEMENT ELEMENT
This Policy remains relevant and should be retained.
Policy 1.2.3:
Collected and/or compiled data will be organized by established water-shed and sub-basin
units.
Policy Achievement Analysis:
Most of this data is in GIS format, so there is no need or benefit to organize it by watershed.
The Policy remains relevant and should be retained. However, the Policy should be modified to
require watershed dependent data only be organized by watershed and sub-basin units.
Policy 1.2.4:
County environmental resources data will be made available to both public and private entities
in order to promote and improve local environmental resources planning and management.
Policy Achievement Analysis:
The County's environmental database contains information that is ayailable upon request, subject to
fees that cover staff time and resources needed to produce the information.
This Policy remains relevant and should be retained.
Policy 1.2.5
Collier County's computerized environmental resources data storage, analysis and graphics
system shall share information and resources with other Federal, State, Regional, local and
private environmental management agencies and organizations and the general public. The
County shall cooperate with these other entities when updating its system in order that the
benefits of the updated system may be shared with all appropriate agencies and organizations.
Policv Achievement Analvsis:
Provisions for working cooperatively with other agencies and sharing data with the public are in the
preceding policies.
This Policy is no longer relevant and should be deleted.
OBJECTIVE 1.3:
Pursuant to Administration Commission Final Order AC-99-002 dated June 22, 1999, the
County has completed the phased delineation, data gathering, management guidelines and
implementation of the Natural Resources Protection Area (NRPA) program as part of the
required Collier County Rural and Agricultural Assessment. Through this Assessment, the
County has determined that the NRPA program is not the only mechanism to protect
significant environmental systems. Accordingly, within the Rural Lands Stewardship Area
Overlay in the Future Land Use Element, the County has delineated Stewardship Sending
Areas that will function to protect large environmental systems. Pursuant to the following
policies, the County shall protect identified environmental systems through the NRPA and
Rural Lands Stewardship programs.
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CONSERVATIONAND COASTAL MANAGEMENT ELEMENT
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained. However, the Objective should be rewritten
for clarity (i.e. formatting).
Policy Relevance:
Policy 1.3.1:
The purpose of the NRPA program is to direct incompatible land uses away from significant
environmental systems that exist at a landscape scale, contain large systems of connected
wetland and upland habitats, and support a wide variety of listed species. The program will
include the following:
a. Identification of the NRPAs in map form as an overlay to the Future Land Use Map;
During the Assessment for the Rural Fringe area, the County has determined that CREW
Trust lands, Belle Meade, a portion of the Northern Belle Meade shall be identified as
NRPAs. The County also has determined that the South Golden Gate Estates is a NPRA.
The specific boundaries have been identified as NRPAs on the Future Land Use Map.
b. A process for verifying the existence and boundaries of NRPAs during development
permit applications;
c. Guidelines and standards for development of NRPAs including conservation guidelines
to protect natural resource values, to maintain ecologically functioning systems, and to
restore or mitigate NRPAs already degraded. Allowable land uses,
vegetation preservation standards, development standards, and listed species
protection criteria for the NRPAs are those contained in the NRPA Overlay within the
Future Land Use Element.
d. A review process, integrated into the normal development application review, to ensure
that the guidelines and standards are being met;
e. A program to defer development of NRPAs. First consideration should be fee simple
purchase (based on public referenda approving and funding purchases). Other options
should include, but not be limited to, tax incentives and transfer of development rights;
f. A program to pursue Delegation of Authority Agreements with State and Federal
Permitting agencies for local regulation of activities that may alter the biological and
physical characteristics of NRPAs;
g. The County shall seek assistance from and support State (e.g. CARL, SOR) or Federal
land acquisition programs for County areas qualifying as NRPAs.
Policv Achievement Analvsis:
The County established Natural Resource Protection Areas (NRPAs) to direct incompatible land uses
away from significant environmental systems that exist at a landscape scale, contain large systems of
connected wetland and upland habitats, and support a wide variety of listed species. The Policy also
provides information regarding the relationship of the NRP As to the Rural and Agricultural Area
Assessment. Finally, the Policy requires the County to seek assistive from, and support, state and/or
federal land acquisition programs for areas qualifYing as NRP As; Conservation Collier identifies
nominated properties within Federal and State acquisition areas and coordinates with the agencies to
make them aware of willing sellers within their acquisition areas.
This Policy remains relevant and should be retained.
Policy 1.3.2
The overall purpose and description of the Rural Stewardship program is defined in the Rural
Lands Stewardship Area (RLSA) Overlay found in the in the Future Land Use Element. A
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Stewardship Credit system has been established as the primary basis for the protection of
Flowway Stewardship Areas (FSAs), Habitat Stewardship Areas (HSAs) and Water Retention
Areas (WRAs). The RLSA Overlay also contains policies to direct incompatible land uses
away from FSAs, HSAs and WRAs in order to protect wetlands, upland habitats and listed
species within the RLSA.
Policv Achievement Analvsis:
This Policy establishes the purpose and description of the Rural Lands Stewardship Area (RLSA)
Overlay and also identifies the stewardship credit system as the means for diverting development away
from Flowway Stewardship Areas (FSAs), Habitat Stewardship Areas (HSAs) and Water Retention
Areas (WRAs).
This Policy remains relevant and should be retained.
Policy 1.3.3:
Continue with management guidelines as defined within the County LOC that provide for the
management and conservation of the habitats, species, natural shoreline and dune systems
for the undeveloped coastal barrier and estuarine natural resources protection area.
Policy Achievement Analvsis:
Policy 1.3.3 requires continuation of the County's management guidelines for the management and
conservation of the habitats, species, natural shoreline and dune systems for the undeveloped coastal
barrier and estuarine natural resources protection area.
This Policy remains relevant and should be retained.
Policy 1.3.4:
Guided by the Technical Advisory Committee, designate and adopt management guidelines
and performance standards for County natural resource protection areas. Implementation
shall occur on an annual basis as NRPAs and their implementation criteria are developed.
Policy Achievement Analysis:
The Policy objectives have been achieved as part of the Growth Management Plan amendments to
satisfY the Final Order.
This Policy is no longer relevant and should be deleted.
Policy 1.3.5:
Where possible, the implementation of the NRPA program shall be coordinated with the
preparation and implementation of watershed and sub-basin management plans.
Policv Achievement Analvsis:
Policy 1.3 .5 requires consideration ofNRP A program goals when developing watershed and sub-basin
management plans. The Belle Meade Area Stormwater Management Master Plan included
recommendations for improvements that would benefit the natural resources as well as improvements
directed towards developed areas. The NRP A goals factored into the watershed prioritization process
by making growth impacts to wetlands and listed species criteria in the evaluation. The watershed
planning process has begun but has not yet progressed to recommendations. Goals of the NRP A
program will be factored into performance measures to include these concepts in the evaluation
process.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
This Policy remains relevant and should be retained.
OBJECTIVE 2.1:
By January 2008, the County shall complete the prioritization and begin the process of
preparing Watershed Management Plans, which contain appropriate mechanisms to protect
the County's estuarine and wetland systems. The process shall consist of (1) an evaluation of
areas for which Watershed Management Plans are not necessary based on current or past
watershed management planning efforts, (2) an assessment of available data and infonnation
that can be used in the development of Watershed Management Plans, and (3) budget
authorization to begin preparation of the first Watershed Management Plan by January 2008.
A funding schedule shall be established to ensure that all Watershed Management Plans will
be completed by 2010. In selecting the order of Plan completion, the County shall give
priority to watersheds where the development growth potential is greatest and will impact the
greatest amount of wetland and listed species habitats. The schedule and priorities shall also
be coordinated with the Federal and State agency plans that address Total Maximum Daily
Loads (TMDLs). Until the Watershed Management Plans are completed, the County shall apply
the following as interim standards for development:
a. All new development and re-development projects shall meet 150% of the water quality
volumetric requirements of Section 5.2.1(a) of the Basis of Review for Environmental
Resource Permit Applications Within the South Florida Water Management District
(February 2006) and the retention and detention requirements, and the allowable offsite
discharge rates required by Drainage Sub-element Policy 6.2 and 6.3, respectively;
b. Loss of storage or conveyance volume resulting from direct impacts to wetlands shall
be compensated for by providing an equal amount of storage or conveyance capacity
on site and within or adjacent to the impacted wetland.
c. Floodplain storage compensation shall be evaluated for developments within the
designated flood zones "A", "AE", and "VE" as depicted on the Flood Insurance Rate
Maps published by the Federal Emergency Management Agency with an effective date
of November 17, 2005. Floodplain storage compensation shall also be evaluated for
areas known to be periodically inundated by intense rainfall or sheetflow conditions.
d. All development located within areas identified on Figure 1 shall be evaluated to
determine impacts to natural wetlands, flowways, or sloughs. For this particular
evaluation, natural wetlands, flowways, or sloughs shall be tentatively identified as
contiguous lands having a continual preponderance of wetland or wet facultative plant
species and a ground elevation through the major portion of the natural wetland,
flowway, or slough at least one (1) foot lower than the ground at the edge of the natural
wetland, flowway, or slough. The edge of the natural wetlands, flowways, or sloughs
shall be identified by field determination and based upon vegetation and elevation
differences from the adjacent uplands or transitional wetlands. The County shall
require the applicant to avoid direct impacts to these natural wetlands, flowways, or
sloughs or, when not possible, to ensure any direct impact is minimized and
compensated for by providing the same conveyance capacity lost by the direct impact.
The County shall adhere to the limiting discharge rates of each basin as outlined in
Ordinance 2001-27, adopted May 22, 2001 which amended the County Water
Management Policy and provided basin delineations where special peak discharge
rates have been established. The limiting discharge rates will be reviewed as a part of
the Watershed Management Plans, and modified according to the analyses and findings
of the Watershed Management Plans.
e. All new development and re-development projects shall ensure surrounding properties
will not be adversely impacted from the project's influence on stormwater sheet flow.
f. Prior to the issuance of a final development order, the County shall require all
development projects to obtain the necessary state and federal environmental permits.
g. Within one year of the effective date of these amendments, the County shall adopt land
development regulations to require Best Management Practices of future development
8
CONSER VA nON AND cOAS7:4L MANAGEMENT ELEMENT
or re-development projects. Best Management Practices means structural and non-
structural facilities or practices intended to reduce pollution either through source
control or treatment of stormwater.
Figure 1.
Restoration Project Areas Where Interim Development Standard 2.1.d is
Applicable [See Figure 1 following CCME text]
Obiective Achievement Analvsis:
Collier County is currently involved in the development of the Watershed Management Plans. The
County completed the initial delineation and prioritization of the watersheds by the end of November
2007. Dedicated funding for development of the Watershed Management Plans was also obtained and
set aside in 2007. The County coordinated with the Florida Department of Emergency Management
coastal Light Detection and Ranging (LiDAR) aerial topographic mapping effort to obtain more
detailed and expanded coverage of the County. The County also coordinated with the South Florida
Water Management District to utilize their existing two-dimensional regional hydrologic and hydraulic
model for southwest Florida as a starting tool in the development of the Watershed Management Plans.
The County utilized the various policies under CCME Objective 2.1 to form the basis for the Scope of
Services and then hired a consultant team to prepare the Watershed Management Plans. The work is in
progress and is scheduled for completion by the end of 20 I O.
This Objective remains relevant and should be retained. However, the Objective should be modified to
reflect completed work, and the first sentence in (c) reworded as follows, "Floodplain storage
compensation shall be evaluated for developments within the designated Special Flood Hazard Area
(flood zones starting with the letter "V" or "A") as depicted on the effective Flood Insurance Rate Map
published by the Federal Emergency Management Agency."
Public Comment (Communitv Meetinl! held on 3/15/10):
Public stated that the County has not developed a county-wide stormwater plan.
Public Comment (Communitv Meetinl! held on 3/15/10):
Public stated that all development in the urban zones and outside should be considered and evaluated
after each watershed and its characteristics are developed.
Policv Relevance
Policy 2.1.1:
These Plans will evaluate activities in the watersheds that drain into the estuaries in order to
evaluate cumulative impacts on the estuarine system as well as impacts within the watersheds
themselves.
Policv Achievement Analvsis:
The Scope of Services for development of the Watershed Management Plans includes this policy's
features.
The Policy remains relevant and should be retained.
Policy 2.1.2:
The Plans will provide for various tasks such as monitoring land-disturbing activities in the
watersheds, collecting canal flow and water quality data, stormwater quality data, and
assessing habitat changes.
9
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy Achievement Analvsis:
The Scope of Services for development of the Watershed Management Plans includes this policy's
features.
The Policy remains relevant and should be retained.
Policy 2.1.3:
The Plans will also evaluate structural and non-structural controls for restoring historical
hydroperiods in impacted watersheds where possible and for reducing the impacts of canal
and stonnwater discharges to estuaries.
Policv Achievement Analvsis:
The Scope of Services for development of the Watershed Management Plans includes this policy's
features.
The Policy remains relevant and should be retained.
Policy 2.1.4:
All Watershed Management Plans shall address the following concepts:
a. Appropriate wetlands and uplands serving as a buffer to wetlands are conserved;
b. Drainage systems do not degrade wetland and estuary ecosystems;
c. Surface water that potentially could recharge ground water is not unduly drained away;
d. When feasible the extent and effects of salt-water intrusion are lessened;
e. The timing and flow of fresh water into the estuaries from the watershed shall, as a
minimum, not degrade estuarine resource value;
f. The needs of the watershed's natural resources and human populations are balanced;
g. The effects on natural flood plains, stream channels, native vegetative communities and
natural protective barriers which are involved in the accommodation of flood waters;
h. Non-structural rather than structural methods of surface water management should be
considered first in any proposed new works;
i. Wetland and estuarine habitat functions are conserved and/or enhanced; and
j. Wetland and estuarine ecosystems will be conserved and/or enhanced using a variety
of innovative tools, including landowner incentives, public acquisition, conservation
easements, and/or transferable development rights.
Policy Achievement Analvsis:
This Policy describes the Scope of Services for the development of the Watershed Management Plans.
The Policy remains relevant and should be retained.
Policy 2.1.5:
Upon establishment of the various Watershed Management Plans for Collier County, all
environmental data collection, environmental management and environmental planning
activities conducted by Collier County shall be conducted using a basin-by-basin approach.
Policv Achievement Analvsis:
This Policy describes the Scope of Services for the development of the Watershed Management Plans.
The Policy remains relevant and should be retained.
Public Comment (Communitv Meetin>! held on 2/23/10):
10
CONSERVATiON AND COASTAL MANAGEMENT ELEMENT
Public stated that there is a need to create county-wide stormwater management to address sea level
rise.
Public Comment (Communitv Meetinf! held on 3/15/10):
Public stated that there is a need/or a Master Watershed Management Plan.
Policy 2.1.6:
Until the completion and adoption of individual watershed management plans, promote water
management pennitting on a basin by basin approach.
Policv Achievement Analvsis:
Water management permitting is regulated by the South Florida Water Management District.
The Policy is not relevant and should be deleted, as water management permitting is regulated by the
SFWMD.
Policy 2.1.7:
Collier County shall take the lead and promote intergovernmental coordination between the
County and other governmental agencies involved with watershed planning, including, but not
necessarily limited to, the municipalities of Marco Island, Naples and Everglades City, the
Florida Department of Environmental Protection, the South Florida Water Management District,
the Florida Fish and Wildlife Conservation Commission, the U.S. Fish and Wildlife Service, the
U.S. Anny Corps of Engineers and other governmental agencies. The County will take the lead
and oversee the preparation of the necessary watershed management plans, and will rely upon
the work performed or data collected by other agencies, to the extent that these agencies have
data andlor experience, which may be useful within the watershed basin planning and
management process.
Policv Achievement Analvsis:
This Policy describes the Scope of Services for the development of the Watershed Management Plans.
The Policy remains relevant and should be retained. However, the Policy should be modified to reflect
work completed and listed activities are on-going.
OBJECTIVE 2.2:
All canals, rivers, and flow ways discharging into estuaries shall meet all applicable Federal,
State, or local water quality standards.
Obiective Achievement Analvsis:
This Objective has not been met, because there are several water bodies in Collier County that do not
meet Federal or State water quality standards. The Florida Department of Environmental Protection
(FDEP) and the United States Environmental Protection Agency have finalized the list of those water
bodies that do not meet water quality standards, and in 2008 FDEP developed Total Maximum Daily
Loads for these water bodies. The Watershed Management Plans being developed by Collier County
will address these water bodies.
Water quality improvement initiatives have been taken within Collier County to address some water
quality issues. A new water quality treatment system referred to as Freedom Park has been constructed
to treat the water within the Gordon River. In addition the Lake Trafford dredging project, which is
11
CONSERVATiON AND COASTAL MANAGEMENT ELEMENT
currently ongoing, has been removing the muck on the bottom of the lake in order to improve the
lake's water quality and prevent future fish kills.
Collier County Pollution Control continues to implement numerous proactive programs designed to
protect the County's surface water quality from man-made pollution sources. However, due to natural
conditions impacting the water quality found in Collier County, some federal and state water quality
conditions may not be achievable. Therefore, Collier County will continue to take all necessary
actions to maintain the highest attainable level of surface water quality within its watersheds.
This Objective remains relevant and should be retained. However, the Objective should be reworded
similar to Goal 3 to read, "to attain the highest water quality practical."
Policy Relevance:
Policy 2.2.1:
Wastewater treatment plants shall not be allowed to discharge directly to rivers, canals or
jurisdictional wetlands unless they meet Florida Department of Environmental Protection
(FDEP) regulations and are not in violation of other Goals, Objectives and Policies of this
Element.
Policv Achievement Analysis:
Policy 2.2.1 bans wastewater treatment plants from discharging directly into rivers, canals or
jurisdictional wetlands unless they meet Florida Department of Environmental Protection (FDEP)
regulations and are not in violation of other Goals, Objectives, and Policies of this Element.
This Policy remains relevant and should be retained.
Policv Achievement Analvsis:
Policy 2.2.2:
In order to limit the specific and cumulative impacts of stormwater run-off, stormwater
systems should be designed in such a way that discharged water does not degrade receiving
waters and an attempt is made to enhance the timing, quantity and quality of fresh water to the
estuarine system. Non-structural methods such as discharge and storage in wetlands are
encouraged.
Policv Achievement Analvsis:
Policy 2.2.2 limits the specific and cumulative impacts of stormwater run-off.
The Policy remains relevant and should be retained. However, the Policy should be revised to delete
the word "in" and with the word "into" in the last sentence.
Policy 2.2.3:
Chemical spraying for aquatic weed control should be conducted with extreme caution. The
use of appropriate biological and mechanical (use of harvesting equipment to remove
vegetation) controls in both the canal system and stormwater detention ponds is encouraged.
Manufacturers and EPA guidelines for chemical use in aquatic habitat will be followed.
Policv Achievement Analvsis:
Policy 2.2.3 requires that chemical spraying for aquatic weed control should be conducted with
extreme caution and encourages the use of biological and mechanical controls.
12
CONSERVATION AND COASTAL MANAGEMENT ELEME"NT
The Policy remains relevant and should be retained.
Policy 2.2.4:
Continue and expand when needed the existing water quality monitoring program for sampling
canals and rivers and assess the data annually.
Policv Achievement Analvsis:
Policy 2.2.4 requires the continuation and expansion of the County's water quality sampling program.
Collier County Pollution Control Department (CCPCD) continues monitoring a fixed network of
surface water stations throughout the county. The network is evaluated every 3 years to determine the
relevancy of the sampling sites. If water quality problems are found that may impact public health, a
very intensive study area (VISA) is initiated to determine the source of the water quality problems.
The surface water quality data were assessed in 2007 by CCPCD; in 2008 by the Florida Department
of Environmental Protection under the Impaired Waters Rule Assessment; and will be reassessed in
2010 by CCPCD.
The Policy remains relevant and should be retained.
Policy 2.2.5:
By December 31, 2008, and no less than every three years, stormwater management systems
shall be inspected and certified by a licensed Florida professional engineer for compliance
with their approved design, and any deficiencies shall be corrected.
Policv Achievement Analvsis:
The deadline for Policy 2.2.5 has not been met, and the County has not identified stormwater
management systems that are not currently meeting State water quality treatment standards. The
County is developing a process for stormwater management systems, which is expected to be
completed by December 2015.
This Policy remains relevant and should be retained. However, the Policy should be revised to reflect
an extended deadline to December 20]5; and include a requirement to coordinate activities with the
South Florida Water Management District (SFWMD) and FDEP.
OBJECTIVE 2.3:
All estuaries shall meet all applicable federal, state and local water quality standards.
Obiective Achievement Analvsis:
This Objective has not been met. The estuaries do not meet Federal or State water quality standards.
The Watershed Management Plans developed by the County will address measures to bring these
water bodies into compliance with State and Federal water quality standards. Currently, the County
monitors its water quality through the collection and evaluation of ground water and surface water
samples.
This Objective remains relevant and should be retained. However, the Objective should be revised to
include the development of a plan, in coordination with the FDEP, to meet applicable federal, state and
local water quality standards.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policv Relevance:
Policy 2.3.1:
No new untreated point source discharge shall be permitted directly to the estuarine system or
rivers or canals that flow into the estuarine system.
Policv Achievement Analvsis:
Policy 2.3.1 requires that no new untreated point source discharge is to be permitted directly to the
estuarine system or rivers or canals that flow into the estuarine system. Collier County enforces State
and Federal environmental and health criteria relative to point source discharges.
The Policy remains relevant and should be retained.
Policy 2.3.2:
Stormwater systems discharging directly to estuaries shall be designed to meet the same
requirements as stated in Policy 2.2.2.
Policy Achievement Analysis:
Policy 2.3.2 requires that Stormwater systems discharging directly to estuaries are to be designed to
meet the same requirements as stated in Policy 2.2.2.
The Policy remains relevant and should be retained.
Policy 2.3.3:
All watershed basin modification activities shall include appropriate detention and retention
criteria, consistent with the rules and regulations of the South Florida Water Management
District, Big Cypress Basin Board and Collier County, as may be applicable.
Policy Achievement Analysis:
The Policy remains relevant and should be retained.
Policy 2.3.4:
Continue to implement and refine a water quality and sediment monitoring program for the
estuarine system.
Policv Achievement Analysis:
The Coastal Zone Management (CZM) Department implemented a water quality monitoring program
in October of 2008. A water quality monitoring plan was v,Titten and approved. The Monitoring Plan
follows FDEP's Standard Operating Procedures and the Pollution Control Department's Lab
Procedures. Water quality sampling has been conducted in Cocohatchee Estuary for over a year; a
draft report of the data has been v,Titlen. Also, water quality sampling started in November of 2009 in
Clam Bay. CZM is currently sampling the Cocohatchee and Clam Bay on a monthly basis. Master
plans will be developed with stakeholders as data and regulations are developed.
This Policy remains relevant and should be retained.
Policy 2.3.5:
Continue to have staff coordinate with the City of Naples staff regarding coordinated and
cooperative planning, management, and funding programs for limiting specific and cumulative
14
CONSERVATION AND COASTAL M4NAGEMENT ELEMENT
impacts on Naples Bay and its watershed. At a minimum, this agreement includes the
following:
a. Insure adequate sites for water dependent uses,
b. Prevent estuarine pollution,
c. Control run-off,
d. Protect living marine resources,
e. Reduce exposure to natural hazards,
f. Ensure public access,
g. Provide a continuing monitoring program.
Policv Achievement Analvsis:
Policy 2.3.5 requires the County to continue to coordinate with the City of Naples regarding
cooperative planning, management, and funding programs for limiting specific and cumulative impacts
on Naples Bay and its watershed.
The Policy remains relevant and should be retained.
Policy 2.3.6:
The County will only allow development activities which will not adversely impact coastal
water resources. This is implemented through the following mechanisms:
a. Require all applicable Federal and State permits addressing water quality to be
submitted to Collier County before Collier County issues a Final Development Order.
b. Excluding single family homes, any project impacting 5 acres or more of wetlands must
provide a pre and post development water quality analysis to demonstrate no increase in
nutrient, biochemical oxygen demand, total suspended solids, lead, zinc and copper
loading in the post development scenario.
c. By January 2008, the County shall undertake an assessment of the current model used
to evaluate pre and post development pollutant loadings referenced in (b) of this Policy.
At a minimum, the purpose of this assessment will be to verify the accuracy of the model
and to provide data evaluating stormwater management structure design. In reviewing
the accuracy of the model, the County will include an evaluation of the reduction of lake
depths with time and the corresponding loss of retention volume, the impact of lake
stratification, and the need for aeration. The assessment will also include the sampling
of runoff from undisturbed sites and from permitted stormwater outfalls for the
parameters listed in Paragraph (b) of this Policy and pesticides. The results of the
assessment and recommendations regarding the pollutant loading analysis, revisions to
current model methodology, potential regulatory restrictions, and further monitoring
shall be presented to the Board of County Commissioners for further direction.
Policv Achievement Analvsis:
Policy 2.3.6 requires the County to only allow development activities which will not adversely impact
coastal water resources. This is to be implemented by I) requiring applicable Federal and State permits
addressing water quality to be submitted to Collier County before Collier County issues a Final
Development Order, 2) require projects, excluding single family homes, impacting 5 acres or more of
wetlands to provide a pre and post development water quality analysis to demonstrate no increase in
nutrient, biochemical oxygen demand, total suspended solids, lead, zinc and copper loading in the post
development scenario and 3) undertake an assessment of the current model used to evaluate these pre
and post development pollutant loadings.
Regarding, a pre-development vs. post-development analysis for nutrients, BOD, TSS, Pb, Zn, and Cu,
LDC section 10.02.02 A.4.f indicates that the analysis shall be performed using "approved
15
CONSERVATiON AND COASTAL MANAGEMENT ELEMENT
methodologies" and only requires the analysis on nutrients. The methodology that has been used by the
US Army Corps of Engineers and is being developed by the Florida Department of Environmental
Protection is limited to nutrients (nitrogen and phosphorus).
The original state storm water regulations were based on a standard of 80 % removal of TSS. Current
evaluations of Florida storm water regulation indicate the design needs to address increasing
concentrations of nutrients (nitrogen and phosphorus) in surface and ground water. Additionally other
significant pollutants are more easily removed than nitrogen or phosphorus (Harper, 2007). The draft
permitting handbook for the update of the state stormwater rule includes analysis only for nitrogen and
phosphorus loadings (FDEP, 2009). In the new model the pre development conditions are now
considered to be the conditions represented by the S\VFFS Natural Systems Model. (This analysis
model is very similar to that proposed in Evaluation of Alternative Stormwater Regulations for
Southwest Florida, 2003)." The model proposed in the new stormwater rule is the preferred analysis,
by staff.
The FDEP evaluation of the storm water rules in preparation of development of the proposed state-wide
stormwater rule addressed the issues identified in section c. Harper (2007) indicates that in wet
detention systems, nutrient treatment is primarily through the production of algae. He recommends that
only the top 12 feet of un-mixed systems be considered in the water quality treatment requirement.
(Deeper depths are recognized as storage of solids and treatment for other constituents.) This is also
the recommendation of the "Applicant's Handbook" for the proposed rule. The choice of whether to
aerate/mix wet detention systems or not is left to the applicant, but the treatment is only based on the
aerated portion. Additionally, the monitoring of solids accumulation to identify when impacts to
treatment volume is required annually. FDEP also studied runoff from native vegetative communities
(Harper 2009) and reported runoff characteristics for nutrients and metals.
Due to the change in emphasis of state regulatory programs limiting the loading analysis to nutrients
and the studies that have been produccd by FDEP to support the proposed stormwater rule, Collier
County recommends removing the requirement for TSS, BOD, Pb, Zn, and Cu from the Policy in
section b, and delete section c.
Literature:
Evaluation of Alternative Stormwatcr Regulations for Southwest Florida Harvey Harper PhD., P.E.,
David M. Baker P.E.. Environmental Research & Design, Inc. 2003
Evaluation ofCurrcnt Stonnwater Design Criteria within the State of Florida. Harvey Harper PhD., P.E.,
David M. Baker P.L FDEP 2007
Environmental Resource Permit Stormwatcr Quality. Applicant's Handbook. Draft (July 2009). FDEP"
Runoff Characteristics of Natural Vegetation Communities in Florida Draft Final Report September 2009.
Harvey Harper PhD.. P.E. 2009. FDEP
OBJECTIVE 2.4:
Collier County shall continue taking a coordinated and cooperative approach with the Florida
Department of Environmental Protection (FDEP) regarding environmental planning,
management and monitoring programs for Rookery Bay and Cape Romano - Ten Thousand
Islands Aquatic Preserves and their watersheds. As part of this process, the County shall
continue to notify FDEP of development projects within the watersheds of these preserve
areas.
Obiective Achievement Analvsis:
Collier County is taking a continued, coordinated and cooperative approach with the Florida
Department of Environmental Protection regarding plmming, management and monitoring progran1S
16
CONSERVATJON AND COASTAL MANAGEMENT ELEMENT
for Rookery Bay and Cape Romano - Ten Thousand Islands Aquatic Preserves and their watersheds.
There is an "agency" stakeholders group for the watershed plans and agency input is requested
annually for the floodplain plan. The FDEP is notified of development projects within the watersheds
of these preserve areas. Additionally, Coastal Zone Management (CZM) staff remains in contact with
FDEP for all permitted issues as well as cooperate and coordinates with Rookery Bay with regard to
water quality. Currently, FDEP is looking at changing the nutrient criteria specifications. CZM staff
is working with FDEP, Rookery Bay, and other agencies for better criteria.
This Objective remains relevant and should be retained.
Policy Relevance:
Policy 2.4.1 :
At a minimum the County shall notify Department of Environmental Protection of proposed
land development projects that could affect these preserves.
Policv Achievement Analvsis:
The County notifies the Department of Environmental Protection of proposed land development
projects that may affect the preserves identified in Objective 2.4.
This Policy remains relevant and should be retained.
Policy 2.4.2:
The County shall request the Department of Environmental Protection staff to participate in the
development of future coastal and watershed management plans.
Policv Achievement Analvsis:
Policy 2.4.2 requires the County to request that the Department of Environmental Protection staff
participate in the development of future coastal and watershed management plans.
This Policy remains relevant and should be retained.
Policy 2.4.3:
The County will request the cooperation of the Department of Environmental Protection to
gather data and information needed for monitoring water quality, habitat changes and land use
activities within the watersheds of these preserves.
Policv Achievement Analvsis:
Rookery Bay staff has been invited to participate on the Watershed Management technical advisory
team; no comments were received. Much of the water quality monitoring is funded by the Big Cypress
Basin and requires water quality information be posted to the Florida STORET system, maintained by
FDEP. Land use is primarily analyzed by GIS, using the SFWMD land use data bases which are
updated on a 5-year cycle.
This Policy remains relevant and should be retained.
OBJECTIVE 2.5:
The County will continue with the implementation of its estuarine management program by
requiring development to meet its current standards addressing stormwater management, and
the protection of seagrass beds, dune and strand, and wetland habitats.
17
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Obiective Achievement Analvsis:
The estuarine management proh'fam has been implemented. The development of watershed
management plans for the County has been included elsewhere 10 the CCME. The estuarine
management program has been implemented through the following:
I. CCME Policies under Goals 2, 6, 7 and II
2. LDC Sections
3.03.00 Coastal Zone Management
3.04.00 Protection of Endangered, Threatened, or Listed Species
3.05.01 Vegetation Removal, Protection, and Preservation
5.03.06 Dock Facilities (Protection of seagrass beds)
9.04.06 Variance to the Coastal Construction Setback Line
I 0.02.02.A Environmental Data Submittal Requirements
10.02.06.1 Vehicle-on-the-Beach Regulations
3. Manatee Protection Plan
4. County \vater quality monitoring progra..'11
5. Artificial reef program
6. Waterways management program
The Objective and associated Policies are no longer relevant and should be deleted.
Policv Relevance:
Policy 2.5.1:
Identify land use activities that have the potential to degrade the estuarine environmental
quality.
Policv Achievement Analysis:
Policy is no longer relevant and should be removed (see Objective Achievement Analysis).
Policy 2.5.2:
This management program shall incorporate information obtained from the various watershed
management plans described elsewhere in this Element.
Policv Achievement Analysis:
Policy is no longer relevant and should be removed (see Objective Achievement Analysis).
Policy 2.5.3:
This program shall in part be based on the estuarine data analyses and management
recommendations contained in the County's coastal management program's technical reports.
Policv Achievement Analysis:
Policy is no longer relevant and should be removed (see Objective Achievement Analysis).
OBJECTIVE 3.1:
Ground water quality shall meet all applicable Federal and State water quality standards.
Ground water quality shall be monitored in order to determine whether development activities
are contributing to the degradation of Collier County's ground water quality. Ground water
data and land use activities will be assessed annually to determine long-term trends and
whether the County is meeting Federal and State regulatory standards for ground water
/8
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
quality. The County shall require ground water monitoring of land uses in accordance with
Chapters 62-520, 62-550 and 62-777 of the Florida Administrative Code. Upon the detection of
any ground water degradation determined through the monitoring process, the County will
notify the appropriate regulatory agencies.
In a coordinated effort with the United States Geological Survey (USGS), or of its own accord,
the County shall institute a groundwater monitoring network by 2008, including the
comprehensive inventory of monitoring wells, an assessment of monitoring wells previously
damaged, and policies to make appropriate well repairs and replacements.
Obiective Achievement Analvsis:
Collier County continues to implement numerous proactive programs designed to protect the County's
ground water quality from man-made pollution sources. However, due to natural conditions impacting
the water quality found in Collier County, some federal and state water quality conditions may not be
achievable. Suggest Objective be worded similar to goal to "ensure highest water quality practical".
A groundwater monitoring network was established by the County's Pollution Control Department in
2006. This monitoring network monitors sixty-three (63) ground water monitoring wells
semiannually; dry and wet season. These wells provide limited monitoring of the following land uses;
agriculture, commercial, golf course, park, rural residential, urban residential, utilities and wetland.
Groundwater quality is assessed annually and provided to the appropriate regulatory agencies for
further investigation of exceedances of State and Federal ground water quality standards. This network
of monitoring wells encompasses wells owned by USGS, City of Naples, Collier County Wastewater
Department and Collier County Water Department. Any monitoring well repairs or replacements
would be done at the owner's discretion.
In addition, Section 3.06 of the County's Land Development Code (Ground Water Protection) was
developed to protect existing and future wellfields, protect natural aquifer system recharge areas,
protect Countywide groundwater resources, and to protect the public health and resources through
regulation and establishment of standards for development involving the use, storage, generation,
handling, and disposal of quantities of hazardous products and hazardous waste in excess of identified
quantities, disposal of sewage and effluent, storm water management, earth mining, petroleum
exploration, solid waste, and other related aspects of land use and development.
Since a groundwater monitoring network was established in 2006, suggest Objective 3.1 be revised to
replace the second paragraph with "The County shall continue to institute a groundwater monitoring
network. "
This Objective remains relevant and should be retained. However, the Objective should be revised to
reflect the establishment of the monitoring network in 2006; and, include a reference that monitoring
activities are ongoing.
Policv Relevance:
Policy 3.1.1:
Wellhead protection areas identified on the Future land Use Map Series shall be protected as
follows:
1. Wellhead protection areas shall consist of four (4) Wellfield Risk Management Zones
defined as follows:
a) W-1 is the land area surrounding the identified potable water wellfield wellheads and
extends to the five percent ground water capture zone boundary line (which
approximates the one year ground water travel time to the wellfield).
19
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
b) W-2 is the land area between the W-1 boundary line and the ten percent ground water
capture zone boundary line (which approximates the two year ground water travel time to
the potable water wellfield).
c) W-3 is the land area between the W-2 boundary line and the twenty-five percent ground
water capture zone boundary line (which approximates the five year ground water travel
time to the potable water wellfield).
d) W-4 is the land area between the W-3 boundary line and the 100 percent ground water
capture zone boundary line (which approximates the twenty year ground water travel time
to the potable water wellfield).
2. Land uses are restricted within the wellfield risk management zones as follows:
a) Future solid waste disposal facilities: prohibited in all wellfield risk management zones.
b) Future solid waste transfer stations: prohibited in W-1, W-2, W-3.
c) Future solid waste storage, collection, and recycling storing hazardous products and
hazardous wastes: prohibited in W-1, W-2, W-3.
d) Future non-residential uses involving hazardous products in quantities exceeding 250
liquid gallons or 1,000 pounds of solids: provide for absorption or secondary
containment in W-1, W-2, W-3.
e) Future domestic wastewater treatment plants: prohibited in W-1.
f) Future land disposal systems: must meet high level disinfection standards as found in 40
CFR part 135.
g) Land application of domestic residuals: limit metal concentrations, nitrogen based on
uptake ability of vegetation), and require a conditional use.
h) Future petroleum exploration and production and expansions of existing: prohibited in
W-1 and W-2, conditional use required in W-3 and W-4.
i) Future on-site disposal systems (septic tanks) requiring a soil absorption area greater
than 1,000 square feet are allowed to discharge in zone W-1 subject to complying with
construction standards and provision of an automatic dosing device and a low-pressure
lateral distribution.
j) On-site sewage disposal systems (septic tanks) serving existing industrial uses and
subject to the thresholds in d) and e) above within wellfield zones W-1, W-2, and W-3 shall
meet all construction and operating standards contained in 64E-10, F.A.C. as the rule
existed on August 31,1999 and shall implement a ground water monitoring plan.
3. Conditional uses shall be granted only in extraordinary circumstances and where
impacts of the development will be isolated from the Surficial and Intermediate Aquifer.
Policy Acillevement Analysis:
There is one (I) policy within this Objective. Policy 3.1.1 contains criteria for the identification of
wellhead protection areas within the County's Future Land Use Map Series.
Tills Policy remains relevant and should be retained, but paragraph 3 should be modified to: clarity the
conditional use reference pertains to those conditional uses required b this policy, as opposed to all
conditional uses allowed by the zoning district on a given property within a wellfield protection area;
and, rcmove or clarifY the tenu "extraunlinary circumstances."' Additionally, thc Policy will be
evaluated to detenuine if it would be more appropriately located in the Natural Groundwater Aquifer
Recharge Sub-Element (NGARSE).
OBJECTIVE 3.2:
The County shall implement a well construction compliance program under criteria specified
in the Collier County Well Construction Ordinance, which is designed to ensure proper
construction of wells and promote aquifer protection.
]()
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Obiective Achievement Analysis:
The Collier County Engineering Services Department works with staff from the Health Department
and South Florida Water Management District in maintaining up-to-date construction standards for
wells within the County.
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 3.2.1:
County inspectors who are appropriately trained and knowledgeable of drilling and grouting
techniques required in Collier County will inspect the drilling and grouting process of all types
of wells drilled in the County.
Policy Achievement Analvsis:
There are five policies within this Objective. Policy 3.2.1 requires that County inspectors who are
appropriately trained and knowledgeable of drilling and grouting techniques required in Collier County
inspect the drilling and grouting process of all types of wells drilled in the County. This Policy is
implemented through the County's Engineering Services Department, which has a well-drilling
inspection program.
This Policy remains relevant and should be retained.
Policy 3.2.2:
Implement the South Florida Water Management District's well construction standards in the
Collier County Well Construction Ordinance that will provide for inspections and penalties if
well drillers do not follow these standards.
Policy Achievement Analvsis:
Policy 3.2.2 requires that the County implement the South Florida Water Management District's well
construction standards within the Collier County Well Construction. This Policy is implemented
through the County's Engineering Services Department, which has a well-drilling inspection program.
This Policy remains relevant and should be retained.
Policy 3.2.3:
Collier County shall continue to provide informational materials and hold informational
workshops (for well contractors, well drillers and the general public) concerning the
importance of following proper well drilling and construction techniques in Collier County.
Policy Achievement Analysis:
Policy 3.2.3 requires that the County inform well contractors and drillers and the public on the
necessity for proper well construction and hold workshops for well drillers on proper techniques for
well construction in Collier County. Collier County recommends that this sentence be reworded for
clarity.
This Policy remains relevant and should be retained.
21
CONSERVATiON AND COASTAL MANAGEMENT ELEMENT
Policy 3.2.4:
The County shall cooperate with the South Florida Water Management District in identifying
and plugging improperly abandoned wells.
Policy Achievement Analvsis:
The County is currently working with the South Florida Water Management District to identifY and
ensure abandoned wells are properly plugged.
This Policy remains relevant and should be retained.
OBJECTIVE 3.3:
Continue to identify, refine extents of, and map zones of influence and contribution around
potable wellfields in order to identify activities that must be regulated to protect ground water
quality near wellfields. (Refer to Objective 1.1 in the Natural Ground Water Aquifer Recharge
Sub-Element.)
Obiective Achievement Analvsis:
This Objective remains releyant and should be retained. However, the Policy will be evaluated to
determine if it would be more appropriately located in the Natural Groundwater Aquifer Recharge
Sub-Element (NGARSE).
Policv Releyance:
Policy 3.3.1 :
Maintain and refine a 3-dimensional computer model that calculates cones of depression
around significantly sized existing and planned potable wellfields.
Policy Achievement Analvsis:
Policy 3.3.1 requires the County to maintain and refine a 3-dimensional computer model that calculates
cones of depression around significantly sized existing and planned potable wellfields.
This Policy remains relevant and should be retained. However, the Policy will be evaluated to
determine if it would be more appropriately located in the Natural Groundwater Aquifer Recharge
Sub-Element (NGARSE).
Policy 3.3.2:
Collier County shall use its three-dimensional computer model to calculate the actual "cones
of depression" around the County's existing potable water wellfields. After at least 15 days
publication of the maps of the proposed "zones of protection" for each such wellfield before
each hearing by the EAC, Planning Commission and the Board of County Commission, the
County shall then amend the appropriate elements of this Growth Management Plan to show
such "cones of depression" as "zones of protection" within the Countywide Future Land Use
Map Series.
Policv Achievement Analysis:
Policy 3.3.2 requires the County to use its 3-dimensional computcr model to calculate cones of
depression around potable wcllfields, and after public hearings amend the Growth Managcment Plan to
show cones of depression as zoncs of protection.
22
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
This Policy remains relevant and should be retained. However, the Policy will be evaluated to
determine if it would be more appropriately located in the Natural Groundwater Aquifer Recharge
Sub-Element (NGARSE).
Policy 3.3.3:
Continue to identity and delineate existing land uses that possess the greatest potential for
wellfield contamination.
Policv Achievement Analvsis:
Policy 3.3.3 requires the County to continue to identity and delineate existing land uses that possess the
greatest potential for wellfield contamination.
This Policy remains relevant and should be retained. However, the Policy will be evaluated to
determine if it would be more appropriately located in the Natural Groundwater Aquifer Recharge
Sub-Element (NGARSE).
OBJECTIVE 3.4
Collect and evaluate data and information designed to monitor the quality of ground water in
order to identify the need for additional protection measures. (Refer to Objective 1.3 in the
Natural Ground Water Aquifer Recharge Sub-Element.)
Obiective Achievement Analvsis:
As noted within Objective 3.1 (above), the County's Pollution Control Department established a
groundwater monitoring network that monitors sixty-three (63) ground water monitoring wells
semiannually. These data are assessed annually and submitted to the South Florida Water Management
District (SFWMD), where these data are maintained within their DBHYDRO database. The SFWMD
DBHYDRO database is located at:
http://www.sfWmd.gov/portal/page/portal/pg grp sfWmd eraJpg sfv,md era dbhvdrobrowser).
Objective 3.4 references Objective 1.3 in the Natural Groundwater Aquifer Recharge Sub Element
(NGARSE). This statement should reference Objective 3.
This Objective remains relevant and should be retained. However, the Objective should be revised to
reflect the correct reference in the NGARSE - Objective 3.
Policv Relevance:
Policy 3.4.1:
Continue the existing water quality monitoring program to provide base-line data, evaluate
long-term trends, identify water quality problems, and evaluate the effectiveness of the
County's ground water protection program.
Policy Achievement Analvsis:
Policy 3.4.1 requires the County to continue the existing water quality-monitoring program to provide
base-line data, evaluate long-term trends, identify water quality problems, and evaluate the
effectiveness of the County's ground water protection program.
This Policy remains relevant and should be retained.
23
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy 3.4.2:
Coordinate data gathering activities with State and Federal agencies to minimize duplication of
efforts and enhance the quality of information gathered.
Policv Achievement Analysis:
Policy 3.4.2 recommends that the County coordinate data gathering activities with State and Federal
agencies to minimize duplication of efforts and enhance the quality of information gathered. Data
collected for the groundwater trend monitoring network is done so under contract with South Florida
Water Management District's Big Cypress Basin office and in coordination with USGS. This ensures
there is no duplication of efforts.
This Policy remains relevant and should be retained.
Policy 3.4.3:
Groundwater quality monitoring data shall be assessed annually to determine whether
monitoring and evaluation activities require expansion, modification or reduction. The data
will also be assessed for the purpose of determining whether County groundwater protection
ordinances should be amended.
Policv Achievement Analvsis:
Policy 3.4.3 recommends that the County assess its o-wn data annually to determine whether
monitoring activities and County Ordinances require the expansion, modification or reduction of
monitoring programs. Groundwater is assessed annually and provided to the appropriate regulatory
agencies for further investigation of exceedances of State and Federal ground water quality standards.
Comparisons are also made with existing land-use to determine if land-use is affecting groundwater
quality. To date, no ordinances have been amended based on these results.
This Policy remains relevant and should be retained.
Policy 3.4.4:
Gather and use appropriate data to refine and improve the database used in the County's
3-dimensional ground water model.
Policv Achievement Analvsis:
Policy 3.4.4 recommends that the County gather and use appropriate data to refine and improve the
database used in the County's 3-dimensional ground water model.
This Policy remains relevant and should be retained. However, the Policy will be evaluated to
determine if it should be deleted from the CCME, as it already appears in the Natural Groundwater
Aquifer Recharge Sub-Element (NGARSE).
OBJECTIVE 4.1:
Collect and evaluate data and information designed to more accurately determine water use in
Collier County such as the County's database tracking all permitted wells and wells having
consumptive use permits.
Obiective Achievement Analvsis:
The Collier County Pollution Control Dcpartment continues to maintain a database of private wells
within Collier County.
- 24
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
This Policy remains relevant and should be retained.
Policv Relevance:
Each of the subject policies references a potential data source for information to be used to implement
the Objective. Policy 4.1.1 references the computer database of the South Florida Water Management
District. Policy 4.1.2 requires County staff to work with the agricultural community in Collier County
in order to devise methodology for estimating agricultural pumpage rates. Finally, Policy 4.1.3
requires the County to collect data from various sources to evaluate water usage by native plant and
animal communities. All of these policies should be retained.
Policy 4.1.1:
Use as much as possible the existing reporting requirements and computer database of the
South Florida Water Management District.
Policv Achievement Analvsis:
The Collier County Water-Sewer District works with the South Florida Water Management District as
much as possible to coordinate mutually beneficial efforts.
This Policy remains relevant and should be retained.
Policy 4.1.2:
Work with the agricultural community to devise a method for determining agricultural
pumpage.
Policv Achievement Analvsis:
This Policy remains relevant and should be retained. However, the Policy should be revised to indicate
that the County, in coordination with the South Florida Water Management District, will devise a
method for determining agricultural pumpage.
Policy 4.1.3:
Compile from appropriate local, State, Federal and private organizations the water use
requirements of the native plant and animal community associations within the County.
Policv Achievement Analvsis:
This Policy remains relevant and should be retained. However, the Policy should be revised to indicate
which County Department shall be responsible for the policy objectives.
OBJECTIVE 4.2:
The Collier County Water-Sewer District and the Collier County Water and Wastewater
Authority will continue to promote conservation of Collier County's potable water supply and
will continue to develop, implement and refine a comprehensive conservation strategy, which
will identify specific goals for reducing per capita potable water consumption.
Obiective Achievement Analvsis:
Collier County Ordinance 2002-] 7, Water Irrigation Ordinance, restricts the hours of water irrigation
in unincorporated Collier County to promote conservation. The Collier County Water-Sewer District
also has an Irrigation Quality Water System that provides reclaimed water to golf courses, residential
communities, County Parks, and roadway medians in Collier County to reduce the reliance on Potable
Water.
This Objective remains relevant and should be retained.
25
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policv Relevance:
Policy 4.2.1:
Continue to rely on the South Florida Water Management District to take appropriate measures
to conserve water in emergency situations.
Policy Achievement Analvsis:
The Collier County Water-Sewer District complies with South Florida Water Management District
Water Shortage Orders during emergency situations.
This Policy remains relevant and should be retained.
Policy 4.2.2:
The County shall negotiate agreements with area golf courses to accept and use treated
wastewater effluent for irrigation when and where such treated effluent is available from
existing and future wastewater treatment piants.
Policv Achievement Analvsis:
The Collier County Water-Sewer District currently has agreements with golf courses to provide treated
wastewater effluent for irrigation purposes, Irrigation Quality (lQ) Water. As more IQ Water becomes
available, more courses will be added.
This Policy remains relevant and should be retained.
Policy 4.2.3:
Identify existing and future publicly owned lands suitable for irrigation with treated wastewater
effluent, such as government building grounds, parks and highway medians, and incorporate
these into future planning for effluent disposal.
Policv Achievement Analvsis:
The Collier County Water-Sewer District currently has agreements to provide lQ Water for irrigation
of parks and roadway medians. As more IQ Water becomes available, more areas will be added.
This Policy remains relevant and should be retained.
Policy 4.2.4:
Identify existing and future privately owned lands suitable for irrigation with treated
wastewater effluent, such as cemeteries, agricultural operations, nurseries and
commercial/industrial parks, and incorporate these into future planning for effluent disposal.
Policv Achievement Analysis:
The Collier County Water-Sewer District currently does not provide IQ Water for irrigation purposes
to cemeteries, agricultural operations, nurseries, or commercial/industrial parks due to lack of supply.
As more lQ Water becomes available, these areas will be evaluated for addition to the system.
This Policy remains relevant and should be retained.
Policy 4.2.5:
Evaluate and make recommendations, where appropriate, for plumbing fixtures and
landscapes that are designed for water conservation purposes.
26
CONSERVATION AND COAS7:4L MANAGEMENT ELEMENT
Policv Achievement Analvsis:
The Collier County Water-Sewer District is unable to control plumbing fixtures used after the water
meter assembly or any landscaping. The Collier County Water-Sewer District supports the use of
water conserving plumbing fixtures and landscaping.
This Policy remains relevant and should be retained.
OBJECTIVE 5.1:
Allow the extraction or use of mineral resources in the County provided such activities comply
with applicable industry and government standards regarding health, safety, and
environmental protection.
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 5.1.1:
The Future Land Use Element (FLUE) and the Golden Gate Area Master Plan (GGAMP)
Element of this Growth Management Plan (GMP) delineate future land use designations,
districts and/or subdistricts wherein mineral extraction operations are allowed, either by right,
or through a conditional use permit The Collier County Land Development Code (LDC) may
allow mineral extraction activities in appropriate zoning districts, consistent with the
provisions and limitations contained within this Plan.
Policv Achievement Analvsis:
This Policy remains relevant and should be retained.
Policy 5.1.2:
Mineral extraction operations shall comply with standards and criteria as provided in the
County's Excavation and Blasting Ordinances.
Policv Achievement Analvsis:
Policy 5.1.2 states that mineral extraction operations shall comply with standards and criteria as
provided in the County's Excavation and Blasting Ordinances.
This Policy remains relevant and should be retained.
Policy 5.1.3:
Depth of excavation and dewatering shall be restricted in areas where saline water can intrude
into the bottom of the pits. (Also, refer to Policy 3.3.1.)
Policy Achievement Analysis:
Policy 5.1.3 states that the depth of excavation and dewatering shall be restricted in areas where saline
water can intrude into the bottom of the pits.
This Policy remains relevant and should be retained.
27
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy 5.1.4:
Collier County shall monitor the status of all established state water quality monitoring
programs for mineral extraction activities. The results of the permitted monitoring program
shall be copied to Collier County. In the event that a mining operation is in violation of water
quality parameters established by the permit, Collier County shall have the right to order a
suspension of the mining activities until the water quality violation is resolved.
Policv Achievement Analvsis:
This Policy remains relevant and should be retained.
OBJECTIVE 5.2:
Continue to reclaim the total disturbed area of extraction sites in order to ensure adequate
assessment and mitigation of site specific and cumulative impacts resulting from mineral
extraction activities.
Obiective Achievement Analysis:
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 5.2.1:
Reclamation standards for mineral extraction activities shall be as required by the 1986 State
of Florida Resource Extraction Reclamation Act, and as referenced in Section 22-112, of the
Collier County Code of Laws and Ordinances, as amended.
Policv Achievement Analysis:
This Policy remains relevant and should be retained. However, the Policy should be revised to reflect
current statutory and local citations.
OBJECTIVE 5.3:
The Collier County Engineering Services Department shall periodically assess the types,
quantities and location of minable mineral resources in Collier County.
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained. However, the Objective should be revised to
reflect the current departmental reference.
Policv Relevance:
Policy 5.3.1:
The Collier County Engineering Services Department shall work with the Florida Department of
Environmental Protection, the Florida Geological Survey and local mining industry officials to
inventory and assess the existing mineral reserves in Collier County. The inventory and
assessment will incorporate use of a GIS-based database of all areas within the County that
are permitted, either by right, or through a conditional use permit, to conduct mineral
extraction operations as well as the volume of fill that is permitted to be removed for each
such active mineral extraction operation.
28
CONSERVATION AND COASTAL l-..1ANAGE'MENT ELEMENT
Policv Achievement Analvsis:
Policy 5.3.1 recommends that the County work with the Florida Department of Environmental
Protection and the Florida Geological Survey and local mining industry officials to inventory and
evaluate the existing mineral reserves in Collier County.
This Policy remains relevant and should be retained. However, the Policy should be revised to reflect
the current departmental reference.
OBJECTIVE 5.4:
The County shall maintain its program to control soil erosion through its regulations
identifying criteria to control and reduce soil erosion and sediment transport from
construction and other nonagricultural land disturbing activities.
Obiective Achievement Analvsis
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 5.4.1:
Rely on the USDA Natural Resources Conservation Service to provide the County with
appropriate soil conservation guidelines for agriculture.
Policv Achievement Analvsis:
Policy 5.4.1 recommends that the County rely on the USDA Natural Resources Conservation Service
to provide the County with appropriate soil conservation guidelines for agriculture.
This Policy remains relevant and should be retained.
OBJECTIVE 6.1:
The County shall protect native vegetative communities through the application of minimum
preservation requirements. The following policies provide criteria to make this objective
measurable. These policies shall apply to all of Collier County except for that portion of the
County which is identified on the Countywide Future land Use Map (FlUM) as the Rural lands
Stewardship Area Overlay.
Obiective achievement analvsis:
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 6.1.1:
For the County's Urban Designated Area, Estates Designated Area, Conservation Designated
Area, and Agricultural/Rural Mixed Use District, Rural-Industrial District and Rural-Settlement
Area District as designated on the FlUM, native vegetation shall be preserved through the
application of the following preservation and vegetation retention standards and criteria,
unless the development occurs within the Area of Critical State Concern (ACSC) where the
ACSC standards referenced in the Future land Use Element shall apply. Notwithstanding the
ACSC requirements, this policy shall apply to all non-agricultural development except for
single-family dwelling units situated on individual parcels that are not located within a
watershed management conservation area identified in a Watershed Management Plan
developed pursuant to policies supporting Objective 2.1 of this Element.
29
CONSERVATiON AND COASTAL MANAGEMENT ELEMENT
Coastal Hi!lh Hazard Area Non-Coastal Hi!lh Hazard Area
Less than 2.5 acres 10% Less than 5 acres. 10%
Residential and Mixed Equal to or greater Equal to or greater than 5
Use Development than 2.5 acres 25% acres
and less than 20 acres. 15%
Equal to or
greater than 20 ac. 25%
Golf Course 35% 35%
Commercial and Less than 5 acres. 10% Less than 5 acres. 10%
Industrial
Development Equal to or greater Equal to or
than 5 acres. 15% greater than 5 acres. 15%
Industrial
Development (Rural- 50%, not to exceed 25% of 150%, not to exceed 25% of the
Industrial District only) the project site. I project site.
The following standards and criteria shall apply to the vegetation retention requirements
referenced above.
(1) For the purpose of this policy, "native vegetation" is defined as a vegetative community
having 25% or more canopy coverage or highest existing vegetative strata of native
plant species. The vegetation retention requirements specified in this policy are
calculated based on the amount of "native vegetation" that conforms to this definition.
(2) The preservation of native vegetation shall include canopy, under-story and ground
cover emphasizing the largest contiguous area possible, which may include connection
to offsite preserves. The purpose for identifying the largest contiguous area is to
provide for a core area that has the greatest potential for wildlife habitat by reducing the
interface between the preserve area and development which decreases the conflicts
from other land uses. Criteria for determining the dimensional standards of the
preserve are to be set out in the Land Development Code.
(3) Areas that fulfill the native vegetation retention standards and criteria of this policy
shall be set aside as preserve areas. On-site and off-site preserve areas shall be
protected by a permanent conservation mechanism to prohibit further development,
consistent with the requirements of this policy. The type of permanent conservation
mechanism, including conservation easements, required for a specific development
may vary based on preserve area size, type of development approval, and other factors,
as set forth in the County's land development regulations.
(4) Selection of native vegetation to be retained as preserve areas shall reflect the
following criteria in descending order of priority:
a. Wetland or upland areas known to be utilized by listed species or that serve as
corridors for the movement of wildlife shall be preserved and protected in order to
30
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
facilitate the continued use of the site by listed species or the movement through the
site, consistent with the requirements of Policy 7.1.1 and 7.1.2 ofthis element.
b. Xeric Scrub, Dune and Strand, Hardwood Hammocks.
c. Onsite wetlands having functionality scores of at least 0.65 WRAP or 0.7 UMAM,
unless permitted for impact pursuant to Policy 6.2.4 of this Element. WRAP means
South Florida Water Management District's Wetland Rapid Assessment Procedures
as described in Technical Publication Reg 001 (September 1997, as updated August
1999). UMAM means Uniform Wetland Mitigation Assessment Method as described
in Chapter 62-345, FAC.
d. Any upland habitat that serves as a buffer to a wetland area as identified in
Paragraph (4)c. above,
e. Dry Prairie, Pine Flatwoods, and
f. All other native habitats.
(5) The uses allowable within preserve areas are limited to:
a. Passive recreational uses that do not impact the minimum required vegetation or
cause a loss of function to the preserve area. Loss of function to the preserve area
includes a reduction or a change in vegetation within the preserve and harming any
listed species present in the preserve. More specific standards that implement this
policy shall be set forth in the land development regulations and will address
various types of construction that are compatible with the function of the preserve.
The land development regulations will also provide criteria to define appropriate
passive recreational uses. The criteria will be established to allow for passive
recreational uses such as trails or boardwalks that provide for access within the
preserves, providing the uses do not reduce the minimum required vegetation or
cause harm to listed species.
b. Receipt of treated stormwater discharge where such use, including conveyance,
treatment and discharge structures, does not result in adverse impacts the naturally
occurring, native vegetation, to include the loss of the minimum required vegetation
and the harm to any listed species according to the policies associated with
Objective 7.1, as determined by criteria set forth in land development regulations.
Discharge to preserves having wetlands requires treatment that will meet water
quality standards as set forth in Chapter 62-302. F.A.C. and will conform to the water
quality criteria requirements set forth by the South Florida Water Management
District.
(6) A management plan shall be submitted for preserve areas identified by specific criteria
in the land development regulations to identify actions that must be taken to ensure
that the preserved areas will maintain natural diversity and will function as proposed.
The plan shall include methods to address control and treatment of invasive exotic
species, fire management, stormwater management (if applicable), and maintenance
of permitted facilities. If applicable, a listed species monitoring program shall be
submitted pursuant to Policy 7.1.2 (2) (i). State and federal management plans
consistent with the requirements of the LDC will be accepted.
(7) Until the land development regulations addressed in Policy 6.1.1(11) are developed,
exceptions, by means of mitigation in the form of increased landscape requirements
shall be granted for parcels that cannot reasonably accommodate both the
preservation area and the proposed activity. Criteria for allowing these exceptions
include:
(a) Where site elevations or conditions requires placement of fill thereby harming or
reducing the survivability of the native vegetation in its existing locations;
(b) Where the existing vegetation required by this policy is located where proposed
site improvements are to be located and such improvements cannot be relocated as to
protect the existing native vegetation;
(c) Where native preservation requirements are not accommodated, the landscape
plan shall re-create a native plant community in all three strata (ground covers, shrubs
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
and trees), utilizing larger plant materials so as to more quickly re-create the lost
nature vegetation.
(8) Parcels that were legally cleared of native vegetation prior to January 1989 shall be
exempt from this requirement.
(9) Should the amount of wetland vegetation exceed the minimum vegetation requirements
as specified herein, retention of wetland vegetation having significant habitat or
hydrologic value is encouraged. Increased preservation shall be fostered thro
incentives including, but not limited to: clustered development, reduced develop"
standards such as open space, setbacks, and landscape buffers, to allow for increased
areas of preserved wetland vegetation. Significant habitat or hydrologic value is
determined by wetland function, not the size of the wetland.
(10) Within one year of the effective date of these amendments, the County shall adopt land
development regulations that allow for a process whereby a property owner may submit
a petition requesting that all or a portion of the native vegetation preservation retention
requirement to be satisfied by a monetary payment, land donation that contains native
vegetative communities equal to or of a higher priority as described in Policy 6.1.1 (4)
than the land being impacted, or other appropriate method of compensation to an
acceptable land acquisition program, as required by the land development regulations.
The monetary payment shall be used to purchase and manage native vegetative
communities off-site. The land development regulations shall provide criteria to
determine when this alternative will be considered. The criteria will be based upon the
following provisions:
a. The amount, type, rarity and quality of the native vegetation on site;
b. The presence of conservation lands adjoining the site;
c. The presence of listed species and consideration of Federal and State agency
technical assistance;
d. The type of land use proposed, such as, but not limited to, affordable housing;
e. The size of the preserve required to remain on site is too small to ensure that the
preserve can remain functional; and
f. Right of Way acquisitions for all purposes necessary for roadway construction,
including ancillary drainage facilities, and including utilities within the right of way
acquisition area.
The land development regulations shall include a methodology to establish the
monetary value, land donation, or other appropriate method of compensation to ensure
that native vegetative communities not preserved on-site will be preserved and
appropriately managed off-site.
(11) Right of Way acquisitions by any governmental entity for all purposes necessary for
roadway construction, including ancillary drainage facilities, and including utilities
within the right of way acquisition area, shall be exempt from mitigation requirements.
(12) Although the primary intent of this Policy is to retain and protect existing native
vegetation, there are situations where the application of the retention requirements of
this Policy is not possible. In these cases, creation or restoration of vegetation to
satisfy all or a portion of the native vegetation retention requirements may be allowed.
Within one year of the effective date of these amendments, the County shall adopt land
development regulations to determine the circumstances for when creation or
restoration is allowed and to specify criteria for creation and restoration.
(13) The County may grant a deviation to the native vegetation retention requirements of
this Policy, except for the Native Vegetation Retention Requirements Table, and
provisions in Paragraphs 1, 2, 3, 6, and 7. Within one year of the effective date of these
amendments, the County shall adopt land development regulations to set forth the
process for obtaining a deviation. The regulations shall allow for the granting of a
deviation by the appropriate review board after a public hearing, and for the granting of
a deviation administratively. The County shall consider the amount and type of native
32
CONSERVATION AND COAS'1:4L MANAGEMENT ELEMENT
vegetation and the presence of listed species in determining whether the granting of a
deviation requires a public hearing, or may be granted administratively.
The County may grant a deviation if:
a. County, Federal or State agencies require that site improvements be located in areas
which result in an inability to meet the provisions of this Policy, or
b. On or off-site environmental conditions are such that the application of one or more
provisions of this Policy is not possible or will result in a preserve area of lesser
quality, or
c. The strict adherence to these provisions will not allow for the implementation of
other Plan policies that encourage beneficial land uses.
Policy Achievement Analvsis:
Policy 6.1.1 specifies that it is applicable to the County's Urban Designated Area, Estates Designated
Area, Conservation Designated Area, and Agricultural/Rural Mixed Use District, Rural-Industrial
District and Rural-Settlement Area District as designated on the FLUM, and that native vegetation
shall be preserved through the application of a series of preservation and vegetation retention standards
fu"ld criteria, unless the developmcnt occurs within the Area of Critical State Concern (ACSC) where
the ACSC standards referenced in the Future Land Use Element shall apply.
This Policy remains relevant and should be retained. However, the Policy should be modified to:
include a reference to the June 2010 Land Development Code amendments that implement specific
subsections of this Policy; correct scrivener's errors in subsections 6.1.1 (7 & 13); delete subsection
6.1.1 (7), since it is already addressed by Policy 6.1.1 (12); reference Land Development Code criteria
that implements subsections 6.1.1 (12); and add an exemption from the native vegetation retention
requirements for Federal and State parks, preserves and forests whose purpose is to manage land for
conservation.
Policy 6.1.2:
For the County's Rural Fringe Mixed Use District, as designated on the FLUM, native
vegetation shall be preserved on site through the application of the following preservation and
vegetation retention standards and criteria:
Preservation and Native Vegetation Retention Standards:
a. Receiving Lands:
A minimum of 40% of the native vegetation present, not to exceed 25% of the total site
area shall be preserved.
b. Neutral Lands:
A minimum of 60% of the native vegetation present, not to exceed 45% of the total site
area shall be preserved, except that, for Section 24, Township 49 South, Range 26 East,
located in the North Belle Meade Overlay, a minimum of 70% of the native vegetation
present, not to exceed 70% of the total site area, shall be preserved. Additionally, for
residential development in Section 24, if the dwelling units are not clustered, a
minimum of 90% of the slash pine trees present shall be retained. Further restrictions
are identified in the North Belle Meade Overlay in the FLUE. [The preceding 2
sentences in italics were adopted 1/25/07 but will NOT be applied or implemented by
Collier County. They relate to text in the Future Land Use Element's North Belle Meade
Overlay that was found to be "not in compliance" by the Florida Department of
Community Affairs in letter dated 5/1/07.]
c. Non-NRPA Sending Lands:
Calculated at the higher value of 80% of the native vegetation present, or as may
otherwise be permitted under the Density Rating provisions of the FLUE;
d. NRPA Sending Lands:
33
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Calculated at the higher value of 90% of the native vegetation present, or as may
otherwise be permitted under the Density Blending provisions of the FLUE.
e. Provisions a. through d. above shall also be consistent with the wetland protection
policies set forth under CCME Objective 6.2.
f. In order to ensure reasonable use and to protect the private property rights of owners
of smaller parcels of land within lands designated Rural Fringe Mixed Use District on
the Future Land Use Map, including nonconforming lots of record which existed on or
before June 22, 1999, for lots, parcels or fractional units of land or water equal to or
less than five (5) acres in size, native vegetation clearing shall be allowed, at 20% or
25,000 square feet of the lot or parcel or fractional unit, whichever is greater, exclusive
of any clearing necessary to provide for a 15-foot wide access drive up to 660 feet in
length. For lots and parcels greater than 5 acres but less than 10 acres, up to 20% of
the parcel may be cleared. This allowance shall not be considered a maximum clearing
allowance where other provisions of this Plan allow for greater clearing amounts. These
clearing limitations shall not prohibit the clearing of brush or under-story vegetation
within 200 feet of structures in order to minimize wildfire fuel sources.
g. Within Receiving and Neutral lands where schools and other public facilities are co-
located on a site, the native vegetation retention requirement shall be 30% of the native
vegetation present, not to exceed 25% of the site.
(1) For the purpose of this policy, "native vegetation" is defined as a vegetative community
having 25% or more canopy coverage or highest existing vegetative strata of native plant
species. The vegetation retention requirements specified in this policy are calculated on
the amount of "native vegetation" that conforms to this definition.
(2) The preservation of native vegetation shall include canopy, under-story and ground cover,
emphasizing the largest contiguous area possible, which may include connection to offsite
preserves. The purpose for identifying the largest contiguous area is to provide for a core
area that has the greatest potential for wildlife habitat by reducing the interface between
the preserve area and development which decreases the conflicts from other land uses.
Criteria for determining the dimensional standards of the preserve are to be set out in the
Land Development Code.
(3) Areas that fulfill the native vegetation retention standards and criteria of this policy shall be
set aside as preserve areas. On-site and off-site preserve areas shall be protected by a
permanent conservation mechanism to prohibit further development, consistent with the
requirements of this policy. The type of conservation mechanism, including conservation
easements, required for a specific development may vary based on preserve area size, type
of development approval, and other factors, as set forth in the County's land development
regulations.
(4) Selection of native vegetation to be retained as preserve areas shall reflect the following
criteria in descending order of priority:
a. Wetland or upland areas known to be utilized by listed species or that serve as corridors
for the movement of wildlife shall be preserved and protected in order to facilitate the
continued use of the site by listed species or the movement of wildlife through the site.
This criterion shall be consistent with the requirements of Policy 7.1.1 and 7.1.2 of this
element.
b. Xeric Scrub, Dune and Strand, Hardwood Hammocks.
c. Onsite wetlands preserved pursuant to Policy 6.2.5 of this Element;
d. Any upland habitat that serves as a buffer to a wetland area, as identified in (4)c. above.
e. Dry Prairie, Pine Flatwoods, and
f. All other native habitats.
(5) The uses allowable within preserve areas are limited to:
a. Passive recreational uses that do not impact the minimum required vegetation or cause
a loss of function to the preserve area. Criteria identifying what constitutes a loss of
function shall be set forth in the land development regulations and will address various
types of construction that are compatible with the function of the preserve. The land
34
CONSERVATION AND COAST4L MANAGEMENT ELEMENT
development regulations will also provide criteria to define appropriate passive
recreational uses. The criteria will be established to allow for passive recreational uses
such as trails or boardwalks that provide for access within the preserves, providing the
uses do not reduce the minimum required vegetation or cause harm to listed species.
b. Receipt of treated stormwater discharge where such use, including conveyance,
treatment and discharge structures, does not result in adverse impacts on the naturally
occurring, native vegetation, to include the loss of the minimum required vegetation and
the harm to any listed species according to the policies associated with Objective 7.1, as
determined by criteria set forth in the land development regulations. Discharge to
preserves having wetlands requires treatment that will meet water quality standards as
set forth in Chapter, 62-302 F.A.C. and will conform to the water quality criteria
requirements set forth by the South Florida Water Management District.
(6) A management plan shall be submitted for all preserve areas identified by specific criteria
in the land development regulations to identify actions that must be taken to ensure that
the preserved areas will function as proposed. The plan shall include methods to address
control and treatment of invasive exotic species, fire management, stormwater
management (if applicable), and maintenance of permitted facilities. If applicable, a listed
species monitoring program shall be submitted pursuant to Policy 7.1.2 (2)(i).
(7) Off-site preservation shall be allowed to provide flexibility in the project design.
a. Within Receiving and Neutral Lands, off-site preservation shall be allowed for up to 50%
of the vegetation retention requirement.
1. Off-site preservation areas shall be allowed at a ratio of 1:1 if such off-site
preservation is located within designated Sending Lands or at a ratio of 1.5:1
anywhere else.
2. Like for like preservation shall be required for Tropical Hardwood and Oak
Hammock vegetative communities.
b. Within non-NRPA Sending Lands, off-site preservation shall be allowed for up to 25% of
the site preservation or vegetative retention requirement, whichever is controlling.
1. Off-site preservation areas shall be contiguous to designated Sending Lands and
shall be allowed at a ratio of 3:1.
c. Off-site preservation shall not be allowed in NRPA Sending Lands.
(8) Density Bonus Incentives shall be granted to encourage preservation amounts greater
than that required in this policy, as provided for in the FLUE for Receiving Lands and
Rural Villages. Within one (1) year of the effective date of these amendments, Collier
County shall adopt specific land development regulations to implement this incentive
program.
(9) On-site preservation areas shall also conform to the Open Space requirements as
specified in the Future Land Use Element. These preservations shall be part of and
counted towards the Open Space requirements.
(10) Existing native vegetation that is located contiguous to the natural reservation shall be
preserved pursuant to Policy 6.5.2 of this element. Natural reservation is defined as
that specified in CCME Objective 6.5 of this element;
(11) Should the amount of wetland vegetation exceed the minimum vegetation requirements as
specified herein, retention of wetland vegetation having significant habitat or hydrologic
value is encouraged. Increased preservation shall be fostered through incentives
including, but not limited to: clustered development, reduced development standards
such as open space, setbacks, and landscape buffers, to allow for increased areas of
preserved wetland vegetation. Significant habitat or hydrologic value is determined by
wetland function, not the size of the wetland.
35
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policv Achievement Analysis:
Policy 6.1.2 specifies that within the County's Rural Fringe Mixed Use District, as designated on the
FLUM, native vegetation shall be preserved on site through the application of various vegetation
retention standards and criteria.
This Policy remains releyant and should be retained. However, the Policy should be modified to reflect
the June 2010 Land Development Code amendments that implement specific subsections of the Policy;
and, add an exemption from the native vegetation retention requirements for Federal and State parks,
preserves and forests whose purpose is to manage land for conservation purposes.
Policy 6.1.3
For the County's Rural Lands Stewardship Area (RLSA) Overlay, as designated on the FLUM,
native vegetation shall be preserved pursuant to the RLSA policies found in the Future Land
Use Element.
Policv Achievement Analysis:
Policy 6.1.3 requires that within the County's Rural Lands Stewardship Area (RLSA) Overlay, as
designated on the FLUM, native vegetation shall be preserved pursuant to the RLSA policies found in
the Future Land Use Element.
This Policy remains relevant and should be retained.
Policy 6.1.4:
Prohibited invasive exotic vegetation shall be removed from all new developments.
(1) Petitioners for site plan or plats shall submit and implement plans for invasive exotic
plant removal and long-term control.
(2) The petitioners for development permits shall prepare and submit native vegetation
maintenance plans, which describe specific techniques to prevent re-invasion of the
development site by prohibited exotic vegetation of the site in perpetuity.
(3) The County shall maintain a list of prohibited invasive exotic vegetation species within
the Collier County Land Development Code and will update such list as necessary.
Policv Achievement Analvsis:
Policy 6.1.4 requires invasive exotic vegetation to be removed from all new developments and requires
maintenance plans to prevent re-invasion of exotic vegetation in perpetuity.
This Policy remains relevant and should be retained.
Policy 6.1.5
Agriculture shall be exempt from the above preservation requirements contained in Policies
6.1.1, and 6.1.2 of this element provided that any new clearing of land for agriculture shall not
be converted to non-agricultural development for 25 years. For any such conversions in less
than 25 years, the requirements of Policy 6.1.1 and 6.1.2 of this element shall be applied to the
site at the time of the conversion. The percentage of native vegetation preserved shall be
calculated on the amount of vegetation occurring at the time of the agricultural clearing, and if
found to be deficient, a native plant community shall be restored to re-create a native plant
community in all three strata (ground covers, shrubs and trees), utilizing larger plant materials
so as to more quickly re-create the lost mature vegetation. Agricultural clearing within the
Rural Lands Stewardship Area (RLSA) Overlay shall be allowed and guided by the RLSA
policies found in the FLUE.
36
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy Achieyement Analysis:
Policy 6.1.5 stipulates that agricultural operations shall be exempt from the County's preservation
requirements provided that any new clearing of land for agriculture shall not be converted to non-
agricultural development for 25 years.
The Policy remains relevant and should be retained.
Policy 6.1.6:
Exemptions from the native vegetation retention requirements of CCME Policy 6.1.2 - The
requirements of Policy 6.1.2 shall not apply to, affect or limit the continuation of existing uses.
Existing use shall be defined as: those uses for which all required permits were issued prior to
June 19, 2002; or, projects for which a Conditional Use or Rezone petition was approved by
the County prior to June 19, 2002; or, land use petitions for which a completed application was
submitted prior to June 19, 2002. The continuation of existing uses shall include expansions
of those uses if such expansions are consistent with, or clearly ancillary to, the existing uses.
Hereafter, such previously approved developments shall be deemed to be consistent with the
Plan's Goals, Policies and Objectives for the Rural Fringe area, and they may be built out in
accordance with their previously approved plans. Changes to these previous approvals shall
also be deemed to be consistent with the Plan's Goals, Objectives and Policies for the Rural
Fringe Area as long as they do not result in an increase in development density or intensity.
On the County owned land located in Section 25, Township 26 E, Range 49 S (+/-360 acres), the
native vegetation retention and site preservation requirements may be reduced to 50% if the
permitted uses are restricted to the portions of the property that are contiguous to the existing
land fill operations; exotic removal will be required on the entire +/- 360 acres.
Policv Achievement Analvsis:
Policy 6.1.6 makes all existing land uses exempt from the native vegetation retention requirements of
CCME Policy 6.1.2 if the effected land uses were issued prior to June 19,2002; or projects for which a
Conditional use or Rezone petition has been approved by the County prior to June 19,2002; or, land
use petitions for which a completed application has been submitted prior to June 19,2002.
This Policy remains relevant and should be retained.
Policy 6.1.7
The County shall require native vegetation to be incorporated into landscape designs in order
to promote the preservation of native plant communities and to encourage water conservation.
This shall be accomplished by:
(1) Providing incentives for retaining existing native vegetation in landscaped areas;
(2) Establishing minimum native vegetation requirements for new landscaping; and,
(3) Wet detention ponds within the Urban Designated area shall have a littoral shelf with an
area equal to 2.5% of the ponds surface area measured at the control elevation and be
planted with native aquatic vegetation. Wet detention ponds within the Rural Fringe
Mixed Use District, shall have a littoral shelf with an area equal to 30% of the ponds
surface area measured at the control elevation and be planted with native aquatic
vegetation.
(4) Stormwater management systems within the Rural Lands Stewardship Area (RLSA)
Overlay shall be designed pursuant to the RLSA policies found in the Future Land Use
Element.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy Achievement Analvsis:
Policy 6.1.7 states that the County shall require native vegetation to be incorporated into landscape
designs in order to promote the preservation of native plant communities and to encourage water
conservation.
This Policy is relevant and should be retained.
Policy 6.1.8:
An Environmental Impact Statement (EIS), or submittal of appropriate environmental data as
specified in the County's land development regulations, is required, to provide a method to
objectively evaluate the impact of a proposed development, site alteration, or project upon the
resources and environmental quality of the project area and the community and to insure that
planning and zoning decisions are made with a complete understanding of the impact of such
decisions upon the environment, to encourage projects and developments that will protect,
conserve and enhance, but not degrade, the environmental quality and resources of the
particular project or development site, the general area and the greater community. The
County's land development regulations shall establish the criteria for determining the type of
proposed development requiring an EIS, including the size and nature of the proposed
development, the location of the proposed development in relation to existing environmental
characteristics, the degree of site alterations, and other pertinent information.
Policy Achievement Analysis:
Policy 6.1.8 stipulates that a County Environmentallmpact Statement (EIS) or submittal of appropriate
environmental data is required so as to provide a method to objectively evaluate the impact of a
proposed development, site alteration, or project upon the resources and environmental quality of the
project area and the community. The Land Development Code amendments to implement this Policy
were completed in June 2010.
This Policy remains relevant and should be retained.
Policy 6.1.9
The County shall provide for adequate staff to implement the policies supporting Objective 6.1.
Policv Achievement Analvsis:
Policy 6.1.9 requires that the County provide for adequate staff to implement the policies supporting
Objective 6.1.
This Policy remains relevant and should be retained.
OBJECTIVE 6.2:
The County shall protect and conserve wetlands and the natural functions of wetlands
pursuant to the appropriate policies under Goal 6. The following policies provide criteria to
make this objective measurable. The County's wetland protection policies and strategies shall
be coordinated with the Watershed Management Plans as required by Objective 2.1 of this
Element.
Obiective Achievement Analysis:
This Objective remains relevant and should be retained.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policv Relevance:
Policy 6.2.1
As required by Florida Administrative Code 9J5-5.006(1)(b), wetlands identified by the 1994-95
SFWMD land use and land cover inventory are mapped on the Future Land Use Map series.
These areas shall be verified by a jurisdictional field delineation, subject to Policy 6.2.2 of this
element, at the time of project permitting to determine the exact location of jurisdictional
wetland boundaries.
Policv Achievement Analvsis:
Policy 6.2.1 requires that wetlands as identified by the 1994-95 SFWMD land use and land cover
inventory are mapped on the Future Land Use Map series. These areas are to be verified by
jurisdictional field delineation, subject to Policy 6.2.2 of this element, at the time of project permitting
to determine the exact location of jurisdictional wetland boundaries.
This Policy remains relevant and should be retained. However, the Policy should be revised to include
the correct Florida Administrative Code reference - "9J-5.006(l)(b)"; and, include the current SFWMD
land use and land cover inventory reference.
Policy 6.2.2
Wetlands shall be defined pursuant to Section 373.019 Florida Statutes. The location of
jurisdictional wetland boundaries are further described by the delineation methodology in
Section 373.421 Florida Statutes.
Policv Achievement Analvsis:
Policy 6.2.2 requires that wetlands be defined pursuant to Section 373.019 Florida Statutes. The Policy
notes that locations of jurisdictional wetland boundaries are further described by the delineation
methodology described in Section 373.421 Florida Statutes.
This Policy remains relevant and should be retained.
Policy 6.2.3:
Collier County shall implement a comprehensive process to ensure wetlands and the natural
functions of wetlands are protected and conserved. This wetland preservation and
conservation process shall be coordinated with the Watershed Management Plan process, as
referenced in Objective 2.1 of this Element. However, the process outlined within this policy is
primarily based on directing concentrated population growth and intensive development away
from large interconnected wetland systems. These wetland systems have been identified
based on their type, values, functions, sizes, conditions and locations within Collier County.
These systems predominantly occur east of the County's Urban boundary, as delineated on
the Countywide Future Land Use Map (FLUM), within the Future Land Use Element (FLUE).
Many of these wetlands fall within public lands or land targeted for acquisition. High quality
wetlands systems located on private property are primarily protected through native
vegetation preservation requirements, or through existing PUD commitments, conservation
easements, or Stewardship Sending Area Designations, or via the NRPA or Sending
designations within the Rural Fringe Mixed Use District or land/easement acquisition, or
innovative landowner incentives. Protection measures for wetlands and wetland systems
located within the northeastern portion of Collier County, excluding the community of
Immokalee, are contained in the Rural Lands Stewardship Area Overlay (RLSA Overlay) of the
FLUE (and as depicted on the FLUM). Protection measures for wetlands and wetland systems
located within the Urban and Estates designated areas of the County shall be based upon the
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CONSERVATION AND COASTAL lvfANAGEMENT ELEMENT
jurisdictional determinations made by the applicable state or federal agency. Where permits
issued by such state or federal agencies allow for impacts to wetlands within Urban and
Estates designated areas and require mitigation for such impacts, the permitting agency's
mitigation requirements shall be deemed to preserve and protect wetlands and their functions,
except for wetlands that are part of a Watershed Management Plan preserve area. The County
shall direct impacts away from such wetlands.
The large connected wetland systems that exist at the landscape scale in Collier County shall
be protected through various Land Use Designations and Overlays that restrict higher
intensity land uses and require specific land development standards for the remaining
allowable land uses. Collier County shall direct incompatible land uses away from these large
landscape scale wetland systems through implementation of the following protection and
conservation mechanisms:
(1) Conservation Designation
Best available data indicates that 76% of all wetlands found in Collier County are
contained within the boundaries of the Conservation Designation as depicted on the
Countywide Future Land Use Map. The overall purpose of the Conservation
Designation is to conserve and maintain the natural resources of Coiiier County and
their associated environmental, recreational, and economic benefits. The allowed
land uses specified in the FLUE's Conservation Designation (Reference FLUE Land
Use Designation Section IV.) will accommodate limited residential development and
future non-residential development. These limitations support Collier County's
comprehensive process to direct concentrated population growth and intensive land
development away from large connected wetland systems.
(2) Big Cypress Area of Critical State Concern Overlay (ACSC)
Best available data indicates that 74% of the County's wetlands are within the Big
Cypress Area of Critical State Concern Overlay. The land development regulations
contained in the ACSC Overlay District, as depicted on the Countywide Future Land
Use Map, provide standards that facilitate the goal of directing higher intensity land
uses away from wetland systems. The development standards for the ACSC
Overlay (Reference FLUE Land Use Designation Section V.) specify that site
alterations shall be limited to 10% of the total site. The majority of the land
contained within the ACSC is also within the Conservation Designation and thus is
subject to the land use limitations of that Land Use Designation.
(3) Natural Resource Protection Areas (NRPAs)
Major wetland systems and regional flow-ways were used as criteria to establish the
NRPA Overlay District as shown on the Future Land Use Map, and as discussed in
FLUE Land Use Designation, Section V.C. These areas include high functioning
wetland systems and, although portions of the NRPA Overlay include lands within
the Conservation Designation, represent approximately 12% of the County's
wetlands, which are not located in Conservation Lands. Based on the relatively high
concentration of wetlands within NRPA designated lands, incompatible land uses
shall be directed away from these areas. Allowable land uses within NRPAs are also
subject to native vegetation retention and preservation standards of 90%.
(4) Rural Fringe Mixed Use District Sending Lands
Best available data indicates that 16,000+ acres of wetlands are contained within
designated Sending Lands and that such wetlands constitute approximately 70% of
land cover in these areas. Incompatible land uses are directed away from the Rural
Fringe Mixed Use District Sending Lands through an incentive-based Transfer of
Development Rights (TDR) Program that allows land owners within these Sending
Lands to transfer their residential density out of the Sending Lands to Rural Fringe
Mixed Use District (and limited Urban) Receiving Lands. A complete description of
the TDR Program is contained in the FLUE, Future Land Use Designation
Description Section, Agricultural/Rural Designation, Rural Fringe Mixed Use District.
40
CONSER VA nON AND COASTAL J\.IANAGEMENT ELEMENT
Incompatible land uses are also directed away from Sending Lands through
restrictions on allowable uses. Finally, allowable uses within these lands are also
subject to native vegetation retention and preservation standards of 80% to 90%, as
required by Policy 6.7.1 ofthis Element
(5) Flowway Stewardship Areas [re-numbered to reflect merger of Ordinance No. 2002-32 and
2002-54]
Flowway Stewardship Areas have been designated within the Rural Lands
Stewardship Area Overlay (RLSA), as depicted on the Future Land Use Map, and are
shown on the Rural Lands Study Area Natural Resource Index Map Series. Flowway
Stewardship Areas (FSAs) are for the most part privately owned wetlands that are
located within the Camp Keais Strand and Okaloacoochee Slough. These lands
form the principal wetland f10wway systems in the RLSA. The Overlay provides an
incentive to permanently protect FSAs through the creation and transfer of
Stewardship Credits. It also contains provisions that eliminate incompatible uses
from the FSAs and, which establish protection measures.
(6) Watershed Management Plans
Collier County will establish watershed management plans throughout the County, but
with particular emphasis on the Urban and Estates designated areas. These watershed
management plans shall be established in accordance with Objective 2.1 of this
Element and will include the preservation or, where feasible, creation of landscape-
scale wetland conservation areas to act as habitat, natural water quality treatment and
water quantity retention/detention areas. The County shall direct incompatible land
uses away from such large-scale wetlands.
Collier County shall allow for more intensive development to occur in Rural Fringe
Receiving Lands, North Golden Gate Estates, the Rural-Settlement Area District, and
the Urban Designated Areas subject to the land uses identified in the Future Land Use
Element, the Immokalee Area Master Plan, and the Golden Gate Area Master Plan.
These areas account for only 6% of Collier County's wetlands. Except for tidal
wetlands within the coastal portion of the Urban Designated Area and wetlands that are
part of an established watershed management plan, the County finds that the wetland
systems in these areas are more fragmented and altered than those systems located
within the Conservation Lands, ACSC and NRPA Overlays, and Rural Fringe Sending
Lands.
On a project-specific basis, wetlands and wetland functions shall be protected through
the following mechanisms:
(1) Federal and State jurisdictional agency review and wetland permitting;
(2) Vegetation preservation policies supporting CCME Objective 6.1;
(3) Wetland protection policies supporting CCME Objective 6.2;
(4) Clustering provisions specified in the Rural Fringe Mixed Use District of the FLUE
(5) The protection of wetlands that are part of an established watershed management
plan, as per Objective 2.1 of this Element.
(6) Land or easement acquisition.
(7) Land owner incentives, such as transferable development rights, tax relief, or USDA
grants for restoration.
Policy Achievement Analysis:
Policy 6.2.3 requires Collier County to implement a comprehensive process to ensure that wetlands
and the natural functions of wetlands are protected and conserved. The process outlined within this
policy is primarily based on directing concentrated population growth and intensive development away
from large connected wetland systems. High quality wetlands systems located on private property are
primarily protected through native vegetation preservation requirements, or through existing PUD
commitments, conservation easements, or Stewardship Sending Area Designations, or through the
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CONSERVATiON AND COASTAL MANAGEMENT ELEMENT
Natural Resource Protection Areas or Sending designations in the Rural Fringe Mixed Use District.
The large connected wetland systems that exist at the landscape scale in Collier County are protected
through various Land Use Designations and Overlays that restrict higher intensity land uses and
require specific land development standards for the remaining allowable land uses.
This Policy remains relevant and should be retained.
Policy 6.2.4:
Within the Urban Designated area, the County shall rely on the wetland jurisdictional
determinations and permit requirements issued by the applicable jurisdictional agency, except
for wetlands that are part of a Watershed Management Plan preserve area. The County shall
direct impacts away from such wetlands.
This policy shall be implemented as follows:
(1) Where permits issued by such jurisdictional agencies allow for impacts to wetlands
within this designated area and require mitigation for such impacts, this shall be
deemed to meet the objective of protection and conservation of wetlands and the
natural functions of wetlands within this area, except for wetlands that are part of a
Watershed Management Plan preserve area. The County shall direct impacts away from
such wetlands.
(2) The County shall require the appropriate jurisdictional permit prior to the issuance of a
final local development order permitting site improvements, except in the case of
single-family residences, which are not part of an approved development or are not
platted, unless the residences are within a watershed management conservation area
identified in a Watershed Management Plan developed pursuant to policies supporting
Objective 2.1 of this Element, in which case the appropriate jurisdictional permit is
required prior to the issuance of a final local development order permitting site
improvements.
(3) Collier County will work with the jurisdictional agencies and applicants to encourage
mitigation to occur within targeted areas of the County including, but not limited to:
Natural Resource Protection Areas (NRPAs); lands targeted for a acquisition by a public
or private conservation entity; wetlands that are part of an approved watershed
management plan, as per Objective 2.1 of this Element; and other areas appropriate for
mitigation, such as flow ways and areas containing habitat for animal listed species.
(4) Within the Immokalee Urban Designated Area, there may exist high quality wetland
systems connected to the Lake Trafford/Camp Keais Strand system. These wetlands
require greater protection measures than wetlands located in other portions of the
Urban Designated Area, and therefore the wetland protection standards set forth in
Policy 6.2.5 shall apply in this area. This area is generally identified as the area
designated as Wetlands Connected To Lake Trafford/Camp Keais Strand System on the
Immokalee Future Land Use Map and is located in the southwest Immokalee Urban
designated area, connected to the Lake Trafford/Camp Keais System. Within one (1)
year of the effective date of these amendments, the County shall adopt land
deveiopment regulations to determine the piOcess and specific circumstances when
the provisions of Policy 6.2.5 will apply.
Policv Achievement Analvsis:
Policy 6.2.4 requires that within the Urban Designated area, the County is to rely on the wetland
jurisdictional determinations and pem1it requirements issued by the applicable jurisdictional agency,
except for wetlands that are part of a Watershed Management Plan preserve area. This policy is
implemented through various mitigation strategies. The adoption of the Land Development Code
amendment to implemcnt the process and identify specific circumstanccs when the provisions of
42
CONSER VA TJON AND COASTAL MANAGEMENT ELEMENT
Policy 6.2.5 shall apply to Wetlands Connected to the Lake Trafford/Camp Keais Strand System on the
Immokalee Future Land Use Map will have to be revised.
The Land Development Code amendment was delayed until revisions to the Immokalee Area Master
Plan are adopted. Revisions to the Immokalee Area Master Plan should be completed by the beginning
of2011.
This Policy remains relevant and should be retained.
Policy 6.2.5:
Within the Rural Fringe Mixed Use District, and that portion of the Lake Trafford/Camp Keais
Strand System which is contained within the Immokalee Urban Designated Area, Collier
County shall direct land uses away from higher functioning wetlands by limiting direct impacts
within wetlands based upon the vegetation requirements of Policy 6.1.2 of this element, the
wetland functionality assessment described in paragraph (2) below, and the final permitting
requirements of the South Florida Water Management District. 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:
(1) The County shall apply the vegetation retention requirements of Policy 6.1.2 of this
element 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:
a. The acreage requirements of Policy 6.1.2 of this element shall be met be preserving
wetlands with the highest wetland functionality scores. Wetland functionality
assessment scores shall be those described in paragraph (2) of this policy.
Wetlands having a WRAP score of at least 0.65 or a Uniform Wetland Mitigation
Assessment Method score of 0.7 shall be preserved on site. This policy is not
intended in all cases to require preservation of wetlands exceeding the acreage
required by Policy 6.1.2 of this element. Within one year, the County shall develop
specific criteria to be used to determine when wetlands having a WRAP score
greater than 0.65 or a Uniform Wetland Mitigation Assessment Method score of
greater than 0.7 shall be required to be retained exceeding the acreage required by
Policy 6.1.2 of this element.
(2) 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, FAC. Chapter 62-345. The applicant
shall submit to County staff, agency accepted WRAP scores or Uniform Wetland
Mitigation Assessment Method scores. County staff shall 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 (1) above.
(3) All direct impacts shall be mitigated for pursuant to the requirements of paragraph (6) of
this policy.
(4) Single family residences shall follow the requirements contained within Policy 6.2.7 of
this element.
(5) The County shall separate preserved wetlands from other land uses with appropriate
buffering requirements. The County shall require a minimum 50-foot vegetated upland
buffer adjacent to a natural water body, and for other wetlands a minimum 25-foot
vegetated upland buffer adjacent to 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 adjacent to wetlands where direct impacts are
allowed. Wetland buffers shall conform to the following standards:
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
a. The buffer shall be measured landward from the approved jurisdictional line.
b. The buffer zone shall consist of preserved native vegetation. Where native
vegetation does not exist, native vegetation compatible with the existing soils and
expected hydrologic conditions shall be planted.
c. The buffer shall be maintained free of Category I invasive exotic plants, as defined
by the Florida Exotic Pest Plant Council.
d. The following land uses are considered to be compatible with wetland functions and
are allowed within the buffer:
1. 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.
e. A structural buffer may consist of a stem-wall, berm, or vegetative hedge with
suitable fencing.
(6) Mitigation shall be required for direct impacts to wetlands in order to result in no net
loss of wetland functions.
a. 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. However, in no case shall the acreage proposed for
mitigation be less than the acreage being impacted.
2. Loss of storage or conveyance volume resulting from direct impacts to wetlands
shall be compensated for by providing an equal amount of storage or
conveyance capacity on site and within or adjacent to the impacted wetland.
3. 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 Pest Plant Council)
and continuing exotic plant maintenance.
4. Prior to issuance of any final development order that authorizes site alteration, the
applicant shall demonstrate compliance with paragraphs (6)a.1, (6)a.2, and (6)a.3
of this policy. If agency permits have not provided mitigation consistent with
this policy, Collier County will require mitigation exceeding that of the
jurisdictional agencies.
5. Mitigation requirements for single-family lots shall be determined by the State
and Federal agencies during their permitting process, pursuant to the
requirements of Policy 6.2.7 of this element.
Mitigation Incentives:
Collier County shall encourage certain types of mitigation by providing a variety
of incentives in the form of density bonuses and credits to open space and
vegetation retention requirements. Density bonuses shall be limited to no more
than 10% ofthe allowed density.
2. Preferred mitigation activities that would qualify for these incentives include, but
are not limited, to the following:
(a) Adding wetland habitat to or restoring wetland functions within Rural Fringe
Mixed Use District Sending Lands,
(b) Creating, enhancing or restoring wading bird habitat to be located near
wood stork, and/or other wading bird colonies.
3. Within one (1) year of the effective date of these amendments, Collier County
shall adopt specific criteria in the LDC to implement this incentive program, and
to identify other mitigation priorities.
b.
1.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policv Achievement Analvsis:
Policy 6.2.5 requires that within the Rural Fringe Mixed Use District, Collier County shall direct land
uses away from higher functioning wetlands by limiting direct impacts within wetlands based upon the
vegetation requirements of Policy 6.1.2.
This Policy remains relevant and should be retained. However, Section 6.2.5 (6)(5)(b)(3) should be
deleted, as the specific criteria to implement the incentive program and to identifY other mitigation
priorities have been adopted into the Land development Code.
Policy 6.2.6:
Within the Urban Designation and the Rural Fringe Mixed Use District, required wetland
preservation areas, buffer areas, and mitigation areas shall be dedicated as conservation and
common areas in the form of conservation easements and shall be identified or platted as
separate tracts; and, 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 in Policy 6.2.5(5)d of
this element 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.
Policv Achievement Analvsis:
Policy 6.2.6 stipulates that within the Urban Designation and the Rural Fringe Mixed Use District,
required wetland preservation, buffer areas, and mitigation areas are to be dedicated as conservation
and common areas in the form of conservation easements and are to be identified or platted as separate
tracts; and, in the case of a Planned Unit Development (PUD), these areas must also be depicted on the
PUD Master Plan.
This Policy remains relevant and should be retained.
Policy 6.2.7:
Within the Estates Designated Area and the Rural Settlement Area, the County shall rely on the
wetland jurisdictional determinations and permit requirements issued by the applicable
jurisdictional agency, except for wetlands that are part of a Watershed Management Plan
preserve area. The County shall direct impacts away from such wetlands. This policy shall be
implemented as follows:
(1) For single-family residences within Southern Golden Gate Estates or within the Big
Cypress Area of Critical State Concern, the County shall require the appropriate federal
and state wetland-related permits before Collier County issues a building permit.
(2) Outside of Southern Golden Gate Estates and the Big Cypress Area of Critical State
Concern, Collier County shall inform applicants for individual single-family building
permits that federal and state wetland permits may be required prior to construction
unless the proposed residence is within a watershed management conservation area
identified in a Watershed Management Plan developed pursuant to policies supporting
Objective 2.1 of this Element, in which case the appropriate jurisdictional permit is
required prior to the issuance of a building permit. The County shall also notify the
applicable federal and state agencies of single-family building permits applications in
these areas.
(3) Within North Golden Gate Estates and the Rural Settlement Area, Collier County shall
incorporate certain preserved and/or created wetlands and associated uplands into the
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
County's approved watershed management plans, as per Objective 2.1 of this Element.
The size and location of wetlands incorporated into the watershed management plans
will be based upon the approved requirements for such plans. The County may issue
single-family building permits within or adjacent to such wetlands, subject to
appropriate mitigation requirements, which preserve the functionality of the wetland
within the applicable watershed management plan. For a proposed residence which is
to be located within a watershed management conservation area identified in a
Watershed Management Plan developed pursuant to policies supporting Objective 2.1
of this Element, the appropriate jurisdictional permit is required prior to the issuance of
a building permit.
(4) Collier County shall continue to work with federal and state agencies to identify
properties that have a high probability of wetlands and animal listed species
occurrence. The identification process will be based on hydric soils data and other
applicable criteria. Once this identification process is complete, the County will
determine if the process is sufficiently accurate to require federal and state wetland
approvals prior to the issuance of a building permit within these areas. The County
shall use information on wetland and/or listed species occurrence to inform property
owners of the potential existence of wetlands and/or listed species on their property.
(5) Within one year after Watershed Management Plans are accepted by the Board of
County Commissioners, Collier County shall develop and implement additional means
to protect wetland systems identified in each Plan for preservation or restoration.
Means to consider include innovative landowner incentives, transferable development
rights, tax relief, land or easement acquisition, state and federal grants, and enhanced
regulations.
Policv Achievement Analvsis:
Policy 6.2.7 stipulates that within the Estates Designated Area and the Rural Settlement Area, the
County is to rely on the wetland jurisdictional determinations and permit requirements issued by the
applicable Jurisdictional agency, except for wetlands that are part of a Watershed Management Plan
preserve area.
This Policy remains relevant and should be retained.
Policy 6.2.8
For the County's Rural Lands Stewardship Area (RLSA) Overlay, as designated on the FLUM,
wetlands shall be preserved pursuant to the RLSA Overlay policies found in the Future Land
Use Element.
Policv Achievement Analvsis:
Policy 6.2.8 stipulates that for the County's Rural Lands Stewardship Area (RLSA) Overlay, as
designated on the FLUM, wetlands are to be preserved pursuant to the RLSA Overlay policies found in
the Future Land Use Element. This policy was adopted as part of the County's Eastern Lands Study
Area Amendments.
This Policy remains relevant and should be retained.
OBJECTIVE 6.3
The County shall protect and conserve submerged marine habitats.
Obiective Achievement Analvsis:
The County continues to protect and conserved submerged marine habitats. For example, the County
has a very extensive waterway marker program. This Program consists of permitting waterways
46
CONSER VA 710N AND COASTAL MANAGEMENT ELEMENT
markers (red and green dayboards, regulatory markers and informational markers) through FWC,
USCG, and FDEP. There are over 400 signs throughout Collier County. These markers help protect
submerged resources such as seagrass.
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 6.3.1
The amount of permitted wet slips for marinas shall be no more than 18 boat slips for every
100 feet of shoreline where impacts to sea-grass beds are less than 100 square feet. When
more than 100 square feet of sea-grass beds are impacted, then no more than 10 boat slips for
every 100 feet of shoreline are allowed.
Policv Achievement Analvsis:
Policy 6.3.1 stipulates that the amount of permitted wet slips for marinas is to be no more than 18 boat
slips for every 100 feet of shoreline where impacts to sea-grass beds are less than 100 square feet.
When more than 100 square feet of sea-grass beds are impacted, then no more than 10 boat slips for
every 100 feet of shoreline are allowed.
This Policy remains relevant and should be retained.
Policy 6.3.2
Impacts to sea-grass beds shall be minimized by locating boat docks more than 10 feet from
existing sea-grass beds. Where this is not possible, boat docks shall be sited to impact the
smallest areas of sea-grass beds possible, be no lower than 3.5 feet NGVD, have a terminal
platform no greater than 160 square feet, and have the access dock be no wider than 4 feet.
Policv Achievement Analvsis:
Policy 6.3.2 stipulates that impacts to sea-grass beds are to be minimized by locating boat docks more
than 10 feet from existing sea-grass beds. Where this is not possible, boat docks are to be sited in such
manner as to impact the smallest area of sea-grass beds possible, and to be no lower than 3.5 feet
NGVD, have a terminal platform no greater than ]60 square feet, and have the access dock be no wider
than 4 feet.
This Policy remains relevant and should be retained.
Policy 6.3.3
The protection of sea-grass beds shall be a factor in establishing new, or revising existing,
speed zones to regulate boat traffic.
Policv Achievement Analysis:
Policy 6.3.3 states that the protection of sea-grass beds is to be a factor in establishing new, or in
revising existing, speed zones to regulate boat traffic. Due to the new FWC Rule Change, FWC does
not allow for speed zones to be established based on benthic resources.
This Policy is no longer relevant and should be deleted.
OBJECTIVE 6.4
The County will protect, conserve and appropriately use ecological communities shared with
or tangential to State and Federal lands and other local governments.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 6.4.1:
The County shall coordinate with adjacent counties, State and Federal agencies, other owners
of lands held in the public trust, and the Southwest Florida Regional Planning Council to
protect unique communities located along the County's border by controlling water levels and
enforcing land development regulations with regard thereto.
Policv Achievement Analvsis:
Policy 6.4.1 requires the County to continue to coordinate with adjacent counties, State and Federal
agencies, other owners of lands held in the public trust, and the Southwest Florida Regional Planning
Council to protect unique communities located along the County's border by controlling water levels
and enforcing land development regulations with regard thereto.
This Policy remains relevant and should be retained.
Policy 6.4.2:
Collier County shall continue to coordinate with adjacent Counties when reviewing proposed
land development projects that would have an impact on ecological communities in one or
more of the adjacent Counties.
Policy Achievement Analvsis:
Policy 6.4.2 requires the County to continue to coordinate with adjacent Counties when rcviewing
proposed land development projects that would have an impact on ecological communities in one or
more of the adjacent Counties.
This Policy remains relevant and should be retained.
Policy 6.4.3:
Collier County shall continue to coordinate with adjacent governmental jurisdictions when
making management decisions regarding ecological communities shared by Collier County
and one or more adjacent jurisdictions.
Policv Achievement Analysis:
Policy 6.4.3 requires the County to continue to coordinate with adjacent governmental jurisdictions
when making management decisions regarding ecological communities shared by Collier County and
one or more adjacent jurisdictions.
This Policy remains relevant and should be retained.
OBJECTIVE 6.5:
The County shall protect natural reservations from the impact of surrounding development.
For the purpose of this Objective and its related policies: natural reservations shall include
only Natural Resource Protection Areas (NRPAs) and designated Conservation Lands on the
Future Land Use Map; and, development shall include all projects except for permitting and
construction of single-family dwelling units situated on individual lots or parcels. This
48
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Objective and its Policies shall apply only to the Rural Fringe Mixed Use district [except as
noted in Policy 6.5.3].
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained.
Policy Relevance:
Policy 6.5.1:
All requests for development contiguous to natural reservations shall be reviewed as part of
the County's development review process.
Policv Achievement Analvsis:
Policy 6.5.1 requires all requests for development contiguous to natural reservations, to be reviewed as
part of the County's development review process.
This Policy remains relevant and should be retained.
Policy 6.5.2:
The following criteria shall apply to development contiguous to natural reservations in order to
reduce negative impacts to the natural reservations:
(1) The required open space shall be used to provide a buffer between the project and the
natural reservation. Open space allowed between the project's non-open space uses and
the boundary of the natural reservation shall include those areas of natural preserves,
natural or man-made lakes, golf courses, recreational areas, required yard set-back areas,
and other natural or man-made open space requirements. Existing agricultural operations
shall be allowed within the open space requirements with additional agricultural clearing
allowed subject to best management practices, consistent with the provisions of the Right
to Farm Act.
a. The following open space uses are considered acceptable uses contiguous to the
natural reservation boundary:
(1) preservation areas;
(2) golf course roughs maintained in a natural state;
(3) stormwater management areas;
(4) pervious nature trails and hiking trails limited to use by nonmotorized vehicles.
b. The uses in paragraph a above are encouraged to be located as to provide a buffer
between the natural reservation and more intensive open space uses, including
playgrounds, tennis courts, golf courses (excluding roughs maintained in a natural
state), and other recreational uses and yards for individual lots or parcels, or open
space uses that are impervious in nature. Within the Rural Fringe Mixed Use District,
these more intensive open space uses may not be located closer than 300 feet to the
boundary of the natural reservation.
c. In addition, where woodstork (Mycteria americana) rookeries, bald eagle (Haliaeetus
leucocephalus) nests, and wading bird roosts are found in the adjacent natural
reservation, the open spaces identified in sub-sections 1.a.(1) through (3) are
considered acceptable for placement within a buffer as specified below:
(1) Woodstork (Mycteria americana) rookeries, bald eagle (Haliaeetus
leucocephalus) nests -1,500 feet;
(2) Wading bird roost - 300 feet;
(3) These buffer distances shall only apply to the identified entity within the natural
reservations.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
(4) These requirements shall be modified on a case by case basis, if such modifications
are based upon the review and recommendations from the USFWS and the FFWCC.
Any such changes shall be deemed consistent with the Growth Management Plan.
d. Existing native vegetation that is located contiguous to the natural reservation shall be
preserved as part of the preservation requirements specified in Policy 6.1.1 and 6.1.2 of
this element
e. Where wildlife corridors exist for listed species, provision shall be made to
accommodate the movement of the listed species through the project to the natural
reservation. The County shall consider the recommendations from the USFWS and the
FFWCC in the delineation of the corridors. Appropriate accommodations include:
(1) Use of fences, walls or other obstructions to encourage wildlife to use natural
corridors or to separate wildlife corridors from areas of human activity,
(2) Location of roads away from identified corridors;
(3) Use of appropriate roadway crossings, underpasses and signage where it is
unavoidable for roadways to cross wildlife trails;
(4) Any other techniques recommended by the USFWS and the FFWCC.
f. Outside of this open space buffer, other permitted uses shall be located in such a
manner as to place the most intensive land uses the furthest distance from the natural
reservation.
g. The County shall consider the recommendations by the USFWS and the FFWCC when
considering the placement of open space next to natural reservations and setback
distances from listed species as noted above. Any such changes shall be deemed
consistent with the Growth Management Plan.
(2) The wildlife protection criteria of Policy 7.1.1 shall also apply.
(3) Within the Rural Fringe Mixed Use District, stormwater management systems discharging
directly to the natural reservation shall meet the Outstanding Florida Water criteria of one-
half inch of dry retention or retention pretreatment as specified in Section 5.2.2(b), of the
SFWMD's Basis of Review for Environmental Resource Permit Applications within the
South Florida Water Management District, August 2000.
(4) Proposed development shall demonstrate that ground water table drawdowns or
diversions will not adversely impact the natural reservation. Detention and control
elevations shall be set to protect the natural reservation 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.
Policy Achievement Analysis:
Policy 6.5.2 stipulates specific criteria are to apply to development contiguous to natura] reservations
in order to reduce negative impacts to the natural reservations.
This Policy remains relevant and should be retained.
Policy 6.5.3:
Criteria contained in the County's Rural Lands Stewardship Area (RLSA) Overlay shall apply to
development within the RLSA that is contiguous to natural reservations.
Policv Achievement Analysis:
Policy 6.5.3 states that criteria contain cd in thc County's Rural Lands Stewardship Area (RLSA)
Overlay arc to apply to dcvelopment within the RLSA that is contiguous to natural reservations.
This Policy remains relevant and should be retained.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
OBJECTIVE 7.1:
The County shall direct incompatible land uses away from listed animal species and their
habitats. The County relies on the listing process of State and Federal agencies to identify
species that require special protection because of their endangered, threatened, or species of
special concern status. Listed animal species are those species that the Florida Fish and
Wildlife Conservation Commission has designated as endangered, threatened, or species of
special concern, in accordance with Rules 68A-27.003, 68A-27.004, and 68A-27.005, F.A.C. and
those species designated by various federal agencies as Endangered and Threatened species
published in 50 CFR 17.
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained.
Policy Relevance:
Policy 7.1.1
Incompatible land uses are directed away from listed species and their habitats by the
following mechanisms:
(1) Conservation Designation on the Future land Use Map
The overall purpose of the Conservation Designation is to conserve and maintain the
natural resources of Collier County and their associated environmental, recreational and
economic benefits. These areas have been demonstrated to have high wildlife value. The
allowed land uses specified in the FLUE's Conservation Designation will accommodate
limited residential development and future non.residential development. These limitations
help direct many incompatible land uses away from listed species and their habitats
contained in this Future land Use Designation. (Reference FLUE: Future land Use
Designation, Description Section.)
(2) Big Cypress Area of Critical State Concern Overlay (ACSC)
The land development regulations contained in the ACSC Overlay district provide
standards that facilitate the goal of directing incompatible land uses away from listed
species and their habitats. (Reference FLUE: Future land Use Designation, Description
Section.)
(3) Natural Resource Protection Areas (NRPAs)
The purpose of Natural Resource Protection Areas (NRPAs) is to support State and Federal
agencies' efforts to protect endangered or potentially endangered species and their
habitats (Reference CCME: Objective 1.3). These areas describe large, intact and relatively
unfragmented habitats important for many listed species. Allowable land uses, vegetation
preservation standards, development standards, and listed species protection criteria
within NRPAs are specified in the FLUE. (Reference the FLUE for the specific
requirements.) The NRPA Overlay is intended to direct incompatible land uses away from
listed species and their habitats.
(4) Sending lands (Transfer of Development Rights):
Sending lands are those lands that have a high degree of environmental value and
sensitivity and generally include wetlands, uplands, and habitat for listed species. Due to
their high environmental value, Sending lands are targeted for preservation and
conservation either through acquisition or through incentives for private property owners.
Privately owned lands within the Rural Fringe Mixed Use District that have a Natural
Resource Protection Area (NRPA) Overlay are considered to be Sending lands. Allowable
land uses within Sending lands are specified in the FLUE: Future land Use Designation,
Description Section, B. Rural Fringe Mixed Use District. These limitations help direct many
incompatible land uses away from listed species and their habitats.
(5) Habitat Stewardship Areas (HSAs)
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Listed animal and plant species and their habitats shall also be protected through the
establishment of Habitat Stewardship Areas (HSAs) within the RLSA Overlay. HSAs are
privately owned agricultural areas, which include 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 and 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 establishment of protection measures.
(Reference FLUE: RLSA Overlay.)
Policv Achievement Analvsis:
Policy 7.1.1 summarizes provisions within the Future Land Use Element for directing incompatible
land uses away from listed species and their habitats.
This Policy remains relevant and should be retained.
Policy 7.1.2
Within areas of Collier County, excluding the lands contained in the RLSA Overlay, non-
agricultural development, excluding individual single family residences, shall be directed away
from 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 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 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 contains potential habitat for listed species. These
plans shall describe how the project directs incompatible land uses away from listed
species and their habitats.
(a) Management plans shall incorporate proper techniques to protect listed species and
their habitat from the negative impacts of proposed development. Developments shall
be clustered to discourage impacts to listed species habitats. Open space and
vegetation preservation requirements shall be used to establish buffer areas between
wildlife habitat areas and areas dominated 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
1. The following references shall be used, as appropriate, to prepare the required
management plans;
a. South Florida Multi-Species Recovery Plan, USFWS, 1999.
b. Habitat Management Guidelines for the Bald Eagle in the Southeast Region,
USFWS, 1987.
c. Ecology and Habitat Protection Needs of Gopher Tortoise (Gopherus
polyphemus) Populations found on Lands Slated for Large Scale Development in
Florida, Technical Report No.4, Florida Game and Fresh Water Fish
Commission, 1987.
d. Ecology and Development-Related Habitat Requirements of the Florida Scrub
Jay (Aphelocoma coerulescens), Technical Report No.8, Florida Game and
Fresh Water Fish Commission, 1991.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
e. Ecology and Habitat Protection Needs of the Southeastern American Kestrel
(Falco Sparverius Paulus) on Large-scale Development Sites in Florida,
Nongame Techincal Report No. 13, Florida Game and Fresh Water Fish
Commission,1993.
2. The County shall consider any other techniques recommended by the USFWS and
the FFWCC, subject to the provisions of paragraph (3) of this policy.
3. When listed species are directly observed on site or indicated by evidence, such as
denning, foraging or other indications, priority shall be given to preserving the listed
species habitats first, as a part of the retained native vegetation requirement
contained in Policy 6.1.1 and Policy 6.1.2 this element. The County shall also
consider the recommendations of other agencies, subject to the provisions of
paragraph (3) of this policy.
(b) For parcels containing gopher tortoises (Gopherus polyphemus), priority shall be given
to protecting the largest most contiguous gopher tortoise habitat with the greatest
number of active burrows, and for providing a connection to off site adjacent gopher
tortoise preserves.
(c) Habitat preservation for the Florida scrub jay (Aphelocoma coerulescens) shall conform
to the guidelines contained in Technical Report No.8, Florida Game and Fresh Water
Fish Commission, 1991. The required management plan shall also provide for a
maintenance program and specify an appropriate fire or mechanical protocols to
maintain the natural scrub community. The plan shall also outline a public awareness
program to educate residents about the on-site preserve and the need to maintain the
scrub vegetation. These requirements shall be consistent with the UFWS South Florida
Multi-Species Recovery Plan, May 1999, subject to the provisions of paragraph (3) of
this policy.
(d) For the bald eagle (Haliaeetus leucocephalus), the required habitat management plans
shall establish protective zones around the eagle nest restricting certain activities. The
plans shall also address restricting certain types of activities during the nesting
season. These requirements shall be consistent with the UFWS South Florida Multi-
Species Recovery Plan, May 1999, subject to the provisions of paragraph (3) of this
policy.
(e) For the red-cockaded woodpecker (Picoides borealis), the required habitat protection
plan shall outline measures to avoid adverse impacts to active clusters and to minimize
impacts to foraging habitat. Where adverse effects can not be avoided, measures shall
be taken to minimize on-site disturbance and compensate or mitigate for impacts that
remain. These requirements shall be consistent with the UFWS South Florida Multi-
Species Recovery Plan, May 1999, subject to the provisions of paragraph (3) of this
policy.
(f) In areas where the Florida black bear (Ursus americanus floridanus) may be present,
the management plans shall require that garbage be placed in bear-proof containers, at
one or more central locations. The management plan shall also identify methods to
inform local residents of the concerns related to interaction between black bears and
humans. Mitigation for impacting habitat suitable for black bear shall be considered in
the management plan.
(g) For projects located in Priority I and Priority II Panther Habitat areas, the management
plan shall discourage the destruction of undisturbed, native habitats that are preferred
by the Florida panther (Felis concolor coryi) by directing intensive land uses to
currently disturbed areas. Preferred habitats include pine flatwoods and hardwood
hammocks. In turn, these areas shall be buffered from the most intense land uses of
the project by using low intensity land uses (e.g., parks, passive recreational areas, golf
courses). Golf courses within the Rural Fringe Mixed Use District shall be designed
and managed using standards found in that district. The management plans shall
identify appropriate lighting controls for these permitted uses and shall also address
the opportunity to utilize prescribed burning to maintain fire-adapted preserved
53
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
_",._._~,_,.._~___,_,,_._.__"_'_M"'~C_""_
vegetative communities and provide browse for white-tailed deer. These requirements
shall be consistent with the UFWS South Florida Multi-Species Recovery Plan, May
1999, subject to the provisions of paragraph (3) of this policy.
(h)ln order to protect loggerhead (Caretta caretta) and other listed sea turtles that nest
along Collier County beaches, projects within 300 feet of the MHW line shall limit
outdoor lighting to that necessary for security and safety. Floodlights and landscape or
accent lighting shall be prohibited. These requirements shall be consistent with the
UFWS South Florida Multi-Species Recovery Plan, May 1999, subject to the provisions
of Policy 7.1.2(3).
(i) The Management Plans shall contain a monitoring program for developments greater
than 10 acres.
(3) The County shall, consistent with applicable GMP policies, 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 containing listed species. It is recognized that
these agency recommendations, on a case by case basis, may change the requirements
contained within these wildlife protection policies and any such change shall be deemed
consistent with the Growth Management Plan.
Policv Achievement Analvsis:
Policy 7.1.2 provides guidelines and standards for directing non-agricultural development, except for
individual single-family residences, away from listed species and their habitats. This policy does not
apply to lands located within the RLSA.
This Policy remains relevant and should be retained. However, the Policy should be modified to
remove the references to specific wildlife publications and plans listed in the Policy; add a general
reference to publications utilized by the FFWCC and USFWS as their technical assistance, since the
most current information used by these agencies should be used in protecting listed species; and, delete
the reference to mitigation for black bear habitat, as no such mitigation is required by the FFWCC or
USFWS.
Policy 7.1.3
For the County's Rural Lands Stewardship Area (RLSA) Overlay, as designated on the FLUM,
listed species shall protected pursuant to the RLSA policies found in the Future Land Use
Element
Policv Achievement Analvsis:
Policy 7.1.3 requires that, for the County's Rural Lands Stewardship Area (RLSA) Overlay, as
designated on the FLUM, listed species are to be protected pursuant to the RLSA policies found in the
Future Land Use Element.
This Policy remains relevant and should be retained.
Policy 7.1.4
All development shall comply with applicable federal and state permitting requirements
regarding listed species protection.
Policv Achievement Analvsis:
Policy 7.1.4 states that all development shall comply with applicable federal and state permitting
requirements regarding listed species protection.
This Policy remains relevant and should be retained.
54
CONSERVATION AND COAS7:4L MANAGEMENT ELEMENT
Policy 7.1.5
The County shall provide for adequate staff to implement the policies supporting Wildlife
Conservation Commission has designated as endangered, threatened, or species of special
concern, in accordance with Rules 68A-27.003, 68A-27.004, and 68A-27.005, F.A.C. and those
species designated by various federal agencies as Endangered and Threatened species
published in 50 CFR 17.
Policv Achievement Analvsis:
Policy 7.1.5 states that the County shall provide for adequate staff to implement the policies supporting
Objective 7.1.
This Policy remains relevant and should be retained.
Policy 7.1.6:
The County shall evaluate the need for the protection of listed plants and within one (1) year of
the effective date of this amendment adopt land development regulations addressing the
protection of listed plants.
Policv Achievement Analvsis:
This Policy is no longer relevant and should be deleted, as the Land Development Code amendment to
implement this Policy has been adopted.
OBJECTIVE 7.2
Historical data from 1990-1996 shows that the average number of manatee deaths in Collier
County due to incidents with watercraft is approximately 3.2 per year per 10,000 boats.
Through Policies 7.2.1 through 7.2.3, the County's objective is to minimize the number of
manatee deaths due to boat related incidents.
Obiective Achievement Analvsis:
Collier County's Manatee Protection Plan (NR-SP-93-0I) was adopted into the Collier County Land
Development Code (LDC, Section 2.6.22 by adoption of Ordinance No. 95-58) in May of 1995, but
was not officially adopted into the County's Growth Management Plan until December ]6, 2003, with
the adoption of Ordinance 2003-67. The Manatee Protection Plan (MPP) has played a pivotal role in
the Florida Fish and Wildlife Conservation Commission's (FFWCC) decision-making process since its
adoption. In the years since the MPP was adopted, the FFWCC's Bureau of Protected Species
Management's permitting staff has depended primarily upon the MPP to provide consistent direction
for the siting of boat facilities within Collier County's jurisdictional waters. Moreover, the MPP lays
out regulatory groundwork for the protection of manatee habitat, such as seagrass beds.
This Objective remains relevant and should be retained. However, the Objective should be revised to
reflect the most up-to-date, best available data on manatee deaths in Collier County waters.
Policv Relevance:
Policy 7.2.1:
The County shall apply the marina siting criteria contained in the Collier County Manatee
Protection Plan (NR-SP-93-01), May 1995 in order to direct increased boat traffic away from
sensitive manatee habitats.
Policv Achievement Analvsis:
55
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
..,....~..",.~.."~...-"'-----~.----"""-_....~_.__..-..~."..".
Policy 7.2.1 states that the County shall apply the marina siting criteria contained in the Collier County
Manatee Protection Plan (NR-SP-93-01) in order to direct increased boat traffic away from sensitive
manatee habitats.
This Policy remains relevant and should be retained.
Policy 7.2.2:
Sea-grass beds shall be protected through the application of Policies 6.3.1, 6.3.2 and 6.3.3 of
this element.
Policy Achievement Analvsis:
Policy 7.2.2 stipulates that sea-grass beds are to be protected through the application of Policies 6.3.1,
6.3.2 and 6.3.3 of this element.
This Policy remains relevant and should be retained. However, the Policy should be revised to reflect
the proposed deletion of Policy 6.3.3, as it is no longer relevant.
Policy 7.2.3:
In order to protect manatees, marinas shall be discouraged in designated manatee critical
habitat unless other protective measures are provided. (Reference Policy 10.1.5 of this
Element). The County shall maintain the manatee protection speed zones that were adopted in
the Collier County Manatee Protection Plan (NR-SP-93-01), May 1995 and make revisions as
needed. The County shall continue to work with appropriate State and Federal agencies to
identify areas where the use of propeller driven boats may be restricted or prohibited, or where
speed zones may need to be changed.
Policv Achievement Analvsis:
Policy 7.2.3 states that in order to protect manatees, marinas shall be discouraged in designated
manatee critical habitat unless other protective measures are provided. The Policy also requires the
County to maintain the manatee protection speed zones that were adopted in the Collier County
Manatee Protection Plan and to make revisions as needed. The County is also to continue to work with
appropriate State and Federal agencies to identify areas where the use of propeller driven boats may be
restricted or prohibited, or where speed zones may need to be changed.
This Policy remains relevant and should be retained.
OBJECTIVE 7.3:
Analysis of historical data from 1996-1999 shows that the average number of sea turtle
disorientations in Collier County is approximately equal to 5% of the hatchlings from all nests
in the County. Through the following policies, the County's objective is to minimize the
number of sea turtle dlsorientations.
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained. However, the Objective should be revised to
reflect the most up-to-date, best available data on sea turtle disorientation as follows, "Analysis of
historical data from 2005 - 2009 shows that the average number of sea turtle disorientations in Collier
County is approximately equal to 4% of all the nests in the County.....
56
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy Relevance:
Policy 7.3.1:
The County shall apply the lighting criteria contained in Policy 7.1.2(2)(i) of this element in
order to protect sea turtle hatchlings from adverse lighting conditions.
Policy Achievement Analvsis:
Policy 7.3.1 requires the County to apply the lighting criteria contained in Policy 7.1.2(2)(i) of this
element in order to protect sea turtle hatchlings from adverse lighting conditions.
This Policy remains relevant and should be retained, but the reference to Policy 7.1.2(2)(i) should be
revised to read, 7.1.2(2)(h).
Policy 7.3.2:
County staff shall conduct regular inspections to ensure coastal properties comply with
proper lighting conditions and with applicable prohibitions of overnight storage of furniture
and other equipment during sea turtle season (May 1 through October 30).
Policv Achievement Analvsis:
Policy 7.3.2 requires Collier County to conduct regular inspections to ensure coastal properties comply
with proper lighting conditions and with applicable prohibitions of overnight storage of furniture and
other equipment during sea turtle season (May I through October 30).
This Policy remains relevant and should be retained.
Policy 7.3.3:
The County shall update the public awareness materials designed to inform coastal residents
and visitors how they can protect sea turtles.
Policy Achieyement Analvsis:
Policy 7.3.3 requires the County to update the public awareness materials designed to inform coastal
residents and yisitors how they can protect sea turtles.
This Policy remains relevant and should be retained.
OBJECTIVE 7.4:
The County shall continue to improve marine fisheries productivity by building additional
artificial reefs.
Obiective Achievement Analysis:
The Coastal Zone Management (CZM) Department has an extensive artificial reef program. The
Program consists of monitoring and reef clean-ups for debris removal and deployments. Collier
County submits grants on a yearly basis to FWC for artificial reef deployments. Since 2004, Collier
County has deployed over 3,000 tons of concrete material to FDEP/uSACOE permitted spots.
This Objective remains relevant and should be retained.
57
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policv Relevance:
Policy 7.4.1:
The County should continue to apply for reef construction grants and annually place more
materials on the existing permitted sites.
Policy Acmevement Analvsis:
Policy 7.4.1 states that the County should continue to apply for reef construction grants and annually
place more materials on the existing permitted sites. Collier County applies for artificial reef grants
through FWC on a yearly basis. Since 2004, the Coastal Zone Management (CZM) Department has
been awarded three FWC grants for reef monitoring and deployment. Also, CZM staff has applied for
other grants through NOAA for marine debris removal.
This Policy remains relevant and should be retained. However, the Policy should be revised to refer to
other funding opportunities rather than limit to grants only.
Policy 7.4.2:
The County will coordinate its activities with the Florida Department of Environmental
Protection, the Marine Extension Office and other appropriate agencies.
Policv Acmevement Analysis:
Policy 7.4.2 recommends that the County will coordinate its activities with the Florida Department of
Environmental Protection, the Marine Extension Office and other appropriate agencies. The Coastal
Zone Management (CZM) staff works closely with all permitting agencies as well as with the Sea
Grant Extension Office. The current Sea Grant agent is part of the CZM dive team that assists in grant
writing and public outreach.
This Policy remains relevant and should be retained.
OBJECTIVE 8.1:
All activities in the County shall comply with all applicable federal and State air quality
standards.
Obiective Achievement Analvsis:
Collier County has implemented numerous proactive programs designed to protect Collier County's air
quality from man-made pollution sources. In addition, Collier County has also entered into an
agreement with the Florida Department of Environmental Protection to maintain an ambient air quality
monitoring station to monitor air quality in Collier County. Finally, the Collier County Pollution
Control Department refers air pollution problems to the Florida Department of Environmental
Protection, Florida Division of Forestry, and local fire departments as appropriate to enhance the
County's ability to effectively coordinate efforts to meet this objective.
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 8.1.1:
The County will rely on the Florida Department of Environmental Protection, the Florida
Division of Forestry or the local fire departments as appropriate under their jurisdiction to
permit and visually inspect the permitted air pollutant sources in the County.
58
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policv Achievement Analvsis:
Policy 8.1.1 stipulates that the County will rely upon the expertise of the Florida Department of
Environmental Protection, the Florida Division of Forestry or the local fire departments, as
appropriate, and within their jurisdictions to permit and visually inspect air pollutant sources in the
County.
This Policy remains relevant and should be retained.
Policy 8.1.2:
The County will receive complaints concerning air pollution problems and refer such
complaints to the Florida Department of Environmental Protection, the Florida Division of
Forestry, or the local fire departments as appropriate.
Policv Achievement Analvsis:
Policy 8.1.2 lays out the protocol for how the County will receive complaints concerning air pollution
problems and refer them to the Florida Department of Environmental Protection, Florida Division of
Forestry, or the local fire departments as appropriate.
This Policy remains relevant and should be retained.
Policy 8.1.3:
Collier County shall act to reduce air pollution from automobile emissions through
continuation of the following procedures:
1. The Collier County Sheriffs Office will continue to enforce vehicle exhaust emissions
standards.
2. As part of its development review process, Collier County will require the construction
of sidewalks, bicycle lanes or bicycle paths in all new subdivisions.
3. The County will construct sidewalks, bicycle lanes or bicycle paths in conjunction with
County-funded transportation improvements.
Policv Achievement Analvsis:
Policy 8.1.3 requires action from the County and Sheriff's Department to reduce automobile emissions
through various activities.
This Policy remains relevant and should be retained.
Policy 8.1.4:
Collier County shall continue to develop and maintain a comprehensive county-wide air quality
monitoring program.
Policv Achievement Analvsis:
Policy 8.].4 requires Collier County to develop and maintain a comprehensive county-wide air quality
monitoring program. Collier County presently operates and maintains only one state owned ambient air
quality monitoring station under an agreement with the Florida Department of Environmental
Protection (FDEP).
This Policy remains relevant and should be retained.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
OBJECTIVE 9.1:
The County shall implement and update biennially a hazardous materials emergency response
element as part of its Comprehensive Emergency Management Plan.
Ob;ective Achievement Analvsis:
This objective continues to be relevant and should be retained.
Policv Relevance:
Policy 9.1.1:
The plan shall be developed in cooperation with the Southwest Florida Regional Planning
Council and the local planning committee established under Federal Title III, the Superfund
Amendments and Reauthorization Act (SARA).
Policv Achievement Analvsis:
Policy 9.1.1 states that the plan (i.e., the hazardous materials emergency response eiement) is to be
developed in cooperation with the Southwest Florida Regional Planning Council and the local planning
committee established under Title III, the Superfund Amendments and Reauthorization Act (SARA).
This Policy remains relevant and should be retained.
Policy 9.1.2:
The plan shall identify a community coordinator, facility coordinators, and other Federal, State
and local agency contacts (especially for the Cities of Naples, Marco Island and Everglades
City) including the responsibilities and duties of each agency.
Policv Achievement Analvsis:
Policy 9.1.2 states that the plan is to identifY a community coordinator, facility coordinators, and other
Federal, State and local agency contacts, including the responsibilities and duties of each agency.
This Policy remains relevant and should be retained as written.
Policy 9.1.3:
The plan shall identify emergency notification procedures and lines of communication among
reacting agencies.
Policv Achievement Analvsis:
Policy 9.1.3 states that the plan shall identifY emergency notification procedures and lines of
communication among reacting agencies.
This Policy remains relevant and should be retained.
Policy 9.1.4:
The plan shall provide a description of community and industry emergency equipment and
facilities and the identity of persons responsible for them.
Policv Achicvement Analvsis:
Policy 9.1.4 requires that thc plan provide a description of community and industry emergency
equipment and facilities and to identify persons responsible for such equipment and facilities.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
This Policy remains relevant and should be retained.
Policy 9.1.5:
The plan shall address hazardous substances, transportation routes, location of significant
hazardous materials, probable affected areas in the event of a release, and emergency
evacuation plans.
Policy Achievement Analvsis:
Policy 9.1.5 requires that the plan shall address hazardous substances, transportation routes, location of
significant hazardous materials, probable affected areas in the event of a release, and emergency
evacuation plans.
This Policy remains relevant and should be retained.
Policy 9.1.6:
A training program shall be developed for emergency response personnel.
Policv Achievement Analvsis:
Policy 9.1.6 requires a training program to be developed for emergency response personnel.
This Policy remains relevant and should be retained, but the Policy should be revised to reflect that a
training program has been established.
Policy 9.1.7:
The Collier County Emergency Management Department shall be responsible for developing,
implementing, and evaluating the effectiveness of the plan, including periodic updates.
Policv Achievement Analysis:
Policy 9.1.7 tasks the Collier County Emergency Management Department with developing,
implementing and periodically updating the hazardous materials emergency response element.
This Policy remains relevant and should be retained, but the Policy should be revised to reflect current
departmental reference.
OBJECTIVE 9.2:
The County shall verify the management and disposal practices of identified businesses that
are potential generators of hazardous waste, at a rate of 20% of these businesses per year.
Obiective Achievement Analvsis:
The County conducts onsite hazardous waste/materials compliance assistance and verification
inspections that comply with Florida Statute 403.72 and this objective.
This Objective remains relevant and should be retained.
Policy Relevance:
Policy 9.2.1:
During the verification visits the County shall advise businesses on proper management and
disposal of hazardous wastes and shall encourage the reduction of hazardous waste through
recycling.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
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Policv Achievement Analvsis:
Policy 9.2.1 states that, during the verification visits, the County will advise businesses on proper
management and disposal of hazardous wastes and will encourage the reduction of hazardous waste
through recycling.
This Policy remains relevant and should be retained.
Policy 9.2.2:
The verification visits shall concentrate on businesses generating waste oil and spent
solvents and other hazardous waste in areas close to potable wellfields.
Policv Achievement Analvsis:
Policy 9.2.2 requires that the verification visits ",,'ill concentrate on businesses generating waste, oil and
spent solvents and other hazardous waste in areas close to potable wellfields.
This Policy remains relevant and should be retained.
Policy 9.2.3:
The Collier County Pollution Control and Prevention Department shall work with the Florida
Department of Environmental Protection (FDEP) to establish a new cooperative agreement
between the County and FDEP. The purpose of this agreement shall be to ensure an
additional layer of regulatory oversight in enforcing businesses to be compliant with federal,
state and local hazardous waste management regulations.
Policv Achievement Analvsis:
Policy 9.2.3 states that, Collier County Pollution Control Department shall work with the Florida
Department of Environmental Protection (FDEP) to establish a new cooperative agreement between
the County and FDEP. The purpose of this agreement shall be to ensure an additional layer of
regulatory oversight in enforcing businesses to be compliant with federal, state and local hazardous
waste management regulations.
This Policy remains relevant and should be retained. However, the Policy should be revised to reflect
that the cooperative agreement has been established and will be maintained; suggest deleting "establish
a new" and replace with, "and maintain a".
OBJECTIVE 9.3:
The Collier County Solid Waste Department shall continue to hold its hazardous waste
collection day at least once per year.
Obiective Achievement Analvsis:
This objective continues to be relevant and should be retained.
Policy Relevance:
Policy 9.3.1:
The hazardous waste collection day shall target residential households but also allow small
businesses to participate to some extent.
Policy Achievement Analysis:
Policy 9.3.1 states that the hazardous waste collection day will target residential households but will
also allow small businesses to participate to some extent.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
This Policy remains relevant and should be retained.
OBJECTIVE 9.4:
The County shall continue to implement its local storage tank compliance program.
Obiective Achievement Analysis:
Collier County continues to conduct annual compliance inspections of pollutant storage tanks, inspects
the closure of old tanks and the installation of new tanks, and responds to storage tank pollutant
releases to ensure proper cleanup and facility corrective actions, under contract \\'ith the Florida
Department of Environmental Protection,.
This Objective remains relevant and should be retained.
Policy Relevance:
Policy 9.4.1:
The County shall implement prOVISions of the contract with the Florida Department of
Environmental Protection under the Federal Title III, the Superfund Amendments and
Reauthorization Act (SARA) provisions in order to avoid any duplication of effort.
Policy Achievement Analysis:
Policy 9.4.1 states that the County will implement provisions of the contract \\'ith the Department of
Environmental Protection under the Superfund Act provisions in order to avoid any duplication of
effort.
This Policy remains relevant and should be retained.
Policy 9.4.2:
The County shall concentrate on storage tank installation, inspection, and contractor
certification and oversight of maintenance and monitoring of petroleum contamination sites.
Policy Achievement Analysis:
Policy 9.4.2 stipulates that the County will concentrate on storage tank installation, inspection, and
contractor certification and oversight of maintenance and monitoring of petroleum contamination sites.
This Policy remains relevant and should be retained.
Policy 9.4.3:
All storage tank systems in Collier County shall adhere to the provisions of Section 62-761 or
62-762, Florida Administrative Code (F.A.C.) as applicable. Unless otherwise provided for
within Section 62-761, F.A.C., individual storage tank systems shall adhere to the provisions of
Section 62-761, F.A.C., in effect at the time of approval of the storage tank system.
Policv Achievement Analvsis:
Policy 9.4.3 states that all tank systems shall adhere to the provisions of Sections 62-761 or 62-762,
Florida Administrative Code, as applicable.
This Policy remains relevant and should be retained. However, the Policy should be revised to delete
the second sentence, as it is redundant.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
OBJECTIVE 10.1:
Priorities for shoreline land use shall be given to water dependent uses over water related land
uses and shall be based on type of water-dependent use, adjacent land use, and surrounding
marine and upland habitat considerations. The Collier County Manatee Protection Plan (NR-
SP-93-01) May 1995 restricts the location of marinas and may limit the number of wet slips, the
construction of dry storage facilities, and boat ramps, based upon the Plan's marina siting
criteria.
Obiective Achievement Analvsis:
With the adoption of the Collier County Manatee Protection Plan (NR-SP-93-0 I) in May 1995, and
adopted into the County's GMP by Ordinance No. 2002-32 on June 19, 2002, the Florida Fish and
Wildlife Conservation Commission has been able to make consistent policy regarding the siting of boat
facilities within Collier County's jurisdictional waters since 1995.
This Objective remains relevant and should be retained.
Policy Relevance:
Policy 10.1.1:
Priorities for water-dependent and water-related uses shall be:
a. Public recreational facilities over private recreational facilities;
b. Public Boat Ramps;
c. Marinas
1. Commercial (public) marinas over private marinas;
2. Dry storage over wet storage;
d. Commercial fishing facilities;
e. Other non-polluting water-dependent industries or utilities;
f. Marine supply/repair facilities;
g. Residential development.
Policv Achievement Analysis:
Policy 10.1.1 prioritizes water-dependent and water-related uses according to public and private
recreational facilities, public boat ramps, marinas, commercial fishing facilities, other non-polluting
water-dependent industries or utilities, marine supply/service facilities, and residential development.
This Policy remains relevant and should be retained.
This Policy is affected by changes to Chapter 163, Florida Statues, which were adopted into law in
2005, as follows:
163.3178 (2)(g): Expands requirement of coastal element to include strategies that will be used
to preserve recreational and commercial working waterfronts, as defined in s. 342.07, F.S.
[The CCME already contains marina siting criteria and the FLUE allows water dependent and
water related uses in the Urban designated waterfronts. Conservation designated lands do not
allow marinas.]
Policy 10.1.2:
No deep water ports shall be allowed.
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CONSER VA 710N AND COASTAL MANAGEMENT ELEMENT
Policv Achievement Analvsis:
Policy 10.1.2 mandates that no deep ports be allowed within Collier County's jurisdictional waters.
This Policy remains relevant and should be retained.
Policy 10.1.3:
In order to minimize the destruction or disturbance of native vegetative communities, the
following priority ranking of shoreline development shall apply:
a. areas presently developed;
b. disturbed uplands;
c. disturbed freshwater wetlands;
d. disturbed marine wetlands;
e. viable, unaltered uplands;
f. viable, unaltered freshwater wetlands;
g. viable, unaltered marine wetlands.
Policv Achievement Analvsis:
Poliey 10.1.3 prioritizes development along shorelines according to the degree of impaet to the
shoreline and the type of habitat along the shoreline so as to minimize impacts to native vegetative
communities.
This Policy remains relevant and should be retained.
Policy 10.1.4:
New marinas shall conform to the following criteria:
a. Marinas must provide vehicular parking and sewage pump-out facilities;
b. Fueling facilities shall be designed to contain spills from on-land equipment and shall be
prepared to contain spills in the water.
c. Marina facilities must be accessible to all public services essential to ensure their safe
operation.
d. Marinas and multi-slip docking facilities shall prepare hurricane plans for approval which
describe measures to be taken to minimize damage to marina sites and neighboring
properties and the environment; this hurricane plan shall be reviewed and approved by
the County.
e. Dry storage should be encouraged over wet storage.
Policv Achievement Analysis:
Policy 10.1.4 requires new marinas to provide measures to contain potential sources of pollution,
ensure their safe operation and to provide for hurricane protection.
This Policy remains relevant and should be retained.
Policy 10.1.5:
Marinas and all other water-dependent and water-related uses shall conform to all applicable
regulations regarding development in marine wetlands. Marinas and water-dependent/water-
related uses that propose to destroy wetlands shall provide for general public use.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policv Achievement Analysis:
Policy 10.1.5 requires marinas and all other water-dependent and water-related uses to conform to all
applicable regulations regarding development in marine wetlands. Where wetlands are proposed to be
destroyed, public access shall be provided.
This Policy remains relevant and should be retained. However, the Policy should be revised for proper
sentence structure and to consistently refer to marine wetlands (perhaps modifY second sentence to
replace "Marinas" with "Development of marinas" and to insert "marine" before "wetlands").
Policy 10.1.6:
All new marinas, water-dependent and water-related uses that propose to destroy viable,
naturally functioning marine wetlands shall be required to perform a fiscal analysis in order to
demonstrate the public benefit and financial feasibility of the proposed development
Policy Achievement Analysis:
Policy I 0.1.6 requires all new marinas, water-dependent and water-related uses that propose to destroy
viable, naturally functioning marine wetlands to perform a fiscal analysis in order to demonstrate the
public benefit and financial feasibility of the proposed development. It is not appropriate to refer only
to "viable, naturally functioning marine wetlands" as the proposed destruction of any marine wetlands
should be subject to the fiscal analysis requirement. Also, it is not necessary to refer to "public
benefit" in tlus policy since Policy 10.1.5 requires such uses to be available "for general public use"
which is a public benefit.
This Policy remains relevant and should be retained. However, the Policy should be revised for proper
sentence structure and to perhaps modifY to: replace "All" with "For development of all"; insert ", the
applicant"' following "wetlands"; and, to delete both "viable, naturally functioning" and "public benefit
and."
Policy 10.1.7:
Objective 10.1 and its accompanying policies and the LDC shall serve as criteria for the review
of proposed development within the "Special Treatment" ("ST") Zoning Overlay District.
Policv Achievement Analysis:
Policy 10.1.7 stipulates that these polieies shall serve as criteria for review of proposed development in
"Special Treatment" ("Sr) designated lands.
This Policy remains relevant and should be retained.
OBJECTIVE 10.2:
The County shall continue to insure that access to beaches, shores and waterways remain
available to the public and continue with its program to expand the availability of such access
and a method to fund its acquisition.
Obiective Achievement Analvsis:
The County will continue to ensure that acccss to bcaches, shores and waterways remain available to
the public and continue with its program to expand the availability of such access and a method to fund
its acquisition. The Coastal Zone Management Department continues to create public access through
the addition of parking, such as in Connor Park; providing additional boating access through updating
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CONSER VA TJON AND COASTAL MANAGEMENT ELEMENT
and adding more parking to the 951 boat ramp and Goodland boat ramp; and, working to increase
parking at Bayview Park.
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 10.2.1:
Existing access for the public to the beach shall be maintained by new development. New
beachfront development shall show on their site-plans existing beach access ways and the
proposed development shall continue that access way, relocate it on the site, or donate it to
the County.
Policy Achievement Analysis:
Policy 10.2.1 requires that existing access for the publie to the beach is to be maintained by new
development. New beachfront development MIl show on their site-plans existing beach access ways
and the proposed development will continue that access way, relocate it on the site, or donate it to the
County. Further, the County maintains beach access after it has been transferred via deed or easement.
This Policy remains relevant and should be retained. However, to make the Policy consistent with
Objective 1.1, the Policy should be revised to read, ".. . relocate it on the site as deemed appropriate by
Collier County..."
Policy 10.2.2:
Evaluate appropriate publiC access intervals for renourished beaches considering the demand
for recreation and the ability of the natural system to support the demand. If existing access is
not sufficient, then the County shall acquire additional access points as a part of the
renourishment project.
Policy Achievement Analvsis:
Policy 10.2.2 recommends that the County evaluate appropriate public access intervals for re-
nourished beaches considering the demand for recreation and the ability of the natural system to
support the demand. If existing access is not sufficient, then the County must acquire additional access
points as a part of the re-nourishment project.
This Policy remains relevant and should be retained.
Policy 10.2.3:
Developments that provide public access to beaches, shores and/or waterways may be eligible
for credit toward any recreation and open space impact fee adopted by the Collier County
Board of County Commissioners.
Policv Achievement Analysis:
Policy 10.2.3 awards a credit towards any County recreation and open space impact fee for
developments, which provide public access facilities.
This Policy remains relevant and should be retained.
Policy 10.2.4:
All public access facilities shall include parking facilities and/or roadway access.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policv Achievement Analysis:
Policy 10.2.4 requires that all public access facilities shall include parking facilities and roadway
access. Not all beach aecess points will, or can, have parking facilities.
This Policy remains relevant and should be retained.
Policy 10.2.5:
The County shall accept donations of shoreline lands suitable for use as public access
facilities.
Policv Achievement Analysis:
Policy 10.2.5 requires the County to accept donations of shoreline land suitable for use as publie access
facilities.
This Policy remains relevant and should be retained.
Policy 10.2.6:
The County shall coordinate with State and Federal agencies regarding use of and access to
Federal and State owned properties in the Coastal Zone for public use.
Policy Achievement Analysis:
Policy 10.2.6 requires the County to coordinate with State and Federal agencies regarding use of, and
access to, Federal and State owned properties in the Coastal Zone for public use.
This Policy remains relevant and should be retained.
OBJECTIVE 10.3:
Undeveloped coastal barriers shall be maintained predominantly in their natural state and their
natural function shall be protected, maintained and enhanced.
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 10.3.1:
"Undeveloped" coastal barrier systems shall be defined as set forth in the Federal Guidelines
based on the amount of structures per acre of fastlands and for which no development
approval or permits have been issued by Collier County, or plats recorded. "Fastlands" are
the upland area as defined in the Federal Guidelines.
Policy Achievement Analvsis:
Policy 10.3.1 states that "undeveloped" coastal barrier systems shall be defined as set forth in the
Federal Guidelines based on the amount of structures per acre of fastlands and for which no
development approval or permits have been issued by Collier County, or plats rccorded. "Fastlands"
are the upland area as defined in the Federal Guidelines.
This policy remains relevant and should be retained.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy 10.3.2:
Any development activities on an undeveloped coastal barrier must be compatible with
protection of the natural form and function of the coastal barrier system.
Policv Achievement Analvsis:
Policy 10.3.2 requires that any development activities on an undeveloped coastal barrier must be
compatible with protection of the natural form and function of the coastal barrier system.
This Policy remains relevant and should be retained.
Policy 10.3.3:
The highest and best use of undeveloped coastal barriers are as functioning natural systems;
therefore the first alternative to development should be consideration of acquisition by or for
the public benefit to preserve the natural function.
Policv Achievement Analvsis:
Policy 10.3.3 recognizes that the highest and best use of undeveloped coastal barriers are as
functioning natural systems; therefore the first alternative to development should be consideration of
acquisition by or for the public benefit to preserve the natural function.
This Policy remains relevant and should be retained.
Policy 10.3.4:
Public expenditures within Collier County's undeveloped coastal barrier system shall be
limited to acquisition for purposes of public safety, education, restoration, and removal of
exotic vegetation, recreational use, and/or research facilities. Such uses will be allowed only if
the establishment of such use would not substantially alter the natural characteristics and
natural functions of the undeveloped coastal barrier system.
Policy Achievement Analysis:
Policy 10.3.4 stipulates that Public expenditures within Collier County's undeveloped coastal barrier
system shall be limited to acquisition for purposes of public safety, education, restoration, and removal
of exotic vegetation, recreational use, and/or research facilities. Such uses will be allowed only if the
establishment of such use would not substantially alter the natural characteristics and natural functions
of the undeveloped coastal barrier system.
This Policy remains relevant and should be retained.
Policy 10.3.5:
Native or other County approved vegetation shall be required as the stabilizing medium in any
coastal barrier vegetation or restoration program.
Policv Achievement Analysis:
Policy 10.3.5 stipulates that native or other County approved vegetation shall be required as the
stabilizing medium in any coastal barrier vegetation or restoration program.
This Policy remains relevant and should be retained.
Policy 10.3.6:
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Prohibit construction of structures seaward of the Coastal Construction Setback Line on
undeveloped coastal barriers. Exception shall be for passive recreational structures, access
crossovers, and where enforcement would not allow any reasonable economic utilization of
such property. In the latter event, require construction that minimizes interference with
natural function of such coastal barrier system.
Policv Achievement Analvsis:
Policy 10.3.6 prohibits the construction of structures seaward of the Coastal Construction Setback Line
on undeveloped coastal barriers. Exception shall be made for passive recreational structures, access
crossovers, and where enforcement would not allow any reasonable economic utilization of such
property. In the latter event, require construction that minimizes interference with natural function of
such coastal barrier system.
This Policy remains relevant and should be retained.
Policy 10.3.7:
Participaie in and encourage Regional and State programs to acquire naturally functioning,
undeveloped coastal barrier systems to insure the preservation of their natural function.
Policy Achievement Analvsis:
The County participates in Regional and State programs to acquire naturally functioning, undeveloped
coastal barrier systems to ensure the preservation of their natural function. For example, the County
applied for, and received, funding for property acquisition for the Gordon River Greenway.
This Policy remains relevant and should be retained.
Policy 10.3.8:
Development density on undeveloped coastal barrier systems shall not exceed one (1)
dwelling unit per five (5) acres or as already allowed for established legal nonconforming
parcels or lots of record.
PoJicv Achievement Analvsis:
Policy 10.3.8 requires that the residential development density on undeveloped coastal barrier systems
cannot exceed the density established in the Future Land Use Element.
This Policy remains relevant and should be retained.
Policy 10.3.9:
Native vegetation on undeveloped coastal barriers should be preserved. To the extent that
native vegetation is lost during land development activities and the remaining native
vegetation can be supplemented without damaging or degrading its natural function, any
native vegetation lost during construction shall be replaced by supplementing with compatible
native vegetation on site. All exotic vegetation shall be removed and replaced with native
vegetation where appropriate.
Policy Achicvement Analvsis:
Policy 10.3.9 states that native vegetation on undeveloped coastal barriers should be preserved. To the
extent that native vegetation is lost during land development activities and the remaining native
vegetation can be supplemented without damaging or degrading its natural function, any native
vegetation lost during construction shall be replaced by supplementing with compatible native
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CONSER VA 110N AND COASTAL MANAGEMENT ELEMENT
vegetation on site. All exotic vegetation shall be removed and replaced with native vegetation where
appropriate.
This policy remains relevant and should be retained.
Policy 10.3.10:
No new bridges, causeways, paved roads or commercial marinas shall be permitted to or on
undeveloped barrier systems.
Policv Achievement Analvsis:
Policy 10.3.10 prohibits the permitting of new bridges, causeways, paved roads or commereial marinas
either to, or on, undeveloped barrier systems.
This Policy remains relevant and should be retained.
Policy 10.3.11:
Shoreline hardening structures (e.g., rip-rap, seawalls, groins, etc.) shall not be allowed on
undeveloped coastal barriers except in the interest of public safety or if land use related
hardship.
Policv Aehievement Analvsis:
Policy 10.3.11 prohibits shoreline hardening structures (e.g., rip-rap, seawalls, groins, etc.) on
undeveloped coastal barriers except in the interest of public safety or ifland use related hardship.
This policy remains relevant and should be retained.
Policy 10.3.12:
Encourage the use of the "Planned Unit Development" (PUD) prOVISions of the Zoning
Ordinance for new development or redevelopment proposed to take place within areas
identified as Coastal Barrier system, with the exception of one single family dwelling unit on a
single parcel.
Policv Achievement Analvsis:
Policy 10.3.12 requires the use of the "Planned Unit Development" (PUD) provisions of the County's
Zoning Ordinance for new developments or redevelopment proposed to take place within areas
identified as Coastal Barrier systems, with the exception of one single family dwelling unit on a single
parcel.
This Policy remains relevant and should be retained.
Policy 10.3.13:
Substantial alteration of the natural grade on undeveloped coastal barriers, through filling or
excavation shall be prohibited except as part of an approved dune and/or beach restoration
program, or as part of an approved public development plan for one or more of the uses
allowed by Policy 10.3.4, above.
Policy Achievement Analysis:
Policy 10.3.13 prohibits substantial alteration of the natural grade on undeveloped coastal barriers,
through filling or excavation except as part of an approved dune and/or beach restoration program, or
as part of an approved public development plan for one or more of the uses allowed by Policy 10.3.4.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
This Policy remains relevant and should be retained.
Policy 10.3.15:
All new development proposed on undeveloped coastal barrier systems shall be reviewed
through the County's existing "Special Treatment" ("ST") zoning overlay district. Objective
10.3 and its accompanying policies shall serve as criteria for such review.
Policv Achievement Analvsis:
Policy 10.3.15 requires that all new development proposed on undeveloped coastal barrier systems be
reviewed through the County's existing "Special Treatment" ("Sr) zoning overlay district and that
Objective I 0.3 and its accompanying policies shall serve as criteria for such review.
This Policy remains relevant and should be retained.
OBJECTIVE 10.4:
Developed coastal barriers and developed shorelines shall be continued to be restored and
then maintained, when appropriate by establishing mechanisms or projects which limit the
effects of development and which help in the restoration of the natural functions of coastal
barriers and affected beaches and dunes.
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained. However, the Objective should be revised to
reflect needed grammatical changes, such as "Developed coastal barriers and developed shorelines
shall continue to be restored and maintained. Establish mechanisms or projects which limit the effects
of development and restores the natural functions of coastal barriers including beaches and dunes."
Policv Relevance:
Policy 10.4.1:
Promote environmentally acceptable and economically feasible restoration of the developed
coastal barriers and the urban beach and dune systems.
Policv Achievement Analysis:
Policy 10.4.1 promotes environmentally acceptable and economically feasible restoration of the
developed coastal barriers and the urban beach and dune systems.
This Policy remains relevant and should be retained.
Policy 10.4.2:
Prohibit further shore hardening projects except where necessary to protect existing
structures, considering the total beach system and adjacent properties.
Policv Achievement Analvsis:
Policy 10.4.2 prohibits further shore hardening projects on developed coastal barriers and developed
shorelines, except where necessary to protect existing structures, considering the total beach system
and adjacent properties.
This Policy remains relevant and should be retained.
Policy 10.4.3:
~,
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Collier County shall prohibit activities which would result in man-induced shoreline erosion
beyond the natural beach erosion cycle or that would deteriorate the beach and dune system.
Implementatjon of this policy will be based upon available scientific/coastal engineering
literature/studies that have established benchmarks for natural rates of beach erosion.
Policv Achievement Analvsis:
Policy 10.4.3 prohibits activities which would result in man-induced shoreline erosion beyond the
natural beach erosion cycle or that would deteriorate the beach and dune system. Implementation of
this policy will be based upon available scientific/coastal engineering literature/studies that have
established benchmarks for natural rates of beach erosion.
This Policy remains relevant and should be retained.
Policy 10.4.4:
Require dune stabilization and restoration improvements in land development projects along
beach areas.
Policv Achievement Analysis:
Policy 10.4.4 requires dune stabilization and restoration improvements in land development projects
along beach areas.
This Policy remains relevant and should be retained.
Policy 10.4.5:
Initiate and support beach and dune restoration and preservation programs where appropriate.
Policy Achievement Analysis:
The County will continue to initiate and support beach and dune restoration and preservation
programs. The County spends approximately $75,000 annually on planting sea oats throughout the
County in order to protect and maintain a healthy dune system. Also, the Coastal Zone Management
Department provides technical assistance to private entities so as to protect dune systems.
This Policy remains relevant and should be retained.
Policy 10.4.6:
Require native vegetation as landscaping in development activities in developed coastal
barrier systems and on the beach and dune systems.
Policv Achievement Analvsis:
Policy 10.4.6 requires native vegetation as landscaping in development activities in developed coastal
barrier systems and on the beach and dune systems.
This Policy remains relevant and should be retained.
Policy 10.4.7:
Collier County shall prohibit construction seaward of the Coastal Construction Setback Line
except where such construction would be permitted pursuant to the provisions of the Florida
Coastal Zone Protection Act of 1985, where such prohibition would result in no reasonable
economic utilization of the property in question, or for safety reasons. In such cases,
construction will be as far landward as is practicable and effects on the beach and dune
system and the natural functions of the coastal barrier system shall be minimized.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policv Achievement Analysis:
Policy 10.4.7 prohibits construction seaward of the Coastal Construction Setback Line except where
such construction would be permitted pursuant to the provisions of the Florida Coastal Zone Protection
Act of 1985, where such prohibition would result in no reasonable economic utilization of the property
in question, or for safety reasons. In such cases, construction will be as far landward as is practicable
and effects on the beach and dune system and the natural functions of the coastal barrier system shall
be minimized.
This Policy remains relevant and should be retained.
Policy 10.4.8:
Collier County shall allow construction seaward of the Coastal Construction Setback Line for
public access and protection and activities related to restoration of beach resources. Such
construction shall not interfere with sea turtle nesting, will utilize native vegetation for dune
stabilization, will maintain the natural beach profile, will minimize interference with natural
beach dynamics, and, where appropriate, will restore the historical dunes with native
vegetation.
Policv Achievement Analvsis:
Policy l0.4.8 states that construction seaward of the Coastal Construction Setback Line shall be
allowed for public access and protection and activities related to restoration of beach resources. Such
construction shall not interfere with sea turtle nesting, will utilize native vegetation for dune
stabilization, will maintain the natural beach profile, will minimize interference with natural beach
dynamics, and, where appropriate, will restore the historical dunes with native vegetation.
This Policy remains relevant and should be retained.
Policy 10.4.9:
Collier County shall prohibit seawall construction on properties fronting the Gulf of Mexico
except in instances where erosion poses an imminent threat to existing buildings.
Policv Achievement Analvsis:
Policy 10.4.9 prohibits seawall construction on properties fronting the Gulf of Mexico except m
instances where erosion poses an imminent threat to existing buildings.
This Policy remains relevant and should be retained.
Policy 10.4.10:
The County shall prohibit vehicles on beaches and dunes except for the following:
1. Emergency vehicles responding to incidents.
2. Vehicles associated with environmental maintenance, environmental monitoring, or
conservation purposes.
3. Vehicles limited to set-up and removal of equipment of permitted events, in conjunction
with permanent concession facilities, or permitted uses of commercial hotels.
4. Beach raking or beach cleaning.
5. Vehicles needed for beach nourishment or inlet maintenance
6. Vehicles necessary for construction that cannot otherwise access a site from an upland
area.
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CONSERVA110N AND COASTAL MANAGEMENT ELEMENT
Vehicles shall be operated in a manner that does not negatively impact the beach or dune
environment Additional protective regulations shall apply during sea turtle nesting season.
Policy Achievement Analysis:
Policy 10.4.10 prohibits vehicles on beaches and dunes except for the following I) emergency vehicles
responding to emergency incidents, 2) environmental/conservation purposes, 3) permitted coneession
activities or permitted uses of commercial hotels, 4) beach raking or beach cleaning, 5) beach
nourishment or inlet maintenanee, and 6) for construction that eannot otherv.'ise access a site from an
upland area.
This Policy remains relevant and should be retained.
Policy 10.4.11:
Develop tax incentives and other land use incentives to encourage additional access or
parking areas to provide utilization of the high capacity urban beaches.
Poliey Achievement Analysis:
Policy 10.4.11 recommends that the County develop tax incentives and other land use incentives to
encourage additional access or parking areas to provide utilization of high capacity urban beaches.
This Policy remains relevant and should be retained.
Policy 10.4.12:
In permitting the repair and/or reconstruction of shore parallel engineered stabilization
structures, require, where appropriate, at a minimum:
a. All damaged seawalls will be replaced with, or fronted by, riprap.
b. Where appropriate, repaired structures will be redesigned and/or relocated landward to
align with adjacent structures.
Policv Achievement Analvsis:
Policy 10.4.12 stipulates that in permitting the repair and/or reconstruction of shore parallel engineered
stabilization structures, require, where appropriate, at a minimum: a) all damaged seawalls to be
replaced with, or fronted by, riprap and b) where appropriate, repaired structures to be redesigned
and/or relocated landward to align with adjacent structures.
This Policy remains relevant and should be retained.
Policy 10.4.13:
Diwelopment and redevelopment proposals shall consider the implications of potential rise in
sea level.
Policy Achievement Analvsis:
Policy 10.4.13 requires development and redevelopment proposals to consider the implications of
potential rise in sea level. Collier County recommends that this policy be removed since the NOAA
reported rate of sea level rise for the Naples area is 2.02 mm per year and there is not any clear
guidance for planning for such a slow changing event. Further, this type of event is better
communicated in an educational approach. Materials could be presented in a web page, noted in the
"All Hazards Guide," and/or brochures.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
The Policy is relevant and should be revised to focus on educating the pub lie about sea level rise. The
revised Policy could read, "Collier County will maintain an educational program to provide
information on recent past sea level rise rates and current projections."
OBJECTIVE 10.5:
For undeveloped shorelines, provide improved opportunities for recreational, educational,
scientific, and esthetic enjoyment of coastal resources by protecting beaches and dunes and
by utilizing or where necessary establishing construction standards, which will minimize the
impact of manmade structures on the beach and dune systems.
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained.
Policy Relevance:
Policy 10.5.1:
Recreation that is compatible with the natural functions of beaches and dunes is the highest
and best land use.
Policv Achievement Analysis:
Policy 10.5.1 explicitly states that recreation is the most compatible use with the natural functions of
beaches and dunes.
This policy remains relevant and should be retained.
Policy 10.5.2:
Prioritize acquisition efforts in order to meet the projected need for additional public beaches.
Policy Achievement Analysis:
Policy 10.5.2 prioritizes the County's shoreline acquisition efforts in order to meet the projected need
for additional public beaches.
This Policy remains relevant and should be retained.
Policy 10.5.3:
Prohibit activities which would result in man induced shoreline erosion beyond the natural
beach erosion cycle or that would deteriorate the beach dune system.
Policy Achievement Analvsis:
Policy 10.5.3 prohibits activities which would result in man induced shoreline erosion beyond the
natural beach erosion cycle or that would detcriorate the beach dune system.
This Policy remains relevant and should be retained.
Policy 10.5.4:
Prohibit construction of any structure seaward of the Coastal Construction Setback Line.
Exception shall be for passive recreational structures, access crossovers, and where
enforcement would not allow any reasonable economic utilization of such property. In the
latter event, require construction that minimizes interference with natural function of such
beaches and dunes.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy Achievement Analysis:
Policy 10.5.4 prohibits construction of any structure seaward of the Coastal Construction Setback Line.
Exception shall be for passive recreational structures, access crossovers, and where enforcement would
not allow any reasonable economic utilization of such property. In the latter event, construction that
minimizes interference with natural function of such beaches and dunes is required.
This Policy remains relevant and should be retained.
Policy 10.5.5:
The County shall prohibit vehicles on the beaches and dunes except for emergency,
environmental monitoring and environmental maintenance purposes.
Poliey Achievement Analvsis:
Poliey 10.5.5 prohibits vehicles on the beaches and dunes except for emergency, environmental
monitoring and environmental maintenance purposes.
This Policy remains relevant and should be retained.
Policy 10.5.6:
Regulate activities so that they will not threaten the stability of the dunes or the beach itself.
Policv Achievement Analysis:
Poliey 10.5.6 stipulates that the County shall regulate activities so that they will not threaten the
stability of the dunes or the beach itself.
This Policy remains relevant and should be retained.
Policy 10.5.7:
Pursue the acquisition of undeveloped beaches and dunes as the first alternative to
development.
Policy Achievement Analysis:
The County will continue to pursue the acquisition of undeveloped beaches and dunes as the first
alternative to development. For example, Conservation Collier could acquire beaches, as the Program
ranks properties on several criteria including priority habitat. The following habitats are listed in order
of highest to lowest priority:
I. Tropical Hardwood Hammock
2. Xeric Oak Scrub
3. Coastal Strand
4. Native Beach
5. Xeric Pine
6. Riverine Oak
7. High Marsh (Saline)
8. Tidal Freshwater Marsh
9. Other Native Ilabitats
This Policy remains relevant and should be retained.
Policy 10.5.8:
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Prohibit shoreline armoring processes and encourage non-structural methods for stabilizing
beaches and dunes.
Policv Achievement Analysis:
Policy 10.5.8 prohibits shoreline-armoring processes and encourages non-structural methods for
stabilizing beaches and dunes.
This Policy remains relevant and should be retained.
Policy 10.5.9:
Prohibit construction seaward of the Coastal Construction Setback Line except as follows:
a. Construction will be allowed for public access;
b. For protection and restoration of beach resources;
c. In cases of demonstrated land use related hardship or safety concerns as specified in
The 1985 Florida Coastal Zone Protection Act, there shall be no shore armoring allowed
except in cases of public safety.
Policv Achievement Analysis:
Policy 10.5.9 prohibits construction seaward of the Coastal Construction Setback Line except for a)
public access, b) protection and restoration of beach resources, and c) in cases of demonstrated land
use related hardship or safety concerns as specified in The 1985 Florida Coastal Zone Protection Act,
there shall be no shore arrnoring allowed except in cases of public safety.
This Policy remains relevant and should be retained.
Policy 10.5.10:
Construction activities shall not interfere with the sea turtle nesting, shall preserve or replace
any native vegetation on the site, and shall maintain the natural beach profile and minimize
interference with the natural beach dynamics and function.
Policv Achievement Analvsis:
Policy 10.5.10 states that construction activities shall not interfere with the sea turtle nesting, shall
preserve or replaee any native vegetation on the site, and shall maintain the natural beach profile and
minimize interference with the natural beach dynamics and function.
This Policy remains relevant and should be retained.
Policy 10.5.11:
The County will waive all other non-safety related setback requirements and site planning
requirements before allowing construction seaward of the Coastal Construction Setback Line.
Policy Achievement Analysis:
Policy 10.5.11 states the County will waive all other non-safety related setback requirements and site
planning requirements before allowing construction seaward of the Coastal Construction Control Line.
This Policy remains relevant and should be retained.
Policy 10.5.12:
For all beach front land development related projects require dune stabilization and
restoration improvements, the removal of exotic vegetation, and replacement with native
vegetation, as appropriate.
78
CONSERVATION AND COASTAL ivfANAGEMENT ELEMENT
Policv Achievement Analysis:
Policy 10.5.12 requires all beach front land development related projects to provide dune stabilization
and restoration improvements, remove exotic vegetation, and replacement Mth native vegetation, as
appropriate.
This Poliey remains relevant and should be retained.
OBJECTIVE 10.6:
The County shall conserve the habitats, species, natural shoreline and dune systems
contained within the County's coastal zone.
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained.
Policy Relevance:
Policy 10.6.1:
In addition to those applicable policies supporting Objectives 10.1, 10.2, 10.3, 10.4, and 10.5,
development within the County's coastal zone shall also meet the following criteria:
1. Densities on the following undeveloped coastal barriers shall not exceed 1 unit per 5 acres;
a. Wiggins Pass Unit FL-65P,
b. Clam Pass Unit FL-64P,
c. Keywaydin Island Unit P-16,
d. Cape Romano Unit P-15.
2. Site alterations shall be concentrated in disturbed habitats thus avoiding undisturbed
pristine habitats (Reference Policy 10.1.4).
3. Beachfront developments shall restore dune vegetation.
4. Projects on coastal barriers shall be landscaped with native Southern Floridian species.
5. Boathouses, boat shelters and dock facilities shall be located and aligned to stay at least
10 feet from any existing seagrass beds except where a continuous bed of seagrass exists
off of the shore of the property, in which case facility heights shall be at least 3.5 feet
NGVD, terminal platforms shall be less than 160 square feet and access docks shall not
exceed a width of four (4) feet.
6. The requirements of this policy identify the guidelines and performance standards for
undeveloped coastal barriers and estuarine areas that are contained within the County's
coastal barrier and estuarine area Natural Resource Protection Area (NRPA - reference
CCME Policy 1.3.1). These guidelines and standards therefore satisfy the requirements of
CCME Policy 1.3.1.
Policy Achievement Analvsis:
Policy 10.6.1 specifies that in addition to those applicable policies supporting Objectives 10.1, 10.2,
10.3,10.4, and 10.5, development within the County's coastal zone must also meet additional criteria
for preserving and restoring undeveloped coastal and inshore marine habitats.
This Policy remains relevant and should be retained.
Policy 10.6.2:
For shoreline development projects where an EIS is required, an analysis shall demonstrate
that the project will remain fully functional for its intended use after a six-inch rise in sea level.
Policy Achievement Analvsis:
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy 10.6.2 requires shoreline projects where an EIS is required, to provide an analysis
demonstrating that the project, remain fully functional for its intended use after a six-inch rise in sea
level. NOAA indicates that at current rates it will take 75 years to reach a 6" increase (2.02mm / year).
If the higher rates suggested by the SWFRPC Draft Climate Change report are used (2.3 mm/year) it
will still take approximately 66 years to reach a 6 " rise (refer to link below from NOAA). These time
frames are well beyond the accepted planning horizon.
NOAA Link: http://tidesandcurrents.noaa.gov/sltrends/sltrends station.shtrnl?stnid=8725 I I 0
The mean sea level trend is 2.02 millimeters/year with a 95% confidence interval of +/- 0.60 mm/yr
based on monthly mean sea level data from 1965 to 2006 which is equivalent to a change of 0.66 feet
in 100 years.
Mean Sea Level Trend - 8725110 Naples, Florida
Naples, FL
2.02 +/. 0.60 mmlyr
060
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~v!filgeS!i1sonalcyclef!mov~
Unurtrend
Upplr95tclmfid@N:tintervll
l.D.erQS'1cDnfJdtoncelnlervill
5ource: NOAA
0.45
030
0.15
.
~
.!i 0.00
.
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-0.15
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o .0 .0 '000000000 .00 .0 .0 .00 '00 '0
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2009 SWFRPC Draft Climate Change Report (excerpt below):
Potential Climate Futures: This study began by examining three sea level rise "severity" scenarios:
best case, worst case, and moderate case are based upon the results of Table 4, below. This table is
based on using Tables 9-1 and 9-2 of the USEPA Report "The Probability of Sea Level Rise."
Basically, the formula is multiplying the historic sea level rise (2.3 mm/yT) in Southwest Florida
(closest point used is St. Petersburg, Fl., Table 9-2) by the future number of years from 1990 plus the
Normalized Sea Level Projections in Table 9-1. For the study the 90% probability is considered the
best case, the 50% probability the moderate case, and the 5% probability the \\'orst case scenario.
Staff believes that current building regulations, in combination with the National Flood Insurance
Program, provide adequate protection for all residents within the Special Flood Hazard Area (SFHA)
(100 year floodplain). The building code requircs all buildings to be built at or above the I % flood
elevation set by the FEMA Flood Insurance Rate Map (FIRM) program. FIRM maps use existing sea
level and they will be updated every 5 years. The building code requires all facilities within the SFHA
be brought into compliance with the Flood Damage Prevention ordinance with any major renovation
80
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
(improvement of greater than 51 % value of building). All buildings with federally backed mortgages
are required to obtain flood insurance.
This Policy is not relevant and should be deleted. However, one or more policies should be added to
require the County to monitor and work Mth federal, state and regional agencies to plan for sea level
rise in the future.
Policy 10.6.3:
Collier County supports federal and state agency efforts to deny permits and establish a
permanent moratorium on the offshore oil and gas exploration and drilling along the west
coast of Florida, and to the extent allowed by law, shall take appropriate actions to oppose any
offshore oil and gas exploration and drilling projects in this sensitive area.
Policv Achievement Analvsis:
Policy declares that Collier County supports federal and state agency efforts to deny permits and
establish a permanent moratorium on the offshore oil and gas exploration and drilling along the west
coast of Florida, and to the extent allowed by law, shall take appropriate actions to oppose any offshore
oil and gas exploration and drilling projects in this sensitive area.
This Policy remains relevant and should be retained.
OBJECTIVE 11.1:
To protect historic and archaeological resources in Collier County.
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 11.1.1:
Continue in effect regulations regarding development and other land alteration activities that
ensure the conservation, sensitive re-use, preservation of significant historic and
archaeological resources, or appropriate mitigation in accordance with State standards.
Policv Achievement Analvsis:
Policy II. 1.1 requires that the County continue to enforce regulations regarding development and other
land alteration activities that ensure the conservation, sensitive re-use, preservation of significant
historic and archaeological resources, or appropriate mitigation in accordance with State standards.
This Policy remains relevant and should be retained.
Policy 11.1.2:
There shall be no loss of historic or archaeological resources on County-owned property and
historic resources on private property shall be protected, preserved or utilized in a manner
that will allow their continued existence. Conservation techniques shall include at a minimum:
a. During the development permit review process, historic or archaeological sites shall be
identified and shown on the site plans;
b. The County shall establish waivers for non-safety related set back requirements and site
planning requirements in order to accommodate historic structures or historic sites
within a proposed development;
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
c. As an alternative to preserving archaeological sites, the Owner may allow excavation of
the site by the State of Florida Division of Historic Resources or the approved alternate
prior to development. Should a site be scientifically excavated, then development may
proceed without preserving the site;
d. The County shall accept donations of historic or archaeological sites;
e. Archaeological sites that are to be preserved may be utilized to satisfy required
setbacks, buffer strips or open space up to the maximum area required by
development regulations. Conservation of such historic or archaeological sites shall
qualify for any open space requirements mandated by development regulations.
Policv Achievement Analysis:
Policy 11.1.2 requires that there will be no loss of historic or archaeological resources on County-
owned property and historic resources on private property will be protected, preserved or utilized in a
manner that will allow their continued existence. Furthermore, the County has listed specific
conservation techniques to carry this out.
This Policy remains relevant and should be retained.
Policy 11.1.3:
If, during the course of site clearing, excavation, or other constructional activities, an
archaeological or historical site, artifact, or other indicator is discovered, development
activities at that specific archaeological site shall be immediately stopped and the appropriate
agency notified. Development will be suspended for a sufficient length of time to enable the
County or a designated consultant to assess the find and determine the proper course of
action in regard to its salvageability. The County will respond to any such notification in a
timely and efficient manner so as to provide only a minimal interruption to any constructional
activity.
Policy Achievement Analvsis:
Policy 11.1.3 explicitly states that, if during the course of site clearing, excavation, or other
constructional activities, an archaeological or historical site, artifact, or other indicator is discovered,
development activities at that specific archaeological site must be immediately stopped and the
appropriate agency notified. Development will be suspended for a sufficient length of time to enable
the County or a designated consultant to assess the find and determine the proper course of action in
regard to its salvageability. The County will respond to any such notification in a timely and efficient
manner so as to provide only a minimal interruption to any constructional activity.
This Policy remains relevant and should be retained.
OBJECTIVE 12.1:
The County will maintain hurricane evacuation clearance times as required by state law. An
evacuation clearance time shall be defined as having residents and visitors in an appropriate
refuge away from storm surge prior to the arrival of sustained Tropical Storm force winds, i.e.,
winds equal to or greater than 39 mph. To further these objectives, for future mobile home
developments located outside of the storm surge zone, such development shall include on-
site sheltering or retro-fitting of an adjacent facility. The Collier County Emergency
Management Department shall seek opportunities to increase shelter facilities and associated
capacities under the direction of the Department of the Florida Division of Emergency
Management.
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CONSER VA 110N AND COASTAL MANAGEMENT ELEMENT
Obiective Achievement Analvsis:
While population growth has stabilized, the county is still considered to have a defieit of shelter space
that can be utilized for its population.
This Objective remains relevant and should be retained.
This Objective is affected by changes to Chapter 163, Florida Statutes, which were adopted into law in
2006, as follows:
163.3 I 78(9)(b) Requires the addition of a new section establishing a level of service for out-
of-county hurricane evacuation of no greater than 16 hours for a category 5 storm for any local
government that Mshes to follow the process in s.163.3178(9)(a) but has not established such
a level of service by July I, 2008. Ch. 2006-68, LOF.
Policv Relevance:
Policy 12.1.1:
Collier County will develop and maintain a comprehensive public awareness program. The
program will be publicized prior to May 30th of each year. Evacuation zones, public shelters
and evacuation routes shall be printed in each local newspaper, displayed on the Collier
County Emergency Management website, and the availability of this information will be
discussed on local television newscasts. This information shall also be made readily available
to all hotel/motel guests.
Policy Achievement Analvsis:
Policy 12.1.1 states that a comprehensive awareness program will be developed and publicized prior to
May 30th of each year. Evacuation zones and routings will be printed in each local newspaper. This
information will be made readily available to all hotel/motel guests and other alternative media forums.
The County cannot ensure that this information gets printed in each publication.
The Policy remains relevant and should be retained. However, the Policy should be revised to remove
the phrase, "printed in" and replace with "provided to."
Policy 12.1.2:
Land use plan amendments in the Category 1 hurricane vulnerability zone shall only be
considered if such increases in densities provide appropriate mitigation to reduce the impacts
of hurricane evacuation times.
Policv Achievement Analysis:
Policy 12.1.2 requires that all land use plan amendments in the Category I hurricane vulnerability zon~
will only be considered if such increases in densities provide appropriate mitigation to reduce the
impacts of hurricane evacuation times. Collier County should continue to monitor activities.
This Policy remains relevant and should be retained.
Policy 12.1.3:
The County shall continue to identify and maintain shelter space for 32,000 persons by 2006
and 45,000 by 2010. Shelter space capacity will be determined at the rate of 20 square feet per
person.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policv Achievement Analysis:
Policy 12.1.3 requires that the County continue to identifY shelter space that complies with Red Cross
standards for 32,000 persons by 2006 and 45,000 persons by 2010. Shelter space will be determined at
the rate of 20 square feet per person. Collier County recommends that these dates and numbers be
revised based upon the figures computed from the Southwest Florida Regional Planning Council's
Hurricane Evacuation Study Update.
This Policy remains relevant and should be retained. However, the Policy should be revised to reflect
current shelter space figures of32,000 persons by 2012 and 45,000 persons by 2015.
Policy 12.1.4:
The County shall continue to maintain hurricane shelter requirements and standards for all
new mobile home parkS and mobile home subdivisions, or existing mobile home parks and
mobile home subdivisions in the process of expanding, which accommodate or contain 26
units or more. Such mobile home parks or mobile home subdivisions shall be required to
provide emergency shelter space on-site, or to provide funding to enhance one or more
existing public shelters off-site. The building which provides the on-site shelter space (if this
option is chosen) will be of such a size as to provide shelter to park or subdivision residents at
the rate of 20-square feet per person. For the purposes of this policy, the size of the on-site
shelter structure shall be determined by estimating the park or subdivision population during
the June-November time frame, based upon methodologies utilized by the Collier County
Emergency Management Department.
Policy Achievement Analysis:
Policy 12.1.4 requires the County to continue to maintain requirements and standards for hurricane
shelters for all new or existing mobile home subdivisions in the process of expanding, which are 26
units or larger in size to provide emergency shelter on-site or provide funding to enhance existing
public shelters off-site. Building will be of such a size to house park residents at the rate of20 sq. ft per
resident. Resident size ",,'ill be estimated by averaging park population during the June-November time
frame.
This Policy remains relevant and should be retained.
Policy 12.1.5:
On-site shelters within mobile home parks or mobile home subdivisions shall be elevated to a
minimum height equal to or above the worst case Category 3 hurricane flooding level, based
upon the most current National Oceanic and Atmospheric Administration's storm surge
model, known as Sea, Lake, and Overland Surges from Hurricanes (SLOSH). The wind load
criteria for buildings and structures designated as "essential facilities" in the latest Florida
Building Code, shall guide the design and construction of the required shelters. Shelters shall
be constructed with emergency electrical power and potable water supplies; shall provide
glass protection by shutters or other approved material/device; and shall provide for
ventilation, sanitary facilities and first aid equipment. A telephone, automatic external
defibrillator (AED) and battery-operated radio are also required within the shelter.
Policv Achievement Analysis:
This Policy remains relevant and should be retained, except that the last sentence should be amended
to read, "battery operated radio with NOAA weather S.A.M.E. (Specific Area Message Encoded)
capability."
84
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy 12.1.6:
The Directors of the Transportation Planning and Emergency Management Departments will
review, at least annually, evac:uation route road improvement needs to ensure that necessary
improvements are reflected within Table A, the Five-Year Schedule of Capital Improvements,
as contained within the Capital Improvement Element of this Growth Management Plan.
Poliev Achievement Analvsis:
This Policy remains relevant and should be retained.
Policy 12.1.7:
The County shall update the hurricane evacuation portion of the Collier County
Comprehensive Emergency Management Plan prior to June 1st of each year by integrating all
appropriate regional and State emergency plans in the identification of emergency evacuation
routes.
Policv Achievement Analvsis:
This Policy remains relevant and should be retained.
Policy 12.1.8:
The County's land development regulations include mitigation policies addressing flood
plains, beach and dune alteration and storm water management.
Policv Achievement Analvsis:
This Policy remains relevant and should be retained as written.
Policy 12.1.9:
Collier County shall annually update its approved Hazard Mitigation Plan, formerly known as
the "Local Hazard Mitigation Strategy" through the identification of new or ongoing local
hazard mitigation projects and appropriate funding sources for such projects.
Policv Achievement Analysis:
This Policy remains relevant, but should be revised to read, "Collier County through its Local
Mitigation Working Group shall annually update its approved Local Mitigation Strategy (LMS),
through the identification and review of new or ongoing local hazard mitigation projects including,
appropriate funding sources for such proj ects."
Policy 12.1.10:
All new Public Safety facilities in Collier County will be flood-resistant and designed to meet
155 mph wind load requirements and shall have provisions for back-up generator power.
Policv Achievement Analvsis:
This Policy remains relevant and should be retained.
Policy 12.1.11:
The County will continue to coordinate with Collier County Public Schools to ensure that all
new public schools outside of the Coastal High Hazard Area are designed and constructed to
meet the Public Shelter Design Criteria, as contained in "State ReqUirements for Educational
Facilities" (1999).
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy Achievement Analysis:
This Policy remains relevant and should be retained, except that the referenced date should be revised
to reflect the year 2007.
Policy 12.1.12:
The County will continue to work with the Board of Regents of the State University System to
ensure that all new facilities in the State University System that are located outside of the
Coastal High Hazard Area are designed and constructed to meet the Public Shelter Design
Criteria, as contained in "State Requirements for Educational Facilities" (1999) and the Florida
Building Code.
Policv Achievement Analysis:
This Policy remains relevant and should be retained, except that the referenced date should be revised
to reflect the year 2007.
Poi icy 12.1.13:
The County will continue to mitigate previously identified shelter deficiencies through
mitigation from Developments of Regional Impact, Emergency Management Preparedness and
Enhancement grants, Hazard Mitigation and Pre-disaster Mitigation Grant Programs funding,
and from funds identified in the State's annual shelter deficit studies.
Policy Achievement Analysis:
This Policy remains relevant and should be retained. However, cost-sharing and other requirements
sometimes are not aceeptable to the County. The Policy should be revised to delete the word "from"
after the word "and"; and, add the phrase, ".. .as funding requirements permit." at the end of the
paragraph.
Policy 12.1.14:
Prior to adoption of the 2007 Annual Update and Inventory Report (A.U.I.R.), Collier County
shall evaluate whether to include hurricane shelters in the 5-year schedule of Capital
Improvements.
Policy Achievement Analysis:
This Policy is no longer relevant and should be deleted, as the Board of County Commissioners does
not support the inclusion of hurricane shelters within the 5-year schedule of Capital Improvements.
Policy 12.1.15:
All new nursing homes and assisted living facilities that are licensed for more than 15 clients
will have a core area to shelter residents and staff on site. The core area will be constructed to
meet the Public Shelter Design Criteria that is required for new public schools and public
community co lieges and universities ("State Requirements for Educational Facilities," 1999).
Additionally this area shall be capable of ventilation or air conditioning provided by back-up
generator for a period of no less than 48 hours.
Policy Achievement Analysis:
This Policy remains relevant and should be retained. However, the Policy should be revised to make
consistent with current State and Local guidclines: delete the phrase, ".. . for more than 15 clients";
delete "48 hours" and replacc with "72" hours; and revise the date reference to reflect "2007."
Policy 12.1.16:
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
The County will coordinate with the Florida Department of Transportation on its plans to one-
way evacuation routes on State maintained roads that are primary evacuation routes for
vulnerable populations.
Policv Achievement Analysis:
This Policy remains relevant and should be retained.
Policy 12.1.17:
Collier County is currently conducting a hurricane evacuation re-study. If warranted by the
results of these studies, further restriction on development may be proposed.
Policv Achievement Analvsis:
This Policy remains relevant and should be retained. However, for clarity and accuraey, the County
recommends revising the Policy to read, "Hurricane Evacuation Studies for Collier County are
periodically conducted by Collier County, the State of Florida and Federal Authorities. If warranted
by the results of these studies, further restriction on development may be proposed."
OBJECTIVE 12.2:
The County shall ensure that publicly funded buildings and publicly funded development
activities are carried out in a manner that demonstrates best practice to minimize the loss of
life, property, and re-building cost from the effects from hurricanes, flooding, natural and
technological disaster events. Best practice efforts may include, but are not limited to:
a. Construction above the flood plain;
b. maintaining a protective zone for wildfire mitigation;
c. installation of on-site permanent generators or temporary generator emergency connection
points;
d. beach and dune restoration, re-nourishment, or emergency protective actions to minimize
the loss of structures from future events;
e. emergency road repairs;
f. repair and/or replacement of publicly owned docking facilities, parking areas, and sea walls,
etc.
Obieetive Achievement Analysis:
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 12.2.1:
The Hazard Mitigation section of the Collier County Comprehensive Emergency Management
Plan (CEMP) shall continue to be reviewed and updated every four (4) years starting in 2005.
This periodic update of the CEMP shall include a review and update (as may be necessary) of
the County's hurricane evacuation and sheltering procedures.
Policv Achievement Analvsis:
This Policy remains relevant and should be retained. However, the Policy should be revised to reflect
the next due date for the Plan update in year 201 2; and, remove the phrase, "starting in 2005."
Policy 12.2.2:
Within the coastal high hazard area, the calculated needs for public facilities, as represented in
the Annual Update and Inventory Report (A.U.I.R.) and Five-Year Schedule of Capital
Improvements, will be based on the County's adopted level of service standards and
projections of future growth allowed by the Future Land Use Element.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policv Achievement Analvsis:
Policy 12.2.2 states that the calculated needs for public facilities will be based on the adopted level of
service standards and future grov.1h projections within the coastal high hazard area.
This Policy remains relevant and should be retained.
Policy 12.2.3:
The County shall participate in the National Flood Insurance Program (NFIP).
Policv Achievement Analvsis:
Policy 12.2.3 requires the County to participate in the National Flood Insurance Program (NFIP).
Participation is very important for the reduction of flood insurance rates.
This Policy remains relevant and should be retained.
Policy 12.2.4:
The County shall maintain requirements for structural wind resistance as stated in the latest
edition of the Florida Building Code.
Policv Achievement Analvsis:
Policy 12.2.4 requires the County to maintain requirements for structural wind resistance as stated in
the latest approved edition of the Southern Standard Building Code.
This Policy remains relevant and should be retained.
Policy 12.2.5:
The County shall consider the Coastal High Hazard Area as a geographical area lying within
the Category 1 storm surge zone as presently defined in the 2001 Southwest Florida Regional
Planning Council's Hurricane Evacuation Study, or subsequently authorized storm surge or
evacuation planning studies coordinated by the Collier County Emergency Management
Department and approved by the Board of County Commissioners.
Policy Achievement Analysis:
Policy 12.2.5 requires the County to consider the coastal high-hazard area as that area lying within the
Category 1 evacuation zone as defined in the 2001 Southwest Florida Regional Planning Council
Hurricane Evacuation Study.
Policy remains relevant and should be retained. However, the Policy should be revised to add, "and the
2006 Abbreviated Hurricane Evacuation Re-Study for Collier County." after "2001 Evacuation Study";
add "(i.e. State of Florida, Federal Authority)" after "or subsequently authorized storm surge or
evacuation planning studies coordinated by the Collier County Emergency Management Department
and approved by the Board of County Commissioners."; and, revise the definition of the Coastal High
Hazard Area (CHHA) consistent with 2006 legislative changes.
This Policy is affected by changes to Chapter 163, Florida Statutes, which were adopted into law in
2006, as follows:
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CONSERVATION AND COASTAL l\1ANAGEMENT ELEMENT
163 .3 1 78(2)(h) Requires a change to the definition of the Coastal High Hazard Area (CHHA)
to be defined as the area below the elevation of the category I storm surge line as established
by the SLOSH mode. Ch. 2006-68, LOF.
Policy 12.2.6:
The County shall require that all new sanitary sewer facilities in the coastal high-hazard flood
area be flood proofed, be designed to reduce leakage of raw sewage during flood events to the
maximum extent practicable, and new septic tanks shall be fitted with back-flow preventers.
Poliev Achievement Analvsis:
Policy 12.2.6 states that the County will require that all new sanitary sewer facilities in the coastal
high-hazard flood area be flood proof, be designed to reduce leakage of raw sewage during flood
events to the maximum extent practicable, and that new septic tanks will be fitted with back-flow
preventers.
This Policy remains relevant and should be retained.
Policy 12.2.7:
The County shall continue to assess all undeveloped property within the coastal high hazard
area and make recommendations on appropriate land use.
Policv Achievement Analvsis:
Policy 12.2.7 states that the County will continue to assess all unimproved property within the coastal
high hazard area and make recommendations on appropriate land use.
This Policy remains relevant and should be retained.
OBJECTIVE 12.3:
The County shall develop and maintain a task force that will plan and guide a unified County
response to post-hurricane disasters.
Obiective Achievement Analysis:
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 12.3.1:
The Comprehensive Emergency Management Plan shall comply with the policies under this
objective, and shall contain step-by-step details for post disaster recovery.
Policy Achievement Analvsis:
Policy 12.3.1 requires the Comprehensive Emergency Management Plan to comply with the policies
under this objective, and that the plan will contain step-by-step details for post disaster recovery.
This Policy remains relevant and should be retained.
Policy 12.3.2:
After a hurricane that necessitated an evacuation, the Board of County Commissioners shall
meet to hear preliminary damage assessments. This will be done prior to re-entry of the
population. At that time, the Commission will activate the recovery task force and consider a
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
temporary moratorium on building activities not necessary for the public health, safety and
welfare.
Policv Achievement Analvsis:
Policy 12.3.2 states that, after a hurricane that necessitated an evacuation, the Board of County
Commissioners will meet to hear preliminary damage assessments. This will be done prior to re-entry
of the population. At that time, the Commission will activate the recovery task force and consider a
temporary moratorium on building activities not necessary for the public health, safety and welfare.
This Policy remains relevant and should be retained. However, the Policy should be revised to remove
the second sentence, and change "Mil" to "may" in the last sentence.
Policy 12.3.3:
The Recovery Task Force shall include the Sheriff of Collier County, the Community
Development and Environmental Services Division Administrator, the Comprehensive
Planning Director, the Zoning and Land Development Review Director, the Emergency
Management Director and other members as directed by the Board of County Commissioners.
The Board should also include representatives from municipalities within Collier County that
have received damage from the storm to become members of the Recovery Task Force.
Policv Achievement Analvsis:
Policy 12.3.3 recommends that the recovery task force will include local law enforcement authorities,
the Community Development Administrator, Public Works Administrator, Planning and Zoning
Director, Emergency Management Director and other members as directed by the Board of County
Commissioners. Representatives from municipalities receiving damage from the storm should also be
members of the recovery task force.
This Policy remains relevant and should be retained. However, the Policy should be revised to reflect
current departmental references.
Policy 12.3.4:
The Collier County Recovery Task Force responsibilities shall be identified in the Code of
Laws and Ordinances.
Policv Achievement Analysis:
This Policy remains relevant and should be retained.
Policy 12.3.5:
Immediate repair and clean-up actions needed to protect the public health and safety include
repairs to potable water, wastewater, and power facilities, debris removal, stabilization or
removal of structures that are in danger of collapsing, and minimal repairs to make dwellings
habitable. These actions shall receive first priority in permitting decisions.
Policy Achievement Analvsis:
Policy 12.3.5 requires the County to perfonn immediate repair and clean-up actions, when needed, to
protect the public health and safety. Actions referenced in this Policy include repairs to potable water,
wastewater, and power facilitics, debris removal, stabilization or removal of structures that are in
danger of collapsing, and minimal repairs to make dwellings habitable. These actions will receive first
priority in permitting decisions.
Policy remains relevant and should be retained.
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CONSERVATJONAND COASTAL MANAGEMENT ELEMENT
Policy 12.3.6:
Structures in the coastal high-hazard area which have suffered damage to pilings,
foundations, or load-bearing walls on one or more occasion shall be required to rebuild
landward of their current location or to modify the structure to mitigate any recurrence of
repeated damage.
Policy Achievement Analvsis:
Policy 12.3.6 stipulates that structures in the coastal high-hazard area, which have suffered damage to
pilings, foundations, or load-bearing walls on one or more occasion, will be required to rebuild
landward of their current location or to modify the structure to mitigate any recurrence of repeated
damage.
Policy remains relevant and should be retained.
Policy 12.3.7:
The County has developed, adopted and maintains a Post-disaster Recovery, Reconstruction
and Mitigation Ordinance, for the purpose of evaluating options for damaged public facilities
including abandonment (demolition), repair in place, relocation, and reconstruction with
structural modifications. The process described within the Ordinance considers these options
in light of factors such as cost to construct, cost to maintain, recurring damage, impacts on
land use, impacts on the environment and public safety.
Policv Achievement Analysis:
Policy 12.3.7 stipulates that the County will develop and adopt a Post-disaster Recovery,
Reconstruction and Mitigation Ordinance prior to May 30, 1997, to evaluate options for damaged
public facilities including abandonment, repair in place, relocations, and reconstruction with structural
modifications. This process will eonsider these options in light of factors such as cost to construct, cost
to maintain, recurring damage, impacts on land use, and impacts on the environment and public safety.
Policy remains relevant and should be retained.
Policy 12.3.8:
Within 30 days of a hurricane resulting in disaster the County shall identify non-public
structures in the coastal high-hazard area, inventory their assessed value, judge the utility of
the land for public access and make recommendations for acquisition during post-disaster
recovery.
Policv Achievement Analysis:
Policy 12.3.8 requires the County, within 30 days of a hurricane resulting in disaster, to identify non-
public structures in the coastal high-hazard area, inventory their assessed value, judge the utility of the
land for public access and make recommendations for acquisition during post-disaster recovery.
Policy remains relevant and should be retained.
OBJECTIVE 12.4:
The County shall make every reasonable effort to meet the emergency preparedness
requirements of people with special needs such as the elderly, handicapped, the infirmed and
those requiring transportation from a threatened area. In the event of a countywide
emergency, such as a hurricane or other large-scale disaster, the County Emergency
Management Department shall open and operate one or more refuges for persons listed on the
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
County's Special Needs Registry and their caregivers. Medical and support equipment at such
refuges will include, but not necessarily be limited to, respirators, oxygen tanks, first aid
equipment, disaster cots and. blankets, and defibrillators.
Obiective Achievement Analysis:
This Objective remains relevant and should be retained. However, the Objective should be revised as
follows: delete, "people with special needs" and replace with "Persons with Special Needs (PSN)"
v.'ithin the first sentence; delete"... the County Emergency Management Department shalL.." and
replaee with "...the County Emergency Management Department in coordination with the Collier
County Health Department and other officials shall..."
Policv Relevance:
Policy 12.4.1 :
All new hospitals, nursing homes, and adult congregate living facilities shall prepare an
emergency preparedness plan for approval by the Emergency Management Department prior
to receiving a final development order.
Policv Achievement Analvsis:
Policy 12.4.1 requires all new hospitals, nursing homes, and adult congregate living facilities to
prepare an emergency preparedness plan for approval by the Emergency Management Department
prior to receiving a final development order.
This Policy remains relevant and should be retained.
Policy 12.4.2:
The County, in cooperation with other public agencies and public service groups, shall make a
reasonable effort to provide for the emergency transportation needs of people having limited
mobility that do not reside in licensed institutions serving people with special needs.
Policv Achievement Analvsis:
Policy 12.4.2 requires that the County, in cooperation with other public agencies and public service
groups, will make a reasonable effort to provide for the emergency transportation needs of people
having limited mobility that do not reside in licensed institutions serving people with speeial needs.
This Policy remains relevant and should be retained.
Policy 12.4.3:
The County, in cooperation with the Collier County Health Department and other public service
groups shall make a reasonable effort to provide basic medical services in selected shelters
designated as special needs shelters.
Policy Achievement Analysis:
Policy 12.4.3 requires the County, in cooperation with the Collier County Health Department and other
public service groups, to make a reasonable effort to provide basic medical services in selected shelters
dcsignated as special needs shelters.
This Policy remains relevant and should be retained.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
OBJECTIVE 13.1:
To establish, prior to the adoption of any land development regulation to implement this
Element, including but not limited to NRPA management guidelines and watershed
management plans, a program to review such regulations and identify existing regulatory
programs exercised by regional, State, or Federal agencies with jurisdiction over the activities
sought to be regulated.
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 13.1.1:
There will be no unnecessary duplication of existing Regional, State, or Federal permitting
programs.
Policy Achievement Analysis:
Policy 13.1.1 requires the County to eliminate duplication of existing Regional, State, or Federal
permitting programs.
This Policy remains relevant and should be retained.
Policy 13.1.2:
The County may adopt regulations to strengthen existing permitting programs.
Policy Achievement Analysis:
Policy 13.1.2 stipulates that the County may adopt regulations to strengthen existing permitting
programs.
This Policy remains relevant and should be retained.
Policy 13.1.3:
Prior to adopting any new regulations to implement this Element, the following guidelines
shall be met:
a. The regulation fulfills an important need that is not adequately addressed by existing
Regional, State, or Federal regulations.
b. The regulation can be effectively and efficiently administered by existing County staff or
by an authorized expansion of County staff.
c. The cost to the County of implementing the regulation has been identified and considered.
Policy Achievement Analvsis:
Policy 13.1.3 requires the County, prior to adopting any new regulations to implement this Element, to
meet the following guidelines: a.) It fulfills an important need not adequately met by existing Regional,
State, or Federal regulation; b.) The regulation can be effectively and efficiently administered by
existing County staff or by authorized expansion of County staff; and, c.) The cost to the County of
implementing the regulation must have been identified and considered.
This Policy remains relevant and should be retained.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
SUMMARY OF RECOMMENDED CHANGES
2011 EVALUATION & APPRAISAL REPORT (EAR)
Public Facilities Element - Drainal.!e Sub-Element
Goals, Objective and Policies: The entire Sub-Element will be revised to reflect the proper
formatting for all Goals, Objectives and Policies, as defined below:
Goal: General statement defining what the plan will ultimately achieve, typically beginning
with "TO" followed by a transitive verb, such as, TO PROTECT or TO ENSURE.
Objective: A more specific statement than the stated Goal; describing actions that will help
achieve the goal(s), typically beginning with the active verb providing the general direction,
such as, "Implement", "Promote" or "Protect". Objectives use the term "will" and allow
Policies to specifically require an activity with "shall".
Policies: Specific statements that provide directives on how to achieve the objectives and
ultimately the Sub-Element's goals, typically beginning with phrases like, ''The County shall
promote...", "The County shall continue to..." or "The District shall expand..." or similar
phrases. Policies use the terms "may" or "shall" to provide specific direction.
Goals, Objective and Policies: The entire Sub-Element should be revised to reflect Department name
changes, designee changes, renumbering due to objective and/or policy additions and/or
deletions, and grammatical changes.
To be renamed, including Sub-Element, Goal and throughout Objectives and Policies
Goal - revisions to reflect all that stormwater management entails, and its interdependence with
provisions found in other Elements and Sub-Elements; reformatting
Objective I - minor revision to reflect GIS use; reformatting
Objective 2 - reformatting
Policy 2.1 - part of revision affecting multiple Elements to eliminate redundancy
Objective 3 - reformatting
Objective 4 - reformatting
Objective 5 - reformatting
Objective 6 - reformatting
Policy 6.2 - minor revision to update document cite
Policy 6.3 - minor revision to update document cite
1
DRAiNAGE SUMMARY OF RECOMMENDED CHANGES
Assessment of the Successes and Shortcomings
and Recommendations
for the Public Facilities Element - Drainage Sub-Element
A. Introduction & Background:
The purpose of the Drainage Sub-Element is defined within its single Goal, which reads as follows:
COLLIER COUNTY SHALL PROVIDE DRAINAGE AND FLOOD PROTECTION FOR EXISTING
AND FUTURE DEVELOPMENT, MINIMIZE THE DEGRADATION OF QUALITY OF RECEIVING
WATERS AND SURROUNDING NATURAL AREAS AND PROTECT THE FUNCTIONS OF
NATURAL GROUNDWATER AQUIFER RECHARGE AREAS.
The intent of the Drainage Sub-Element is to assure the provision of drainage and flood protection
facilities and services that would enable the citizens of Collier County to meet their needs for
stormwater management while also assuring public health and safety in accordance with the criteria set
forth in Rule 9J-5, F.A.c., and Chapter 163, Florida Statutes.
The annual update and amendment to the Capital Improvement Element, adopted January 28, 2008
included the initial step toward re-naming of this Sub-Element from the "Drainage" Sub-Element to the
"Stormwater Management" Sub-Element. The new name should be used in all titles, headings and
text within this Sub-Element, and in all references to this Sub-Element found throughout the Growth
Management Plan.
Note that, in one respect, there is overlap in the intended purpose of the Drainage and Natural
Groundwater Aquifer Recharge Sub-Elements: both seek to protect aquifer recharge areas. However,
the emphasis of the Drainage Sub-Element is on surface water protection, whereas the emphasis of the
Natural Groundwater Aquifer Recharge Sub-Element is on groundwater protection. For an evaluation
of the Natural Groundwater Aquifer Recharge Sub-Element, refer to that Section of this Report. In
addition to the overlap of policies within the Drainage and Natural Groundwater Aquifer Recharge
Sub-Elements, there is also an overlap between the intended purpose of the Drainage Sub-Element and
Goal 2 of the Conservation & Coastal Management Element (refer to the CCME Section of this
Report), including the Watershed Management Plans discussed under Objective 2.1 of the CCME.
EAR-based amendments made to those sections should be reflected in this Sub-Element, as necessary.
As currently formatted, this Sub-Element consists entirely of a single Goal, and its supporting
Objectives and Policies.
The provision of public facilities and services for stormwater management, floodplain management
and flood protection, potable water supply and, aquifer recharge area protection and watershed
management are planned in correlation with future land use projections. This Goal should be
expanded to fully capture the County's goals in these areas and ensure collaboration in implementing
Objectives and applying Policies. These interdepartmental colaborations should also be recognized,
and strengthend if necessary, in the Conservation & Coastal Management Element (CCME) and
Intergovernmental Coordination Element (ICE) of this Growth Management Plan.
This Goal should be rephrased to improve its formatting as a "goal".
I
PUBLIC FACILITIES ELEMENT - DRAINAGE SUB-ELEMENT
B. Objectives Analysis:
OBJECTIVE 1:
The County shall utilize the Annual Update and Inventory Report on Public Facilities (AUIR)
process to update the Drainage Atlas Maps and Channel/Structure Inventory components of
the adopted Water Management Master Plan to verify the existing watershed basin boundaries
within Collier County. The County will also verify the design storm capacity of the drainage
facilities within each basin, and determine the costs necessary to maintain the facility
capacities to selected design storm standards. This information shall be used to program
operational funds in the Annual County Budget and to identify necessary capital projects and
basin studies in the Annual Capital Improvement Element Update and Amendment.
Obiective Achievement Analvsis:
The above Objective requires drainage projects to be included in the County's Annual Update and
bventory Report (AUIR), and thus the annual Capital Improvement Element and Schedule of Capital
Improvements update. The County has been diligent in adhering to this requirement. Each year the
County provides its latest AUIR to the Florida Department of Community Affairs along with its
submittal of its latest adopted Capital Improvement Element.
All mapping for the stormwater management system is now done in the GIS, and "Drainage Atlas
Maps" are no longer utilized. This reference should be changed to identify the GIS and update its
connection with the AUIR process.
Based on the above, this Objective is being achieved and should be retained, essentially as written.
This Objective should be rephrased to improve its formatting as an "objective".
[Public Comment from Januarv 25. 2010 EAR Public Meetinf! - Suggesting the County should re-
evaluate monitoring and maintenance procedures for nutrient loads/pollution/water quality.]
Policy Relevance:
There are five (5) policies within this Objective.
Policy 1.1:
The County shall update and revise stormwater management maintenance procedures and
capital projects based on continual facilities performance monitoring activities. Consideration
will be given to natural systems as identified in Policy 2.1.4 of the Conservation and Coastal
Management Element, existing developments and proposed developments.
This Policy requires that drainage project procedures and processes be monitored to ensure that they
are beneficial to natural resources. This Policy remains relevant and should be retained as written.
[Public Comment from March 15. 2010 EAR Public Meetinf! - Questioning the status of and
responsibility for monitoring and maintaining Our water resources.]
Policy 1.2:
County drainage system capital facility planning shall be designed to implement procedures
and projects in a manner to ensure that adequate stormwater management facility capacity is
2
PUBLIC FAC/LlTiES ELEMENT - DRAINAGE SUB-ELEMENT
available at the time a development permit is issued, or that such capacity will be available
when needed to serve the development.
This Policy requires the County to implement projects and procedures in such manner as to ensure that
adequate drainage capacity exists at the time such capacity is needed for new development. This
Policy remains relevant and should be retained as written.
[Public Comment from March 15,2010 EAR Public Meetinl< - Suggesting that watershed management
and water resource management should take a more holistic approach.]
Policy 1.3:
The County shall continue to develop public drainage facilities, which maintain the
groundwater table as a source of recharge for the County's potable water aquifers, provide a
source of irrigation water for agricultural, horticultural and golf course operations and provide
water to native vegetation.
This Policy requires the County to develop drainage facilities for certain land uses designed to
maintain the groundwater table. This Policy remains relevant and should be retained as written.
Policy 1.4:
The County shall continue to evaluate structural and non-structural measures for restoring
historical hydroperiods in impacted watersheds where possible and for reducing the impacts
of canal and stormwater discharges to estuaries. Selected measures will be implemented
through the watershed management planning process identified within Goal 2 of the
Conservation and Coastal Management Element of the Growth Management Plan.
This Policy requires the County to pursue the restoration of impacted watersheds with historical
hydroperiods and reducing discharges into estuaries. This Policy remains relevant and should be
retained as written.
[Public Comment from March 15. 2010 EAR Public Meetinl!- Suggesting that watershed management
and water resource management should take a more holistic approach.]
Policy 1.5:
Watershed Management Plans will be undertaken as set forth in Objective 2.1 of the
Conservation and Coastal Management Element (CCME). After each plan is completed, the
results will be made available to the property owners located within the basin's boundaries for
their use in petitioning the Board of County Commissioners to create a taxing/assessment unit
to fund the proposed implementation of the plan's recommendations. Until the Watershed
Management Plans are completed, the County shall apply the interim standards for
development as contained in CCME Objective 2.1.
This Policy directs watershed management planning efforts to the CCME where planning provisions
are found, and provides for interim standards until thcy are completed. These plans are not yet
completed. This Policy remains relevant and should be retained as written.
The "interim standards" rcferenced above appcar in CCME Objective 2.1 and require the County - as a
Policy requirement would - to prepare watershed management plans under the Goal of protecting
surface and estuarine water resources. This CCME Objective contains the same adherence to the
3
PUBLIC FAC/LlTIES ELEMENT - DRAINAGE SUB-ELEMENT
SFWMD "Basis of Review" required by Policy 6.2 Policy 6.3 below. Revisions made to the CCME
and this Sub-Element should be verified for internal consistency.
[Public Comment from January 25, 2010 EAR Public Meetinl! - Suggesting the County improve public
participation outreach and involvement for watershed management planning.]
[Public Comment from March 15. 201 0 EAR Public Meetinl! - Questioning the status of and adherence
to the Comprehensive Watershed Management Plan and the Comprehensive Water Resource
Management Plan; another, suggesting that the County establish a Stormwater Utility fee to address
needed improvements and to address EPA s implementation of the Numeric Nutrient Criteria (NNC).}
OBJECTIVE 2:
The County shall maintain adopted drainage level of service standards for basins and sub-
basins identified in the Water Management Master Plan. Maintenance of the drainage level of
service (LOS) identified for each basin will be implemented through the watershed
management planning process identified within Goal 2 of the Conservation and Coastal
Management Element of this Growth Management Plan.
Obiective Achievement Analvsis:
The purpose of this Objective and its policies is to maintain and implement the County's adopted
drainage LOS standards for its established drainage basins. Implementation provisions are based in the
CCME. Based on the above, this Objective is being achieved and should be retained, essentially as
written. This Objective should be rephrased to improve its formatting as an "objective".
Policy Relevance:
There are two (2) policies within this Objective.
Policy 2.1 :
The following levels of service for drainage are hereby adopted for the purpose of issuing
development permits. Upon completion of each associated Watershed Management Plan, the
level of service will be modified, if warranted.
A. Future "private" developments - water quantity and quality standards as specified in
Collier County Ordinance Numbers 74-50, 90-10 and 2001-27, and Land Development
Code Ordinance Number 2004-41, as amended.
B. Existing "private" developments and existing or future public drainage facilities - those
existing Levels of Service identified (by design storm return frequency event) by the
completed Water Management Master Plan as follows:
4
PUBLiC FACILiTIES ELEMENT - DRAINAGE SUB-ELEMENT
LEVELS OF SERVICE ATTAINED BY BASINS
BASIN
MAIN GOLDEN GATE SYSTEM
Main Golden Gate Canai Basin
Cypress Canal Basin
Harvey Canal Basin
1-75 Canal Basin
Green Canal Basin
Airport Road Canal South Basin
Corkscrew Canal Basin
Orange Tree Canal Basin
951 Canal Central Basin
DISTRICT NO.6 SYSTEM
Rock Creek Basin
C-4 Canal Basin
Lely Main Canal Basin
Lely Canal Branch Basin
Lely Manor Canal Basin
Haldeman Creek Basin
Winter Park Outlet Basin
COCOHATCHEE RIVER SYSTEM
Cocohatchee River Basin
Pine Ridge Canal Basin
Palm River Canal Basin
West Branch Cocohatchee River Basin
East Branch Cocohatchee River Basin
Airport Road Canal North Basin
951 Canal North Basin
GORDON RIVER EXTENSION
Gordon River Extension Basin
Goodlette-Frank Road Ditch Basin
HENDERSON CREEK BASIN
Henderson Creek Basin
LEVEL OF
SERVICE
D
D
D
D
C
D
D
D
C
D
C
D
D
D
D
D
D
C
D
C
D
D
D
D
D
D
LEVELS OF SERVICE ATTAINED BY BASINS
BASIN LEVEL OF SERVICE
FAKA-UNION SYSTEM
Faka-Union Canal Basin D
Miller Canal Basin D
Merritt Canal Basin C
Prairie Canal Basin C
SOUTHERN COASTAL BASIN
US-41 Outfall Swale No.1 Basin D
US-41 Outfall Swale No.2 Basin D
Seminole Park Outlet Basin C
BARRON RIVER SYSTEM
Okaloacoochee Slough Basin D
Barron River Canal North Basin C
Urban Immokalee Basin C
MISCELLANEOUS INTERIOR WETLAND SYSTEMS
Corkscrew Slough Basin 0
5
PUBLIC FACILITIES ELEMENT - DRAINAGE SUB-ELEMENT
This Policy lists standards for the various identified drainage basins.
The LOSS for stormwater management systems appearing in Policy 2.1 above is one of two locations
within this GMP where these standards are shown. The other location is Policy 1.5; subsection "C" in
the Capital Improvement Element. This dualism may be a simple matter of unnecessary redundancy,
except that the two Policies are not the same. These differences should be reconciled and a single
location selected for these LOSS to appear. If it is decided to show the LOSS in both locations, then
the CIE could be formatted to provide the LOS Standards, while the Sub-Element entries could
elaborate on the figures. This Policy will remain relevant in its reconciled format.
Policy 2.2:
The County's Water Management Master Plan shall include recommendations for changing
Levels of Service together with an analysis of capital requirements.
This Policy requires the County to implement projects and procedures in such manner as to ensure that
adequate drainage capacity exists at the time such capacity is needed for new development. This
Policy remains relevant and should be retained as written.
OBJECTIVE 3:
The County shall maintain and annually update a five-year schedule of capital improvements
for water management facilities in conformance with the annual review process described
within the Capital Improvement Element of the Growth Management Plan.
Obiective Achievement Analvsis:
Like other types of capital improvements, drainage projects are included in annual updates to the Five-
Year Schedule of Capital Improvements, and thus the County's Annual Budget for each fiscal year.
This Objective is being achieved and should be retained, essentially as written. This Objective should
be rephrased to improve its formatting as an "objective".
Policv Relevance:
There are four policies within this Objective.
Policy 3.1:
The County shall develop and maintain procedures to annually update water management
facility demand and capacity information.
This Policy calls for the devclopment of procedures to regularly update demand and capacity
information. These procedures are found in the subsequent Policies under Objective 3. Policy 3.2
requires the preparation of periodic summaries of the information developed for Policy 3.1. Policy 3.3
requires drainage projects to be ranked according to the ranking criteria contained within the Capital
Improvement Element. Policy 3.4 requires that the County give major emphasis to drainage
improvements in the Estates and Urban Areas, as opposed to other portions of the County. All of these
Policies remain relevant and should be retained as written.
6
PUBLIC FACILITIES ELEMENT- DRAINAGE SUB-ELEMENT
Policy 3.2:
The County shall prepare annual summaries of capacity and demand information for each
water management facility and service area.
This Policy requires the preparation of periodic summaries of the information developed for Policy 3.1.
They are included in the County's Annual Update and Inventory Report (AUIR). This Policy remains
relevant and should be retained as written.
[Public Comment from March 15. 2010 EAR Public MeeTinl!. - SuggesTing ThaT watershed management
and waTer resource managemenT should Take a more holistic approach.]
Policy 3.3:
Collier County shall evaluate and rank water management capital improvement projects in
accordance with the priorities stated in the Capital Improvement Element of this Plan.
This Policy requires drainage projects to be ranked according to the ranking criteria contained within
the Capital Improvement Element. These rankings are considered in the County's Annual Update and
Inventory Report (AUIR). This Policy remains relevant and should be retained as written.
Policy 3.4:
County improvements to, and maintenance of, existing drainage facilities shall be a priority
over new construction projects in the urban and estates designated areas (exclusive of
Southern Golden Gate Estates).
This Policy requires that the County give major emphasis to drainage improvements in the Estates and
Urban Areas, as opposed to other portions of the County. This emphasis toward these improvements is
consiuereu in the County's Annual Update and Inventory Report (AUIR). This Policy remains relevant
and should be retained as written.
OBJECTIVE 4:
The County shall develop and maintain policies and programs to correct existing deficiencies
and to provide for future facility needs in accordance with the annual work program referenced
in the adopted Water Management Master Plan.
Obiective Achievement Analysis:
This Objective requires the County maintain its drainage work program to correct deficiencies and
provide for future need. Based on the above, this Objective is being achieved and should be retained,
essentially as written. This Objective should be rephrased to improve its formatting as an "objective"
such as. Develop and maintain policies and programs to correct existing deficiencies and to
provide for future facility needs in accordance with the annual work program referenced in the
adopted Water Management Master Plan.
[Public CommenT from March 15. 2010 t,"AR Public MeeTinl!. - SuggeSTing ThaT waTershed managemenT
and waTer resource managemenT should Take a more holiSTic approach.]
Policv Relevance:
There are three (3) policies within this Objective.
7
PUBLIC FA ClLll1ES ELEMENT- DRAINAGE SUB-ELEMENT
Policy 4.1:
Water management projects shall be undertaken in accordance with the schedule provided in
the Capital Improvements Element of this Plan. These projects shall be undertaken in
coordination with the Big Cypress Basin/South Florida Water Management District 5 Year Plan
This Policy requires water management projects to be undertaken in accordance with the procedures
outlined within the Capital Improvements Element, and that such projects be coordinated with the Big
Cypress Basin Board and the South F10rida Water Management District. (It is worth noting here that,
in Collier County the Big Cypress Basin Board, an arm of the South F10rida Water Management
District, maintains the major drainageways while Collier County maintains the tributary systems.)
This Policy remains relevant and should be retained as written.
[Public Comment from March 15.2010 EAR Public Meetinf< - Suggesting a number of these 'other
regulatory agencies' be identified, including the Federal Emergency Management Agency (FEMA),
Department of Environmental Protection (DEP), and the u.s. Army Corps of Engineers (USACOE). as
those among whom water resource management is coordinated - including sUlface water, stormwater,
and water supplies for municipal services.]
Policy 4.2:
Collier County shall correct existing deficiencies and provide for future water management
facility needs through the formulation and implementation of an annual work programs. In
order to implement the annual work program, the County shall encourage the use of
innovative funding mechanisms including, but not limited to special taxing or assessment
districts.
This Policy calls for the establishment of annual work programs to "correct existing deficiencies and
provide for future facility needs." The Policy also seeks to encourage the use of innovative funding
mechanisms for such projects, including the creation of special taxing districts. The purpose of this
Policy is to provide the ability for the County to establish a stormwater utility system. This Policy
remains relevant and should be retained as written.
Policy 4.3:
The County shall develop and maintain a stormwater management public awareness program,
which will include, but not necessarily be limited to, a Collier County Stormwater Management
web site. The primary purpose of this program shall be to provide information regarding the
County's stormwater management programs to the general public including, but not limited to,
the environmental enhancements that will result from the use of total water management
concepts within the existing drainage network.
This Policy requires the development of a public awareness program relative to stormwater
management issues. The County Stormwater Management Department maintains a very sophisticated
website that provides both general information on stormwater issues and specific information about
County projects and activities. This Policy remains relevant and should be retained as written.
[Public Comment from January 25. 2010 EAR Public Meetinf< - Suggesting the County needs better
outreach and education, with user-friendly terminology and illustrations.]
8
PUBLIC FACILITIES ELEMENT - DRAINAGE SUB-ELEMENT
OBJECTIVE 5:
The County shall continue to regulate land use and development in a manner that protects the
functions of natural drainage features and natural groundwater aquifer recharge areas.
Implementation of this Objective will be consistent with the Watershed Management Planning
process identified within Goal 2 of the Conservation and Coastal Management Element of the
Growth Management Plan, and with relevant provisions contained within the adopted Land
Development Code (Ordinance Number 2004-41, as amended).
Obiective Achievement Analysis:
This Objective provides for the protection of natural drainage features and natural groundwater aquifer
recharge areas. This Objective is being achieved and should be retained, essentially as written. This
Objective should be rephrased to improve its formatting as an "objective".
Policy Relevance:
There are two (2) policies within this Objective.
Policy 5.1:
Collier County shall periodically review all appropriate Water Management Ordinances and
regulations to determine their effectiveness in protecting the functions of natural drainage
features and natural groundwater aquifer recharge areas.
This Policy requires periodic reviews of water management ordinances and regulations with regard to
their effectiveness. This Policy remains relevant and should be retained as written.
Policy 5.2:
Based upon the periodic review described in Policy 5.1, the County shall develop any
appropriate new ordinances and regulations that are necessary to ensure protection of the
functions of natural drainage features and natural groundwater aquifer recharge areas.
This Policy requires that the reviews, reflected in Policy 5.1, lead to the development of new
regulations or ordinances. This Policy remains relevant and should be retained as written.
OBJECTIVE 6:
The County shall protect the functions of natural drainage features through the application of
standards that address the quality and quantity of discharge from stormwater management
systems. Implementation of this Objective will be consistent with the watershed management
planning process identified within Goal 2 and Objective 2.1 of the Conservation and Coastal
Management Element of the Growth Management Plan. This objective is made measurable
through the following policies:
Obiective Achievement Analvsis:
This Objective seeks to protect natural drainage features through the imposition of storrnwater
discharge quantity and quality standards. The Objective relies on its subject policies for the definition
of standards. As per Objectives 2 and 5, this Objective should be revised to reference (in general) the
objectives and policies contained in Goal 2 of the CCME, and the Watershed Management Plans
described under Objective 2.1 of the CCME, and to acknowledge that these portions of the CCME
9
PUBLIC FACILITIES ELEMENT - DRAINAGE SUB-ELEMENT
provide guidance for protecting the functions of the County's natural drainage features. Based on the
above, this Objective is being achieved and should be retained, essentially as written. This Objective
should be rephrased to improve its formatting as an "objective".
[Public Comment from January 25. 2010 EAR Public Meetinf! - Suggesting that watershed
management planning needs to be about more than just water - planning should take a more holistic
approach.]
[Public Comment from March 15. 2010 EAR Public Meetinf! - Suggesting that watershed management
and water resource management should take a more holistic approach.]
Policy Relevance:
There are three (3) policies within this Objective.
Policy 6.1 :
Projects shall be designed and operated so that off-site discharges will meet State water
quality standards, as set forth in Chapter 62-302.300, F.A.C., as it existed at the date of project
approval.
This Policy identifies a specific resource to address stormwater discharges to natural drainage features
and requires the County to meet State water quality standards. This Policy remains relevant and should
be retained as written.
Policy 6.2:
Collier County's retention and detention requirements shall be the same as those provided in
the South Florida Water Management District's Basis of Review, as it existed at the time of
project approval.
This Policy identifies stormwater retention/detention requirements of the appropriate Water
Management District, with this document reference appearing to be out of date. This Policy also
mirrors other provisions found in another Public Facilities Element Sub-Element. The Pollution
Control Department implements this Policy. This Policy remains relevant and should be revised to
replace "Basis for Review, dated January 2004" with "Environmental Resource Permit Information
Manual, Volume IV, 2009".
It is also noted that the County does not adhere to the same retention and detention requirements as
those found in the resource identified. The interim watershed management regulations exceed the
SFWMD retention and detention requirements by requiring 150% of SFWMD criteria for all
developments. The SFWMD typically only requires that for projects discharging into designated
Outstanding Florida Water (OFW) sources. This Policy remains relevant and should accordingly be
further revised to reflect the increase in water quality treatment.
This Policy conflicts with CCME Objective 2.l.a. which requires 150% of the SFWMD water quality
treatment requirement. This is part of the Interim Watershed Standards.
Policy 6.3:
Allowable off-site discharge rates shall be computed using a storm event of 3 day duration and
25 year return frequency. The allowable off-site discharge rates are as follows:
a. Airport Road North Sub-Basin
0.04 cfs/acre
10
PUBLIC FACILITiES ELEMENT - DRAINAGE SUB-ELEMENT
(North of Vanderbilt Beach
Road)
b. Airport Road South Sub-basin 0.06 cfs/acre
(South of Vanderbilt Beach
Road)
c. Cocohatchee Canal Basin 0.04 cfs/acre
d. Lely Canal Basin 0.06 cfs/acre
e. Harvey Basin 0.055 cfs/acre
f. Wiggins Pass Basin 0.13 cfs/acre
g. All other areas 0.15 cfs/acre
The County may exempt projects from these allowable off-site discharge rates if any of the
following applies:
1. The project is exempt from allowable off-site discharge limitations pursuant to Section
40E-400.315, FAC.
2. The project is part of an existing SFWMD permit, which allows discharge rates different
than those listed above.
3. It can be documented that the project currently discharges off-site at a rate higher than
those listed above. The documentation required for this purpose shall be prepared by a
registered professional engineer, and will consist of an engineering study which utilizes
the applicable criteria in the "SFWMD Basis of Review for Environmental Resource Permit
Applications". The study shall be subject to review and approval by the County and
SFWMD staff. The study shall include the following site-specific information:
a. Topography
b. Soil types and soil storage volume
c. Vegetation types
d. Antecedent conditions
e. Design rainfall hydrograph
f. Depression storage capacity
g. Receiving water hydrograph, and
h. Other relevant hydrologic and hydraulic data.
Using the above information, a hydrologic and hydraulic model shall be developed which
demonstrates the higher off-site discharge rate.
This Policy commjts the County to using the 3-day, 25-year storm event as a discharge rate standard.
The Policy also contains a list of calculated discharge rates for identified basins and sub-basins. This
Policy references discharge requirements of the appropriate Water Management District, with this
document reference appearing to be out of date. This Policy also mirrors other provisions found in
another Public Facilitics Elemcnt Sub-Elemcnt. The Pollution Control Department implements this
1/
PUBLIC FACIL/11ES ELEMENT-~DRAINAGE SUB-ELEMENT
Policy. This Policy remains relevant and should be revised to replace "Basis for Review for
Environmental Resource Permit Applications" with "Environmental Resource Permit Information
Manual, Volume IV, 2009".
INTRODUCE A NEW OBJECTIVE AND POLICY FOLLOWING FROM THE 2009
ADOPTIONS OF HB 697 AND COUNTY ENERGY AUDIT.
OBJECTIVE DSE:
Reduce Greenhouse Gas (GHG) emissions bv developing programs to reduce energv use at Countv
drainage and watershed management facilities and by Countv drainage and watershed management
operations, and through communitv oriented programs helping residents reduce their energv use.
Policy DSE.I:
The Countv will strive to meet the recommendations of the Ener!!v Audit and Greenhouse Gas
Inventorv for Collier Countv governmental facilities and operations. prepared by Twentvfiftv, LLC and
adopted bv the Board of Commissioners in July 2009.
THE ABOVE ENTRIES MAY NOT BE NEEDED IN THIS SUB-ELEMENT - Since stormwater
management facilities are, for the most part, gravity-operated structures, this proposed language is not
going to have any substantial impact on any proposed GHG emission reduction. Of the four pump
stations operated by the County, the majority of the pumping is by electrical motor driven pumps. The
Victoria Park pump station has a propane gas fired internal combustion engine for the large backup
pump when the capacity of the electrical pump is exceeded or when the electrical service is interrupted
such as during a major storm event. Prom a carbon-footprint perspective, that is very small and since
Victoria Park relies entirely on pumpage to remove the stormwater runoff from the front half of the
development, we cannot afford to rely solely on electrical power.
[Public Comment from March 15. 2010 EAR Public Meetin~ ~ Suggesting the County should study
ideas to target GHG sources - beside transportation, to address a lack of energy efficient plans, to
address the need to plan for sea level rise. ]
G:\Comprehensil'e\2011 EAJ?lStaff Review Folders\Corby\19 July 2010 GOP AnafysesV9 July 10 EAC Drainage Objectives Analysis. doc
12
PUBLIC FACILITIES ELEMENT - DRAINAGE SUB-ELEMENT
SUMMARY OF RECOMMENDED CHANGES
2011 EVALUATION & APPRAISAL REPORT (EAR)
Public Facilities Element - Natural Groundwater Aquifer Rechan~e Sub-Element
Goals, Objective and Policies: The entire Sub-Element will be revised to reflect the proper
formatting for all Goals, Objectives and Policies, as defined below:
Goal: General statement defining what the plan will ultimately achieve, typically beginning
with "TO" followed by a transitive verb, such as, TO PROTECT or TO ENSURE.
Objective: A more specific statement than the stated Goal; describing actions that will help
achieve the goal(s), typically beginning with the active verb providing the general direction,
such as, "Implement", "Promote" or "Protect". Objectives use the term "will" and allow
Policies to specifically require an activity with "shall".
Policies: Specific statements that provide directives on how to achieve the objectives and
ultimately the Sub-Element's goals, typically beginning with phrases like, "The County shall
promote...", "The County shall continue to..." or "The District shall expand..." or similar
phrases. Policies use the terms "may" or "shall" to provide specific direction.
Goals, Objective and Policies: The entire Sub-Element should be revised to reflect Department name
changes, designee changes, renumbering due to objective and/or policy additions and/or
deletions, and grammatical changes.
Goal - revisions to reflect all that aquifer recharge area protection entails, and its interdependence
with provisions found in other Elements and Sub-Elements; reformatting
Objective I - revisions to extend time allowed to complete a periodic task; reformatting
Policy 1.1 - minor revision
Policy 1.5 - minor revision to update document cite
Objective 2 - reformatting
Policy 2.2 - minor revision to update document cite
Objective 3 - reformatting
Objective 4 - reformatting
Policy 4.1 - minor revision to reference another section in same document
1
NGWAR SUMMARY OF RECOMMENDED CHANGES
Objective 5 - minor revision, including reformatting
Policy 5.5 - modify to reduce extent of specificity
NGWAR Objective - New recommendation based on 2009 adoptions of HB 697 and the Countv
Energv Audit & GHG Inventorv
NGWAR Policy - New recommendation to follow Countv Energv Audit & GHG Inventory
NGWAR Sub-Element - Attached Documents - Numerous changes, with direction to cross-check
GMP locations where similar references to maps & figures are found
2
NGWAR SUMMARY OF RECOMMENDED CHANGES
Assessment of the Successes and Shortcomings
and Recommendations
for the Public Facilities Element - Natural Groundwater Aquifer Recharge Sub-Element
A. Introduction & Background:
The purpose of the Natural Groundwater Aquifer Recharge Sub-Element is defined within its single
Goal, which reads as follows:
THE COUNTY SHALL IDENTIFY AND PROTECT NATURAL GROUNDWATER AQUIFER
RECHARGE AREAS FROM ACTIVITIES THAT COULD DEGRADE AND/OR CONTAMINATE THE
QUALITY OF GROUNDWATER.
The intent of the Natural Groundwater Aquifer Recharge Sub-Element is to assure the provision of
efficient and economical services that would enable the citizens of Collier County to meet their needs
for the protection of groundwater recharge areas while also assuring public health and safety in
accordance with the criteria set forth in Rule 9J-5, F.A.C., and Chapter 163, Florida Statutes.
The annual update and amendment to the Capital Improvement Element, adopted January 28, 2008
included the initial step toward re-naming of the "Drainage" Sub-Element to the "Stormwater
Management" Sub-Element. The new name should be used in all references to that Sub-Element
found in this Sub-Element and throughout the Growth Management Plan.
Note that, in one respect, there is overlap in the intended purpose of the Natural Groundwater Aquifer
Recharge and Drainage Sub-Elements: both seek to protect aquifer recharge areas. However, the
emphasis of the Natural Groundwater Aquifer Recharge Sub-Element is on groundwater protection,
whereas the emphasis of the Drainage Sub-Element is on surface water protection. For an evaluation
of the Drainage Sub-Element, refer to the Drainage Section of this Report. In addition to the overlap
of policies within the Natural Groundwater Aquifer Recharge and Drainage Sub-Elements, there is also
an overlap between the intended purpose of the Natural Groundwater Aquifer Recharge Sub-Element
and Goal 2 of the Conservation & Coastal Management Element (refer to the CCME Section of this
Report), including the Watershed Management Plans discussed under Objective 2.1 of the CCME.
EAR-based amendments made to those sections should be reflected in this Sub-Element, as necessary.
As currently formatted, this Sub-Element consists entirely of a single Goal, and its supporting
Objectives and Policies.
The provision of public facilities and services for aquifer recharge area protection and watershed
management, floodplain management and flood protection, potable water supply, and stormwater
management are planned in correlation with future land use projections. This Goal should be
expanded to fully capture the County's goals in these areas and ensure colaboration in implementing
Objectives and applying Policies. These interdepartmental colaborations should also be recognized,
and strengthend if necessary, in the Conservation & Coastal Management Element (CCME) and
Intergovernmental Coordination Element (ICE) of this Growth Management Plan.
This Goal should be rephrased to improve its formatting as a "goal".
I
PUBLIC FACILITIES ELEMENT-
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
[Public Comment from March 15. 2010 EAR Public Meetinz - Questioning the status of and adherence
to the Comprehensive Watershed Management Plan and the Comprehensive Water Resource
Management Plan; another, suggesting that watershed management and water resource management
should take a more holistic approach.]
B. Objectives Analysis:
General Analysis:
The Sub-Element Objectives and Policies are implemented primarily by the Collier County Pollution
Control & Prevention Department. The Objectives and Policies speak generically about groundwater
protection and the identification and protection of aquifer recharge areas. However, virtually all of the
Department's work is related to County potable water well fields (>100,000 GPD design) in accordance
with Land Development Code Section 3.06.00 - Groundwater Protection.
OBJECTIVE 1 (MAPPING AND DELINEATION OF RECHARGE AREAS):
The County shall continue to review every two years, and revise as necessary, existing map
delineations of County potable water wellfields that are most sensitive to contamination from
nearby land development and other surface activities. The biennial review and any
subsequent map revisions will be based on geologic, hydrogeologic, hydrologic, and updated
anthropogenic contaminant data aggregated since the previous revision.
Obiective Achievement Analysis:
Currently, Collier County's Pollution Control and Prevention Department uses an advanced 3-
dimensional computer model to calculate Wellfield Risk Management Zones around significantly sized
existing and planned potable water wellfields (> 1 00,000 GPD design). These Wellfield Risk
Management Zones, in the form of maps, are adopted into the County's Land Development Code
3.06.00 Groundwater Protection and placed on the County's Zoning Maps for County planners to use
when regulating land development with the intent of protecting potable water wellfields from pollution
sources.
This Objective should be revised to replace "review every two years" with "review every three years"
and "The biennial review" with "The three year review".
The proposed amendments for Objective I provides adequate time (3 years) for the development of the
proposed Wellfield Risk Management Zones, adoption of the proposed Wellfield Risk Management
Zones into Collier County's Growth Management Plan's Future Land Use Element (Maps), and
adoption of the proposed Wellfield Risk Management Zones into Collier County's Land Development
Code, Section 3.06 "Ground Water Protection." The two years that are presently allotted have been
found to be insufficient to complete this objective. The recommended language amendment will
provide sufficient time (3 years) to complete this objective.
Based on the above, this Objective is being achieved and should be retained, essentially as rewritten.
This Objective should be rephrased to improve its formatting as an "objective".
2
PUBLIC FACILITIES ELEMENT -
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
[Public Comment from March 15, 2010 EAR Public Meetinl!. - Questioning the status of and
responsibility for monitoring and maintaining our water resources.]
Policv Relevance:
There are five (5) policies within this Objective.
Policy 1.1:
The County shall revise and update its 3-dimensional computer models of ground water flow
around public water supply wellfields, as additional data (e.g., withdrawal rates, numbers and
locations of wells within wellfields, and hydrogeologic information> become available.
This Policy requires that groundwater flow around wellfield modeling be revised, as pertinent data is
made available. The Pollution Control Department implements this Policy. There is one
recommended change. The term "ground water" should be replaced by "groundwater" in this Policy,
and throughout the remainder of this Sub-Element and entire GMP wherever informally used [not in
title of formal document]. This Policy remains relevant and should be retained as revised.
Policy 1.2:
The County shall identify those County potable water wellfields, or portions of wellfields,
which are susceptible to contamination, caused by adjacent or nearby land uses, drainage
patterns, geomorphic conditions, soil properties, and/or hydrogeologic factors, including the
presence or absence of confining units. This information shall be revised and updated as
necessary.
This Policy requires that the identification of wellfields susceptible to contamination be revised, as
pertinent updates are made available. The Pollution Control Department implements this Policy.
There are no recommended changes. This Policy remains relevant and should be retained as written.
Policy 1.3:
The County shall maintain and update data on existing land uses and land use activities that
possess the greatest potential for ground water contamination.
This Policy requires the County to monitor land uses and land use activities to gauge their potential to
contaminate groundwater. The Pollution Control Department implements this Policy. There are no
recommended changes. This Policy remains relevant and should be retained as written.
[Public Comment from March 15, 2010 EAR Public Meetinl!. - Questioning the status of and
responsibility for monitoring and maintaining our water resources.]
Policy 1.4:
The County shall maintain and update its maps of sensitive recharge areas as additional
anthropogenic and hydrogeologic information becomes available.
This Policy requires that the identification of sensitive recharge areas be revised, as pertinent updates
are made available. The Pollution Control Department implements this Policy. There are no
recommended changes. This Policy remains relevant and should be retained as written.
3
PUBLIC FACILITIES ELEMENT -
NATURAL GROUNDWATER AQUlFER RECHARGE SUB-ELEMENT
[Public Comment from March 15. 2010 EAR Public Meetin" - Questioning the status of and
responsibility for monitoring and maintaining our water resources.]
Policy 1.5:
This Sub-Element shall incorporate by reference annual recharge amounts for the Surficial and
Lower Tamiami aquifers and deeper aquifers such as the Sandstone and Hawthorne Aquifers,
as described in the South Florida Water Management District's official publications dated April,
2000 (and scheduled to be published in 2006).
This Policy requires the County to reference a South Florida Water Management District publication to
keep current its computer model. A general reference to a 2006 publication however, potentially limits
the County's ability to keep this data current in future years as subsequent editions are published. The
Pollution Control Department implements this Policy. The "official publications" incorporated by
reference are the District's Lower West Coast Water Supply Plans. A version was first published in
2000 in three parts: a Planning Document, a Support Document and the Appendices Document. There
was an update in the 2005-2006 timeframe - also published in multiple parts. There is an update
ongoing that may be completed in the 201 0-2011 timeframe.
This Policy remains otherwise relevant and should be retained and revised to identify the specific
SFWMD publication or publications being incorporated by reference into this Sub-Element, such as,
This Sub-Element shall incorporate by reference annual recharge amounts for the Surficial and
Lower Tamiami aquifers and deeper aquifers such as the Sandstone and Hawthorne Aquifers, as
described in the South Florida Water Management District's Lower West Coast Water Supply
Plan, as amended."
OBJECTIVE 2 (PROTECTION OF GROUNDWATER QUALITY):
Ground water quality shall meet all applicable Federal and State water quality standards.
Obiective Achievement Analysis:
This Objective seeks to protect natural groundwater aquifer recharge features through the imposition of
quantity and quality standards.
Collier County has implemented numerous proactive programs designed to protect Collier County's
groundwater quality from man-made pollution sources and hence remain compliant with this
Objective. In addition, Collier County has also developed programs designed to respond to pollution
releases into the cnvironment and to monitor their satisfactory cleanup. Finally, the Collier County
Pollution Control & Prevcntion Department has developed strong working relationships with the
Florida Department of Environmental Protection, Collier County Environmental Health and
Engineering Department, South Florida Water Management District, Big Cypress Basin Board and the
Florida Department of Agriculture and Consumer Services that enhance the County's ability to
effectively coordinate efforts to mect this Objective.
Based on the above, this Objective is being achieved and should be retained, essentially as written.
This Objective should be rephrased to improve its formatting as an "objective" such as, Protect
groundwater from pollutant discharges that may cause exceedance of applicable Federal and
State water quality standards; followed by a "policy", such as:
4
PUBLIC FACILITIES ELEMENT-
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
Policy 2.0.1:
The County shall protect groundwater from pollutant discharges that might cause exceedance of
applicable Federal and State water quality standards. Any exceedance of the standards shall be
reported annually.
There are petroleum discharge sites and other exceedances (some likely natural) of quality criteria.
The Pollution Control & Prevention Department's current groundwater report has a section on
exceedances, and lists each exceedance in an appendix. The petroleum related discharges are not
discussed because the report only addresses monitoring program results.
[Public Comment from March 15. 2010 EAR Public Meetinl< - Suggesting a number of these 'other
regulatory agencies' be identified, including the Federal Emergency Management Agency (FEMA),
Department of Environmental Protection (DEP), and the U.S. Anny Corps of Engineers (USACOE), as
those among whom water resource management is coordinated - including suiface water, stormwater,
and water supplies for municipal services.]
Policv Relevance:
There are four (4) policies within this Objective.
Policy 2.1:
The County shall prohibit discharges to sinkholes or other karst related features that have
direct hydrologic connections to the Surficial or Intermediate Aquifer Systems.
This Policy provides for the protection of groundwater quality in aquifer systems by prohibiting
discharges into open or porous geologic features. The Pollution Control Department implements this
Policy. There are no recommended changes. This Policy remains relevant and should be retained as
written.
[Public Comment from March 15.2010 EAR Public Meetinl< - Suggesting that watershed management
and water resource management should take a more holistic approach.]
Policy 2.2:
Non-agricultural developments requiring an Environmental Resources Permit from the South
Florida Water Management District (SFWMD) shall preserve groundwater recharge
characteristics as required by the SFWMD and as set forth in the SFWMD's Basis for Review,
dated January 2004 and as regularly updated. Ground water recharge shall also be protected
through the application of the retention/detention requirements and allowable off.site
discharge rates for non-agricultural developments specified in Policies 6.2 and 6.3 in the
Drainage Sub-Element.
This Policy identifies groundwater protection requirements of the appropriate Water Management
District, with this document reference appearing to be out of date. This Policy also refers to other
provisions found in another Public Facilities Element Sub-Element. The Pollution Control Department
implements this Policy. This Policy should be revised to replace "Basis for Review, dated January
2004" with "Environmental Resource Permit Information Manual, Volume IV, 2009".
5
PUBLiC FACILiTIES ELEMENT-
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
Policy 2.3:
The County standards for protecting the quality of ground water recharge within the wellhead
protection areas identified in the Future Land Use Element (FLUE) shall be those provided in
Policy 3.1.1 of the Conservation and Coastal Management Element.
This Policy refers to standards found in another GMP Element for protecting groundwater quality in
wellhead protection areas. This Policy remains relevant and should be retained as written.
Policy 2.4:
Collier County shall evaluate the necessity for adopting more stringent ground water recharge
standards for High or Prime Recharge areas within 2 years of the SFWMD Governing Board's
adoption of such areas.
This Policy calls for an evaluation to determine whether stronger groundwater quality protections are
needed in certain recharge areas when they are adopted. This Policy remains relevant and should be
retained as written.
OBJECTIVE 3 (GROUNDWATER QUALITY MONITORING):
The County shall continue to collect and evaluate ground water quality data, identifying
ambient water quality values and trends, comparing analyzed concentrations to Florida
Ground Water Guidance Concentrations, and providing information to water resources
planning and management entities, and to the general public.
Obiective Achievement Analysis:
The above Objective requires Collier County to collect and analyze groundwater quality data for
comparison to State Standards, and to be able to provide information on analysis results to all
interested parties. Presently Collier County's Pollution Control and Prevention Department samples a
trend network of groundwater monitoring wells semi-annually, and reports on the data annually. In
addition, a Golden Gate Groundwater Baseline Monitoring Report had been completed in 2004, which
assessed the groundwater quality data obtained from 84 residential potable water wells. Residents
were provided groundwatcr laboratory results for the wcll they owned. A follow-up Golden Gate
Estates study is presently underway, which will compare this most recent groundwater quality data
with the historical 2004 reported data to determine water quality trends.
Based on the above, this Objective is being achieved and should be retained, essentially as written.
This Objective should be rephrased to improve its formatting as an "objective".
[Public Comment from March 15. 2010 EAR Public Meelin~ - Suggesting that watershed management
and waleI' resourre management shau/d rake a more ho/istir al'l'roarh.]
Policv Relevance:
There are five (5) policies within this Objective.
6
PUBLIC FACILlIlES ELEMENT -
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
Policy 3.1 :
The County shall continue its existing water quality monitoring program to provide base-line
data, evaluate long-term trends, identify water quality problems, and evaluate the effectiveness
of the County's ground water protection program.
This Policy calls for continuing its water quality monitoring program for evaluating the groundwater
protection program. This Policy remains relevant and should be retained as written.
[Public Comment from March 15. 2010 EAR Public Meetinf! - Suggesting that watershed management
and water resource management should take a more holistic approach.]
Policy 3.2:
The County shall coordinate data gathering activities with State and Federal agencies to
minimize duplication of efforts and enhance the quality of information gathered.
This Policy requires the County to coordinate their water quality monitoring efforts with other
agencies. This Policy remains relevant and should be retained as written.
POlicy 3.3:
The County will annually assess its groundwater quality monitoring data to determine whether
monitoring activities and County Ordinances require expansion, modification or reduction.
This Policy requires the County to regularly re-assess its groundwater quality monitoring efforts. This
Policy remains relevant and should be retained as written.
Policy 3.4:
The County shall continually gather and evaluate appropriate data for the purpose of refining
and improving the groundwater quality monitoring database used in the County's 3-
dimensional ground water model.
This Policy requires the County to refine and improve its database for its groundwater modeling. This
Policy remains relevant and should be retained as written.
Policy 3.5:
Collier County shall continue to conduct water resource planning with appropriate County,
City of Naples, and SFWMD staff to provide for ground water resource development,
utilization, and conservation.
This Policy requires the County to coordinate their water resource planning efforts with other agencies.
This Policy remains relevant and should be retained as written.
[Public Comment from March 15, 2010 EAR Public MeetinR. - Suggesting a number of these 'other
regulatory agencies' be identified, including the Federal Emergency Management Agency (FEMA),
Department of Environmental Protection (DEP), and the U.S. Army Corps of Engineers (USACOE), as
those among whom water resource management is coordinated - including suiface water, stormwater,
and water supplies for municipal services.]
7
PUBLIC FACILITIES ELEMENT -
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
OBJECTIVE: 4 (PUBLIC EDUCATION WITH REGARD TO GROUNDWATER PROTECTION
ISSUES):
The County shall continue current activities of providing the public with educational materials
concerning ground water protection issues in Collier County. These may include, but shall not
be limited to, the preparation of annual technical publications of ground water quality data, an
informational website for groundwater quality issues, general information publications,
establishment of a speakers' bureau, K-12 classroom presentations, and in-service teacher
workshops and seminars.
Obiective Achievement Analysis:
This Objective requires continuation of County public educational actIvItIes with regard to
groundwater protection issues. The Pollution Control & Prevention Department maintains a website
that identifies all of the programs designed to protect the County's groundwater from pollution. The
team prepares and distributes an Annual Newsletter designed to educate businesses on the proper
method uf managing tbe haLanlous wastes they generate. Team members have also spoken before
various groups/organizations about what Pollution Control does and the team remains available to
answer any questions the public, regulatory community, and/or policy makers may have.
Based on the above, this Objective is being achieved and should be retained, essentially as written.
This Objective should be rephrased to improve its formatting as an "objective".
[Public Commel1l from March 15. 2010 EAR Public MeetinR - Questioning the status of and
responsibility for monitoring and maintaining our water resources.]
Policv Relevance:
There are two (2) policies within this Objective.
Policy 4.1:
The County shall continue to advise the public on the appropriate disposal methods for
hazardous wastes, for the purpose of reducing or avoiding the potential for groundwater
contamination. In performing this task, the County may utilize the public educational
measures listed within Objective 4 of this Sub-Element, or any other measures which may be
appropriate.
This Policy requires the development of a public awareness program relative to hazardous waste
disposal issues. This Policy remains relevant and should be retained as written. The reference to
"Objective 4" should be revised to correspond to the reformatting of said Objective, as applicable.
Policy 4.2:
The County shall continue to provide information in a manner that can be understood by the
general public regarding Collier County's groundwater system, its vulnerability to
contamination and measures needed to protect it from contamination. In performing this task,
the County may utilize the pUblic educational measures listed within Objective 4 of this Sub-
Element, or any other measures which may be appropriate.
8
PUBLiC FACILiTiES ELEMENT -
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
This Policy requires the County to continue providing information on these topics in generally
understandable manners. This Policy remains relevant and should be retained as written.
OBJECTIVE 5 (PROTECTION OF CRITICAL RECHARGE AREAS AND GROUNDWATER
RESOURCES):
The County shall implement plans to preserve critical ground water recharge areas and
ground water resources, and will review, evaluate, and revise (if warranted) those plans and
actions, based on the best available geologic, hydrologic, hydrogeologic, and anthropogenic
contaminant data.
Obiective Achievement Analysis:
This Objective shares portions of its stated intent with Objectives I, 2 and 3 above. This Objective
focuses the County's responsibilities on "critical" recharge areas and resources, whereas the above
Objectives identify all recharge areas and resources related to groundwater protection. Protecting
water quality and minimizing flood hazards employ watershed-based approaches that balance
environmental, economic and engineering considerations to meet these standards. This Objective is
being achieved and should be retained, essentially as written. This Objective should be revised to
replace "implement" with "continue implementing" and rephrased to improve its formatting as an
"objective" .
[Public Comment from March 15.2010 EAR Public Meetin!! - Suggesting that watershed management
and water resource management should take a more holistic approach.]
Policy Relevance:
There are five (5) policies within this Objective.
Policy 5.1 :
The County shall develop, and continually update, technical criteria for determining those
recharge areas, which are critical to the County's long-term ground water needs.
This Policy requires the County to regularly re-assess its consideration of groundwater recharge areas
considered critical. This Policy remains relevant and should be retained as written.
Policy 5.2:
The County shall continue to identify critical recharge areas and appropriate protective
mechanisms.
This Policy requires the County to continue identifying groundwater recharge areas considered critical
and the appropriate protections based on assessments developed for Policy 5.1. This Policy remains
relevant and should be retained as written.
Policy 5.3:
The County shall continue to identify costs, funding mechanisms and private property rights
issues associated with the protection of critical recharge areas.
9
PUBLIC FACILITiES ELEMENT -
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
This Policy requires the County to continue their consideration of the costs, funding sources and issues
associated with protecting critical groundwater recharge areas. This Policy remains relevant and
should be retained as written.
Policy 5.4:
The County shall continue to operate the petroleum storage tank inspection program,
especially in identified wellfield protection zones, operating within available State funding.
This Policy requires the County to continue its State funded petroleum storage tank inspection
program. This Policy remains relevant and should be retained as written.
POlicy 5.5:
Collier County shall continue to operate and maintain a hazardous waste collection facility.
The facility shall operate five (5) days per week and will accept household and small business
hazardous wastes. Additionally, the County shall continue to hold its hazardous waste
collection day at least twice per year targeting residential households but also allowing small
businesses to participate.
This Policy requires the County to continue operating its hazardous waste collection facility. This
Policy remains relevant, but provides a level of specificity regarding days and hours of operation that
is not necessary in a comprehensive planning document. This Policy remains relevant nonetheless and
should be retained if rewritten to provide a lesser amount of specificity appropriate for the GMP.
INTRODUCE A NEW OBJECTIVE AND POLICY FOLLOWING FROM THE 2009
ADOPTIONS OF HB 697 AND COUNTY ENERGY AUDIT.
OBJECTIVE NGWARSE (GREENHOUSE GAS EMISSIONS):
Reduce Greenhouse Gas (GHG) emissions bv developing programs to reduce energy use at County
natural groundwater aquifer recharge facilities and bv County natural groundwater aquifer recharge
operations. and through community oriented programs helping residents reduce their energy use.
Policy NGWARSE.1:
The Countv will strive to meet the recommendations of the Energv Audit and Greenhouse Gas
Inventorv for Collier Countv governmental facilities and operations, prepared by Twentyfifty. LLC and
adopted bv tbe Board of Commissioners in Ju]v 2009.
[Public Comment from March 15. 2010 EAR Public Meetinl< - Suggesring rhe County should study
ideas ro target GHG sources - beside rransporrariol1. ro address a lack of energy efficient plans, ro
address rhe need to plan for sea level rise.]
10
PUBLIC FAC1LITlES ELEMENT--
NATURAL GROUNDWATER AQUlFER RECHARGE SUB-ELEMENT
C. Attached Documents Analysis:
Map 1 Groundwater recharge to the Surficial Aquifer
This map should be updated.
Map 2 Groundwater recharge to the Lower Tamiami Aquifer
This map should be updated.
G:\Comprehensive\2011 EAl?\Sraff Review Folders\CorbyV9 Ju.ly 2010 GOP Analyses\J9 July ]0 EAC NG"\1:4.R Ohjectives Analysis.doc
11
PUBLIC FACILITIES ELEMENT -
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
SUMMARY OF RECOMMENDED CHANGES
2011 EVALUATION & APPRAISAL REPORT (EAR)
Future Land Use Element
Goals, Objective and Policies: The entire Element should be revised to reflect the proper formatting of
Goals, Objectives and Policies, as defined below.
Goal: General statement that defines what the Element will ultimately
achieve.
Objective: A more specific statement than the stated Goal; describes
actions that will help achieve the goal(s).
Policies: Specific statements that provide directives on how to achieve
the objectives and ultimately the Element's goal(s).
Goals, Objective and Policies: The entire Element should be revised to reflect Department name
changes, designee changes, renumbering due to objective and/or
policy additions and/or deletions, and grammatical changes.
Policy 1.4:
Policy 2.1:
Policy 2.4:
Policy 2.5:
Policy 4.5
Policy 4.7:
Policy 5.3:
Revise to allow for, but not mandate, the creation of a District (perhaps replace
"shall" with "may").
Revise to correct the CIE Policy reference.
If changes are made to the Density Rating System to delete the Traffic Congestion
Area density reduction factor, as proposed, then revise this policy to delete that
reference.
Revise to reflect the existence of the TCMAs (perhaps replace "shall designate"
on first line with "has designated").
Revise to recognize the periodic update (perhaps replace the last sentence with a
commitment to periodically update the inventory).
Revise to specify that a redevelopment plan may only be prepared by the County
or its agent unless first approved by the Board, and to add reference to the
Immokalee Redevelopment Plan.
Revise to clarify changes to the Urban designation refers to the new designation of
lands as Urban (perhaps replace "changes" in the third line with "addition").
1
FLUE SUMMARY OF RECOMMENDED CHANGES
Policy 5.14:
Objective 6:
Policy 6.3:
Objective 7:
Policy 7.3:
Policy 7.7:
Revise as necessary to reflect the changed status and contents of the Inter-local
Agreements as well as any changes necessary to correlate with the Public School
Facilities Element.
Revise to reference the establishment of TCMAs in past tense (perhaps replace
"are hereby" in the last sentence with "have been").
Revise paragraph e) to begin with a verb so as to follow the sentence structure
(perhaps add "Providing" before "Vehicular").
Revise to reference reduction of greenhouse gas emissions (perhaps add "reduce
greenhouse gas emissions," on the second line after "policies,".
Revise for proper wording (perhaps replace "and their interconnection points"
with "and/or provide interconnection(s)."
Revise to update the Division name.
Office and In-till Commercial Subdistrict: Revise criterion "I" regarding its applicability.
Density Rating System - Residential In-fill: Revise to eliminate TDR requirement.
Density Rating System - Traffic Congestion Area: Delete. and replace with a Coastal High Hazard
Area density reduction factor; so reflect this on the FLUM; make correlating changes to all GMP
references to this provision; make correlating changes to the PLUM to modify the four partial
residential density bands within the Urban Residential Subdistrict to complete circular bands; revise
both the Roadway Access and Proximity to Mixed Use Activity Center or Interchange Activity Center
(residential density bands) bonuses to replace reference to this provision with CHHA reference; and,
revise the Conversion of Commercial Bonus to prohibit its application within the CHHA.
Mixed Use Activity Center Subdistrict: Revise to reduce allowable density for residential-only projects
within the CHHA to a maximum of 4 DU/A; revise the Master Planned Activity Center provision for
clarity, and possible substantive change.
Rural Fringe Mixed Use District: Revise to clarify the District only applies to A-zoned lands; to correct
a miss-numbering in the RFMUD Sending Lands designation; and, revise the Exemption provision to
clarify the applicability of "expansion" and to delete unneeded text from the Exemption title.
BayshorelGateway Triangle Redevelopment Overlay: Revise to delete subparagraph 8.e.
Future Land Use Map and Map Series: Revise the CHHA boundary to correlate with any CHHA
boundary description change made in CCME Policy 12.2.5; revise to update and correct as necessary,
underlying details of some PLUM series maps; revise one or more maps to correlate with past map
changes on related maps; revise Stewardship Overlay Map to add additional approved Stewardship
Sending Areas and to correct the boundaries of SSA #7; revisc FLUM to correct the depiction of
2
FLUE SUMMARY OF RECOMMENDED CHANGES
certain boundaries in the eastern portions of the County; and, revise PLUM legend to depict the (non-
Activity Center) interchange feature.
Henderson Creek Mixed Mixed Use Subdistrict: Revise to delete paragraph "p."
Davis Boulevanl/County Barn Road Use Subdistrict: Revise to correct a date reference.
Planning Horizon Issue: Revise the various planning horizons in the GMP to be consistent.
DesignationIDistrict/Subdistrict Relationship: Revise throughout to clarify the relationship between
Designations, Districts and Subdistricts.
3
FLUE SUMMARY OF RECOMMENDED CHANGES
An Assessment of the Success and Shortcomings
and Recommendations
for the Future Land Use Element
A. Introduction and Background
The Future Land Use Element (FLUE) of the Collier County Growth Management Plan (GMP)
establishes the geographic framework for growth and development in Collier County. As such, the
FLUE is the most frequently amended portion of the GMP. Since the adoption of the County's 2004
EAR-based Amendments in January 2007, the FLUE has been amended on six occasions.
The FLUE includes three major sections: an Overview, the Implementation Section, and a Support
Document containing land use data and analysis. The purpose of the Overview is to provide an
introduction as to the purpose, basis and underlying concepts and special issues addressed by the
FLUE. The Implementation Strategy is where the Element is brought into legal effect. Included within
this section are the Goals, Objectives, Policies and the Future Land Use Map (FLUM) and correlating
Future Land Use Designation Description Section. Collier County's FLUE gives emphasis to the
future land use categories (designations) contained in the Future Land Use Designation Description
Section of the Implementation Strategy. The Support Document is comprised of land use data and
analysis which provides a basis for the Implementation Strategy and serves to meet the requirements of
Section 9J-5.006, Florida Adnrinistrative Code, minimum requirements for the FLUE.
The overall purpose of the FLUE is to guide decision-making with regard to regulatory, financial and
programmatic matters pertaining to land use. This Element controls the location, type, intensity and
timing of new or revised uses of land. The land use strategy is closely coordinated with the County's
strategy for the provision of public facilities, as described in the Capital Improvements and Public
Facility Elements (and Sub-elements) of the GMP and with the strategies to protect and conserve
natural resources as found in the Conservation and Coastal Management Element.
HB 697 was enacted by the Florida Legislature in 2008, and now, in part, is codified within Ch.
163.3177(6)(a) and (d). It requires the future land use plan to discourage urban sprawl, to be based
upon energy-efficient land use patterns and to include greenhouse gas reduction strategies. All of these
requirements are addressed in the existing Objectives and Policies within the FLUE, as noted in the
assessment below. HB 697 also requires the future land use map to "identify and depict... energy
conservation." Collier County has no energy conservation features, such as the DeSoto Next
Generation Solar Energy Center in DeSoto County, to depict on its future land use map. Instead,
energy conservation measures occur at a micro scale, e.g. solar panels on individual single fanrily
dwellings.
B. Objective Analysis
OBJECTIVE 1:
Unless otherwise permitted in this Growth Management Plan, new or revised uses of land shall
be consistent with designations outlined on the Future Land Use Map. The Future Land Use
Map and companion Future Land Use Designations, Districts and Sub-districts shall be
binding on all Development Orders effective with the adoption of this Growth Management
Plan. Standards and permitted uses for each Future Land Use District and Subdistrict are
identified in the Designation Description Section. Through the magnitude, location and
configuration of its components, the Future Land Use Map is designed to coordinate land use
1
FUTURE lAND USE ELEMENT
with the natural environment including topography, soil and other resources; promote a sound
economy; coordinate coastal population densities with the Regional Hurricane Evacuation
Plan; and discourage unacceptable levels of urban sprawl.
Obiective Achievement Analysis:
In part, this Objective and its Policies address requirements of Ch. 163.3177(6)(a) regarding
discouragement of urban sprawl and energy-efficient land use patterns.
This Objective remains relevant and should be retained as written.
Policv Relevance:
POlicy 1.1:
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
A. URBAN - MIXED USE DISTRICT
1. Urban Residential Subdistrict
2. Urban Residential Fringe Subdistrict
. 3. Urban Coastal Fringe Subdistrict
4. Business Park Subdistrict
5. Office and Infill Commercial Subdistrict
6. PUD Neighborhood Village Center Subdistrict
7. Residential Mixed Use
8. Orange Blossom Mixed-Use Subdistrict
9. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict
10. Henderson Creek Mixed-Use Subdistrict
11. Research and Technology Park Subdistrict
12. Buckley Mixed-Use Subdistrict
13. Commercial Mixed Use Subdistrict
14. Davis Boulevard/County Barn Road Mixed-Use Subdistrict
15. Livingston/Radio Road Commerciallnfill Subdistrict
16. Vanderbilt Bach Road Neighborhood Commercial Subdistrict
17. Collier Boulevard Community Facility Subdistrict
B. URBAN - COMMERCIAL DISTRICT
1. Mixed Use Activity Center Subdistrict
2. Interchange Activity Center Subdistrict
3. Livingston/Pine Ridge Commerciallnfill Subdistrict
4. Business Park Subdistrict
5. Research and Technology Park Subdistrict
6. Livingston Road/Eatonwood Lane Commerciallnfill Subdistrict
7. Livingston Road Commerciallnfill Subdistrict
8. Commercial Mixed Use Subdistrict
9. Livingston RoadlVeterans Memorial Boulevard Commerciallnfill Subdistrict
10. Goodlette/Pine Ridge Commerciallnfill Subdistrict
11. Orange Blossom! Airport Crossroads Commercial Subdistrict
C. URBAN - INDUSTRIAL DISTRICT
1. Business Park Subdistrict
2. Research and Technology Park Subdistrict
Policv Achievement Analvsis:
2
FUTURE LAND USE ELEMENT
This Policy will continue to be amended if new Districts and/or Subdistricts are created (mostly via
private sector amendments to the GMP).
This Policy remains relevant and should be retained as written.
Public Comment (Community Meetin!!. held on 1/25110):
Public stated County should create Walk only districts - by design or retroactively (close off streets) -
and not limited to commercial areas.
Policy 1.2:
The AGRICUL TURALJRURAL Future Land Use Designation shall include Future Land Use
Districts and Subdistricts for:
A. AGRICUL TURALJRURAL- MIXED USE DISTRICT
1. Rural Commercial Subdistrict
2. Corkscrew Island Neighborhood Commercial Subdistrict
B. RURAL FRINGE MIXED USE DISTRICT
C. RURAL - INDUSTRIAL DISTRICT
D. RURAL - SETTLEMENT AREA DISTRICT
Policv Achievement Analvsis:
This Policy will continue to be amended if new Districts and/or Subdistricts are created (mostly via
private sector amendments to the GMP).
This Policy remains relevant and should be retained as written.
Policy 1.3:
The ESTATES Future Land Use Designation shall include Future Land Use Districts and
Subdistricts: as described in the Golden Gate Area Master Plan.
Policy Achievement Analysis:
This Policy remains relevant and should be retained as written.
Policy 1.4:
The CONSERVATION Future Land Use Designation shall include a Future Land Use District.
Policv Achievement Analvsis:
This Policy has existed in the FLUE since the GMP was adopted in 1989. A District has never been
created - or needed - in this Designation. However, the potential remains for a District to be created.
This Policy remains relevant and should he retained. hut should be revised to allow for, but not
mandate, the creation of a District (perhaps replace "shall" with "may").
Policy 1.5: [re-Iettered to reflect merger of Ordinance No. 2002-32 and 2002-54]
Overlays and Special Features shall include:
A. Area of Critical State Concern Overlay
B. North Belle Meade Overlay
C. Natural Resource Protection Area Overlays
D. Rural Lands Stewardship Area Overlay
E. Airport Noise Area Overlay
F. Bayshore/Gateway Triangle Redevelopment Overlay
3
FUTURE L4ND USE ELEMENT
G. Urban-Rural Fringe Transition Zone Overlay
H. Coastal High Hazard Area Boundary
I. Traffic Congestion Area Boundary
J. Incorporated Areas
Policy Achievement Analysis:
It will continue to be amended if new Overlays or features are created.
This Policy remains relevant and should be retained as written.
OBJECTIVE 2:
The coordination of land uses with the availability of public facilities shall be accomplished
through the Concurrency Management System of the Capital Improvements Element and
implemented through the Adequate Public Facilities Ordinance of the Land Development
Code.
Obiective Achievement Analvsis:
Coordination of land uses with available public facilities continues to be a primary purpose of the
GMP. In part, this Objective and its Policies address requirements of Ch. 163.3177(6)(a) regarding
discouragement of urban sprawl and energy-efficient land use patterns.
This Objective remains relevant and should be retained as written.
Policv Relevance:
Policy 2.1:
The County shall prepare annually the Annual Update and Inventory Report (AUIR) on Public
Facilities which shall include a determination of the existing conditions of capital public
facilities, determine the remaining available capacity, forecast future needs in the five year
capital improvement schedule and identify needed improvements and funding to maintain the
level of service adopted in Policy 1.1.5 of the Capital Improvements Element.
Policy Achievement Analvsis:
The annual preparation of an AUIR continues to be a valuable tool for Collier County.
This Policy remains relevant and should be retained, but should be revised to correct the ClE Policy
reference.
Policy 2.2:
Deficiencies or potential deficiencies that have been determined through the Annual Update
and Inventory Report on capital public facilities may include the following remedial actions:
establish an area of significant influence for roads, a TCEA, TCMA, add projects to the Capital
Improvements Element, enter into a binding commitment with a Developer to construct the
needed facilities or defer development until improvements can be made or the level of service
is amended to ensure available capacity.
Policy Achievement Analysis:
The listed remedial actions continue to be available.
This Policy remains relevant and should be retained as written.
4
FUTURE LAND USE ELbMENT
Policy 2.3:
Continue the Certificate of Adequate Public Facility Adequacy regulatory program, which
requires the certification of public facility availability prior to the issuance of a final local
development order.
Policy Achievement Analvsis:
Collier County continues to operate the referenced program.
This Policy remains relevant and should be retained as written.
Policy 2.4
Pursuant to Rule 9J-5.0055(6)(a) 3., Florida Administrative Code and the Urban Infill and Urban
Redevelopment Strategy contained in this Element, development located within the South U.S.
41 Transportation Concurrency Exception Area (TCEA) (See Map TR-4) may be exempt from
transportation concurrency requirements, so long as impacts to the transportation system are
mitigated using the procedures set forth in Policy 5.5 of the Transportation Element.
Developments within the South U.S. 41 TCEA that obtain an exception from concurrency
requirements for transportation, pursuant to the certification process described in
Transportation Element, Policy 5.5, and that include affordable housing (as per Section 2.06.00
the Collier County Land Development Code, as amended) as part of their plan of development
shall not be subject to the Traffic Congestion Density Reduction requirement as contained in
the Density Rating System of this Element.
Developments within the Northwest and East-Central TCMAs that meet the requirements of
FLUE Policies 6.1 through 6.5, and Transportation Policies 5.7 and 5.8, and that include
affordable housing (as per Section 2.06.00 of the Collier County Land Development Code, as
amended) as part of their plan of development shall not be subject to the Traffic Congestion
Density Reduction requirement as contained in the Density Rating System of this Element.
Developments within the South U.S. 41 TCEA that do not obtain certification pursuant to
Policy 5.6 of the Transportation Element shall meet all concurrency requirements. Whether or
not a concurrency exception is requested, developments shall be subject to a concurrency
review for the purpose of reserving capacity for those trips associated with the development
and maintaining accurate counts of the remaining capacity on the roadway network.
Policv Achievement Analvsis:
The provisions of this Policy remain viable and appropriate.
This Policy remains relevant and should be retained as written. However, if changes are made to the
Density Rating System to delete the Traffic Congestion Area density reduction factor, as proposed
later in this FLUE Assessment, then this policy should be revised to delete that reference.
Policy 2.5
The County shall designate Transportation Concurrency Management Areas (TCMA) to
encourage compact urban development where an integrated and connected network of roads
is in place that provides multiple, viable alternative travel paths or modes for common trips.
Performance within each TCMA shall be measured based on the percentage of lane miles
meeting the LOS described in Policies 1.3 and 1.4 of the Transportation Element. Standards
within TCMAs are provided in Policy 5.8 of the Transportation Element. New Development
:)
FUTURE LAND USE ELEMENT
within each TCMA shall be consistent with the criteria set forth in Objective 6, and Policies 6.1
through 6.5 of this Element. The following Transportation Concurrency Management Areas are
hereby designated:
1. Northwest TCMA - This area is bounded by the Collier - Lee County Line on the north side;
the west side of the 1-75 right-of-way on the east side; Pine Ridge Road on the south side;
and, the Gulf of Mexico on the west side (See Map TR-5).
2. East Central TCMA - This area is bounded by Pine Ridge Road on the north side; Collier
Boulevard on the east side; Davis Boulevard on the south side, and; Livingston Road
(extended) on the west side (See Map TR-6).
Policv Achievement Analvsis:
Collier County has designated both referenced TCMAs.
This Policy remains relevant and should be retained, but should be revised to reflect the existence of
the TCMAs (perhaps replace "shall designate" on first line with "has designated").
Policy 2.6
Traffic impacts generated by new development are regulated through the implementation of a
'checkbook' transportation concurrency management system, which incorporates two
Transportation Concurrency Management Areas (TCMAs) and a Transportation Concurrency
Exception Area (TCEA). New developments within the TCMAs and the TCEA that commit to
certain identified traffic management strategies shall reduce (the TCMAs) the traffic impact
mitigation measures that would otherwise be applied to such developments.
Policy Achievement Analysis:
Collier County continues to operate the "checkbook" system and to implement the TCMA and TCEA
provisions.
This Policy remains relevant and should be retained as written.
OBJECTIVE 3:
Land Development Regulations have been adopted to implement this Growth Management
Plan pursuant to Chapter 163.3202, Florida Statutes (F.S.), in order to ensure protection of
natural and historic resources, ensure the availability of land for utility facilities, promote
compatible land uses within the airport noise zone, and to provide for management of growth
in an efficient and effective manner.
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained as written.
Policv Relevance:
Policy 3.1:
Land Development Regulations have been adopted into the Collier County Land Development
Code (LDC) that contain provisions to implement the Growth Management Plan through the
development review process. These include the following provisions:
6
FUTURE LAND USE ELEMENT
a. The LDC contains procedures and standards for the orderly development and subdivision
of real estate in order to ensure proper legal description, identification, documentation and
recording of real estate boundaries and adequate infrastructure for development.
b. The LDC contains provisions that protect environmentally sensitive lands and provide for
the retention of open space. This has been accomplished: through the implementation of
various zoning districts and zoning overlays that restrict higher intensity land uses in the
Rural Fringe Mixed Use District and, which require specific land development standards for
the remaining allowable land uses; through the adoption of permanent Natural Resource
Protection Area (NRPA) Overlays; integration of State of Florida Big Cypress Area of
Critical State Concern regulations into the LDC, and, in part, through implementation of the
Rural Lands Stewardship Overlay. This has also been accomplished through the
implementation of regulations such as minimum open space requirements, native
vegetation preservation requirements, and/or through the creation of incentives that
encourage the use of creative land use planning techniques and innovative approaches to
development in the County's AgriculturaVRural Designated Area.
c. Drainage and stormwater management practices shall be governed by the South Florida
Water Management District Surface Water Management regulations.
d. Identified potable water wellfields are depicted on the Future Land Use Map Series as
wellhead protection areas. Policy 3.1.1 of the Conservation and Coastal Management
Element specifies prohibitions and restrictions on land use in order to protect these
identified wellfields.
e. Signage regulations in the LDC include frontage requirements for signs, require shared
signs for smaller properties, contain definitions, and include an amortization schedule for
non-conforming signs.
f. The safe and convenient flow of on-site traffic, as well as the design of vehicle parking
areas are addressed through the site design standards and site development plan
requirements of the LDC, which include: access requirements from roadways, parking lot
design and orientation, lighting, building design and materials, and landscaping and
buffering criteria.
g. The LDC ensures the availability of suitable land for utility facilities, and other essential
services necessary to support proposed development, by providing for the location of
public facilities and other essential services in the Public Use Zoning District, and in other
zoning districts via the Essential Services regulations.
h. The LDC provides for the protection of historically significant properties through
regulations that: provide for an Historic/Archaeological Preservation Board; provide for the
identification of mapped areas of historic/archaeological probability; require completion of
a survey and assessment of discovered sites; and, provide a process for designation of
sites, structures, buildings and properties as historically and/or archaeologically
significant.
i. The mitigation of incompatible land uses within the area designated as the Airport Noise
Area on the Future Land Use Map shall be accomplished through: implementation of
regulations that require sound-proofing for all new residential structures built within the 65
LDN Contour; recording of the legal description of the noise contour boundary in the
property records of the County; and, the inter-local agreement with the Naples Airport
7
FUTURE LAND USE ELEMENT
Authority that requires the County to notify the Authority of all development proposals
located within 20,000 feet of the airport that exceed height standards established by the
Federal Aviation Administration.
j. Collier County shall not issue development orders that are inconsistent with the provisions
of this Growth Management Plan. Some projects and properties may be inconsistent with
densities and land use intensities established in the Future Land Use Designation
Description Section of this Element, but these projects and properties have been found to
be consistent with this Element via consistency with one or more of Policies 5.9 through
5.13.
Policy Achievement Analysis:
The Land Development Code continues to include the above cited provisions.
This Policy remains relevant and should be retained as written.
Policy 3.2:
The Land Development Regulations have been codified into a single unified Land
Development Code (Ordinance 04-41, as amended). The development review process has
been evaluated and improved to focus on efficiency and effectiveness through unification of
all review staff into a single organizational unit and through streamlining of the review
process.
Policy Achievement Analysis:
In 2010, the County went through further reorganization to incorporate all development review staff
into a single organizational unit and within the same building. Also, County staff and consultant are
presently working to establish a separate administrative code and to remove the administrative
processes from the Land Development Code ordinance.
This Policy remains relevant and should be retained as written.
OBJECTIVE 4:
In order to improve coordination of land uses with natural and historic resources, public
facilities, economic development, housing and urban design, the Future Land Use Element
shall be continually refined through detailed planning. Future studies might address specific
geographic or issue areas. All future studies must be consistent with the Growth Management
Plan and further its intent.
Obiective Achievement Analysis:
Land use studies and resulting refinement of the FLUE remains appropriate. In part, this Objective and
its Policies address requirements of Ch. 163.3l77(6)(a) regarding discouragement of urban sprawl and
energy-efficient land use patterns.
This Objective remains relevant and should be retained as written.
Public Comment (Community Meetinz held on 2/23/10).-
Public stated more comprehensive approach needed when planning east of 951; GGE, RLSA and
Rural Fringe Mixed Use District (RFMUD) planning affects one another (drainage, roads, resources,
commercial and industrial services).
8
FUTURE LAND USE ELEMENT
Policy Relevance:
Policy 4.1:
A detailed Master Plan for the Golden Gate Area has been developed and was incorporated
into this Growth Management Plan in February 1991. Subsequent major revisions were
adopted in 1997 following the 1996 Evaluation and Appraisal Report, and in 2002 and 2004
principally based upon recommendations of the Golden Gate Area Master Plan Restudy
Committee. The Golden Gate Area Master Plan encompasses Golden Gate Estates
subdivision, Golden Gate City, and the Rural Settlement Area formerly known as North Golden
Gate. The Master Plan addresses natural resources, future land use, preservation of the
Estates' rural character, transportation improvements, other public facilities, and the provision
of emergency services.
Policy Achievement Analysis:
The Golden Gate Area Master Plan continues to guide development of the Golden Gate Area.
This Policy remains relevant and should be retained as written.
Public Comment (Community Meetint!. held on 3/15/10):
Public stated Rural Development Standards are needed for non-urban areas.
Policy 4.2:
A detailed Master Plan for the Immokalee Urban designated area has been developed and was
incorporated into this Growth Management Plan in February, 1991. Major revisions were
adopted in 1997 following the 1996 Evaluation and Appraisal Report. The Immokalee Area
Master Plan addresses conservation, future land use, population, recreation, transportation,
housing, and the local economy. Major purposes of the Master Plan are coordination of land
uses and transportation planning, redevelopment or renewal of blighted areas, and the
promotion of economic development.
Policv Achievement Analvsis:
The lmmokalee Area Master Plan continues to guide the development of the Immokalee community.
Following a multi-year review by the lAMP Visioning Committee, a citizen committee appointed by
the BCC, the lAMP is presently in process of undergoing significant amendments (petition CP-2008-5
was approved for Transmittal on June 23, 2010; Adoption is anticipated in early 2011).
This Policy remains relevant and should be retained as written.
Policy 4.3:
A detailed Master Plan for Marco Island has been developed and was incorporated into this
Growth Management Plan in January 1997. The Marco Island Master Plan addressed
population, public facilities, future land use, urban design, land development regulations, and
other considerations. However all lands that were encompassed by the Master Plan are now
within the City of Marco Island and are subject to its comprehensive plan and land
development regulations. Accordingly, the Marco Island Master Plan has been deleted from
the Collier County Growth Management Plan.
Policv Achievement Analvsis:
This Policy provides historical reference to the MIMP and is no longer needed.
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FUTURE LAND USE ELEMENT
This Policy is no longer relevant and should be deleted.
Policy 4.4:
Corridor Management Plans have been developed by Collier County in conjunction with the
City of Naples. These Plans identify appropriate urban design objectives and recommend
Land Development Regulations and Capital Improvements to accomplish those objectives.
Plans have been completed for Goodlette-Frank Road south of Pine Ridge Road, and for
Golden Gate Parkway from US 41 to Santa Barbara Boulevard. The Corridor Management
(zoning) Overlay has been adopted into the Land Development Code; it imposes additional
development standards and limitations upon properties located along these two road
segments. Future Corridor Management Plans may be prepared jointly with the City of Naples
as directed by the Board of County Commissioners. The objectives for each Corridor
Management Plan will be established prior to the development of the Plan. Corridors that may
be considered jointly with the City of Naples include:
a. Pine Ridge Road from US 41 to Goodlette-Frank Road;
b. Davis Boulevard from US 41 to Airport-Pulling Road;
c. US 41 from Creech Road to Pine Ridge Road; and
d. US 41 from Davis Boulevard to Airport-Pulling Road.
The Board of County Commissioners will determine the boundaries of the corridors selected
and the time frame for completion.
Policv Achievement Analvsis:
No further Corridor Management Plans have been developed since the two noted in this Policy.
However, the recognition that further CMPs may be appropriate remains valid. There is a similar
Policy in the Transportation Element (7.4).
This Policy remains relevant and should be retained as written.
Policy 4.5:
An Industrial Land Use Study has been developed and a summary of the Study has been
incorporated into the support document of this Growth Management Plan. The Study includes
a detailed inventory of industrial uses, projections of demand for industrial land, and
recommendations for future land use allocations and locational criteria. Subsequent to
completion of the Economic Element of this Growth Management Plan, adopted in December
2003, staff shall prepare an update to the Industrial Land Use Study.
Policv Achievement Analvsis:
This Policy provides historical reference to an Industrial Land Use Study. Collier County has prepared
an update to the Study, by updating the Industrial inventory, about every 2-3 years, depending upon
staffing and workload. Such updates should continue to be prepared.
This Policy remains relevant and should be retained, but should be revised to recognize the periodic
update (perhaps replace the last sentence with a commitment to periodically update the inventory).
Policy 4.6:
Access Management Plan provisions have been developed for Mixed Use and Interchange
Activity Centers designated on the Future Land Use Map and these provisions have been
incorporated into the Collier County Land Development Code. The intent of the Access
Management Plan provisions is defined by the following guidelines and principles:
10
FUTURE LAND USE ELEMENT
a. The number of ingress and egress points shall be minimized and shall be combined and
signalized to the maximum extent possible.
b. Spacing of access points shall meet, to the maximum extent possible, the standards set
forth in the Collier County Access Control Policy (Resolution #01-247, adopted June 26,
2001).
c. Access pOints and turning movements shall be located and designed to minimize
interference with the operation of existing and planned interchanges and intersections.
d. Developers of lots, parcels, and subdivisions shall be encouraged to dedicate cross-
access easements, rights-of-way, and limited access easements, as necessary and
appropriate, in order to ensure compliance with the above-mentioned standards (a-c).
Policv Achievement Analvsis:
Access management continues to be an appropriate and important tool in the review and regulation of
development within Activity Centers. There is a similar though broader Policy in the Transportation
Element (7.5); it pertains to road corridors, not just Activity Centers located at certain major
intersections.
This Policy remains relevant and should be retained as written.
Policy 4.7:
The Board of County Commissioners may consider whether to adopt redevelopment plans for
existing commercial and residential areas. Such plans may include alternative land uses,
modifications to development standards, and incentives that may be necessary to encourage
redevelopment. The Bayshore/Gateway Triangle Redevelopment Plan was adopted by the
Board on March 14, 2000; it encompasses the Bayshore Drive corridor and the triangle area
formed by US 41 East, Davis Boulevard and Airport-Pulling Road. Other specific areas that
may be considered by the Board of County Commissioners for redevelopment include, but are
not necessarily limited to:
a. Pine Ridge Road, between U.S. 41 North and Goodlette-Frank Road;
b. U.S. 41 North in Naples Park; and,
c. Bonita Beach Road between Vanderbilt Drive and the west end of Little Hickory Shores #1
Subdivision.
Policv Achievement Analysis:
The only redevelopment plans approved by the Board are within the boundaries of a CRA
(Bayshore/Gateway Triangle and Immokalee). Preparation of redevelopment plans in the future, as
may be directed by the Board, remains an appropriate planning opportunity. Omitted from this Policy
is reference to the lmmokalee Redevelopment Plan.
This Policy remains relevant and should be retained, but should be revised to specify that such a
redevelopment plan may only be prepared by the County or its agent unless first approved by the
Board, and to add reference to the lmmokalee Redevelopment Plan.
Policy 4.8:
Maintain and update, on an annual basis, the following demographic and land use information:
existing permanent population, existing seasonal population, projected population, existing
dwelling units, and projected dwelling units. Included with this database shall be a forecast of
the geographic distribution of anticipated growth.
11
FUTURE LAND USE ELEMENT
Population estimates and projections shall be based upon the most recent population bulletin
from the University of Florida's Bureau of Economic and Business Research (BEBR), except
where decennial census estimates are available. For the annually updated Capital
Improvement Plan, on a continuously rolling basis, population projections shall be calculated
for all public facilities using BEBR's medium range growth rate. Population definitions are
provided in Policy 1.2 of the Capital Improvement Element.
Policv Achievement Analysis:
Collier County prepares the information required by this Policy and should continue to do so.
This Policy remains relevant and should be retained as written.
Policy 4.9:
Pursuant to the Final Order (AC-99-002) issued by the Administration Commission on June 22,
1999, a Rural and Agricultural Area Assessment was prepared between 1999 and 2002. Based
upon the findings and results of the Assessment, amendments to this comprehensive plan
were adopted in 2002, including establishment of the Rural Fringe Mixed Use District and Rural
Lands Stewardship Area Overlay.
Policv Achievement Analysis:
Though this Policy only provides historical reference, due to the magnitude of those Final Order-based
amendments, it is appropriate to maintain it in the FLUE.
This Policy remains relevant and should be retained as written.
Policy 4.10:
Public participation and input was a primary feature and goal of the Rural and Agricultural
Assessment. Representatives of state and regional agencies participated in, and assisted in,
the Assessment. During the three-year Assessment and subsequent comprehensive plan
amendment process, community input was provided through workshops, public meetings,
appointed committees, technical working groups, and established advisory boards including
the Environmental Advisory Council and the Collier County Planning Commission.
Policv Achievement Analvsis:
Though this Policy only provides historical reference, due to the magnitude of those Final Order-based
amendments, it is appropriate to maintain it in the FLUE.
This Policy remains relevant and should be retained as written.
OBJECTIVE 5:
In order to promote sound planning, protect environmentally sensitive lands and habitat for
listed species while protecting private property rights, ensure compatibility of land uses and
further the implementation of the Future Land Use Element, the following general land use
policies shall be implemented upon the adoption of the Growth Management Plan.
Obiective Achievement Analysis:
In part, this Objective and its Policies address requirements of Ch. l63.3177(6)(a) regarding
discouragement of urban sprawl, energy-efficient land use patterns and reduction of greenhouse gas.
This Objective remains relevant and should be retained as written.
12
FUTURE LAND USE ELEMENT
Policy Relevance:
Policy 5.1 :
All rezonings must be consistent with this Growth Management Plan. For properties that are
zoned inconsistent with the Future Land Use Designation Description Section but have
nonetheless been determined to be consistent with the Future Land Use Element, as provided
for in Policies 5.9 through 5.13, the following provisions apply:
a. For such commercially-zoned properties, zoning changes will be allowed provided the new
zoning district is the same or a lower intensity commercial zoning district as the existing
zoning district, and provided the overall intensity of commercial land use allowed by the
existing zoning district, except as allowed by Policy 5.11, is not exceeded in the new
zoning district. The foregoing notwithstanding, such commercial properties may be
approved for the addition of residential uses, in accordance with the Commercial Mixed
Use Subdistrict, though an increase in overall intensity may result. A zoning change of
such commercial-zoned properties to a residential zoning district is allowed as provided
for in the Density Rating System of this Future Land Use Element.
b. For such industrially-zoned properties, zoning changes will be allowed provided the new
zoning district is the same or a lower intensity industrial, or commercial, zoning district as
the existing zoning district, and provided the overall intensity of industrial land use allowed
by the existing zoning district is not exceeded in the new zoning district.
c. For such residentially-zoned properties, zoning changes will be allowed provided the
authorized number of dwelling units in the new zoning district does not exceed that
authorized by the existing zoning district, and provided the overall intensity of
development allowed by the new zoning district does not exceed that allowed by the
existing zoning district.
d. For property deemed to be consistent with this Element pursuant to one or more of policies
5.9 through 5.13, said property may be combined and developed with other property,
whether such other property is deemed consistent via those same policies or is deemed
consistent with the Future Land Use Designation Description Section. For residential and
mixed use developments only, the accumulated density between these properties may be
distributed throughout the project, as provided for in the Density Rating System or the
Commercial Mixed Use Subdistrict, as applicable.
e. Overall intensity of development shall be determined based upon a comparison of public
facility impacts as allowed by the existing zoning district and the proposed zoning district.
Policv Achievement Analysis:
This Policy requires all rezoning of property to be consistent with the GMP, then provides means by
which properties with existing zoning that is not consistent with their FLUM designation may be
rezoned to another zoning district that is still not consistent with their FLUM designation but which
allows the same or less density or intensity of use. At one time in the I 990s, this Policy was written as
a "use it or lose it" provision - any rezoning of such property could only be to a district consistent with
the FLUM designation on that property. This precluded zoning changes that would reduce density or
intensity, thereby becoming closer to conforming to the FLUM designation, and/or making
development standard changes that might allow for a development more compatible with surrounding
properties, either of which might allow for economically viablc development whereas rezoning to a
conforming district might not be compatible and/or viable (e.g. only being allowed to rezone a C-4
parcel to the RSF-4 zoning district when that parcel is surrounded zoning that allowed higher density
or intensity of uses). This Policy has been used numerous limes.
This Policy remains relevant and should be retained as written.
13
FUTURE LAND USE ELEMENT
Policy 5.2:
All applications and petitions for proposed development shall be consistent with this Growth
Management Plan, as determined by the Board of County Commissioners.
Policv Achievement Analvsis:
This Policy remains relevant and should be retained as written.
Policy 5.3:
Discourage unacceptable levels of urban sprawl in order to minimize the cost of community
facilities by: confining urban intensity development to areas designated as Urban on the
Future Land Use Map; requiring that any changes to the Urban Designated Areas be
contiguous to an existing Urban Area boundary; and, encouraging the use of creative land use
planning techniques and innovative approaches to development in the County's
AgriculturaURural designated area, which will better serve to protect environmentally sensitive
areas, maintain the economic viability of agriculture and other predominantly rural land uses,
and provide for cost efficient delivery of public facilities and services.
Policv Achievement Analysis:
Collier County implements this Policy through the provisions of the Urban designation as well as the
Rural Fringe Mixed Use District and Rural Lands Stewardship Area Overlay.
This Policy remains relevant and should be retained, but should be revised to clarify changes to the
Urban designation refers to the new designation of lands as Urban (perhaps replace "changes" in the
third line with "addition").
Public Comment (Communitv Meetin>! held on 1/25/10):
Public stated, regarding below item at FLUE Policy 5.6 ("encourage "experimental" zoning ... "),
change the TDR program to require use of TDR's to obtain additional density (cluster housing,
guesthouses).
Policy 5.4:
New developments shall be compatible with, and complementary to, the surrounding land
uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22,2004 and
effective October 18, 2004, as amended).
Policv Achievement Analvsis:
Compatibility is a criterion in the LDC for review of rezoning and conditional use petitions; the
compatibility analysis is provided by Zoning Services staff during their review of each petition.
This Policy remains relevant and should be retained as written.
Policy 5.5:
Encourage the use of land presently designated for urban intensity uses before designating
other areas for urban intensity uses. This shall occur by planning for the expansion of County
owned and operated public facilities and services to existing lands designated for urban
intensity uses, the Rural Settlement District (formerly known as North Golden Gate), and the
Rural Fringe Mixed Use District, before servicing new areas.
14
FUTURE LAND USE HEMENT
Policv Achievement Analvsis:
This Policy is complementary to Policy 5.3.
This Policy remains relevant and should he retained as written.
Policy 5.6:
Permit the use of clustered residential development, Planned Unit Development techniques,
mixed-use development, rural villages, new towns, satellite communities, transfer of
development rights, agricultural and conservation easements, and other innovative
approaches, in order to conserve open space and environmentally sensitive areas. Continue to
review and amend the zoning and subdivision regulations as necessary to allow and
encourage such innovative land development techniques.
Policy Achievement Analysis:
The Collier County LDC specifically provides [or PUD zoning (there are over 300 approved PUDs in
the County), cluster development, mixed use development. rural villages, conservation easements, and
contains three TDR programs (the RLSA Stewardship Credit program, the RFMUD TDR program,
and the TDR provision first adopted in the early 1970s). This Policy is still appropriate.
This Policy remains relevant and should be retained as written.
Public Comment (Community Meetinz held on 1/25/10):
Public stated encourage "experimental" zoning - cluster housing in single-family zoning, guesthouse
permanent occupancy.
Public Comment (Community Meetinz held on 1/25/10):
Public stated County is not doing enough to require mix of land uses.
Policy 5.7:
Encourage recognition of identifiable communities within the urbanized area of western Collier
County. Presentation of economic and demographic data shall be based on Planning
Communities and commonly recognized neighborhoods.
Policy Achievement Analysis:
This Policy complements Policy 4.8 and 4.5. Population cstimates and projections are prepared
annually hy Planning Community, and may also be prepared for other, smaller geographic areas; the
Industrial inventory. and a commercial inventory, is also prepared by Planning Community.
This Policy remains relevant and should be retained as written.
Policy 5.8:
Group Housing, which may include the following: Family Care Facility, Group Care Facility,
Care Units, Assisted Living Facility, and Nursing Home, shall be allowed within the Urban
designated area, and may be allowed in other future land use designations, subject to the
definitions and regulations as outlined in the Collier County Land Development Code
(Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004) and consistent with
the locational requirements in Florida Statutes (Chapter 419.001 F.S.). Family Care Facilities,
which are residential facilities occupied by not more than six (6) persons, shall be permitted in
residential areas.
15
FUTURE LAND USE ELEMENT
Policv Achievement Analvsis:
Most Future Land Use designations allow group housing uses; the LDC allows those uses by rezoning
or conditional use. This Policy is still appropriate.
This Policy remains relevant and should be retained as written.
Policy 5.9:
Former Policy 3.1 k. of the Future Land Use Element provided for the establishment of a_Zoning
Reevaluation Program to evaluate properties whose zoning did not conform with the Future
Land Use Designation Description Section of the Future Land Use Element. This Program was
implemented through the Zoning Reevaluation Ordinance No. 90-23. Where such properties
were determined, through implementation of that Ordinance, to be "improved property", as
defined in that Ordinance, the zoning on said properties shall be deemed consistent with the
Future Land Use Element and those properties have been identified on the Future Land Use
Map Series as Properties Consistent by Policy.
Policv Achievement Analysis:
There are many properties, mostly in the coastal Urban area, whose zoning does not conform to the
Future Land Use Map designation but are deemed consistent with this Policy, thus are allowed to
develop or re-develop in accordance with zoning on the property at time of development or
redevelopment.
This Policy remains relevant and should be retained as written.
Policy 5.10:
The zoning on property for which an exemption has been granted based on vested rights,
dedication, or compatibility determination, and the zoning on property for which a
compatibility exception has been granted, both as provided for in the Zoning Re-evaluation
Program established pursuant to former Policy 3.1 K and implemented through the Zoning
Reevaluation Ordinance No. 90-23, and as identified on the Future Land Use Map series as
Properties Consistent by Policy, shall be considered consistent with the Future Land Use
Element. Such property shall be considered consistent with the Future Land Use Element only
to the extent of the exemption or exception granted and in accordance with all other
limitations and timelines that are provided for in the Zoning Re-evaluation Program. Nothing
contained in this policy shall exempt any development from having to comply with any
provision of the Growth Management Plan other than the zoning reevaluation program.
Additionally, the Copeland, Plantation Island and Chokoloskee Urban areas were exempted
from the Zoning Re-evaluation Ordinance. Existing zoning on properties within these
communities shall also be considered consistent with the Future Land Use Element.
Policv Achievement Analysis:
There are many properties, mostly in the coastal Urban area, whose zoning does not conform to the
Future Land Use Map designation but are deemed consistent with this Policy, thus are allowed to
develop or re-develop in accordance with zoning on the property at time of development or
redevelopment.
This Policy remains relevant and should be retained as written.
16
FUTURE LAND USE ELEMENT
Policy 5.11:
Properties whose zoning has been determined to comply with the former Commercial under
Criteria provision of the Future Land Use Element shall be deemed consistent with the Future
Land Use Element. These properties are identified on the Future Land Use Map Series as
Properties Consistent by Policy. These properties are not subject to the building floor area or
traffic impact limitations contained in this former provision.
Policv Achievement Analysis:
There are several properties, all in the coastal Urban area, whose zoning does not conform to the
Future Land Use Map designation but are deemed consistent with this Policy, thus are allowed to
develop or re-develop in accordance with zoning on the property at time of development or
redevelopment.
This Policy remains relevant and should be retained as written
Policy 5.12:
The zoning on properties rezoned under the former Industrial Under Criteria prOVIsion, or
pursuant to the former provision contained in the Urban-Industrial District that allowed
expansion of industrial uses abutting lands designated or zoned Industrial, both as adopted in
Ordinance 89-05 in January, 1989, shall be deemed consistent with the Future Land Use
Element. These properties are identified on the Future Land Use Map Series as Properties
Consistent by Policy.
Policv Achievement Analysis:
There are a few properties in the coastal Urban area, zoned Industrial or zoned PUD that permits
industrial/light industrial uses, that do not conform to the Future Land Use Map designation but are
deemed consistent with this Policy, thus are allowed to develop or re-develop in accordance with
zoning on the property at time of development or redevelopment.
This Policy remains relevant and should be retained as written.
Policy 5.13:
The properties identified in Ordinance Numbers 98-82, 98-91, 98-94, 99-02, 99-11, 99-19, 99-33,
and, 2000-20, were previously located in Activity Centers No.1, 2, 6, 8, 11 and 18, and were
rezoned pursuant to those previous Activity Center boundaries. Ordinance No. 2000-27,
adopted May 9, 2000, modified those Activity Center boundaries to exclude those properties.
The zoning on those properties shall be deemed consistent with the Future Land Use Element.
Policy Achievement Analvsis:
The referenced properties are located near Activity Centers and their zoning does not conform to the
Future Land Use Map designation but are deemed consistent with this Policy, thus are allowed to
develop or re-devclop in accordance with zoning on the property at time of development or
redevelopment.
This Policy remains relevant and should be retained as written.
Policy 5.14:
Public educational plants and ancillary plants:
a. Existing public educational plants and ancillary plants: The sites containing existing public
educational plants (schools and associated on-site facilities, including sports stadiums,
17
FUTURE LAND USE ELEMENT
gymnasiums and recreation areas) and ancillary plants (support facilities, including
administrative offices, transportation facilities, maintenance yards, and bus barns) are
depicted on the Future Land Use Map Series and Public School Facilities Element Map
Series. This includes four sites where educational plants have been approved but
construction either has not commenced or is not completed. More detailed descriptions or
depictions of all of the sites containing these existing educational plants and ancillary
plants are contained in the FLUE Support Document. Expansion of these educational
plants and ancillary plants on these existing sites, as well as expansions to the sites
themselves, are subject to the provisions outlined in the general Interlocal Agreement,
adopted on May 15, 2003 by the Collier County School Board and on May 27, 2003 by the
Board of County Commissioners, and as subsequently amended and restated, with an
effective date of December 2008, and subject to the implementing land development
regulations to be adopted; and, shall be subject to the School Board Review (SBR)
Interlocal Agreement, adopted on May 15, 2003 by the Collier County School Board and on
May 27, 2003 by the Board of County Commissioners, and subject to the implementing land
development regulations.
b. Existing sites for future public educational plants: The Collier County School Board has
acquired numerous sites for which educational plants are planned for future development;
these sites contain no existing educational plants. These sites are consistent with
locational criteria established by the SBR Interlocal Agreement and as contained in the
FLUE, GGAMP, or lAMP, as applicable, and are allowed within the existing zoning district
on the property. These sites are depicted on the Future Land Use Map Series and Public
School Facilities Element Map Series. Development of the mapped sites shall be subject to
the provisions of the general Interlocal Agreement adopted on May 15, 2003 by the Collier
County School Board and on May 27, 2003 by the Board of County Commissioners, and as
subsequently amended and restated, with an effective date of December 2008, and subject
to the implementing land development regulations to be adopted; and, shall be subject to
the School Board Review (SBR) Interlocal Agreement, adopted on May 15, 2003 by the
Collier County School Board and on May 27, 2003 by the Board of County Commissioners,
and subject to the implementing land development regulations.
c. Existing sites for future public ancillary plants: The Collier County School Board has
acquired sites for which ancillary plants are planned for future development; these sites
contain no existing ancillary plants. These sites are consistent with locational criteria
established by the SBR Interlocal Agreement and as contained in the FLUE, GGAMP, or
lAMP, as applicable, and are allowed within the existing zoning district on the property.
These sites are depicted on the Future Land Use Map Series and Public School Facilities
Element Map Series. Development of the mapped sites shall be subject to the provisions of
the general Interlocal Agreement adopted on May 15, 2003 by the Collier County School
Board and on May 27, 2003 by the Board of County Commissioners, and as subsequently
amended and restated, with an effective date of December 2008, and subject to the
implementing land development regulations to be adopted; and, shall be subject to the
School Board Review (SBR) Interlocal Agreement, adopted on May 15, 2003 by the Collier
County School Board and on May 27, 2003 by the Board of County Commissioners, and
subject to the implementing land development regulations.
d. Future sites for public educational plants and ancillary plants: As additional sites for
educational plants and ancillary plants are acquired by the Collier County School Board
and deemed to be consistent with the FLUE, GGAMP, or lAMP, as applicable, and allowed
by existing zoning on the site, these sites will be added to the Future Land Use Map Series
and Public School Facilities Element Map Series, as provided for in the general 'nterlocal
Agreement, adopted on May 15, 2003 by the Collier County School Board and on May 27,
2003 by the Board of County Commissioners, and as subsequently amended and restated,
with an effective date of December 2008, and subject to the implementing land
18
FUTURE LAND USE ELEMENT
development regulations to be adopted; and, shall be subject to and the School Board
Review (SBR) Interlocal Agreement, adopted on May 15, 2003 by the Collier County School
Board and on May 27, 2003 by the Board of County Commissioners. Future development of
these sites will be subject to the provisions of the aforementioned general Interlocal
Agreement and SBR Interlocal Agreement, and subject to the implementing land
development regulations. Prior to site acquisition, the Collier County School District will
provide notification to property owners as follows: 1) for sites located within the Urban
Designated Area of the Future Land Use Element of the Growth Management Plan, notices
shall be sent to all owners of property within 500 linear feet of the property lines of the site
under consideration for acquisition; 2) for sites not located within the Urban Designated
Area of the FLUE of the Growth Management Plan, notices shall be sent to all owners of
property within 1,000 linear feet of the property lines of the site under consideration for
acquisition. At the public hearing to consider the land acquisition, all public commentary
received as a result of these notices will be provided to the Collier County School Board.
e. Zoning district provisions for future educational plants: Except to the extent that such
would be in conflict with the Rural Fringe Mixed Use District adopted on June 19, 2002, or
the Rural Lands Stewardship Area Overlay adopted on October 22, 2002, all future
educational plants shall be allowed in zoning districts as follows:
(1) Educational plants are prohibited in the Residential Tourist (RT), Golf Course (GC),
Conservation (CON), Travel Trailer Recreational Vehicle Campground (TTRVC),
Business Park (BP), and Industrial (I) zoning districts.
(2) Educational plants are permitted by right in all other zoning districts. However, for a
high school facility to be located in any residential zoning district, or Estates (E) zoning
district, or residential component of a PUD, a formal compatibility review and
determination is required, as set forth in the general Interlocal Agreement, adopted on
May 15, 2003 by the Collier County School Board and on May 27, 2003 by the Board of
County Commissioners, and as subsequently amended and restated, with an effective
date of December 2008, and the School Board Review (SBR) Interlocal Agreement,
adopted on May 15, 2003 by the Collier County School Board and on May 27, 2003 by
the Board of County Commissioners.
1. Zoning district provisions for future ancillary plants: Except to the extent that such would
be in conflict with the Rural Fringe Mixed Use District adopted on June 19, 2002, or the
Rural Lands Stewardship Area Overlay adopted on October 22, 2002, all future ancillary
plants shall be allowed in zoning districts as follows:
(1) Ancillary plants are prohibited in the Residential Single Family (RSF-1 through RSF-6),
Mobile Home (MH), Travel Trailer Recreational Vehicle Campground (TTRVC), Golf
Course (GC), and Conservation (CON) zoning districts.
(2) Ancillary plants are permitted by right in the General Commercial (C-4), Heavy
Commercial (C-5), and Industrial (I) zoning districts.
(3) Ancillary plants are permitted by conditional use approval in all other zoning districts.
Policy Achievement Analvsis:
This Policy recognizes and implements the two Inter-local Agreements adopted in 2003 by the BCC
and Collier County School Board. Since then, one of the Agreements has been superseded (adopted in
2008 along with the Public School Facilities Element), the other one has expired and its replacement is
presently being negotiated.
This Policy remains relevant and should be rctained. but should be revised as necessary to reflect the
changed status and contents of the Agreements as well as any changes necessary to correlate with the
Public School Facilities Element.
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FUTURE lAND USE ELEMENT
Objective 6
Transportation Concurrency Management Areas (TCMAs) are geographically compact areas
designated in local government comprehensive plans where intensive development exists, or
such development is planned. New development within a TCMA shall occur in a manner that
will ensure an adequate level of mobility (as defined in Policy 5.8 of the Transportation
Element) and further the achievement of the following identified important state planning goals
and policies: discouraging the proliferation of urban sprawl, protecting natural resources,
protecting historic resources, maximizing the efficient use of existing public facilities, and
promoting public transit, bicycling, walking and other alternatives to the single occupant
automobile. Transportation Concurrency Management Areas are hereby established in the
specific geographic areas described in POlicy 2.5 of this Element.
Obiective Achievement Analvsis:
TCMAs remain a viable transportation management tool. This Objective is still appropriate, all the
more so given the requirements and direction of HB 697 enacted by the Florida Legislature in 2008.
This Objective remains relevant and should be retained, but should be revised to reference the
establishment of TCMAs in past tense (perhaps replace "are hereby" in the last sentence with "have
been").
Public Comment (Communitv Meetinz held on 1125110):
Public stated County should reserve right-oj-way Jar light rail.
Policv Relevance:
Policy 6.1
Collier County's designated Transportation Concurrency Management Areas (TCMAs) shall
discourage the proliferation of urban sprawl by promoting residential and commercial infill
development and by promoting redevelopment of areas wherein current zoning was approved
prior to the establishment of this Growth Management Plan (January 10, 1989). Infill
development and redevelopment within the TCMAs shall be consistent with Objective 5, and
relevant subsequent policies, of this Element.
Policy Achievement Analysis:
This Policy is still appropriate, all the more so given the requirements and direction of HB 697 enacted
by the Florida Legisl ature in 2008.
This Policy remains relevant and should be retained as written.
POlicy 6.2
In order to be exempt from link specific concurrency, new commercial development or
redevelopment within Collier County's designated Transportation Concurrency Management
Areas (TCMAs) shall utilize at least two of the following Transportation Demand Management
(TDM) strategies, as may be applicable:
a) Preferential parking for carpools and vanpools that is expected to increase the average
vehicle occupancy for work trips generated by the development.
b) Parking charge that is expected to increase the average vehicle occupancy for work trips
generated by the development and/or increase transit ridership.
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FUTURE LAND USE ELEMENT
c) Cash subsidy that is expected to increase the average vehicle occupancy for work trips
generated by the development and/or increase transit ridership.
d) Flexible work schedules that are expected to reduce peak hour automobile work trips
generated by the development.
e) Compressed workweek that would be expected to reduce vehicle miles of travel and peak
hour work trips generated by the development.
f) Telecommuting that would reduce the vehicle miles of travel and peak hour work trips
generated by the development.
g) Transit subsidy that would reduce auto trips generated by the development and increase
transit ridership.
h) Bicycle and Pedestrian facilities that would be expected to reduce vehicle miles of travel
and automobile work trips generated by the development.
i) Including residential units as a portion of a commercial project that would reduce vehicle
miles of travel.
j) Providing transit shelters within the development (must be coordinated with Collier County
Transit).
Policv Achievement Analvsis:
This Policy is still appropriate, all the more so gi yen the requirements and direction of HB 697 enacted
by the Florida Legislature in 2008.
This Policy remains relevant and should be retained as written.
Policy 6.3:
In order to be exempt from link specific concurrency, new residential development or
redevelopment within Collier County's designated Transportation Concurrency Management
Areas (TCMAs) shall utilize at least two of the following Transportation Demand Management
(TDM) strategies, as may be applicable:
a) Including neighborhood commercial uses within a residential project.
b) Providing transit shelters within the development (must be coordinated with Collier County
Transit).
c) Providing bicycle and pedestrian facilities, with connections to abutting commercial
properties.
d) Including affordable housing (minimum of 25% of the units) within the development.
e) Vehicular access to abutting commercial properties.
Policy Achievement Analvsis:
This Policy is still appropriate, all the more so given the requirements and direction of HB 697 enacted
by the Florida Legislature in 2008.
This Policy remains relevant and should be retained, but paragraph e) should be revised to begin with a
verb so as to follow the sentence structure (perhaps add "Providing" before "Vehicular").
Policy 6.4
All rezoning within the Transportation Concurrency Management Areas (TCMAs) is
encouraged to be in the form of a Planned Unit Development (PUD). Any development
contained in a TCMA, whether submitted as a PUD or non-PUD rezone shall be required to be
consistent with the native vegetation preservation requirements contained within Policy 6.1.1
of the Conservation and Coastal Management Element.
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FUTURE LAND USE ELEMENT
Policv Achievement Analvsis:
The direction in this Policy is still appropriate.
This Policy remains relevant and should be retained as written.
Policy 6.5
All new development, infill development or redevelopment within a Transportation
Concurrency Management Area is subject to the historical and archaeological preservation
criteria, as contained in Objective 11.1 and Policies 11.1.1 through 11.1.3 of the Conservation
and Coastal Management Element.
Policv Achievement Analvsis:
The direction of this Policy is still appropriate.
This Policy remains relevant and should be retained as written.
OBJECTIVE 7
In an effort to support the Dover, Kohl & Partners publication, Toward Better Places: The
Community Character Plan for Collier County, F/orida, promote smart growth policies, and
adhere to the existing development character of Collier County, the following policies shall be
implemented for new development and redevelopment projects, where applicable.
Obiective Achievement Analvsis:
The direction provided by this Objective is still appropriate, all the more so given the requirements and
direction of HB 697 enacted by the Florida Legislature in 2008. Comprehensive Planning staff
reviews all rezone and conditional use petitions for compliance with the Policies under this Objective.
This Objective remains relevant and should be retained, but should be revised to reference reduction of
greenhouse gas emissions (perhaps add "reduce greenhouse gas emissions," on the second line after
"policies,".
Public Comment (Community Meetini! held on 1/25110):
Public stated encourage smart growth principles - mixed use, urban infill, walkable communities,
alternate transportation modes, and more green space.
Policv Relevance:
Policy 7.1
The County shall encourage developers and property owners to connect their properties to
fronting collector and arterial roads, except where no such connection can be made without
violating intersection spacing requirements of the Land Development Code.
Policv Achievement Analysis:
The direction provided by this Policy is still appropriate.
This Policy remains relevant and should be retained as written.
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FUTURE LAND USE ELEMENT
Policy 7.2
The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle
congestion on nearby collector and arterial roads and minimize the need for traffic signals.
Policv Achievement Analysis:
The direction provided by this Policy is still appropriate, all the more so given the requirements and
direction of HB 697 enacted by the F10rida Legislature in 2008.
This Policy remains relevant and should be retained as written.
Policy 7.3
All new and existing developments shall be encouraged to connect their local streets and their
interconnection points with adjoining neighborhoods or other developments regardless of
land use type.
Policv Achievement Analysis:
The direction provided by this Policy is still appropriate, all the more so given the requirements and
direction of HB 697 enacted by the F10rida Legislature in 2008.
This Policy remains relevant and should be retained, but should be revised for proper wording as
connecting interconnection points is nonsensical (perhaps replace "and their interconnection points"
with "and/or provide interconnection(s)."
Public Comment (Community Meetinl< held on 3/15/10):
Public stated stress interconnection and continuity.
Policy 7.4
The County shall encourage new developments to provide walkable communities with a blend
of densities, common open spaces, civic facilities and a range of housing prices and types.
Policv Achievement Analysis:
The direction provided by this Policy is still appropriate, all the more so given the requirements and
direction of HB 697 enacted by the F10rida Legislature in 2008.
This Policy remains relevant and should be retained as written.
Policy 7.5:
The County shall encourage mixed-use development within the same buildings by allowing
residential dwelling units over and/or abutting commercial development. This policy shall be
implemented through provisions in specific subdistricts in this Growth Management Plan.
Policv Achievement Analvsis:
The direction provided by this Policy is still appropriate, all the more so given the requirements and
direction of HB 697 enacted by the Florida Legislature in 2008. There are several Subdistricts that
allow or require mixed use development, most notably the Mixed Use Activity Center Subdistrict.
This Policy remains relevant and should be retained as written.
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FUTURE LAND USE ELEMENT
Policy 7.6
The County shall explore the creation of an urban "greenway" network along existing major
canal banks and powerline easements.
Policy Achievement Analvsis:
The direction provided by this Policy is still appropriate. In addition to the recreational benefits a
green way could provide, it has the potential to function as a transportation route for alternative modes
of transportation (e.g. bike, pedestrian, horseback).
This Policy remains relevant and should be retained as written.
Policy 7.7
The Community Development and Environmental Services Division will continue to research
smart growth practices in an effort to improve the future of Collier County by specifically
addressing land use and transportation planning techniques for inclusion in future land
development regulations.
Policv Achievement Analysis:
The direction provided by this Policy is still appropriate, all the more so given the requirements and
direction of HB 697 enacted by the Florida Legislature in 2008.
This Policy remains relevant and should be retained, but should be revised to update the Division name
to reflect 201 0 reorganization.
C. Future Land Use Designation Description - Assessment of Select Provisions
In addition to the above Assessment of FLUE GOPs, staff provides below an Assessment of select
portions of the Future Land Use Designation Description Section.
Office and In-fill Commercial Subdistrict
The intent of this Subdistrict is to allow low intensity office commercial or infill commercial
development on small parcels within the Urban Mixed Use District located along arterial and
collector roadways where residential development, as allowed by the Density Rating System,
may not be compatible or appropriate. Lower intensity office commercial development
attracts low traffic volumes on the abutting roadway(s) and is generally compatible with
nearby residential and commercial development. The criteria listed below must be met for any
project utilizing this Subdistrict. For purposes of this Subdistrict, "abuts" and "abutting"
excludes intervening public street, easement (other than utilities) or right-of-way, except for an
intervening local street; and "commercial" refers to C-1 through C-5 zoning districts and
commercial components of PUDs.
a. The subject site is in the Urban-Mixed Use District.
b. The subject site abuts a road classified as an arterial or collector on the Collier County
Functional Class Map, as adopted in the Transportation Element.
b. A rezone to commercial zoning is requested for the SUbject property in its entirety, up to a
maximum of 12 acres. For a property greater than 12 acres in size, the balance of the
property in excess of 12 acres is limited to an environmental conservation easement or
open space. Under this provision, "open space" shall not include water management
facilities unless said facilities are incorporated into a conservation or preservation area for
the purpose of enhancement of the conservation or preservation area.
c. The site abuts commercial zoning:
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FUTURE LAND USE ELEMENT
(i) On one side and non-commercial zoning on the other side; or,
(ii) On both sides.
e. The abutting commercial zoning may be in the unincorporated portion of Collier County or
in a neighboring jurisdiction.
1. The depth of the subject property in its entirety, or up to 12 acres for parcels greater than
12 acres in size, for which commercial zoning is being requested, does not exceed the
depth of the commercially zoned area on the abutting parcel(s). Where the sUbject site
abuts commercial zoning on both sides, and the depth of the commercially zoned area is
not the same on both abutting parcels, the Board of County Commissioners shall have
discretion in determining how to interpret the depth of the commercially zoned area which
cannot be exceeded, but in no case shall the depth exceed that on the abutting property
with the greatest depth of commercial area. This discretion shall be applied on a case-by-
case basis.
g. Project uses are limited to office or low intensity commercial uses if the subject property
abuts commercial zoning on one side only. For property abutting commercial zoning on
both sides, the project uses may include those of the highest intensity abutting commercial
zoning district.
h. The subject property in its entirety was not created to take advantage of this provision,
evidenced by its creation prior to the adoption of this provision in the Growth Management
Plan on October 28, 1997.
i. For those sites that have existing commercial zoning abutting one side only:
(i) commercial zoning used pursuant to this Subdistrict shall only be applied one time and
shall not be expanded, except for aggregation of additional properties so long as all
other criteria under this Subdistrict are met; and,
(ii) uses shall be limited so as to serve as a transitional use between the commercial
zoning on one side and non-commercial zoning on the other side.
j. For those sites that have existing commercial zoning abutting both sides, commercial
zoning used pursuant to this Subdistrict shall only be applied one time and shall not be
expanded, except for aggregation of additional properties so long as all other criteria under
this Subdistrict are met.
k. Lands zoned for support medical uses pursuant to the "1/4 mile support medical uses"
provision in the Urban designation shall not be deemed "commercial zoning" for purposes
of this Subdistrict.
I. For properties zoned commercial pursuant to any of the Infill Subdistricts in the Urban
Mixed Use District or in the Urban Commercia' District, said commercial zoning shall not
qualify to cause the abutting property(s) to become eligible for commercial zoning under
this Office and Infill Commercial Subdistrict.
m. Land adjacent to areas zoned C-1fT on the zoning atlas maps, or other commercial zoning
obtained via the former Commercial Under Criteria provision in the FLUE, shall not be
eligible for a rezone under the Office and Infill Commercial Subdistrict, except through
aggregation as provided in Paragraphs i. and j. above.
n. For purposes of this Subdistrict, property abutting land zoned Industrial or Industrial PUD,
or abutting lands zoned for Business Park uses pursuant to the Business Park Subdistrict,
or abutting lands zoned for Research and Technology Park uses pursuant to the Research
and Technology Park Subdistrict, shall also qualify for commercial zoning so long as all
other criteria under the Office and Infill Commercial Subdistrict are met.
o. At time of development, the project will be served by central public water and sewer.
p. The project will be compatible with existing land uses and permitted future land uses on
surrounding properties.
q. The maximum acreage eligible to be utilized for the Office and 'nfill Commercial Subdistrict
within the Urban Mixed Use District is 250 acres.
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FUTURE LAND USE ELEMENT
Provision Analysis:
This subdistrict, adopted in 1997 pursuant to the 2004 EAR, is intended to promote commercial infill
development on relatively small parcels in the Urban area, and contains numerous parameters that
must be met to qualify. It has been used several times. Criterion "I" is intended to prevent use of this
subdistrict to "piggyback" on other infill subdistricts. However, if a parcel were adjacent to property
rezoned to commercial pursuant to an infill subdistrict on one side, and other commercial zoning on
the other side, that parcel would be treated as abutting commercial on one side only, thus be limited to
"office or low intensity commercial uses;" this may be nonsensical, depending upon the intensity of
those adjacent commercial zoning districts.
The County recommends this Subdistrict be retained but criterion "\" be revised to only apply to
situations where commercial zoning attained via an infill subdistrict is the only abutting commercial
zonmg.
Density Rating System
Residential In-fill:
To encourage residential in-fill in areas of existing urban development outside of the Coastal
High Hazard Area, a maximum of 3 residential dwelling units per gross acre may be added if
the following criteria are met:
(a) The project is 20 acres or less in size;
(b) At time of development, the project will be served by central public water and sewer;
(c) The project is compatible with surrounding land uses;
(d) The property in question has no common site development plan with adjacent property;
(e) There is no common ownership with any adjacent parcels;
(f) The parcel in question was not created to take advantage of the in-fill residential
density bonus and was created before the adoption of this provision in the Growth
Management Plan on January 10, 1989;
(g) Of the maximum 3 additional units, one (1) dwelling unit per acre shall be transferred
from Sending Lands; and,
(h) Projects qualifying under this provision may increase the density administratively by a
maximum of one dwelling unit per acre by transferring that additional density from
Sending Lands.
Provision Analysis:
In the FLUE, the system currently contains both density bonuses and a density reduction. Within most
parts of the Urban Area, the base (or minimum) eligible residential density (i.e., the number of units
allowed per acre) is four units per gross acre and the maximum eligible density is 16 units per acre,
with one exception; eligible density is not an entitlement. This system allows a residential project, or
the residential portion of a mixed-use project, to request increased residential density above the base
density, or to lose density, if the project meets certain criteria. There are seven density bonus
provisions and one density reduction provision. A project may, or may not, be eligible for any number
or combination of these bonuses.
The Residential Infill bonus has existed since the GMP was adopted in 1989 and has been used
numerous times. However, as part of the Rural Fringe GMP amendments adopted in 2002, this bonus
provision was modified to increase the eligible property size from 10 to 20 acres, and to add the
requirement that part of the density bonus be derived from TDR credits obtained from RFMUD
Sending Lands. The purpose of requiring TDR credits was to help insure the success of the TDR
program. It has not worked; since the 2002 amendment, this bonus provision has rarely been used -
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FUTURE lAND USE ELEMENT
perhaps once or twice. Though the purpose for requiring use of TDR credits remains valid, that
requirement has stifled the use of this bonus provision intended to encourage infill development.
The County recommends the TDR requirement be eliminated.
Traffic Congestion Area
If the project lies within the Traffic Congestion Area, an area identified as subject to long range
traffic congestion, one dwelling unit per gross acre would be subtracted from the eligible base
density of four dwelling units per acre. The Traffic Congestion Boundary is shown on the
Future Land Use Map and consists of the western coastal Urban Designated Area seaward of a
boundary marked by Airport-Pulling Road (including an extension north to the Lee County
boundary.) Davis Boulevard, County Barn Road, and Rattlesnake Hammock Road consistent
with the Mixed Use Activity Center's residential density band located at the southwest
quadrant of the intersection of Rattlesnake Hammock Road and County Road 951 <including
an extension to the east, but exclusive of the outlying Urban designated areas of Copeland,
Port of the Islands, Plantation Island, and Chokoloskee). Properties adjacent to the Traffic
Congestion Area shall be considered part of the Traffic Congestion Area if their only access is
to a road forming the boundary of the Area; however, if that property also has an access point
10 a road not forming the boundary of the Traffic the Traffic Congestion Area it will not be
subject to the density reduction. Furthermore, the density reduction shall not apply to
developments located within the South U.S. 41 TCEA (as identified within Transportation
Element, Map TR-4, and Transportation Element Policies 5.5 and 5.6, and FLUE Policy 2.4) that
obtain an exception from concurrency requirements for transportation, pursuant to the
certification process described in Transportation Element Policy 5.6, and that include
affordable housing (as per Section 2.7.7 of the Collier County Land Development Code, as
amended) as part of the plan of development. This reduction shall likewise not be applied to
developments within the Northwest and East-Central TCMAs that meet the requirements of
FLUE Policies 6.1 through 6.5, and Transportation Element Policies 5.7 and 5.8, and that
include Affordable Housing (as per Section 2.7.7. of the Collier County Land Development
Code, as amended) as part of the plan of development.
Provision Analvsis:
The Traffic Congestion Area, which is depicted on the FLUM, is the only density reduction provision
in the FLUE. If a proposed rezoning project is within the Traffic Congestion Area, defined as "an area
identified as subject to long range traffic congestion," one dwelling unit per gross acre is deducted.
The Traffic Congestion Area density reduction has existed since the GMP was adopted in 1989.
It was intended as a means of reducing long-range traffic impacts of new development within that
portion of the coastal urban area that was considered to be subject to traffic congestion in the long
term; due to physical and social constraints in this area, construction of new major roads and
significant widening of existing roads would not be possible. However, it has not been successful in
limiting density because the Density Rating System includes various density bonuses that are
applicable within this area, thereby allowing the 1 DU/A density reduction to be counteracted. Also,
many projects, especially larger ones, do not build out at their approved density; therefore the desired
lower density may result without this regulatory feature. Finally, Transportation staff has since
determined this density reduction is not needed. The County has adopted a "checkbook" concurrency
system that, in many ways, obviates the need for the Traffic Congestion reduction factor For these
reasons, staff proposes deletion of this provision ~ as was previously proposed in the 2004 EAR.
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FUTURE lAND USE ELEMENT
Also as proposed in the 2004 EAR, staff recommends a new density reduction factor be added in place
of the Traffic Congestion Area - a Coastal High Hazard Area (CHHA) density reduction factor for
properties lying within the CHHA. The CHHA, depicted on the FLUM, is, as would be expected,
more closely related to reduction of hurricane evacuation impacts, a concern for all coastal
communities. Also, a CHHA density reduction factor would not be as much of a disincentive to urban
infill as it would incorporate a smaller portion of the urban area - the CHHA is smaller than the Traffic
Congestion Area.
The County recommends the Traffic Congestion Area density reduction factor be deleted and replaced
with a Coastal High Hazard Area density reduction factor and so reflected on the FLUM; that
correlating changes be made to all GMP references to the Traffic Congestion Area; that a correlating
change be made to the FLUM to modify the four partial residential density bands within the Urban
Residential Subdistrict (three along Airport-Pulling Road, one along Davis Blvd. and County Barn
Road) to complete circular bands; that both the Roadway Access and Proximity to Mixed Use Activity
Center or Interchange Activity Center (residential density bands) bonuses be revised to replace
reference to Traffic Congestion Area with CHHA reference; and, revise the Conversion of Commercial
Bonus to prohibit its application within the CHHA.
Mixed Use Activity Center Subdistrict (partial excerpt)
Mixed Use Activity Centers have been designated on the Future Land Use Map Series
identified in the Future Land Use Element. The locations are based on intersections of major
roads and on spacing criteria. When this Plan was originally adopted in 1989, there were 21
Activity Centers. There are now 19 Activity Centers, listed below, which comprise
approximately 3,000 acres; this includes 3 Interchange Activity Centers (#4, 9, 10) which will be
discussed separately under the Interchange Activity Center Subdistrict. Two Activity Centers,
#19 and 21, have been deleted as they are now within the incorporated City of Marco Island.
# 1 Immokalee Road and Airport-Pulling Road
# 2 US 41 and Immokalee Road
# 3 Immokalee Road and Collier Boulevard
# 4 1-75 and Immokalee Road (Interchange Activity Center)
# 5 US 41 and Vanderbilt Beach Road
# 6 Davis Boulevard and Santa Barbara Boulevard
# 7 Rattlesnake-Hammock Road and Collier Boulevard
# 8 Airport-Pulling Road and Golden Gate Parkway
# 9 1-75 and Collier Boulevard and Davis Boulevard (Interchange Activity Center)
#101-75 and Pine Ridge Road (Interchange Activity Center)
#11 Vanderbilt Beach Road and Airport-Pulling Road
#12 US 41 and Pine Ridge Road
#13 Airport-Pulling Road and Pine Ridge Road
#14 Goodlette-Frank Road and Golden Gate Parkway
#15 Golden Gate Parkway and Coronado Boulevard
#16 US 41 and Airport-Pulling Road
#17 US 41 and Rattlesnake-Hammock Road
#18 US 41 and Collier Boulevard
#20 US 41 and Wiggins Pass Road
The Mixed-Use Activity Center concept is designed to concentrate almost all new commercial
zoning in locations where traffic impacts can readily be accommodated, to avoid strip and
disorganized patterns of commercial development, and to create focal points within the
community. Mixed Use Activity Centers are intended to be mixed-use in character. Further,
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FUTURE LAND USE ELEMENT
they are generally intended to be developed at a human-scale, to be pedestrian-oriented, and
to be interconnected with abutting projects - whether commercial or residential. Street,
pedestrian pathway and bike lane interconnections with abutting properties, where possible
and practicable, are encouraged.
Allowable land uses in Mixed Use Activity Centers include the full array of commercial uses,
residential uses, institutional uses, hotel/motel uses at a maximum density of 26 units per
acre, community facilities, and other land uses as generally allowed in the Urban designation.
The actual mix of the various land uses shall be determined during the rezoning process
based on consideration of the factors listed below. Except as restricted below under the
provision for Master Planned Activity Centers, all Mixed Use Activity Centers may be
developed with any of the land uses allowed within this Subdistrict.
For residential-only development, if a project is located within the boundaries of a Mixed Use
Activity Center which is not within the Urban Residential Fringe Subdistrict or Urban Coastal
Fringe Subdistrict, up to 16 residential units per grow acre may be permitted. If such a project
is located within the boundaries of a Mixed Use Activity Center which is within the Urban
Coastal Fringe Subdistrict, the eligible density shall be limited to four dwelling units per acre,
except as allows by the density rating system. If such a project is located within the
boundaries of a Mixed Use Activity Center which is within the Urban Residential Fringe
Subdistrict, eligible density shall be as allowed by that Subdistrict. For a residential-only
project located partially within and partially outside of an Activity Center, the density
accumulated from the Activity Center portion of the project may be distributed throughout the
project.
Mixed-use developments - whether consisting of residential units located above commercial
uses, in an attached building, or in a freestanding building - are allowed and encouraged
within Mixed Use Activity Centers. Density for such a project is calculated based upon the
gross project acreage within the Activity Center. If such a project is located within the
boundaries of a Mixed Use Activity Center which is not within the Urban Residential Fringe
Subdistrict and is not within the Coastal High Hazard Area, the eligible density is sixteen
dwelling units per acre. If such a project is located within the boundaries of a Mixed Use
Activity Center that is not within the Urban Residential Fringe Subdistrict but is within the
Coastal High Hazard Area, the eligible density shall be limited to four dwelling units per acre.
If such a project is located within the boundaries of a Mixed Use Activity Center which is within
the Urban Residential Fringe Subdistrict, eligible density shall be as allowed by that
Subdistrict. For a project located partially within and partially outside of an Activity Center,
and the portion within an Activity Center is developed as mixed use, some of the density
accumulated from the Activity Center portion of the project may be distributed to that portion
of the project located outside of the Activity Center. In order to promote compact and walkable
mixed use projects, where the density from a mixed use project is distributed outside the
Activity Center boundary:
(1) the mixed use component of the project within the Activity Center shall include a
minimum of thirty percent (30%) of the Activity Center-accumulated density;
(2) the dwelling units distributed outside the Activity Center shall be located within one
third (1/3) of a mile of the Activity Center boundary; and,
(3) the portion of the project within the Activity Center shall be developed at a human
scale, be pedestrian-oriented, and be interconnected with the remaining portion of the
project with pedestrian and bicycle facilities.
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FUTURE LAND USE ELEMENT
Provision Analvsis:
Mixed Use Activity Centers (MUAC) allow almost all land uses (industrial uses are excluded) - the
full array of commercial uses, mixed use (residential and commercial), residential uses, agricultural
uses, community facility uses, essential services, etc. Most MUACs allow residential-only projects at
the highest density allowed by the FLUE (16 DU/A), including most of the CHHA; the exception is
those portions of MUACs within the Urban Coastal Fringe are capped at 4 DU/A. However, mixed use
projects within the CHHA are capped at 4 DU/A. Further, the allowance for 16 DU/A is in contrast
with most density bonus provisions which are not applicable within the CHHA, and the remaining ones
that are proposed to be revised so as not to be applicable in the CHHA. Given the longstanding and
continuing concern for development, especially residential, within the CHHA, CHHA density should
be consistently limited.
The County recommends the allowable density for residential-only projects within the CHHA be
reduced to a maximum of 4 DU/A, the same as for mixed use projects.
Mixed Use Activity Center Subdistrict (partial excerpt)
Master Planned Activity Centers
Any of the five Mixed Use Activity Centers listed below may be designated as a Master Planned
Activity Center. A Master Planned Activity Center is one which has a unified plan of
development in the form of a Planned Unit Development, Development of Regional Impact or
an area-wide Development of Regional Impact. Property owners within such Mixed Use
Activity Centers shall be required to utilize the Master Planned Activity Center process, as
provided below.
# 2 US 41 and Immokalee Road
# 3 Immokalee Road and Collier Boulevard
# 5 US 41 and Vanderbilt Beach Road
# 7 Rattlesnake-Hammock Road and Collier Boulevard
#14 Goodlette-Frank Road and Golden Gate Parkway
In recognition of the benefit resulting from the coordination of planned land uses and
coordinated access points to the public road network, Master Planned Activity Centers are
encouraged through the allowance of flexibility in the boundaries, and thus location of uses
permitted within a designated Mixed Use Activity Center. The boundaries of Master Planned
Activity Centers depicted on the Future Land Use Map Series are understood to be flexible and
subject to modification as provided for below. However, the acreage within the reconfigured
Activity Center shall not exceed that within the existing Activity Center. The actual mix of land
uses shall be determined using the criteria for other Mixed Use Activity Centers. All of the
following criteria must be met for a project to qualify as a Master Planned Activity Center:
1. The applicant shall have unified control of the majority of a quadrant in a designated
Activity Center. Majority of the quadrant shall be defined as at least 51 % of the privately
owned land within any Activity Center quadrant. However, if a property owner has less
than 51% ownership within a quadrant, that property owner may still request a rezoning
under the provisions of a Mixed Use Activity Center Subdistrict subject to the maximum
acreage allowed in Paragraph 2 below. Property owners with less than 51 % ownership are
encouraged to incorporate vehicular and pedestrian accesses with adjacent properties
within the Activity Center. Any publicly owned land within the quadrant will be excluded
from acreage calculations to determine unified control.
2. The allowable land uses for a Master Planned Activity Center shall be the same as for
other designated Activity Centers; however, a Master Planned Activity Center
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FUTURE LAND USE ELEMENT
encompassing the majority of the property in two or more quadrants shall be afforded the
flexibility to redistribute a part or all of the allocation from one quadrant to another, to the
extent of the unified control. The maximum amount of commercial uses allowed at Activity
Center # 3 (Immokalee Road and Collier Boulevard) is 40 acres per quadrant for a total of
160 acres maximum in the entire Activity Center; the balance of the land area shall be
limited to non-commercial uses as allowed in Mixed Use Activity Centers. The maximum
amount of commercial uses allowed at Activity Center #7 (Rattlesnake Hammock Road and
Collier Boulevard) is 40 acres per quadrant, except that the northeast quadrant may have a
total of 59 acres, for a total of 179 acres maximum in the entire Activity Center; the balance
of the land area shall be limited to non-commercial uses as allowed in Mixed Use Activity
Centers. With respect to the +/- 19 acres in the northeast quadrant of Activity Center #7,
said acreage lying adjacent to the east of the Hammock Park Commerce Center PUD,
commercial development (exclusive of the allowed "1/4 mile support medical uses") shall
be limited to a total of 185,000 square feet of the following uses: personal indoor self-
storage facilities - this use shall occupy no greater than 50% of the total (185,000) building
square feet; offices for various contractor/builder construction trade specialists inclusive
of the offices of related professional disciplines and services that typically serve those
construction businesses or otherwise assist in facilitating elements of a building and
related infrastructure, including but not limited to architects, engineers, land surveyors and
attorneys - these offices of related professional disciplines and services shall occupy no
greater than 50% of the total (185,000) building square feet; warehouse space for various
contractor/builder construction trades occupants; mortgage and land title companies;
related businesses including but not limited to lumber and other building materials dealers,
paint, glass, and wallpaper stores, garden supply stores - all as accessory uses only,
accessory to offices for various contractor/builder construction trade specialists or
accessory to warehouse space for various contractor/builder construction trades
occupants; management associations of various types of buildings or provision of
services to buildings/properties; and, fitness centers. Activity Center #14 (Goodlette-Frank
Road and Golden Gate Parkway) shall have a maximum of 45 acres for commercial use, the
balance of the land uses shall be limited to non-commercial uses as allowed in Mixed Use
Activity Centers.
3. The location and configuration of all land uses within a Master Planned Activity Center shall
be compatible with and related to existing site features, surrounding development, and
existing natural and manmade constraints. Commercial uses shall be oriented so as to
provide coordinated and functional transportation access to major roadways serving the
Activity Center, and functionally related or integrated with surrounding land uses and the
planned transportation network.
4. Adjacent properties within the Activity Center that are not under the unified control of the
applicant shall be considered and appropriately incorporated (i.e. pedestrian, bicycle and
vehicular interconnections) into the applicant's Master Plan.
Provision Analvsis:
The Master Planned Activity Center provision is an example of the downside to "legislation on the fly"
(it was mostly written at and during a public hearing) - it is poorly written and confusing.
The County recommends this Master Planned Activity Center provision be rewritten for clarity, and
possible substantive change, likely to include reorganization/restructuring of the provision.
Rural Fringe Mixed Use District (select excerpts)
The Rural Fringe Mixed Use District is identified on Future Land Use Map. This District
consists of approximately 93,600 acres, or 7% of Collier County's total land area. Significant
portions of this District are adjacent to the Urban area or to the semi-rural, rapidly developing,
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FUTURE LAND USE ELEMENT
large-lot North Golden Gate Estates platted lands. Agricultural land uses within the Rural
Fringe Mixed Use District do not represent a significant portion of the County's active
agricultural lands. As of the date of adoption of this Plan Amendment, the Rural Fringe Mixed
Use District consists of more than 5,550 tax parcels, and includes at least 3,835 separate and
distinct property owners. Alternative land use strategies have been developed for the Rural
Fringe Mixed Use District, in part, to consider these existing conditions.
The Rural Fringe Mixed Use District provides a transition between the Urban and Estates
Designated lands and between the Urban and AgriculturaVRural and Conservation designated
lands farther to the east. The Rural Fringe Mixed Use District employs a balanced approach,
including both regulations and incentives, to protect natural resources and private property
rights, providing for large areas of open space, and allowing, in designated areas, appropriate
types, density and intensity of development. The Rural Fringe Mixed Use District allows for a
mixture of urban and rural levels of service, including limited extension of central water and
sewer, schools, recreational facilities, commercial uses and essential services deemed
necessary to serve the residents of the District. In order to preserve existing natural
resources, including habitat for listed species, to retain a rural, pastoral, or park-like
appearance from the major public rights-of-way within this area, and to protect private
property rights, the following innovative planning and development techniques are required
and/or encouraged within the District.
.**
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break ...
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Sending Lands: Sending Lands are those lands that have the highest degree of environmental
value and sensitivity and generally include significant wetlands, uplands, and habitat for listed
species.
7. Permitted Uses: Permitted uses are limited to the following:
a) Agricultural uses consistent with Chapter 823.14(6) Florida Statutes (Florida Right to
Farm Act)
b) Detached single-family dwelling units, including mobile homes where the Mobile Home
Zoning Overlay exists, at a maximum density of one dwelling unit per 40 acres or one
dwelling unit per lot or parcel of less than 40 acres, which existed on or before June 22,
1999. For the purpose of this provision, a lot or parcel which is deemed to have been in
existence on or before June
22, 1999 is 1) a lot or parcel which is part of a subdivision recorded in the public
records of Collier County, Florida; or 2) a lot or parcel which has limited fixed
boundaries, described by metes and bounds or other specific legal description, the
description of which has been recorded in the public records of Collier County Florida
on or before June 22, 1999; or 3) a lot or parcel which has limited fixed boundaries, for
which an agreement for deed was executed prior to June 22, 1999.
c) Habitat preservation and conservation uses.
d) Passive parks and other passive recreational uses.
e) Sporting and Recreational camps, within which the lodging component shall not exceed
1 unit per 5 gross acres.
f) Essential Services necessary to serve permitted uses identified in Section 5.a) through
5.e) such as the following: private wells and septic tanks; utility lines, except sewer
lines; sewer lines and lift stations, only if located within non-NRPA Sending Lands, and
only if located within already cleared portions of existing rights-of-way or easements,
and if necessary to serve the Rural Transition Water and Sewer District; and, water
pumping stations necessary to serve the Rural Transition Water and Sewer District.
g) Essential Services necessary to ensure pUblic safety.
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FUTURE LAND USE ELEMENT
h) Oil and gas exploration. Where practicable, directional-drilling techniques and/or
previously cleared or disturbed areas shall be utilized to minimize impacts to native
habitats.
8. Conditional Uses:
a) The following uses are conditionally permitted subject to approval through a public
hearing process:
(1) Essential services not identified above in 4f). Within one year, Collier County will
review essential services currently allowed in the Land Development Code and will
define those uses intended to be conditionally permitted in Sending designated
lands. During this one-year period or if necessary until a comprehensive plan
amendment identifying conditionally permitted essential services, no conditional
uses for essential services within Sending designated lands shall be approved.
(2) Public facilities, including solid waste and resource recovery facilities, and public
vehicle and equipment storage and repair facilities, shall be permitted within Section
25, Township 49S, Range 26E, on lands adjacent to the existing County landfill. This
shall not be interpreted to allow for the expansion of the landfill into Section 25 for
the purpose of solid waste disposal.
(3) Commercial uses accessory to permitted uses 4.a), 4.c) and 4.d), such as retail sales
of produce accessory to farming, or a restaurant accessory to a park or preserve, so
long as restrictions or limitations are imposed to insure the commercial use
functions as an accessory, subordinate use.
*..
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Exemptions from the Rural Fringe Mixed Use District Development Standards -
The requirements of this District shall not apply to, affect or limit the continuation of existing
uses. Existing uses shall include: those uses for which all required permits were issued prior
to June 19, 2002; or projects for which a Conditional use or Rezone petition has been
approved by the County prior to June 19, 2002; or, land use petitions for which a completed
application has been submitted prior to June 19, 2002. The continuation of existing uses shall
include expansions of those uses if such expansions are consistent with or clearly ancillary to
the existing uses. Hereafter, such previously approved developments shall be deemed to be
consistent with the Plan's Goals, Objectives and Policies and for the Rural Fringe Mixed Use
District, and they may be built out in accordance with their previously approved plans.
Changes to these previous approvals shall also be deemed to be consistent with the Plan's
Goals, Policies and Objectives for the Rural Fringe Mixed Use District as long as they do not
result in an increase in development density or intensity.
Provision Analvsis:
The RFMUD - its allowance of uses, TDR program, etc. - was created to apply to lands zoned A, Rural
Agricultural. However, there are some lands with non-A zoning, including GC, Golf Course; TTRVC,
Travel Trailer Recreational Vehicle; PUD. Planned Unit Development; VR, Village Residential; MH,
Mobile Home; RSF-3, Residential Single Family; C-2, Convenience Commercial; and, C-3,
Intermediate Commercial. For some of these non-A zoning districts, to allow or only allow the uses
and densities of the RFMUD would be in conflict with the underlying zoning district and would grant
additional uses not allowed by underlying zoning or prohibit uses that are allowed by underlying
zoning (e.g. RFMUD Neutral Lands would allow residential and agricultural uses whereas C-2 doesn't
allow those uses and would not allow commercial uses whereas C-2 allows various commercial uses).
To apply the RFMUD regulations to non-A zoning would not only open the County to potential Bert
Harris Act claims, it just wouldn't make sense - the uses of the RFMUD do not correlate to the
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FUTURE LAND USE ELEMENT
development standards of the non-A zoning districts. Similarly, to apply the TDR program to non-A
zoned lands is nonsensical.
The RFMUD Sending Lands originally included only the provision for base TOR credits. However,
via a subsequent GMP amendment, various bonus credits were added. However, in doing so, the
necessary correlating renumbering of cross-references within subparagraphs 7.f. and 8.a.(I) and (3) did
not occur (to change "5" to "7" and "4" to "7," respectively).
The "Exemption" provision at the end of the RFMUD is a grandfathering provision for existing uses.
Part of that provision allows for the expansion of existing uses ("The continuation of existing uses
shall include expansions of those uses if such expansions are consistent with or clearly ancillary to the
existing uses."). This language needs to be revised so as to clearly reflect the intent to allow for on-
site expansion, not expansion onto lands not part of the existing use. Also, the title of this provision
incorrectly refers to development standards whereas the provision itself applies to the RFMUD in its
entirety.
The County recommends the RFMUD be revised to clarify that it only applies to A-zoned lands; to
correct a miss-numbering from a past amendment to the RFMUD Sending Lands designation; and, to
clarify the applicability of "expansion" and delete unneeded text from the Exemption provision title.
BayshoreJGateway Triangle Redevelopment Overlay
The BayshoreJGateway Triangle Redevelopment Overlay, depicted on the Future land Use
Map, is within the boundaries of the Bayshore/Gateway Triangle Redevelopment Plan adopted
by the Board of County Commissioners on March 14,2000. The intent of the redevelopment
program is to encourage the revitalization of the Bayshore/Gateway Triangle Redevelopment
Area by providing incentives that will encourage the private sector to invest in this urban area.
This Overlay allows for additional neighborhood commercial uses and higher residential
densities that will promote the assembly of commercial uses and higher residential densities
that will promote the assembly of property, or joint ventures between property owners, while
providing interconnections between properties and neighborhoods. The intent of this Overlay
is to allow for more intense development in an urban area where urban services are available.
One or more zoning overlays will be adopted into the Collier County land Development Code
to aid in the implementation of this Overlay. The following provisions and restrictions apply to
this Overlay:
1. Mixed-Use Development: Mix of residential and commercial uses are permitted. For
such development, commercial uses are limited to C-1 through C-3 zoning district uses
plus hotel/motel use. Mixed-use projects will be pedestrian oriented and are
encouraged to provide access (vehicular, pedestrian, bicycle) to nearby residential
areas. The intent is to encourage pedestrian use of the commercial area and to provide
opportunity for nearby residents to access these commercial uses without traveling
onto major roadways. Parking facilities are encouraged to be located in the rear of the
buildings with the buildings oriented closer to the major roadway to promote traditional
urban development.
2. Residential uses are allowed within this Overlay. Permitted density shall be as
determined through application of the Density Rating System, and applicable FLUE
Policies, except as provided below and except as may be limited by a zoning overlay.
3. Non-residential/non-commercial uses allowed within this Overlay include essential
services; parks, recreation and open space uses; water-dependent and water-related
uses; child care centers; community facility uses; safety service facilities; and utility
and communication facilities.
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FUTURE LAND USE ELEMENT
4. Properties with access to US-41 East are allowed a maximum density of 12 residential
units per acre. In order to be eligible for this higher density, the project must be
integrated into a mixed-use development with access to existing neighborhoods and
adjoining commercial properties and comply with the standards identified in Paragraph
#8, below, except for mixed use projects developed within the "mini triangle" catalyst
project site as identified on the Bayshore/Gateway Triangle Redevelopment Overlay
Map. The "mini triangle" project site is eligible for the maximum density of 12 units per
acre, with development standards as contained in the Gateway Triangle Mixed Use
District zoning overlay, adopted February 28, 2006 (Ordinance No. 06-08), and amended
December 14, 2006 (Ordinance No. 06-63). For projects that do not comply with the
requirements for this density increase, their density is limited to that allowed by the
Density Rating System and applicable FLUE Policies, except as may be limited by a
future zoning overlay.
5. Properties with access to Bayshore Drive, are allowed a maximum density of 12
residential units per acre. In order to be eligible for this higher density, the project must
be integrated into a mixed-use development with access to existing neighborhoods and
adjoining commercial properties and must comply with the standards identified in
Paragraph #8, below. For projects that do not comply with the requirements for this
density increase, their density is limited to that allowed by the Density Rating System
and applicable FLUE Policies, except as may be limited by a future zoning overlay.
6. For parcels currently within the boundaries of Mixed Use Activity Center #16, land uses
will continue to be governed by the Mixed Use Activity Center Subdistrict. A zoning
overlay may be developed for these properties within the Mixed Use Activity Center to
provide specific development standards.
7. Existing zoning districts for some properties within the Bayshore/Gateway Triangle
Redevelopment Overlay allow uses, densities and development standards that are
inconsistent with the uses, densities and development standards allowed within this
Overlay. These properties are allowed to develop and redevelop in accordance with
their existing zoning until such time as a zoning overlay is adopted which may limit
such uses, densities and development standards.
8. To qualify for 12 dwelling units per acre, as provided for in paragraphs #4 and #5 above,
mixed use projects within the Bayshore/Gateway Triangle Redevelopment Overlay must
comply with the following standards:
a. Buildings containing only commercial uses are limited to a maximum height of three
stories.
b. Buildings containing only residential uses are limited to a maximum height of three
stories except such buildings are allowed a maximum height of four stories if said
residential buildings are located in close proximity to US-41.
c. Buildings containing mixed use (residential uses over commercial uses) are limited
to a maximum height of four stories.
d. Hotels/motels will be limited to a maximum height of four stories.
e. For purposes of this Overlay, each building story may be up to 14 feet in height.
f. For mixed-use buildings, commercial uses are permitted on the first two stories
only.
g. Each building containing commercial uses only is limited to a maximum building
footprint of 20,000 square feet gross floor area.
h. One or more zoning overlays may be adopted which may include more restrictive
standards than listed above in Paragraphs a-g.
9. For all properties outside of the Coastal High Hazard Area, any eligible density
bonuses, as provided in the Density Rating System, are in addition to the eligible
density provided herein. However, for properties within the Coastal High Hazard Area
(CHHA), only the affordable-workforce housing density bonus, as provided in-the
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FUTURE LAND USE ELEMENT
Density Rating System, is allowed in addition to the eligible density provided herein.
For all properties, the maximum density allowed is that specified under Density
Conditions in the Density Rating System.
10. A maximum of 388 dwelling units are permitted to be utilized in this Overlay for density
bonuses, as provided in paragraphs #4 and #5 above, for that portion of the Overlay
lying within the CHHA only. This 388 dwelling unit density bonus pool corresponds
with the number of dwelling units previously entitled to the botanical gardens sites
prior to their rezone in 2003 to establish the Naples Botanical Gardens PUD. The "mini
triangle" catalyst project is not subject to this density bonus pool.
11. The Botanical Garden, Inc. properties located in Section 23, Township 50 South, Range
25 East, and shown on the Bayshore/Gateway Triangle Redevelopment Overlay Map,
shall be limited to non-residential uses except for caretaker, dormitory, and other
housing integrally related to the Botanical Garden or other institutional and/or
recreational open space uses.
Provision Analvsis:
This Overlay was adopted in 2000 with the intent of promoting redevelopment within this area. It
includes a density bonus (reallocation) provision and contains some specific development standards
applicable to projects that utilize the bonus provision. These and other development standards are
contained in the LDC in two zoning overlays. Many other FLUE provisions (subdistricts) contain
development standards, but only some of those include height limits, and this Overlay is the only
FLUE provision that specifies the height of a building story. Such a detailed standard in the FLUE
may be problematic, and has proven to be in the case of a presently pending PUD rezone petition
within this Overlay. Leaving such detail to the LDC is more appropriate as the LDC includes variance
and deviation provisions whereby an applicant has the opportunity to demonstrate why or how such a
standard should not be applied to a given project.
The County recommends deletion of subparagraph 8.e.
Future land Use Map and Map Series
The Future land Use Map includes a depiction of the CHHA.
Provision Analvsis:
The CHHA is described in CCME Policy 12.2.5. The definition of the CHHA in Florida Statutes
changed in 2006 but that Policy has not been revised. Any necessary change to CHHA boundary
description in CCME policy 12.2.5 needs to be reflected on the FLUM.
The County recommends any changes to the CHHA boundary made III CCME Policy 12.2.5 be
reflected on the FLUM depiction of the CHHA boundary.
The Future land Use Map Series includes detailed map features.
Provision Analvsis:
Some FLUM series maps, e.g. Mixed Use Activity Center maps, include underlying details such as
zoning classifications, layout of streets, parcel and subdivision layout, incorporated area boundaries,
etc.; the underlying details of many of these maps are outdated. One or more maps have not been
revised to correlate with other past map changes, e.g. Activity Center Index Map vs. individual MUAC
maps. The Stewardship Overlay Map was previously amended to depict the approved Stewardship
Sending Areas; the boundaries for SSA #7 were inadvertently shown incorrectly, and some additional
SSAs have since been approved. The FLUM needs to be revised to correct the depiction of certain
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FUTURE LAND USE ELEMl:7vT
boundaries in the eastern portions of the County: the ConservationlRLSA boundary along Corkscrew
Road (should not jog above the road); the South Golden Gate Estates NRPA at and near Port of the
Islands (NRP A should follow the north and west border of POTI Urban designation, not extend within
it, and the NRP A boundary west of POTI should follow US 41); the Agricultural/Rural-Conservation
designation near US 4l1SR 29 intersection (should follow US 41 and SR 29, not run north and east,
respectively; and, the Agricultural/Rural designation should extend west of Everglades City to the
ACSC boundary). The FLUM was previously amended to add a feature depicting an interchange at 1-
75/Golden Gate Parkway but the map legend does not include that feature.
The County recommends these maps be revised to update and correct as necessary.
Miscellaneous FLUE Issue. Henderson Creek Mixed Mixed Use Subdistrict
Specific requirements and limitations for the Henderson Creek Mixed-Use Subdistrict as
follows:
p. The type of landscape buffers within this Subdistrict shall be no less than that required in
mixed-use activity centers.
Provision Analysis:
Paragraph "p." refers to buffer standards for mixed use activity centers; however, neither the GMP nor
LDC contains any such buffer standards.
The County recommends the Subdistrict be revised to remove paragraph "p."
Miscellaneous FLUE Issue - Davis Boulevard/County Barn Road Use Subdistrict
Projects within this Subdistrict shall comply with the following standards and criteria:
a. Commercial Component
S. Allowable commercial uses in the commercial component shall be limited to those uses
permitted in the C-1, C-2, and C-3 zoning districts as contained in the Collier County
land Development Code, Ordinance 04-41, as amended, in effect as of the date of
adoption of this Subdistrict (Ordinance No. 2005-25 adopted on June 27, 2005).
Provision Analysis:
Subparagraph a.5. contains an erroneous date - June 27, 2005 should be June 7.
The County recommends the Subdistrict be revised to corrcct the referenced date.
Planning Horizon Issue
Provision Analysis:
The FLUM is labeled 2006-2016; future transportation maps are labeled 2025; other planning and/or
infrastructure programs have different timelines. There is a need to align the planning horizon within
the GMP. The 2007-2008 combincd cycles of GMP amendments, scheduled to be adopted on July 28,
2010, includes an amendment to add a new Policy 4.11 in the FLUE, as follows:
In the next Evaluation and Appraisal Report (EAR), due January I, 2011, Collier
County will identify as an issue to be addressed, thc need to align dates within the
various elements of this growth management plan. This will include, but may not be
limited to, the planning time frame for the Future Land Use Map, the Rural Lands
Stewardship Area Overlay, and Transportation Element long range maps. Necessary
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FUTURE LAND USE ELEMENT
amendments to achieve the alignment of dates will be included in the EAR-based
amendments to the Plan.
The County recommends revising the various planning horizons to be consistent, perhaps 2025.
Designation/District/Subdistrict Relationship
Provision Analvsis:
Both the Urban and Agricultural/Rural Designations contain multiple Districts and Subdistricts.
Various uses are allowed under the Designation that mayor may not be allowed under each subsequent
District or Subdistrict though this is not always readily discernable.
The County recommends clarification of the relationship between Designations, Districts and
Subdistricts; this may necessitate restructuring parts of the Designation Description section of the
FLUE.
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FUTURE LAND USE ELEMENT
Three
.
aJor
Issues
Water Resource Protection
STATEMENT OF ISSUE
An evaluation of the objectives and policies of the GMP for their effect on managing water
resource protection throughout the County by promoting mechanisms to protect the County's
estuarine and wetland systems.
ISSUE BACKGROUND
Subsection 163.3177 (5)(d), Florida Statutes requires all local governments within the State of
Florida to have, as part of their respective Local Government Comprehensive Plans, an Element,
dealing with "the conservation, use, and protection of natural resources in the area, including air,
water, water recharge areas, wetlands, water wells, estuarine marshes, soils, beaches, shores,
flood plains, rivers, bays, lakes, harbors, forests, fisheries and wildlife, marine habitat, minerals,
and other natural and environmental resources"
The statute further relates the functions of the Conservation and Coastal Elements so that, in
effect, local governments in designated coastal areas, such as Collier County, are required to
prepare a Conservation and Coastal Management Element, which fulfills the requirements for
both Elements. Accordingly, Collier County's Conservation and Coastal Management Element is
divided into thirteen (13) separate goal areas. These may be summarized as follows:
1. Protection of natural resources;
2. Protection of surface and estuarine water resources;
3. Protection of groundwater resources;
4. Protection of freshwater resources;
5. Protection of mineral and soil resources;
6. Protection of native vegetation and wildlife habitat;
7. Protection of fisheries and wildlife;
8. Maintenance of existing air quality;
9. Management of hazardous materials and hazardous wastes;
10. Protection of coastal resources;
II. Protection of historic resources;
12. Hurricane evacuation and sheltering; and
13. Avoiding duplication of regulations.
Collier County is a large land area of approximately 2000 square miles in southwest Florida.
The topography is extremely flat ranging from a high elevation of approximately forty (40) feet
above sea level in the unincorporated community ofImmokalee in the northeastern portion of the
County to the back of a low coastal dune system at approximately four (4) feet at the coastline
along the western and southern portions of the County. The typical ground slope is
approximately one (I) foot per mile in the western half of the County and less than that in the
eastern half of the County. Additionally the area receives an average rainfall of about 53 inches
with 37 inches during the wet season (June through October). Due to the lack of relief, abundant
rainfall, highly permeable soils, and proximity to sea level the ground water table is very close to
I
W A noR RESOI fReE I'R07EC71ON
the ground surface. The flat topography results in large areas of sheetflow across natural ground,
but canals, road construction, agricultural operations, and urban development have greatly
altered this sheetflow in the western portion of the County.
Collier County, due to the lmmokalee Ridge in the northeast, is basically its own drainage
watershed. The shallow topography, with the lmmokalee Ridge located in the northeastern
portion of the County near the Lee County and Hendry County boundaries, creates a series of
drainage basins with very little exchange of stormwater crossing County lines. Additionally, in
some locations agricultural and development activities have constructed earthen berms along
their property lines that correspond to the County lines that further define the drainage basin
boundaries. The eastern half of the County is predominantly federally owned wetlands that
receives sheet flow as a part of the Everglades system, but this remains in the eastern half of the
County and continues the flow in a southwesterly direction.
Due to the low gradient terrain and wetland hydrologic features, construction of canals along
section lines and roads, drainage is not uniform and implementation of a uniform level of service
for flood conveyance in all areas of Collier County is not feasible. The County generally
considers a 25-year 3-day rainfall event as the design storm for area west of Collier Blvd. (CR-
951) and a 10-year I-day rainfall event as the design storm for the Golden Gate Estates areas east
of Collier Boulevard (CR 951).
Because the soils are so porous the canals drain preserves and shallow aquifers as well as
residential developments. The shallow aquifers are utilized by suburban and rural residents for
potable water. Additionally the large fresh water discharges, contributed from the development
of the county, during the wet season have been found detrimental to the estuaries. For these
reasons there have been many adjustable water level controls installed in the canal systems to
improve functionality.
The development of Watershed Management Plans and interim regulations is specified in the
Conservation and Coastal Management Element (CCME) Objective 2.1 of the Collier County
Growth Management Plan, as adopted by the Board of County Commissioners on 1-25-07
(Ordinance 2007-16). The Florida Department of Community Affairs reviewed all amendments
to the CCME, including the addition of these "interim standards" and on 5-2-07 issued their
Notice of Intent to find the CCME amendments "in compliance" with Florida Statutes. After the
21-day challenge period ended without a challenge being filed, the amendments to the CCME
became effective on 5-24-07
The interim standards require a new development and re-development projects shall meet 150%
of the water quality volumetric requirements of Section 5.2.l(a) of the Basis of Review for
Environmental Resource Permit Applications (February 2006) and the retention and detention
requirements, and the allowable offsite discharge rates required by Drainage Sub-element Policy
6.2 and 6.3, respectively. The 150% water quality volumetric requirement also applies to the
County's minimum requirement of one (I) inch under Ordinance 90-10, as amended; thus
increasing the County's minimum requirement to one and one-half(15) inches.
:;
WA fER RES()URn,'I'R(}fZ,;cZWN
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Loss of storage or conveyance volume resulting from direct impacts to wetlands shall be
compensated for by providing an equal amount of storage or conveyance capacity on site and
within or adjacent to the impacted wetland
3
WATER RESOURCE PROTECTION
Floodplain storage compensation shall be evaluated for developments within the designated
flood wnes "A", "AE", and "YE" as depicted on the Flood Insurance Rate Maps published by
the Federal Emergency Management Agency with an effective date of November 17, 2005.
Floodplain storage compensation shall also be evaluated for areas known to be periodically
inundated by intense rainfall or sheetflow conditions.
Comprehensive Plan Implementation
The Collier County Growth Management Plan addresses the need to complete the prioritization
and begin the process of preparing Watershed Management Plans, which is to contain
appropriate mechanisms to protect the County's estuarine and wetland systems. The process
consist of (I) an evaluation of areas for which Watershed Management Plans are not necessary
based on current or past watershed management planning efforts, (2) an assessment of available
data and information that can be used in the development of Watershed Management Plans, and
(3) budget authorization to begin preparation of the first Watershed Management Plan. A funding
schedule is established to ensure that all Watershed Management Plans will be completed by
2010. In selecting the order of Plan completion, the County shall give priority to watersheds
where the development growth potential is greatest and will impact the greatest amount of
wetland and listed species habitats. The schedule and priorities shall also be coordinated with the
Federal and State agency plans that address Total Maximum Daily Loads (TMDLs). Until the
Watershed Management Plans are completed, The County shall apply the interim standards for
development.
Below are the public comments received related to Water Resource Protection:
WATER RESOURCE PROTECTION
.
County should re-evaluate monitoring and maintenance procedures for nutrient
loads/pollution/water quality. Objective 1 of the Drainage Sub-Element.
Improve public participation outreach and involvement for watershed management planning.
Observational.
The County needs better outreach and education with user-friendly terminology and use
illustrations. Observational
'/he County Watershed Management Planning needs to be holistic more than just water.
Obsen'ational
With afuture unpredictable climate we cannot depend on previous historical levels (!fwater.
Observational
Develop new tools to predict future water availability. Policy 1.3 of Potable Water Sub-
Element.
GMP elements need to consider the e.ffects they have on each other and; A vailable water
.\1Ipp/y; Waste Management (Landfills); and Drainage. Observational
ff and when sea levels rise, what has the BeB done to keep water in the Eastern Collier area
fresh and apartfrom encroaching seas? Observational- Major Issue - Climate Change.
Ihe County has let the residents down by acquiescing in the I,7RM. Observational
.
.
.
.
.
.
.
.
4
WA 1ER RESOURCE PR01H"/lON
. The County has failed to provide guidance to the people who will need a LOMA.
Programmatic.
. The County has failed to limit growth based on ffi'ailable resources. Objective 2 (Financial
Feasibility) Capital Improvement Element.
. The County has failed to consider the cumulative effect of deep aquifer withdrawal.
Observational
. The County has failed to develop a County-wide Storm Water Plan. Objective 2.1
Conservation and Coastal Management Element.
. Canals not cleaned (algae and weeds cover canal along Frangipani Ave.) Algae sheet 51mk
(causingfuture problems for fish and drainage). Programnwtic.
. C Z connector has beller flow due to culverts being installed Observational
. FFMA elevatiom too large a burden during severe recession. Observational
. Need more efficient water management of roral areas east of CR951to prevent flooding and
being rezoned to flood area. Observational
. Ihe new Flood Insurance is unacceptable. Observational
. The County should protest f1RM. Observational
. If flooding is a problem. don't allow additional buildings and a.sphalt (which can impact
their neighbors). Observational.
. Ditches and swales are not being cleaned and cleared; and driveways do not have proper
culverts. Programmatic.
. Standing water only 3 times ('95, '06 and '08) the same time the county took readings.
Obsen'ational.
. County Government has failed to implement the Watershed Management Plan into which all
other Construction and Coastal Elements, Goals and Objectives were to be involved.
Obsen'ational - Objective 2.1 Con.sen'ation and Loastal Management Element.
. Disappointed with County'sfailure to put the '89 GMOP IDC into place in a timely manner.
Observational
. County has failed to address sustainability and quality (if life for all resources.
Obsen'ational
. The '89 GMP required that all aspects will be evaluated, watershed by watershed, where is
that guidance? Obsen'ational - Objective 2.1 Consen'ation and Coastal Management
Element.
. All development 1/1 the urban zones and outside should be considered and evaluated after
each watershed and its characteristics were developed. Objective 2.1 Conservation and
Coastal Management Element.
. Failed to put into place a Watershed Managementl'lan. Objective 2.1 Conservation and
Coastal Management Element.
. Dropping water table in GG Estates, GG Estates water resources are heing used by City and
other areas without benefit to GG Estates. Oh.sen'ationaL
5
W A lER RESOURCE PROTEC170N
.
Re-use water can it he turned into a drinking water source? Potential waste of re-use
water is a concern (If there is no demand. why payfor treatment?) Policy 1.1 Potable Water
Sub-Element.
County has no Flood Plain Managementl'lan. Policy 6.3 Drainage Sub-Element.
No coordination with Big Cypress Basin; SFWMD; FEMA and DrY (ex: - Picayune Strand
Restoration project was completed without consideration of the effect (if the RLSA on the
flood plain). Ob.~ervational.
Where are the Comprehensive Watershed Management Plan and the Comprehensive Water
Resource Management Plan? Policy 1.5 Drainage Sub-Element.
When are the efforts going to he: Funded; Delivered; and Scheduled. ObservationaL
Where is monitoring and maintenance of water resource? Potable Water and Drainage Sub-
Elements.
WatershedlWater Resource Management need~ to he holistic. ObservationaL
Environment/Developmellt/('on.~erl'ati(mRecharge/Recycle/Reuse/Alternative Water
Resources Ohsen'ationaL
lhe County need~ to estahlish a Storm water Utility fee to address needed improvements and
to address EP A 's implementation of the NNC (Numeric Nutrient Criteria). Observational &
Policy /.5 Drainage Suh-Element.
.
.
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.
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.
(,
WAnR RESOlIRCF I'ROll';('JION
RURAL FRINGE MIXED USE DISTRICT
STATEMENT OF ISSUE
The Rural Fringe Mixed Use District (RFMUD) is the Future Land Use Element Sub-District which
was adopted in 2002 through Ordinance 02-32, as a result of Final Order - ACC-99-002.
ISSUE BACKGROUND
ACC-99-002 was issued by the State due to the County's GMP being found to lack regulatory
protection for environmentally sensitive property, not adequately discouraging urban sprawl and
preventing the premature conversion of agricultural land. The Final Order required the following
modifications to the GMP to address the issues within three specified areas:
I. Identify and propose measures to protect prime agricultural areas.
2. Direct incompatible uses away from wetlands and upland habitat in order to protect water
quality and quantity and maintain the natural water regime as well as to protect listed animal
species and their habitats.
3. Assess the growth potential of the Area by assessing the potential conversion of rural lands to
other uses, in appropriate locations, while discouraging urban sprawl, directing incompatible
land uses away from critical habitat and encouraging development that utilizes creative land
use planning techniques including, but not limited to, public and private schools, urban
villages, new towns, satellite communities, area-based allocations, clustering and open space
provisions and mixed use development.
The Rural Fringe Mixed Use District was designed to address the above specified areas of concern.
The District, as identified on Future Land Use Map, consists of approximately 93,600 acres.
Significant portions of the District are adjacent to the urbanized area as well as the semi-rural, rapidly
developing; large-lot North Golden Gate Estates platted lands. Agricultural land uses within the Rural
Fringe Mixed Use District do not represent a significant portion of the County's active agricultural
lands.
The Rural Fringe Mixed Use District provides a transition between the Urban and Estates Designated
lands and between the Urban and Rural Lands Stewardship Area (RLSA) and Conservation designated
lands farther to the east. As of June 2002, the Rural Fringe Mixed Use District consisted of more than
5,550 tax parcels, and included at least 3,835 separate and distinct property owners. Alternative land
use strategies were developed for the Rural Fringe Mixed Use District, in part, to consider these
existing ownership patterns. The Rural Fringe Mixed Use District employs a balanced approach,
including both regulations and incentives, to protect natural resources and private property rights,
providing for large areas of open space, and allo,^~ng, in designated areas, appropriate types, density
and intensity of development. The Rural Fringe Mixed Use District allows for a mixture of urban and
rural levels of service, including limited extension of central water and sewer, schools, recreational
facilities, commercial uses and essential services deemed necessary to serve the residents of the
District.
The Rural Fringe Mixed Use District is separated into three specific areas, Sending Lands, Neutral
Lands, and Receiving Lands. Sending Lands are those lands that have the highest degree of
environmental value and sensitivity and generally include significant wetlands, uplands, and habitat for
listed species. The permitted uses within the Sending Lands are limited to a narrow list of permitted
and conditional uses and the regulations allow residential density at a maximum density of one
dwelling unit per 40 acres or one dwelling unit per lot or parcel of less than 40 acres, which existed on
1
RURAL FRINGE MIXED USE DISTRICT (RFMUD)
or before June 22, 1999 (lots <5 acres which existed as of October 15, 1974 or January 5, 1982,
depending upon location).
Neutral Lands have been identified for limited semi-rural residential development. Available data
indicates that Neutral Lands have a higher ratio of native vegetation, and thus higher habitat values,
than lands designated as Receiving Lands, but these values do not approach those of Sending Lands.
Therefore, these lands are appropriate for limited development, if such development is directed away
from existing native vegetation and habitat. A lower maximum l,'TOSS density is prescribed for Neutral
Lands when compared to Receiving Lands. Additionally, certain other uses permitted within
Receiving Lands are not authorized in Neutral Lands and the area allows a maximum density of I
dwelling unit per 5 gross acres (0.2 units per acre). The density allotted to the area prior to the
adoption of the
Receiving Lands are those lands within the Rural Fringe Mixed Use District that have been identified
as being most appropriate for development and to which residential development units may be
transferred from areas designated as Sending Lands. Based on the evaluation of available data, these
lands have a lesser degree of environmental or listed species habitat value than areas designated as
Sending and generally have been disturbed through development, or previous or existing agricultural
operations. Various incentives are employed to direct development into Receiving Lands and away
from Sending Lands, thereby maximizing native vegetation and habitat preservation and restoration.
Such incentives include, but are not limited to: the TDR process; clustered development; density bonus
incentives; and, provisions for central sewer and water. Within the Receiving Lands the base
residential density allowable is one (I) unit per five (5) gross acres (0.2 dwelling units per acre). The
maximum density achievable in Receiving Lands through the TDR process is one (I) dwelling unit per
acre, with a minimum project size of 40 contiguous acres. This maximum density is exclusive of the
Density Blending provisions.
The Rural Fringe Mixed Use District, as noted, has been regulatory constructed to steer development
away from environmentally valuable land and to the areas designated Receiving Lands. The areas
designated Receiving will be the areas which will require the greatest outlay for infrastructure
improvements. Within each of the four Receiving areas, the FLUE allows the development ofa single
Rural Village, which by regulation must be located where public infrastructure exists or is planned,
and shall have direct access to a roadway classified by Collier County as an arterial or collector
roadway, or access to the Village may be via new collector roadway directly accessing an existing
arterial, the cost of which shall be borne entirely by the developer. Additionally, a Rural Village may
only be approved after demonstration that the Village will be fiscally neutral or positive to county
taxpayers outside of the Village. These provisions of the regulations attempt to ensure that the highest
intensity development allowed by the Rural Fringe Mixed Use District will have in place or identified
the means for funding the capital improvements necessary in maintaining the Level of Service (LOS)
required by the GMP. The 2005 Residential Build-Out Study anticipated a total of 57,644 people or
] 9,433 dwelling units for the RFMUD. The Collier Interactive Growth Model (ClGM) projects a total
of 34,837 people or 11,769 dwelling units. The population or either projection will require extensive
infrastructure to satisfy the demands of the anticipated population. The regulatory component of within
the FLUE provides for a means in which the most intense development allowed within this District,
Rural Villages, are required to provide the funding for the capital improvements necessary to maintain
the County required adopted level of service for public facilities and services.
Comprehensive Plan Implementation &Program Assessment
As noted the RMUD was established based on the principal of preserving environmentally sensitive
lands, discouraging urban sprawl, promoting mixed use, protecting listed species and their habitats,
2
RURAL FRINGE MIXED USE DISTRICT (RFMUD)
while respecting the property rights inherent to the property owners within the sub-district. The
assessment on the following page provides for analysis to better determine if the goals and objectives
of the RFMUD are being met.
TRANSFER OF DEVElOPMENT RIGHTS TO DATE - FY2003-2010
Processed Pendina: Process Total Acres
Number of Acres enrolled in TOR Program 3.520.00 95.00 3.613.00
Number of Base TOR Credits 762.00 20.00
Number of Bonus TOR Credits 762.00 20.00
Number of R&M TOR Credits 324.00
Number of Conveyance Credits 324.00
Totals
Total Credits in Program: 2.090.00 40.00 2.130.00
Total Credits Redeemed: 300.00
TOR CREDITS YET TO BE REDEEMED: 1.830.00
TRANSFER OF DEVELOPMENT RIGHTS - POTENTIAL
UnDrocessed
Potential Number of Acres TOTAL
17051.00
Potential Number of Base Credits
3,448.00
Potential Number of Bonus Credits
3,448.00
Potential Number of R&M Credits
3,448.00
Potential Number of Conveyance Credits
3,448.00
POTENTIAL CREDITS TOTAL
13.800.00
All of the above have been rounded to the next highest figure
There are a total of 20,664 acres which are designated sending that have been designate eligible to
sever their development right. It should be noted that this acreage does not include all designated
sending lands due to those lands being in public ownership and not eligible for the TDR program. Of
the 20,664 acres, 17.5 percent or 3,615 acres have had or are in the process of having their TDR's
separated through voluntary participation in the program. Based upon the above estimates there are
potentially a total 15,930 TDR's, of which 13.3 percent or 2,130 TDR's have been generated through
participation in the program. Of the 2,130 TDR's which have been generated to date, 300 TDR's or
14.1 percent of the TDR's generated have been redeemed. The TDR program has been in existence for
just under seven years, with participation in the three mentioned areas all within the 12 to J 8 percent
3
RURAL FRINGE MIXED USE DISTRICT (RFMUD)
participation range. Based upon the information available regarding existing TDR programs, the
Collier TDR program can be viewed as active and achieving the stated purpose. In a November 30,
2004 memorandum from Dr. James Nicholas to Marti Chumbler regarding the proposed additional
TDR credits being proposed at the time. Dr. Nicholas references two of the more successful programs
in the county, Montgomery County Maryland and New Jersey Pinelands. Both programs are
approaching 25 years and for the Montgomery County program 60 percent of possible TDR's have
been severed and for Pinelands, just fewer than 50 percent of lands have participated. If the Collier
program was extrapolated on a straight line based upon the fact that 13.3 percent of the total potential
TDR's have been created, extending out 25 years or 3.5 times the current length of the Collier
program, the participation rate would be 7,455 TDR's generated or 47 percent of the total 15,930
potential TDR's. This participation rate would place Collier's program along side of the Pinewoods
program, but behind the Montgomery County program, but a successful program based upon the
matrix established.
The following assessment attempts to evaluate the RFMUO regarding the number of TOR's and the
acreage designated Receiving.
Four Receivinl! Areas TOR expenditure characteristics
Non Villal!e
Maximum density I unit per acre when utilizing TOR's
Minimum 40 acres need 32 TOR's to enable.
Villal!e
3 Allowed at maximum 1,500 acres @ 3 max DU per acre
1 Allowed at maximum 2,500 acres @ 3 max OU per acre
Total 7,000 acres@3 OU per acre - Maximum 21,000 DU
1,400 OU associated with Base Density
7,000 TORS to enable 14,000 OUs based on Rural Village Bonus Credit Provision
Sub-total 7,000 TDRs used to enabie 15,400 DU's
5.600 Additional TORs need to enable maximum density
Estimated that a total of 12,600 TORs needed to enable maximum density and size for allowed Rural Villages.
.number of TORs needed will be decreased slightly by density associated (1 DU per 5 acres) with required
greenbelt encompassing village.
Total receiving Land
- 22,020 acres
Potential TORs
-]5,630
-12,600
Less developed land
- 5,201
TORs for Max Village
Less acres of potential Village - 7,000
Remaining Acres
-9,8]9
Remaining Potential TORs
-3,030
4
RURAL FRINGE MIXED USE DISTRICT (RFMUD)
Remaining 3,030 TORs could enable 3,788 acres of additional receiving land @ 1 OU per acre. (each minimum
40 acre development requires 32 TORs to entitle)
Total- 6,031 acres of receiving land could not participate in the program due to full expenditure of potential
TOR credits.
From the above analysis, it can be determined that there are an adequate number ofTDR's potentially
in the system to enable the 73% of the eligible receive lands. It should be noted that the program was
not designed for 100% participation. Additionally, 5,201 acres of receiving land is currently
developed with residential, commercial, industrial and institutional uses (see map on the following
page). With these two additional data sets considered within the evaluation it can be concluded that
there is a sufficient number ofTDR's and potential TDR's within the program.
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Develooed Residential: , 1 797 Acre",
Oevelooed Con1lnerclal: 2 825 Acres
Oevelooed Indllstrial. 532 Acres
DeveloDed Institution"" 47 Acres
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RURAL FRINGE MIXED USE DISTRICT (RFMUD)
The map on the following page shows the program activity, as well as the public ownership pattern within
the RFMUD.
a~.. Couf'lty
-~ ~
6
RURAL FRINGE MIXED USE DISTRICT (RFMUD)
The TDR Program Activity map, particularly for the South Belle Meade area, shows how the program
is furthering the state and local effort to protect the designated sending lands, which in the case of the
South Belle Meade area forms a natural extension of the Picayune Strand State Forest. The Public
owned land is shown in green. The conclusion from the RFMUD analysis is that the program has been
effective in accomplishing the specified goals of the sub-district, as well as the Final Order, which
promoted the creation of the RFMUD. This assessment does not align with the public comments
received at the public participation meetings held in early 2010. Those comments are provided for
below.
.
Adjustment to Transfer of Development Rights (2005) program not producing desired result.
Wholesale comment on Overlay
Application process for severances & transfers not fair to all receiving agencies. Land
Development Code
Need more specifics of Land Management Plan required for TDR credit No.3. Cost associated
with severance process prohibited. Land Development Code
The County should develop a unified LMP for area. Future Land Use Element - Rural Fringe
Mixed Use District Overlay
County should be studying ideas for TDR '.I' to be applied beyond RFMUD. Future Land Use
Element - Rural Fringe Mixed Use District Overlay-Additional TDR Provisions
County should be studying ideas to have a TDR education program. Programmatic
TDR '.I' should be open to be used in Urban Area. Future Land Use Element - Rural Fringe
Mixed Use District Overlay-Additional TDR Provisions
Look at Marion County TDR Program. Informational
Don't use Golden Gate Estates as thru-way for access to the coast. ObservationaL
Don't build roads in advance of development and population. ObservationaL
TDR program is inefficient. Observational.
TDR program doesn't incent transfers sufficiently for developers. Future Land Use Element
(FLUE) RFMUD.
Envisioned market for TDR '.I' is non-existent (don't sell) Observational.
Further incent transfers into urban injill (clause is unclear and needs to be expanded). Future
Land Use Element (FLUE) RFMUD.
Provide further incentives from sending to receiving. Future Land Use Element (FLUE)
RFMUD.
.
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.
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.
.
Rural villages envisioned within receiving areas don't provide sufficient commercial capacity.
ObservationaL
Design and criteria for commercial locations within the villages isolate them from major
transportation corridors (making them not viable) Future Land Use Element (FLUE) RFMUD.
No new high speed (> 36 mph) road., huilt in RLSA and Rural Fringe Sending Areas (low speed
essential for wildlife preservation) Observational
RLSA and RFMUD need to be compatible with Golden Gate Master Plan. ObservationaL
When RFMUD was created, land use restrictions eliminated functionality of Golden Gate Master
Plan - Ex: Proposed location for estates commercial. ObservationaL
Receiving Areas in the RFMUD need to be changed to allow services including
commercial and industrial can he located there to support not only the RFMUD,
Golden Gate Estates and surrounding Communities. Observational
TDR Program not working. Observational
Not enough TDR '.I' to use for density in Receiving Lands. Future Land Use Element (FLUE)
RFMUD
.
.
.
.
.
business,
but adjacent
.
.
7
RURAL FRINGE MIXED USE DISTRICT (RFMUD)
. Allow other uses on Receiving Lands (Non-residential). Future Land Use Element (FLUE)
RFMUD
. RFMUD Plan not compatible with Estates Master Plan. Lost commercial opportunities for the
Estates due to RFMUD Plan. Observational
. Allow owners of Receiving Lands to convert a portion of those lands to Sending Lands in order to
get more TDRs to use on their remaining Receiving Lands. This process should be available
through a rezoning-like process rather than requiring a comprehensive plan amendment.
Programmatic
. Increase the TDR Credits formula for Base TDRs to more than the current one (1) base TDR per
five (5) acres. In designated Receiving Areas allow a density of greater than one unit per acre
with the use ofTDRs and not limit density above one unit per acre to only Rural Villages. Non-
villages should be able to go up to 2 units per acre. Like the RLSA, rural villages should be able
to go to 4 units per acre. Programmatic
. Remove/modifY the very detailed and unworiwble requirements for development of a Rural
Village. Increase the TDR Bonus multiplier in a Rural Village to make it economically viable. At
the present time, the TDR program is too expensive jiJr a higher dense village. As density
increases, average prices come down. Programmatic
. Remove the minimum required purchase amount of $25, 000 jilr a Base TDR and instead let the
market work to determine TDR prices. Programmatic
. Protect existing TDR holders but drastically revamp the current program such that it is less costly
to develop in receiving areas. Programmatic
. Encourage the establishment of mitigation banh in the Rural Fringe for listed species.
Programmatic
. Another option to consider is to estahlish separate overlays for each of the four distinct Rural
Fringe development areas, similar to the North Belle Meade Overlay which has its own set of
development standards. Programmatic
. The current Rural Fringe provisions of the GMF already call for the County to consider the
feasibility of establishing a .. TDR Bank" to be administered by the County or some other non-for-
profit government, or quasi governmental agency with the objective of making funds available to
support the TDR program by offering initial minimal purchase prices ofTDR credits. The County
should create a TDR bank. Programmatic
. Consider allowing owners ollarge tracts in the Rural Fringe the option of utilizing the standards
and procedures of the RLSA program. Programmatic
. Allowfor the ability to transfer a certain percentage of density credits from the RLSA to the Rural
h-inge. Programmatic
. There is a need to have different morefavorable treatmentfiJr owners of Sending Land parcels of
twenty (20) acres or less to facilitate their participation. Programmatic
.
The majority of the comments are not housed or applicable to the RFMUD as provided for within the
Future Land Use Element, but rather could be classified as observational, programmatic or provided
for within the Land Development Code. There is an undercurrent or commonality to the comments
related to demand, perceived lack of demand and the need to further incentives the program to increase
demand.
8
RURAL FRtNGE MtXED USE DtSTRICT (RFMUD)
From all factors evaluated, staff can conclude that the Rural Fringe Mixed Use District has been
effective in protecting the environmentally sensitive properties within the designated sending areas and
to a limited degree allowed for market utilization of available TDR's, but based upon the public
comments, there appears to be dissatisfaction with the market response to the program. The reasons
behind this perception can be explained by a number of micro and macro conditions, but regardless of
the reason, staff believes that a public review process of the RFMUD should be conducted prior to the
County's next EAR.
9
RURAL FRINGE MIXED USE DISTRICT (RFMUD)
RURAL LANDS STEWARDSHIP AREA (RLSA) OVERLAY SUB-DISTRICT
STATEMENT OF ISSUE
The Rural Lands Stewardship Area (RLSA) Overlay is the Future Land Use Element Subdistrict which was
adopted in 2002 through Ordinance 02-54, as a result of Final Order - ACC-99-002.
ISSUE BACKGROUND
ACC-99-002 was issued by the State due to the County's GMP heing found to lack regulatory protection for
environmentally sensitive property, not adequately discouraging urban sprawl and preventing the premature
conversion of agricultural land. The Final Order required the following modifications to the GMP to address the
issues within three specified areas:
I. IdentifY and propose measures to protect prime agricultural areas
2. Direct incompatible uses away from wetlands and upland habitat in order to protect water quality and
quantity and maintain the natural water regime as well as to protect listed animal species and their
habitats.
3. Assess the growth potential ofthe Area by assessing the potential conversion of rural lands to other uses,
in appropriate locations, while discouraging urban sprawl, directing incompatible land uses away from
critical habitat and encouraging development that utilizes creative land use planning techniques
including, but not limited to, public and private schools, urban villages, new towns, satellite
communities, area-based allocations, clustering and open space provisions and mixed use development.
Comprehensive Plan Implementation & Program Assessment
As noted the RLSA was established based on the principal of preserving environmentally sensItIve lands,
discouraging urban sprawl, promoting mixed use, protecting listed species and their habitats, while respecting the
rights inherent to the property owners within the Subdistrict. The RLSA as expressed in the Future Land Use
Element contains one goal and one objective, which arc furthered by 5 policy groups.
The goal of the RLSA is: Collier County seeks to address the long-term needs of residents and property owners
within the lmmokalee Area Study boundary of the Collier County Rural and Agricultural Area Assessment.
Collier County's goal is to protect agricultural activities, to prevent the premature conversion of agricultural
land to non-agricultural uses, to direct incompatible uses away.from wetlands and upland habitat, to enable the
conversion of rural land to other uses in appropriate locations, to discourage urban sprawl, and to encourage
development that utilizes creative land use planning techniques.
The objective of the RLSA is: To meet the Goal described above, Collier County's objective is to create an
incentive based land use overlay ,'ystem, 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, 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.
Of particular relevance to the EAR process is Policy 1.22 of the FLUE which reads:
1
Rural Lands Stewardship Area (RLSA)
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 upon the five-year anniversary of the adoption of the
Stewardship District in the LDC. 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 jhl/ows:
I. The amount and location oj 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 heldfor 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. 771e extent and use offunding 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.
The 5-year review was compiled by County Staff and evaluated by the 5- Year Review Committee. A Committee
comprised of a diverse stake holder membership. The Technical review or Phase I was conducted over a series of
public meetings, with acceptance of the report on May 27, 2008 by the Collier Board of County Commissioners
and transmittal of the Phase I Technical Review to the Department of Community Affairs (DCA) on May 30,
2008.
The Phase I report concluded that significant progress has been made in achieving the RLSA goal and since the
conclusion of the Phase I report a number of approved SSA' s have been processed within the system for a total
of 16 SSA's comprising approximately 55, 956 acres. There has been no additional SRA acreage proposed to the
system since the time of the technical review, leaving a total of 5,027 acres designated SRA with 1,027 of that
total dedicated to public use benefit.
The two maps on the following pages illustrate the location of the SSA's within the RLSA Overlay, as well as
the underlying characteristics [Flowway Stewardship Areas (FSA), Habitat Stewardship Areas (HAS), Water
Retention Areas (WRA) and Area of Critical State Concern (ACSC)] ofthe area the SSA's cover.
2
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RLSA STATUS
MARCH
MAP
3
Rural Lands Stewardshio Area (RLSAI
~C-<Y
RLSA STATUS MAP
MARCH 2010
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,
'1'
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At the conclusion of the Phase I Report, the County initiated the Phase II process, which was an assessment of
the individual five group policies of the RLSA which concluded with the generation of the Phase-Two Report.
The Phase II Report was based upon public presentations, discussions and documents received and reviewed
during the Committee's 19 public meetings held beginning on March 4, 2008 and continuing through December
11, 2008. Meetings were held in accordance with the Public Open Meeting Laws of the State of Florida and
complied with Resolution 2007-305A of the Collier County Board of County Commissioners which approved
the creation of the Committee and provided for its functions, powers and duties. The Committee meetings were
well attended; open dialogue was encouraged; and minutes were taken and maintained as part of the public
record by staff of the Collier County Comprehensive Planning Department.
The following are the maior substantive proposed amendments to the RLSAO advanced for consideration by the
Committee during its approximate 9-month review of the RLSAO extending from April through December,
2008. Although there are other recommended amendments to the RLSAO than those listed as follows, the
remaining amendments are considered to be minor, corrective in nature, and intended to cause the RLSAO
policies to be better harmonized with each other.
Policy 1.6.1 (new Policy)
The recommended new Policy 1.6.1 permits a five year "Conditional Period" for a Conditional Stewardship
Easement with a possible extension for one additional year.
Policy 1.7 (amendment)
The recommended amendment to Policy 1.7 provides that the Florida Fish and Wildlife Conservation
Commission would be a grantee (along with Collier County) to future "perpetual restrictive easements"
(Stewardship Easements) rather than the Florida Department of Agriculture and Consumer Services which has
been the grantee in past BCC-approved RLSA Stewardship Easements.
Policy 1.22 (amendment)
Currently, Policy 1.22 language provides for RLSAO review, "upon the five year anniversary of the adoption of
the Stewardship District in the Land Development Code (LDC)". The amendment proposes to have the review
completed as part of the Evaluation and Appraisal Report process as required by Chapter 163 of the Florida State
Statutes.
Group 2 (amendment)
The recommended amendment to the Gronp 2 language eliminates the language related to protection of
agricultural lands from premature conversion to other uses, and replaces this language with new language related
to the retention of land for agricultural production.
Policy 2.1 (amendment)
The recommended amendments to Policy 2.1 eliminate the language related to protection of agricultural lands
from premature conversion to other uses. Also included is the elimination of the language comparing acreage
needed to accommodate the projected population of the RLSA in the Horizon year of 2025 with the acreage
required to accommodate such projected population if the RLSAO were not utilized.
5
Rllr;:tl I ;:Inrh: C;;tpw;:Irrlc;;hin Arp::t (RI SA \
Policy 2.2 (amendment)
The recommended amendments to Policy 2.2 provide for additional Stewardship Credits to retain agriculture
lands within the RLSA.
Policy 3.11 (amendment)
The recommended amendments to Policy 3.11:
. eliminate the restoration priority language related to restoration work within the Camp Keis Strand
Flowway Stewardship Area (FSA) or contiguous Habitat Stewardship Areas (HSAs); provide language
allowing for two additional Stewardship Credits (rather than the 4 Credits now permitted) for restoration
activities within a FSA or HSA, regardless of location in the RLSA; elimination of the additional two
Stewardship Credits for each acre of land dedicated for restoration activities within other FSAs and
HSAs; and provide additional Credits for either caracara restoration at 2 Credits per acre, or for exotic
controllburning at 4 Credits per acres, or for flow way restoration at 4 Credits per acre, or for native
habitat restoration at 6 Credits per acre. Within the area proposed for restoration, Land Use Layers 1-6
must be removed. The specific process for assignment of additional restoration Credits shall be included
in the Stewardship District of the LDC;
. provide for Stewardship Credits to incentivize the creation, restoration, and enhancement of a northern
panther corridor connection and a southern panther corridor connection by providing for 2 additional
Stewardship Credits for each acre of land so dedicated and, should the owner also effectively complete
the corridor restoration, an additional 8 Credits per acre would be awarded;
. provide for Stewardship Credit incentives for restoration of shallow wetland wading bird foraging habitat
located in FSA, HSA, or Water Retention Area (WRA) at the rate of2 additional Credits per acre and,
upon successful completion of the restoration, an additional 6 Credits per acre shall be awarded; and
. limit Credit incentives to only one type of restoration for each acre so designated for restoration
Policy 3.13 (amendment)
The recommended amendment to Policy 3.13 requires the acreage of a WRA, if such acreage provides for water
treatment and retention exclusively for a Stewardship Receiving Area (SRA), to be included in the SRA acreage
and would require the use of Stewardship Credits to enable the use of such an area for this purpose in a SRA.
Policy 4.2 (amendment)
This recommended amendment to Policy 4.2 corrects/updates acreage calculations within the RLSAO which are
both outside of and inside the Area of Critical State Concern and limits the amount of lands that can be
designated as SRAs to 45,000 acres. The separate Comprehensive Planning Department Staff SRA build-out
projection and Wilson Miller build-out projection of the maximum SRA acreage allowable under the existing
RLSAO [if 100% of property owners participate using the existing Credit system] is 41,040 SRA acres and
43,312 SRA acres, respectively. This SRA acreage does not include any development which may occur under
the underlying zoning of Rural Agricultural-A District and which would not be participating in the RLSAO.
Policy 4.5 (amendment)
6
0.......1 I ............. C'+..................hi... ^.."... 101 C ^ \
This recommended amendment to Policy 4.5 provides for the SRA Master Plan to be consistent with the
County's Long Range Transportation Plan, the County Build Out Vision Plan referenced in recommended new
Policy 3.7 of the Transportation Element of the GMP, and Access Management procedures. The recommended
amend to Policy 4.5 also includes a requirement for the provision of a Management Plan as part of the SRA
Master Plan which includes provisions for minimizing human and wildlife interactions between the SRA and
surrounding undeveloped properties.
Policy 4.6 (amendment)
This recommended amendment to Policy 4.6 requires an SRA to include a mobility plan that includes
consideration of vehicular, bicycle/pedestrian, public transit, internal circulators, and other modes of
travel/movement within and between SRAs and areas of outside development and land uses.
Policy 4.7 (amendment)
This recommended amendment to Policy 4.7 eliminates Hamlets as a specific forms of SRA and reduces the
number of specific forms of SRAs from four to three in conjunction with the recommended deletion of Policy
4.7.3 language related to Hamlets.
Policy 4.7.1 (amendment....Towns)
This recommended amendment to Policy 4.7.1 increases the minimum size ofa Town from 1,000 acres to 1,500
acres, increases the maximum size from 4,000 acres to 5,000 acres, and provides for the requirement of an
internal mobility plan.
Policy 4.7.3 (deletion...Hamlets)
Policy 4.7.3 is recommended for deletion.
Policy 4.7.4 [now renumbered Policy 4.7.3 (amendment...Compact Rural Development))
The recommended amendment to Policy 4.7.4 keeps the maximum size of a Compact Rural Development (CRD)
at 100 acres while providing language supporting the location of research, education, tourism, recreation, and
housing within CRDs.
Policy 4.7.4 (new)
This new Policy 4.7.4 stresses that Towns and Villages are the preferred locations for business and industry in
the RLSA to further promote economic development, diversification, and job creation with a list of examples of
permitted uses such as environmental research, agricultural research, aviation and aerospace, health and life
sciences, corporate headquarters, computer hardware, software and services, etc.
Policy 4.14 (amendment)
The recommended amendments to Policy 4.14 provide:
· language requiring a proposed new SRA, at the time of SRA approval, to provide for the opportunity to
provide direct vehicular and pedestrian connections to an adjoining SRA or adjoining lands designated as
Open;
7
Rural Lands Stewardship Area (RLSA)
. new language requiring that public or private roads and connecting signalized intersections within or
adjacent to an SRA be maintained by the primary town or community it serves; and
. new language providing for a variety of mitigation credits and offsets.
Policy 4.19 (amendment)
This recommended amendment to Policy 4.19 provides for:
· 8 Credits required for each acre of land included in a SRA where such Credits were created from a
Stewardship Credit Sending Area deemed vested under the 8 Credit ratio; and
. 10 Credits required for each acre of land included in a SRA where such Credits were created from any
other Stewardship Sending Area
Policy 4.22 (new)
This new Policy 4.22 provides that assessment of historic or cuitural resources be done when such are identified
in the RLSA through the SRA designation process, including the assessment of such resource's historic or
cultural significance and the exploration of educational and public awareness opportunities regarding such
significant resources.
Policy 5.4 (amendment)
This recommended amendment to Policy 5.4 provides language to establish a map of potential wildlife crossing
within 12 months of the effective date of the (iMP amendments to be used in evaluating community, cultural and
historical, and transportation planning for the RLSA. including all SRAs described in Group 4 Policies.
Policy 5.5 (amendment)
This recommended amendment to Policy 5.5:
. deletes certain outdated references relative to the preparation of management plans;
. provides requirement for preparation of a management plan for the purpose of minimizing human and
wildlife interactions between agricultural and non-agricultural lands uses; and
. provides for a monitoring program for developments greater than 10 acres.
Policy 5.7 (new)
This new Policy 5.7 requires that any development on lands not participating in the RLS program be compatible
witb surrounding land uses and that outdoor lighting shall be reasonably managed to protect the nighttime
environment, conserve energy, and enhance safety and security.
Policy 5.8 (new)
This new Policy 5.8 provides that assessment of historic or cultural resources be done when such are identified in
the RLSA, including the assessment of such resource's historic or cultural significance and the exploration of
educational and public awareness opportunities regarding such significant resources.
8
..... _._. , _._ _._ r,,-_ _ _...J_L'_ A _ __ ,....,..... \
Climate Change - Energy Efficiency
STATEMENT OF ISSUE
Climate Change is focused on the determination of the best ways to integrate policies related to climate
change and energy efficiency to promote strategies to reduce green house gas emissions for the County.
ISSUE BACKGROUND
Land use and transportation comprise the majority of contributions to greenhouse gas emissions in Collier
County. Carbon emissions from the burning of fossil fuels to power the built environment represent a
potential long-term hazard to the world, but also, and in particular peninsular Florida. Greater efficiency of
power use, reduction in emissions and transition to renewable forms of energy will have the greatest impact
in reducing the County's carbon footprint when tied to land use planning over all other sectors.
The idea of a carbon footprint is a relatively new concept and can have a different meaning, depending on
what is being measured. The general concept however, is a measure of the greenhouse gas (GHG) emissions
directly, and sometimes indirectly, caused by a given individual, business, community, etc. The idea is that
once a carbon footprint can be determined, efforts can be taken to reduce the footprint through mitigation,
also called carbon offsets. The term is a subset of a broader concept known as the ecological footprint,
which is a more comprehensive measure of an individual, business, or community's impact on the Earth's
ecosystems, comparing human demand with the Earth's ability to regenerate and accommodate such
demand.
As noted in the Introduction section, in 2007, the County went through a process to inventory the GHG
emissions in County Government and also for the County as a whole. Further detail on this inventory is
included in the final report prepared by TwentyFifty, LLC, titled, "Energy Audit and Greenhouse Gas
Inventory". The below table represents the percentage breakdown of total C02 emissions for the County by
sector in 2007.
The purpose of the inventory was to better understand the ways the County utilized energy so that effective
policies and programs could be implemented to reduce costs and environmental impact. Additionally, the
inventory provides a baseline against which future energy use and emissions reductions can be measured.
Climate Change - 1
The project was funded by Collier County Audubon Society, The Conservancy of Southwest Florida and
National Audubon's TogetherGreen grant program and utilized the software and protocol provided by
ICLEI, the International Council of Local Environmental Initiatives.
The three primary motivations for the Energy Audit Report were:
I) Understanding patterns of energy use can lead to saving residents/taxpayers money.
2) It is widely accepted that fossil fuel energy use contributes to global climate change, the extent of
which will be critical for low lying regions like Collier County. Assessing and reducing emissions
demonstrates responsibility to present and future residents.
3) Increasing numbers of state and federal programs (and grant opportunities) require municipalities to
address climate change. By following the established ICLEI protocol, Collier County joins twenty
four communities in Florida and hundreds nationwide willing to take action and thus demonstrate
responsibility and accountability.
The report provided specific recommendation recommendations and next steps for County as follows:
I) Establish the following reduction targets: 10% by 2020, 20% by 2030, and 50% by 2050.
2) Collate a summary of the baseline inventory, all energy savings related projects, together with additional
programs (including but not limited to those described below) into a comprehensive Collier County Climate
Action Plan. Identify within the plan how GHG reduction measures tie into other County and regional
efforts (such as the Master Mobility Plan, Coastal Management Plans and Land Development Codes).
Include an assessment of the impacts of climate change and energy management in existing plans and codes
to ensure the County anticipates and budgets properly for all potential changes in Collier County through at
least the next forty years.
3) Pursue the LFGTE project along with other waste management projects.
4) Continue government based work: i) building energy retrofits, ii) street lighting replacements to high
efficiency bulbs, iii) alternative fuel vehicles, and iv) promote the commuter services program.
5) Continue the community focused transportation programs such as traffic signal optimization.
6) Establish new community oriented programs to include: i) a community focused "Be Green when Green
makes Cents" program, or equivalent and ii) a Green Business Program. (Additional programs could be
described within in the planned Master Mobility Plan and potentially be funded through additional grant
monies or other sources).
7) Carry out an energy use/greenhouse gas emissions re-inventory in 3-5 years to measure progress.
The Energy Audit was presented to and accepted by the Board of County Commissioners in November of
2009. While the Board did not provide wholesale acceptance of all of the recommendations contained in the
report, the Board did, based upon the acceptance of the Report, create the Rebuilding Collier's Energy Use
Task Force. The purpose of the Task Force is to explore the recommendations contained within the Report
and bring suggestions back to the Board on the means to accompl ishing the energy efficiencies contained in
the Report.
The work of the Task Force is on-going at the time of authoring this report. In June of20l0, the Task Force
began discussions with the Board regarding the development of a program to green up energy use at homes
and businesses throughout the County. The program the Task Force envisions would take advantage of
legislation called Property Assessed Clean Energy (PACE), signed by Gov. Crist in May, 2010. PACE sets
Climate Chanae - 2
out a financing mechanism for local governments to create a pool of money homeowners and businesses can
tap for projects from electric car chargers to energy efficient windows. Other possible uses for the money
include insulation upgrades, solar panels, wind turbines and energy efficient air conditioning. The full
specifics and applicability of the program were still in the development stage by the Task Force at the time
of authoring this report, but the PACE program and other similar efforts to increase energy efficiency within
the County are expected based on the Task Force's work within the Energy Audit. The future
recommendations of the Task Force, once approved by the Board are expected to intertwine with the
regulatory environment of the County.
Land use decisions programmed to save energy and protect the Earth's climate have concurrent and
reinforcing benefits of enhancing local quality of life and the community's unique sense of place. By
enhancing the County's land use policies and regulations to discourage urban sprawl and better recognize
the relationship between land use decisions and energy consequences, while preserving agricultural and
natural resources, Collier County will proactively take steps to buffer against global warming's potential
impact over the next century. It should be noted that between 2003 and 2009 the County's unincorporated
population grew at an 11.9 percent rate, while the number of road miles grew at a 16.8 percent rate and the
total developed land area grew at a 19.9 percent rate. Stronger policies interlinking land use and energy
efficiency by the GMP and Land Development Code (LDC) may have created a more uniform rate of
growth among these three inter-related matrix.
Primarily, compact development patterns are as important as promoting greater fuel efficiency in combating
climate change. Locating homes in conveniently placed, walkable neighborhoods can significantly reduce
the growth in the number of miles the County's citizens' drive, shrink the nation's carbon footprint, and give
people more housing choices. Just as compact development can be a major contributor in reducing C02
emissions (residents generally drive a third fewer miles than those in automobile-oriented suburbs), sprawl
development, which increases the number of vehicle miles of travel, is a major contributor in increasing
C02 emissions.
The implications of the disconnect between land use and transportation planning not only manifest in greater
amounts of C02 emissions, but greater infrastructure cost to the County. Traditional Neighborhood Design
based upon Smart Growth and New Urbanism principles with smaller lot sizes, compact urban form, a
variety of multifamily housing types, and a mix ofland uses results in infrastructure systems that serve more
development in proportion to their cost to construct. In comparison, typical lower density Conventional
Suburban Design alternatives require far-reaching infrastructure systems to serve lower-density
development, with higher costs to build. Case studies have shown a clear reduction in infrastructure cost for
scenarios with higher density. I The city of Tallahassee/Leon County Multimodal Transportation District
Plan illustrates the cost oflow density, provided on the following page.
Climate Chan2e - 3
Land Needed to Accommodate Leon County's Projected Increase of 104,000 People by 2030 Based on Various
Development Scenarios
I acre lots = 72 square miles - Lane miles to serve: 795
Cost for major roads: ,9.552.000.000: ('ost per hlwsehold:
$208,040
1/2 acre lots::::: 36 square miles - Lane miles to serve: 384
f u..t fur tn'-,jn!" n):lds: 'S.....608.000,OOO: ('osl per hOllsehold:
~lOO.J61
i
FutUle LaucJ U::;t:
l
Future L~lId Use
.
~
"
-
,
-
.
-+
-+
1/8 acre lots = 9 square miles - Lane miles to serve: 84
Cost for major roads: $1,008.000,000 - Cost per household: $21.954
~
I. Smart Growth & Conventional Suburban Development: Which Costs More? An infrastructure case study completed for the
EPA.
The current Comprehensive Plan has policies allocated throughout the various elements that address energy
efficiency in transportation planning, land use, residential development, and housing. Through the EAR
process, the County will identifY opportunities to build on the existing policy framework and/or introduce
new policies specifically design to address climate change.
Population Projections and Energy Efficiency
The most recent build-out projections for the County, as provided by the Collie Inter-Active Growth Model
are presented in the below table. What is significant to the issue of Climate Change is the percentage of
projected growth that is allocated to lmmokalee, the Rural Fringe Mixed Use District (RFMUD) and the
Rural Lands Stewardship Area (RLSA). These three Districts of the GMP, with the anticipated adoption of
the transmitted Immokalee Are Master Plan changes, have be designed based upon smart growth principles,
which promote a range of housing opportunities, encourages the mixing of land uses, provide a variety of
transportation choices and encourages the design of walk able neighborhoods.
Climate Change - 4
Sub-District
Build-Out
Population
Current Estimated
Population
Projected
Increase
Percent of Projected
Increase
Immokalee
59.325
24.831
RLSA
210.695
R5J
34.494 5.58%
30.668 4.96%
209.842 33.94%)
Sub-Total 44.48%
354.011 57.25%
264,295 42.75%
6] 8,306
RFMIJD
35.039
4.371
Build-out East of CR
951
Build-out west of CR
951
CIGM 2010
BuildOut Proiections
444,220
90,209
507,686
243,391
951,906
333,600
The principles and concepts upon which these Districts were created are those being required by the State
through HB697 to be incorporated within a jurisdictions local comprehensive plan. The Collier County
Growth Management Plan has a head start in incorporating the necessary modifications needed to the
planning and regulatory environment to address the challenge of Climate Change, with nearly half of the
County's future residents anticipated to live within a built environment shaped by planning principals geared
to promote sustainability. It should be noted that the concepts of sustainability are spread throughout the
GMP's various Elements and will evaluated during the EAR process to identify opportunities to further their
effectiveness.
House Bill 697
In 2008 the state legislature passed comprehensive energy legislation that includes several elements
applicable to land use planning:
. Requires that data and analysis for the Future Land Use Element now include information about energy-
efficient land use patterns accounting for existing and future electric power generation and transmission
systems; and greenhouse gas reduction strategies.
· Requires that the Traffic Circulation Element incorporate transportation strategies to address
reduction in greenhouse gas emissions from the transportation sector.
. Requires that the Transportation Element for urbanized areas per FS.339.l75 shall address the
incorporation of transportation strategies to address reduction in greenhouse gas emissions from the
transportation sector.
. Requires that the Housing Element include standards, plans, and principles relating to energy
efficiency in the design and construction of new housing and use of renewable resources.
. Requires an addition to Future Land Use Map series relating to energy conservation.
. Requires construction of all local government buildings begun after July I, 2008 to meet one of the
nationally recognized green building certification standards (such as the United States Green
Building Council Leadership in Energy and Environmental Design - LEED)
. Requires use of ethanol and biodiesel blended fuels in government vehicles where available as well
as other requirements relating to government fleets and facilities.
The Department of Community Affairs is in the process of establishing the rule development to implement
the requirements of the new legislation. The most recent proposal has been included at the end of this major
issue discussion.
Climate Change - 5
The GMP objectives and policies related to the issue must establish the rational nexus for the creation of
tools which focus on creating development that will result in fewer vehicle miles and trips and more
walking, biking, and transit trips. That means compact mixed-use communities with highly connected and
pedestrian-oriented street networks where jobs, housing, entertainment, and retail are in close proximity and
where transit and other forms of non-vehicular transportation are a practical solution. In addition to reducing
vehicle miles of travel and, therefore, GHG emissions, such communities promote healthier citizens through
cleaner air and the ability to walk to more places, enable older Floridians to remain independent and in their
homes longer, reduce traffic congestion and time spent in cars (and the number of cars needed by a family,
which also saves money), and protect natural resources.
Comprehensive Plan Implementation
The Collier Growth Management Plan addresses the need for greater energy efficiency in multiple areas,
including new developments, residential construction, and mobility options within transportation systems.
Each of the Elements of the GMP were reviewed and analyzed for their consistency with the Statutory
mandates regarding energy efficiency and green house gas reduction and where appropriate were
recommended for modification.
Public Comments Received
. County should be studying ideas to target Green House Gas sources - besides transportation.
Observational
. County should be studying ideas to address lack of energy efficiency plans. Observational
. County should be studying ideas to address need to plan for Sea Level Rise. Observational
. County should be studying ideas to access & connect State Parkv with County Network Observational
. Promote and encourage safe bike/walk, including education to improve safety of bike/pedestrians
routes to reduce number of miles driven, especially school drop-off Policy 4.2 Transportation
Element.
. Reduce gaps between CAT stops. Explore feasibility of bike rentals at CAT stops to minimize gaps in
the existing networh of bike/pedestrians pathways. Programmatic
. Increase mass transit availability (CAT). Policy 12.10 Transportation Element
. Create bike/pedestrians pathways on canal banks to separate bike routes from vehicle traffic.
Programmatic
. Do not use Vehicle Miles Traveled (VMT) reduction as an excuse to build more commercial in
neighborhoods where they were not planned nor veiled through a local master plan process.
Observational
. Flooding as a result of climate change will affect current population estimates, County needs to revise
estimates. Observational
. Include more bridges (Golden Gate Estates) /0 reduce fuel consumption and safety.
. Policy 9.3 Tramportation Element/ GGAMP Restudy
. Create County-wide storm water management to address sea level rise. Policy 2.1.5 Conservation and
Coastal Management Element
. Standards to address Climate Change need to be different jor Golden Gate Estates (than urban coastal
zones). Observational
. Allow low density areas in Golden Gate Estates. Observational
. Make CA T cost more affordable. Observational
. Increase Mass Transit instead of road widening. Policy 3.3 Transportation Element
. Increase bike lanes. Policy 4.5 Transportation Element
. Need to address sea level rise due to climate change. Observational
Climate Change - 6
Collier County
2011 Evaluation and Appraisal Report
EAR
Planning Commission Workshop
Edition
.
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Comments - EAR Public Process and Growth Management Concerns
Comments by W. James Flanagan III 08-26-10
COLLIER COUNTY COMPREHENSIVE PLANNING DEPT
2011 EAR - EV ALVA nON AND APPRAISAL REPORT
REVIEW OF PUBLIC COMMENTS
FRAMING OF GROWTH PLAN AND ITS ELEMENTS FOR EAR REVIEW
According to the Department of Community Affairs, in their letter of understanding of Major
Issues dated December 4, 2009, the director states that "I am confident that the EAR will contain
a comprehensive assessment and evaluation ofthe effectiveness ofthe County's Comprehensive
Plan in achieving goals related to the major issues, as well as identifYing the necessary EAR-
based amendments for achieving those goals."
The Major Issues to be addressed in the EAR are as follows:
MI I. Concurrency Management,
MI 2. Climate Change,
MI 3. Urban Development Patterns,
Ml4. Water Resource Protection
MI 5. Intergovernmental Coordination
MI 6. Affordable Housing
Ml7. Rural Lands Stewardship Area Overlay (RLSA)
MI 8. Rural Fringe Mixed Use District (RFMUD)
The Collier County Growth Management Plan Elements and related Goals Plans and Objectives
are outlined as follows:
El. Capital Improvement Element (CIE)
I Goal incorporating 5 Objectives incorporating 30 Policies
E2. Transportation Element (TE)
I Goal incorporating 12 Objectives incorporating 65 Policies
E3. Public Facilities Element [Sanitary Sewer Sub-Element (SS)
I Goal incorporating 5 Objectives incorporating 22 Policies
E4. Potable Water Sub-Element (PW)
I Goal incorporating 5 Objectives incorporating 28 Policies
E5. Drainage Sub-Element
I Goal incorporating 6 Objectives incorporating 19 Policies
E6. Solid Waste Sub-Element (SW)
I Goal incorporating 3 Objectives incorporating 15 Policies
E7. Natural Grouudwater Aquifer Recharge Sub-Element (NGWAR)
] Goal incorporating 5 Objectives incorporating 21 Policies
E8. Housing Element (HE)
I Goal incorporating 8 Objectives incorporating 50 Policies
E9. Recreation and Open Space Element (ROSE)
I Goal incorporating 8 Objectives incorporating 27 Policies
EI0. Conservation and Coastal Management Element (CCME)
J3 Goals incorporating 47 Objectives incorporating 222 Policies
Ell. Intergovernmental Coordination Element (lCE)
I Goal incorporating 3 Objectives incorporating 15 Policies
Page I of 10
Comments - EAR Public Process and Growth Management Concerns
Comments by W. James Flanagan III 08-26-10
E12. Future Land Vse Element (FLUE)
I Goal incorporating 7 Objectives incorporating 49 Policies
RLSA Overlay - RLSA Policies segregaJed in Future Land Use Element
I Goal incorporating 5 Objectives incorporating 76 Policies
E13. Golden Gate Area Master Plan (GGAMP)
7 Goals incorporating 17 Objectives incorporating 47 Policies
E14. Immokalee Area Master Plan (lAMP)
6 Goals incorporating 13 Objectives incorporating 41 Policies
E15. Economic Element (EE)
I Goal incorporating 6 Objectives incorporating 37 Policies
Note: The Collier County Comprehensive Growth Management Plan as it currently stands
incorporates 39 Goals, incorporating 155 Objectives and 764 Policies. This summation is taken
from the Collier County Growth Management Plan.
I am hoping to bring light and improvement to the EAR Public Comment Process. I attended all
three EAR public meetings, and provided input and addressed concerns to staff as it developed.
The scope and outline of the Growth Management Plan was not addressed in creating a
framework for addressing Major Issues with Growth Plan Elements, and their Goals, Objectives
and Policies to bring perspective and focus to a means for opinion, measure, assessment and
evaluation.
Furthermore, there was no basis or baseline established for the public or the staff to effectively
provide qualitative or quantitative measureable assessment and/or evaluation ofthe effectiveness
of the County's Comprehensive Plan in achieving goals related to the major issues. As such,
public comment could not be provided in a means of measurement and assessment of goals.
objectives and policies - which is the purpose of the EAR - Evaluation and Appraisal Report
process. A means for framing a public perspective of the Growth Management Plan is missing
from the process, and a public/County basis of measurement, and qualitative and quantitative
measurement and assessment tools are also missing from the EAR process.
Certain comments pertaining to the issues, although relevant to the public's perspective, are/were
also not keyed to Growth Plan Goals Objectives and Policies. The Staff was then left to interpret
where the public comments on the Major Issues best fit under the Growth Plan's Goals,
Objectives and Policies for each and all elements. Interpretation of the comment, association and
consolidation of the public comments are therefore left to staff's interpretation of the public
comments and staff's determination and their association with the Growth Plan's Goals,
Objectives and Policies, and how they should/might be related to the Major Issues and visa versa.
As well, a revisit and review with the Public regarding staff's interpretation of the Public's
comment is not made part of the process, thereby closing the loop on Public Comment.
Some comments were labeled by Staff as "Observational" and "Programmatic" and "GGAMP
Restudy". There is a concern that these comments mayor may not be considered in the EAR
process because these concerns were not - in staff's opinion, interpretation and perspective-
attributable to specific Growth Plan's Goals Objectives and Policies. Such comments should
carry some value - in new policies to be considered and in ineffective policies abandoned or
made effective. The Public Perception must be accounted for as well, especially relative to the
Observational and Programmatic labeled comments. These should translate to an accountable
action and measurable response.
Page 2 of 10
Comments - EAR Public Process and Growth Management Concerns
Comments by W. James Flanagan III 08-26-10
As well, one of the Major Issues identified to be addressed in the EAR per the DCA Letter of
Understanding ignored - MI I. Concurrency Management. Instead, comments were requested on
the subject of Transportation without respect or reference to a Major issue as outlined in DCA's
letter, and without perspective or reference to Concurrency Management. Concurrency extends
well beyond Transportation, and affects all County Services, infrastructure and Growth Aspects.
Concurrency needs to also address Water, Sewer, Solid Waste, Schools, Public Safety, Parks and
Recreation, County Government infrastructure and all aspects of community and planning. This
was not the case in this EAR process.
OTHER CONSIDERATIONS
Need for Effective and Measurable Job Growth Element
One aspect missing from concurrency and in Growth Management Planning overall is effective
and measureable private employment planning. Current efforts for job creation have been narrow
in scope and in some cases, expending an inordinate amount of taxpayer money without
substantial and measureable success in creation of high-wage jobs or diversification of the local
economy. The growth management plan should develop means and planning for the attraction of
a broad range of industries and coordinate location within the communities created. Such an
approach should be focused to minimize traffic and impacts across the County and contribute to
the sustainability and viability of a local work-supported approach to jobs within the communities
workforce locale.
Past planning has created massive residential housing developments with no other uses and no
other opportunities for job creation from within the created PUD. This fails the rest of the County
and increases demands for services without benefit of stabilization and broadening of the
County's employment base for all the new people contained in such residential-only
communities.
Re-evaluation of Planned Population Centers
Conceptually, the Coastal Urban Zone - West of CR95 I - Are mostly built out, subject to infill
and minor long term population increases. As well, the Estates care conceptually built out - the
approximate 20]0 population of 27,607 (per the East of951 Horizon Study) is projected to grow
to 80,000 within the established limits of the platted subdivision. The driving impact of
population growth County-wide lies in the RLSA - the East of 951 Horizon Study projects a
population in the RLSA of over 389,193 at Build-out in an area that currently has a population of
approximately 12,000.
The fiscal, physical and administrative demands of providing services, transportation and
infrastructure in a remote, disconnected and mostly undeveloped agricultural and wetlands
environment will create an inordinate demand on tax revenues, resources and County function.
The remote location for massive development and population will require an inequitably high
cost of developing transportation systems, infrastructure and connectivity are conflicting with
Agricultural preservation, conservation, reduction in greenhouse gasses, reduction in Vehicle
Miles Traveled (VMTs) and other Goals Objectives and Policies found in non-RLSA aspects of
the Growth Management Plan. Reconsideration should be made relative to the cost and impacts
of such remote development, and such review should be made on a County-wide and fiscal basis
equitable to all communities of the County.
Page 3 of 10
Comments - EAR Public Process and Growth Management Concerns
Comments by W. James Flanagan III 08-26-10
Demand for communities in such a remote location as the RLSA should be challenged and/or re-
evaluated. Attractions and assets that make Collier County a demand location - access to the
beach, proximity to Interstate Highway system, quality transportation systems, proximity to
International Airport. convenient attractive communities - lose much luster and attraction in
remote rural locations disconnected from the urban coastal zone. A study of Ave Maria's
successes and failures might well reveal some of the causes for its current challenges regardless
ofthe current economic downturn.
Engaging tbe Community, Politicizing Growtb Management, Vnilateral Decision-making
The perspectives of some suggest that the planning and decision processes are politicized.
Decisions are made regardless of Staff recommendations and Planning Commission
recommendations. Engagement of communities affected are limited to 3-minute speeches at
public hearings and the efforts of several organizations to involve their communities in the
process and decisions are secondary. Efforts are need to be taken to change the process and
attitudes by actively and effectively engaging the communities affected. Stakeholders typically
include land-owners, abutters and developers. Various organizations involved in the interest of
the future of their community should be considered stakeholders as well.
Over many years, numerous contentious projects have been pushed through the community
without engagement and endearment of the residents. This perspective is the basis of the current
fight for Amendment 4 - the vision ofthe Community was being created without the Community.
Vanderbilt Beach Road Extension was promoted as necessary to the Estates community and not
for the purposes of the private communities planned for East of DesSoto (Big Cypress! Ave
Maria). For years, County Commissioners and Staff denied the fact that VBR Extension was to
serve the RLSA populations. Decisions were made and properties were taken, and alternative
solutions to traffic were not pursued and effectively ignored. Transportation engagement was not.
Stevie Tomato's fiasco was a failure in the planning and approval process that misplaced a
commercial operation in direct conflict with residential peace, privacy and quiet enjoyment.
Similar approaches were made to accelerate the widening of Oil Well Road. Work was
accelerated and funded prior to the realization of a projected population and prior to the collection
of assessable Impact Fees required prior to the funding and construction of Oil Well Road. When
the widening of Oil Well Road was approved even without concurrency, a middle section of the
road was deferred, promoted as a cost-savings measure, but truthfully associated with the
realignment of Randall Blvd and that section ofOB Well Road to meet in the proposed future
Town Center of Big Cypress. This re-alignment is not even depicted on the 2030 LRTP, yet is
widely known.
Such politicizing, posturing and misrepresentations have led to skepticism, cynicism and mistrust
of the planning process and decisions that come out of it. In some cases, private interests are
circumventing and manipulating a public process and the fiscal impacts to the public are
committed to without buy-in and support, and in some cases - against the will and desires of the
Communities affected. The mantra of Growth Pays for Growth has been a hard fiscal lesson - and
its untruth has been exposed.
Page 4 of 10
Comments - EAR Public Process and Growth Management Concerns
Comments by W. James Flanagan III 08-26-10
Transportation disconnection from Growth Management
Another concern Transportation has long been disconnected from the Growth Management
process. Decisions on future roads are made outside of Growth Management processes through
separate and disconnected MPO processes. One example is the 2030 Transportation Plan, which
when overlayed with RLSA population projections shows high density RLSA areas of Big
Cypress (4.000 - 10,000 per sq mile per 2030 Population projection maps) being served solely by
a Randall Blvd/Oil Well Road intersection. No road systems are conceptually represented within
this projected densely populated area east of DeSoto Blvd.
As well, is an issue with a future 1-75 interchange between SR29 and CR951. At one point, the
proposed interchange was promoted and presented in public meetings to serve the future Town of
Big Cypress, and the interchange would be located from 1-75 east of DeSoto north to the future
Town of Big Cypress. This seemed to make good sense - the major population projected in Big
Cypress would have direct access to 1-75 on a limited access roadway. More recently, an effort by
the Transportation Department unilaterally narrowed the focus to three choices of interchange
design for Everglades Blvd as the location ofthe Interchange. Transportation removed the Big
Cypress interchange from presentation, option and discussion. The change to Everglades Blvd as
the 1-75 interchange will translate to hundreds eminent domain takings and hundreds of
residential driveways accessing onto on a major evacuation route. Such decisions cannot be
rushed based solely on time-constrained (immediate availability) of Federal Funding for
Interchange Design. That approach is short-termed and short-sighted. (Note that Policy 6.1.2 of
the Golden Gate Area Master Plan to initiate a study of a potential interchange in the vicinitv ofI-
75 and Everglades Blvd. The County will Continue to implement a study of a potential
interchange in the vicinitv ofI-75 and Everglades Blvd.) I suggest the language should be
changed to "a potential eastern interchange along the 1-75 Corridor" to express the true needs and
intent, especially relative to the major populations projected in the RLSA area.
As well, a suggestion by a member at a civic association meeting where Emergency Management
Director Dan Summers was to ensure that an emergency egress at Everglades Blvd and 1-75
existed, or for minimal expense - could be created in short time. This comment was made as an
Emergency Management Catastrophe Preparation goal and that such an access was regardless of
any 1-75 Interchange now or in the future - and it was suggested as a Temporary Emergency-
Only Evacuation Egress from Everglades Blvd to 1-75 to be prepared for use in case of
catastrophic emergency. Civic suggestions for proactive emergency preparedness have since been
manipulated and retranslated as a desire for an EvergladeslI-75 Interchange. (Reference Policy
7.3.1) 1 suggest this policy is relevant and action needed to be taken to achieve item b. as a
minimum. The bridge study promotes local connectivity and egress, and the Improved emergency
access from Everglades Blvd to 1-75 is a critical evacuation egress point that needs to be opened
in catastrophic emergencies like wildfire, hurricanes and other natural disasters.
The whole 1-75/Everglades Interchange needs to be reconsidered and a proper comprehensive
look at the 1-75 Corridor and its future interchanges. The review should be an 1-75 Corridor
Interchange Study, and not specific to Everglades Blvd.
Page 5 of 10
Comments - EAR Public Process and Growth Management Concerns
Comments by W. James Flanagan III 08-26-10
Private Water and Sewer in tbe Estates
During the EAC forum for the EAR, the Chairwoman requested that consideration be made for
public utilities in the Estates as a means for protecting water resources. Similar comments were
made by the Chair ofthe East of951 Horizon Oversight Committee. The implication of these
comments is that septic systems are undesirable and incapable of sustainability, and that only a
public system can protect the water resources.
The East of951 Horizon Study explored the cost and feasibility of utilities in the Estates and the
public response was against public utilities in the Estates, both on a cost basis and a principle
basis that private systems are effective and sustainable, efficient and scientifically viable.
Together with an effort to incentivize joining of non-conforming small lots to conforming lots, a
viable low density sustainable green community can flourish without urbanization and public
utilities. Given some people's arguments against the existence of septic systems, one must still
consider as well that bears do still "go" in the woods.
Rural Standards vs. Vrban Standards
One thing lost in the process of Collier County Growth Management is that there are no rural
community or development standards. Densities and setbacks and functional criteria have been
developed from an urban perspective and little regard is made from a perspective of rural
existence. Golden Gate Estates is a rural community with rural perspectives, rural needs, and
rural character, and finds conflict when held to urban standards that don't relate with rural living.
Recognition of a need for a distinct rural standard is the beginning of addressing some of the
issues in the Estates and bring focus to the unique sustainable community it is.
Master Mobility Plan - Limited but Parallel Growth Management?
The Master Mobility Plan is being introduced into the EAR. In reading the brief overview of its
outline beginning on page xiii, it appears that many of the goals and strategies are functional
components of the Growth Management Plan and should be contained as measurable
achievements within various goals, objectives and policies. The MMP proposes to Prepare
Infrastructure Master Plan, Land Use Master Plan, Mobility Master Plan, Wildlife Crossings and
Habitat Preservation Master Plan, Public Workshops for a Draft Vision Plan Map/ Evaluate
effects of land use scenario on transportation plan - all items of planning that are currently under
the cover of Collier County Growth Management Plan. A concern is the Master Mobility Plan
becomes a parallel but separate Growth Management Plan for focused and limited scope of work
within the Growth Management Plan. I am concerned that the Master Mobility Plan will morph
into a document of overwhelming and ineffective volume of goals policies and objectives that
will require two review processes (EAR/MMP) and a third process to reconcile the two. Is this a
result of the recognition of the disconnect between Transportation and Growth Management? A
concern also underlies the drive behind the Master Mobility effort is for the creation of new and
expended revenues as a replacement for now non-existent Impact Fee Revenues.
Page 6 of 10
Comments - EAR Public Process and Growth Management Concerns
Comments by W. James Flanagan III 08-26-10
From such tough lessons and negative community experiences, positive community efforts and
perspectives are being promoted in such efforts as the Estates Bill of Rights - an effort by the
Golden Gate Estates Area Civic Association to introduce rural community ideals and standards
into the Golden Gate Area Master Plan Restudy. The Estates Bill of Rights is intended as a
prelude to instigate discussion of community concepts and ideas in advance of the GGAMP
Restudy so that such concepts and ideas can be discussed and vetted within the Restudy process.
Other Civic Associations and organizations are also promoting ideas. Visioning of a community
has many perspectives, and those perspectives become especially dear to the Community when
impacts, decisions and plans are made for the Community by entities outside of the Community.
Comments and Corrections from review of the draft
Collier County 2011 Evaluation and Appraisal Report - EAR
EAC - Workshop Edition - received 08-16-10
Regarding Chapter I - Public Participation
The items within each category should be numbered. One line item bulleted on page 3 references
"Regarding Item #2.." and none of any items are numbered, only 'bulleted'.
As well, Under Eastern Lands (RLSAlRFMUD) - the last item - indicates "County Government
not providing awareness of development schedule of C.R.95I," I believe this item refers to the
developments East of 951 - the proposed Town of Big Cypress and other future population
centers in the RLSA where impacts, plans, roads, interchanges etc., are not being shared with the
surrounding communities most impacted by these future populations. IE: Oil Well Road
Widening and "phased" widening with its middle-section a consideration for future development.
Some Public Comments that were made and recorded at the three EAR Public Participation
Meetings but not incorporated into Chapter 1 Public Comment are as follows, and the EAR
should be revised to include these comments and relative goal, objective and/or policy reference:
Urban Develooment Pattems
1. Urban Growth/Services Boundaries not established yet - Defme and establish
2. "A reference was made that Road corridors serving the urban areas should be routed
around the rural areas so as to maintain community character" Staff noted this item as a
GGAMP Restudy item, yet the intent of the discussion/comment was to mitigate and
minimize roadway, traffic and population impacts ofRLSA urbanized developments on
surrounding rural communities and preserves. (IE previously proposed Big Cypress
Parkway and 1-75 Interchange to access Big Cypress)
3. "Plans for east of 951 aren't flexible enough to accommodate change in growth rate" The
thought on this was East of951 needs to have a comprehensive approach-
RLSAlRFMUDlEstateslImmokaleefRural Lands/Ag Lands/Preserves - and each cannot
ignore the effects of localized Growth Management planning on other communities. All
communities need to be engaged in a comprehensive planning and review process.
4. Need for a Community Center in Golden Gate Estates should reflect a Level-of-
ServiceIPlanning Need/Capital Improvement Element Policyl.4. Staff notes item as
'observational'
Page 7 of 10
Comments - EAR Public Process and Growth Management Concerns
Comments by W. James Flanagan III 08-26-10
TranspOrtation
I. Access and availability to Public Transit needs improvement - Beach Access, Park &
Ride Lots, Employment Centers, Apartment Complexes, etc.
2. Bike lanes should be incorporated in resurfacing/road expansion projects
3. Decisions on Long Term Transportation Plans need to engage the public and those
affected before the decisions are made. Land Vse Modeling excludes public participation
on where population and road assumptions are made. Engage the Public, Stake Holders,
Surrounding Communities in the formative function of community/transportation
planning. Incorporate Transportation (road planning) in the County's Comprehensive
Planning process - do not isolate and segregate transportation decisions and planning
with the Metropolitan Planning Organization (MPO).
4. Transportation needs to be made part of the Growth Management and Plan Review
Process.
5. Road Systems are being proposed that bi-sect rural Golden Gate Estates to serve the
urbanized RLSA and Eastern Lands. Other alternatives are necessary to mitigate the
transportation, traffic and population impact on the rural community and character of
Golden Gate Estates.
6. Paving of Limerock Roads needs to be completed. Work is secondary priority to Major
road expansion project, yet minimal cost overall.
Eastern Lands - (RLSA-RFMUD)
I. Lack of Participation in the RFMUD TDR program says the program doesn't work.
2. Application Process ofTDR Program is preferential to certain conveying agencies and
unfair.
3. County should develop a standard unified format for Land Management Plan acceptable
at all agencies participating in the TDR program
4. County should be studying impacts ofRLSA potential development and their effects on
Estates (i.e. Transportation, Traffic, quality of life, environmental impacts, flood impacts,
wetlands mitigation, water quality, water quantity) Address current and future costs to
the County/taxpayer associated with urban development in existing
rural/agricultural/conservation low density low use Eastern Lands)
5. County/RLSA needs to engage Estates and surrounding communities in planning process.
Issues need to be addressed comprehensively countywide and not exclusively within the
RLSA area/process. Serious Concerns have been raised about the effects of the projected
400,00 people in the RLSA east of DeSoto Blvd on EstateslImmokalee/Collier County.
6. LRTP not showing RLSA Transportation projections, however population projections
exist for the RLSA. RLSA FLVE Map missing from County website, yet referenced by
note on the County's FLUE Map currently posted on website.
Affordable Housing
I. County does not do enough to encourage or mandate Affordable Housing.
2. Workforce Housing should not be limited/targeted to County Employees
3. In-law Guest Houses as affordable housing
4. Promote equitable distribution of affordable housing throughout Collier County. Address
saturation rates of affordable housing relative to economic condition, current and future.
Page 8 of 10
Comments - EAR Public Process and Growth Management Concerns
Comments by W. James Flanagan III 08-26-10
Water Resource Protection
1. In the need for County Watershed Plan needing to be holistic, holistic in terms of not just
water, but development, mitigation, environment, and especially coordination of
resources, planning and responsibilities between multiple agencies with diverging and
separate interests (DEP/ACOE/SFWMDlBig Cypress Basin/Collier Soil & Water
Conservation/Collier County Utilities/City of Naples UtilitieslDivision of ForestrylFire
DistrictslEmergency ManagementIFEMA)
Other General Comments made
I. Cat System doesn't serve/access Collier County Beaches
2. Library Hours insufficient
Chapten 2 & 3 - Drafts - General observations
Lack of time and subsequent issue oflater draft (CCPC Workshop Draft) have prevented me from
substantive review of Chapters 2 & 3 of the EAR, however, I can offer a couple of comments in
my recent skimming of the EAC Draft and what I was able to scan as I printed out the latest
CCPC Workshop Draft.
I. Throughout the Elements a rephrasing and reformatting is suggested - what is the proposed
rephrasing and intent of reformatting of Goals, Objectives and Policies?
2. References to Standards of various reports inserted as reference without defining and stating
the desired reference can and will lead to unintended association of irrelevant details in the future,
potentially resulting in mis-association, irrelevancy, misinterpretation, and unintended
consequences.
3. Changes of References from one to another (updating) assumes that the reference standards
have been compared and analyzed for relevancy, consistency, intent and specifics. Can this be
confirmed? Does the new standard warrant reference and/or inclusion of specific provisions
applicable? Without defining and stating the desired reference can and will lead to unintended
association of irrelevant details in the future, potentially resulting in mis-association, irrelevancy,
misinterpretation, and unintended consequences. (reference for example Drainage Sub-element
Policy 6.2 and the suggested revision notes)
4. Regarding the County's recommendation for incorporation ofa Randall Blvd Flyover and a
9S1/41 Flyover and the Everglades Interchange into Policy 6.S of the Transportation element, this
means of policy revision seems to circumvent a process of review and comprehensive planning to
take specific transportation projects and commit and define them through an editing of the
Growth Management PlanlEAR review.
Why is policy 6.S to continue as a policy? The existing policy refers, an 1-7S/Golden Gate
Parkway Interchange and a grade-separated overpass at Airport Pulling Road and Golden Gate
Parkway. The County states, "the projects listed in this policy have been completed and renders
this policy obsolete".
Page 9 of 10
Comments - EAR Public Process and Growth Management Concerns
Comments by W. James Flanagan I1I 08-26-10
Why then is the County recommending to introduce three new projects not specific to the original
policy 6.5. I am concerned that Growth Management and Transportation planning are being
executed by editorial changes to the GMP without public process and vetting - and this on future
major road projects. What is the purpose of introducing these projects specifically into the GMP
Transportation Element? What is the intent of adding these items and what does it do to commit
and change any public review process or County Planning commitments - financially. or
otherwise.
Should not this existing policy 6.5 be removed as these projects now exist and are no longer a
part of the Growth Management Plan Transportation Element? And shouldn't any new policy
introducing new and specific projects be required to go through a GMP review process? This
approach raises concerns in both the process and the motives.
Concluding Remarks
The forgoing are concerns for discussion which I would like to incorporate into the EAR and the
EAR review process, and with the hopes to see forward that the issues and concerns be addressed,
considered and discussed, with the Public being an engaged and active participant in the decisions
of the future of our communities.
es lanagan III
28 2nd Ave NE
Naples FL 34120
239-352-6352
781-254-8910
Page 10 of 10
Collier County
2011 Evaluation and Appraisal Report
EAR
Planning Commission Workshop
Edition
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THE THIRD
EVALUATION & APPRAISAL REPORT
CCPC -Workshop Edition
Table of Contents
Section
Pages
Introduction
Chapter One - Public Participation
Chapter Two - County Wide Assessment
Population Growth & Annexation
Existing v. Anticipated Development
Extent of Vacant & Developable Land
Changes to Regulatory Environment
Capital Improvement Element (CIE) - Summary
Capital Improvement Element (CIE)
Transportation Element (TE) - Summary
Transportation Element (TE)
Sanitary Sewer Sub-Element - Summary
Sanitary Sewer Sub-Element
Potable Water Sub-Element - Summary
Potable Water Sub-Element
Drainage Sub-Element - Summary
Drainage
Solid Waste Sub-Element - Summary
Solid Waste Sub-Element
Natural Groundwater Aquifer Recharge Sub-Element - Summary
Natural Groundwater Aquifer Recharge Sub-Element
Housing Element - Summary
Housing Element
Recreation & Open Space Element - Summary
Recreation & Open Space Element
Conservation & Coastal Management Element (CCME) - Summary
Conservation & Coastal Management Element
Intergovernmental Coordination Element - Summary
Intergovemmental Coordination Element
Future Land Use Element - Summary
Future Land Use Element
Golden Gate Area Master Plan - Summary
Golden Gate Area Master Plan
Immokalee Area Master Plan
Economic Element - Summary
i-xv
1-13
1-2
1-32
1-3
1-18
I
1-18
1-2
1-20
1-2
1-21
1-2
1-20
I
1-12
1-3
1-10
1-2
1-13
1-2
1-22
1-2
1-22
1-4
1-93
I
1-17
1-3
1-39
1-3
1-27
1-7
1-2
Economic Element
Public Schools Facilities Element - Summary
Public Schools Facilities Element
Chapter Three - Major Issues
Water Resource Protection
Rural Fringe Mixed Use District
Rural Lands Stewardship Area
Climate Change
Affordable Housing
Concurrency Management
Urban Development Patterns
Intergovernmental Coordination
I-II
I
1-8
1-6
1-9
1-9
1-18
1-8
]- 34
1-13
1-4
Collier County
EAR
I ntrod uction
THE THlRI)
EVALUATION & APPRAISAL REPORT
ON THE COLLIER Cm.lt'ffV GROWTH MANAGElVU::"iT PLAN *
INTROI)UCTlON ANI) SUMMAR\-
I. Introduction & Process
In 1923 the Florida State Legislature created Collier County from a portion of Lee county. Collier
County is located on the southcm gulf coast of the Florida peninsula, due west of the Miami-Ft.
Lauderdale area. Naples, located in the western coastal area of Collier County, is the most populous of
the three incorporated cities in Collier County. City of Marco Island, the second most populous
incorporated city, is a barrier island located on the Gulf Coast directly south of Naples. Everglades
City located southeast of Naples and the gateway to Ten Thousands Islands is the smallest of the three
incorporated cities both in size and population.
Collier County contains approximately 2,025 square milcs of land area. The sub-tropical climate of
Collier County enjoys an average annual temperature of approximately 75 degrees Fahrenheit, v. ith
January and June average temperatures of 67 and 82 degrees Fahrenheit. respectively.
The County is bordered by five counties: Miami-Dade, Broward, Lee, Hendry and Monroe.
CharlottE'
~
~~
Collier County Government
A five-member Board of County Commissioners, elected for terms of four years, governs Collier
County. Each Commissioner is elected by and represents a particular district within the County. The
Board of County Commissioncrs hires a County Manager, who oversees the County government
departments and staff. It is the function of the County Manager's otlice to head the daily operations of
the government in order to provide exceptional services to the citizens of and visitors to Coli ier
County.
Chapter 163, Part II. Florida Statutes.. F.S. also KnmUl as the Luca! Gt'\Cnlmcnl ('(\i11prchcnsi
Planning Act. requires alllncal governments \\ithin Ihe StatIC of Florida tu maintain curnprehensilc'
planning programs based upon an adopkd local g(l\<Tnrncnl c'(>!Tlprehensi 'e plan i\s part of this
process, the local govenmlelll must lllonitor changing conditions and must use rhi, inlCmnati,Ji1 10
guide periodic amendments to the Jocal curnprchcnsi\ e plan.
The periodic amendment process. \\hich occurs oncc every sevcn years. as described in Chapter
1 63.3191. F.S., is a two-phase process. It begins \\ith the preparation. by the 10caJ government, of an
Evaluation & Appraisal Report (EAR). The EAR evaluates the perfonnance of the various Elements
of the local government comprehensive plan since the previous EAR-based amendment process. It
assesses the Successes and failures of the various Goals. Ohjectives, Policies and programs included
within the local comprehensivc plan and provides recommendations for necessary changes.
Additionally, the EAR is the primary means by which the local plan can respond to changes in federal.
state or regional planning requirements.
Ultimately, the recommendations contained in the EAR become the basis of proposed amendments to
the local government comprehensive plan. These EAR-based amendments, as adopted by the local
governing board and found in compliance with the Chapter] 63, Part II, F.S., then become part of the
Goals, Objectives and Policies of the local plan until the next EAR is preparcd in seven years.
Collier County's first EAR was prepared and adopted by the Board of County Commissioners on July
16,1996. The subsequent EAR-based amendments were adopted on October 18, 1997. The second
EAR was prepared and adopted by the Board of County Commissioners on July 27, 2004. The
subsequent EAR-based amendments were adopted on July 28, 2006. This third EAR reviews the
performance of Collier County's Growth Management Plan (GMP) from July, 2004 to July, 2010.
*Note: "Collier County Growth Management Plan" is the adopted title for the Comprehensive Plan as
cited in Chapter 163, Part II, F.S. The two terms are in common use throughout this EAR and are
interchangeable.
E.A.R. Requirements
As required by Section 1633191 F.S., the EAR must address the following aspects of the GMP:
I. The planning program shall be a continuous and ongoing process. Each local government shall
adopt an evaluation and appraisal report once cvery 7 years assessing the progress in
implementing the local government's comprehensive plan. Furthermore, it is the intent of this
section that:
(a) Adopted comprehensive plans are reviewed through such evaluation process to respond to
changes in state, regional, and local policies on planning and growth management and changing
conditions and trends, to ensure effective intergovernmental coordination. and to identify major
issues regarding the community's achievement of its goals.
(b) After completion of the initial evaluation and appraisal report and any supporting plan
amendments, each subsequent evaluation and appraisal report must evaluate the comprehensive
plan in effcct at the time of the initiation of the evaluation and appraisal report process.
(c) Local governments identify the major issues. if applicable. with input from state agencies,
regional agencies. adjacent local governments, and the public in the evaluation and appraisal
report process. It is also the intcnt of this scction to cstablish minimum requirements for
II
information to ensure predictability, certainty, and integrity in the growth management process.
The report is intended to serve as a summary audit of the actions that a local government has
undertaken and identify changes that it may need to make. The report should be based on the
local government's analysis of major issues to further the community's goals consistent with
statewide minimum standards. The report is not intended to require a comprehensive rewrite of
the elements within the local plan, unless a local government chooses to do so.
(2) The report shall present an evaluation and assessment of the comprehensive plan and shall
contain appropriate statements to update the comprehensive plan, including, but not limited to,
words, maps, illustrations, or other media, related to:
(a) Population growth and changes in land area, including annexation, since the adoption of the
original plan or the most recent update amendments.
(b) The extent of vacant and developable land.
(c) The financial feasibility of implementing the comprehensive plan and of providing needed
infrastructure to achieve and maintain adopted level-of-service standards and sustain
concurrency management systems through the capital improvements element, as well as the
ability to address infrastructure backlogs and meet the demands of growth on public services
and facilities.
(d) The location of existing development in relation to the location of development as anticipated
in the original plan, or in the plan as amended by the most recent evaluation and appraisal
report update amendments, such as within areas designated for urban growth.
(e) An identification of the major issues for the jurisdiction and, where pertinent, the potential
social, economic, and environmental impacts.
(1) Relevant changes to the state comprehensive plan, the requirements of this part, the minimum
criteria contained in chapter 9J-5, Florida Administrative Code, and the appropriate strategic
regional policy plan since the adoption of the original plan or the most recent evaluation and
appraisal report update amendments.
(g) An assessment of whether the plan objectives within each element, as they relate to major
issues, have been achieved. The report shall include, as appropriate, an identification as to
whether unforeseen or unanticipated changes in circumstances have resulted in problems or
opportunities with respect to major issues identified in each element and the social, economic,
and environmental impacts of the issue.
(h) A brief assessment of successes and shortcomings related to each element of the plan.
(i) The identification of any actions or corrective measures, including whether plan amendments
are anticipated to address the major issues identified and analyzed in the report. Such
identification shall include, as appropriate, new population projections, new revised planning
timeframes, a revised future conditions map or map series, an updated capital improvements
element, and any new and revised goals, objectives, and policies for major issues identified
within each element This paragraph shall not require the submittal of the plan amendments
with the evaluation and appraisal report.
G) A summary of the public participation program and activities undertaken by the local
govemment in preparing the report.
(k) The coordination of the comprehensive plan with existing public schools and those identified in
the applicable educational facilities plan adopted pursuant to s. 1013.35. The assessment shall
address, where relevant, the success or failure of the coordination of the future land use map
and associated planned residential development with public schools and their capacities, as well
as the joint decision-making processes engaged in by the local government and the school
board in regard to establishing appropriate population projections and the planning and sitting
of public school facilities. For those counties or municipalities that do not have a public schools
interlocal agreement or public school facilitics element, the assessment shall determinc whether
the local govemment continues to mcct the criteria of s. 163.3177(12). If thc county or
111
municipality determines that it no longer meets the criteria, it must adopt appropriate school
concurrency goals, objectives, and policies in its plan amendments pursuant to the requirements
of the public school facilities element. and enter into the existing interlocal agreement required
by ss. 163.31 77(6)(h)2. and 163.31777 in order to fully participate in the school concurrency
system.
(I) The extent to which the local government has been successful in identifying alternative water
supply projects and traditional water supply projects, including conservation and reuse,
necessary to meet the water needs identified in s. 373.0361(2)(a) within the local government's
jurisdiction. The report must evaluate the degree to which the local government has
implemented the work plan for building public. private, and regional water supply facilities,
including development of alternative water supplies, identified in the element as necessary to
serve existing and new development.
(m) If any of the jurisdiction of the loca] government is located within the coastal high-hazard area,
an evaluation of whether any past reduction in land use density impairs the property rights of
current residents when redevelopment occurs, including, but not limited to, redevelopment
following a natural disaster. The property rights of current residents shall be balanced with
public safety considerations. The local government must identifY strategies to address
redevelopment feasibility and the property rights of affected residents. These strategies may
include the authorization of redevclopment up to the actual built density in existence on the
property prior to the natural disaster or redevelopment.
(n) An assessment of whether the criteria adopted pursuant to s. ]63.3177(6)(a) were successful in
achieving compatibility with military installations.
(0) The extent to which a concurrency exception area designated pursuant to s. 163.3]80(5), a
concurrency management area designated pursuant to s. 163.3180(7), or a multimodal
transportation district designated pursuant to s. ] 63.3] 80(15) has achieved the purpose for
which it was created and otherwise complies with the provisions of s. 163.3180.
(p) An assessment of the extent to which changes are needed to develop a common methodology
for measuring impacts on transportation facilities for the purpose of implementing its
concurrency management system in coordination with the municipalities and countics, as
appropriate pursuant to s. 163.3180( I 0).
Ore:anization of the EAR
The 2011 EAR is organized into a single-bound report containing an introduction and three (3) major
chapters. These chapters are:
Chapter] - Public Participation & Issues Identified
Chapter 2 - County\vide Assessment
Chapter 3 -Evaluation of Major Issues
Chapter 1 details the issues that were brought to the process from the public during the "Public
Participation" portion of the EAR process. Chapter 2 addresses required areas of analysis as required
by Florida Statutes 163.3191, as well as reviews of the individual GMP elements. Chapter 3 evaluates
the seven (7) major issues, as agrced upon between Collier County and the Florida Department of
Community Affairs (DCA).
IV
Schedule
Completed Tasks To-Date:
. On August 26, 2009, County staff attended a workshop, at the offices of the Southwest Florida
Regional Planning Council, in North Fort Myers to meet with DCA representatives and
representatives from other state and regional agencies to discuss the EAR process, learn of
issues considered important by the DCA staff, and to learn how neighboring local governments
intended to respond to issues identified by the State.
. On September 8, 2009, Comprehensive Planning hosted an EAR intergovemmental meeting.
The meeting offered an opportunity to fellow staff from local City agencies to identify and
discuss areas of concern with respect to intergovemmental items or issues common to fellow
governments. In addition, this meeting provided an opportunity to discuss sharing data, to
discuss new data that must be generated, and the analysis necessary to address those issues
identified as outdated, problematic, or where compliance has not occurred or is no longer
practical.
. On November 24,2009 the County's Draft Letter of Understanding was submitted to the DCA.
The County and the DCA agreed to the Final Letter of Understanding on December 4, 2009.
On December 15,2009, at their regular scheduled public hearing, the Collier Board of County
Commissioners approved the Letter of Understanding between the County and DCA.
. On January 25, 2010, the County held its first EAR public participation meeting at the North
Naples Regional Park.
. On February 23, the County held its second EAR public participation meeting at the University
of Florida/Collier County Agricultural Extension Office.
. On March 15, 2009, the County held its third and final public participation meeting at the
Collier County main government complex.
. The varied locations of the three public partICIpation meetings were designed to provide
opportunity to participate in the EAR process to the greatest possible number of citizens. In
conjunction with the public participation meetings, Comprehensive Planning staff coordinated
the preparation of the EAR with other County agencies, while gathering and analyzing data to
be used in the report.
. From January 2010 through July 2010, staff finalized the various sections of the Report.
. On August II, 20 I 0, the Environmental Action Council (EAC) will hold an EAR workshop at
the Coilier County main government complex.
. The Collier County Planning Commission (CCPe) will hold EAR workshops on August 25, 27
and 30, 2010. The public discussions at these publically noticed workshops will form the basis
for a number of modifications to the report.
. Collier staff will provide the EAR workshop report to the DCA and various state agencies for a
courtesy review.
v
· The EAC will hold its adoption public hearing on October 18. 20 I O.
. The CCPC will hold its adoption public hearing for the EAR on December 7 and 8, 2010. The
BCC will hold its adoption hearing on January 31. 2011.
· The adopted EAR is being submitted to the DCA and the various review agencies after changes
approved by the BCC at its January 31. 2011 public hearing have been incorporated into this
EAR.
· Upon receiving the County's adopted EAR, the DCA will commence review of the report for
sufficiency with Chapter 163.3191. The tentative date for the DCA's Sufficiency Letter
determination is on or about April 27, 2011.
Before progressing to the individual assessments of the objectives and policies ofGMP and analysis of
the identified major issues for the 2011 EAR, the County would like to provide a brief description of
long range planning efforts undertaken since the date of the last EAR effort. These described efforts
were/are designed to improve the effectiveness of the GMP in attaining its stated goals within its
various elements.
Horizon Study
The East of County Road 951 Infrastructure and Services Horizon Study was a five year long planning
effort to assess the County's ability to accommodate gro'wth within the County's rural eastern portion.
Prior to the initiation of the Study, the regulatory framework for grO\vth in the eastern portion of the
County was established with the adoption of the Rural Fringe Overlay and the Rural Lands
Stewardship Area Overlay within the Growth Management Plan (GMP). The Overlays were the
regulatory solutions arrived upon by the County and the state in response to Final Order No. AC99-
002. With the framework for growth in plaee and the eonsistent population increases in the 1990's and
the first three years of this decade. the Collier Board of County Commissioners at its June 29, 2004
meeting reeognized the need for a comprehensive. long range planning effort to evaluate the county's
fiscal ability to aeeommodate growth pennitted by the newly adopted regulations within the area East
of County Road 951. A strong emphasis was placed on the County's ability to provide the potential
necessary capital infrastructure and services while maintaining the financial feasibility as set forth in
the level of service standards contained within the Capital Improvements Element (CIE) and the
Annual Update and Inventory Report (AUIR). To accomplish the task, the Horizon Study was
separated within two Phases.
The first phase, the Horizon Study Preliminary Report, was an eItort of estimating the cost of
providing infrastructure and services for the amount of growth our adopted regulations would permit.
The Comprehensive Planning Department with the '"2005 Build-Out Study" provided a projection of
the maximum number of persons that the GMP would allow for the County and in particular, the
portion east of CR951. From the population projections. the Study attempted to allocate cost
associated with the projected infrastructure and services outlay to serve that population, based upon
existing levels of service. Those infrastrueture providers included: Transportation, Public Utilities,
Parks, Sehools, Stonnwater Management, Libraries. Emergency Medical Services, the Fire Districts
and the County's Chapter 189 Districts. The first phase. Preliminary Report was a twenty-four (24)
month long assessment that developed three levels of potential infrastructure and service provision
scenarios fi-om the various infrastructure and service providing divisions/departments throughout the
VI
County to satisfY the projected population. The Preliminary Report was presented to the BCC at a
May 24, 2006 workshop.
At the May 24, 2006 workshop, the BCC after hearing the presentation of the Preliminary Report and
the three levels of potential infrastructure and service outlay, directed for the second phase of the Study
to gain insight from the property owners of the Study. Moreover, the intention of the planning effort
was to better understand how the property owners in the area East of County Road 951 viewed the
potential growth within the study area, and how those residents felt that growth could best affect the
levels of service for governmental infrastructure and service providers. To direct the second phase of
the Study, the BCC created the Horizon Study Public Participation Master Committee. The East of
CR951 Horizon Study Public Participation process, steered by the Public Participation Master
Committee was a 23 month long process of public presentations designed to inform the general public
of the specifics of the provisions of the various infrastructure and service providers, while
professionally polling and soliciting input from the residents of the Study area in relation to their
perspectives related to those identified potential growth outlays and the cost identified within the first
Phase.
As part of the public participation process. the Master Committee held two successive meetings to
discuss the issue of Transportation planning. Like all components of the Preliminary Study, the
Transportation component provided a working meeting to the Committee, which was held in
Immokalee, and a public participation meeting. These meetings were held in December 2007, and
January 2008. It was during these interactions between the Master Committee and the Transportation
Department that the need for a Bridge Study materialized. As part of the discussions with the
Transportation planning staff, the concept of increasing the mobility within the Golden Gate Estates
through a series of strategically placed bridges resurfaced. During the 2003 update of the Golden Gate
Area Master Plan, the concept of bridging strategic locations within the Subdistrict was promoted.
These direct conversations between the Master Committee and Transportation initiated the Golden
Gate Estates Bridge Study, which was designed to identifY the prioritized locations for bridges which
would provide the greatest benefit to overall system capacity. This specific efTort will greatly enhance
the county's effort in response to House Bill 697 and will contribute to reductions in overall vehicle
miles traveled (VMT), as well as green house gas (GHG) emission reductions.
In addition to the Bridge Study, the public participation portion of Phase II was comprised of the
development of the Collier County Interactive Grov..1:h Model (CIGM). At the inception of the East of
CR951 Study, the BCC issued a policy directivc that the study would not include a land use
component. The intent behind the directive was that future land use changes should not be the impetus
behind analyzing infrastructure needs in the area east of CR951. Although this intent was
fundamentally sound in concept, generally accepted planning practices and principles recognize the
need to link land use planning with transportation planning and othcr infrastructurc nccds. Bascd upon
this recognition, at the May 24, 2006 hearing of the Preliminary Report, the BCC directed staff to enter
into a contract with Van Buskirk. Ryffel and Associates to initiate the development of a land use
modeling tool, the Collier Inter-Active Growth Model (CIGM). The CIGM was designed to spatially
allocate projected population to assist with the timing and locational decisions related to infrastructure
and service provisions. On January 13, 2009, the BCC officially adopted the CIGM as an additional
planning tool.
The resulting byproduct ofthe Horizon Study was/is:
L An approved framework of position points established through the public process in regard to
level of service preferences regarding the infrastructure and service provisions for the County's
Vll
eastern rural area. These Position Points are expected to be utilized as a factor for
consideration by the BCC as they are evaluating land use decisions and policies within the
Study area.
2. The developed Collier County Inter-Active Gro~1h Model (CIGM), which will assist in
determination of efficient locational decisions for infrastructure and service locations. It should
also be noted that the CIGM has been utilized by Comprehensive Planning as an additional tool
to evaluate market demand for amendments to the GMP. The CIGM has and is being utilized
by the County to evaluate the appropriate land use mix for the Eastern portion of the County as
new To~ns and Villages are proposed within the Rural Fringe District and the Rural Lands
Stewardship Area Overlays and identify inefficiencies/deficiencies within the proposed land use
allocation for the Eastern portion of the County.
3. The Horizon Study Oversight Committee. created by The BCC at their January 13, 2009 Public
Hearing to ensure staff was maintaining and utilizing the CIGM in the most efficient and
effective manner.
4. The Golden Gate Bridge Study was approved by the BCC at their January 13, 2009 Public
Hearing and as funds become available the Bridge Study will establish the prioritization of
locations for system improvements. The improvements or new bridge locations are designed to
provide for a reduction in overall trip lengths within the Golden Gate Estates.
A final long range planning efJort was initiated in collaboration with the Horizon Study and the RLSA
5-year Review Committee work, the Master Mobility Plan. That effort is currently on-going and will
be described at the clatter portion of the Introduction.
Rural Lands Stewardship Area Overlay 5- Year Review Committee
Collier County adopted the RLSA Overlay in the Land Development Code (LDC) as Section 4.08.00
on January 30, 2004 as the implementing regulation for the Gro\\1h Management Plan amendments
known broadly as the "Rural/Eastern Lands Amendments" which were developed in response to
Administration Commission Final Ordcr No. AC99-002. which required a "Rural and Agricultural
Assessment" and subsequent adoption of the Gro~th Management Plan amendment based upon that
assessment.
The BCC established the Rural Lands Stewardship Area Review Committee per Policy 1.22 of the
RLSA Overlay, which required a Five-Year Review of the RLSA. Accordingly, the BCC established
the ad hoc Rural Lands Stewardship Area Review Committee (Committee) by Resolution Number
2007-305A on October 24. 2007. and provided the Committee with the following functions. powers
and duties:
I. "Review data concerning the participation and effectiveness in the Overlay meeting the
GoaL Objective. and Policies in the Future Land Usc Element of thc Gro\\1h Managemcnt
Plan.
2. Review the RLSA Overlay and make recommendations to increase the effectiveness of the
Overlay.
3. Assist in detennining the most effective venues and dates to hold public presentations; and
4. Assist in promoting public interest in the review process."
On May 27. 2008, the BCC approved the "Phase I-Technical Report" (#1 of functions, powers, and
duties of the Committee). The "Phase I-Technical Report" was a review of data concerning the
participation and effectiveness in the Overlay meeting the Goal, Objective, and Policies in the Future
Land Use Elemcnt of the GMP which is required by Policy 1.22 of the RLSA Overlay. The "Phase 1_
Technical Report" was presented and responded to by the Collier County Planning Commission
'VIII
(CCPC) and the Envirl>nmentaJ Advisory Cl>uncil n:!\C) pric)t. to presentation to the: flCe. On May 27,
2008, the "Phase I-Technical Report" of the Committee was brought before the BCe. accepted by the
BCe and forwarded to the Department of Community Aflilirs (DCAI for its records in acwrdancc
with the directive contained in Policy 1.22 ufthe RLSA.
While Phase I was the technical report on the programs accomplishments to date, thc Committec also
generatcd a Phase II report which provided an assessment of the policies of the RLSA and potential
amendments to those policies to increase their etlectivcness. rhe Phase II report was gcncratcd ovcr
the course of twenty public meetings between March 4, 2008 and Decembcr 18, 2008. The BCC on
December 2, 2008 provided direction to statf to facilitate thc review of the Committee's Phase II
report before both the CCPC and the EAC Accordingly, a combined total of eleven (11) public
meetings were held (6 CCPC public meetings and 5 EAC public meetings) between January 28 and
March 10, 2009 of which a total of 8 were public hearing dates before the CCPC (January 28 & 30,
February 5, 20, & 26) and the EAC (January 29, February 5 & 27). During these public hearings the
public was encouraged to speak concerning the Report. All meetings of the CCPC and EAC were
properly noticed public meetings, recorded with minutes taken, and most meetings were televised.
On January 6, 2009 the Committee issued its original2-volume "Five-Year Review of the Rural Lands
Stewardship Program" Report which includes the following:
a. Volume 1 of the Report contains the approved "Phase 1- Technical Report" (to the BCC on
May 27, 2008), as well as the "Phase II-RLSA Overlay" review and recommendations; and
b. Volume 2 ofthe Report contains the major appendices and support documentation which the
Committee considcred when fonning and finalizing its recommendations to the Bce
Prior to its issuance of the original January, 2009 Final Report, the Committee held a series of public
meetings between November, 2007 and January 6, 2009 and received and reviewed infonnation
provided by experts, heard from representatives of several organizations and individuals and summary
minutes and taped recorded documents were developed and maintained for public record. Most of the
Committee meetings were held in the Community Development and Environmental Services building,
while several of the meetings were held at both the new Town of Ave Maria and at the North Collier
Regional Park. Thcse meetings led to the preparation of the Phase I and Phase II Reports. Most
meetings were well attended with audience attendance/participation usually ranging between 15 and 30
persons. All persons were given an opportunity to speak and/or present infonnation.
There are no time specific requirement in the GMP RLSA Goal, Objective and Policies that any
amendments to the RLSA Overlay be made, but the Committee did arrive upon a list of modifications
to the program based upon the Original Report. It should be noted that the proposed amendments to
the RLSA Overlay were/are Committee-driven At the time proposed amendments to the RLSA
Overlay of the GMP have not been substantively reviewed by Staff for sufficiency, completeness,
supporting data and analysis, proper "wordsmithing", and consistency with the GMP, Florida Statutes,
and Florida Administrative Code. Moreover, the Committee was aware that not all of the data and
analysis to support the amendments has been completed. The extensive two year review of the RLSA
Overlay will form the basis of the EAR review and analysis of the Overlay, which is specified as major
issue #7 within the letter of understanding between the County and DCA.
Adoption ofthe Ten-Year Water Supply Plan
In anticipation of the rapid population growth and increasing water demands facing the State, and the
potential threats to both the economy and natural resources, the Legislature amended the Florida Water
Resources Act (Chapter 373, F.S.) in 1997. The amendment required the live water management
IX
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supply plan l:). bd~('d un at It'a",! d ~~, I'~\'('ar j HUt:':" pLliifl1li2~ hUrJ/;';l_ and a ('('ll1pletc urxja~,": pf ('<.i.....' 11 piail
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The South Florida \.\/akr i\lanagemcnt J )1:-1 rid (St. \V~d D i ha.~ de'\ ('b~'C'd a h_H1g-krm cnmprehensi \c
regional \vater supply plallupdak ,;,-,!, it:-; planl1ll1g :lr("(l ('ol!i('1 C';.)UillY i:-; within the L.o\\er \\/es! Coast
\Vater Supply- Plan PreVilll!S \\akr supp!:.' pL_ilh fur thl_' lo\\er \\"l.S! CC);{"t \\t're cumpl~t('d in Fcbruar\
1994 (planning hurizon ,~CljO) and Apri] _>_!()~j (plannHlg ht\ri,~i.)n ~()2U). \\,hich the County utilized tt'!
develop its 2002 \Vakr ,'laster Pbn L'pdcilc' rhe most r\:.'c('il1 \\akr _"upplv pJdll update is the ~oo_,,-
2006 L.ovver V/cst Coast PLln t "pd,-lh~' ihl1 n~h (1 p1;-~n!11ng j"h,r1/Un 01' 2!i~'
In 2002 th~' LegisLature c\pandcd rll,,: ll,icdi g.i.'i\'ernment comprChenSl\-(' plan requirements. kno\-vn a~
Chapter 163 ufthe Florida Statutes. to slren:<then cO<lrdinati..Hl of water slIpph planning and Incalland
Lise planning_ Ont: (,1' the most ~J.snitl':<:lnt !"t'quirCil1cnb \',.as a Ten- '(ear \Vater Supply Faciii!le-: \Vo,.k
Pian in order to project rht~ local gCl\ '~'fIHnent's necds for at k\l~t a J ()-~l-';;lJ period, identit~. and
prioritize the waler suppl) facilltie-., and :)(,)IIi"(('S o!' wall'!" that \\ill b(' needed t\.l nleet tfh)Se n('ed~i, and
include in [he luut! gn\i:'rnrnt'l](\ Fi\c'~ Yt\Jr ScJH.'du!t.:. Capital Impre'\-Tnli.'IH,;'; t}F; capita!
improvement:; identiJI('d as 11('ccic'd t{,)f lit..: jir~I ti v 1_' \ (',n-_"'
To date, the COlinty'S \Vater \la:,kr Plan h;;i:-; hi;.'('(j (unsjJtl'ed the (<JuntY"~ (It''ticlal plan f()!" \-vater
capital improvements and the basi, Il" tbc' '-I ea, Capital ImprO\ernenl Schedule contained in the
Capitallmpmvemcnt Element
Lower West Coast Planning Area Map
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On February 25, 2003 the Board of County Commissioners adopted an update to the County's 2001
Water Master Plan, to provide an integrated approach for meeting the projected water system demands
up to the year 2022. The "2002 Water Master Plan Update" provided for comprehensive overview of
the entire water system, including emergency systems, water demand projections and demands and
proposed conservation and reclaimed water projects, and provided a plan for future water supply and
infrastructure needs to meet the requirements of growth, infrastructure renewal, replacement and
enhancement over a course of five years. This plan utilized population projections prepared by the
Collier County Comprehensive Planning Department that were approved at that time by the Florida
Department of Community Affairs (DCA) and accepted by the SFWMD. Water demands were
provided at five-year increments to be consistent with the 2000 Lower West Coast Regional Water
Supply Plan. The 2002 Water Master Plan Update formed the foundation for the proposed County's
Ten- Year Water Supplies Facilities Work Plan.
During the State of Florida's 2005 legislative session, lawmakers revised state water law to include a
new statutory provision. Local govemments within the Lower West Coast Planning Area are required
to prepare a Ten-Year Water Supply Facilities Work Plan that identifies water supply projects, and
adopt revisions to comprehensive plans within 18 months following the approval of the 2005-2006
Lower West Coast Water Supply Plan Update.
On January 25, 2007, as part of the 2004 EAR-based an1endments, and in preparation of the
anticipated Ten-Year Water Supply Facilities Work Plan, Collier County adopted language to
coordinate water supply planning with SFWMD. Modifications of various Goals, Objectives and
Policies (GOPs), as required by these legislative actions, were addressed through the GMP amendment
to the Potable Water Sub-Element, Conservation and Coastal Management Element and the
Intergovernmental Coordination Element. The amendments referenced the 2002 Water Master Plan
Update and any subsequent updates as the appropriate documcnt for the County's water supply
planning. On February 24, 2009, the County adopted the Ten-Year Water Supply Facilities Work Plan.
The plan, and any subsequent updates, is the County's appropriate document for water supply
planning.
FloodplainlWatershed Management Plans
Beginning in 2004, Collier County developed its initial Floodplain Management Plan (FMP) as a part
of its participation in the National Flood Insurance Program's Community Rating System (CRS). The
FMP was incorporated into the County's overall Hazard Mitigation Plan. In 2006, Collier County
established a Floodplain Management Planning Committee (FMPC) under the direction of the County
Manager. The purpose of the FMPC was to provide input into updates to the FMP and annually
review the FMP Action Plan for completion of thc action items. Immediately upon the establishment
of the FMPC, the County initiated a rewrite of the FMP to better address the requirements identified by
FEMA in the CRS Coordinator's Manual. That rewrite was completed by late 2007 and the new FMP
was adopted by the Board of County Commissioners in December 2007. The FMPC typically meets
once a month. Throughout the year the FMPC reviews progress being made on the FMP action plan
items, discusses desired floodplain management program ideas, and has been working on development
and approval of a new Flood Damage Prevention Ordinance to comply with current Federal
Emergency Management Agency (FEMA) requirements.
In addition to floodplain management as directed through the National Flood Insurance Program, the
County has also committed to development of watershed management plans to address water resource
issues (rainfall, runoff, flooding, water use, water quality, natural system needs, impacts of new
Xl
development, correcting existing problems, etc.). That work started in 2007 with the establishment of
a dedicated budget for development of the watershed management plans. A consultant was hired to
assist staff in laying out a framework of activities that needed to be accomplished, and the interlinking
of these activities as subsequent consultants were hired to accomplish the work by the end of 20 10.
Initial work began with contracting for a unified aerial topographic mapping of the County (this did not
include the vast area of the Big Cypress National Preserve east of SR-29 which is all federal land and
not subject to change from development interests) using Light Detection and Ranging (LiDAR).
Coupled with that was the development of a detailed computer model of the vast network of publicly
operated drainage facilities. This modeling was coordinated with the South Florida Water
Management District by using their existing model as the starting model and providing more detail,
coupled with the new LiDAR topography, and updated land use. The County hired a consultant firm
to accomplish this work, and they are currently working on the modeling. The result will be an
analysis of the existing conditions, and development of alternatives to address the identified problems
as well as look toward the impacts of future development potential to ensure that additional problems
are not created. The process of developing the watershed management plans includes extensive
coordination with other local and state agencies along with the public through periodic public
meetings.
Energy Audit and Greenhouse Gas Inventory Report & Rebuilding Collier's Energy Use Task
Force
The report presented the results of an energy use/greenhouse gas inventory for Collier County, for
calendar year 2007, an accounting of both energy use and the amounts and sources of emissions of
greenhouse gases (GHG) for the community as a whole, encompassing the area within the County
limits, with a detailed look at Collicr County governmcnt operations. Results are presented in terms of
standard GHG units. but their magnitudes directly reflect the relative importance of differing forms of
energy use in the County. The purpose of the inventory was to better understand the ways the County
utilized energy so that effective policies and programs could be implemented to reduce costs and
environmental impact. Additionally, the inventory providcs a baseline against which future energy use
and emissions reductions can be measured.
The project was funded by Collier County Audubon Society, The Conservancy of Southwest Florida
and National Audubon's TogetherGreen grant program and utilized the software and protocol provided
by ICLEI, thc International Council of Local Environmental Initiatives.
The three primary motivations for the Energy Audit Report were:
I) Understanding patterns of energy use can lead to saving residents/taxpayers money.
2) It is widely accepted that fossil fuel energy use contributes to global climate change, the extent
of which will bc critical for low lying rcgions like Collier County. Assessing and reducing
emissions demonstrates responsibility to present and futurc residents.
3) Incrcasing numbers of state and federal programs (and grant opportunities) require
municipalities to address climate change. By following the established ICLEI protocol, Collier
County joins twcnty four communities in Florida and hundreds nationwide willing to take
action and thus dcmonstrate responsibility and accountability.
The report provided specific recommendation recommendations and next steps for County as follows:
I) Establish the following reduction targets: 10% by 2020. 20% by 2030, and 50% by 2050.
XII
2) Collate a summary of the baseline inventory, all energy savings related projects, together with
additional programs (including but not limited to those described below) into a comprehensive Collier
County Climate Action Plan. Identify within the plan how GHG reduction measures tie into other
County and regional efforts (such as the Master Mobility Plan, Coastal Management Plans and Land
Development Codes). Include an assessment of the impacts of climate change and energy management
in existing plans and codes to ensure the County anticipates and budgets properly for all potential
changes in Collier County through at least the next forty years.
3) Pursue the LFGTE project along with other waste management projects.
4) Continue government based work: i) building energy retrofits, ii) street lighting replacements to
high efficiency bulbs, iii) alternative fuel vehicles, and iv) promote the commuter services program.
5) Continue the community focused transportation programs such as traffic signal optimization.
6) Establish new community oriented programs to include: i) a community focused "Be Green when
Green makes Cents" program, or equivalent and ii) a Green Business Program. (Additional programs
could be described within in the planned Master Mobility Plan and potentially be funded through
additional grant monies or other sources).
7) Carry out an energy use/greenhouse gas emissions re-inventory in 3-5 years to measure progress.
The Energy Audit was presented to and accepted by the Board of County Commissioners in November
of 2009. While the Board did not provide wholesale acceptance of all of the recommendations
contained in the rcport, the Board did, based upon the acceptance of the Report, create the Rebuilding
Collier's Energy Use Task Force. The purpose of the Task Force is to explore the recommendations
contained within the Report and bring suggestions back to the Board on the means to accomplishing
the energy efficiencies contained in the Report.
The work of the Task Force is on-going at the time of authoring this report. In June of201O, the Task
Force began discussions with the Board regarding the development of a program to green up energy
use at homes and businesses throughout the County. The program the Task Force envisions would
take advantage of legislation called Property Assessed Clean Energy (PACE), signed by Gov. Crist in
May 20 I O. PACE sets out a financing mechanism for local governments to create a pool of money
homeowners and businesses can tap for projects from electric car chargers to energy efficient
windows. Other possible uses for the money include insulation upgrades, solar panels, wind turbines
and energy efficient air conditioning. The full specifics and applicability of the program were still in
the development stage by the Task Force at the time of authoring this report, but the PACE program
,md other similar efforts to increase energy efficiency within the County arc cxpected based on thc
Task Force's work within the Energy Audit. The future recommendations of the Task Force, once
approved by the Board are expected to intertwine with the regulatory environment of the County.
In a related effort, it should be noted that each of the Objectives and Policies contained in the GMP
Elements have been reviewed in relationship to House Bill 697 and the proponents of energy
efficiency. A copy of the Second Draft Rules for HB697 has been provided as supporting
documentation for the EAR workbook.
Xlll
Master Mobility Plan
The purpose of the Master Mobility Plan (MMP) is to guide the need and location of land use, public
services (libraries, EMS, schools, etc). multi-modal transportation and various infrastructures while
protecting environmentally sensitive land, habitat and agricultural land with the primary objective of
reducing Vehicle Miles Traveled (VMT), as the County progresses to build-out. The Board of County
Commissioners on July 28, 2009. provided approval to staff to seek a grant under the Energy
Efficiency and Conservation Block Grant (EECBG) Program, which were funds made available for the
first time under the American Recovery and Reinvestment Act of 2009. The County received the
EECBG grant on September 8th and the BCC approved the grant on September 29th
The MMP is intended to be a concise and practical plan that will manage growth in a sustainable,
financially feasible and environmentally responsible manner. It is anticipated that the plan will be
developed within a 24 month time frame. In addition, implementation of certain sub elements of the
plan such as local street network connectivity. signal timing and other projects that reduce greenhouse
gases and VMT will be initiated during the development of the MMP. This plan will inherently allow
for flexibility through the development and integration of GrO\vth Management Plan goals, objectives
and policies as well as Land Development Code criteria that will help accomplish the following:
1. Provide needed infrastructure and reduce rcdundancies by the establishment and
incorporation of an Infrastructure Master Plan with the goal of reducing the VMT.
2. Strategically locate public services as well as private residential, commercial and
industrial development by the establishment and incorporation of a Land Use Master
Plan with the goal of reducing the VMT.
3. Incorporate multi-modal transportation alternatives by the establishment and
implementation of a Mobility Master Plan with the goal of reducing the YMT.
4. Preserve environmentally sensitive land, habitat and agricultural land by the
establishment and incorporation of a Wildlife Crossings and Habitat Preservation
Master Plan
5. Secure MOU's (Memorandum of Understanding) that define, validate and document the
commitments and expectations of Collier County Government and the primary
stakeholders and agencies.
The development and implementation of the MMP will result in job creation, job retainment, a
measurable reduction of fossil fuel consumption and less impact to the environment caused by future
growth. The MMP will help guide Collier County through its next phase of growth efficiently and
effectively. The investment in transportation, environmental protection, and other infrastructure will
provide long-term economic and environmental henefits. Mohility investments and subsidies are
justified in that they will promote financial feasihility by:
1. Inereasing and improving cost-effeetive. environmentally responsible mobility options.
2. Result in more cost etTective transportation faeility and service investments.
3. Increase transport system efficiency (reduces total costs or inerease total benefits).
4. Redueing resource costs, sueh as thc amount of fuel eonsumed per unit of transport, and
the amount ofland devoted to transport faeilities.
5. Significantly reduee VMT. The savings that results when motorist reduee mileage are
widely distributed throughout the economy.
XIV
The Planning Objectives for the plan are: Congestion Reduction, Parking Costs Savings, Facility Cost
Savings, Consumer Cost Savings, Reduced Traffic Accidents, Improved Mobility Options, Energy
Conservation, Pollution Reduction, Physical Fitness & Health, Land Use Objectives and Community
Livability
The MMP project scope is detailed below:
I. Build databases and GIS maps of existing and proposed stakeholder plans (utility,
parks, fire, protection overlays, etc.).
2. Prepare Infrastructure Master Plan
3. Prepare Land Use Master Plan
4. Prepare Mobility Master Plan
5. Prepare Wildlife Crossings and Habitat Preservation Master Plan
6. Secures MOU's
7. Incorporate recommendations/changes resulting from public workshops into Draft
Vision Plan Map.
8. Conduct evaluation of effects of vision plan/land use scenario (placement of public
services) on transportation plan.
9. Document results of evaluation stating benefits and disadvantages.
10. Prepare Draft Vision Plan Report.
II. Submit Draft Vision Plan Report to Collier County for review.
12. Incorporate County staff revisions and recommendations into Final Draft Vision Plan
Report.
13. Provide support to County staff for presentations to CCPC and BOCC.
14. GMP Recommendations
15. Final Map Set
16. MOU's signed
By the time of this transmittal of the EAR in January 2011, the MMP will be 14 months into
development and the conclusion of the planning cffort is fully expected to result in a number of
amendments to the GMP and the Land Development Code directly related to the reduction of vehicle
miles traveled and the corresponding green house gas reductions.
Conclusion
Each of these efforts have been highlighted near the beginning of the EAR document to demonstrate
the County's efforts and undertakings to gain increased efficiency within the co-ordination of future
private development, public expenditures, environmental protections and diverse broad based land use
allocations. A number of the lessons learned from these past and on-going efforts have influenced and
shaped this EAR report and have identified areas where the GMP could be amended to better
accomplish the goals, objects and polices contained within. The premise of everyone of the County's
efforts addressed within this section have been motivated by the same base motivation as the EAR
process. to ensure that the regulator environn1ent provided for within the Collier Growth Management
Plan, is one that provides the County's citizens, businesses and natural systems the greatest chance at
long term sustainabi I ity.
xv
Chapter One
Public
Pa rtici pation
Chapter One - Public Participation
Engaging the public in the evaluation and appraisal of the Comprehensive Plan is challenging. While
County staff undertook several specific exercises to obtain input and feedback from stakeholders,
public outreach and involvement is really a full-time, year-round activity, requiring the planner to
continually be listening in all forums and settings, not just those devised for the EAR.
Described below are the specific events used to gain input and insight into the long term desires of the
County's citizens, business community, educators, regulatory agencies, etc. In addition to these
activities which were specific to the EAR, several other methods of obtaining input into the evaluation
and long range planning process were described within the introduction section of the EAR.
EAR Kick-off Meeting at the Southwest Regional Planning Council
On August 26, 2009, County staff attended a workshop, at the offices of the Southwest Florida
Regional Planning Council, in North Fort Myers to meet with DCA representatives and representatives
from other state and regional agencies to discuss the EAR process, learn of issues considered important
by the DCA staff, and to learn how neighboring local governments intended to respond to issues
identified by the State.
Inter-Governmental Kick-off Meeting
On September 8, 2009, Comprehensive Planning hosted an EAR intergovernmental meeting. The
meeting offered an opportunity to fellow staff from local City agencies to identifY and discuss areas of
concern with respect to intergovernmental items or issues common to fellow governments. In addition,
this meeting provided an opportunity to discuss sharing data, to discuss new data that must be
generated, and the analysis necessary to address those issues identified as outdated, problematic, or
where compliance has not occurred or is no longer practical.
Meetings with County Departments
Early on in the EAR development process, planning staff met individually with most of the County
Departments. For the entire "life" of the County's Comprehensive Plan, most of the County
Departments have been actively involved in the front end of the planning process, including in the
development of policies, as well as in implementing the actions, programs and projects that fall out of
the Plan. It is the ongoing involvement at all levels of County operations in the comprehensive
planning process that have resulted in a Plan that is meaningful and realistic, and can be effectively
implemented. Although a formal meeting was arranged with each Department early in EAR
development, in actuality, the coordination and col!aboration is constant and ongoing. In many cases,
Departments have recommended specific amendments to the Comprehensive Plan.
Co-ordination with Other Agencies
Staff interacted with the Southwest Florida Water Management District (SWFWMD) concerning their
expectations for the County's EAR. Overall, SWFWMD's big areas of concern for Collier County fell
under the heading of Water Resource Protection and Climate Change. For Water Resource Protection,
the subject areas highlighted by the District were: tlood protection and water quality, vulnerability of
1
Public Participation
potable water supply to contamination and demand rate for water supply projects. Under the heading
of Climate Change, strategies to protect water supplies and potential saltwater intrusion were
highlighted. For the assessment of the Economic Element of the GMP staff co-ordinated the review
efforts with the Collier County Economic Development Council, not-for-profit organization whose
mission is to diversifY the economy and create high wage jobs
County and Departmental Website
The EAR webpage described the purpose and value of the Comprehensive Plan and went over the
EAR process, summarized meetings and events related to the EAR, and importantly, provided a
location for people to track the list of issues as it developed throughout the public participation
process, and the review schedule and results of the advisory board EAR workshops held in the summer
of2010.
EAR Public Meetings
Throughout the spring of 2010, planning staff conducted 3 workshops around the County. The
locations of the public meetings were distributed to the various areas within the County to provide ease
of access to a majority of the County's residents. The workshops provided people with the opportunity
to hear staff presentations concerning the purpose, scope and schedule of the EAR, ask questions about
the Comprehensive Plan and the EAR process, provide comment to what they felt was working and
what could be improved within the County, and to meet County staff from several different
Departments. While turnout at the workshops was not overwhelming, the input received from the
public, as well as municipal staffs attending the workshops, was important and contributed to the
development and refinement of issues and opportunities. Below is a listing of the Public Comments
received at each of the three public participation meetings.
The I st EAR Public Participation Meeting held at the North Naples Regional Park on January 25, 2010.
The comments received from those in attendance have been grouped associated with the major issues
identified by the County and DCA. Following the issue cited will be the corresponding objective or
policy within the GMP elements to which it pertains.
For the comments received over the course of the three public participation meetings for the EAR, staff
did not attempt to generalize and/or categorize the comments, but rather, as mentioned, linked the
comment to the appropriate policy and/or objective in one of the GMP elements, where applicable.
Each public comment that is linked to a policy or objective will be noted in Chapter Two of the EAR.
This approach will allow the reader understand how the public comment relates to staff s analysis of
the policy or objective and what, if any modifications. revisions. deletions are being suggested. It
should be noted that a number of the comments received are either issues dealing with the
programmatic delivery of services provide for by the various departments/divisions of the County or
are observations from the individual related to issues outside of the purview of the GMP policies and
objectives. These comments have been designated accordingly.
The ]" EAR Public Participalion Meeting )j'as held at the North Collier Regional Park _
Administration Building - Room A-6 on Januwy 25, 20.10. below are the comments received
URBAN DEVELOPMENT PATTERNS
. Encourage smart growth principles - mixed use, urban infill. walkable communItIes, alternate
transportation modes, and more green space. Objective 7 olthe Future Land Use Element
2
Public Part;c:ipalion
. Encourage "experimental" zoning - cluster housing in single-family zoning, guesthouse permanent
occupancy. Policy 5.6 of the Future Land Use Element.
. County should create Walk only districts - by design or retroactively (close off streets) - and not
limited to commercial areas. Policy 1.1 of the Future Land Use Element.
. County should Reserve right-of-way for light rail. Objective 6 of the Future Land Use Element and
Objective 4 of the Tramportation Element.
. Elements of the GMP need allow and encourage parking spaces for compact and micro cars ~ with
parking space credit. Land Development Code
. County should be recognizing LEED principles (Leadership in Energy and Environmental Design)
Green Building Rating System ™ of sustainable green building and development practices and
eliminating code barriers to using alternative (green) building materials. Objective 6 of the
Economic Element.
. County should be recognizing LEED principles (Leadership in Energy and Environmental Design)
Green Building Rating System™ of sustainable green building and development practices.
Objective 6 of the Economic Element.
. Regarding Item No.2 (above) -Change the TDR program to require use of TDR's to obtain
additional density (cluster housing, guesthouses). Policy 5.3 of the Future Land Use Element.
. Elements of the GMP need to provide more incentive for non-motorized (or Mass Transit)
development. Objective 12 of the Transportation Element
TRANSPORTATION
. County not adhering to Greenway lnterconnectivity Policy 4.2 of Transportation Element - the
County "shall provide an interconnected and continuous bicycle and pedestrian system by
constructing improvements identified on the 2030 Pathway Facilities Map series as funds permit".
Policy 4.2 of Transportation Element.
. County should be studying ideas for a 5-Year work program for pathways (no current program).
Policy 4.5 of the Transportation Element.
. County not adhering to Policy 4.7 of Transportation Element ~ bike lanes included in resurfacing
projects - the County "shall incorporate bike lanes in roadway resurfacing projects as is physically
possible and will not result in a safety or operational problem". Policy 4.7 of Transportation
Element
. Intergovernmental cooperation involving the County not strong enough to achieve the intended
functional sidewalk/path Interconnectivity with school property (pathways). Objective 4 of
Transportation Element
. County should be studying ideas to allocate existing lanes to public transit, including dedicated
transit lanes, restricted SOY lanes, carpool lanes, etc... Objective 12 of Transportation Element.
. County not offering adequate access to Mass Transit, including enhanced routes, dedicated mass
transit lanes. etc... Policy 12.10 of Transportation Element
. County not doing enough to require mix of land uses. Policy 5.6 (If the Future Land Use Element.
EASTERN LANDS (RLSA - RFMVD)
. Adjustment to Transfer of Development Rights (2005) program not producing desired result.
Wholesale comment on Overlay
. Application process for severances & transfers not fair to all receiving agencies. Land
Development Code
3
Public Participation
. Need more specifics of Land Management Plan required for TOR credit No.3. Cost associated
with severance process prohibited. Land Development Code
. The County should develop a unified LMP for area. Future Land Use Element - Rural Fringe
Mixed Use District Overlay
. County should be studying ideas for TOR's to be applied beyond RFMUO. Future Land Use
Element - Rural Fringe Mixed Use District Overlay-Additional TDR Provisions
. County should be studying ideas to have a TOR education program. Programmatic
. TOR's should be open to be used in Urban Area. Future Land Use Element- Rural Fringe Mixed
Use District Overlay-Additional TDR Provisions
. Look at Marion County TOR Program. Informational
. County should be studying impacts of RLSA potential development and their effect on Estates (i.e.
ground water, drainage, long-term effects). Policy 3.1 of Future Land Use Element- Rural Lands
Stewardship Area Overlay
. LRTP not showing specifics ofRLSA. Informational
. County Government not providing awareness of development schedule of C.R. 951. Informational
AFFORDABLE HOVSING
. County does not do enough to provide housing opportunities in close proximity to employment
centers. Policy 1.4 of the Housing Element
. County does not do enough to encourage or mandate workforce housing component for
development. Policy 1.3 of the Housing Element
. Waivers for impact fees for affordable housing projects. Policy 2.10 of the Housing Element
. County does not sufficiently address low income housing (provide incentives). Policy 2.3 of the
Housing Element
. County should provide land for affordable housing. Policy 2.10 of the Housing Element
. County should be studying ideas for multiple units on single-family lots. Future Land Use
Designation Description Section .- Density Rating S:vstem.
. County should be studying ideas for lofts above garages, etc. to provide affordable housing
opportunities. Future Land Use Designation Description Section- Density Rating System.
. Coordinate transportation network with location of afTordable housing units. Policy 1../ of the
Housing Element.
CLIMATE CHANGE
. County should be studying ideas to target Green House Gas sources - besides transportation.
. County should be studying idcas to address lack of energy efficiency plans.
. County should be studying ideas to address need to plan for Sea Level Rise.
. County should be studying ideas to access & connect State Parks with County Network.
WATER RESOVRCE PROTECTION
. County should re-evaluate monitoring and maintenance procedures for nutrient
loads/pollution/water quality. Objective 1 of the Drainage Sub-Element.
. Improve public participation outreach and involvement for watershed management planning.
. The County necds better outreach and education with user-friendly terminology and use
illustrations.
. The County Watershed Management Planning needs to be holistic - more than just water.
4
Public Participatio/l
The 2nd EAR Public Participation Meeting was held at the University of Florida/Collier County
Agricultural Extension Offices on February 23, 2010. As provided for at the first public participation
meeting the comments received from those in attendance have been grouped associated with the major
issues identified by the County and DCA. Following the issue cited will be the corresponding objective
or policy within the GMP elements to which it pertains, if applicable.
CLIMATE CHANGE
. Promote and encourage safe bike/walk, including education to improve safety of bike/pedestrians
routes to reduce number of miles driven, especially school drop-off. Policy 4.2 Transportation
Element.
. Reduce gaps between CAT stops. Explore feasibility of bike rentals at CAT stops to minimize
gaps in the existing networks of bike/pedestrians pathways. Programmatic
. Increase mass transit availability (CAT). Policy 12.10 Transportation Element
. Create bike/pedestrians pathways on canal banks to separate bike routes from vehicle traffic.
Programmatic
. Do not use Vehicle Miles Traveled (VMT) reduction as an excuse to build more commercial in
neighborhoods where they were not planned nor vetted through a local master plan process.
Observational
. Flooding as a result of climate change will affect current population estimates, County needs to
revise estimates. Observational
. Include more bridges (Golden Gate Estates) to reduce fuel consumption and safety.
. Policy 9.3 Transportation Element/ GGAMP Restudy
. Create County-wide storm water management to address sca level rise. Policy 2.1.5 Conservation
and Coastal Management Element
. Standards to address Climate Change need to be different for Golden Gate Estates (than urban
coastal zones). Observational
. Allow low density areas in Golden Gate Estates. Observational
. Make CAT cost more affordable. Observational
TRANSPORTATION
. Public safety in the Estates has been ignored - Observational.
. Paving not followed through on local roads - Programmatic
. Proposed Transportation Corridors thru Estates never contemplated by Master Plan and IS
inconsistent with the GGAMP. Observational
· Vanderbilt Beach Road not necessary - inconsistent with GGAMP. Observational
· Taking of homes for Vanderbilt Beach Road not necessary. Observational
· Extension of Grccn Blvd and Wilson Blvd - not consistent with GGAMP.
GGAMP Restudy
. Transportation - Mobility Plan will Change Rural Character. Observational
. Bridge the waterways - instead of 4-6 lane roads to reduce miles traveled.
Policy 9.3 Transportation Element/ GGAMP Restudy
5
Public Participatiun
. Multi paths should be developed separate of roadway. Policy 4.2 o.fTransportation Element.
. Better linkage between Transportation Planning and Land Use is needed. Objective 5
Transportation Element
. Loop around Estates do not go through it to carry traffic. GGAMP Restudy.
. Long Range Transportation Plan needs to be incorporated further into GMP
recognize character of sub-districts. Objective 5 Tramportation Element.
. Transportation feasibility between sub-districts (RLSA, RFMUD, Estates) needs greater
coordination. Objective 5 Tramportation Element.
. Interior Commercial Development in Estates not consistent with GGAMP. GGAMP Restudy
. Eighth Street is a residential road - Fair Grounds should stop using for all events. Programmatic.
. Estates Road Network needs to be planned for build-out, with street width and locations clearly
shown. Programmatic.
. More ECO friendly landscaping and water efficient medians. Programmatic.
. Widen Oil Well Road to State Road 29 and expand State Road 29. LRTP Programmatic.
. Bridging of Wilson Blvd South should never be proposed. Programmatic.
. 1-75 interchange should not routc traffic thru Estates. LRTP Programmatic, GGAMP Restudy
AFFORDABLE HOUSING
. Maintain viability of below market rate housing (particularly multi-family units) as transitional
housing. Observational.
. Increase public assistance to affordable housing. possibly maintaining and administrating units
(existing) for present and future occupants. Programmatic
. Stop steering affordable housing into the estates. Partner with realtors to Improve the Image
of the estates. Observational.
. Maintain unoccupied housing units. Programmatic
. Increase focus of affordable housing to multi-family units from single-family. Programmatic.
. Promotc owner occupied units/rent-to-own units. Programmatic
. Develop a program to monitor absentee owner activities. Programmatic.
. Waive impact fees for development of afT or dab Ie housing. Policy 2. 7 Housing Element.
. Reflect actual vacancy rates within C1GM. Programmatic
. Identify threshold of affordable housing within geographic area - and allow no affordable housing
in that location if thresholds crossed. Policy 1.4 Housing Element
. Issue of affordable housing in Golden Gate Estates - Is it a good idea to explore potential?
Observational
EASTERN LANDS (RLSA - RFMUD)
. Increase developer credits during RLSA revisions. RLS'A 5-Year revIew amendments
Observational.
. Credits for underground assets? (Mining) RLSA 5-Year review amendments -- Observational.
. Panther overpasses and underpasses (do they work)~ Programmatic.
. Define primary and secondary panther habitat Programmatic.
. LOSS for concurrency has not been proven by data and analysis for the new changes proposed to
the RLSA Overlay. Observational.
6
Public Participatioll
. Don't use Golden Gate Estates as thru-way for access to the coast Observational.
. Don't build roads in advance of development and population. Observational.
. TDR program is inefficient Observational.
. TDR program doesn't incent transfers sufficiently for developers. Future Land Use Element
(FLUE) RFMUD.
. Envisioned market for TDR's is non-existent (don't sell) Observational.
. Further incent transfers into urban infill (clause is unclear and needs to be expanded). Future
Land Use Element (FLUE) RFMUD.
. Provide further incentives from sending to receiving. Future Land Use Element (FLUE) RFMUD.
. Rural villages envisioned within receiving areas don't provide sufficient commercial capacity.
Observational.
. Design and criteria for commercial locations within the villages isolate them from major
transportation corridors (making them not viable) Future Land Use Element (FLUE) RFMUD.
. No new high speed (> 36 mph) roads built in RLSA and Rural Fringe Sending Areas (low speed
essential for wildlife preservation) Observational
. Commercial development on the interior of Golden Gate Estates goes against the Master Plan and
should not be allowed. Observational.
. The taking of homes instead of a golf course for the Vanderbilt Beach Extension should not be
allowed. Programmatic.
. Proposed RLSA amendments in Collier County did not address any concerns from DCA (7
written concerns from Tom Pelham). Observational.
. RLSA and RFMUD need to be compatible with Golden Gate Master Plan. Observational.
. When RFMUD was created, land use restrictions eliminated functionality of Golden Gate Master
Plan - Ex: Proposed location for estates commercial. Observational.
. RLSA has encouraged premature conversion of agriculture by:
Only low quality agriculture has been protected
By using eminent domain to provide transportation corridors
Refusing to address DCA concerns
Using Section 189 Districts to bypass Florida's Growth Management Laws
Observational.
. GMP Elements (like RLSA. RFMUD. and Golden Gate Master Plan) need to address the effects
they have on each other: Services, Transportation, Land Use. Observational.
. Where is the Master Watershed Management Plan? Policy 2.1.5 Conservation and Coastal
Management Element.
. Receiving Areas in the RFMUD need to be changed to allow services including business,
commercial and industrial can be located there to support not only the RFMUD. but adjacent
Golden Gate Estates and surrounding Communities. Observational
DEVELOPMENT PATTERNS
. Fairground activities have escalated over time - both the frequency and intensity of events disrupt
the tranquility of surrounding Golden Gate Estates. Observational.
7
Public Participation
. Need Rural Standards for East ofC.R. 951 (development standards, roads, dark skies, etc.) Policy
1.5 Capital Improvements Element.
. In Golden Gate Estates, commercial development was [mostly] to occur on periphery, and
[interior] commercial was to be small scale/small magnitude. Peripheral commercial can be larger
in magnitude - that is acceptable. Ohservational - GGAMP Restudy
. There should be a minimum residency period requirement to serve on Committee(s) that can
change, or influence change to, the Golden Gate Area Master Plan (GGAMP). e.g. 5 years.
Programmatic.
. For development in the Rural Lands Stewardship Area (RLSA). Golden Gate Estates residents are
not included/engaged - their input is not sought though RLSA development may impact GGE.
Observational.
. Proposed large commercial development at Golden Gate Blvd. and Wilson Blvd. is out of
character, destroys aesthetics [referring to proposed GMP amendment petition CP-2008-1].
Observational.
. Staff involved in projects, plans, etc. need to have familiarity with the affected area. Staff should
live in the area or at least tour the area to get familiar with, and better understand, the area.
Observational
. More comprehensive approach needed when planning east of 951; GGE, RLSA, Rural Fringe
Mixed Use District (RFMUD) planning affects one another (drainage, roads, resources,
commercial and industrial services). Objective 4 Future Land U\'e Element
. Need to plan for Golden Gate Estates long-term - consider build-out. Ohservational.
. Road corridors serving urban areas should be routed around rural areas so as to maintain
community character. Observational - CiCiAMP Restudy
. Plans for east of 951 aren't flexible enough to accommodate change in growth rate.
Observational.
. The Collier Interactive Grov.1:h Model (CIGM) IS slow to react to demographic changes.
Observational.
. Need a Community Center within Golden Gate Estatcs. Observational.
. Need larger. more effective buffers around commercial development and County projects when
near/affecting nearby residences. Programmatic
. Goals, Objectives and Policies (GOP's) of the GMP are not adequately implemented.
Observational.
. Need more public arenas for homeowners to voice concerns and opinions about topics/problems
affecting them, e.g. fairgrounds activities. water treatment plants, mining operations.
Programmatic.
. For Vanderbilt Beach Road Extension, should take golf course land [for needed right-of~way], not
homes. Observational.
. During moratorium period (reference June 22, 1999 Final Order from Florida Administration
Commission), the County did not adequately address environmental issues, nor where/when/if
additional development would be permitted, including agriculture. Observational.
. Changes to the GGAMP should be the exception, not the nonn. Observational.
. One or more East of9511-1orizon Committee Members suggested urbanizing Golden Gate Estates.
Need to preserve the rural character, per the GGAMP. Ohservational.
8
Puhlic Participation
o Should focus on SR 29/82 bypass as an industrial development center based in Immokalee Area.
Observational.
o Question whether RLSA development showing fiscal neutrality. Policy 4.8 RLSA Overlay _
FLUE.
o County policies encourage premature conversion of agriculture lands - when there's no need for
more residential lands. ObsenJational.
o Planning period for GMP should be extended beyond 10 years. Policy 5.4 CIE.
o Provide concurrency with Transportation projects/plans. Policy 2.1 Transportation Element.
o Need a re-study of GGAMP - need to program for it and provide funding. Observational.
WATER RESOVRCE PROTECTION
o With a future unpredictable climate we cannot depend on previous historical levels of water.
Observational.
o Develop new tools to predict future water availability. Policy 1.3 of Potable Water Sub-Element.
o GMP elements need to consider the effects they have on each other and;
Available water supply
Waste Management (Landfills)
Drainage Observational.
o If and when sea levels rise, what has the BCB done to keep water in the Eastern Collier area fresh
and apart from encroaching seas? Observational.- Major Issue- Climate Change.
o The County has let the residents down by acquiescing in the FIRM. Observational.
o The County has failed to provide guidance to the people who will need a LOMA. Programmatic.
o The County has failed to limit growth based on available resources. Objective 2 (Financial
Feasibility) Capital Improvement Element.
o The County has failed to consider the cumulative effect of deep aquifer withdrawal.
Observational.
o The County has failed to develop a County-wide Storm Water Plan.
Objective 2.1 Conservation and Coastal Management Element.
o Canals not cleaned (algae and weeds cover canal along Frangipani Ave.) Algae sheet sunk
(causing future problems for fish and drainage). Programmatic.
o C 1 connector has better flow due to culverts being installed. Observational.
o FEMA elevations too large a burden during severe recession. Observational.
o Need more efficient water management of rural areas east of CR95l to prevent flooding and being
rezoncd to flood arca. Observational.
o The new Flood Insurance is unacceptable. Observational.
o The County should protest FIRM. Observational
o If flooding is a problem, don't allow additional buildings and asphalt (which can impact their
neighbors). Observational.
o Ditches and swales are not being cleaned and cleared; and driveways do not have proper culverts.
Programmatic.
o Standing water only 3 times ('95, '06 and '08) the same time the county took readings.
Observational.
9
Public Participation
. County Government has failed to implement the Watershed Management Plan into which all
other Construction and Coastal Elements, Goals and Objectives were to be involved.
Observational - Objective 2.1 Conservation and Coastal Alanagement Element.
. Disappointed with County's failure to put the '89 GMOp LDC into place in a timely manner.
Observational
. County has failed to address sustain ability and quality of life for all resources. Observational
. The '89 GMP required that all aspects will be evaluated, watershed by watershed,
where is that guidance? Observational - Objective 2.1 Consenation and Coastal Management
Element
. All development in the urban zones and outside should be considered and evaluated after each
watershed and its characteristics were developed. Objective 2.1 Conservation and Coastal
Alanagement Element.
. Failed to put into place a Watershed Management Plan. Objective 2.1 Conservation and Coastal
Alanagement Element.
. Dropping water table in GG Estates, GG Estates water resources are being used by City and other
areas without benefit to GG Estates. Observational
. Re-use water - can it be turned into a drinking water source? Potential waste of re-use water is a
concern (If there is no demand, why pay for treatment?) Policy 1.1 Potable Water Sub-Element.
The 3,'d EAR Public Participation }vfeeting was held at the Collier County Board of County
Commissioners BCC Chambers, 3rd Floor Administration Building on March 15,2010. As provided
fin' at the first two public participation meetings the comments receivedfrom those in attendance have
been grouped associated with the major issues identified by the County and DCA. FolloVo'ing the issue
cited will be the corresponding ohjective or policy within the GMP elements to which it pertains. if
applicable.
INTERGOVERNMENTAL COORDINA nON
.
Need consolidation of fire districts. Programmatic
Better coordination between School Board (sitting) and County Government (locate schools where
infrastructure is available or planned). Same for EMS and Fire Stations - all facets of
infrastructure. Policy 2.6 Intergovernmental Coordination Element (fCE)
FEMA (under DHS). SFWMD. DEI'. USACOE, Collier County Storn1water - need to coordinate
water resource management (surface and storm; watcr supply for municipal resources). Policy 1.4
Potable Water Sub-Element
Better coordination between MPO and Comprehensive Planning (Land Use and Transportation).
Programmatic
Better coordination between Parks & Recreation; and Libraries (co-locate). Policy 1.6.1
Recreation and Open Space Element (ROSE)
Better coordination between Schools and Parks & Recrcation (co-locate). Policy 1.1.2 ROSE
Necd Rural Development Standards for non-urban areas. Policy 4.1 Future Land Use Element
(FLUE)
Establish single authority for firc plan reviews. Programmatic
.
.
.
.
.
.
.
10
Puhlic Par/ieipmio/1
TRANSPORTATION
. Integrate MPO and LRTP. Programmatic
. Transportation Planning should be part of Master Plan. Observational
. Education enforcement of laws and rules - 3' clear to bikes/pedestrians. Programmatic
. Establish a minimum Level of Service for multi-model needs. Policy 1.5 Capital Improvements
Element & 12.8 Transportation Element
. Develop bike share with transit. Observational
. Formalize lime rock road policy. Observational
. Strengthen 4.6 and 4.7. Policy 4.6 & 4.7 Transportation Element
. Stress interconnection and continuity. Policy 73 FLUE
. Adopt Rural Road Section Standards - Lighting, Landscape and Water. Policy 1.5 Capital
Improvements Element & 12.8 Transportation Element
. Fair and equitable impact fees - Too high today/unfriendly/too busy and most cost effective design
and construction to reduce fees. Observational
. Dead ends, (i.e. Vanderbilt Beach Road ends at DeSoto); build when population supports. Policy
1.2 CIE
. MSTU should pay for own Administration Costs - 10%? Observational
. Integrate road water management with land use and water quality parks. Programmatic
. Pathways added to requirement for concurrency. Policy 5.1 CIE
. Policy 5. I - add pathways. Policy 5.1 Tramportation Element
. Add linear greenway parks to connect facilities. Programmatic
. Better facility and location planning for schools with coordination of county infrastructure.
Objective 3 Public Schools Facility Element
. As appropriate, add complete street/non-motorized. Observational
. Strategic Park and Ride Transit and Economic Analysis. Programmatic
. Red light enforcement may be contrary to tourism. Observational
. Educate public on Level of Service. Observational
CLIMATE CHANGE
. Increase Mass Transit instead of road widening. Policy 3.3 Transportation Element
. Increase bike lanes. Policy 4.5 ])oamportation Element
. Need to address sea level rise due to climate change. Observational
WATER RESOVRCE PROTECTION
. County has no Flood Plain Management Plan. Policy 6.3 Drainage Sub-Element
. No coordination with Big Cypress Basin; SFWMD; FEMA and DEP (ex: - Picayune Strand
Restoration project was completed without consideration of the effect of the RLSA on the flood
plain). Observational
. Where are the Comprehensive Watershed Management Plan and the Comprehensive Water
Resource Management Plan? Policy 1.5 Drainage Sub-Element
. When are the efforts going to be:
Funded
Delivered
11
Public Participation
Scheduled
. Where is monitoring and maintenance of water resource? Potable Water and Drainage Sub-
Elements
. Watershed/Water Resource Management needs to be holistic
. Environment/Development/Conservation/Recharge/Recycle/Reuse/ Alternative Water Resources
Observational
. The County needs to establish a Stormwater Utility fee to address needed improvements and to
address EPA's implementation of the NNC (Numeric Nutrient Criteria). Observational & Policy
1.5 Drainage Sub-Element
EASTERN LANDS (RLSA-RFMUD)
. TOR Program not working. Observational
. Natural Resource Studies not detailed enough. Observational
. Not enough TOR's to use for density in Receiving Lands. Future Land Use Element (FLUE)
RFAfUD
. Allow other uses on Receiving Lands (Non-residential). Future Land Use Element (FLUE)
RFMUD
. RFMUD Plan not compatible with Estates Mastcr Plan. Lost commercial opportunities for the
Estates due to RFMUD Plan. Observational
. Consider modifying Rural Village Design Standards (Street Layout). Programmatic
. Consider convertibility of RLSA Density to RFMUD (SSA's to Receiving Lands). Future Land
Use Element (FLUt.] RLSA & RFMUD
. Consider "Banking" of TOR's for smaller parcels. Programmatic
. Allow conversion of some Receiving Lands to Sending. Future Land Use Element
(FLUE)RFMUD
. Engage Estates residents with eastern lands development. Programmatic
. Allow owners of Receiving Lands to convert a portion of those lands to Sending Lands in order to
get more TORs to use on their remaining Receiving Lands. This process should be available
through a rezoning-like process rather than requiring a comprehensive plan amendment.
. Increase the TOR Credits formula for Base TORs to more than the current one (I) base TOR per
five (5) acres. In designated Receiving Areas allow a density of greater than one unit per acre with
the use of TORs and not limit density above one unit per acre to only Rural Villages. Non-villages
should be able to go up to 2 units per acre. Like the RLSA, rural villages should be able to go to 4
units per acre.
. Remove/modify the very detailed and unworkable requirements for development of a Rural
Village. Increase the TOR Bonus multiplier in a Rural Village to make it economically viable. At
the present time, the TOR program is too expensive for a higher dense village. As density
increases, average prices come down.
. Remove the minimum required purchase amount of $25.000 for a Base TOR and instead let the
market work to determine TOR prices.
12
Public Participation
. Protect existing TDR holders but drastically revamp the current program such that it is less costly
to develop in receiving areas.
. Encourage the establishment of mitigation banks in the Rural Fringe for listed species.
. Another option to consider is to establish separate overlays for each of the four distinct Rural
Fringe development areas, similar to the North Belle Meade Overlay which has its own set of
development standards.
. The current Rural Fringe provisions of the GMP already call for the County to consider the
feasibility of establishing a "TDR Bank" to be administered by the County or some other non-for-
profit government, or quasi govemmental agency with the objective of making funds available to
support the TDR program by offering initial minimal purchase prices of TDR credits. The County
should create a TDR bank.
. Consider allowing owners of large tracts in the Rural Fringe the option of utilizing the standards
and procedures of the RLSA program.
. Allow for the ability to transfer a certain percentage of density credits from the RLSA to the Rural
Fringe.
. There is a need to have different more favorable treatment for owners of Sending Land parcels of
twenty (20) acres or less to facilitate their participation.
. Extend the early entry bonus another 2 years, due to the protracted real estate and economic
slowdown.
AFFORDABLE HOUSING
. Create jobs to minimize the need for affordable housing. Programmatic
. Eliminate impact fees for affordable housing units. Policy 2.10 Housing Element
. Utilize existing housing stock for affordable housing. e.g. foreclosure properties. Observational
. Provide for various stages of transitional housing for varying income levels. Policy 2.2 Housing
Element
. Mandate affordable housing within all developments; residential and mixed-use. Policy 1. 3
Housing Element
. Provide public transportation proximate to affordable housing units. Policy 2.11 Housing Element
. Defer impact fees for affordable housing. Policy 2.10 Housing Element
. Provide density bonus incentives for the development of affordable housing units within mixed-use
developments. Policy 2.9 Housing Element
. Stop the perpetual loss of affordable housing units by prohibiting the conversion of those units to
market rate units. (Property OW11ers receive the benefit of increased density for constmcting
affordable units, but then these unit types eventually go away and become market rate units.)
Programmatic
13
Public Participation
Chapter Two
Countywide
Assessment
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163.3191.2.a Florida Statutes
2.1 - Population growth and changes in land area, including annexation, since the adoption
of the original plan or the most recent update amendments.
Since the 2004 EAR, the city of Naples has had six annexations comprising a land area of 441.42
acres (.69 square miles). Five out of the six annexations were of non-residential land uses or
vacant residential, with the exception of the Moorings Park Mixed Use development that resulted
in a slight decrease in the unincorporated population and increase in the City's population. The
Moorings Park Mixed Use development is a pre-planned retirement community authorized for
594 residential units, ranging from single family detached units to individual patient rooms, the
estimated population for the development is no more than 800 persons. For the municipalities of
Marco Island and Everglades City, there were no annexations during the evaluation period.
Annexations by the City of Naoles since 2004
Annexation Year Section - Township- Acreage Land Use
Ranl!:e
Ruffina 2004 11 - 50 -25E 12.77 Mixed Use
Eal!:le View 2005 27 - 49 - 25E 6.17 Commercial
Moorinl!:s Park 2005 25 - 49 - 25E 82.946 Mixed Use
Collier Park of 2007 35 - 49 - 25E 112.82 Industrial
Commerce
Hole-in-the-Wall 2008 22 -49 - 25E 204.73 Golf Course
GC
Bridges at 2009 27 - 49 -25E 21.99 Vacant Residential
Gordon River
TOTAL = 441.426
Area/Y ear 2004 2005 2006 2007 2008 2009 2010 2011 2012
Unicorporated
267,640 279,124 287.442 294,289 292,932 293,909 294,395 300.136 305,988
Incoprprated
38.546 38.664 39.216 39,569 39.922 39,123 39.204 39,650 40.099
Countywide
306,186 317,788 326.658 333.858 332.854 333,032 333,600 339,786 346,087
Notes: I. 2004 ~ 2009 are estimates and 20 I 0-20 12 are based upon BEBR projections, prepared by the Comprehensive Planning Department-
Population Growth & Annexation - 1
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Population Growth & Annexation.. 2
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163.319J.2.b Florida Statutes
2.2 - The location of existing development in relation to the location of development as
anticipated in the Comprehensive Plan.
In order to assess the Character and Magnitude of Land Uses in Collier County a study of the
four major land uses (Developed, Undeveloped, ConservationIPreservation and Agricultural)
was conducted for each of the 12 Planning Communities for the 2004 Collier EAR and to
provide consistency in analysis the same structure of comparison was preformed for the 2011
EAR. The analysis (see Table 2.1) demonstrates that development in unincorporated Collier
County is not only concentrated within the Urban Planning Communities (North Naples,
Central Naples, East Naples, South Naples Golden Gate, Marco, Urban Estates and
Immokalee), but has been experienced in the Rural Planning Communities (Royal Fakapalm,
Big Cypress, Rural Estates and Corkscrew), as well. These communities, while remaining
largely undeveloped, have experienced a larger percentage of growth in developed lands
compared against the Urban Planning Communities. The development within the rural
planning communities has placed a greater cost for the provision of services to the county's
infrastructure providers, as distance is a primary factor within the calculation of cost of
service. It should be noted that due to the larger percentage of dedicated
conservation/preservation designation that the majority of the acres contained within these
communities will remain undeveloped.
-
Table 2.1
Character and Magnitude of land(Prepared in 2009)
Planning Developed Undeveloped Conservation Agricultural Total % of Land
Community Land*(less Ag) Land (less Ag) Preservation Land Acres Developed
North
Naples 13,500 4,381 501 1,123 19,505 69.21%
Central
Naples 5,743 702 61 156 6,662 86.21%
East Naples 3,853 807 19 1,186 5,865 65.69%
South
Naples 7,543 2,530 989 1,517 12,579 59.97%
Golden Gate 6,863 1,254 46 137 8,300 82.69%
Marco 1,486 4,741 12,472 1,510 20,209 7.35%
Urban
Estates 14,376 3,474 288 2,904 21,042 68.32%
Immokalee 5,041 789 1,137 10,788 17,755 28.39%
Rural
Estates 29,634 28,950 114 16,426 75,124 39.45%
Corkscrew 12,603 13,464 20,672 134,427 181,166 6.96%
- Royal
Fakapalm 10,104 36,441 230,698 75,715 352,958 2.86%
~._-~~
Erisling v. Anticipaled Developmenl
Big Cypress 21,218 210 563,658 11,220 596,306 3.56
Total 131,964 97,743 830,655 257,109 1,317,471 10.0.
0/.1
(Source: 2009 Properly Appraiser Records & Collier County GIS
data)
.. Includes developed Residential, Commercial, Industrial, Institutional Use land, Government, Golf Courses and R-O-W, Utility, Outdoor Ree. land etc.
Table 2.2
Character and Magnitude of Land(Prepared in 2003)
Planning Developed Undeveloped Conservation Agricultural Total % of Land
Community Land. (less Ag) Land (less Ag) Preservation Land Acres Developed
North
Naples 13,109 3,547 477 2,372 19,505 67.21%
Central
Naples 5,333 851 67 411 6,662 80.05%
East Naples 3,660 874 16 1,315 5,865 62.40%
South
Naples 6,281 2,206 1,100 2,992 12,579 49.93%
Golden Gate 5,923 2,028 46 303 8,300 71.36%
Marco 898 4,512 12,425 2,374 20,209 4.44%
Urban
Estates 12,291 4,467 232 4,052 21,042 58.4"
Immokalee 4,776 1,036 1,326 10,617 17,755 26.9\..
Rural
Estates 21,764 36,998 125 16,237 75,124 28.97%
Corkscrew 7,959 12,166 19,522 141,519 181,166 4.39%
Royal
Fakapalm 8,191 41,280 226,621 76,866 352,958 2.32%
Big Cypress 19,912 92 563,507 12,795 596,306 3.34%
Total 110,097 110,057 825,464 271,853 1,317,471 8.36%
(Source: 2003 Properly Appraiser Records & Collier County GIS
data)
.. Includes developed Residential, Commercial, Industrial, Institutional Use land, Government, Golf Courses and R.O-W, utility, Outdoor Ree. land etc.
The comparison tables shows that the County has experienced a 19.9 percent increase in
developed land over the past six years (131,964-110,097/110,097). with a majority of that
expansion contained in the 2004-2006 time period. For the period of comparison the BEBR
population estimates for the unincorporated area indicate an estimate in 2003 of 260,948 and
an estimate in 2009 of 293,909 a 12.6 percent increase {(293,909-260,948)1260,948}. The
increase in developed land was not supported by a corresponding rate of population increase
for the period of analysis. Clearly a negative consequencc associated with the housing
bubble of the past decade. Chart 2.1 on the following page illustrates the extent of developed,
undevcloped and undevelopable land within the County's land inventory.
)
A):istin}{ v. Anticipated Development
Chart 2.1
The Extent of Developed, Vacant & Developable land,
Vacant & Undevelopable Land within Unincorporated Collier 2009
830,655 Acres
AC:RF~
900,000
800,000
700,000
600,000
500,000
400,000
300,000
200,000
100,000
o
354,852 Acres
131,964 Acres
...
Developed land
Vacant & Developable
Land
Vacant & Undevelopable
Land
In order to assess developed land uses in Collier County a comparison of Residential,
Commercial, Industrial and Institutional uses was conducted for each of the County's 12
Planning Communities. comparing the table generated for the 2004 EAR against the 2011
EAR. This analysis is provided for in Table 2.3 and 2.4, and Chart 2.2 and 2.3.
Table 2.3 land Use of Developed lands for Unincorporated
Collier (Prepared in 2009)
Planning Residential Commercial industrial Institutional Total
Community Acres Acres Acres Acres Acres*
North Naples 6,796 1,518 395 432 9,141
Central Naples 2,797 495 406 68 3,766
East Naples 2,251 443 56 83 2,833
South Naples 3,246 369 9 164 3,788
Golden Gate 5,084 186 9 152 5.431
Marco 538 24 9 86 657
Urban Estates 9,018 360 9 219 9,606
Immokalee 1,838 364 147 185 2,534
Rural Estates 23,165 81 692 91 24,029
Corkscrew 1,765 219 52 1,069 3,105
Royal Fakapalm 3,706 1,781 297 161 5,945
Big Cypress 556 72 0 41 669
:1
Existing v. Anticipated Development
1 Total
60,760 1
5,9121
2,0811
2,751 1 71,504 1
(Source: 2009 Property Appraiser Records & Collier County GIS data)
cO- Total excludes Government, Golf Course and R-Q-W, Utility, Outdoor Rae. land
etc.
Table 2.4 land Use of Developed lands for Unincorporated
Collier (Prepared in 2003)
Planning Residential Commercial Industrial Institutional Total
Community Acres Acres Acres Acres Acres.
North Na les 6,338 1,148 390 495 8,371
Central Na les 2,397 468 429 84 3,378
East Naples 2,190 433 53 121 2,797
South Naples 2,883 431 7 13S 3,456
Golden Gate 4,908 17S 8 152 5,243
Marco 376 21 9 86 492
Urban Estates 7,875 190 33 165 8,263
Immokalee 1,628 251 133 150 2,162
Rural Estates 16,843 32 558 5 17,438
Corkscrew 1,414 572 52 886 2,924
Royal Fakapalm 3,582 879 310 86 4,857
Big Cypress 635 49 0 34 718
Total 51,069 4,649 1,982 2,399 60,099
(Source: 2003 Property Appraiser's Records & Collier County GIS data)
"Total excludes Government Golf Course and R-Q-W, Utility, Outdoor Rae. land
etc.
Table 2.4 Percent Change in land Use
Residential Commercial Industrial Institutional
2003 51,069 4,649 1,982 2,399
2009 60,760 5,912 2,081 2,751
Change in Acres 9,691 1,263 99 352
Percent Change 18.98% 27.17% 4.99% 14.67%
As noted within the analysis tor the time period. based upon BEBR estimates, the
unincorporated population for the County increased by 12.6 percent. where both the
residential and commercial categories increased at a accelerated pace, the institution category
was close to alignment with the population increase and the percent increase of industrial
land use lagged significantly the population rate of increase. The outpacing of the
residential and commercial development compared to the expansion of the population has a
4
Existing v. Anticipated Development
direct correlation to the surplus of both land use commodities experienced by the County
over the past two years.
Chart 2.2 2003 DEVELOPED LAND FOR UNINCORPORATED COLLIER
Institutional
Industrial 3.99%
3.30%
Commercial ~
7.74%
Chart 2.3 2009 DEVELOPED LAND FOR UNINCORPORATED COLLIER
I d . I Institutional
n ustna
2.91% 3.85%
Commercial ~
8.27%
The following charts and maps depict the twelve Planning Communities within the County and
the land use breakdowns for each of those Planning Communities
5
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2.3 - The Extent Of Vacant & Developable Land
A. Background:
Section 163.3191 (2) (b), Florida Statutes, requires Evaluation & Appraisal Reports to assess the
extent of vacant and developable land within the relevant jurisdiction. In Collier County, non-
residential development is restricted by the nature of the County's Future Land Use Designation
provisions. Therefore, it is safe, at least under current conditions, to assume that most vacant and
developable land will ultimately be developed either as residential property or as some type of
agricultural use.
B. Analysis:
Staff's analysis of the acreage and percentage of developed land, as well as that of the vacant and
developable land, in Collier County was generated utilizing the most current Collier County
Property Appraiser's Office (PAD) tax parcel data, (December I, 2009). Staff summarized the
number of acres per Land Use Code from the Florida Department of Revenue's (FDOR) official
land use designations. Please refer to Tables 2.3-1 and 2.3-2.
I
Vacant & Developable Land
Table.2.3. J
DEVELOPED LAND
USE_CODE DESCRIPTION COUNT ACRES
1
2
3
4
5
6
7
8
11
12
14
15
16
17
18
19
20
21
22
23
25
26
27
28
29
30
32
33
34
35
36
37
38
39
41
42
43
44
46
47
48
49
71
72
73
74
75
76
77
78
79
Single Family
Mobile Homes
Multi-Family
Condominia
cooperatives
Retirement Homes
Boarding Homes (Institutional)
Multi-family less than 10 units
Stores One-Story
Mixed Use, Le., Store and Office
Su ermarket
Regional Shopping Malls
Community Shopping Centers
One~Story NonMProfesslonal Offices
Multi-Story Non-Professional Offices
Professional Service BuiWin
Airports, Marinas, Bus Terminals & Piers
Restaurants, Cafeterias
Drive-in Restaurants
Financial Institutions
Repair Service Shops
Service Stations
Automotive Repair, Service, and Sales
Parking LOb, Mobile Home Sales
Wholesale, Manufacturing, and Produ(:c Outlets
Florist, Greenhouses
Enclosed Theaters, Auditoriums.
Night Clubs, Bars, and COcktail Lounge5
Bowling Alleys, Skating Rings, Enclosed Arenas
Tourist Attractions
Camps
Race Horse. Auto, and Dog Tracks
Golf Courses
Hotels, Motels
light Manufacturing
Heavy Manufacturing
lumber Yards, Sawmills, Planning Mills
fruit, Vegetables, and Meat Packing
Other Food Processin
Mineral Processing
Warehouses, and Distribution Centers
Industrial Storage (Fuel, Equip, and Material)
Churches
Private Schools
Private Hospitals
Homes for Aged
Orphanages
Mortuaries, Cemeteries
Clubs, lodges, and Union Halls
Sanitariums, Convalescent, and Best Homes
Cultural Organizations
94,925
2.722
888
10,165
325
336
2,554
607
443
292
13
70
933
112
191
43
84
92
35
92
23
37
226
787
73
39
11
6
16
1.651
22
555
15,034
213
336
41
26
97
2
309
556
145
808
403
180
33
1.262
86
111
28
59
76.507
3.489
91
10.165
51
16
828
1,986
474
330
10
4
174
120
127
46
47
101
42
85
27
55
181
211
51
11
2
10
8
220
2
4
633
79
275
5
15
30
4
11
442
126
175
32
15
9
195
15
22
4
23
"mllL ' . 138.1
SOlJrce: 2009 Property ,t>,pprais.er Record<::; & Camel County G;S d3t8
)
Vacant & Developahle Land
Table 2.3.2
VACANT AND DEVELOPABLE LAND
USE_CODE DESCRIPTION COUNT ACRES
0 Vacant Residential 29,658 105,199
10 Vacant Commercial 1,115 1,657
40 Vacant Industrial 204 584
SUBTOTAL RESIDENTIAl., COMMERCIAL & INDUSTRIAL 30,977 107,439
51 Cropland Soil Class 1 128 18,959
52 Cropland Soil Class 2 121 41,883
60 Grazing Land Soil Class 1 845 85,106
61 Grazinll Land Soil Class 2 2 1.258
66 Orchard, Groves, Citrus 268 57,660
67 Poultry, Bees, Tropical Fish, Rabbits, etc, 45S 2,659
69 Ornamentals, Misc. Agriculture 309 3,386
SUBTOTAL AGRICULTURAL (Code 51-69) 2,128 210,912
70 Vacant Institutional 5S8 15,996
SUBTOTAL INISTITUTIONAL 558 15,996
TOTAL 334,347
Souroe: 2009 Propert'j Appraiser R~cords & CoWer County GIS rJatJ
Based upon the PAO's records, there are approximately 1.354,936 acres in Collier County.
Approximately 138,100 acres or 10 percent of Collier County consist of developed land. In
addition, 334,347 acres or 24 percent of Collier County consists of vacant and developable land,
Please refer to the map on page 2.3.4, The Collier Inter-Active Growth Model (CIGM) approved
by the BCC in January, 2009, as a supplemental planning tool projected that the build-out
population for the County would be approximately 950,223. The most recent University of
Florida Bureau of Economic and Business Research estimate for the County's current population
is 333,032 for April, 2009. 'The current population estimates (333,032) compared against the
amount developed land (138,100) equates to .415 acres of developed land per capita. Utilizing
this ratio against the projected build out population of 950,223 would yield a total of 394,343
acres of developed land to satisfY the projected population. The total acres of land developed
(138,100), plus the vacant and developable land (334,347) results in approximately 472,447 of
land either developed or developable or expressed another way 20 percent more developable
land than the population projections would require. It should also be pointed out that the current,
.415 acres of developed land per capita is derived in part from antedated large lot zoning
practices such as the estates. Based upon the regulatory allowances of the GMP the future rate
of acres of developed land per capita is expected to diminish,
C. Summary:
Based upon the data analysis, Collier County appears to have a sufficient amount of vacant and
developable land to accommodate future growth.
3
Vacant & Developable Land
2.4 - Changes to Regulatory Environment
A. Background:
Section 163.3191 (2) (t), Florida Statutes, requires the Evaluation & Appraisal Report to assess
the relevant changes to the state comprehensive plan, the requirements of this part, the minimum
criteria contained in chapter 9J-5, Florida Administrative Code, and the appropriate strategic
regional policy plan since the adoption of the original plan or the most recent evaluation and
appraisal report update amendments.
B. Analysis:
The table on the following pages provides recogmtJon of the statutory changes and their
relationship to the Collier Growth Management Plan
I
Statutory Changes
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Elements
Assessments
SUMMARY OF RECOMMENDED CHANGES
2011 EVALUATION & APPRAISAL REPORT (EAR)
Capital Improvement Element
Goals, Objective and Policies: The entire Element will be revised to reflect the proper
formatting for all Goals, Objectives and Policies, as defined below:
Goal: General statement defining what the plan will ultimately achieve, typically beginning
with "TO" followed by a transitive verb, such as, TO PROTECT or TO ENSURE.
Objective: A more specific statement than the stated Goal; describing actions that will help
achieve the goal(s), typically beginning with the active verb providing the general direction,
such as, "Implement", "Promote" or "Protect". Objectives use the term "will" and allow
Policies to specifically require an activity with "shall".
Policies: Specific statements that provide directives on how to achieve the objectives and
ultimately the Element's goals, typically beginning with phrases like, "The County shall
promote...", "The County shall continue to..." or "The District shall expand..." or similar
phrases. Policies use the terms "may" or "shall" to provide specific direction.
Goals, Objective and Policies: The entire Element should be revised to reflect Department name
changes, designee changes, renumbering due to objective and/or policy additions and/or
deletions, and grammatical changes.
Certain Sub-Element references to be renamed, including Sub-Element, Goal and throughout
Objectives and Policies
Policy 1.4 - revision to introduce reducing VMT and GHG ennSSJons as criterion for further
prioritizing projects
Policy 1.5 - revisions related to multi-Element revisions III a comprehensive effort to manage
redundancy
Policy 2.10 - consider for revision to allow for more-responsive fiscal management
Objective 3 - minor revision timeframe reference
Policy 3.1 - minor revisions associated with new terminology
Policy 4.1 - minor revision to provide updated Statutory cite
Policy 4.2 - revision to provide updated reference site
Policy 4.6 - minor revisions associated with new terminology
Policy 5.1 - minor revisions associated with new terminology; may need minor revision to provide
updated Statutory cite
1
CmSUMMARYOFRECOMMENDcDCHANGES
Assessment of the Successes & Shortcomings
and Recommendations
for the Capital Improvement Element
A. Introduction & Background:
The purpose of the Capital Improvement Element is defined within its single Goal, which reads as
follows:
TO PROVIDE ADEQUATE PUBLIC FACILITIES CONCURRENT WITH NEW DEVELOPMENT IN
ORDER TO ACHIEVE AND MAINTAIN OR EXCEED ADOPTED STANDARDS FOR LEVELS OF
SERVICE.
The intent of the Capital Improvement Element is to identify public facilities that will be required
during the next five years, including the cost of such facilities, and the sources of revenue that will be
used to fund construction or development of the facilities. As such, the Capital Improvement Element
is updated annually, including revision of the 5- Year Schedule of Capital Improvements.
The annual update and amendment to the Capital Improvement Element, adopted January 28, 2008
included the initial step toward re-naming of certain Sub-Elements including: from the "Sanitary
Sewer" Sub-Element to the "Wastewater Treatment" Sub-Element; from the "Drainage" Sub-Element
to the "Stormwater Management" Sub-Element, and; from the "Solid Waste" Sub-Element to the
"Solid Waste Disposal" Sub-Element. The new names initially appeared in the Capital Improvement
Element as combinations of old and new names as a transition preceding these EAR-based
amendments. The new names - no longer in their transitional forms - should be used in all titles,
headings and text within this Element, and in all refcrences to these Sub-Elements found throughout
the Growth Management Plan.
As currently formatted, the Capital Improvement Element consists entirely of a single Goal. and its
supporting Objectives and Policies. This Goal should be retained as written.
B. Objectives Analysis:
OBJECTIVE 1 (PUBLIC FACILITY LEVEL OF SERVICE STANDARDS):
Identify and define types of public facilities, establish standards for levels of service for each
such public facility, and determine what quantity of additional public facilities is needed in
order to achieve and maintain the standards.
Obiective Achievement Analvsis:
The above Objective requires public facilities to be identified, with standards for levels of service set,
and provide the determined quantity of these facilities. These processes are included in the County's
Annual Update and Inventory Report (AUlR), and thus the Annual Schedule of Capital Improvements.
The County has been diligent in adhering to this requirement. This Objective should be retained as
written.
1
CAPITAL IMPROVEMENT ELEMENT
Policy Relevance:
There are five (5) policies within this Objective.
Policy 1.1:
The County shall establish standards for levels of service for pUblic facilities, as follows:
Public facilities are facilities which appear in other elements of this comprehensive plan,
including arterial and collector roads, surface water - stormwater management systems,
potable water systems, sanitary sewer - wastewater treatment systems, solid waste disposal
facilities, parks and recreation facilities, and public school facilities. The standards for levels
of service of County provided public facilities shall apply to development orders issued by the
County, to the County's annual budget, and to the appropriate individual element of this
comprehensive plan. The standards for levels of service of public facilities which are not
County provided shall apply to development orders issued by the County and to the
appropriate individual element of this comprehensive plan, but shall not apply to the County's
annual budget.
Public facilities shall include land, structures, the initial furnishings and equipment, design,
permitting, and construction costs. Other "capital" costs, such as motor vehicles and
motorized equipment, computers and office equipment, office furnishings, and small tools are
considered in the County's annual budget, but such items are not "public facilities" for the
purposes of the Growth Management Plan, or the issuance of development orders.
This Policy identifies and defines the types of public facilities. This Policy remains relevant and
should be retained as written.
Policy 1.2:
The quantity of pUblic facilities that is needed to eliminate existing deficiencies and to meet
the needs of future growth shall be determined for each public facility by the following
calculation:
Q = (5 x 0) - I.
Where: "Q" is the quantity of public facility needed,
"5" is the standard for level of service,
"0" is the demand, such as the population, and
"I" is the inventory of existing facilities.
A. The calculation will be used for existing demand in order to determine existing
deficiencies. The calculation will be used for projected demand in order to determine
needs of future growth. The estimates of projected demand will account for demand
that is likely to occur from previously issued development orders as well as future
growth.
B. The Board of County Commissioners shall review all rezone petitions, 5RA designation
applications, conditional use petitions, and proposed amendments to the Future Land
Use Element (FLUE), Golden Gate Area Master Plan (GGAMP) or Immokalee Area Master
Plan (lAMP) affecting the overall countywide density or intensity of permissible
development, with consideration of their impact on both the variable "0" in the formula
Q = (5 x O) - I, and the overall County transportation system. The Board shall not
approve any such petition or application which would directly access a deficient
2
CAPITAL IMPROVEMENT ELEMENT
roadway segment or if it impacts an adjacent roadway segment that is deficient, or
which significantly impacts either: (1) a deficient roadway segment or adjacent roadway
segment; or (2) the seasonal population based upon the Bureau of Economic and
Business Research at the University of Florida (BEBR) medium range growth rate
population projections, for all public facilities, for the variable "D", unless one of the
three items listed below simultaneously occurs:
(a) Specific mitigating stipulations are approved in conjunction with the rezone or SRA
designation resolution, conditional use petition, or FLUE amendment, to restore or
maintain the Level of Service on the impacted roadway segment;
(b) The adopted population standard used for calculation of "Q" in the formula Q = (S x
D) -I is amended based on appropriate data and analysis;
(c) The Schedule of Capital Improvements is updated to include any necessary projects
that would support the additional public facility demand(s) created by the rezone,
SRA designation resolution, conditional use petition, or amendment to the Future
Land Use Element.
C. Significant impact is hereby defined for Section B of this Policy as, an impact
generating potential for increased countywide population greater than 2% of the
population projections for parks, solid waste disposal, potable water, sanitary sewer -
wastewater treatment, and drainage - stormwater management facilities, or as
generating a volume of traffic equal to or greater than 2% of the adopted LOS standard
service volume of an impacted roadway.
D. There are three circumstances in which the standards for levels of service are not the
exclusive determinant of need for a public facility:
1. Calculated needs for public facilities in coastal high hazard areas are subject to all
limitations and conditions in the Conservation and Coastal Management Element
and Future Land Use Elements of this Growth Management Plan.
2. Replacement of obsolete or worn out facilities, and repair, remodeling and
renovation, will be determined by the Board of County Commissioners upon the
recommendation of the County Manager.
3. Public facilities that provide levels of service in excess of the standards adopted in
this Growth Management Plan may be constructed or acquired at any time as long
as the following conditions are met:
a. the facility does not make financially unfeasible any public facility of the same
type that is needed to achieve or maintain the standards for levels of service
adopted in this Growth Management Plan, and
b. the facility does not contradict, limit or substantially change the goals, objectives
and policies of any element of this Growth Management Plan.
Any public facility that is determined to be needed as a result of any of the factors listed in
Section B or Section D of this Policy shall be included in the regular Schedule of Capital
Improvements contained in this Capital Improvement Element. All capital improvement
projects for such public facilities shall be approved in the same manner as the projects that
are identified according to the quantitative analysis described in Section A of this Policy.
3
CAPITAL IMPROVEMENT ELEMENT
Population definitions as used in this Capital Improvement Element and other elements are
provided below.
Permanent Population is the population projection figure based on Bureau of Economic and
Business Research at the University of Florida (BEBR) medium range growth rate population
projections. The population projection figure is then converted from April 1 to October 1,
which is the beginning of the fiscal year for Collier County.
Seasonal Population is the BEBR population figure (described above) converted to its October
1 figure, increased by 20% for all areas of the County to reflect the increase of seasonal part-
time residents and visitors.
Unincorporated Area Seasonal Population is the seasonal population figure (described above)
for unincorporated Collier County only, adjusted to represent how seasonal residents utilize
certain park facilities differently.
This Policy establishes the quantity of public facilities that is needed to eliminate existing deficiencies
and to meet the needs of future growth. This Policy remains relevant and should be retained as written.
[Public Comment from March 15, 2010 EAR Public Meetinf! - Suggesting that dead-end roads, such
as Vanderbilt Beach Road at DeSoto, should not be extended/connected until such time that such
construction is supported by populationfigures.f
Policy 1.3:
The determination of location of improvements to expand public facilities will take into
consideration the projected growth patterns as identified in the County's annual population
projections. Where applicable, public facility improvements will be coordinated with the
capital facility plans of any other governmental entity providing public facilities within Collier
County.
This Policy explains the method for determining the locations of public facilities that are needed to
meet the needs of future growth. This Policy remains relevant and should be retained as written.
Policy 1.4:
Public facility improvements are to be considered in the following order or priority:
A. Replacement of obsolete or worn out facilities, including repair, remodeling and
renovation of facilities that contribute to achieving or maintaining levels of service.
B. New facilities that reduce or eliminate existing deficiencies in levels of service.
C. New facilities that provide the adopted levels of service for new growth during the next
five fiscal years, as updated by the annual review of this Capital Improvement Element.
In the event that the planned capacity of public facilities is insufficient to serve all
applicants for development orders, the capital improvements will be scheduled in the
following priority order to serve:
1. previously approved development orders permitting redevelopment,
2. previously approved development orders permitting new development,
3. new development orders permitting redevelopment, and
4. new development orders permitting new developments.
4
CAPITAL IMPROVEMENT ELEMENT
D. Improvements to existing facilities, and new facilities that significantly reduce the
operating cost of providing a service or facility.
E. New facilities that exceed the adopted levels of service for new growth during the next
five fiscal years by either:
1. providing excess public facility capacity that may be needed by future growth
beyond the next five fiscal years, or
2. providing higher quality public facilities than are contemplated in the County's
normal design criteria for such facilities.
This Policy explains the method for prioritizing public facilities' improvements. This Policy remains
relevant and should be retained and revised to add a closing statement associated with the Major Issue
of reducing greenhouse gas emissions, such as, When further considering projects prioritized by
this order, the higher priority shall be assigned to improvements designed to reduce, or not
increase, greenhouse gas emissions through shortened vehicular trip lengths, trips taken by
another mode of transportation, or by other substantive means.
[Public Comment from February 23. 2010 EAR Public Meetinl{ - Suggesting the planning period
should be extended beyond ten years.]
Policy 1.5:
The standards for levels of service of public facilities shall be as follows:
A. Roadways:
1. Arterials and collector roads: Level of Service indicated below on the basis of peak
hour, traffic volume:
Level of Service "E" on all six-lane roads
2. Level of Service "0" peak hour on all other County and State arterial and collector
roads not on the Florida Intrastate Highway System (FIHS).
B. State and Federal Roads:
Collier County sets and adopts the LOS standards for state roads with the exception of
those on the Florida Intrastate Highway System (FIHS). In Collier County, FOOT sets and
maintains the LOS for 1-75. The standards for 1-75 are as follows:
EXISTING
RURAL AREA
1-75 B
EXISTING
URBANIZED AREA
C
TRANSITIONING
URBANIZED AREA
C
C. County Surface Water Storm water Management Systems:
1. Future "private" developments - water quantity and quality standards as specified in
Collier County Ordinances 74-50 and 90-10.
2. Existing "private" developments and existing or future public drainage - stormwater
management facilities - those existing levels of service identified (by design storm
5
CAPITAL IMPROVEMENT ELEMENT
return frequency event) by the completed portions of the Water Management Master
Plan as listed in the Drainage Stormwater Management Sub-Element of the Public
Facilities Element.
D. County Potable Water Systems:
1. County systems:
County Water District = 170 gallons per capita per day
2. Municipal systems:
City of Naples = 185 gallons per capita per day in the unincorporated service area
Everglades City = 185 gallons per capita per day in the unincorporated service area
3. Private potable water systems /Independent district systems:
Water flow design standards as identified in Policy 3.1 of the Potable Water
Sub-Element of this Growth Management Plan.
Orangetree Utilities = 100 gallons per capita per day
Immokalee Water and Sewer District = 105 gallons per capita per day
Florida Governmental Utility Authority = 109 gallons per capita per day
Ave Maria = 110 gallons per capita per day within service area
E. County Sanitary Sewer - Wastewater Treatment Systems:
1. County systems:
North Sewer Service Area = 120 gallons per capita per day
South Sewer Service Area = 100 gallons per capita per day
Southeast Sewer Service Area = 120 gallons per capita per day
Northeast Sewer Service Area = 120 gallons per capita per day
2. Municipal systems:
City of Naples = 145 gallons per capita per day in the unincorporated service area
Everglades City = 100 gallons per capita per day
3. Private sanitary sewer - wastewater treatment systems:
Sewage flow design standards as identified in Policy 2.1 of the Sanitary Sewer -
Wastewater Treatment Sub-Element of this Growth Management Plan.
Orangetree Utilities = 100 gallons per capita per day
Immokalee Water and Sewer District = 100 gallons per capita per day
Florida Governmental Utility Authority = 100 gallons per capita per day
Ave Maria = 110 gallons per capita per day within service area
F. County Solid Waste Disposal Facilities:
1. Two years of constructed lined cell capacity at the average disposal rate for the
previous three (3) years.
2. Ten years of permittable capacity at the average disposal rate for the previous three
(3) years.
G. County Parks and Recreation Facilities:
1. Regional Park land
2. Community Park land
= 2.9 acres per 1,000/pop.
= 1.2 acres per 1,000/pop. (unincorporated)
6
CAPITAL IMPROVEMENT ELleMENT
H. Public School Facilities:
1. Elementary schools
2. Middle schools
3. High schools
= 95 percent (0.95) of CSA Enrollment I FISH Capacity
= 95 percent (0.95) of CSA Enrollment I FISH Capacity
= 100 percent (1.00) of CSA Enrollment I FISH Capacity
This Policy establishes standards for levels of service for each such public facility. This Policy
remains essentially relevant and should be retained except for changes discussed below, and those
associated with the renaming of certain public facilities and their attendant Sub-Elements.
The LOSS for County arterial and collector roads appearing in Policy 1.5, subsection "A" above is one
of two locations within this GMP where these standards are shown. The other location is Policy 1.3 in
the Transportation Element. This dualism may be a simple matter of unnecessary redundancy, except
that the two Policies are somewhat dissimilar. These differences should be reconciled and a single
location selected for these LOSS to appear. The CIE should be considered for this location, with
Transportation Policy 1.3 revised to direct the reader to the ClEo If it is decided to show the LOSS in
both locations, then the CIE could be formatted to provide the LOS Standards, while the Element
entries could elaborate on the figures.
The LOSS for State and Federal roads appearing in Policy 1.5, subsection "B" above is one of two
locations within this GMP where these standards are shown. The other location is Policy 1.4 in the
Transportation Element. This dualism may be a simple matter of unnecessary redundancy, except that
the two Policies are somewhat dissimilar. These differences should be reconciled and a single location
selected for these LOSS to appear. The CIE should be considered for this location, with Transportation
Policy 1.4 revised to direct the reader to the ClE. If it is decided to show the LOSS in both locations,
then the ClE could be formatted to provide the LOS Standards, while the Element entries could
elaborate on the figures.
The LOSS for stormwater management systems appearing in Policy 1.5, subsection "c" above is one
of two locations within this GMP where these standards are shown. The other location is Policy 2.1 in
the Stormwater Management Sub-Element. This dualism may be a simple matter of unnecessary
redundancy, except that the two Policies are not the same. These differences should be reconciled and
a single location selected for these LOSS to appear. The ClE should be considered for this location,
with Storm water Management Policy 2.1 revised to direct the reader to the ClE. If it is decided to
show the LOSS in both locations, then the ClE could be formatted to provide the LOS Standards, while
the Sub-Element entries could elaborate on the figures.
The LOSS for potable water systems appearing in Policy 1.5, subsection "0" above is one of two
locations within this GMP where these standards are shown. The other location is Policy 3.1 in the
Potable Water Sub-Element. This dualism may be a simple matter of unnecessary redundancy, except
that the two Policies are not the same. These differences should be reconciled and a single location
selected for these LOSS to appear. The CJE should bc considered for this location, with Potable Water
Policy 3.1 revised to direct the reader to the CIE. If it is decided to show the LOSS in both locations,
then the ClE could be formatted to provide the LOS Standards, while the Sub-Element entries could
elaborate on the figures.
The LOSS for wastewater treatment systems appearing in Policy 1.5, subsection "E" above is one of
two locations within this GMP where these standards are shown. The other location is Policy 2.1 in the
7
CAPITAL IMPROVEMENT ELEMENT
Wastewater Treatment Sub-Element. This dualism may be a simple matter of unnecessary redundancy,
except that the two Policies are not the same. These differences should be reconciled and a single
location selected for these LOSS to appear. The CIE should be considered for this location, with
Wastewater Treatment Policy 2.1 revised to direct the reader to the CIE. If it is decided to show the
LOSS in both locations, then the CIE could be formatted to provide the LOS Standards, while the Sub-
Element entries could elaborate on the figures.
The LOSS for solid waste disposal facilities appearing in Policy 1.5, subsection "P' above is one of
two locations within this OMP where these standards are shown. The other location is Policy 2.5 in the
Solid Waste Sub-Element. This dualism may be a simple matter of unnecessary redundancy, except
that the two Policies are not the same. These differences should be reconciled and a single location
selected for these LOSS to appear. The CIE should be considered for this location, with Solid Waste
Sub-Element Policy 2.5 revised to direct the reader to the CIE. If it is decided to show the LOSS in
both locations, then the CIE could be formatted to provide the LOS Standards, while the Sub-Element
entries could elaborate on the figures.
The LOSS for parks and recreation facilities appearing in Policy 1.5, subsection "0" above is one of
two locations within this OMP where these standards are shown. The other location is Policy 1.1 in the
Recreation and Open Space Element. This dualism may be a simple matter of unnecessary
redundancy, except that the two Policies are not the same. These differences should be reconciled and
a single location selected for these LOSS to appear. The ClE should be considered for this location,
with Recreation and Open Space Element Policy 1.1 revised to direct the reader to the CIE. If it is
decided to show the LOSS in both locations, then the CIE could be formatted to provide the LOS
Standards, while the Element entries eould elaborate on the figures.
[Public Comments from Februarv 23, 20iO EAR Public MeeTin!! - Suggesting that special rural
sTandards should be developed for land lying easT ()f CR 951, including development STandards, roads,
dark skies, etc. AnoTher, suggesTing The COUIliV has failed /0 limiT grOWTh based on available
resources.)
[Public Comment from March 15, 2010 EAR Public MeeTine - Suggesting minimum Levels of Service
STandards should be eSTablished for mulri-model (and inTer-model) needs (inc. public transiT, park-n-
ride facilities, carpooling, self-propelled modes, and paThw'avs); anOTher, suggesTing that the CounTy
adopt special rural road section STandards. including non-urban standards for righT-of-way cross-
seCTions, lighting, landscaping and wara /
OBJECTIVE 2 (FINANCIAL FEASIBILITY):
Provide public facilities, as described in Policy 1.1 above, in order to maintain adopted level of
service standards that are within the ability of the County to fund, within the County's authority
to require others to provide, or as provided by the School District within their financially
feasible Five-Year Capital Improvement Plan, formally adopted by the School Board between
July 1 and October 1 each year. With the exception of public school facilities, existing public
facility deficiencies measured against the adopted level of service standards will be eliminated
with revenues generated by ad valorem taxes and other intergovernmental revenues received
based on economic activity. Future development will bear a proportionate cost of facility
improvements necessitated by growth. Future development's payments may take the form of,
but are not limited to, voluntary contributions for the benefit of any public facility, impact fees,
dedications of land, provision of public facilities, and future payments of user fees, special
assessments and taxes.
8
CAPITAL iMPROVEMENT ELEMENT
Obiective Achievement Analvsis:
The purpose of this Objective and its policies is to establish how providing public facilities in
accordance with Objective I above must be accomplished in a financially feasible manner. This
Objective is being achieved and should be retained as written.
Policv Relevance:
There are ten (10) policies within this Objective.
Policy 2.1:
The estimated capital expenditures for all needed public facilities shall not exceed
conservative estimates of revenues from sources that are available to the County pursuant to
current law.
This Policy addresses financial feasibility by requiring that the County be conservative in estimating
the available revenues in determining the financial feasibility of providing needed public facilities.
This Policy remains relevant and should be retained as written.
Policy 2.2:
Capital expenditures for public facilities shall not draw revenues from sources which have
been rejected by referendum, if a referendum is required to enact a source of revenue.
This Policy addresses financial feasibility by prohibiting the County from drawing upon revenue
sources that have been have been rejected by referendum. This Policy remains relevant and should be
retained as written.
Policy 2.3:
Existing and future development shall both pay for the costs of needed public facilities.
Existing development shall pay for some or all facilities that reduce or eliminate existing
deficiencies, some or all of the replacement of obsolete or worn out facilities, and pay a
portion of the cost of facilities needed by future development but only as a last funding
alternative where impact fees and other sources of revenue are insufficient to pay for the costs
of facilities attributed to future development. Both existing and future development may have
part of their costs paid by grants, entitlements or public facilities from other levels of
government and independent districts.
This Policy explains the County's abilities to draw from different sources to derive revenue sufficient
to cover the costs of needed public facilities. This Policy remains relevant and should be retained as
written.
Policy 2.4:
Public facilities financed by County enterprise funds (Le., potable water, sanitary sewer -
wastewater treatment, and solid waste disposal) may be financed by debt to be repaid by user
fees and charges for enterprise services, or the facilities may be financed from current assets
(Le., reserves, surpluses and current revenue).
This Policy provides the County with opportunities to augment the financing of certain public facilities
with debt. This Policy remains relevant and should be retained except for specific changes associated
with the renaming of certain public facilities and their attendant Sub-Elements.
9
CAPITAL IMPROVEMENT ELEMENT
Policy 2.5:
Public facilities financed by non-enterprise funds (i.e., arterial and collector roads, surface
water - stormwater management, and parks and recreation) shall be financed from current
revenues and, assets and Revenue Bonds approved by the Board of County Commissioners.
Debt financing shall not be used to provide excess capacity in non-enterprise public facilities
unless the excess capacity is an unavoidable result of a capital improvement that is needed to
achieve or maintain standards for levels of service. Notwithstanding other provisions of this
policy, general obligation bonds approved by referendum may be used for any public facilities
to acquire capacity needed within the Schedule of Capital Improvements or for excess
capacity.
This Policy provides the County with opportunities to finance certain public facilities from revenue
sources other than debt, and provides a specific exception. This Policy remains relevant and should be
retained except for specific changes associated with the renaming of certain public facilities and their
attendant Sub-Elements.
Policy 2.6:
The County shall not provide a public facility, nor shall it accept the provision of a public
facility by others, if the County is unable to pay for the subsequent annual operating and
maintenance costs of the facility.
This Policy prohibits the County from providing a public facility. or accepting the transfer of another
public facility, if projected revenues would be inadequate to cover the costs of operation and
maintenance. This Policy remains relevant and should be retained as written.
Policy 2.7:
The County shall continue to collect Road Impact Fees for road facilities requiring the same
level of service standard as adopted in Policy 1.5 of this Element in order to assess new
development a pro rata share of the costs required to finance transportation improvements
necessitated by such development.
This Policy requires the County to utilize impact fees when considering the proportionate share of road
facility costs attributable to a specific development. This Policy remains relevant and should be
retained as written.
Policy 2.8:
The County shall continue to collect impact fees for Parks and Recreation facilities and Public
Schools requiring the same level of service standard as adopted in Policy 1.5 of this Element
in order to assess new development a pro rata share of the costs required to finance Park and
Recreation improvements and Public Schools necessitated by such development.
This Policy requires the County to utilize impact fees when considering the proportionate share of
parks and recreation facility costs attributable to a specific development. This Policy remains relevant
and should be retained as written.
Policy 2.9:
If, for any reason, the County cannot provide revenue sources identified as needed funding for
specific projects within the County's adopted Schedule of Capital Improvements, the Growth
Management Plan shall be amended based on one or more of the following actions:
10
CAPITAL IMPROVEMENT ELEMENT
A. Remove through a plan amendment facility improvements or new facilities from the
adopted Schedule of Capital Improvements that exceed the adopted levels of service for
the growth during the next five (5) fiscal years;
B. Remove from the adopted Schedule of Capital Improvements through a plan
amendment facility improvements or new facilities that reduce the operating cost of
providing a service or facility but do not provide additional facility capacity;
C. Where feasible, transfer funds from a funded non-Capital Improvement Element capital
project in order to fund an identified deficient Capital Improvement Element public
facility. The resulting revisions shall be reflected in the required annual update.
D. lower the adopted level of service standard through a plan amendment for the facility
for which funding cannot be obtained.
E. Do not issue development orders that would continue to cause a deficiency based on
the facility's adopted level of service standard.
This Policy provides the criteria needed to amend the Capital Improvement Element if projected
revenues become unavailable to fund needed public facilities. This Policy remains relevant and should
be retained as written.
Policy 2.10:
Collier County will not exceed a maximum ratio of total general governmental debt service to
bondable revenues from current sources of 13%. Whereas Florida Statutes place no limitation
on the application of revenues to debt service by local taxing authorities, prudent fiscal
management dictates a self-imposed level of constraint. Current bondable revenues are ad
valorem taxes and State-shared revenues, specifically gas taxes and the half-cent sales tax.
The Enterprise Funds operate under revenue bonding ratios set by the financial markets and
are, therefore, excluded from this debt policy.
This Policy identifies current bondable revenues and limits the ratio of total debt service to bondable
revenues. This limitation may have lost relevance given the economic climate and government's
ability to react to market changes in a timely manner. The policy should be considered for amendment
for an adjustment to this debt service ratio or its other limiting aspects
OBJECTIVE 3 (PUBLIC EXPENDITURES: COASTAL HIGH HAZARD AREA):
Effective with plan implementation, limit public expenditures in the coastal high hazard area to
those facilities, as described in Policy 1.1 above, needed to support new development to the
extent permitted in the Future land Use Element.
Obiective Achievement Analvsis:
Like all other types of capital improvements, projects located in the Coastal High hazard Area are
included in the County's Annual Five-Year Schedule of Capital Improvements, and thus the County's
Annual Budget for each fiscal year. The above Objective contains an outdated timeframe reference,
but the wording is otherwise acceptable. This Objective should be reworded to remove the timeframe
reference and simply refer to the 5- Year Schedule of Capital Improvements.
11
CAPITAL IMPROVEMENT ELEMENT
Policy Relevance:
There are three (3) policies within this Objective.
Policy 3.1:
The County shall continue to expend funds within the coastal high hazard area for the
replacement and maintenance of public facilities identified in the Conservation and Coastal
Management Element including, but not limited to arterial and collector roads, sanitary sewer
service - wastewater treatment systems, potable water supply systems, surface water -
stormwater management systems, solid waste collection and disposal systems, natural
groundwater aquifer recharge areas, and park and recreation facilities.
This Policy establishes the County's ability to replace and maintain public facilities in the coastal high
hazard area in accordance with the Conservation and Coastal Management Element. This Policy
remains relevant and should be retained except for changes associated with the renaming of certain
public facilities.
Policy 3.2:
Within the coastal high hazard area, the calculated needs for public facilities, as represented in
the Schedule of Capital Improvements, will be based on the County's adopted level of service
standards and projections of future growth allowed by the Future Land Use Element.
This Policy subjects the calculated needs for public facilities in the coastal high hazard area to the
limitations provided in the FLUE. This Policy remains relevant and should be retained as written.
Policy 3.3:
The County shall continue to support public access to beaches, shores and waterways. Such
support shall include public expenditures for the maintenance of existing public facilities and
beach renourishment, and may include public expenditure for beach, shore and waterway
access.
This Policy establishes the extent of financial support for public facilities in the coastal high hazard
area. This Policy remains relevant and should be retained as written.
OBJECTIVE 4 (PROVIDE NEEDED IMPROVEMENTS):
Coordinate County land use planning and decisions with its plans for pUblic facility capital
improvements, as described in Policy 1.1 above, by providing needed capital improvements for
replacement of obsolete or worn out facilities, eliminating existing deficiencies, and future
development and redevelopment caused by previously issued and new development orders.
Obiective Achievement AIIulvsis:
This Objective culls for coordination between public facility capital improvement planning and land
use planning. Such coordination ensures that public facility capital improvements are provided as
needed. This Objective is being achieved and should be retained as written.
Policy Relevance:
There are seven (7) policies within this Objective.
I2
CAPITAL IMPROVEMENT EUMENT
Policy 4.1:
The County shall provide, or arrange for others to provide, the public facilities listed in the
Schedule of Capital Improvements. The Schedule of Capital Improvements shall be updated
annually and may also be modified as follows:
A. Pursuant to Florida Statutes, 163.3187, the Schedule of Capital Improvements may be
amended two times during any calendar year, and as allowed for emergencies,
developments of regional impact, and certain small scale development activities.
B. Pursuant to Florida Statutes, 163.3177, the Schedule of Capital Improvements may be
adjusted by ordinance not deemed to be an amendment to the Growth Management
Plan for corrections, updates, and modifications concerning costs; revenue sources; or
acceptance of facilities pursuant to dedications which are consistent with the plan.
This Policy provides for modifications to the Schedule of Capital Improvements of the Capital
Improvement Element. This Element is affected by changes to Chapter 163, F10rida Statute, which
were adopted into law in 2007, as follows:
163.3177(3)(b)1: Requires an annual update to the Five-Year Schedule of Capital
Improvements to be submitted by December I, 2008 and yearly thereafter. If this date is
missed, no comprehensive plan amendments are allowed until the update is adopted. Ch.
2007-204, LOP.
This Policy remains otherwise relevant and should be retained as revised in accordance with the above
Statutory change.
Policy 4.2:
By December 1 of each year, the County shall adopt, by reference, into its Capital Improvement
Element, the School District's annually updated financially feasible Five-Year Capital
Improvement Plan and the District Facilities Work Program in order to achieve and maintain
the adopted level of service standards for Public School Facilities. The School District Five-
Year Capital Improvement Plan shall identify the financially feasible school facility capacity
projects necessary to address existing deficiencies and future needs based on achieving and
maintaining adopted LOS standards for schools. The District Facilities Work Program,
prepared by the School District pursuant to Section 1013.35(1)(b), F.S., shall be adopted as part
of the data and analysis in support of the School District's Five-Year Capital Improvement Plan.
Adoption of the School District's Capital Improvement Plan shall occur beginning with the
District School Board of Collier County Capital Improvement Plan FY 09-28, approved on April
15,2008 and subsequently amended on May 15, 2008; and, the District Facilities Work Program
FY 09-13, adopted by the School Board on August 21, 2008. Updates to the CIP and Work
Program shall occur annually thereafter. The adoption of the School District's Capital
Improvement Plan does not obligate the County in any shape, manner or form to provide
financing for any off-site capital improvements for new schools or the expansion of existing
schools unless mutually agreed upon by the Collier County School District and County Board.
This Policy provides for adopting by reference, the modifications made to the School District's Capital
Improvement Plan, into the Capital Improvement Element. This Policy remains relevant and should be
retained and updated as indicated below.
As a matter of Department of Community Affairs (DCA) Compliance, this policy must be revised to
update the reference to the District School Board of Collier County Capital Improvement Plan 5-Year
13
CAPITAL IMPROVEMENT ELEMENT
District Facilities Work Program, as applicable. Update dates are: April 16, 2009 for the FY 10-29
CIP and September 2, 2009 for the FY 10-14 Facilities Work Program; no subsequent amendment
date applies. [If the EAR amendment period is protracted, the update dates would be: May 20, 2010
for the FY ]1-30 CIP and September ??, 20]0 (known by that time) for the FY ll-15 Facilities Work
Program. ]
Policy 4.3:
All public facility capital improvements shall be consistent with the goals, objectives and
pOlicies of the appropriate individual element of this Growth Management Plan.
This Policy subjects public facility capital improvements to consistency with other provisions of the
GMP. This Policy remains relevant and should be retained as written.
Policy 4.4:
The County shall include in the capital appropriations of its annual budget all the public facility
projects listed in the Schedule of Capital Improvements for expenditures during the
appropriate fiscal year.
This Policy requires the County to appropriate funding to the public facility capital improvements
appearing in the Schedule of Capital Improvements during the appropriate fiscal year. This Policy
remains relevant and should be retained as written.
Policy 4.5:
The County shall determine, prior to the issuance of final site development plans, final plats
and building permits whether or not there is sufficient capacity of public facilities to meet the
standards for levels of service for existing population and the proposed development. No final
site development plan, final plat, or building permit shall be issued unless the levels of service
for the resulting development will meet or exceed the standards in Policy 1.5, Public Facilities,
and meet or exceed the requirements for Concurrency Management as outlined in the pOlicies
within Objective 5 of this Element.
This Policy subjects development plans, plats and permits to the Levels of Service Standards and
Concurrency requirements found elsewhere in this Element. This Policy remains relevant and should
be retained as written.
Policy 4.6:
Public facilities and services provided by Collier County with public funds in accordance with
the Schedule of Capital Improvements in this Capital Improvement Element will be limited to
Service Areas established within the boundaries designated on Figure PW-1 and Figure PW-1.1
"Collier County Water District Boundaries", and Figure PW-2 and Figure PW-2.1 "Existing and
Future Potable Water Service Areas", in the Potable Water Sub-Element of the Public Facilities
Element, and on Figure SS-l and Figure 55-1.1, "Collier County Sewer District Boundaries",
and Figure SS-2 and Figure SS-2.1, "Existing and Future Sewer Service Areas", in the Sanitary
Sewer Wastewater Treatment Sub-Element of the Public Facilities Element. Road and Public
School improvements will be provided as designated in their respective Schedule of Capital
Improvements appearing in this Capital Improvement Element. All other public facilities and
service types will be provided on a countywide availability basis.
This Policy limits the provision of public facilities to within specific service areas identified in other
Elements or Sub-Elements of the GMP or in accordance with the Schedule of Capital Improvements in
14
CAPITAL IMPROVEMJoiVT ELEMENT
this Element. This Policy remains relevant and should be retained except for changes associated with
the renaming of certain public facilities and their attendant Sub-Elements. as written.
Policy 4.7:
The County shall ensure that publicly funded buildings and publicly funded development
activities are carried out in a manner that demonstrates best practice to minimize the loss of
life, property, and re-building cost from the effects from hurricanes, flooding, natural and
technological disaster events. Best practice efforts may include, but are not be limited to:
a. Construction above the flood plain;
b. Maintaining a protective zone for wildfire mitigation;
c. Installation of on-site permanent generators or temporary generator emergency
connection points;
d. Beach and dune restoration, re-nourishment, or emergency protective actions to
minimize the loss of structures from future events;
e. Emergency road repairs; and,
f. Repair andlor replacement of publicly owned docking facilities, parking areas, and sea
walls.
This Policy requires the County to adhere to best practices in providing public facilities. This Policy
remains relevant and should be retained as written.
OBJECTIVE 5 (CONCURRENCY MANAGEMENT):
Ensure that public facilities, as described in Policy 1.1 above, and services needed to support
development are available concurrent with the impacts of such development.
Obiective Achievement Analvsis:
The above Objective ensures that public facilities are in place, and services are available when needed.
The County manages concurrency to effectively achieve and maintain the adopted level of service
standards, to ensure that infrastructure is available when needed to support development and that
development pays its fair share toward the cost of improvements. This Objective is being achieved and
should be retained as written.
Policy Relevance:
There are six (6) policies within this Objective.
Policy 5.0.1:
The County's Concurrency Management System shall ensure that the necessary public
facilities and services to maintain the adopted level of service standards are available when
the impacts of development occur.
This Policy refers to the Concurrency Management System, as found in the County Land Development
Code and requires that it systematically provide for facilities and services that maintain levels of
service standards. This Policy remains relevant and should be retained as written.
Policy 5.0.2:
The County shall establish a regulatory and monitoring program to ensure the scheduling,
funding and timely construction of public facilities concurrent with, or prior to, the issuance of
15
CAPITAL IMPROVEMENT ELEMENT
a final site development plan, final plat or a building permit to achieve and maintain adopted
level of service standards.
This Policy requires the County to regulate and monitor public facility construction activities to ensure
public facilities are in place, and services are available before or when needed. This Policy remains
relevant and should be retained as written.
POlicy 5.1:
The concurrency requirement for the Potable Water, Sanitary Sewer - Wastewater Treatment,
Drainage Stormwater Management and Solid Waste Disposal Level of Service Standards of this
Growth Management Plan will be achieved or maintained if anyone of the following standards
of the Concurrency Management System is met:
A. The necessary facilities and services are in place at the time a final site development
plan, final plat or building permit is issued; or
B. The necessary facilities and services are under construction at the time a final site
development plan, final plat or building permit is issued; or
C. The necessary facilities and services are guaranteed in an enforceable development
agreement that includes the provisions of paragraphs A and B of this policy. An
enforceable development agreement may include, but is not limited to, development
agreements pursuant to Section 163.3220, Florida Statutes, or an agreement or
development order issued pursuant to Chapter 380, Florida Statutes. The agreement
must guarantee that the necessary facilities will be in place when the impacts of the
development occur, pursuant to Section 163.3180, Florida Statutes.
This Policy provides criteria for establishing concurrency specific to potable water, wastewater
treatment, stormwater management and solid waste disposal facilities and services. This Element may
he affected hy changes to Chapter 163, Florida Statute. which were adopted into law in 2005, as
follows:
163.3177(3)(a)5: Required the comprehensive plan to include a 5-year schedule of capital
improvements. Outside funding (i.e., from a developer. or other government or funding
pursuant to referendum) of these capital improvements must he guaranteed in the form of
a development agreement or interlocal agreement.
This Policy remains relevant and should he retained except for changes associated with the renaming
of certain public facilities and their attendant Sub-Elements. Explicitly specifying an "interlocal
agreement" as the other source of outside funding for capital improvements mayor may not require
revision of this Element to he in compliance with the above Statutory change.
[Public Commen[ from March i5. 2010 EAR Public MeelinR - Suggested that 'pathways' be added to
requirements for concurrency. ]
Policy 5.2:
The concurrency requirement for the Parks and Recreation Level of Service Standards of this
Growth Management Plan will be achieved or maintained if anyone of the following standards
of the Concurrency Management System is met:
A. Compliance with anyone of the standards set forth in Policy 5.1 A, Band C is met; or
i6
CAPiTAL IMPROVEMENT ELEMENT
B. At the time the final site development plan, final plat or building permit is issued, the
necessary facilities and services are the subject of a binding executed contract which
provides for commencement of actual construction of the required facilities within one
year of the issuance of the final site development plan, final plat or building permit; or
C. The necessary facilities and services are guaranteed in an enforceable development
agreement which requires the commencement of the actual construction of the facilities
within one year of the issuance of the applicable final site development plan, final plat,
or building permit. An enforceable development agreement may include, but is not
limited to, development agreements pursuant to Section 163.3220, Florida Statutes, or
an agreement or development order issued pursuant to Chapter 380, Florida Statutes.
This Policy provides criteria for establishing concurrency specific to parks and recreation facilities and
services. This Policy remains relevant and should be retained as written.
Policy 5.3:
The concurrency requirement of the Transportation Level of Service Standards of the Growth
Management Plan will be achieved or maintained if anyone of the following standards of the
Concurrency Management System is met:
A. The necessary facilities and services are in place at the time a final site development
plan, final plat or building permit is issued; or
B. The necessary facilities and services are under construction or the contract for such
facilities and services has been awarded, accepted, and duly executed by all parties at
the time a final site development plan or final plat is issued; or
C. The necessary facilities and services are under contract or under construction in the
first or second year of the Schedule of Capital Improvements, and the Collier County
Annual Budget adopted following each AUIR reflects the projects set forth in the first
year of said Schedule; or
D. The necessary facilities and services are under construction or under contract pursuant
to a FDOT 5-Year Work Program and are consistent with the Collier County 2025 Long
Range Needs Plan or the 2030 Long Range Transportation Plan (LRTP), as adopted by
the Collier County Metropolitan Planning Organization (MPO); or
E. The final local development order is for a project located within a TCEA or TCMA
designated pursuant to this Plan and meets the applicable requirements of Policies 5.4
through 5.7 of the Transportation Element; or
F. The necessary facilities and services are the subject of a binding commitment with the
developer to contribute fair share funding as provided for in Policy 5.8 of the
Transportation Element, if applicable, or to construct the needed facilities, as identified
in the Schedule of Capital Improvements, prior to the time a Certificate of Occupancy
(C.O.) is issued for the first structure; or
G. A proportionate share agreement has been approved consistent with the adopted
ordinance.
17
CAPITAL IMPROVEMENT ELEMENT
This Policy provides criteria for establishing concurrency specific to transportation facilities and
services. This Policy remains relevant and should be retained as written.
Policy 5.4;
The concurrency requirement of the Public School Facilities level of service standards of the
Growth Management Plan will be achieved or maintained if anyone of the following standards
of the Concurrency Management System is met:
A. The necessary facilities and services are in place at the time a final site development
plan, final plat or functional equivalent is approved; or
B. The necessary facilities and services are under construction or the contract for such
facilities and services has been awarded, accepted, and duly executed by all parties at
the time a final site development plan, Gl' final plat or functional equivalent; or
C. The necessary facilities and services are found in the first, second or third year of the
School District of Collier County's financially feasible Five-Year Capital Improvement
Plan, as identified in Policy 4.2, and as formally adopted by the School Board between
July 1 and October 1 each year, and as adopted by reference by December 1 of each
year, at the time a final site development plan, final plat or functional equivalent is
approved; or
D. The necessary facilities and services are the subject of a binding commitment with the
developer to contribute proportionate share funding as provided for in Policy 2.4 of the
Public School Facilities Element, if applicable, or to construct the needed facilities.
This Policy provides criteria for establishing concurrency specific to public school facilities and
services. This Policy remains relevant and should be retained as written.
Policy 5.5:
The County shall continue to implement a Concurrency Management System, as identified in
Sections 6.02.02 and 10.02.07 of the Collier County Land Development Code, which shall
include a regulatory program and monitoring system consistent with this Growth Management
Plan and consistent specifically with the pOlicies under Objective 5 of this Capital
Improvement Element. The monitoring system shall enable the County to determine whether it
is adhering to the adopted Level of Service Standards and Schedule of Capital Improvements.
This Policy requires the County to continue implementation of the Concurrency Management System,
including the regulation and monitoring of public facility construction activities to ensure facilities are
in place, and services are available before or when needed. This Policy remains relevant and should be
retained as written.
G:\Comprehensive\2011 EAJ?lSfqf{ Review Fo/ders\Corh.v\29 July 2010 GOP Analyses\29 July 10 cepc CIE Ohjecfives Analysis.doc
18
CAPITAL IMPROVEMENT ELEMENT
SUMMARY OF RECOMMENDED CHANGES
2011 EVALUATION & APPRAISAL REPORT (EAR)
Transportation Element
Goals, Objective and Policies: The entire Element should be revised to reflect the proper
formatting of Goals, Objectives and Policies, as defined below.
Goal: General statement that defines what the Element will
ultimately achieve.
Objective: A more specific statement than the stated Goal;
describes actions that will help achieve the goal(s).
Policies: Specific statements that provide directives on how to
achieve the objectives and ultimately the Element's goal(s).
Goals, Objective and Policies: The entire Element should be revised to reflect Department
name changes, designee changes, renumbering due to objective
and/or policy additions and/or deletions, and grammatical
changes.
Policy 3.4
Modifications to provide more flexibility in policy.
Policy 3.5
Revision to eliminate time frame for achieving policy.
Policy 4.9
Addition of a new policy to address HB697.
Policy 5.1
Revision to provide clarification and applicability of policy.
Policy 5.3
Policy 5.5
Modifications to provide expanded applicability of policy.
Modifications to provide for monitoring.
Policy 5.6
Modifications to provide for monitoring.
Policy 5.8
Modification to improve efTectiveness of policy.
Policy 5.9
Deletion based upon action accomplished.
Policy 6.2
Revision to terminology within policy.
Policy 6.3
Revisions to provide clarity to policy.
Policy 6.5
Revisions to update list of projects identified.
1
Transportation Element Summary
Policy 7.3
Modifications to expand applicability of policy.
Policy 7.4
Modifications to recognize the requirement to implement HB697.
Policy 7.5
Revision to recognize on-going efforts of the policy.
Policy 9.3
Revision to provide clarity of policy.
Policy 12.8
Deletion based upon transit systems exempt from concurrency.
2
Tran!,portatiol1 Element Summary
Transportation Element
Brief Assessment of Successes & Shortcomings - Transportation Element
A. Introduction & Background:
The purpose of the Transportation Element, as stated in its Goal, is "To plan for, develop and operate a
safe, efficient, and cost effective transportation system that provides for both the motorized and non-
motorized movement of people and goods throughout Collier County." In order to accomplish this
goal, the Transportation Element incorporates data and recommendations from the following reports,
plans and studies:
.:. Collier County Metropolitan Planning Organization's (MPO's) currently adopted Long Range
Transportation Plan 2030 Financially Feasible Plan and 2030 Needs Plan.
.:. MPO Urban Area Transportation Study.
.:. Collier County Transportation Work Program, FY 2010 - FY 2014.
.:. 2030 Traffic Circulation Map.
.:. Collier County Comprehensive Pathway Plan.
.:. Airport Master Plans for Immokalee Regional Airport, Everglades Airpark, and Marco Island
Executive Airport.
.:. Public Transportation Development Plan.
.:. Collier County Master Mobility Plan.
The Transportation Element is closely linked to the Future Land Use Element (FLUE). The land
development pattern, as outlined in the FLUE, necessitates improvements and expansion to the
County's transportation system. The two elements are so closely tied, in fact, that changes or shifts in
land use patterns can drastically impact the performance of the roadway system. It is for this reason
that the County requires most land development proposals (e.g., DRI, PUD, other rezone, and
conditional use requests) to submit a Traffic Impact Statement. An analysis of the proposal's impact is
prepared and submitted to the appropriate County review agencies.
As an alternative to this scenario of the transportation system reacting to new demands created by
changes to land development patterns, the County has begun to explore ways to allow the roadway
system to guide the patterns and densities of future land development. The County can determine the
type of roadway system it wishes to maintain at some adopted level of service and then can take steps
to permit only the types, intensities and location of land uses that will be consistent with that system.
Through use of this "checkbook concurrency" process, the County will be in a better position to keep
the demand for transportation services from outstripping the capacity of the roadway system.
1
Transportation Element
As part of the Transportation Element. the County has established minimum acceptable level of service
standards for the existing County Road system. For County facilities, the level of service standard to be
maintained is either "0" or "E," as measured on a peak hour basis. Several State facilities have been
given a minimum LOS "E" standard. In order to prevent sudden unanticipated LOS failures, the
County has implemented a "real time" "checkbook accounting" concurrency management process.
Element Analysis:
As currently formatted, this Element consists entirely of a Goal (Goal I), Objectives and Policies. As
part of the EAR-based amendments, formatting changes consisting of the addition of a brief
introductory statement for the Element and removal of the" 1" from the Goal will transpire, so that it is
simply the Goal of the Element
Below is the evaluation of the existing Objectives and Policies of the Transportation Element.
Objective 1 - The County will maintain the major roadway system at an acceptable Level of
Service by implementing improvements as identified in the Annual Update and Inventory
Report (AUIR) or by working directly with other responsible jurisdictions to implement needed
improvements to their facilities.
Obiective Achievement Analvsis: Collier County recommends text remains
This Objective requires the County to adopt and maintain Level of Service (LOS) standards for the
County Roadway System, to annually review and adjust such standards, and to coordinate County road
improvements with the road improvement programs operated by neighboring jurisdictions. The tasks
included within this Objective are ongoing through implementation of projects from the 5-year work
program as identified by the projected deficiencies table included in the AUIR.
Policy 1.1 - The County will annually adopt a Schedule of Capital Improvements, covering a
period not less than five (5) years, which shall include those projects needed to maintain the
County's roadway network at the adopted Level of Service standard.
Policy Achievement Analysis: Collier County recommends text remains.
Collier County prepares a 5-year Capital Improvement work program based on projected revenues and
expenditures specifically to address current and projected LOS deficicncies.
Policy 1.2 - The County shall annually appropriate the funds for the ensuing fiscal year that are
necessary to accommodate those phases of transportation improvement projects listed in the
first year of the Schedule of Capital Improvements. Programming decisions shall be based on
the Concurrency Management System, and shall be annually incorporated in the Schedule of
Capital Improvements, as contained in the Capital Improvement Element (CIE) of this Growth
Management Plan.
Policy Achievement Analysis: Collier County recommends text remains.
Collier County prepares as-year Capital Improvement work program based on projccted revenues and
expenditures specifically to address current and projected LOS defieiencies. This policy will be
retained as written.
2
Transportation Element
Policy 1.3 - County collector roads as well as State highways not on the Strategic Intermodal
System (515) shall be maintained at Level of Service "0" or better as addressed in the
Implementation Strategy of the Transportation Element except for the roadways that have
been widened to six (6) lanes and cannot be widened any further. The County will also adopt
FOOT's LOS on roadway segments where the County has entered into a TRIP (a national
transportation research group) agreement for funding. TRIP eligible facilities and 515 facilities
are identified on Map TR-8 and Map TR-9.
Policy Achievement Analysis: Collier County recommends text remains.
Adopted LOS is clearly identified in Attachment "F" of the AUlR and currently adheres to Policy 1.3.
Policy 1.4 - Collier County sets and adopts the LOS standards for State Roads with the
exception of those on the Strategic Intermodal System (515). In Collier County FOOT sets the
LOS standards for 1-75. The standards for 1-75 are as follows: Rural - B, Existing Urban - C,
Transitioning Urban - C
Policy Achievement Analvsis: Collier County recommends text remains.
Adopted LOS is clearly identified in Attachment "F" ofthe AUlR and currently adheres to Policy 1.4.
Objective 2 - The County shall maintain the adopted Level of Service standard as provided for
in Policy 1.3 by making the improvements identified in the Five (5) Year Work Program.
Obiective Achievement Analysis: Collier County recommends text remains.
The County demonstrates its success in maintaining adopted Levels of Service through data provided
in the AUIR. This Objective also incorporates the County's Five-Year Work Program into the
Transportation Element. It has been left without a date reference so as to be able to incorporate the
Five-Year Work Program current at any time.
Policy 2.1 - The County shall include in its Schedule of Capital Improvements (within the
Capital Improvement Element) those projects identified in the Five (5) Year Work Program that
are necessary to maintain the adopted Level of Service on County roadways.
Policy Achievement Analysis: Collier County recommends text remains.
The County currently includes in its Schedule of Capital Improvements, those projects identified in the
Five (5) Year Work Program, that are necessary to maintain the adopted Level of Service on County
roadways.
Policy 2.2 - The County shall annually appropriate the funds necessary to implement those
projects shown in the first year of the Schedule of Capital Improvements.
Policv Achievement Analysis: Collier County recommends text remains.
The County currently includes in its Schedule of Capital Improvements, those projects identified in the
Five (5) Year Work Program, that are funded and necessary to maintain the adopted Level of Service
on County roadways.
3
Tramportation Element
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Objective 3 - The County shall provide for the protection and acquisition of existing and future
rights-of-way based upon improvement projects identified within the Five Year Work Program
and/or the Collier County Metropolitan Planning Organization's (MPO's) adopted Long-Range
Transportation Plan.
Obiective Achievement Analvsis: Collier County recommends text remains.
This Objective calls for the preservation of right-of-way for ongoing and future road improvements.
This Objective is sufficiently generic that it allows the County Transportation Division to protect and
acquire rights-of-way as an ongoing program. This is pending incorporation into the LDC.
Policy 3.1 - The County has implemented and maintains an advanced Right-of-Way
Preservation and Acquisition Program.
Policy Achievement Analvsis: Collier County recommends text remains.
The County has implemented and maintains an advanced Right-of-Way Preservation and Acquisition
Program.
Policy 3.2 - The County shall continue to include funding specifically earmarked for use in the
advanced Right-of-Way Acquisition Program in its annual Capital Improvement Element
funding. Studies shall be conducted periodically to identify the long-range right-of-way needs
of the transportation system based on buildout. Following the completion of these studies, the
Transportation Administrator will present a program of funding that includes actions
necessary to protect and acquire needed right-of-way.
Policv Achievement Analvsis: Collier County recommends text remains.
Through use of the LRTP and 5-year work program roadway corridors necessary to support the future
needs are identified and programmed for funding.
Policy 3.3 - The County shall acquire a sufficient amount of right-of-way to facilitate arterial
and collector roads of no less than a cross section of six (6) traffic lanes, appropriate turn
lanes, medians, bicycle and pedestrian features, drainage canals, a shoulder sufficient for pull
offs, and landscaping areas. Exceptions to the right-of-way standard may be considered when
it can be demonstrated, through a traffic capacity analysis, that the maximum number of lanes
at build-out will be less than the standard.
Policy Achievement Analysis: Collier County recommends text remains.
Through use of the LRTP and 5-year work program roadway corridors necessary to support the future
needs are identified and programmed for funding. Utilization of the LRTP helps to determine if a
future ROW width ofless than that required to support 6 lanes is an appropriate option.
Policy 3.4 - Collier County shall acquire rights-of-way for transportation improvements in fee
simple, unless otherwise determined appropriate by the Board of County Commissioners
based upon a recommendation from the Transportation Administrator.
Policy Achievement Analvsis: Collier County rccommends revisions.
4
Transportation Element
Collier County acquires rights-of-way for transportation improvements in fee simple, unless otherwise
determined appropriate by the Board of County Commissioners based upon a recommendation from
the Transportation Administrator. "Fee Simple" needs to be evaluated for change to something more
flexible, the current language notwithstanding. This acquisition language doesn't just apply to lands
we condemn or purchase, but also needs to better apply to lands granted or gifted to us. The GMP
needs to allow for public access easements, rights-of-way, etc. that are granted without forcing these
facilities to be obtained in fee simple.
Policy 3.5 - Within one year of the effective date of this amendment, the County shall prepare
and adopt a Thoroughfare Corridor Protection Plan (TCPP) ordinance and land development
regulations
Policy Achievement Analysis: Collier County recommends revisions.
The County is working towards adoption of a Thoroughfare Corridor Protection Plan (TCPP)
ordinance and land development regulations. Suggestions include omitting the "within one year"
requirement, and simply state that the County is implementing a TCPP.
Policy 3.6 - In the event of a right-of-way acquisition or reservation for any purpose included in
the expansion of existing transportation facilities by any federal, state, or local transportation
department, authority, or agency, the requirements for buffering, native vegetation retention,
preserve, setback and open space andlor any other requirements set forth in the Growth
Management Plan or Land Development Code that would be affected by such right-of-way
acquisition or reservation may be reduced, modified or eliminated as a result of the acquisition
or reservation activities in accordance with standards established for the protection of natural
resources. To ensure the protection of natural resources and directing of incompatible land
uses away from environmentally sensitive resources, such reductions, modifications or
eliminations shall be guided by these standards as well as the priorities set forth in the
Conservation and Coastal Management Element and the Capital Improvement Element for
right-of-way acquisition. Wherever a reduction of standards occurs, it shall be mitigated
through the appropriate mechanisms. Such mitigation shall occur on site when feasible, on
abutting land, or through other means.
Policy Achievement Analvsis: Collier County recommends text remains.
Collier County is currently following this policy without issue.
Objective 4 - The County shall provide for the safe and convenient movement of pedestrians and non-
motorized vehicles through the implementation of the Collier County Comprehensive Pathways Plan.
Obiective Achievement Analysis: Collier County recommends text remains.
The stated purpose of the County's Comprehensive Pathway Plan is to promote walking and bicycling
as integral components of Collier County's local, regional and state recreation and transportation
programs. That having been stated, the Program is responsible for maintaining and extending the
County's bike lanes, sidewalks, and recreational paths. The program has been active for
approximately ten (10) years, and relies on a Pathways Advisory Committee to make recommendations
as to potential projects, priorities and even Planned Unit Development Applications. Additionally, the
comprehensive pathways plan; which outlines goals, objectives and policies, and prioritizes pathway
projects, has undergone recent updates.
5
Transportation Element
Policy 4.1 - The County shall incorporate the Collier County Comprehensive Pathways Plan
into this Transportation Element by reference and shall periodically update the Pathways Plan
as needed.
Policv Achievement Analysis: Collier County recommends text remains.
The County has incorporated the Collier County Comprehensive Pathways Plan into this
Transportation Element by reference and shall periodically update the Pathways Plan as needed.
Policy 4.2 - The County shall provide an interconnected and continuous bicycle and pedestrian
system by constructing the improvements identified on the 2030 Pathway Facilities Map series
as funds permit.
Policy Achievement Analvsis: Collier County recommends text remains.
The County currently works to provide an interconnected and continuous bicycle and pedestrian
system by constructing the improvements identified on the 2030 Pathway Facilities Map series as
funds permit
Policy 4.3 - The County's pathways construction program should be consistent with the
Comprehensive Pathways Plan to the maximum extent feasible.
Policy Achievement Analvsis: Collier County recommends text remains.
The County's pathways construction program is based on input from the MPO's Pathway Advisory
Committee and consistent with the Comprehensive Pathways Plan to the maximum extent feasible.
Policy 4.4 - The County shall annually adopt a Five (5) Year Pathways Work Program, which
establishes pathway priorities, including projects to retrofit existing streets to accommodate
bicycles and pedestrians.
Policv Achievement Analysis: Collier County recommends text remains.
The County implements a Five (5) Year Pathways Work Program annually, which establishes pathway
priorities, including projects to retrofit existing streets to accommodate bicycles and pedestrians.
Policy 4.5 - The County shall, to the greatest extent possible, identify state and federal funds
and provide local funds for the implementation of the 5 Year Pathways Work Program.
Policy Achievement Analysis: Collier County recommends text remains.
The County shall, to the greatest extent possible, identify state and federal funds and provide local
funds for the implementation of the 5 Year Pathways Work Program. Collier County Transportation
Planning secures millions of dollars in funding every year from agencies as identified in this policy.
Policy 4.6 - The County shall provide for the safe movement of non-motorized vehicles through
implementation of its land Development Code and highway design standards ordinances and
shall incorporate bike lanes, sidewalks and pathways, as deemed appropriate, in new
construction and reconstruction of roadways.
6
Tran.\j)()rtaliol1 Element
Policy Achievement Analysis: Collier County recommends text remains.
The County provides for the safe movement of non-motorized vehicles through implementation of its
Land Development Code and highway design standards ordinances and incorporates bike lanes,
sidewalks and pathways, as deemed appropriate, in all new construction and reconstruction of
roadways.
Policy 4.7 - The County shall incorporate bike lanes in roadway resurfacing projects as is
physically possible and will not result in a safety or operational problem.
Policy Achieyement Analvsis: Collier County recommends text remains.
The County, to the greatest extent possible, incorporates bike lanes in roadway resurfacing projects, as
is physically possible and that will not result in a safety or operational problem.
Policy 4.8 - The County shall follow the most current bicycle and pedestrian facilities design
and construction standards, as developed by the Florida Department of Transportation.
Policy Achievement Analysis: Collier County recommends text remains.
The County follows the most current bicycle and pedestrian facilities design and construction
standards, as developed by the Florida Department of Transportation.
Policy 4.9 - The County shall work to reduce Vehicle Miles Traveled and Greenhouse Gas
Emission by providina for the safe movement of non-motorized vehicles throuah
implementation of its land Development Code and hiahway desian standards ordinances and
shall incorporate bike lanes. sidewalks and pathways, as deemed appropriate, in new
construction and reconstruction of roadways.
Policy Achievement Analysis: New policy for consideration to address HB697.
Objective 5 - The County shall coordinate the Transportation System development process
with the Future land Use Map.
Obiective Achievement Analysis: Collier County recommends text remains
Collier County Comprehensiye Planning staff regularly coordinates with Transportation Planning staff
on transportation considerations related to proposed GMP Amendments. The two staffs work together
annually with regard to the County's Annual Update & Inventory Reports (AUIRs). During the past
three years, the staffs have worked together on the amendments establishing the Rural Fringe Mixed
Use District of the FLUE, thc update of the Golden Gate Area Master Plan, the update of the
lmmokalee Area Master Plan (ongoing), the proposed extension of Wilson Boulevard into the Rural
Fringe Area, and the establishment of the County's checkbook concurrency provisions. The County
has acted consistent with this Objective.
Policy 5.1 - The County Commission shall review all rezone petitions, SRA designation
applications, conditional use petitions, and proposed amendments to the Future land Use
Element (FLUE) affecting the overall countywide density or intensity of permissible
development, with consideration of their impact on the overall County transportation system,
and shall not approve any petition or application that would directly access a deficient
7
Tramportatiol1 Element
roadway segment or if it impacts an adjacent roadway segment that is deficient, or which
significantly impacts a roadway segment or adjacent roadway segment that is currently
operating and/or is projected to operate below an adopted level of Service Standard within the
five year planning period, unless specific mitigating stipulations are also approved.
Policv Achievement Analvsis: Collier County recommends revisions.
Additional language that clarifies "significantly impacted road segment" in regards to the County
adopted 2%-2%-3%, and which clarifies "deficient"' should be added to this policy. It is also
recommend that language establishing what "mitigation" is. and specifically how it should be applied
(in measurable terms) be added. It should also detail what happens when mitigation allows a project to
be "consistent"' with this policy. Collier County recommends revisions.
Policy 5.2 - Project traffic that is 1 % or less of the adopted peak hour service volume
represents a de minimis impact. Authorization of development with a de minimis impact shall
be pursuant to Section 163.3180(6), Florida Statutes.
Policv Achievement Analvsis: Collier County recommends text remains
Project traffic that is I % or less of the adopted peak hour service volume represents a de minimis impact.
Authorization of development with a de minimis impact shall be pursuant to Section 163.3180(6), Florida
Statutes.
Policy 5.3 - In order to determine vesting, where desired, all previously approved projects must
go through a vesting review pursuant to Subsection 10.02.07.8.6, of the land Development
Code.
Policv Achievement Analysis: Collier County recommends revisions.
Policy 5.3 requires the County to conduct a Traf1ic Impact Vesting Af1irmation Review to detennine
which developments are vested for concurrency, the schedule of when these developments will be built
and the magnitude oftraf1ic that will be generated by these developments. This review was completed,
and infonnation from the review was used to provide background data and analysis relative to the
County's Transportation Concurrency Management Area and Concurrency Exception Area
amendments. Consider allowing the County the ability to provide vesting detem1inations on projects
that are under review and that are beyond the build-out date stated in their TIS.
Policy 5.4 - Pursuant to Rule 9J-5.0055(6)(a)3., Florida Administrative Code and the Urban Infill
and Urban Redevelopment Strategy contained in the Future land Use Element of this Plan, the
South U.S. 41 Transportation Concurrency Exception Area (TCEA) is hereby designated.
Development located within the South U.S. 41 TCEA (MapTR-4) may be exempt from
transportation concurrency requirements, so long as impacts to the transportation system are
mitigated using the set procedures.
Policy Achievement Analysis: Collier County recommends text remains.
Pursuant to Rule 9J-5.0055(6)(a)3., Florida Administrative Code and the Urban Infill and Urban
Redevelopment Strategy contained in the Future Land Use Element of this Plan, development located
within the South U.S. 41 TCEA (MapTR-4) may be exempt from transportation concurrency
requirements, so long as impacts to the transportation system are mitigated using the set procedures.
8
li'ansportation E/emel71
Policy 5.5 - Commercial developments within the South U.S. 41 TCEA that choose to obtain an
exception from concurrency requirements for transportation will provide certification from the
Transportation Planning Department that at least four Transportation Demand Management
(TOM) strategies will be utilized.
Policy Achievement Analysis: Collier County recommends revisions.
Commercial developments within the South U.S. 41 TCEA that choose to obtain an exception from
concurrency requirements for transportation must provide certification to the Transportation Planning
Department that at least four Transportation Demand Management (TDM) strategies will be utilized.
Monitoring of the use of the TDM strategies must be included in the annual monitoring report and
modifications to the applied TDM strategies may be made within the first three years of development if
they are deemed ineffective.
Policy 5.6 - The County shall designate Transportation Concurrency Management Areas
(TCMAs) to encourage compact urban development where an integrated and connected
network of roads is in place that provide multiple, viable alternative travel paths or modes for
common trips. Performance within each TCMA shall be measured based on the percentage of
lane miles meeting the LOS described in this Transportation Element, Policies 1.3 and 1.4 of
this Element. The following Transportation Concurrency Management Areas are designated:
Northwest TCMA - This area is bounded by the Collier - Lee County Line on the north side; the
west side of the 1-75 right-of-way on the east side; Pine Ridge Road on the south side; and, the
Gulf of Mexico on the west side (Map TR-5). East Central TCMA - This area is bounded by
Pine Ridge Road on the north side; Collier Boulevard on the east side; Davis Boulevard on the
south side, and; Livingston Road (extended) on the west side (Map TR-6).
Policy Achievement Analvsis: Collier County recommends revisions.
Commercial developments within the TCMA must provide certification to the Transportation Planning
Department that at least four Transportation Demand Management (TDM) strategies will be utilized.
Monitoring of the use of the TDM strategies must be included in the annual monitoring report and
modifications to the applied TDM strategies may be made within the first three years of development if
they are deemed ineffective.
Policy 5.7 - Each TCMA shall maintain 85% of its lane miles at or above the LOS standards
described in Policies 1.3 and 1.4 of this Element. If any Traffic Impact Statement (TIS) for a
proposed development indicates that fewer than 85% of the lane miles in a TCMA are
achieving the LOS standards indicated above, the proposed development shall not be
permitted where such condition occurs unless modification of the development is made
sufficient to maintain the LOS standard for the TCMA, or the facilities required to maintain the
TCMA LOS standard are committed utilizing the standards for committed improvements in
Policy 5.3 of the Capital Improvement Element of the Plan.
Policy Achievement Analysis: Collier County recommends text remains.
Collier County reports on the operational status of the TCMA's each year in the AUIR.
Policy 5.8 - Should the TIS for a proposed development reflect that it will impact either a
constrained roadway link andlor a deficient roadway link within a TCMA by more than a de
minimis amount (more than 1% of the maximum service volume at the adopted LOS), yet
9
Transportation Element
continue to maintain the established percentage of lanes miles indicated in Policy 5.7 of this
Element, a congestion mitigation payment shall be required.
Policy Achievement Analysis: Collier County recommends revisions
These needs to refer to an annually updated map that defines what the County's recognized hurricane
evacuation links are, so the failing ones can be identified. That map MUST be directly related to the
AUIR to make this effective. Congestion Mitigation Payment needs to be defined much more clearly.
(NEW) Policy 5.9 - Local governments shall adopt by December 1,2006 a method for assessing
proportionate fair-share mitigation options.
Policv Achievement Analvsis: Collier County recommends deletion.
This has been completed and follows the model developed by FOOT as required by December 1,2005.
The process is clearly outlined in the County's TIS guidelines.
Objective 6 - The County shall coordinate the transportation element with the plans and
programs of the state, region, and other local jurisdictions.
Obiective Achievement Analvsis: Collier County recommends text remains.
This Objective requires the Collier County Transportation Division to coordinate with the
transportation programs of other governmental entities. Collier County Transportation staff
coordinates with transportation planning and improvement programs implemented by municipalities,
neighboring counties, the Southwest Florida Regional Planning Council, the Florida Department of
Transportation, and the Federal Highway Administration. and will continue to do so.
Policy 6.1 - The Transportation Element shall incorporate to the greatest degree possible, the
long range plans of the Collier County Metropolitan Planning Organization.
Policv Achievement Analvsis: Collier County recommends text remains.
Policy 6.1 requires the County to incorporate the long-range plans of the Collier County Metropolitan Planning
Organization (MPO). Since the Transportation Division staff collocates with the MPO, this is addressed by the
business environment. This Policy will be retained as written.
Policy 6.2 - The Transportation Element shall consider any and all applicable roadway plans of
the City of Naples, City of Marco Island, Everglades City, Florida Department of Transportation,
Southwest Florida Regional Planning Council, City of Bonita Springs and Lee County.
Policv Achievement Analysis: Collier County recommends revisions.
Policy 6.2 requires the County Transportation Element to "consider" transportation plans of the City of
Naples, the City of Marco Island, the Florida Department of Transportation. Southwest Florida
Regional Planning Council and Lee County. The majority of such coordination occurs through the
Collicr County MPO. Staff recommends that Policy 6.2 be rewritten to change the word "consider" to
"co-ordinate with".
10
Transportation Element
Policy 6.3 - The Transportation Element shall be consistent in its interface into the
arterial/collector system within the City of Naples, Everglades City and the City of Marco
Island.
Policy Achievement Analysis: Collier County recommends revisions.
Policy 6.3 requires the County to "be consistent in its interface into the arterial/collector system within
the City of Naples and the City of Marco Island." The Policy has to do with establishing and
maintaining connections between County and City roads. However, the original intent of this Policy is
unclear. For instance, it could apply to the roadway connections themselves, or it could apply to
administrative policies or guidelines. The EAR-based amendments should include modification of this
policy for clarity.
Policy 6.4 - The Transportation Element shall consider; the State's adopted Five (5) Year Work
Program; the Florida Transportation Plan; and the State Land Development Plan.
Policy Achievement Analysis: Collier County recommends text remains.
Policy 6.4 requires the Transportation Element to consider; the State's adopted Five (5) Year Work
Program; the Florida Transportation Plan; and the State Land Development Plan. This Policy is
achieved primarily through the actions of the Collier County MPO.
Policy 6.5 - The Collier County MPO's adopted Long Range Plan has identified a need for an
interchange at 1-75 and Golden Gate Parkway and a grade separated overpass at Airport
Pulling Road and Golden Gate Parkway. The above projects are now in the MPO
Transportation Improvement Program along with the six-Ianing of Golden Gate Parkway. The
County shall insure that the three projects mentioned above will be fully coordinated in timing
and design.
Policv Achievement Analysis: Collier County recommends revisions.
The projects listed in this policy have been completed and renders this policy obsolete. Collier County
recommends revision of the projects listed to include; I-75/Evcrglades Interchange; US-411SR-CR951
grade separated overpass; and Randall/lmmokalee grade separated overpass.
Objective 7 - The County shall develop and adopt standards for safe and efficient ingress and
egress to adjoining properties, and shall encourage safe and convenient on-site traffic
circulation through the development review process.
Obiective Achievement Analvsis: Collier County recommends text remains.
This Objective requires the County to develop and adopt standards for onsite and external traftic
circulation as part of the development review process. The County has adopted such standards and
they are applied to rezoning applications and site development permitting for all proposed
development within Collier County.
Policy 7.1 - Collier County shall apply the standards and criteria of the Access Management
Policy as adopted by Resolution and as may be amended to ensure the protection of the
arterial and collector system's capacity and integrity.
Policy Achievement Analysis: Collier County recommends text remains.
11
Transportation Element
Collier County shall apply the standards and criteria of the Access Management Policy as adopted by
Resolution and as may be amended to ensure the protection of the arterial and collector system's
capacity and integrity. Collier County has adopted and revised an Access Management Resolution that
is applied to all development and road construction.
Policy 7.2 - The County shall require the submission of a neighborhood traffic impact
assessment as a part of all rezone and conditional use applications. This study will analyze the
proposed project's impact on surrounding neighborhood streets.
Policv Achievement Analvsis: Collier County recommends text remains.
Policy 7.2 requires a neighborhood traffic impact analysis for rezone and conditional use requests.
Policy 7.3 - The County shall implement, through its Zoning Ordinance, the provision of safe
and convenient onsite traffic flow and the need for adequate parking for both motorized and
non-motorized vehicles as a primary objective in the review of Planned Unit Developments,
Site Development Plans, and other appropriate stages of review in the land development
application review process.
Policy Achieyement Analysis: Collier County recommends revisions.
Policy 7.3 requires the County to implement "the provision of safe and convenient on-site traffic flow
and the need for adequate parking for motorized and non-motorized vehicles as a primary objective in
the review for Planned Unit Developments, Site Development Plans, and other appropriate stages of
review in the land development applications process." Such provisions have been adopted through the
County's Zoning Code and are periodically reviewed and updated consistent with established
transportation planning criteria. This Policy should be revised to include coordination with County
Engineering staff where tratlic circulation is outside of the limits of the public ROW.
Policy 7.4 - The County shall develop corridor management plans that take into consideration
urban design and landscaping measures that will promote positive development along the
major arterial entrances to the urban area. Such plans shall take into account the
recommendations of the Community Character Plan, County-sponsored Smart Growth
initiatives, and the impacts of the South US 41 Transportation Concurrency Exception Area
(TCEA) and the two (2) Transportation Concurrency Management Areas (TCMAs) as the Board
of County Commissioners may periodically appropriate funding for these plans.
Policy Achievement Analysis: Collier County recommends revisions.
Policy 7.4 requires the County to develop Corridor Management Plans for certain roadways. There is a
similar requirement within the Future Land Use Element. The FLUE provision lists corridors that
could be subject to such plans. Collier County recommends amending this to underline the importance
of the 'smart growth' portion of the policy (i.e. direct the County to adopt and implement smart groVv1h
policies). Also to require that any developments that are approved must meet smart groVv1h objectives.
Suggest coming up with a list of them. similar to the TDM strategies above.
Policy 7.5 - The County shall develop Corridor Access Management Plans. Such plans shall be
designed to make median modifications and other operational improvements, including
removal of traffic signals, necessary to recapture lost capacity and enhance safety. The
12
Transportation Element
development of such plans shall consider the impacts of the South US 41 Transportation
Concurrency Exception Area (TCEA) and the two (2) Transportation Concurrency Management
Areas (TCMAs), as may be appropriate.
Policy Achievement Analvsis: Collier County recommends revisions.
Policy 7.5 requires the development of Corridor Access Management Plans. Such a plan has been
implemented. An EAR-based amendment should include revision to this Policy by changing the first
sentence to read "The County has developed and shall continue to effectively implement a Corridor
Access Management Policy."
Policy 7.6 - The County shall use community impact assessment techniques in evaluating
projects in the transportation planning process. These techniques include the use of the
Efficient Transportation Decision Making Process (ETDM) through the Long Range Plan to
address environmental and socio-cultural issues as well as corridor specific analysis through
the Project Development and Environmental Studies and Corridor studies. In addition, during
the design of transportation projects there are numerous design and special meetings to take
into account the socio-cultural elements of the community including character issues such as
aesthetics, avoiding or mitigating for environmental impacts, noise and community disruption
issues.
Policy Achievement Analysis: Collier County recommends text remains.
Policy 7.6 directs the use of the Efficient Transportation Decision Making Process (ETDM) through
the Long Range Plan to address environmental and socia-cultural issues as well as corridor specific
analysis through the Project Development and Environmental Studies and Corridor studies. In
addition, during the design of transportation projects there are numerous design and special meetings
to take into account the socio-cultural elements of the community including character issues such as
aesthetics, avoiding or mitigating for environmental impacts, noise and community disruption issues.
Objective 8 - The County shall establish and maintain a "Concurrency Management System"
for the scheduling, funding, and timely construction of necessary road facilities.
Obiective Achievement Analysis: Collier County recommends tcxt remains.
Prior to 2003, County staffreyiewed all PUD and DRI Applications for compliance with transportation
concurrency provisions. As part of the review process, proposed projects were assessed for their
transportation impacts and mitigation requirements were assigned to these projects on a case-by-case
basis. This system was adequate for cvaluating individual projects but did not adequately assess the
combined impact of all development on the County's road system.
During 2003, the Board of County Commissioners adopted a "checkbook concurrency system." This
system examines the total trip capacity available for new development and includes provisions relative
to vested traffic. As part of the process of establishing the checkbook concurrency system, the County
has recently adopted amendments to the Transportation Element, Future Land Use Element and Capital
Improvement Element that establish two Transportation Concurrency Management Areas (TCMAs)
and a Transportation Concurrency Exception Area (TCEA). This Objective will be retained as written.
Policy 8.1 - Each year, the county will use short-term projections of previous years' traffic
volume growth to estimate the year in which LOS deficiencies are likely to occur on County
roads. This information will be used to prepare the annual update of the County's schedule of
13
Tramportation Element
Capital Improvements in a manner that ensures the maintenance of concurrency on County
road facilities.
Policy Achievement Analvsis: Collier County recommends text remains.
Policy 8.1 establishes a process for projecting LOS deficiencies on County roadways. This Policy was
originally created in 2002 as part of the amendments that established the checkbook concurrency
system.
Policy 8.2 - Pursuant to Chapter 163.3180 F.S., and in accordance with the Collier County
Adequate Public Facilities Ordinance (Land Development Code Sections 6.02.00 and 10.02.07),
development proposals shall be required to submit traffic impact analyses.
Policy Achievement Analvsis: Collier County recommends text remains.
Policy 8.2 incorporates (by reference) the Collier County Adequate Public Facilities Ordinance (Land
Development Code Division 3.15), into the Transportation Element. This Policy was originally
created in 2002 as part of the amendments that established the checkbook concurrency system. .
Objective 9 - The County shall encourage neighborhood involvement in the establishment and
maintenance of safe and pleasant conditions for the residents, pedestrians, bicyclists and
motorists on neighborhood streets, which are not classified as arterials or collectors through
the implementation of the Collier County Neighborhood Traffic Management Program (NTMP).
In developing strategies and measures to encourage such conditions, the NTMP shall consider
the impact of such strategies and measures on the adjacent arterial and collector systems
(from a level-of-service and operational standpoint).
Obiective Achievement Analvsis: Collier County recommends text remains.
This Objective was adopted in November 2002. It essentially established a program of neighborhood
traffic calming measures that can be implemented by a public petition process (from affected residents
to the Board of County Commissioners). It has successfully slowed traffic in certain portions of the
County where neighborhood streets were being used as "cut-throughs" between two major roadways.
Policy 9.1 - The County shall incorporate the Neighborhood Traffic Management Program into
this Transportation Element by reference and shall update Program provisions as needed.
Policy Achievement Analysis: Collier County recommends text remains.
There are nine (9) policies within this Objective. Policy 9.1 incorporates the Neighborhood Traffic
Management Program, by reference. into the Transportation Element. This Policy will be retained as
""Titlen.
Policy 9.2 - The purpose of the Neighborhood Traffic Management Program (NTMP) shall be to
establish procedures and techniques that promote neighborhood livability by mitigating the
negative impacts of traffic on residential neighborhoods.
Policy Achievement Analysis: Collier County recommends tcxt remains.
Policy 9.2 is a program of neighborhood tramc calming measures that can be implemented by a public
petition process (from atlected residents to the Board of County Commissioners). It has successfully
14
Transportation Element
slowed traffic in certain portions of the County where neighborhood streets were being used as "cut-
throughs" between two major roadways. .
Policy 9.3 - The County shall require, wherever feasible, the interconnection of local streets
between developments to facilitate convenient movement throughout the road network. The
Collier County Transportation Division shall develop guidelines, which identify the conditions
that would require the interconnection of two neighboring developments, and shall also
develop standards and criteria for the safe interconnection of such local streets.
Policv Achievement Analysis: Collier County recommends revisions.
This Policy needs to better define the term "feasible". Also, policies in Objective 7 of the GMP, not
including the Transportation Element, addresses interconnection and should be defined in relation to
Policy 9.3.
Policy 9.4 - The County shall define on a project-by-project basis, the acceptable amount of
rerouted traffic as a result of a traffic management project.
Policy Achievement Analysis: Collier County recommends text remains.
Policy 9.4 requires the County to "define on a project by project basis, the acceptable amount of
rerouted traffic as a result of a traffic management project." In essence, the specific traffic
management project must be based upon a goal that is defined by the amount of traffic ultimately
rerouted. Presumably, if a chosen management strategy failed to reach the pre-defined goal, the
County could try an alternative strategy.
Policy 9.5 - The County shall encourage projects which provide local resident, pedestrian,
bicyclist and motorist movement between and among developments on neighborhood streets
in a deliberate balance with its efforts to route cut-through traffic away from neighborhoods
and to the arterials and collectors designated in this Transportation Element of the Collier
County Growth Management Plan.
Policy Achievement Analysis: Collier County recommends text remains.
Policy 9.5 essentially commits the County to routing the majority of through traffic away from
neighborhoods and onto the County's major arterials and collectors. This Policy will be retained as
written.
Policy 9.6 - The County shall review impacts on emergency vehicle access or response time to
neighborhoods, both before and after implementation of traffic calming measures. If
emergency vehicle access or response times into a neighborhood have been adversely
impacted by the traffic calming measures, the County shall work with the relevant emergency
responders to reduce or eliminate such adverse impacts while still maintaining traffic calming
measures.
Policy Achievement Analysis: Collier County recommends text remains.
Policy 9.6 states that the County will review impacts of the Neighborhood Traffic Management
Program on emergency vehicle access into neighborhoods. Many of the management strategies
employed by the County to slow or divert through traffic from neighborhoods include the placement of
15
Transportation Element
speed humps or speed tables at strategic points on the neighborhood road network. This Policy will be
retained as written.
Policy 9.7 - Roadways identified as collector or arterial facilities are not eligible for
participation in the NTMP.
Policy Achievement Analysis: Collier County recommends text remains.
Policy 9.7 states that collectors and arterials are not eligible for the Neighborhood Traffic Management
Program.
Policy 9.8 - The County shall consider a variety of traffic calming devices to achieve the
NTMP's objectives for a project. Such traffic calming devices shall be planned and designed in
conformance with sound engineering and planning practices. Primary funding for such plans
may come from local funding initiatives such as MSTUs or MSBUs for the area that is to
benefit from the traffic calming.
Policy Achievement Analvsis: Collier County recommends text remains.
Policy 9.8 allows the County to consider a variety of traffic calming devices for use within the
Neighborhood Traffic Management Program. The Policy also provides that funding for the placement
of these devices is to come from MSTUs or MSBUs created to fund the program for the specific
neighborhoods that are benefited.
Policy 9.9 - To implement the NTMP, certain procedures shall be followed in processing
neighborhood traffic management requests in accordance with applicable codes and related
policies and within the limits of available resources. At a minimum, the procedures shall
provide for:- Submittal of project proposals;- Evaluation of proposals by staff;- Citizen
participation in plan development and evaluation;- Methods of temporarily testing traffic
management plans when needed;-Communication of any test results and specific findings to
area residents and affected neighborhood organizations before installation of permanent
traffic calming devices; and- Appropriate County Commission review.
Policy Achievement Analysis: Collier County recommends text remains.
Policy 9.9 defines minimum requirements for procedures to be used when establishing the program in
any given neighborhood.
Objective 10 - The County shall encourage safe and efficient mobility for the rural public.
Obiective Achievement Analysis: Collier County recommends text remains.
This Objective is a catchall for County transportation programs that opcrate within Collier County's
rural areas. As such the Objcctive is intend cd to covcr policies that deal with a range of different
transportation tasks.
Policy 10.1 - The County shall examine the maintenance and operational needs of the rural
roadway system, addressing the mobility needs of rural residents to include the availability of
roads for rural-to-urban travel, travel within the rural area, and for emergency evacuation
purposes.
16
Tran.\jJortQlion Element
Policy Achievement Analysis: Collier County recommends text remains.
Policy 10.1 requires the County to develop a program to examine the maintenance and operational
needs of the County's rural roadway system. The program is required to examine both general
mobility issues and hurricane evacuation. The County has a road improvement program for the rural
areas, primarily Golden Gate Estates, of converting existing limerock roads to asphalt. These upgrades
are triggered when residential development reaches the point of ten houses per road mile. Historically,
the county has upgraded four to five miles of roads per year.
Policy 10.2 - The County shall continue to improve transit services for the transportation
disadvantaged in the rural areas through the Community Transportation Coordinator (CTC).
Policy Achievement Analysis: Collier County recommends text remains.
Policy 10.2 requires the County to provide Transportation Disadvantaged/paratransit services to the
County's rural areas. The Collier County Metropolitan Planning Organization (MPO) is currently in
the process of commissioning a major update of the Transit Development Plan (TOP) for Fiscal Years
2003-2007, to be developed by the Center for Urban Transportation Research (CUTR) at the
University of South Florida.Jhe TOP includes both regular transit and paratransit demand study data
and covers both urban and rural areas. Paratransit services are handled via the County's regular transit
buses and vans, which are equipped with lifts to accommodate wheelchairs and/or electric carts.
Disabled individuals may ride the buses at reduced fares and can be accompanied by guide animals.
Therefore, this Policy will be retained as written.
Objective 11 - The County shall maintain County owned airport facilities as attractive, efficient,
safe, and environmentally compatible facilities, consistent with the approved Airport Master
Plan for each Airport.
Obiective Achievement Analysis: Collier County recommends text remains.
Collier County owns and operates three (3) airports: Immokalee Regional Airport, in Immokalee;
Everglades Airpark, in Everglades City; and Marco Island Executive Airport, located three miles north
of the City of Marco Island in southwestern Collier County. Each of the airports is required by the
Federal Aviation Administration (FAA) to prepare and periodically update an Airport Master Plan that
details facility needs and proposed expansions or changes for each airport. The purpose of the above
Objective is to incorporate (by reference) these Airport Master Plans into the Transportation Element.
This Objective will be retained as written.
Policy 11.1 - The County shall herein incorporate by reference the Immokalee Regional Airport,
Everglades Airpark, and Marco Island Executive Airport Master Plans.
Policv Achievement Analysis: Collier County recommends text remains.
Policy I l.1 incorporates the various Airport Master Plans into the Transportation Element.
Policy 11.2 - The Collier County Airport Authority shall determine the most cost effective and
efficient means for implementing future facility plans outlined within the airport master plans.
Policy Achievement Analvsis: Collier County recommends text remains.
17
Tramportation Element
__"_._,___.____~,~c__....______ ..,_.____.,.,_...~________~_"._.~._.,~.. ~__..____"_,,~__.~_~_~__.______,_._.~.
Policy 11.2 gives the Collier County Airport Authority responsibility for future facility planning,
consistent with the Airport Master Plans.
Policy 11.3 - The Collier County Metropolitan Planning Organization (MPOI has assisted
Everglades City in obtaining Federal funds to enable the City to maintain and operate the
Everglades Air Park. Given the assistance provided to Everglades City by the MPO, the Collier
County Board of County Commissioners shall coordinate with the Everglades City Council to
ensure a safe and orderly transfer of the Everglades Airpark and all related facilities to
Everglades City for use as a public airport only. Such transfer shall be in a manner that does
not compromise the safety of the Airpark and the future facility plans authorized by the
Everglades Airpark Master Plan. In the event the Airpark ceases operation or ceases to
operate as a public Airpark, the Airpark property will revert back to Collier County. Conditions
of a transfer and reverter provisions will be set forth in a transfer document or the deed for
transfer.
Policv Achievement Analvsis: Collier County recommends text remains.
Objective 12 - The County shall encourage the efficient use of transit services now and in the
futu reo
Obiective Achievement Analysis: Collier County recommends text remains.
This Objective is the location for all policies related to planning, operation, coordination and expansion
of the Collier Area Transit (CAT) System. The CAT System is administered through the County's
Traffic Operations & Alternative Transportation Modes Department with the aid of other Departments
within the County's Transportation Administration (see the policies below). The CAT System began
operation in February 2001 and in its first twelve months of service. provided over 211,000 passenger
trips. Ridership has grO"-'TI since that time.
Policy 12.1 - The Collier County Metropolitan Planning Organization, through the
Transportation Disadvantaged Program shall assist the local community transportation
coordinator in the implementation of the most efficient and effective level of service possible
for the transportation disadvantaged. The Transportation Disadvantaged Program shall be
implemented through the County's regular bus system.
Policy Achievement Analysis: Collier County recommends tcxt remains.
The Collier County MPO acts as the Community Transportation Coordinator (CTC) for Collier
County; however, the actual operator of the TD Program is a for-profit agency that is under contract to
the CTe. Collier Area Transit must provide complimentary paratransit service (outside of the TD
Program) due to requirements of the Americans with Disabilities Act; however, every effort is made to
utilize the CAT system for TD trips. where possible.
Policy 12.2 - The County Transportation Division and the Collier County Metropolitan Planning
Organization shall coordinate the development and maintenance of transit development plans
with the Florida Department of Transportation.
Policv Achievement Analvsis: Collier County recommends text remains. Policy 12.2 charges the
MPO and the County Transportation Division with coordinating transit planning with the Florida
Department of Transportation. Currently, the agency (within the Transportation Division) that
18
Transportation Element
provides staff and resources to both the MPO and the Transit System is the Collier County Traffic
Operations & Alternative Transportation Modes Department.
Policy 12.3 - Collier County shall be the managing authority of the Collier Area Transit (CAT)
system.
Policy Achievement Analysis: Collier County recommends text remains.
Policy 12.3 establishes Collier County as the managing authority of the CAT System.
Policy 12.4 - The County shall, in recognition that the potential for publiC transit service
between Bonita Springs, in Lee County, and Naples, in Collier County, exists, consider any
intergovernmental efforts, which are necessary to bring about such service.
Policy Achievement Analvsis: Collier County recommends text remains.
Policy 12.4 commits Collier County to pursuing "intergovernmental efforts" in order to establish a
transit connection between the Lee County Transit System and the City of Naples. Currently,
however, there is no such transit connection between the two Counties. However, as service
connection between the two counties continues to be a desirable goal, this Policy will be retained as
written.
Policy 12.5 - The County shall continue to participate in the MPO planning process through
implementation of an interlocal agreement with the City of Naples, the City of Marco Island and
Everglades City and a Joint Participation Agreement with the FDOT.
Policy Achievement Analvsis: Collier County recommends text remains.
The County continues to participate in the MPO planning process through implementation of an
interlocal agreement with the City of Naples, the City of Marco Island and Everglades City and a Joint
Participation Agreement with the FDOT.
Policy 12.6 - The County shall participate in the MPO planning process as a voting presence
on the MPO Board and the Technical Advisory Committee (TAC).
Policy Achievement Analvsis: Collier County recommends text remains.
The County continues to participate in the MPO planning process as a voting presence on the MPO
Board and the Technical Advisory Committee (T AC).
Policy 12.7 - Following the adoption of any transit development plan, the County shall initiate
the development of transit right-of-way and corridor protection strategies, including
ordinances and policy additions.
Policy Achievement Analvsis: Collier County recommends text remains.
Policy 12.7 requires the County, upon adoption of a transit development plan, to initiate the
development of transit right-of-way and corridor protection strategies. The County does have an
adopted transit development plan, but this plan does not advocate the creation or reservation of specific
transit corridors or rights-of-way. Rather, the transit system utilizes existing County roadways and
19
Transportation Element
general travel lanes to provide service. However, the Collier County MPO has developed long-term
transit strategies, which very well could include the development of transit routes on dedicated rights-
of-way. Finally, the Lee County MPO has envisioned the Seminole Gulf railway corridor that extends
into Collier County as a future transitway. This would enable the two counties to establish an
interconnected system.
Policy 12.8 - Any adopted transit development plan shall include an acceptable level of service
standard for transit facilities.
Policv Achievement Analysis: Collier County recommends text be deleted.
Policy 12.8 requires the transit development plan to include "an acceptable level of service standard for
transit facilities." The adopted plan does include several such levels of service standards, to be used as
indicators of the effectiveness and efficicncy of the County Transit System. Additionally, staff notes
that Section 163.3180 (4) (b), Florida Statutes, was amended in 200 I to exempt transit systems from
concurrency.
Policy 12.9 - The County shall include capital expenditures for any adopted transit
development plan in the Capital Improvement Element.
Policv Achievement Analvsis: Collier County recommends text remains.
Policy ] 2.9 requires transit-based capital expenditures to be included in the Capital Improvement
Element.
Policy 12.10 - The County shall incorporate herein by reference the most recent Public Transit
Development Plan adopted by the Board of County Commissioners.
Policy Achievement Analvsis: Collier County rccommends text remains.
Policy 12.10 incorporates the most recent County Public Transportation Development Plan by
reference.
20
Tran.~porfation Element
SUMMARY OF RECOMMENDED CHANGES
2011 EVALUATION & APPRAISAL REPORT (EAR)
Public Facilities Element - Sanitary Sewer Sub-Element
Goals, Objective and Policies: The entire Sub-Element will be revised to reflect the proper
formatting for all Goals, Objectives and Policies, as defined below:
Goal: General statement defining what the plan will ultimately achieve, typically beginning
with "TO" followed by a transitive verb, such as, TO PROTECT or TO ENSURE.
Objective: A more specific statement than the stated Goal; describing actions that will help
achieve the goal(s), typically beginning with the active verb providing the general direction,
such as, "Implement". "Promote" or "Protect". Objectives use the term "will" and allow
Policies to specifically require an activity with "shall".
Policies: Specific statements that provide directives on how to achieve the objectives and
ultimately the Sub-Element's goals, typically beginning with phrases like, 'The County shall
promote...", "The County shall continue to..." or "The District shall expand..." or similar
phrases. Policies use the terms "may" or "shall" to provide specific direction.
Goals, Objective and Policies: The entire Sub-Element should be revised to reflect Department name
changes, designee changes, renumbering due to objective and/or policy additions and/or
deletions, and grammatical changes.
To be renamed. including Sub-Element. Goal and throughout Ohjectives and Policies
Objective I - minor revisions to provide new departmental references; reformatting
Policy 1.1 - minor revision to be more inclusive of jurisdictions under the Plan
Policy 1.4 - may need an updated Ordinance cite
Policy 1.5 - minor revision to be more inclusive of jurisdictions under the Plan
Policy 1.7 - minor revision to provide updated Ordinance cite
Objective 2 - reformatting
Policy 2.1 - minor revisions to reconcile figures and be more inclusive of jurisdictions under the
Plan; part of revision affecting multiple Elements to eliminate redundancy
Policy 2.4 - minor revision to reference earlier Policy
Objective 3 - reformatting
Objective 4 - reformatting
Policy 4.7 - minor revision to be more inclusive of jurisdictions under the Plan
I
SANITARY SEWER SUMMARY OF RECOMMENDED CHANGES
Objective 5 - consider modification to strengthen this Objective and its subsequent Policies, III
demonstrating support for reducing YMT and GHG emissions; reformatting
Policy 5.3 - minor revision to provide new agency reference
Sanitary Sewer Objective - New recommendation based 00 2009 adoptions of HB 697 and the
Countv Energv Audit & GHG Inventorv
Sanitary Sewer Policy - New recommendation to follow Countv Energv Audit & GHG lnventorv
Sanitary Sewer Sub-Element - Attached Documents - Numerous changes, with direction to cross-
check GMP locations where similar references to maps & figures are found
2
SANITARY SEWER SUMMARY OF RECOMMENDcl) CHANGES
Assessment of the Successes & Shortcomings
and Recommendations
for the Public Facilities Element - Sanitary Sewer Sub-Element
A. Introduction & Background:
The purpose of the Sanitary Sewer Sub-Element is defined within its single Goal, which reads as
follows:
TO PROTECT THE HEALTH AND SAFETY OF THE PUBLIC BY ENSURING ACCESS TO
ENVIRONMENTAllY SOUND, COST EFFECTIVE AND IMPlEMENTABlE SANITARY SEWER
FACILITIES AND SERVICES.
The intent of the Sanitary Sewer Sub-Element is to assure the provision of efficient and economical
services that would enable the citizens of Collier County to meet their needs for wastewater
management while also assuring public health and safety in accordance with the criteria set forth in
Rule 9J-5, EA.C., and Chapter 163, Rorida Statutes. The provision of public facilities and services for
wastewater treatment is planned in correlation with future land use projections.
The annual update and amendment to the Capital Improvement Element, adopted January 28, 2008
included the initial step toward re-naming of this Sub-Element from the "Sanitary Sewer" Sub-Element
to the "Wastewater Treatment" Sub-Element. The new name should be used in all titles, headings
and text within this Sub-Element, and in all references to this Sub-Element found throughout the
Growth Management Plan.
As currently formatted, this Sub-Element consists entirely of a single Goal, and its supporting
Objectives and Policies. As part of the EAR-based amendments, Comprehensive Planning staff is
recommending specific formatting changes for the Sub-Element. In addition, the Sub-Element
contains a number of references to the County's Watcr & Sewer District. The District's official name
is the "Collier County Water-Sewer District", and the Sub-Element text needs to reflect this.
B. Objectives Analysis:
OBJECTIVE 1:
The County will implement the following policies to make certain that public and private sector
sanitary sewer service utilities provide, repair and/or replace sanitary sewer collection,
treatment and disposal facilities to correct existing deficiencies in their respective service
areas, as may be required to meet or exceed the level of Service Standards established in this
Plan. In addition, public sector sanitary sewer service utilities will be expanded as necessary
to provide for future growth.
Obiective Achievement Analvsis:
This Objective concerns both private and public utilities. Collier County's private water and
wastewater utilities are regulated through the Utility/Franchise Regulation Section of the Community
Development & Environmental Services (CDES) Operations Department. This agency serves as staff
for the Collier County Water and Wastewater Authority. The Utility/Franchise Regulation Section is
the County entity responsible for monitoring compliance with County regulations by private utilities.
1
PUBLIC FACILITIES ELEMENT - SANITARY SEWER SUB-ELEMENT
In addition to managing the operations of the Department and Section, the CDES Operations Director
is also the Executive Director for the Water and Wastewater Authority.
In regulating the operations of the County's private utilities the Authority, which is appointed by the
Board of County Commissioners, exercises considerable power. They may set rates, adjust franchise
boundaries, set quality of service standards and intervene in disputes between utilities and customers.
The publicly owned (as opposed to privately-owned) wastewater collection system is operated by
Collier County through the Collier County Water-Sewer District. The District is responsible for
developing, operating and maintaining the County s public facilities related to wastewater treatment
and collection.
Based on the above, this Objective is being achieved and should be retained, essentially as written.
This Objective should be rephrased to improve its formatting as an "ohjective" and specific references
to County Departments and Sections should reflect CDES' recent reorganization, including the
Operations and Regulatory Management Department rand Director], of the Gro\\th Management
Division.
Policv Relevance:
There are seven (7) policies within this Objective.
Policy 1.1:
Continue the development of the Collier County Water-Sewer District consistent with the
Capital Improvements Element to provide for future growth.
This Policy calls for the continuing development of the County's Water-Sewer District. This Policy
remains relevant and should be rewritten not 10 be utility specific, hut to mention those jurisdictions,
generally. that have a wastewater treatment or sewcr district or service to develop consistent with the
GMP.
Policy 1.2:
Consistent with the growth policies of the Future Land Use Element of this Plan, provision of
central sanitary sewer service by the County is limited to: the service areas shown in this Plan
and depicted on the Collier County Sewer District Boundaries maps (Figure SS-1 and Figure
SS-1.1); the Existing and Future Sewer Service Areas maps, which includes the Rural
Transition Water and Sewer District (Figure SS-2 and Figure SS-2.1); Sending Lands within the
Rural Fringe Mixed Use District when Density Blending, as provided for in the Density Rating
System of the Future Land Use Element, is utilized; and, to areas where the County has legal
commitments to provide facilities and services as of the date of adoption of this Plan.
Additionally, the County, at its discretion, may serve Towns, Villages, Hamlets, and Compact
Rural Developments within the Rural Lands Stewardship Area Overlay (RLSA); presently, the
County has no plans to serve any portion of the RLSA. This Overlay is depicted on the
countywide Future Land Use Map and map series.
Within the RLSA: Hamlets and Compact Rural Developments one hundred (100) acres or less
in size may be served by central sewer facilities; Towns, Villages and those Compact Rural
Developments greater than one hundred (100) acres in size are required to be served by
central sewer facilities; and, Compact Rural Developments that are one hundred (100) acres or
less in size may be required to be served by central sewer facilities, depending upon the
permitted uses within the Compact Rural Development. The private sector, Collier County, an
o
PUBLIC FACILITIES ELEMENT-. SANITARY SEWER SUB-ELEMENT
independent wastewater authority, or some other non-County utility provider may provide
these facilities.
For the purposes of this policy and policies 1.4, 5.1, and 5.3 of this Sub-Element, within the
RLSA, the term "central sewer facilities" includes decentralized community treatment systems
and innovative alternative wastewater treatment systems such as decentralized community
treatment systems, provided that they meet criteria of Chapter 64E-6 EA.C.
A decentralized community wastewater treatment system shall not exceed a design capacity of
10,000 gallons per day, shall provide an advanced secondary level of treatment, and shall be
operated by a public or private entity with responsibility for operations and maintenance in
accordance with Chapter 64E-6 EA.C. System facilities located on individual lots or parcels
shall have a utility easement to allow for access and maintenance of the system by the
operating entity. The system shall be designed to meet the adopted level of service standards
set forth in Policy 2.1 of this Sub-Element.
This Policy references several geographic areas of the County, relative to the Countywide Future Land
Use Map (FLUM) and with respect to areas served by, or planned for future service by, the Collier
County Water-Sewer District. The Policy also allows and/or requires (depending on size) future
developments within the County to be served by centralized wastewater treatment systems. As this
Policy was updated to reflect creation of the FLUM's Rural Fringe Mixed Use District (RFMUD) and
Rural Lands Stewardship Area (RLSA) Overlay, this Policy remains relevant and should be retained as
written. This includes mapping changes and new map information derived from the private, or
smaller, providers or districts.
Policy 1.3:
The Collier County Water and Wastewater Authority (Authority), established by County
Ordinance Number 96-6, regulates the operations of private sector wastewater treatment
utilities that provide sanitary sewer services to portions of unincorporated Collier County. All
such private sector sanitary sewer service providers are required to meet the County's
adopted wastewater treatment Level of Service (LOS). All private sector sanitary sewer service
providers shall file an annual statement with the Authority that provides current operating
information including, but not limited to: a statement of current policies and service criteria,
the LOS maintained by the service provider and whether such level of service meets the
County's LOS Standard for wastewater treatment. The annual report shall also document any
necessary or projected facility expansion and/or replacement projects that are required to
correct observed deficiencies.
This Policy requires, to the extent of County authority, private wastewater treatment utilities to report
current operating information and proposed system expansions or modifications to the County,
including a statement as to how the proposed activity is consistent with the County's Growth
Management Plan. This Policy remains relevant and should be retained as written.
Policy 1.4:
For any new structure in which plumbing fixtures are to be installed and which is proposed to
be connected to a private sector sanitary sewer service utility, the developer is required to
provide a letter of adequate capacity from that private utility to the Collier County Building
Review and Permitting Department at the time of application for the first building permit,
pursuant to Collier County Ordinance Number 80-112.
3
PUBLIC FACILITIES ELEMENT - SANITARY SEWER SUB-ELEMENT
This Policy requires developers intending to connect to private wastewater treatment or sanitary sewer
facilities to demonstrate such facilities will provide them with adequate capacity. This Policy remains
relevant and should be retained as written. SHOULD THIS POLICY PROVIDE AN UPDATED
ORDINANCE CITE?
Policy 1.5:
Collier County shall permit development of package sewage treatment plant systems in areas
identified in Policy 1.2, on an interim basis until County service is available. The County shall
allow individual septic systems within the County only when connection to an existing central
system is not within 200 lineal feet of the closest property line. In portions of the County
where septic systems are allowed, at such time as County or other central sewer service
becomes available within 200 lineal feet of the property line, said septic systems will be
required to connect to the appropriate central sanitary sewer system.
Within the Rural Lands Stewardship Overlay, consistent with Policy 1.2: septic systems are
permitted within Hamlets; septic systems mayor may not be permitted in Compact Rural
Developments one hundred (100) acres or less in size depending upon the permitted uses in
the Compact Rural Development; and, septic systems are not permitted in Towns, Villages,
and those Compact Rural Developments greater than one hundred (100) acres in size.
However, in Towns, Villages, and those Compact Rural Developments greater than one
hundred (100) acres in size, septic systems are allowed to serve no more than 100 acres, on an
interim basis only, until central service is available.
This Policy allows development of new or expanded wastewater treatment and sanitary sewer systems
in certain portions of unincorporated Collier County on an interim basis. It also allows the use of
individual septic systems in areas where County or other central wastewater treatment service is
unavailable. This Policy remains relevant but should be revised to replace "until County water service
is available" with "until a centralized wastewater treatment system service is available ". This
includes mapping changes and new map information derived from the private, or smaller. providers or
districts.
Policy 1.6:
The County shall give master planning and budgetary emphasis to regional sanitary sewer
system projects, which will provide the means for phase out and connection of existing
package sewage treatment plants and areas where septic tank use fails to meet the
performance standards for such facilities in Chapter 64E-6, F.A.C.
This Policy gives priority to connecting package treatment plants and septic systems to centralized
sanitary sewer systems. The Policy contains criteria referring to private systems that have the potential
to create adverse environmental or public health impacts. This Policy remains relevant and should be
retained as written.
Policy 1.7:
Where Community Development Districts, or similar special districts are established to provide
a tool for developers to finance infrastructure or other purposes, wholly or partially within the
Collier County Water-Sewer District, sewer service shall be connected to the regional system,
and all facilities shall be conveyed, when acceptable, to the Collier County Water-Sewer
District for operation and ownership in accordance with Collier County Ordinance Number 01-
57, adopted October 23,2001, and District construction and operating policies.
4
PUBLIC FACILITIES ELEMENT.. SANITARY SEWER SUB-ELEMENT
This Policy requires Community Development Districts, or other special infrastructure districts, to
connect to the County Utility System when they are located within the Collier County Water-Sewer
District Service Area, and remains relevant. An Ordinance cite is outdated and this Policy should be
revised to replace "Ordinance Number 01-57, adopted October 23,2001" with "Ordinance Number
04-31, adopted May 11, 20M".
OBJECTIVE 2:
No development order shall be issued by Collier County without sanitary sewer facility
capacity that meets or exceeds the minimum Level of Service Standards established herein is
available or will be available to serve the development under the guidelines established for
concurrency in the Capital Improvement Element of this Plan.
Obiective Achievement Analvsis:
This Objective is the County's concurrency provision for wastewater treatment capacity. The Collier
County Water-Sewer District achieves concurrency of its stated LOS standard. The disclosure of this
achievement is reported within the periodic updates of the County's Wastewater Master Plan. This
Objective is being achieved and should be retained, only if rewritten. This Objective should be
reformatted to separate the portion that reads as an "objective" from the portion that reads as a "policy"
into the individual "Objective 2" and Policy "2.0.1".
Policv Relevance:
There are four (4) policies within this Objective.
Policy 2.1:
The following Level of Service (LOS) standards are hereby adopted and shall be used as the
basis for determining the availability of facility capacity and the demand generated by a
development:
FACILITY SERVICE AREA
LEVEL OF SERVICE STANDARD
Collier County Facilities
North Sewer Service Area
South Sewer Service Area
Southeast Sewer Service Area
Northeast Sewer Service Area
145 gpcd
100 gpcd
120 gpcd
120 gpcd
Marco Island Sewer District
Marco Shores
100 gpcd
City of Naples Facilities
Unincorporated Service Area
145 gpcd
Everglades City Facilities
Unincorporated Service Area
100 gpcd
5
PUBLIC FACILITIES ELEMENT - SANITARY SEWER SUB-ELEMENT
Independent Districts
Orangetree Utilities
Immokalee Water and Sewer District
Florida Governmental Utility Authority
100 gpcd
100 gpcd
100 gpcd
Private Sector Systems *
* The standards hereby adopted are the sewage flow design standards in Chapter 64E-600B,
Florida Administrative Code, unless otherwise approved by the Board of County
Commissioners to address economic, social and construction method variations between
individual systems.
This Policy establishes Level of Service (LOS) standards for various Collier County wastewater
treatment facilities, both public and private. This Policy should be revised to update the Level of
Service Standards. as the Collier Count)' Facilities North Sewer Service Area LOSS is now 120 gpcd.
The Policy should be revised to indicare the LOS standard jilr Ave Maria Water and Wastewater
facilities. which are inside the Coullly.
The LOSS for wastewater treatment appearing in Policy 2.1 above is one of two locations within this
GMP where these standards are shown. The other location is Policy 1.5, subsection "E" in the Capital
Improvement Element. This dualism may be a simple matter of unnecessary redundancy, except that
the two Policies are not the same. These differences should be reconciled and a single location
selected for these LOSS to appear. If it is decided to show the LOSS in both locations, then the CIE
could be formatted to provide the LOS Standards, while the Sub-Element entries could elaborate on the
figures. This Policy will remain relevant in its reconciled format.
Policy 2.2:
In order to ensure these LOS standards are maintained, methodologies for determining
available capacity and demand shall incorporate appropriate peak demand coefficients for
each facility and for the type of development proposed.
This Policy remains relevant and requires that public and private utility methodologies for determining
available capacity and demand must incorporate appropriate peak demand coefficients for each facility
and for the type of development proposed. lhis Policv should be reraincd as written.
Policy 2.3:
These LOS standards are the minimum criteria for replacement, expansion or increase in
capacity of sanitary sewer treatment facilities.
This Policy remains relevant and declares that the LOS Standards from Policy 2.1 are the minimum
criteria upon which to base replacements. expansions or capacity increases. This Policy should be
retained as written.
Policy 2.4:
The County shall annually review historical sanitary sewer demand records and adjust the LOS
standards, as referenced in Policy 2.1, if so indicated by said annual review.
This Policy remains relevant and requires an annual review of wastewater treatment demand records,
with adjustment of the LOS Standards, as necessary, based upon the findings of the annual review.
This Policy should be revised ro rcplace "County" with "Collier COUllty Water alld Wastewater
6
PUBLIC FACILITIES ELEMENT - SANITARY SEWER SUB-ELEMENT
Authority ", and add a second sentence, such as, "The Collier County Water-Sewer District shall
review historical sanitary sewer demand records during Collier County Wastewater Master Plan
updates and adjust the LOS standards, as referenced in Policy 2.1, if needed." and retained as
rewritten.
OBJECTIVE 3:
The County will continue to ensure utilization of environmentally sound and economically
beneficial methods for disposal of treated sludge and septage, and shall also ensure that such
practices are followed by private utilities regulated by the County.
Obiective Achievement Analvsis:
This Objective ensures the County will employ appropriate sludge and septage disposal practices
involving both public and private services. This Objective is being achieved and as such, it should be
retained, essentially as written. This Objective should be rephrased to improve its formatting as an
"objective".
Policv Relevance:
Policy 3.1 :
The County shall maintain sludge de-watering and stabilization facilities for use by County
wastewater treatment operations to produce sludge de-watered and stabilized to a degree
suitable for use as cover material for County landfills or to be used for any suitable manner
that is permitted by law. The County shall ensure that private wastewater utilities regulated by
the County follow such practices.
This Policy remains relevant and requires sludge de-watering and stabilization facilities to be included
in all County wastewater treatment plants. The facilities are required to produce sludge de-watered
and stabilized to a degree suitable to enable its use as cover material for County landfills or to be used
for any suitable manner that is permitted by law. The stabilization facilities at the North County Water
Reclamation Facility were abandoned in 1999 due 10 odor concerns. The County currently hauls
biosolids to a sanitary landfill on an interim basis until biosolid stabilization facilities can be obtained
to meet FAC Chapter 62-640 and USEPA 40 CFR Part 503. This Policy should be retained as written.
As part of the EAR-based amendments, the County proposes a new Policy requiring private sludge and
septage to be treated to a degree equivalent to that employed at the County facilities, prior to its
disposal.
OBJECTIVE 4:
The County will continue to promote the use of treated wastewater effluent for irrigation
purposes in order to provide an environmentally sound disposal method and to conserve
potable water and groundwater supplies by developing and implementing an integrated,
comprehensive strategy for the following Policies.
Obiective Achievement Analvsis:
This Objective is being achieved and conunits the County to promoting the use of reclaimed water as
an irrigation source for suitable properties. This language is similar to language contained in Objective
7
PUBLIC FACILITIES ELEMENT - SANI7ARY SEWER SUB-ELEMENT
1.4 of the Potable Water Sub-Element (refer to the Potable Water Section of this Report). The County
has an active reclaimed water irrigation program. Therefore staff recommends retention of this
Objective, essentially as written. This Objective should be rephrased to improve its formatting as an
"objective" .
Policv Relevance:
There are seven (7) policies within this Objective. The Objective and policies are similar to Objective
4 and its policies within the Potable Water Sub-Element (refer to the Potable Water Section of this
Report).
Policy 4.1:
The County shall negotiate agreements with area golf courses to accept and use treated
wastewater effluent for irrigation when and where such treated effluent is available from
existing and future wastewater plants.
This Policy remains relevant and requires the County to negotiate with area golf courses toward having
these land uses accept reclaimed water as an irrigation source. A similar Policy also occurs in the
Potable Water Sub-Element (refer to the Potable Water Section of this Report). This Policy should be
retained as written.
POlicy 4.2:
The County shall continue to connect existing and future publicly owned lands suitable for
irrigation with treated wastewater effluent, such as government building grounds, parks, and
highway medians, when economically feasible.
This Policy remains relevant and calls for publicly owned lands to be connected to reclaimed water
irrigation systems when economically feasible. This Policy should be retained as written.
Policy 4.3:
The County shall continue to connect existing and future privately owned lands suitable for
irrigation with treated wastewater effluent, such as cemeteries, nurseries and
commercial/industrial parks, when economically feasible.
This Policy remains relevant and calls for suitahle private lands to he connected to reclaimed water
irrigation systems when economically feasihle. This Polin should be retained as writ/en.
Policy 4.4:
At such time as a source of treated effluent becomes available, the County shall permit the
construction and connection of dual water systems (i.e., separate potable water and treated
wastewater effluent networks) to the County's treated effluent irrigation system in new
subdivisions, provided that said connection causes no adverse impact to the potable water
system.
This Policy remains relevant and permits the construction and connection (to the County system) of
dual water systems for new subdivisions. to the extent that this may be done without adverse impacts
to the potable water system. This Policv should be retained as writ/en.
8
PUBLIC FACILITIES ELEMENT - SAN/TARY SEWER SUB-ELEMENT
Policy 4.5:
Where Community Development Districts, or other similar special districts are established to
provide a tool for developers to finance infrastructure or other purposes, wholly or partially
within the Collier County Water-Sewer District, and where such districts make provisions for
irrigation via dual systems utilizing effluent and/or other irrigation sources, said systems shall
be connected to the regional system when available, and all internal irrigation systems shall
remain in private ownership and be master metered by the County.
This Policy remains relevant and requires that dual water systems within Community Development
Districts, other special districts, and Planned Unit Developments be connected to the Regional
(County) system, at such time as the system is available for such connection. This Policy should be
retained as written.
Policy 4.6:
The County shall promote the use of xeriscape techniques (drought resistant landscaping) to
minimize potable water use for landscape irrigation.
This Policy remains relevant and requires the County to expand the use of "supplemental water
systems." This Policy should be retained as written.
Policy 4.7:
The County shall seek to expand the availability of irrigation water from supplemental sources
through connection of such sources to the County's reclaimed water system.
This Policy remains relevant and requires that dual water systems within Community Development
Districts, other special districts, and Planned Unit Developments be connected to the Regional
(County) system, at such time as the system is available for such connection. This Policy should be
deleted or rewritten to not be utility specific.
OBJECTIVE 5:
The County will discourage urban sprawl and the proliferation of private sector sanitary sewer
service suppliers in an effort to maximize the use of existing public facilities through the
development order approval process by implementing the following policies.
Obiective Achievement Analvsis:
This Objective is being achieved and seeks to discourage urban sprawl through maxImIzation of
existing public wastewater treatment utilities. Further, the Objective states that this action will be
achieved through the local development review process. The Public Utilities Engineering Department
coordinates with the Zoning & Land Development Review Department in the review of development
order applications to ensure that the requirements of this Objective are met. Therefore, this Objective
should be retained, essentially as written. This Objective should be rephrased to improve its
formatting as an "objective".
Consideration should be given to revisions that recognize the importance of reducing GHG emissions
in furtherance of HB 697.
9
PUBLIC FACILITIES ELEMENT - SANITARY SEWER SUB-ELEMENT
Policy Relevance:
There are three (3) policies within this Objective. The Objective and policies are similar to Objective 5
and its policies within the Potable Water Sub-Element (refer to the Potable Water Section of this
Report).
Policy 5.1 :
The County shall discourage urban sprawl by permitting universal availability of central
sanitary sewer systems only: in the Designated Urban Area, in the Designated Urban-Rural
Fringe Transition Zone Overlay, in Receiving and certain Neutral Lands within the Rural Fringe
Mixed Use District, and in the Rural Settlement District, all of which are depicted on the Future
Land Use Map, and in Towns, Villages, Hamlets, and Compact Rural Developments within the
Rural Lands Stewardship Area Overlay. These areas are further identified as: within the Collier
County Sewer District Boundaries on Figure SS-1 of the Sanitary Sewer Sub-element, except
the outlying urban areas of Immokalee, Copeland, Chokoloskee, Plantation Island, and Port of
the Islands; within the Rural Lands Stewardship Area Overlay, as each Town, Village, Hamlet
and Compact Rural Development is designated; or within the Rural Transition Water and Sewer
District Boundaries on Figure SS-2 of the Sanitary Sewer Sub-element; or in Sending Lands
within the Rural Fringe Mixed Use District when Density Blending, as provided for in the
Density Rating System of the Future Land Use Element, is utilized; and, in areas where the
County has legal commitments to provide facilities and service outside the Urban Area as of
the date of adoption of this Plan.
This Policy remains relevant and states "universal availability of "central sanitary sewer systems" will
only be permitted in certain specific areas of the County. This Policy is a restatement of Policy 1.2, but
with an emphasis on limiting urban sprawl. This Policy remains relevant and should be retained.
Check the validity of references such as those to "Figure SS-2"' as a number of map and figure changes
are also recommended.
Consideration should be given to revisions that recognize the importance of reducing GHG emissions
in furtherance of HB 697.
Policy 5.2:
The County shall discourage urban sprawl and the proliferation of private sector and/or
package sanitary sewer treatment systems through the development order approval process in
order to ensure maximum utilization of existing and planned public facilities. No existing
private sector or package treatment system will be permitted to add customers unless all
Levels of Service Standards are met, and operations are in conformance with all FDEP permits.
This Policy remains relevant and secks to limit the ability of private sector and/or package sanitary
treatment systems to be established, expand or add customers, with "No existing private sector or
package treatment system will be permitted to add customers unless all Levels of Service Standards are
met, and operations are in conformance with all FDEP permits." This Policy should be retained as
wrillen.
Consideration should be given to revisions that recognize the importance of reducing GHG emissions
in furtherance of HB 697.
10
PUBLIC FACILITIES ELEMENT - SANITARY SEWER SUB-ELEMENT
Policy 5.3:
As provided for in the Rural lands Stewardship Area Overlay, and in Policy 1.2, central sewer
facilities are permitted in Towns, Villages, Hamlets, and Compact Rural Developments.
Though not anticipated, it is possible that central sanitary sewer collection lines may extend
through lands not designated as a Town, Village, Hamlet or Compact Rural Development; no
properties designated other than as a Town, Village, Hamlet or Compact Rural Development
are permitted to connect to these collection lines. Under criteria, properties may be eligible for
central sanitary sewer service from Collier County Utilities, or a private sector utility or
independent district, within the Receiving Areas identified in the Rural Transition Water and
Sewer District, depicted on the Existing and Future Sewer Service Areas map (Figure SS-2) of
the Sanitary Sewer Sub-element, subject to availability. Qualifying criteria shall be limited to
the requirements and incentives established in the Future land Use and Conservation and
Coastal Management Elements of this Plan to obtain preservation standards established for
environmentally sensitive lands in the Sending Areas of the Rural Fringe Mixed Use District.
Criteria for central sanitary sewer service eligibility may include, but are not limited to, plans
for development which utilize creative planning techniques such as clustering, density
blending, rural villages, and TORs from identified environmentally sensitive areas. Criteria for
eligibility may be amended and additional Sending and Receiving lands may be designated in
the future. Central Sanitary Sewer collection lines, within the Rural Transition Water and
Sewer District, may extend through Sending lands; however, no properties designated as
Sending lands may connect to the collection lines.
This Policy remains relevant and contains the conditions for connection of development within the
RLSA and the Rural Fringe to a central sanitary sewer system. Specifically, the Policy states that "no
properties designated other than as a Town, Village, Hamlet or Compact Rural Deyelopment" (within
the RLSA) are permitted to connect to a central sanitary sewer system. The Policy also states
conditions for connections within the Rural Transition Water & Sewer District (i.e., the County's Rural
Fringe Mixed Use District). This Policy should be revised to replace "Collier County Utilities" in the
third sentence with "Collier County Water-Sewer District".
INTRODUCE A NEW OBJECTIVE AND POLICY FOLLOWING FROM THE 2009
ADOPTIONS OF HB 697 AND COUNTY ENERGY AUDIT.
OBJECTIVE SSSE:
Reduce Greenhouse Gas (GHG) emissions by developing programs to reduce energy use at County
wastewater treatment and sanitary sewer facilities and by County wastewater treatment and sanitary
sewer operations, and through community oriented programs helping residents reduce their energy use.
Policy SSSE.I :
The County will striye to meet the recommendations of the Energy Audit and Greenhouse Gas
lnyentory for Collier County goyernmental facilities and operations. prepared by Twentyfifty. LLC and
adopted by the Board of Commissioners in July 2009.
[Public Comment from March 15. 2010 tAR Public MeetinlZ - Suggesting the County should study ideas
to target GHG sources - beside transportation. to address a lack of energy efficient plans, to address the need to
plan/or sea level rise.]
11
PUBLIC FACILITIES ELEMENT - SANITARY SEWER SUB-ELEMENT
C. Attached Documents Analysis:
Figure SS-1.1 Collier County Sewer District Boundaries
This map has the same title as Figure SS-I and is wrong. This map, and references to it in Policies,
should be deleted.
Figure SS-1.2 Existing and Future Sewer Service Areas
This map has the same title as Figure SS-2 and is wrong. This map, and references to it in Policies,
should be deleted.
Figure SS-1 Collier County Sewer District Boundaries
This map is referenced in multiple Policies and is wrong. The references to this map should be
changed to reference "Existing and Future Sewer Service Areas" since the District Boundaries are
included.
Figure SS-2 Existing and Future Sewer Service Areas
This map is referenced in the same Policies as Figure SS-I and should be updated to the 2008
Wastewater Master Plan Figure I - I (attached). Recommend similar maps be added for other Sewer
Systems overseen by the Collier County Water and Wastewater Authority.
Figure SS-3 North Sewer Service Area
This map is not referenced in any Objective or Policv and should be deleted.
Figure SS-4 South Sewer Service Area
This map is not referenced in anv O~jeClive or Policv and should be deleted.
Table SS-14 Capital Improvement Projects FY 2003-2007
This table is not referenced in anv Objective or Poliev and is specific to the Collier County Water-
Sewer District. For those reasons. this table should be delctcd.
Look for the "Attached Documcnt Analvsis" items ahove to appear in the Capital Improvement
Element as cross refi'rences, and revise or delete in manners similarlv with abovc instructions
The annual update and amendment to the Capital Improvement Element, adopted January 28, 2008
included the initial step toward re-naming of this Sub-Element from the "Sanitary Sewer" Sub-Element
to the "Wastewater Treatment"" Sub-Element. The new name should be reflected in all figures and
tables within this Sub-Element. changing these designations from "SS" to "WT" or "WW" and in all
references to these documents found throughout the Growth Management Plan.
G:\Comprehensive\2011 EA!?\.')w:frRevicw Fo/ders\Corhy\29 JI/h' 2010 GO/' Analy.I'cs\29 July 10 cepc Sllflirary Snver Ohjectives
Ana!ysis.d(}cx
12
PUBLIC FACILITIES ELEMENT - SANITARY SEWER SUB-ELEMENT
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TABU"1.
CAPITAL IMPROVEMENT PROJECTS FY 2003.2001
PROJECT DESCRIPTIONS
WASTEWATER AND RECLAIMED WATER
Greeley and Hensen LLC
0c100e' 2002
FundlTypo Pro)ecI Project Nome Dncrlptlon
(A) No.
WASTEWATER PROJECTS
Exl.ung Waetew8ter 413 (Growth Related) ProleCb
Completlon ofexpanalon of1he eldsting NCWFlF form 8.t5 to 13.6 MGO. Add 2 new
413/GD 73031 NCWRF 5 MGD Expansion darlflefS, one new aeration baMl, one new efIIuent liller, a new chlorile contact bldg. &
tank, a new blower bldg. DlIhf8ctton facllty, a1udge dewatering 81q:I8f1Sion, skJdg8
thickener, odor control, flOP re1Ir&ment & 8kJjge pumping station.
413/GD 73068 Wastewater Master !'lan Uodates Annual Update of wastewater master plan.
4131GD 73074 Uvln ton Road FM PRA to VBR FM from Pne FlidoB Road to Vanderblt Road
4131GD 73076 NorthlSouth Sewer InlEH'Connections Welt Interconnect between nor1h and south sewer 8yslemS.
4131GD 730n NCWRF Row Eauallzation Flow Eauallzatlon Tanka at NCWRF.
4131GD 731179 Master Pum StaUon-lmmokalee Road! CR 951 New Master Pumpnc. Station at Immokalee RoseWS1
4131GD 73085 VBR 16- FM - C.R. 951 to Loaan Btvd. Study, desl!Jland construction of new 16- force man from C.R. 951 to Loaan Blvd.
4131GD 73086 C.R. 951 16- FM - Immokalee Rd. to VBA Study, design and constl'UCllon of new 16- force man from Immokal&e Rd. to
Vanderbilt Besch Road.
4131GD 730B8 Land Acquistion for Blosotids FaCIlity Prepare sludyl~~long-tBrm ~~~.~matNes, del8nnlna location for blo801ids
processm tacH . pul'Ctlase , and imnlement nlan.
Study, Design and COtlsttucticn of a 16.lnch force main trom proposed master pumping
4131GO 73131 Immokalee Road East lea Force Main station near ImmolW8e Road and eA9S1 to proposed Orange Tree WRF. This force
mU'l to b& constructed wIIh Immokalee Road widening &eheduIed to start In FY'03.
4131GD 73132 East Sewer Interconnect Study, design and conrtructlon of Santa Barbara Blvd. foree main from Master Pump
Station 313.00 to Vanderblt Beach Rd.
4131GD 73150 East Sewer Interconnect Booster Station Dealgn and construction of booater pumping station lor Santa Berbara Blvd.ll..ogna
Blvd. force main.
4131GD 73151 Master Pumo Statlon-Vandelbllt Beach Rd. & LOl18n Blva. Dum and construction of new Mas18r Pump Station tor East Sewer Intercomecl
31GD 73152 Master PumD Station-Vanderbilt Beach Rd. & Uvlnaston Rd. New Master Pumping Station
J/GD 73153 Master Porn Station. Immokalee Rd. East Area "S" MPS to Serve Northeast Service Area.
4131GD 73154 SCWRF Injection Wells DeS~~nd instaU second deep injection weB at the SCWRF to provide additional
c;llnac .
4131GD 73155 New NEWRF - Acouire Site Purchase 147 ec site atOranae Tree fo1slte ofWRF and WTP,
study, design and construction of a new 2.0 mgd WRF by 2006, an eJ;lansiOn b4.0
4131GO 73156 New Northeast Water Aeclamation Facility mgd by2010, and an elCplUlslon to 6,0 mgd by 2018 (expandable to 12 mgd) on 1I'Ie
Orange Tree property to replace the existing Orange Tree plant and serve potential new
customers In Northeasl Service Aree,
4'31GD 73157 New SEWRF - Land Acquisition Study Study of possiblS sites for location of up to 10,5 mgd (mmdl) WAF in Southeast SelVal
Area.
4131GD 73158 Upsize Lakewood FM to 16- Study, t1esign and construction 01 a new :~~Ch force main from MasIor p~ping
StatiOJ'l3.05 to Mester Pumo Station 3.09 u.......radlna exlstlla 12" force main .
4131GD 73'66 Pumping Station Upgrades Upgrades to extsting lilt stations and pumping stations as needed to keep pace wtth
o~owth,
4131GD 73167 Growth Manaaement Pian Uodate Update Sanitary Sewer Subelement to Growth Management Plan
413/GO 73190 VBR 16- FM . Islandwalk Reimbursement
4131GD 73195 MPS 3.14 (Naoles Herttace\ New Mastel Pumpi'"lg Station
413fGD 73925 MPS 1.04 New Master Pumpiria Station OrannA Blossom a1 Goodlette4=rank
Improvements 1D existing 11ft stations and pumping stations es needed to keep pace wiItl
4131GO 73945 Pumping Station Improvements growth. Specific IlfI stations identified for upgrades based on system hydreuIiC model n
current update to master plan.
4131GD 73948 NCWRF DeeD Intaction Well Design and Install two deep injection wells and new DIW pumrmn station.
413JGD 73949 SCWRF Exoanslon 2001 Expansion Of SCWRF to 16 mnrl MMOF.
Study, design and construction of e two-phased expansion of ttle planl The initial
phase wUI be a 5.0.mgd AAOF (6.5-mgd MMOF) expansion of the WRF. The second
4131GO 73950 NCWRF 30.6 MMADF Expansion (Phase 1 = 24. t mgdMMDF) phase will also be 5.0 mgd AADF (6.5 mgd MMDF). The first phase expansion wi!
result In a capacity of 24.1 mgd MMDF and wl. be oo-"e by 2005, The second phase
expansion will result i1 a capacity of 30.6 mgd MMDF and win be on.line by 2010.
New W....w....413 Prolect.
4131GD WW7 Land Acquisition Study for East Central WAF Study of possible sltes for IoCalKln 01 up to 12.1 mgd (mmdl) WAF In East Central
Service Area.
4131GD WW8 East Central WAF Land Ar:nulsltlon Purchase 50 ac site at In East Central area foralle of WRF.
4131GD WW10 Southeast WRF Land ACQuisition Pun::ha88 50 Be site at In East Central area for aile of WAF,
,~". 'lIGD WW12 East Central WAF Study, design and construction of a new 4.0 mgd WRF by 2006 and an expansion to
8.0 mad bV-2014 {e~~ndable to 12 mad\ In Area C to serve natentlalnllwctJstomars.
I 4131GD Study, design and construction of a new 3.0 mgd WAF by 2012 and an expansion to
WW13 Southeast WAF 5,0 mgd by 2019 (expandable to 10,5 mgd) nAres 0 ta serve potential new customers.
IDefer until after 2010.]
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T....L!.SS-14
FunclIType Projocl Project N8me _Ion
(A) No.
413/GD WW15 Servk:e to Golden Gate City II the County acquires the Golden Glte CRy l,ltlMIIly, coa1s wMI be ncumtd to
decommls8lon ItMt olant and direct fIow8 to a County ~1IIiY~-
4131GD WW19 Replace Ex. 4- Force Main v.tth 6" Study, de:~ oonatructlon of B new 6-1nch fotce man from MRstBr Pumpng station
145.00 to A ort.Pullrla Road luDQtadlna exl8tho.to force main),
413/GD 2002.1 Livingston Road FM Upsize. Regional Park to LA. Study, tt.aIgn and conHucllon of up&Ize of ItldaIhg 12-lnch tore. mail to 2O-nch force
man from ReaIon8I Park to I.R.
4131GD 2002.2 VBR FM ~ Logan Blvd. To Goodlette Study, design and conatrucllon of a MW 161Jld 24flch fon:e main from L.ogan Blvd. To
GoodI8Il8-Franl< Road.
4131GD 2002.3 Goodlette Rd FM . VBR to NCWRF Study, Cleaign and cooltructlon of. new 3O-Inch force main from Vanderbilt Beech
Road to NCWRF
ExI..I.. Wao_to, 414IRo...aIlRODIa......ntl Prolocto
41<l/R,R&E 70027 Clean Water Act Risk M'" Studv Clean Water Act Risk ManaaBmenl Study for WlUt9watet.
41<l/R,R&E 70078 Sol. Assessment Software Sof\Wo'"
GoodIeIt8-Frank Road FOUl' LBnlng Improvements (Jet PimI Ridge Road 10 Jet..
4141R,R&E 73028 Goodlett. Ad FM Relocation Vanderbilt Beach Road) Relocate 12.500 LF of 16" FM and 4,400 LF of 24" FM u pat!
of road widening protect 80134-
Creating a sel of system mapa lor the waler and wastewater depaltments to be utilized
lor location of aK tacfltle., The mapa wW be uttIIze<l In emergency eltuationl and ilia
4141R,R&E 73032 $ev.,<er System Mapping reference lor local engl\eers requesthg inlonnatlan on our WBSl8w8.ter system.
AckItIonaly, the maps wllbe utIIlzed by the PWEDSection r, plllnnngtor Mure
expansion of our system to keep up wtIh anttclpal8d growth.
414/R,R&E 73045 FOOT Joint Prlts Conttlgency fund lor the relocation of sewer mains from various FOOT prolects.
4141R,R&E 73054 Cnty Sam $e'W8r Uno Relocate Rattlesnake Hammock Rd. to Davia BNd., Relocate sewer mains for road widening
orolect. Road Drolect cunlInUY IcheduBd lor FY 2006.
414/R,R&E 73060 Port Au Prince Sewer Aeplllee sus-standard wastewater collection sy&tem serving" streetls off of Port-au-
Prince Road oandrn Ktentlflctltlon of a fundlnCl source.
414/R,R&E 73065 CCDOT Utility Relocates Relocation of utilities as may be needed given accelerated County road conatruction
SChedules.
414/R,R&E 73071 Energy Efficiency Enhancements Study and mplement electrical upgrades to mrpove energy efficiency at Ih8 treatment
olants and Iaroer Dumolna stations.
RelOCate sewer collection crews and equipment depot to a larger facKIly to
414/R,R&E 73072 Public Utilltles Operations Center accommodate growth. Proceeds from the sale of the exiSting facility at 6027 Shltley
S1reet will be realzad and will help ofIaet the cost to ratocate to a laiuer facllly.
4141R,R&E 73078 Henderson Creek Sewer Improvements To provide sewer service connecllons to properties (M&E and 8&1) South of Hendlnon
Creek Rd.
4141R,R&E 73082 Pumo/Uft Stations Rehab Design and bid pumping station rehabilitation for was1ewater coll&ctlons depertment.
4141R.R&E 73083 Sewer Une Rehab DasiDn and bid trenchless sewer rehablUlatlon for waatewater colectlona department.
4141R.R&E 73127 Sludge StabUizatlon Management SkJdoe Management Improvements
4141R,R&E 73180 Rookerv Sav FM and PS ImDrovements Improvemnet8 to Rookery Bav wastewater transmission system.
414/R,R&E 73161 Take Package Plants Off-Une (4) This Protect wtI allow the County kI take over servlca to wastewater customers n Ile
Coontv now served bv oackaae treabnent plants.
414/R.R&E 73162 City Permanent Inler-connect FDtCIilmain inter-connect with CIly of Naples
4141R.R&E 73183 BSU Inler-connect Forcemaln Inter-connect with Bonita SprilCls Utilities
Provide 8fIwer !lvstem 1&1 analysIS and field investiQatlon as recommended In tie Soutl
4141R,R&E 73164 South County 1&1 Anatysis Coller County Regional WRF Design Report (June 2001). Goal Is to reduce wet
weather lIoW8 to the SCWRF.
4141R,R&E 73165 Asset Manaaement Assistance Provide assistance in management of the COlrlty's utility assets.
414/R,A&E 73168 Odor/Corrosion control Multi-year program to investigate and iTlplement odor and corrosion control
morovements throuo/lout the wastewater colectlon svstem.
414!R,R&E 73301 VBR - Alrnort Rd. to GR951 eft relocate Relocate exlstina klrce main for road construction.
414/R,R&E 73302 CR951 . GGS to immok. Rd. r&locate Relocate existing force mall for road construction.
4141R,R&E 73306 RattleSH Rd. . PolJv to CR951 relocate Relocate existing force main lor road construction.
4141R,R&E 73916 South Cnty Reg WWTP Work includes replacemaent of Parksoo scraen, Flyght BFP Feed pumps,
Instrumentat;KIn for motor operated valll'el.
41<1R,R&E 73922 TE>>emetry Add telemetry to 530 of 650 /'9ItIote lilt stations and 13 master lift stations over five
_.._"._--~..~--_. vears startino FY02.
414/R,R&E 73943 30- Immokalee Road FM Cll!Ian exISting 30" FM and i'lStaM pennanent pigging stallnn.
The purpose otthis project IS the updating otlhe blllng system sohwa", currentty
414/R,R&E 73944 Billing System uUlized by the Depl. of Revenue lor Water and WW accounts. The current software
does not have report WflUng Of generation capabllllles. Additionally. the software 19
outdated lor the number of customer! that Collier County has and wlU continue to gain.
4141R,R&E 73949 SCWRF Exoanslon 2001 expansion of SCWRF to 16 mod..
414/R,R&E 73950 NCRWAF Expand to 30.6 mgd MMDF Expansion 01 NCWRF to 30.6 mgdMMDF (Phase 1 =24.1 mQd MMDF).
414/A,R&E TBD 2003 FOOT Joint Proi9Cts Contk'lgency fund fOr t\8 relocation 01 sewer mains from various FOOT Drojects.
414/R,A&E TaD SelN8r Una Rehab Design and bid tmnch.sa sewer rehabNltatlon for wastswater collections de artmenl.
414/A R&E T8D PumnlUft Station Rehab Preoare manhole and 1ft station rehablltatlon annual contract bid documents.
414/A,R&E TaD Odor/Corrosion Control Multi-year program to Investigate and Implement Odor and corrosion control
imorovements throucilout the wastewater coll8cl:lon 8Y5t8m.
414/R,R&E T8D CCDQT Utility Relocates Rek>cation of utIfilies as may be ne&Oed glven acceleratad County road construcl:lon
achedules.
N.w Waalewater 414 ProkK:ts
414/A,A&E WW14 Decommsslonina of Pelican Bav WRF Study. design and decommlsslonlna of Pelican Bav WRF.
4141R,R&E 2002-4 NCWRF Oxidalton Ditch Imorovements StudV, Ceslon and Coostrucl:lon Of Imorovements to NCWRF OxIdation Ditch
T_ss.l~-2002~WWClP~
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TABLE 8944
dfTypo project Pro)ect Name _-
(A) No.
RECl.AIMED WATER PROJECTS
Exlatlna Recl8lmed WI'" 413 ProlecW
4131GD 74020 Back Pressure Sustaining Valves InsIaII back pressSUI'8 SU8t8~~aJve. at 81 reclai'ned walBr mel8r assembll8s to
create DreSSllre on demand I .
4131GD 74021 Golden Gate Canal Supplemental Water System Study, design and construction 01 system to extract surface water for' meeting peak
irTiaaUonljemands.
4131GD 74029 Effluent Manaasmenl Master Plan UnrtAte UDdate etfllent man_ment oorlion at countIIWidB wastewater master olan.
Design, permit and construct one ASA. teat wel hlttalty, then conetrutt up to seven AS"
4131GD 74030 ASR Reclaimed Water Wells wels for \he purpose of Injectilg surplus recl8med water dumg off peaks and 1'8t:rievr.g
same d~~ peak demand "::.~ sales to reuse customers. AI80 nctud88 monlor
welaplp pumps and teleme .
Construct 20. recl8ined water matn along VanCSernllt Beech Road frclm Airport Road to
4131GD 74034 Vanderllltt Bch RocIaJm WM 20' VIllage Wak Circle to Increase flows to the NIS Interconnect. f\EI i1)ect1on well and
CUS1OlT\8l'S east of 1-75.
Construct 16- recIBlmed water main along Radio Road and Santa Barbara Blvd. From
4131GD 74035 Radio Rd/Santa Barbara Blvd. 16" Reclamed WM Foxftre to Countryside to lncrB8te flows to N/S Int8fCOflnect. A possble altemBts mute
Is along the FPL easement between DavIS Blvd. & Radio Rd.
4131GD 74036 RadIo Ad 20' Rei WM Construct 20. recl8lmed water main along Radio Road from Briarwood to Foxflre as part
or N1S klterconnecl
4131GD 74076 Reclaimed Water Booster PumD Station. North New Boos18r Pumplna Station.
413/GD 740n NCWRF 24- Reclaimed Water Mal,..NCWAF to Vanderbilt Beach R New ~eclllllrned Water Transmlssbn Main.
4131GD 74076 NCWRF 24" Reclaimed Water Maln-A1ono Uvlnoston Rd. VBR New Reclaimed WatlN' Transmission MaIn.
4131GD 74125 SuppkHnentallrrigation Wate, ~~esign and oonstruction of supplemental watertacllllies for reclamed water
4131GD TBD 2002 Growth Manaoement Plan Uodate Update growIh man_ment plan aubelemen1ev8N M Wlar&.
4131GD 74037 Miscellaneous Effluent lmorovements Miscellaneous Effluent ImDrovemenlS
New Reclaimed Water 413 Prolecta
4131GD RWl Reclaimed Water Booster PS. North SA Study. design, and conBtruction of booster ps recommended ., Water Resource
p"",""" ";.0... ."""" 2001,
- 4131GD RW2 Interconnect to South SA . 20. Reclaimed WM Study, design, and CO::~::~ reclUned water line nlcommended n Water
Resource Plannhn Re Au st 2001.
I3IGD RW3 Interconnect to North SA . 20" Reclaimed WM study, design, ~~ c;"'ltructIon of reclained water line I'9commended In Waler
Resource Piano Rent'lrt. AII""st 2001.
ExlaUna Reclaimed Wllter 414 Prolact.
4141R,R&E 74015 Misc. Effluenllmorovements Allowance for annual mprovements to the redamed water transmission system,
414/R,R&E 74019 Cnty Barn Rd Eff Una Relocate Ra':'n:a~~ammOCkt ~~~r;avi8 ~~d~, Rebcate reclaimed water mans for raod
wide ro ed. Road ro t curren 8(lhedulltd for FYOe.
4141R.R&E 74021 Golden Gate Canal SuDDlemental Water SYStem Initiation of plan 10 obtain supplementallrrlf,.tion water from the canal.
4141R,R&E 74023 Pelk:an Bav Irra Fire .~
GOOdlette.Frank Road Four LanWlg Improvements (Jet. Pine Aidge Road to Jct
414/R,R&E 74028 GoodIette Ad Rectaim WM - Rek>cate Vandelbllt Beach Road) Relocate 4,400 IF of 20- effluent main as part of road wldenng
projectflO134.
4141R,R&E 74030 Reclaimed Water ASR Sludy, design and construction of new reclaimed water ABA 'MillIS.
414/R,R&E 74031 Rehab SCWRF Reclaimed Wtr Stg Tank Repairs to reclaimed water storage tank Includes repairs to waR cracks. construction
10016 and exoaoslon kWIts.
4141R,R&E 74033 Reclamed Water Telemetry Add teiemetryto 31 reclained water user siles and 7 raw water weB slles. There are 19
slles In North SelVk;t, Arua, 7 raw water welS, and 12 SItes In the South SelVloearea.
4141R.R&E 74039 Pelican Bav Wells Add two new we.s wIIh vault, electrical nstrul'nentation and controls.
414/R,R&E 74047 Reclaimed Water Automallc Read Meters Add automatic read meters to existkln svmr.m to enhance operation.
4141R,R&E 74075 Earlie lakes Reclatmed Water PumD Station Upcrades to I1lclaimed Water PS
Funds are 10 Kientlfy sources and mplement a supplemental water supply to augment
4141R,R&E 74125 Su~ementallrrigation Water reclamed water used for irrigation. Includes Immokalee Rd Wellfield and Reclaimed
Water Une.
414/R.R&E 74300 lmmok. Rd. . US41 to 175 eft relocate Reclaimed water pipeline relocation for new road construction.
414/R,R&E 74301 VBR - Airoort Rd. to CR951 eft re60cate Reclaimed waler pipeline nllocation for new road construction.
414/R,R&E 74302 CR951 - GGB to Immok. Rd. relocate Reclaimed water pipeline rebcatlon for new road construction.
4141R,R&E 74303 GGP - Airoort to SBB elf relocate Reclarned water n!pellne ralocatkln for new road construction.
414/R,R&E 74307 Misc. Effluent ImDrovements Misc. EtfkJent knprovemenf8
414/R,R&E 74306 Pellcan Bav Reclaimed Waler F'S Cranes Add Cranes at Pelcan Bav ReClai'ned PS
2]
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8/2/2010
SUMMARY OF RECOMMENDED CHANGES
2011 EVALUATION & APPRAISAL REPORT (EAR)
Public Facilities Element - Potable Water Sub-Element
Goals, Objective and Policies: The entire Sub-Element will be revised to reflect the proper
formatting for all Goals, Objectives and Policies, as defined below:
Goal: General statement defining what the plan will ultimately achieve, typically beginning
with "TO" followed by a transitive verb, such as, TO PROTECT or TO ENSURE.
Objective: A more specific statement than the stated Goal; describing actions that will help
achieve the goal(s), typically beginning with the active verb providing the general direction,
such as, "Implement", "Promote" or "Protect". Objectives use the term "will" and allow
Policies to specifically require an activity with "shall".
Policies: Specific statements that provide directives on how to achieve the objectives and
ultimately the Sub-Element's goals, typically beginning with phrases like, "The County shall
promote...", "The County shall continue to..." or 'The District shall expand..." or similar
phrases. Policies use the terms "may" or "shall" to provide specific direction.
Goals, Objective and Policies: The entire Sub-Element should be revised to reflect Department name
changes, designee changes, renumbering due to objective and/or policy additions and/or
deletions, and grammatical changes.
Goal - revisions to reflect all that supplying potable water entails, and its interdependence with
provisions found in other Elements and Sub-Elements
Objective I - minor revisions and reformatting
Policy 1.1 - minor revision to be more inclusive of jurisdictions under the Plan
Policy 1.3 - minor revision to provide additional specificity
Policy 1.5 - minor revision to be more inclusive of jurisdictions under the Plan
Policy 1.6 - minor revision to provide additional specificity
Objective 2 ~ reformatting
Policy 2.1 - minor reVISIOn to be more inclusive of jurisdictions under the Plan, and provide
additional specificity
Policy 2.4 - minor revision to be more inclusive of jurisdictions under the Plan
Policy 2.5 - minor revision to recognize document updates
Policy 2.6 - minor revision to update Ordinance reference
I
POTABLE WATER SUMMARY OF RECOMMENDED CHANGES
Objective 3 - reformatting
Policy 3.1 - minor revisions to reconcile certain LOS standards; deleting an unnecessary statement;
part of revision affecting multiple Elements to eliminate redundancy
Policy 3.2 - minor revision to abbreviate
Policy 3.3 - minor revision to abbreviate
Policy 3.4 - minor revisions to abbreviate, and provide additional specificity; additional statement
specifying review procedure
Objective 4 - reformatting
Policy 4.5 - provide specificity if deemed necessary
Objective 5 - minor revision to provide new departmental reference; consider modification to
strengthen this Objective and its subsequent Policies, in demonstrating support for reducing VMT
and GHG emissions; reformatting
Potable Water Objective - New recommendation based on 2009 adoptions of HB 697 and the Countv
Energv Audit & GHG Inventorv
Potable Water Policy - New recommendation to follow Countv Energv Audit & GHG Inventorv
Potable Water Sub-Element - Attached Documents - Numerous changes, with direction to cross-
check GMP locations where similar references to maps & figures are found
2
POTABLE WA TER SUMMARY OF RECOMMENDED CHANGES
Assessment of the Successes & Shortcomings
and Recommendations
for the Public Facilities Element - Potable Water Sub-Element
A. Introduction & Background:
The purpose of the Potable Water Sub-Element is defined within its single Goal, which reads as
follows;
TO PROTECT THE HEALTH AND SAFETY OF THE PUBLIC BY ENSURING ACCESS TO
ENVIRONMENTALLY SOUND, COST EFFECTIVE AND IMPLEMENTABLE POTABLE WATER
FACILITIES AND SERVICES.
The intent of the Potable Water Sub-Element is to assure the provision of efficient and economical
services that would enable the citizens of Collier County to meet their needs for a potable water supply
while also assuring public health and safety in accordance with the criteria set forth in Rule 9J-5,
EA.C., and Chapter 163, Florida Statutes.
The provision of public facilities and services for potable water supply, stormwater management,
floodplain management and flood protection, and aquifer recharge area protection and watershed
management are planned in correlation with future land use projections. This Goal should be
expanded to fully capture the County's goals in these areas and ensure collaboration in implementing
Objectives and applying Policies. These interdepartmental colaborations should also be recognized,
and strengthend if necessary, in the Conservation & Coastal Management Element (CCME) and
Intergovernmental Coordination Element (ICE) of this Growth Management Plan.
As currently formatted. this Sub-Element consists entirely of a single Goal, and its supporting
Objectives and Policies. As part of the EAR-based amendments, Comprehensive Planning staff is
recommending specific formatting changes for the Sub-Element. In addition, the Sub-Element
contains a number of references to the County's Water & Sewer District. The District's official name
is the "Collier County Water-Sewer District," and the Sub-Element text needs to reflect this.
B. Objectives Analysis:
OBJECTIVE 1:
The County will locate and develop potable water supply sources to meet the future needs of
the County owned and operated systems, said supply sources meeting - the minimum Level
of Service Standards established by this Plan. The development and utilization of new potable
water supply sources and the acquisition of land necessary for such development shall be
based upon the information, guidelines and procedures identified within the County's Ten-Year
Water Supply Facilities Work Plan (as updated annually), the Collier County Water-Sewer
Master Plan, and the Lower West Coast Water Supply Plan prepared by the South Florida
Water Management District.
Obiective Achievement Analysis:
Section 3.2 of this EAR contains an analysis of the Collier County Growth Management Plan,
including the Potable Water Sub-Element, relative to compliance with the South Florida Water
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PUBLIC FACILITIES ELEMENT - POTABLE WATER SUB-ELEMENT
Management District's (SFWMD's) Lower West Coast Water Supply Plan. Additionally, the staff of the
Collier County Public Utilities Division has prepared a Ten-Year Water Supply Facilities Work Plan.
This Work Plan is to be transmiued to the Florida Department of Community Affairs at the conclusion
of the SFWMD's update of the Lower West Coast W,lfer Supply Plan. Along with the Work Plan,
County staff will be transmiuing related amendments to the Potable Water Sub-Element and the
Capital Improvement Element.
Both the Work Plan and the Sub-Element are based upon the County's adopted Water Master Plan
Update. The Master Plan utikes population projections prepared by the Collier County
Comprehensive Planning Department, approved by the Florida Department of Community Affairs
(DCA) and accepted by the South Florida Water Management District (SFWMD).
As part of the EAR-based amendments, Objective 1 should be revised to delete the reference to the
County Water Master Plan and the word "annually" that is in parentheses after the Ten-Year Water
Supply Facilities Work Plan. This Objective should be rephrased to improve its formatting as an
"objective".
Policy Relevance:
There are currently seven (7) policies within this Objective.
POlicy 1.1:
The County shall continue to expand the ASR (Aquifer Storage and Recovery) system as a
potential emergency and seasonal potable water source.
This Policy calls for the continuing expansion of the County's Aquifer Storage & Recovery (ASR)
Program. This Policy remains rclevant and should be rewritten not to be utility specific, but to mention
thosc jurisdictions. gcnerally. that have an ASR Program to expand.
[Public Comment from February 73, 20/0 EAR Public Meetin!!- Suggesting that there is a concern
over the potential waste of re-use water; asking if re-use water can be treated to a standard
satisfactory as a drinking water source. and; observing that water should not be treated to a standard
of which there is not a demand.j
POlicy 1.2:
The County shall continue to implement a program for the protection of existing and potential
potable water supply sources.
This Policy calls for continuation of a County program for protecting existing and potential water
supply sources. Protection of existing and potential watcr supply sources is under the jurisdiction of
the County's Pollution Control Department. This Policy remains relevant and should be retained as
lvritten.
Policy 1.3:
The County shall continue to identify sufficient quantities of water sources to meet the
County's estimated growth-related needs. Potential water sources to meet the County's 2025
water demands include raw water from Hawthorn Zone I Aquifer (Intermediate Aquifer System)
and Lower Hawthorn Aquifer (Florida Aquifer System), identified within the County's 2005
Water Master Plan. The County shall use these water sources as well as alternative sources,
as permitted by the State, to meet the County's needs.
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PUBLIC FACILITIES ELEMENT - POTABLE WATER SUB-ELEMENT
This Policy requires the County to identify sufficient water supply sources to address future needs.
This Sub-Element may be affected by changes to Chapter 163, Florida Statute, which were adopted
into law in 2005, as follows:
163.3191(2)(1): The Evaluation and Appraisal Report must determine whether the local
government has been successful in identifying alternative water supply projects,
including conservation and reuse, needed to meet projected demand. Also, the Report
must identify the degree to which the local government has implemented its 10-year
water supply workplan.
This Policy remains relevant and should be retained. Reporting the County's success in identifying
alternative water sources and the degree to which the 10-year workplan has been implemented mayor
may not require revision of this Sub-Element to be in compliance with the above Statutory change.
This Policy should be revised to delete the second sentence referring to water sources only if allowed
by Statute and reword the last sentence to "The County shall seek supply from all permissible sources
of raw water cited in the Lower West Coast Water Supply Plan to meet the County's needs. "
[Public Comment from February 23, 2010 EAR Public Meetin!! - Suggesting the County should
develop new tools to predict future water availability.]
Policy 1.4:
The County shall coordinate with the South Florida Water Management District and other
regulatory agencies in implementing effective linkages between growth management and
water planning.
This Policy calls for continuation of a County program for protecting existing and potential water
supply sources. Protection of existing and potential water supply sources is under the jurisdiction of
the County's Pollution Control Department. This Policy remains relevant and should be retained as
wriuen.
[Public Comment from March 15, 2010 EAR Public Meetin" - Suggesting a number of these 'other
regulatory agencies' be identified. including the Federal Emergency Management Agency (FEMA),
Department of Environmental Protection (DEP), and the U.S. Army Corps of Engineers (USACOE), as
those among whom water resource management is coordinated - including sil/face water, storm water,
and water supplies for municipal services.]
POlicy 1.5:
The County shall coordinate with the South Florida Water Management District in the
development of the Water Master Plan Update, which is the primary planning document for the
Collier County Water-Sewer District.
This Policy requires the County to identify sufficient water supply sources to address future needs.
The Water Master Plan document docs not co vcr all areas and jurisdictions in the County and this
reference should be changed. This Policy should be revised to replace "Water Master Plan Update"
with "Lower West Coast Water Supply Plan" and to replace "the Collier County Water-Sewer
District" with "Collier County "0
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PUBLIC FACILITIES ELEMENT- POTABLE WATER SUB-ELEMENT
Policy 1.6:
The County shall coordinate with the South Florida Water Management District to produce
Plans for water supply as described within the Water Master Plan Updates that ensure the
County's ability to maintain its stated Level of Service standard.
This Policy calls for continuation of a County program for protecting existing and potential water
supply sources. Protection of existing and potential water supply sources is under the jurisdiction of
the County's Pollution Control Department. This Policy should be revised to replace "Water Master
Plan Updates" with "Lower West Coast Water Supply Plnn ".
[Public Comment from March 15. 2010 EAR Public Meetin!! - Questioning the status of and
responsibility for monitoring and maintaining our water resources.]
Policy 1.7:
The County shall reference the water supply guidelines of the most current version of the
South Florida Water Management District's Lower West Coast Water Supply Plan in developing
any future required Water Supply Facilities Work Plan.
This Policy requires the County to identify sufficient water supply sources to address future needs.
This Policy remains relevant and should be retained as H'ritren.
OBJECTIVE 2:
The County shall implement the following pOlicies to make certain that pUblic and private
sector potable water service utilities provide, repair and/or replace potable water supply,
treatment and distribution facilities to correct existing deficiencies in their respective service
areas as may be required to meet or exceed the Level of Service Standards established in this
Plan. In addition, public sector potable water service utilities will be expanded as necessary to
provide for future growth, as provided for in the following policies.
Obiective Achievement Analysis:
Collier County:, private water and wastewater utilities are regulated through the Utility & Franchise
Regulation Section of the Community Development & Environmental Services (CDES) Operations
Department. This agency serves as staff ji)l' the Collier Coumv Water and Wastewater Authority. The
Utilitv & Franchise Regulation Section is the Countv entiTv responsible .for monitoring compliance
with County regulations hI' the various private utilities located in Collier Countv. In addition to
managing the operations of the DepartmenT and Section, the (,DES Operations Director is also the
Executive Directorfor the WaTer and Wastewater Autlwritv. The Authoritv is the regulatory entity for
the four (4) utility.franchises operating in Collier County.
In regulating the operations of the Coumv:\' private utilities the Authority, which is appoimed by the
Board of County Commissioners, exercises considerable [wwel: 17zey may set rates, adjust franchise
boundaries, set qualitv of service standards and intervene in disputes between utilities and customers.
The publicly owned (as opposed to privately owned) water supplv svstem is operated bv Collier County
as the Collier CounTy Water District. The DiSTrict is responsible for developing, operating and
maintaining all of the County:' public facilities related to [Jotahle water treatment and distribution.
4
PUBLIC FACILITIES ELEMENT ~ POTABLE WATER SUB-ELEMENT
This Objective is being achieved and should be retained, essentially as written. This Objective should
be rephrased to improve its formatting as an "objective".
Policv Relevance:
There are six (6) policies within this Objective.
Policy 2.1:
The Collier County Water-Sewer District shall continue the development of a Collier County
Regional Potable Water System consistent with the Capital Improvement Element and the
Collier County Water-Sewer Master Plan to correct existing deficiencies and provide for future
growth.
This Policy calls for the County to continue development of a Regional Potable Water Utility System.
This Policy should be deleted or rewritten to not be utility specific - - - include both Water - Sewer
District and the County Water and Wastewater Authority; replace Master Plan with Lower West Coast
Supply Plan.
Policy 2.2:
Consistent with the growth policies of the Future Land Use Element of this Plan, provision of
central potable water service by the County is limited to the service areas shown in this Plan
and depicted on the Collier County Water District Boundaries maps (Figure PW-1 and Figure
PW-1.1); the Existing and Future Potable Water Service Areas maps (Figure PW-2 and Figure
PW-2.1), which includes the Rural Transition Water and Sewer District; and, to areas where the
County has legal commitments to provide facilities and services as of the date of adoption of
this Plan. Additionally, the County may serve Towns, Villages, Hamlets, and Compact Rural
Developments within the Rural Lands Stewardship Area Overlay at the County's discretion;
presently, the County has no plans to serve any portion of the Rural Lands Stewardship Area
Overlay. This Overlay is depicted on the countywide Future Land Use Map and map series.
Within the Rural Lands Stewardship Area Overlay: Hamlets and those Compact Rural
Developments one hundred (100) acres or less in size may be served by central potable water
facilities; Towns, Villages, and those Compact Rural Developments greater than one hundred
(100) acres in size are required to be served by central potable water facilities; and, Compact
Rural Developments one hundred (100) acres or less in size may be required to be served by
central potable water facilities, depending upon the permitted uses within the Compact Rural
Development. These facilities may be provided by the private sector, an independent water
authority, or some other non-County utility.
For the purposes of this policy and policies 2.4, 5.1, and 5.3, within the Rural Lands
Stewardship Area Overlay, the term "central potable water facilities" includes decentralized
community treatment systems. Innovative alternative water treatment systems such as
decentralized community treatment systems shall not be prohibited by this policy if they meet
all applicable regulatory criteria.
This Policy references several geographic areas of the County, relative to the Countywide Future Land
Use Map (PLUM) and with respect to areas served by, or planned for future service by, the Collier
County Water-Sewer District. The Policy also allows and/or requircs (depending on sizc) future
developments within the County to be served by centralized potable water systems. As this Policy was
updated to reflect creation of the PLUM's Rural Pringe Mixed Use District (RFMUD) and Rural Lands
Stewardship Area (RLSA) Overlay, this Policy remains relevant and should be retained as written.
5
PUBLIC FACILITIES ELEMENT - POTABLE WA7ER SUB-ELEMENT
This includes mapping changes and new map information derived from the private, or smaller,
providers or districts.
Policy 2.3:
The Collier County Water and Wastewater Authority (Authority), established by County
Ordinance Number 96-6, regulates the operations of private sector potable water treatment
utilities that provide potable water supply services to portions of unincorporated Collier
County. All such private sector potable water supply service providers are required to meet
the County's adopted potable water treatment Level of Service (LOS). All private sector
potable water supply service providers shall file an annual statement with the Authority that
provides current operating information regarding the private sector service provider,
including, but not limited to: a statement of current pOlicies and service criteria, the LOS
maintained by the service provider and whether such level of service meets the County's LOS
Standard for potable water treatment. The annual report shall also document any necessary or
projected facility expansion andlor replacement projects that are required to correct observed
deficiencies.
This Policy requires, to thc extent of County authority, private water utilities to report current operating
information and proposed system cxpansions or modifications to the County, including a statement as
to how the proposed activity is consistent with the County's Growth Management Plan. This Policy
remains relevant and should be retained as IvriUen.
Policy 2.4:
Collier County shall permit development of potable water supply systems as follows: within
the Designated Urban Areas of the Plan, including the outlying urban areas of Immokalee,
Copeland, Chokoloskee, Plantation Island, and Port of the Islands; within the areas depicted
on the Collier County Water District Boundaries map (Figure PW-1); within the Existing and
Future Potable Water Service Areas map (Figure PW-2), which includes the Rural Transition
Water and Sewer District; in Sending Lands within the Rural Fringe Mixed Use District when
Density Blending, as provided for in the Density Rating System of the Future Land Use
Element, is utilized; in Towns, Villages, Hamlets and Compact Rural Developments within the
Rural Lands Stewardship Area Overlay; and, in areas where the County has legal commitments
to provide facilities and services as of the date of adoption of this Plan. For lands located
within the Collier County Water-Sewer District, but in which County water service is not
currently available, non-County potable water supply systems shall only be allowed on an
interim basis until County service is available.
Individual potable water supply wells may be permitted within the areas depicted on the Collier
County Water District Boundaries map (Figure PW-1) on an interim basis until County water
service is available; individual potable water supply wells may be permitted in all Urban
designated areas outside of the areas depicted on Figure PW-1 on an interim basis until a
centralized potable water supply system is available; individual potable water supply wells
may be permitted in the Rural Transition Water and Sewer District, depicted on the Existing
and Future Potable Water Service Areas map (Figure PW-2), on an interim basis until County
water service is available; individual potable water supply wells may be permitted in Sending
Lands within the Rural Fringe Mixed Use District when Density Blending, as provided for in the
Density Rating System of the Future Land Use Element, is utilized, on an interim basis until
County water service is available; and, individual potable water supply wells may be permitted
on lands outside of the Urban designated areas, outside of areas depicted on Figure PW-1, and
outside of Towns, Villages and those Compact Rural Developments greater than one hundred
(100) acres in size within the Rural Lands Stewardship Area Overlay - all areas where potable
water supply systems are not anticipated. However, individual potable water supply wells may
6
PUBLIC FACILITIES ELEMENT - POTABLE WATER SUB-ELEMENT
or may not be permitted within Compact Rural Developments one hundred (100) acres or less
in size, depending upon the uses permitted within the Compact Rural Development. Also, in
Towns, Villages, and those Compact Rural Developments greater than one hundred (100) acres
in size, potable water supply wells are allowed to serve no more than 100 acres, on an interim
basis only, until central service is available.
This Policy remains relevant and allows development of new or expanded potable water systems in
certain portions of unincorporated Collier County. It also allows the use of individual water supply
wells in areas where County or other central water supply service is unavailable. This Policy should be
revised to replace "until County water service is available" with a more inclusive statement, such as,
"until a centralized potable water supply system service is available ". This includes mapping
changes and new map information derived from the private, or smaller, providers or districts.
POlicy 2.5:
The County shall continue enforcement of ordinances requiring connection of existing and
new development to central potable water systems when they become available. Connections
to a central system shall be made pursuant to Collier County Ordinance 01-73, adopted
December 11, 2001.
This Policy calls for the County to continue enforcing mandatory connection to a central water supply
system, when such is available. This Policy should be revised to add "as amended" to the end of the
last sentence.
Policy 2.6:
Where Community Development Districts, or other similar special districts are established to
provide a tool for developers to finance infrastructure or other purposes, wholly or partially
within the Collier County Water-Sewer District, water service shall be connected to the regional
system, and internal facilities shall be conveyed, when acceptable, to the Collier County Water-
Sewer District for operation and ownership in accordance with Collier County Ordinance 01-
57, adopted October 23, 2001, or its latest revision, and District construction and operating
policies.
This Policy requires Community Development Districts, or other Special Districts to connect to
County water facilities when such are available. This Policy should be revised to replace "Ordinance
01-57, adopted October 23, 2001" with "Ordinance 04-31, adopted May 11, 2004".
OBJECTIVE 3:
Pursuant to Chapter 163.3202, ES., including any amendments thereto, Collier County has
implemented procedures to ensure that at the time a development order is issued, potable
water facility capacity that meets or exceeds the minimum Level of Service Standards
established herein is available or will be available to serve the development under the
guidelines established for concurrency in the Capital Improvement Element of this Plan.
Obiective Achievement Analvsis:
This Objective is the County's potable water concurrency provision. The Collier County Water-Sewer
District achieves concurrency of its stated LOS standard. The disclosure of this achievement is
reported within the periodic updates of the County's Water Master Plan. This Objective is being
achieved and it should be retained, essentially as wriuen. This Objective should be rephrased to
7
PUBLIC FAC1L171ES ELEMENT - POTABLE WATER SUB-ELEMENT
improve its formatting as an "objective". Add the parenthetical "(LOS)" or "(LOSS)" to allow use of
acronyms in subsequent Policies.
Policy Relevance:
There are four (4) policies within this Objective.
Policy 3.1:
The following Level of Service Standards are hereby adopted and shall be used as the basis
for determining the availability of facility capacity and the demand generated by a
development:
Review of the historical ratio of residential to non-residential demand indicated that
approximately 17% of the total water usage is non-residential. Thus, the residential demand is
154 gpcd and the total finished water demand is 185 gpcd.
FACILITY CAPACITY
FACILITY/SERVICE AREA
LEVEL OF SERVICE
STANDARD
185 gpcd
Collier County Water-Sewer District
Goodland Water District
Marco Island Water District
Marco Shores
CITY OF NAPLES FACILITIES
Unincorporated Service Area
EVERGLADES CITY FACILITIES
Unincorporated Service Area
185 gpcd
185 gpcd
185gpcd
185 gpcd
INDEPENDENT DISTRICTS
Orangetree Utilities
Immokalee Water and Sewer District
Florida Governmental Utilities Authority
100gpcd
100gpcd
100gpcd
This Policy remains relevant and lists thc Level or Servicc (LOS) Standards for the various Collier
County potable water utilities, both public and privatc. This Policy should be revised to delete the
second paragraph and update the Level of Service Standards. as the Collier Coumy Water-Sewer
District is now 170 gpcd. The Policy should he revised to indicate the LOS standard for Ave Maria
Water and Wastewater facilities. which are inside the County.
The LOSS for wastewater treatment appearing in Policy 3.1 above is one of two locations within this
GMP where these standards arc shown. Thc othcr location is Policy 1.5; subsection "D" in the Capital
Improvement Elemcnt. This dualism may be a simple matter of unnecessary redundancy, except that
the two Policies are not thc same. Thcsc differences should bc reconciled and a single location
selectcd for these LOSS to appear. If it is decided to show the LOSS in both locations, then the CIE
could be formatted to provide the LOS Standards, while thc Sub-Element entries could elaborate on the
figures. This Policy will remain relevant in its reconciled format.
8
PUBLIC FACILITIES ELEMENT ~ POTABLE WA1ER SUB-ELEMENT
Policy 3.2:
In order to ensure that the Level of Service Standards contained in Policy 3.1 are maintained,
methodologies for determining available capacity and demand shall incorporate appropriate
peak demand coefficients for each facility and for the type of development proposed.
This Policy remains relevant and requires that public and private utility methodologies for determining
available capacity and demand must incorporate appropriate peak demand coefficients for each facility
and for the type of development proposed. This Policy should be retained essentially as written. This
Policy may be revised to abbreviate "Level of Service " to "LOS".
Policy 3.3:
The Level of Service Standards contained in Policy 3.1 are the minimum criteria for
replacement, expansion or increase in capacity of potable water supply facilities.
This Policy remains relevant and states that the LOS Standards contained in Policy 1.3.1 "are the
minimum criteria for replacement, expansion or increase in capacity of potable water supply facilities."
This Policy should be retained as written. This Polh'y may be revised to abbreviate "Level of Service"
to "LOS".
Policy 3.4:
The County will annually review historical potable water demand records and adjust the Level
of Service Standards contained in Policy 3.1 if so indicated by the annual review.
This Policy remains relevant and requires an annual review of potable water demand records, with
adjustment of the LOS Standards, as necessary, based upon the findings of the annual review. This
Policy should be revised to replace "County" with "Collier County Water and Wastewater
Authority ", and add a second sentence, such as the following; "The Collier County Water-Sewer
District shall review historical potable water demand records during Collier County Wastewater
Master Plan updates and adjust the LOS standards, as referenced in Policy 3.1, if needed." and
retained as rewritten. This Policy may be revised to abbreviate "Level of Service" to "LOS ".
OBJECTIVE 4:
The County shall continue to promote conservation of potable water supplies by developing
and implementing an integrated, comprehensive conservation strategy which will identify
specific consumption per capita goals.
Obiective Achievement Analvsis:
This Objective commits the County to the implementation of an ongoing water conservation program.
This Objective is being achieved and as such, it should be retained, essentially as written. This
Objective should bc rephrased to improve its formatting as an "objective".
Policv Relevance:
There are currently seven (7) policies within this Objective. The Objective and policies are similar to
Objective 4 and its policies within the Sanitary Sewer Sub-Element (refer to the Sanitary Sewer
Section of this Report).
9
PUBLIC FACILITIES ELEMENT ~ POTABLE WATER SUB-ELEMENT
Policy 4.1:
The County shall negotiate agreements with area golf courses to accept and use treated
wastewater effluent for irrigation when and where such treated effluent is available from
existing and future wastewater treatment plants.
This Policy remains relevant and requires the County to negotiate with area golf courses toward having
these land uses accept treated wastewater as an irrigation source. A similar Policy also occurs in the
Sanitary Sewer Sub-Element (refer to the Sanitary Sewer Section of this Report). This Policy should
be retained as written.
Policy 4.2:
The County shall continue to connect existing and future publicly owned lands suitable for
irrigation with treated wastewater effluent, such as government building grounds, parks, and
highway medians when economically feasible.
This Policy remains relevant and calls for publicly owned lands to be connected to treated-effluent
irrigation systems when economically feasible. This Policy should be retained as written.
Policy 4.3:
The County shall continue to connect existing and future privately owned lands suitable for
irrigation with treated wastewater effluent, such as cemeteries, nurseries and
commercial/industrial parks when economically feasible.
This Policy remains relevant and calls for suitable private lands to be connected to treated-effluent
irrigation systems when economically feasible. This Policv should be retained as written.
Policy 4.4:
At such time as a source of treated effluent becomes available, the County shall permit the
construction and connection of dual water systems (i.e., separate potable water and treated
wastewater effluent networks) to the County's treated effluent irrigation system in new
subdivisions, provided that said connection causes no adverse impact to the potable water
system.
This Policy remains rclevant and requires the County to promote the use of duel water systems so as to
reduce irrigation potablc water requirements. This Policy should be retained as written.
Policy 4.5:
Where Community Development Districts, or other similar special districts are established to
provide a tool for developers to finance infrastructure or other purposes, wholly or partially
within the Collier County Water-Sewer District, and where such districts make provisions for
irrigation via dual systems utilizing effluent and/or other irrigation sources, said systems shall
be connected to the regional system when available, and all internal irrigation systems shall
remain in private ownership and be master metered by the County.
This Policy requires Community Developmcnt Districts. or other special infrastructure districts. to
connect to the County Utility System when thcy irrigate using dual systems and arc located within the
Collier County Water-Sewer District Service Area. This Policy remains relevant and should be
retained as written. SHOULD THIS POLICY PROVIDE A SPECIFIC ORDINANCE CITE?
10
PUBLIC FAC/LITlES ELEMENT - POTABLE WATER SUB-ELEMENT
Policy 4.6:
The County shall promote the use of xeriscape techniques (landscaping method that
emphasizes water conservation in its use of drought resistant lamlsGapiR!I plants) to minimize
potable water use for landscape irrigation.
This Policy remains relevant and requires the County to promote xeriscaping as part of its conservation
program with regard to irrigation reduction. This Policy should be retained as written.
Policy 4.7:
The County shall seek to expand the availability of irrigation water from supplemental sources
through connection of such sources to the County's reclaimed water system.
This Policy remains relevant and should be retained.
OBJECTIVE 5:
The County shall discourage urban sprawl and the proliferation of private sector potable water
service suppliers in an effort to maximize the use of existing public facilities through the
development order approval process by implementing the following policies.
Obiective Achievement Analvsis:
This Objective seeks to discourage urban sprawl through maximization of existing public water supply
utilities. Further, the Objectivc states that this action will be achieved through the local development
review process. The Public Utilities Engineering Department coordinates with the Zoning & Land
Development Review Department in the review of development order applications to ensure that the
requirements of this Objective are met. This Objectivc is being achieved and his Objective should be
retained, essentially as written. This Objective should be rephrased to improve its formatting as an
"objective".
Consideration should be given to revisions that recognize the importance of reducing GHG emissions
in furtherance of HB 697.
Policy Relevance:
There are four (4) policies within this Objective.
Policy 5.1:
The County shall discourage urban sprawl by permitting universal availability of central
potable water systems only: in the Designated Urban Area, in Receiving and certain Neutral
Lands within the Rural Fringe Mixed Use District, in the Designated Urban-Rural Fringe
Transition Zone Overlay, and in the Rural Settlement District, all of which are depicted on the
Future Land Use Map, and in Towns, Villages, Hamlets and Compact Rural Developments
within the Rural Lands Stewardship Area Overlay. These areas are further identified as: within
the Collier County Water District Boundaries on Figure PW-1 of the Potable Water Sub-element,
except the outlying urban areas of Immokalee, Copeland, Chokoloskee, Plantation Island, and
Port of the Islands; or within the Rural Transition Water and Sewer District Boundaries on
Figure PW-2 of the Potable Water Sub-element; or in Sending Lands within the Rural Fringe
Mixed Use District when Density Blending, as provided for in the Density Rating System of the
Future Land Use Element, is utilized; within the Rural Lands Stewardship Area Overlay, as
each Town, Village, Hamlet, and Compact Rural Development is designated; and, in areas
II
PUBLIC FACILITIES ELEMENT - POTABLE WATER SUB-ELEMENT
where the County has legal commitments to provide facilities and service outside the Urban
Area as of the date of adoption of this Plan.
This Policy remains relevant and states that "universal availability of central potable water systems"
will only be permitted in certain specific areas of the County. This Policy is a restatement of Policy
2.2, but with an emphasis on limiting urban sprawl. This Policy remains relevant and should be
retained. Check the validity of references such as those to '"Figure PW-2" as a number of map and
figure changes are also recommended.
Consideration should be given to revisions that recognize the importance of reducing GHG emissions
in furtherance of HB 697.
Policy 5.2:
The County shall discourage urban sprawl and the proliferation of private sector and/or
package potable water treatment systems through the development order approval process to
ensure maximum utilization of the existing and planned pUblic facilities. No existing private
sector or potable water treatment systems shall be permitted to add customers unless all
Levels of Service Standards are met, and operations are in conformance with all FDEP permits.
This Policy remains relevant and seeks to limit the ability of private or public utilities to add
customers. No existing private sector or potable water treatment systems will be permitted to add
customers unless all Levels of Service Standards are met. and operations are in conformance with all
FDEP permits. This Policy should be retained as written.
Consideration should be given to revisions that recognize the importance of reducing GHG emissions
in furtherance of HB 697.
Policy 5.3:
As provided for in the Rural Lands Stewardship Area Overlay, and in Policies 2.2 and 2.4 of this
Sub-Element, central potable water systems are permitted in Towns, Villages, Hamlets, and
Compact Rural Developments. Though not anticipated, it is possible that central potable water
system distribution lines may extend through lands not designated as a Town, Village, Hamlet
or Compact Rural Development; in such instance no properties designated other than as a
Town, Village, Hamlet or Compact Rural Development are permitted to connect to these
distribution lines.
This Policy contains the conditions for connection of development within the RLSA to a central water
system. Specifically. thc Policy states that '"no properties designated other than as a Town, Village,
Hamlet or Compact Rural Devclopment" are permitted to conllcct to central potable water distribution
lines. This Policy remains relevant and should be retained.
Policy 5.4:
Under criteria, projects may be eligible for central potable water service from Collier County
Utilities, or a private sector/independent district, within the Rural Transition Water and Sewer
District, depicted on the Existing and Future Potable Water Service Areas map (Figure PW-2) of
this Potable Water Sub-element, subject to availability. Qualifying criteria shall be limited to
the requirements and incentives established in the Future Land Use Element and Conservation
and Coastal Management Elements of this Plan to obtain preservation standards established
for environmentally sensitive lands in the Sending Lands of the Rural Fringe Mixed Use
District (RFMUD). Criteria for potable water service eligibility may include, but are not limited
to, plans for development, which utilize creative planning techniques such as clustering,
/2
PUBLIC FACILITIES ELEMENT - POTABLE WATER SUB-ELEMENT
density blending, rural villages, and transfer of development rights (TDRs) from RFMUD
Sending Lands. Criteria for eligibility may be amended and additional Sending and Receiving
Lands may be designated in the future. Central Potable Water distribution lines, within the
Rural Transition Water and Sewer District, may extend through Sending Lands; however, no
properties designated as Sending Lands are permitted to connect to the distribution lines.
This Policy creates the Rural Transition Water & Sewer District. This District corresponds to the
County's Rural Fringe Mixed Use District. This Policy remains relevant and should be retained.
INTRODUCE A NEW OBJECTIVE AND POLICY FOLLOWING FROM THE 2009
ADOPTIONS OF HB 697 AND COUNTY ENERGY AUDIT.
OBJECTIVE PWSE:
Reduce Greenhouse Gas (GHG) emissions bv developing programs to reduce energv use at Countv
potable water facilities and bv County potable water operations. and through communitv oriented
programs helping residents reduce their energv use.
Policy PWSE.1:
The Countv will strive to meet the recommendations of the Enen!v Audit and Greenhouse Gas
Inventorv for Collier County governmental facilities and operations, prepared by Twentvfifty. LLC and
adopted bv the Board of Commissioners in Julv 2009.
[Public Comment from March 15, 2010 EAR Public Meetinl! ~ Suggesting the County should study ideas
to target GHG sources - beside transportation, to address a lack of energy efficient plans, to address the need to
plan for sea level rise.]
C. Attached Documents Analysis:
PW-1.1 Collier County Water District Boundaries
This map has the same title as Figure PW-l and is wrong. This map, and references to it in Policies,
should be deleted.
PW-1.2 Existing and Future Potable Water Service Areas
This map has the same title as Figure PW-2 and is wrong. This map, and references to it in Policies,
should be deleted.
Table PW-8 Capita1lmprovement Projects FY 2003-2022
This table is not referenced in any Objective or Policy and is specific to the Collier County Water-
Sewer District. For those reasons, this table should be deleted.
13
PUBLIC FACILITIES ELEMENT - POTABLE WATER SUB-ELEMENT
Figure PW-l Collier County Water District Boundaries
This map is referenced in multiple Policies and is wrong. The references to this map should be
changed to reference "Existing and Future Potable Water Service Areas" since the District
Boundaries are included.
Figure PW-2 Existing and Future Potable Water Service Areas
This map is referenced in the same Policies as Figure PW-1 and should also be updated to the 2008
Water Master Plan Figure I-I (attached). Recommend similar maps be added for other Water Systems
overseen by the Collier County Water and Wastewater Authority.
Figure PW-3 Potable Water Treatment and Transmission Facilities
This map is not referenced in any Objective or Policy and should be deleted.
Look for the "Attached Document Analysis" items above to appear in the Capital Improvement
Element as cross references, and revise or delete in manners similarly with above instructions
G:\Cmnprehensive\2011 EAR\')wjf Rn'iew Fo/ders\Corhy\29 July 2010 GOP Anl1/yses\29 .Jllly 10 cepc Potahle Water OI~jecTives
A1Wlysis.doc
14
PUBLIC FACILITIES ELEMENT - POTABLE WATER SUB-ELEMENT
1-------------------------------.----------
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Collier County Water District Boundaries
Entity
City of NapJs3
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Cdnfer County
FIGURE PW-111
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16
Pagl' I of I
TA9LEPW-8
CA",TAL IMPROVEMENT PROJECTS FY 2003-2022
PROJECT DESCRIPTIONS
WATER TREATMENT, TRANSMI~ON AND OtSTRtBUTlON
GraellJY and Hansen lLP
OC:<.'bar2002
FundlType Prot-ct Project Name OlMCrlpU\lil
(A) No.
Existina Water 411/Grawth Related Proiects -.
- COll$tlUCllntlltconflIlClloos@aslolint9f11:&L"tionol Goodl9tla-FraukandPlnaRldga am:teastof
411/130 70040 City/County IntarCOfllltlct ~~ection ~t~y;kawood Blvd. And Davis Btvd ProjeC1 will mlllea provlsioruo for tha intarco(lne<:lior:~f
and CoUllt WBIsr svslarTlS In lha 6'\1&111 ot an emero9l1cv.
4111GO -,0052 Manatee Station Pump Upgrade UpsI:re pumps Bnd upgrade Instrumefltatlon and control 01 1M Water SIDfage FaclIty on ManatM Road
~omeel!lrowtll.
New 8.MGD AO Expansion at 12.MGD lirTl(l :softening SCRWTP. RO SjlSllllll. ~1Qf'age lank. 12 new
411/GD 70054 SCRWTP 8 MGD AD Plant and i 2MGD Expansion water supply wells and pump!;. 2 doop Inlectlon wells, raw water p1p,illil1es. new SCADA 3ygtaffi. Q&M
manuals. water blending syst6m. llfTlIIrgency gOO6fll.tors and chemical storaga sVlItam. RO Plant ~ tie
axpendllbktto 2Q-MGD.
411/GD 70075 NCRWTP 3 Additional Brackish Water Sunnl~Well$ AddltU'1l8ntlWR.O.welIs
PIulsa 1- DesIgn andcol1S1rucl II 36" water mllln lllong lmmokalee Road from CR 95110 Orllngetnle.
411100 70093 lmmokalee Road East 36. WTM Phase t is to becon$tructlildwllh thll road constructlonprojQct. Ph8SEI 219 deslgn and constnJctlcnota
36" wattlf mm from IIl111lOk61ee Road to lhe oroD06li1d NE WTP
411/00 700!l6 Water Master Plan Uodates AMUBl Updat6 of Water Mow Plan.
4111GO 70097 SCRWTP 12 MGO RO Exoansion Dlnlgn and construction of i2-MGO AMlfSe osrt\QIle ~$IOn .11I1 SCRWTP
411/GD 70099 Growth Man_ment Plan Uodale Update _'9f subolaf\lllOl 01 Growlh Merl.9glllT1ent PIBn 1ElVlK}' flv6 yGllffl
411/GO 70140 East central WTht -- Dasign andcoost1llcl.lon of Esat C6tral water traNml86iOn main.
411/60 70150 VanderbVt Beach Road Parallel Water Main Design and einstruction ot a parallel water IransmisaIon main from AIrport Road to CR 951
411/GO 70151 CA 951 WTM-Oavis Blvd to Rattlesnake Hammock Deslgn ana construction of a 36" water transmission main along CR 951 from DavI6 BoukMIrd to
Rattl8snaka Hammock Road
411/00 70152 CR 951 WTM-Rattlesnske Hammock to US 41 Oe$ign and constructlorl of a 24" _t6r tfllllWlis5loo maln along CR 951 from Ratnesnake Hammock.
Road to US-41
411/GO 70153 US 41 WTM- Souttl fromCA951 Oe$lgn andcOMtructlon of a 16' _ler main along US 41 from CR 961 to Man.1ee Road
411/00 70154 land ACQulslllon for NERWTP Oran e Tree P rc;;:::147 ac $ita at Orannlll TlWl for Sit.. of WTP and WAF
411JGO 70155 Land Acquisition for SERWTP Purch8ll8 addittoi"\td prop&rty a$C>1nllo alllsllng Mllrlatae ROlld Pumping Statioo property for n&w WTP.
411/GO 70156 Vanderbilt Drive Booster PS 0e6Ign and Constl\JCllon IOf Vanderbilt Drtve Booster PS
411/00 70157 Manatee Road Potable Water ASR Wells 0IIslgn and coost:ructlon of expaMIon of lttll ASA s~em al the Manetea Road sIle.
411/00 70862 US 41 WM . Manatee to Bo\lfl9 South Con81ruction of water main along US 41 troro Manal68 to Boyne South,
411/00 70B88 Livingston Road Water Main from Pine Ridge Road to Construct a i6" WM along 1..M'lgslon RolKllrQm Pina Rldgll Road 10 VllndlMbIIt: Beach AoadconculllInt
Vanderbilt Beach Road wilhRoadprojecl.
- Construe! 16" WM aloolllivingston Road flom VBncklrtlll1 Beach Aced to lmmolrBleB Aced concurr&nt
411/00 70891 Livingston Immokatee-Vanderbilt w~h Road nroi."'t
411/00 70892 SCRWTP 20MGO anslon Well Easement Stu~. Futur/JW8IIstudyande~l.cquisltlon
411/00 00000 Remote DIsinfection Booster Study, dtlsignandconstlUC1lonoframotadisinleclionbooster$\a11ons
New W.ter 411 PraEta
411/00 W5 VanderbiR Drive Water Booster Station Oe$ign and COfVI1ruct llIIW _ter booster pumping statlon
411/00 W13 NERWTP St~, design and consllucllon 01 MW 3.0 mgd WTP (expan4abIe to 15 mgd) to mpIace Imtlng Orange
Tr98.nlant and HIVe pOtentlal new oustomers In Areas A and B.
411/GO Wl. SEAWTP Study. dMign and conatructlonof new 3.0 mgd WTP (expandable to 15 mgd) to SEllVa pot&nllalnew
cUSlomers In souII1 area and Area D.
411/00 W17 Rattlesnake Hammock 8"/12" WTM Unmade DooIgnandconstructa24.WMbe~CA9S1 taUS-41 along RattIe8nake HlII7VTlockRd.
411/00 W29 New Welllfeld Stud lo<P, NERWT? EVQluate poten\ial W8ltIleId locations and address permltllng Issues
411/GD WOO New Welnield StudY for Pr SERWTP EVlluate potenltl.l weIftetd locaUOns and addnMI permlltlng IMUM
411100 W31 Land Acauisition for NERWTP Wellfleld Purchase property IOf NERWTP weWI9ld foloWlng weIll8l4 $hJdy
411/GO W32 Land Acaulsltion for SERWTP Wellfleld Purchase property lOt SERWTP 'MlIt\eId'oIloIMng weIIllekIsltJdy
Ed.tln Water 412 t'A.newIIland ReDlacement ProiAets
412/A,R&E 70027 Clean weier Act RM Study E:=~SltJdytorchlorlneancl AnvnonIa&torageaccklentalSirreleeselmpllcallon&and
de of"" ram to minimize rtskol accidental aIr,..U9.
GOO<I8tt6-frank Aoad 'QUlIlInlng lmpru\I6!fll:!I'lI!; (Juct. Pine RIdgE! Ad. to Jet Vll.l1d9lb* B9actl Ad)
4121R,R&E 70028 Goodlette Ad Water Main A~~~lF 0124" WM plus re/0ClIf$ ClyICountylnt&rcOl'tn8ct 81 PII118 Rielge Rd. as PBrt of lhe
road pnJtect 60134
CreaI$ ilset of System rnaps IQr iM Wilier and WastewlllerDepts:. TO be lAIIzecl forlocallon of all
412/R,R&E 70033 Water System Mapping 11ICI1~........~thllntaj)8w1.beutllzedbYth8PUEDS9Ct\Qn In pl&nnlng lor lulure 6XplIllSlon of
ourS 10 upv.1thartllci
Conllngency IuncI for I1IlocaIlon of waler mains tor FOOT projlCl& atvarloull IocatlonlJ. US 41 tole&
412fR,R&E 70045 FOOT Joint Project COOI"lfY Une; Airport Rd. 10 RatlI9snlik9 Hammock Rd.;Raula$nal.:e HammOCk Rd. to CA 95; &rid any
-- oth8rFDOT lirtnnretor:;atlons
RelocaIewatilrmalru:; tor FOOT coostruction. Poorrecorddrawlngs&r'ldunforseencon4lllonsdalayed
4121R,R&E 70047 Relocate 20./12" Water Main US 41 contmt:tOr& reqlJlrectaddllionalwortl"by-.iditlONllcrews. AddltIonaIlospactori&requred lor9dtlll0fl&l
crews. The portlm of the COI.lnty d9pOslt ihat was pnMouIy I1lfun49d by FOOT will be re411pOSited 10
coverth8addltloMl\lH)d(.
Relocate water man for FOOT constructiorL Poor record drawtngs and l.Wtlrsa<<t c0n4it1ons delllyed
4121R,R&E 70048 Relocate 12" Wat9f Main US41 conlract<lr & r&Qulr94 8ddIl10flal work by addlllonal CT8W$. Addlllonal inspector Is required lor adclltlonel
craws_ The portion of the County Di;lpQsiIltutt WllliI pnMously refunded by FOOT wilt be f94$pOSi111d 10
COVllrlt1asddlllonatwor1l..
412lR,A&E 70053 County Barn Road Water Main Relocate =~~an;n=::,~vis~~.. Ralo(:atIon of wlll6rm&lll$ lor COunty Bam Ad. Widening Ro.
412/R,R&E 70057 Fad!' Rehabilitation Rehabitale various components of the NCRWTP, SCRWTP. wellfleltl and lllrTlOkI $tatlons.
17
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8/2/20 I 0
f'a!!t' I "I'I
TA8LEPW-B
FundIT ype Projltet ! Pro;.cIName o..crlptlon
(A) No. '
loraHC\J$IomIlr5 Addlllonatty, lher8ar8!.6Varalareaswtthinlho'lDishioolionS'lSIl!l1lwhQreadeqllllll:irlI
412/R.A&E 70058 Distribution Syslor:l i=l<lhabililaljl;', now ls not available clue to !he litze 01 lh;! maM1s lfllOllM areas. This project WII COfT9ClltJose
dlill!ciencieG, a:;.,..oIl !lS rehal*ate a r)lJmber of older meters lfl the System thai have beo-;cma
---~---- -....-".- 'W._
RBlocatalhe Water DistrIbution Warehouse Irem a flNINitnlIllll nelghtxlrtlood, TM present $1111 was
I consllUCled a& II lemportlry faclllty to house 8 maximum oj 15 eomployeeo!l. Thll t:lJrrent slatl is now 3R
412/R,R&E 70059 Publlc U1ilities Operations Center with growltl anticipated to 50 amp/oyees within the neJlt ftve )'881"3. Addhtonaly. m. warehouse ,s
IncompadJle with 1M $Uffil~ I'l$Ighborhood. TNs laclllty,... house Ihe WaJer Olslribullon Facility
....------ Waler Admi1lstratlon and Pl.ltllc Works AdrnInllItralloo.
---_._--~- Perloon a nolae ltudy consl5tlng of noise ~~ at!ilWWl hom8Sll$ In close proximity 10 lhtt plBnl Sitll
4121R,R&E 70063 NCWTP Noise Abalemenl ill va~0U5 OD8f8l:ino f1'IOdeS
412/R,R&E 70065 NCWTP Manatee & Carica Chlorine Gas Conversion Convert lNIeldslif1g chlorine g&sladllltes at the NCAWTP Manatee ROOd Tans and Carictl Tanks 10
LJalJdBI8Bcl1.
Improve rellablllty oi GG W8lllle1d by adl*1g S backup wells to the existing 27 WGIIs 8I'Id approximatei)'
4121A.R&E 7006. Golden Gate WeUfield Improvement 3,000 LF or raw W81ert~nrnaln. Also, MCul'8aOdItlonIlMSementsadj&ellnt 10 !he 27 eldstlng
- wellsinthe8YlInttheexls WlIIl'lMdlllObellbandon8(l8fldrArllaced.
4121R,R&E 70067 Golden Gate Blvd 10. Water Main Relocate 10" wallt main on Golden Ga. BlYd. From undar PfOPOM(J pavlIm9flt
4121R,A&E 70069 Upgrade NCWTP Emergency POW8r Distribution Newelectflcaldlslributlonl88d..~~l.Wracle810allowlullplanl.operBtlOnfromtwo existll'\Q
erne ton> *lhltle two~t0r8lotback"'~~"""""
412lR,R&E 70071 CCOOT Udlltv Relocates --
412/R,R&E 70074 Port Au Prince WaterlSewer Improvements Replace axisang _1:~rIbtIon.yacem concurrent wIIh project 10 A1p1ace stJb.stllndard WlIslewalilr
colItcllOl'l ,Wlam MrvI 4 streets otI of Port au Pmce Road.
412!R,A&E 70075 NCRWTP Brackish SUOON Water Wells DesIgn Ind Coostructlof1 01 new bnldcIsh water 8U WIll for the NCAWTP
412lR R&E 70076 Auto Meter Raad lfl6tallatlon InstaIalIonoll)tllem-M:leautomldlCmahlrl'88Cllng~.
4121R,R&E 70078 SIWlt".iA1 Assessment Software AeplaceoutdllledsoftwanlfolSpedell..M1U......d..
412lR,R&E 70090 MBSter PS Fuel Storao& Add capdy lor 10 day:s /uel III: raw_maeter punv station
4121R,R&E 70094 NCRWTPI rovements W'ldconatfUCtlon of PI'OCMlIImp.o...,*...lttha NCRWTP
412JR,R&E 70095 2003 Facill Rehabilitation Arthablltlll:e various components 01 the NCAWTP, SCRWTP, wellll8ld and remote stations.
lor" CU8tCllTllJl$. AddilIonaIy, lIIltM.... uwnll_ wIIIWIlhe OIsI:r1buIlon Sysl8m where adequate fire
412/R,R&E 700ge 2003 Distribution System Rehabilitation llowl$noIavelableduetotheslzeoflhemalnlinll1flHlII1Iall.ThlsproJectwllcorrectthose
deficiencies. as ~ l!5!llhatlMate a number 01 older meters ir1 the System \hat have become
412/R,R&E 70100 NCRWfP ASA Conversion f'fCRWTP ASA Convenilon
412/R,R&E 70124 Water Oistrbutlon Telemetrv "'1.JIi.~r Droaram 10 add teIemllItry system.wlde.
412/R,R&E 70127 ('.J'\I!l:t:l1 Lake FM Relocation R8locat8l18ril11croWi
4121R.R&E 70128 Coon "'. Standanls UpdateCcullyutlllystand.ros
4121A,R&E 70158 Lower Tamlami Well Re lacement Program A8p1eceonewelperyeartolncl'U88~ern!8llabillty
4121R,A&E 70170 Vulnerabilltv Assea&men1 Study Perfonnl~y~s\udyrcrlh8W8lerll)'$llilfTl
412/R,R&E 70202 2Q03 UIlllty Standards 2003 Updat8 to Co """-""
4121R.R&E 70300 Immok. Rd.-U$41-f75 Relocate DesigrI and construction tor relocation 01 exiltlng water main on Immcblee road from US 41 to j75
4121R,R&E 70301 VBR - Airport/CR951 Relocafe Deslgn Ind COfIIlructIon tor relocation of elCilltlng 'lrlaler main on Vanderbilt Beach Aoad from Alrpor1
Road IOCAV61
412/R,A&E 70302 CR951 - GGP to Immok. Rd. Relocate DesIgn and COI18lnlCtion lor ralocllioo 01 exiatlng water main OIl CA 951 from GoIclen Gata Parkway to
Imrnokal8eAoad.
412/R,A&E 70303 Golden Gate Parkway - Airport Ad. to ssa (elocate DesIgn and construct\on forreloeation ofexi8tlng_te.maln on Go/den GlIte Panrwaylrom Airpor1 RcllO
santaBertl6laBlYd.
412/R,R&E 70306 Rattlesnake Hammock Rd. - Poll to CR951 relocate
4121R,R&E 70881 BackFIow I Cross-connection IElII..Thlsl5allveyearpro/llCl,lIIIIlhthebulkollhetundsbelngell;Jl4lnd8dinthellltltthreeyearsolthe
--.- UpdllI8 the BlIIng Sym.m software r.urrer'Itty ulIIzrKI by lh8 Dept. of Revenua lor W&IIK MId WIlSlewat..-
412JR,R&E 70882 Billing S'JStem aceotns. The current softWare does not have raporl ~ ~~rallon C8plIbIIfl8s. AdlItionaIy, the
soltwarel8 outd8ted lorlhe numtler of CU9tomen; that Coller hOlI and will contlnueto~.'
-- New W.r .12 Pmt.cta - ~_._-. --
4121R,R&E WB NCRWTP AO Membrane Re acement Replacem8nt f8QUlred every sbr years.
412/R,R&E W9 NCRWTP Nanofltler Iac8ment Raplacem8nt requll'6d 8IIfMY &ilt \1881'S.
412lR,R&E Wl0 SCRWTP Membrane Replacement - AepIacImenI'*IlJIl1Kfeveryslx.an.
412/R,R&E 2002.1 As needed CQ(lsultlna &8fVices As n88dlId enQineer1ng cnnsullt"';'-&8IVIces
412/R,R&E 2002.2 NCWATP Saltwater Feaslbllitv Sludytodecermr1ef8llllltyoltAlllllnosallwalirllteJCl6tlngandnewplanf8
412/R,R&E 2002-3 Auto Ranch Road MSBU Aulo AMd1 Road MSBU
4121R,R&E 2002" Asset Mana09ment Perlonn..... Management ~udy
4121R,R&E 2002-5 SCRWTP Lime Softenino New Fourth Reactor Study. end coostRJCtlon 01 new 100M IrfIo softerq reactor lor rellablUIy
4121R,R&E W33 NERWTP AD Uemblane As acement AepIacemanl:l'8QIMedev8ryshrjll8lll'1l.
412IR AlE W34 SERWTP RO Membrane ment -- tIIIervlbl_.
1 _ 411/GO = Growth Driven (Funded by Impact Fee)
2. 412/R,R&E". Renewal, Replacement & Enhancemenl (Funded by User Fee)
18
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SUMMARY OF RECOMMENDED CHANGES
2011 EVALUATION & APPRAISAL REPORT (EAR)
Public Facilities Element - Draina2e Sub-Element
Goals, Objective and Policies: The entire Sub-Element will be revised to reflect the proper
formatting for all Goals, Objectives and Policies, as defined below:
Goal: General statement defining what the plan will ultimately achieve, typically beginning
with "TO" followed by a transitive verb, such as, TO PROTECT or TO ENSURE.
Objective: A more specific statement than the stated Goal; describing actions that will help
achieve the goal(s), typically beginning with the active verb providing the general direction,
such as, "Implement", "Promote" or "Protect". Objectives use the term "will" and allow
Policies to specifically require an activity with "shall".
Policies: Specific statements that provide directives on how to achieve the objectives and
ultimately the Sub-Element's goals, typically beginning with phrases like, "The County shall
promote...", "The County shall continue to..." or "The District shall expand..." or similar
phrases. Policies use the terms "may" or "shall" to provide specific direction.
Goals, Objective and Policies: The entire Sub-Element should be revised to reflect Department name
changes, designee changes, renumbering due to objective and/or policy additions and/or
deletions, and grammatical changes.
To be renamed, including Sub-Element, Goal and throughout Objectives and Policies
Goal - revisions to reflect all that stormwater management entails, and its interdependence with
provisions found in other Elements and Sub-Elements; reformatting
Objective I - minor revision to reflect GIS use; reformatting
Objective 2 - reformatting
Policy 2.1 - part of revision affecting multiple Elements to eliminate redundancy
Objective 3 - reformatting
Objective 4 - reformatting
Objective 5 - reformatting
Objective 6 - reformatting
Policy 6.2 - minor revision to update document cite
Policy 6.3 - minor revision to update document cite
1
DRAINAGE SUMMARY OF RECOMMENDED CHANGES
Assessment of the Successes & Shortcomings
and Recommendations
for the Public Facilities Element - Drainage Sub-Element
A. Introduction & Background:
The purpose of the Drainage Sub-Element is defined within its single Goal, which reads as follows:
COLLIER COUNTY SHALL PROVIDE DRAINAGE AND FLOOD PROTECTION FOR EXISTING
AND FUTURE DEVELOPMENT, MINIMIZE THE DEGRADATION OF QUALITY OF RECEIVING
WATERS AND SURROUNDING NATURAL AREAS AND PROTECT THE FUNCTIONS OF
NATURAL GROUNDWATER AQUIFER RECHARGE AREAS.
The intent of the Drainage Sub-Element is to assure the provision of drainage and flood protection
facilities and services that would enable the citizens of Collier County to meet their needs for
stormwater management while also assuring public health and safety in accordance with the criteria set
forth in Rule 9J-5, EA.C., and Chapter 163, Florida Statutes.
The annual update and amendment to the Capital Improvement Element, adopted January 28, 2008
included the initial step toward re-naming of this Sub-Element from the "Drainage" Sub-Element to the
"Stormwater Management" Sub-Element. The new name should be used in all titles, headings and
text within this Sub-Element, and in all references to this Sub-Element found throughout the Growth
Management Plan.
Note that, in one respect, there is overlap in the intended purpose of the Drainage and Natural
Groundwater Aquifer Recharge Sub-Elements: both scek to protect aquifer recharge areas. However,
the emphasis of the Drainage Sub-Element is on surface water protection, whereas the emphasis of the
Natural Groundwater Aquifer Recharge Sub-Element is on groundwater protection. For an evaluation
of the Natural Groundwater Aquifer Recharge Sub-Element, refer to that Section of this Report. In
addition to the overlap of policies within the Drainage and Natural Groundwater Aquifer Recharge
Sub-Elements, there is also an overlap between the intended purpose of the Drainage Sub-Element and
Goal 2 of the Conservation & Coastal Management Element (refer to the CCME Section of this
Report), including the Watershed Management Plans discussed under Objective 2.1 of the CCME.
EAR-based amendments made to those sections should be reflected in this Sub-Element, as necessary.
As currently formatted, this Sub-Element consists entirely of a single Goal, and its supporting
Objectives and Policies.
The provision of public facilities and services for stormwater management, floodplain management
and flood protection, potable water supply and, aquifer recharge area protection and watershed
management are planned in correlation with future land use projections. This Goal should be
expanded to fully capture the County's goals in these areas and ensure collaboration in implementing
Objectives and applying Policies. These interdepartmental colaborations should also be recognized,
and strengthend if necessary, in the Conservation & Coastal Management Element (CCME) and
Intergovernmental Coordination Element (ICE) of this Growth Management Plan.
This Goal should be rephrased to improve its formatting as a "goal".
I
PUBLIC FACILITIES ELEMENT -DRAINAGE SUB-ELEMENT
B. Objectives Analysis:
OBJECTIVE 1:
The County shall utilize the Annual Update and Inventory Report on Public Facilities (AUIR)
process to update the Drainage Atlas Maps and Channel/Structure Inventory components of
the adopted Water Management Master Plan to verify the existing watershed basin boundaries
within Collier County. The County will also verify the design storm capacity of the drainage
facilities within each basin, and determine the costs necessary to maintain the facility
capacities to selected design storm standards. This information shall be used to program
operational funds in the Annual County Budget and to identify necessary capital projects and
basin studies in the Annual Capital Improvement Element Update and Amendment.
Obiective Achievement Analvsis:
The above Objective requires drainage projects to be included in the County's Annual Update and
Inventory Report (AUIR), and thus the annual Capital Improvement Element and Schedule of Capital
Improvements update. The County has been diligent in adhering to this requirement. Each year the
County provides its latest AUIR to the Rorida Department of Community Affairs along with its
submittal of its latest adopted Capital Improvcment Element.
All mapping for the storm water management system is now done in the GIS, and "Drainage Atlas
Maps" are no longer utilized. This reference should be changed to identify the GIS and update its
connection with the AUIR process.
Based on the above, this Objective is being achicved and should be retained, essentially as written.
This Objective should be rephrased to improve its formatting as an "objective".
[Public Comment from January 25, 2010 EAR Public Meetin!! -- Suggesting the County should re-
evaluate monitoring and maintenance procedures for nutrient loads/pollution/water quality.]
Policy Relevance:
There are five (5) policies within this Objective.
Policy 1.1:
The County shall update and revise stormwater management maintenance procedures and
capital projects based on continual facilities performance monitoring activities. Consideration
will be given to natural systems as identified in Policy 2.1.4 of the Conservation and Coastal
Management Element, existing developments and proposed developments.
This Policy requires that drainage project procedures and processes be monitored to ensure that they
are beneficial to natural resources. This Policy remains relevant and should be retained as written.
[Public Comment from March 15, 2010 EAR Public Meetin!! - Questioning the status of and
responsibility for monitoring and maintaining our water resources.]
2
PUBLIC FACILITIES ELEMENT - DRAINAGE SUB-ELEMENT
Policy 1.2:
County drainage system capital facility planning shall be designed to implement procedures
and projects in a manner to ensure that adequate stormwater management facility capacity is
available at the time a development permit is issued, or that such capacity will be available
when needed to serve the development.
This Policy requires the County to implement projects and procedures in such manner as to ensure that
adequate drainage capacity exists at the time such capacity is needed for new development. This
Policy remains relevant and should be retained as written.
[Public Comment from March 15, 2010 EAR Public Meetinl!. - Suggesting that watershed management
and water resource management should take a more holistic approach.]
Policy 1.3:
The County shall continue to develop public drainage facilities, which maintain the
groundwater table as a source of recharge for the County's potable water aquifers, provide a
source of irrigation water for agricultural, horticultural and golf course operations and provide
water to native vegetation.
This Policy requires the County to develop drainage facilities for certain land uses designed to
maintain the groundwater table. This Policy remains relevant and should be retained as written.
Policy 1.4:
The County shall continue to evaluate structural and non-structural measures for restoring
historical hydroperiods in impacted watersheds where possible and for reducing the impacts
of canal and stormwater discharges to estuaries. Selected measures will be implemented
through the watershed management planning process identified within Goal 2 of the
Conservation and Coastal Management Element of the Growth Management Plan.
This Policy requires the County to pursue the restoration of impacted watersheds with historical
hydroperiods and reducing discharges into estuaries. This Policy remains relevant and should be
retained as written.
[Public Comment from March 15, 2010 EAR Public Meetinl!. ~ Suggesting that watershed management
and water resource management should take a more holistic approach.]
Policy 1.5:
Watershed Management Plans will be undertaken as set forth in Objective 2.1 of the
Conservation and Coastal Management Element (CCME). After each plan is completed, the
results will be made available to the property owners located within the basin's boundaries for
their use in petitioning the Board of County Commissioners to create a taxing/assessment unit
to fund the proposed implementation of the plan's recommendations. Until the Watershed
Management Plans are completed, the County shall apply the interim standards for
development as contained in CCME Objective 2.1.
This Policy directs watershed management planning efforts to the CCME where planning provisions
are found, and provides for interim standards until they are completed. These plans are not yet
completed. This Policy remains relevant and should be retained as written.
The "interim standards" referenced above appear in CCME Objective 2.1 and require the County - as a
Policy requirement would - to prepare watershed management plans under the Goal of protecting
3
PUBLIC FACILITIES ELEMENT ~ DRAINAGE SUB-ELEMENT
surface and estuarine water resources. This CCME Objective contains the same adherence to the
SFWMD "Basis of Review" required by Policy 6.2 Policy 6.3 below. Revisions made to the CCME
and this Sub-Element should be verified for internal consistency.
[Public Comment from Januarv 25.2010 EAR Public Meetini! ~ Suggesting the County improve public
participation outreach and involvement for watershed management planning.]
[Public Comment from March 15,2010 EAR Public Meetin!! ~ Questioning the status of and adherence
to the Comprehensive Watershed Management Plan and the Comprehensive Water Resource
Management Plan; another, suggesting that the County establish a Stormwater Utility fee to address
needed improvements and to address EPA 's implementation of the Numeric Nutrient Criteria (NNC).]
OBJECTIVE 2:
The County shall maintain adopted drainage level of service standards for basins and sub-
basins identified in the Water Management Master Plan. Maintenance of the drainage level of
service (LOS) identified for each basin will be implemented through the watershed
management planning process identified within Goal 2 of the Conservation and Coastal
Management Element of this Growth Management Plan.
Obiective Achievement Analvsis:
The purpose of this Objective and its policies is to maintain and implement the County's adopted
drainage LOS standards for its established drainage basins. Implementation provisions are based in the
CCME. Based on the above, this Objective is being achieved and should be retained, essentially as
written. This Objective should be rephrased to improve its formatting as an "objective".
Policy Relevance:
There are two (2) policies within this Objective.
Policy 2.1 :
The following levels of service for drainage are hereby adopted for the purpose of issuing
development permits. Upon completion of each associated Watershed Management Plan, the
level of service will be modified, if warranted.
A. Future "private" developments - water quantity and quality standards as specified in
Collier County Ordinance Numbers 74-50, 90-10 and 2001-27, and Land Development
Code Ordinance Number 2004-41, as amended.
B. Existing "private" developments and existing or future public drainage facilities - those
existing Levels of Service identified (by design storm return frequency event) by the
completed Water Management Master Plan as follows:
4
PUBLIC FACILITIES ELEMENT - DRAINAGE SUB-ELEMENT
LEVELS OF SERVICE ATTAINED BY BASINS
BASIN
LEVEL OF
SERVICE
MAIN GOLDEN GATE SYSTEM
Main Golden Gate Canal Basin D
Cypress Canal Basin D
Harvey Canal Basin D
1-75 Canal Basin D
Green Canal Basin C
Airport Road Canal South Basin D
Corkscrew Canal Basin D
Orange Tree Canal Basin D
951 Canal Central Basin C
DISTRICT NO.6 SYSTEM
Rock Creek Basin D
C-4 Canal Basin C
Lely Main Canal Basin D
Lely Canal Branch Basin D
Lely Manor Canal Basin D
Haldeman Creek Basin D
Winter Park Outlet Basin D
COCOHATCHEE RIVER SYSTEM
Cocohatchee River Basin D
Pine Ridge Canal Basin C
Palm River Canal Basin D
West Branch Cocohatchee River Basin C
East Branch Cocohatchee River Basin D
Airport Road Canal North Basin D
951 Canal North Basin D
GORDON RIVER EXTENSION
Gordon River Extension Basin D
Goodlette-Frank Road Ditch Basin D
HENDERSON CREEK BASIN
Henderson Creek Basin D
LEVELS OF SERVICE ATTAINED BY BASINS
BASIN LEVEL OF SERVICE
FAKA-UNION SYSTEM
Faka-Union Canal Basin D
Miller Canal Basin D
Merritt Canal Basin C
Prairie Canal Basin C
SOUTHERN COASTAL BASIN
US-41 Outfall Swale No.1 Basin D
US-41 Outfall Swale No.2 Basin D
Seminole Park Outlet Basin C
BARRON RIVER SYSTEM
Okaloacoochee Slough Basin D
Barron River Canal North Basin C
Urban Immokalee Basin C
MISCELLANEOUS INTERIOR WETLAND SYSTEMS
Corkscrew Slough Basin D
5
PUBLIC FACILITIES ELEMENT - DRAINAGE SUB-ELEMENT
This Policy lists standards for the various identified drainage basins.
The LOSS for stormwater management systems appearing in Policy 2.1 above is one of two locations
within this GMP where these standards are shown. The other location is Policy 1.5; subsection "c" in
the Capital Improvement Element. This dualism may be a simple matter of unnecessary redundancy,
except that the two Policies are not the same. These differences should be reconciled and a single
location selected for these LOSS to appear. If it is decided to show the LOSS in both locations, then
the CIE could be formatted to provide the LOS Standards, while the Sub-Element entries could
elaborate on the figures. This Policy will remain relevant in its reconciled format.
Policy 2.2:
The County's Water Management Master Plan shall include recommendations for changing
Levels of Service together with an analysis of capital requirements.
This Policy requires the County to implement projects and procedures in such manner as to ensure that
adequate drainage capacity exists at the time such capacity is needed for new development. This
Policy remains relevant and should be retained as written.
OBJECTIVE 3;
The County shall maintain and annually update a five-year schedule of capital improvements
for water management facilities in conformance with the annual review process described
within the Capital Improvement Element of the Growth Management Plan.
Obiective Achievement Analvsis:
Like other types of capital improvements, drainage projects are included in annual updates to the Five-
Year Schedule of Capital Improvements, and thus the County's Annual Budget for each fiscal year.
This Objective is being achieved and should be retained, essentially as written. This Objective should
be rephrased to improve its formatting as an "objective".
Policv Relevance:
There are four policies within this Objective.
Policy 3.1:
The County shall develop and maintain procedures to annually update water management
facility demand and capacity information.
This Policy calls for the development of procedures to regularly update demand and capacity
information. These procedures are found in the subsequent Policies under Objective 3. Policy 3.2
requires the preparation of periodic summaries of the information developed for Policy 3.1. Policy 3.3
requires drainage projects to be ranked according to the ranking criteria contained within the Capital
Improvement Element. Policy 3.4 requires that the County give major emphasis to drainage
improvements in the Estates and Urban Areas, as opposed to other portions of the County. All of these
Policies remain relevant and should be retained as written.
6
PUBLIC FACILITIES ELEMENT ~ DRAINAGE SUB-ELEMENT
Policy 3.2:
The County shall prepare annual summaries of capacity and demand information for each
water management facility and service area.
This Policy requires the preparation of periodic summaries of the information developed for Policy 3.1.
They are included in the County's Annual Update and Inventory Report (AUIR). This Policy remains
relevant and should be retained as written.
[Public Comment from March 15,2010 EAR Public MeetinlZ ~ Suggesting that watershed management
and water resource management should take a more holistic approach.]
Policy 3.3:
Collier County shall evaluate and rank water management capital improvement projects in
accordance with the priorities stated in the Capital Improvement Element of this Plan.
This Policy requires drainage projects to be ranked according to the ranking criteria contained within
the Capital Improvement Element. These rankings are considered in the County's Annual Update and
Inventory Report (AUIR). This Policy remains relevant and should be retained as written.
Policy 3.4:
County improvements to, and maintenance of, existing drainage facilities shall be a priority
over new construction projects in the urban and estates designated areas (exclusive of
Southern Golden Gate Estates).
This Policy requires that the County give major emphasis to drainage improvements in the Estates and
Urban Areas, as opposed to other portions of the County. This emphasis toward these improvements is
considered in the County's Annual Update and Inventory Report (AUIR). This Policy remains relevant
and should be retained as written.
OBJECTIVE 4:
The County shall develop and maintain pOlicies and programs to correct existing deficiencies
and to provide for future facility needs in accordance with the annual work program referenced
in the adopted Water Management Master Plan.
Obiective Achievement Analysis:
This Objective requires the County maintain its drainage work program to correct deficiencies and
provide for future need. Based on the above, this Objective is being achieved and should be retained,
essentially as written. This Objective should be rephrased to improve its formatting as an "objective"
such as, Develop and maintain policies and programs to correct existing deficiencies and to
provide for future facility needs in accordance with the annual work program referenced in the
adopted Water Management Master Plan.
[Public Comment from March 15, 2010 EAR Public MeetinlZ - Suggesting that watershed management
and water resource management should take a more holistic approach.]
Policv Relevance:
There are three (3) policies within this Objective.
7
PUBLIC FACILITIES ELEMENT - DRAINAGE SUB-ELEMENT
Policy 4.1:
Water management projects shall be undertaken in accordance with the schedule provided in
the Capital Improvements Element of this Plan. These projects shall be undertaken in
coordination with the Big Cypress Basin/South Florida Water Management District 5 Year Plan
This Policy requircs water management projects to be undertaken in accordance with the procedures
outlined within the Capital Improvements Element, and that such projects be coordinated with the Big
Cypress Basin Board and the South Florida Water Management District. (It is worth noting here that,
in Collier County the Big Cypress Basin Board, an arm of the South Florida Water Management
District, maintains the major drainageways while Collier County maintains the tributary systems.)
This Policy remains relevant and should be retained as written.
[Public Comment from March 15, 20lO EAR Public Meetillf!. - Suggesting a number of these 'other
regulatory agencies' be identified, including the Federal Emergency Management Agency (FEMA),
Department of Environmental Protection (DEP), and the U.S. Army Corps of Engineers (USACOE), as
those among whom water resource managemellf is coordinated - including suiface water, stormwater,
and water supplies for municipal services.]
Policy 4.2:
Collier County shall correct existing deficiencies and provide for future water management
facility needs through the formulation and implementation of an annual work programs. In
order to implement the annual work program, the County shall encourage the use of
innovative funding mechanisms including, but not limited to special taxing or assessment
districts.
This Policy calls for the establishment of annual work programs to "correct existing deticiencies and
provide for future facility needs." The Policy also seeks to cncourage the use of innovative funding
mechanisms for such projects, including the creation of special taxing districts. The purpose of this
Policy is to provide the ability for the County to establish a stormwater utility system. This Policy
remains relevant and should be rctained as written.
POlicy 4.3:
The County shall develop and maintain a stormwater management public awareness program,
which will include, but not necessarily be limited to, a Collier County Stormwater Management
website. The primary purpose of this program shall be to provide information regarding the
County's stormwater management programs to the general public including, but not limited to,
the environmental enhancements that will result from the use of total water management
concepts within the existing drainage network.
This Policy requires the development of a public awareness program relative to stormwater
management issues. The County Stormwater Management Department maintains a very sophisticated
website that provides both general information on stormwater issues and specific information about
County projects and activities. This Policy remains relevant and should be retained as written.
[Public Comment from January 25, 2010 EAR Public Meetinf!. ~ Suggesting the County needs berrer
outreach and education, with userfriendly terminology and illustrations.]
8
PUBLIC FACILITIES ELEMENT - DRAINAGE SUB-ELEMENT
OBJECTIVE 5:
The County shall continue to regulate land use and development in a manner that protects the
functions of natural drainage features and natural groundwater aquifer recharge areas.
Implementation of this Objective will be consistent with the Watershed Management Planning
process identified within Goal 2 of the Conservation and Coastal Management Element of the
Growth Management Plan, and with relevant provisions contained within the adopted Land
Development Code (Ordinance Number 2004-41, as amended).
Obiective Achievement Analvsis:
This Objective provides for the protection of natural drainage features and natural groundwater aquifer
recharge areas. This Objective is being achieved and should be retained, essentially as written. This
Objective should be rephrased to improve its formatting as an "objective".
Policv Relevance:
There are two (2) policies within this Objective.
Policy 5.1 :
Collier County shall periodically review all appropriate Water Management Ordinances and
regulations to determine their effectiveness in protecting the functions of natural drainage
features and natural groundwater aquifer recharge areas.
This Policy requires periodic reviews of water management ordinances and regulations with regard to
their effectiveness. This Policy remains relevant and should be retained as written.
Policy 5.2:
Based upon the periodic review described in Policy 5.1, the County shall develop any
appropriate new ordinances and regulations that are necessary to ensure protection of the
functions of natural drainage features and natural groundwater aquifer recharge areas.
This Policy requires that the reviews, reflected in Policy 5.1, lead to the development of new
regulations or ordinances. This Policy remains relevant and should be retained as written.
OBJECTIVE 6:
The County shall protect the functions of natural drainage features through the application of
standards that address the quality and quantity of discharge from stormwater management
systems. Implementation of this Objective will be consistent with the watershed management
planning process identified within Goal 2 and Objective 2.1 of the Conservation and Coastal
Management Element of the Growth Management Plan. This objective is made measurable
through the following policies:
Obiective Achievement Analvsis:
This Objective seeks to protect natural drainage features through the imposition of stormwater
discharge quantity and quality standards. The Objective relies on its subject policies for the definition
of standards. As per Objectives 2 and 5, this Objective should be revised to reference (in general) the
objectives and policies contained in Goal 2 of the CCME, and the Watershed Management Plans
described under Objective 2.1 of the CCME, and to acknowledge that these portions of the CCME
9
PUBLIC FACILITIES ELEMENT- DRAINAGE SUB-ELEMENT
provide guidance for protecting the functions of the County's natural drainage features. Based on the
above, this Objective is being achieved and should be retained, essentially as written. This Objective
should be rephrased to improve its formatting as an "objective".
[Public Comment from Januarv 25, 2010 EAR Public MeetiniZ - Suggesting that watershed
management planning needs to be about more than just water - planning should take a more holistic
approach. ]
[Public Comment from March 15, 2010 EAR Public MeetiniZ - Suggesting that watershed management
and water resource management should take a more holistic approach. ]
Policv Relevance:
There are three (3) policies within this Objective.
Policy 6.1:
Projects shall be designed and operated so that off-site discharges will meet State water
quality standards, as set forth in Chapter 62-302.300, F.A.C., as it existed at the date of project
approval.
This Policy identifies a specific resource to address stormwater discharges to natural drainage features
and requires the County to meet State water quality standards. This Policy remains relevant and should
be retained as written.
Policy 6.2:
Collier County's retention and detention requirements shall be the same as those provided in
the South Florida Water Management District's Basis of Review, as it existed at the time of
project approval.
This Policy identifies stormwater retention/detention requirements of the appropriate Water
Management District, with this document reference appearing to be out of date. This Policy also
mirrors other provisions found in another Public Facilities Element Sub-Element. The Pollution
Control Department implements this Policy. This Policy remains relevant and should be revised to
replace "Basis for Review, dated January 2004" with "Environmental Resource Permit Information
Manual, Volume IV, 2009".
It is also noted that the County does not adhere to the same retention and detention requirements as
those found in the resource identified. The interim watershed management regulations exceed the
SFWMD retention and detention requirements by requiring 150% of SFWMD criteria for all
developments. The SFWMD typically only requires that for projects discharging into designated
Outstanding Florida Water (OFW) sources. This Policy remains relevant and should accordingly be
further revised to reflect the increase in water quality treatment.
This Policy conflicts with CCME Objective 2.1.a. which requires 150% of the SFWMD water quality
treatment requirement. This is part of the Interim Watershed Standards.
70
PUBLIC FACILITIES ELEMENT - DRAINAGE SUB-ELEMENT
Policy 6.3:
Allowable off-site discharge rates shall be computed using a storm event of 3 day duration and
25 year return frequency. The allowable off-site discharge rates are as follows:
a.
Airport Road North Sub-Basin
(North of Vanderbilt Beach
Road)
Airport Road South Sub-basin
(South of Vanderbilt Beach
Road)
Cocohatchee Canal Basin
Lely Canal Basin
Harvey Basin
Wiggins Pass Basin
All other areas
0.04 cfs1acre
0.06 cfs/acre
0.055 cfs/acre
0.13 cfs1acre
0.15 cfs1acre
0.04 cfs/acre
b.
0.06 cfs/acre
c.
d.
e.
1.
g.
The County may exempt projects from these allowable off-site discharge rates if any of the
following applies:
1. The project is exempt from allowable off-site discharge limitations pursuant to Section
40E-400.315, FAC.
2. The project is part of an existing SFWMD permit, which allows discharge rates different
than those listed above.
3. It can be documented that the project currently discharges off-site at a rate higher than
those listed above. The documentation required for this purpose shall be prepared by a
registered professional engineer, and will consist of an engineering study which utilizes
the applicable criteria in the "SFWMD Basis of Review for Environmental Resource Permit
Applications". The study shall be subject to review and approval by the County and
SFWMD staff. The study shall include the following site-specific information:
a. Topography
b. Soil types and soil storage volume
c. Vegetation types
d. Antecedent conditions
e. Design rainfall hydrograph
1. Depression storage capacity
g. Receiving water hydrograph, and
h. Other relevant hydrologic and hydraulic data.
Using the above information, a hydrologic and hydraulic model shall be developed which
demonstrates the higher off-site discharge rate.
11
PUBLIC FACILITIES ELEMENT- DRAINAGE SUB-ELEMENT
This Policy commits the County to using the 3-day, 25-year storm event as a discharge rate standard.
The Policy also contains a list of calculated discharge rates for identified basins and sub-basins. This
Policy references discharge requirements of the appropriate Water Management District, with this
document reference appearing to be out of date. This Policy also mirrors other provisions found in
another Public Facilities Element Sub-Element. The Pollution Control Department implements this
Policy. This Policy remains relevant and should be reviscd to replace "Basis for Review for
Environmental Resource Permit Applications" with "Environmental Resource Permit Information
Manual, Volume IV, 2009".
INTRODUCE A NEW OBJECTIVE AND POLICY FOLLOWING FROM THE 2009
ADOPTIONS OF HB 697 AND COUNTY ENERGY AUDIT.
OBJECTIVE DSE:
Reduce Greenhouse Gas (GHG) emissions bv developing programs to reduce energv use at Countv
drainage and watershed management facilities and bv Countv drainage and watershed management
operations, and through community oriented programs helping residents reduce their energy use.
Policy DSE.I:
The Countv will strive to meet the recommendations of the Energv Audit and Greenhouse Gas
Inventorv for Collier County governmental facilities and operations, prepared by Twentvfiftv. LLC and
adopted bv the Board of Commissioners in July 2009.
THE ABOVE ENTIRE MAY NOT BE NEEDED IN THIS SUB-ELEMENT - Since stormwater
management facilities are, for the most part. gravity-operated structures, this proposed language is not
going to have any substantial impact on any proposed GHG emission reduction. Of the four pump
stations operated by the County, the majority of the pumping is by electrical motor driven pumps. The
Victoria Park pump station has a propane gas fired internal combustion engine for the large backup
pump when the capacity of the electrical pump is exceeded or when the electrical service is interrupted
such as during a major storm event. From a carbon-footprint perspective, that is very small and since
Victoria Park relies entirely on pumpage to remove the stormwater runoff from the front half of the
development, we cannot afford to rely solely on electrical powcr.
[Public Comment from March 15,2010 EAR Public Meetini! ~ Suggesting the County should study ideas
to target GRG sources - beside transportation. tv address a lack iifenergy efficient plans, to address the need to
plan far sea level rise.}
G:\Comprehensive\2011 EAf?'..StafIReview Folders\Corby\29 July 2010 COP Analyses\29 July 10 cepe Drainage Objectives
Analysis.doc
12
PUBLIC FACILITIES ELEMENT ~ DRAINAGE SUB-ELEMENT
SUMMARY OF RECOMMENDED CHANGES
2011 EVALUATION & APPRAISAL REPORT (EAR)
Public Facilities Element - Solid Waste Sub-Element
Goals, Objective and Policies: The entire Sub-Element will be revised to reflect the proper
formatting for all Goals, Objectives and Policies, as defined below:
Goal: General statement defining what the plan will ultimately achieve, typically beginning
with "TO" followed by a transitive verb, such as, TO PROTECT or TO ENSURE.
Objective: A more specific statement than the stated Goal; describing actions that will help
achieve the goal(s), typically beginning with the active verb providing the general direction,
such as, "Implement", "Promote" or "Protect". Objectives use the term "will" and allow
Policies to specifically require an activity with "shall".
Policies: Specific statements that provide directives on how to achieve the objectives and
ultimately the Sub-Element's goals, typically beginning with phrases like, "The County shall
promote...", "The County shall continue to..." or 'The District shall expand..." or similar
phrases. Policies use the terms "may" or "shall" to provide specific direction.
Goals, Objective and Policies: The entire Sub-Element should be revised to reflect Department name
changes, designee changes, renumbering due to objective and/or policy additions and/or
deletions, and grammatical changes.
To be renatned, including Sub-Element, Goal and throughout Objectives and Policies
Goal - revision to incorporate guiding principles for solid waste management; reformatting
Objective I - minor revisions including reformatting
Policy 1.1 - minorrevision to add explanatory details
Policy 1.4 - minor revision to add explanatory details
Objective 2 - reformatting; re-state to capture essence of subsequent Policies, as amended
Policy 2.1 - minor revision to add details
Policy 2.2 - minor revision to add details
Policy 2.4 - revisions to remove mandate to complete a date-specific task; minor revision in reference
to specific facility
Policy 2.5 - part of revision affecting multiple Elements to eliminate redundancy
Policy 2.8 - revision to reduce level of specificity
Policy 2.9 - New recommendation to add a Policy committing the County to continue providing
balanced services
Policy 2.10 - New recommendation to add a Policy committing the County to continue evaluating the
economics of utilizing County and other facilities
Policy 2.11 - New recommendation to add a Policy committing the County to continue monitoring
activities and maintain compliance
1
SOLID WASTE SUMMARY OF RECOMMENDED CHANGES
Policy 2.12 - New recommendation to add a Policy committing the County to continue acquiring land
for future operations
Policy 2.13 - New recommendation to add a Policy committing the County to improve the visual
environment
Policy 2.14 - New recommendation to add a Policy committing the County to maintain effective
debris clean-up plans
Policy 2.15 - New recommendation to add a Policy committing the County to establish a construction
and demolition waste management plan
Policy 2.16 - New recommendation to add a Policy committing the County to consider costs of
collection and disposal over specific time periods
Policy 2.17 - New recommendation to add a Policy committing the County to ensure disposal service
costs are consistent with industry standards
Policy 2.18 - New recommendation to add a Policy committing the County to study improved waste
management techniques
Policy 2.19 - New recommendation to add a Policy committing the County to certain collection
standards [and might better appear under Objective 1 above 1
Policy 2.20 - New recommendation to add a Policy committing the County to pursue enhanced
services in rural areas
Policy 2.21 - New recommendation to add a Policy committing the County to improve waste
management facilities
Policy 2.22 - New recommendation to add a Policy committing the County 10 continue to collect
household hazardous wastes
Policy 2.23 - New recommendation to add a Policy committing the County to evaluate viability of
biomass processing facility
Policy 2.24 - New recommendation to add a Policy committing the County to evaluate viability of
recycling agricultural plastic films
Policy 2.25 - New recommendation to add a Policy committing the County to explore feasibility of
expanding Immokalee transfer facility to provide additional services
Policy 2.26 - New recommendation to add a Policy committing the County to provide capacity at the
Immokalee transfer facility as needed before adding services
Policy 2.27 - New recommendation to add a Policy directing the County to explore feasibility of
adding construction and demolition waste handling services
Policy 2.28 - New recommendation to add a Policy directing the County to assist other groups to
establish recycling programs
Policy 2.29 - New recommendation to add a Policy directing the County to encourage development
where existing or efficiently expanded solid waste collection system can serve
Policy 2.30 New recommendation to add a Policy directing the County to encourage the
construction of sustainable buildings
Policy 2.31 - New recommendation to add a Policy committing the County, along with FEMA, to
facilitate emergency debris removal
Objective 3 - minor revision, including reformatting
Policy 3.2 - minor revision to delete a parenthetical statement
Policy 3.4 - New recommendation to add a Policy committing the County to encourage sustainable
landscaping practices
Policy 3.5 - New recommendation to add a Policy ensuring the County meets recent, Statutory
recycling rate
2
SOLID WASTE SUMMARY OF RECOMMENDED CHANGES
Solid Waste Objective - New recommendation based on 2009 adoptions of HB 697 and the County
Energy Audit & GHG Inventory
Solid Waste Policy - New recommendation to follow Countv Energy Audit & GHG Inventory
3
SOLID WASTE SUMMARY OF RECOMMENDED CHANGES
Assessment of the Successes & Shortcomings
and Recommendations
for the Public Facilities Element - Solid Waste Sub-Element
A. Introduction & Background:
The purpose of the Solid Waste Sub-Element is defined within its single Goal, which reads as follows:
PROVIDE AN EFFICIENT AND ECONOMICAL BALANCE OF PUBLIC AND PRIVATE SERVICES
THAT WILL ENABLE THE PEOPLE OF COLLIER COUNTY TO MEET THE ESTABLISHED
REQUIREMENTS FOR SOLID WASTE MANAGEMENT IN A MANNER TO ASSURE PUBLIC
HEALTH AND SAFETY AND TO PROTECT THE AIR, WATER AND LAND RESOURCES OF
COLLIER COUNTY.
The intent of the Solid Waste Sub-Element is to assure the provision of efficient and economical
services that would enable the citizens of Collier County to meet their needs for solid waste collection
and disposal while also assuring public health and safety in accordance with the criteria set forth in
Rule 9J-5, EA.C., and Chapter 163, Florida Statutes. The provision of public facilities and services for
solid waste management is planned in correlation with future land use projections.
The annual update and amendment to the Capital Improvement Element, adopted January 28, 2008
included the initial step toward re-naming of this Sub-Element from the "Solid Waste" Sub-Element to
the "Solid Waste Disposal" Sub-Element. The new name should be used in all titles, headings and
text within this Sub-Element, and in all references to this Sub-Element found throughout the Growth
Management Plan.
The original intent of the Solid Waste Sub-Element was to assure the provision of efficient and
economical services that would enable the citizens of Collier County to meet their needs for solid
waste management while also assuring public health and safety in accordance with the criteria set
forth in Rule 9J-5, FA.e., and Chapter 163, Florida Statutes.
The Goal should be revised to replace "air, water and land" with "environmental resources" and to
add another statement, such as the following;
"In all aspects of solid waste management, adhere to the following Enduring Guiding Principles
approved by the Collier County Board of County Commissioners at the Integrated Solid Waste
Management Strategy Workshop on December 5, 2006:
. Environmental and Growth Management Compliance - Environmental Compliance means
managing the impacts to the air, soi~ water, and wildlife as well as "quality of life" impacts
to the community such as aesthetics, odor, noise, and traffic and Growth Management
Compliance means satisfying the growth management requirements reported in the Annual
UpdLIte and Inventory Report for both lined and permitted disposal capacity;
. Airspace Preservation - Airspace Preservation means managing solid waste upstream from
disposal as a means to extend the remaining airspace (disposal) capacity at the Collier
County Landfill;
1
PUBLIC FACILITIES ELEMENT - SOLID WASTE SUB-ELEMENT
. Operational Excellence - Operational Excellence means optimizing the operations of our
assets such as the Collier County Landfill and our Recycling Centers as well as the programs
administered by the Public Utilities Division; and
. Best Value Service - Best Value Service means that the services offered in the County reflect
local and regional conditions and that the value of service is appropriately balanced with the
cost of service. A component of Best Value Service is that there is a direct correlation
between those that receive the benefits and those that pay for the services. "
This Goal should also be rephrased to improve its formatting as a "goal".
B. Objectives Achievement Analysis:
OBJECTIVE 1: (COLLECTION)
Collier County shall continue to maintain a safe, dependable and efficient solid waste
collection system.
Present facilities meeting - the current Level of Service include two (2) franchise
collection areas and three Recycling Centers, as follows:
a. Unincorporated County service area;
b. Immokalee service area;
c. Three (3) Recycling Centers;
1. Naples Recycling Center
2. Marco Recycling Center
3. Carnestown Recycling Center
Obiective Achievement Analvsis:
This Objective is being achieved and should be retained, essentially as written. This Objective should
be revised to add the 1mmokalee Recycling Center as number four and replace "three Recycling
Centers" with 'four Recycling Centers ", and rephrased to improve its formatting as an "objective".
Policy Relevance:
There are four (4) policies within this Objective:
Policy 1.1:
The County shall continue to maintain and regulate commercial, multi-family and tax-bill based
residential collection costs to ensure efficient and dependable service affordable to all users.
This Policy the County to continue to maintain and regulate collection costs to ensure efficient and
dependable service that is affordable to all users. This Policy remains relevant and should be revised to
add an entry, such as the following:
"The primary components of a solid waste collection assessment are:
1. Franchisee Contract
2. Tipping Fees
3. Administrative and Capital Program Costs"
2
PUBLIC FACILITIES ELEMENT- SOLID WASTE SUB-ELEMENT
Policy 1.2:
The County shall retain its mandatory collection ordinance Number 2005-54, as amended, and
the mandatory commercial recycling ordinance Number 2004-50, as amended.
This Policy calls for the maintenance of the County's mandatory collection ordinance. This policy
remains relevant and should be retained as written.
Policy 1.3:
The County shall continue to evaluate economic transfer and disposal systems including the
use of full-service recycling centers.
This Policy requires that the County continue to evaluate economic transfer and disposal systems;
including the use of transfer stations. This policy remains relevant and should be retained as written.
Policy 1.4:
The County shall ensure public awareness and participation in solid waste collection issues by
addressing such issues in duly noticed public meetings.
This Policy requires that all solid waste management issues be addressed at advertised public meetings.
This Policy should be revised to read, such as, "The County shall ensure public awareness and
participation in solid waste recycling, reuse, waste reduction, household hazardous waste collection
and disposal by addressing such issues in duly noticed public meetings and by advertising recycling,
reuse, collection, and disposal strategies and tips by such media as localnewspapers,jlyers, magnets
and TV and radio commercials. "
OBJECTIVE 2: (DISPOSAL)
Collier County shall continue to utilize safe and efficient methods for environmentally sound
disposal of solid waste in accordance with local, State and Federal regulations and shall
continue to investigate improved methods and implement practices that meet this objective.
Obiective Achievement Analvsis:
A review of the policies associated with this Objective reveals that it is primarily concerned with the
environmental impact of County landfills. However, it also contains a policy that references the
County's Solid Waste Level of Service (LOS). The Objective is being achieved and should be
retained, essentially as written. This Objective should be rephrased to improve its formatting as an
"objective".
Policy Relevance:
There are eight (8) policies within this Objective:
Policy 2.1 :
The County shall continue to monitor groundwater as required by the regulatory permit
conditions for the operation of the landfill and in compliance with State and Federal rules and
regulations.
3
PUBLIC FACILITIES ELEMENT - SOLID WASTE SUB-ELEMENT
This Policy requires that groundwater wells be monitored. This policy remains relevant and should be
revised to add entries, such as the following, at the end;
"and pursuant to the Section 2,7 of Landfill Operations Agreement with Waste Management Inc. of
Florida. Dedicated ground water monitoring wells are located within the County's landfills and are
monitored for potentiol groundwater contamination in accordance with the State of Florida Permit
Conditions. "
Policy 2.2:
The County shall continue to maintain leachate and gas management systems at County
landfills in order to comply with permit conditions.
This Policy calls for leachate and gas management systems to be installed at County landfills, as
needed. Both County landfills currently have such systems in operation. This Policy remains relevant
and should be revised to add a statement, such as the following, at the end;
"Pursuant to the Landfill Operation Agreement with Waste Management, Inc. of Florida (WMIF),
Section 2.9 Gas Management System, WMIF shall maintain, revise and upgrade the system as
needed to comply with permit eonditions and Standard Levels of Service for the industry. "
Policy 2.3:
The County shall continue to pursue State and Federal grants for, and participation in,
feasibility projects for the development and investigation of improved techniques for landfill
operations and alternative methods for solid waste disposal.
This Policy requires the County's Solid Waste Management Department to pursue State and Federal
grants and to participate in feasibility projects on improved techniques for landfill operations and other
methods of solid waste disposal. This policy remains relevant and should be retained as wriuell.
Policy 2.4:
By fiscal year 2010, the County shall acquire and/or retain the land inventory required for
future solid waste operations, based upon selection of, including but not limited to, one or
more of the following options in order of priority:
1. Develop the means to partially or completely divert solid waste from the landfill
(additional recycling or alternative forms of disposal).
2. Increase the maximum permissible elevation of the Naples Landfill so as to gain
additional airspace capacity.
3. Explore emerging conversion technologies that would allow for continued solid waste
disposal operations within Collier County.
4. Secure and utilize additional capacity at a landfill or landfills.
This Policy requires the County to maintain sufficient land inventory for future landfills. The County's
adopted LOS for landfill capacity (as referenced in the Capital Improvement Element) is "10 years of
permittable capacity at average disposal rate/previous five (5) years." This Policy should be revised to
replace "By fiscal year 2010, the County shall acquire and/or retain the" with a statement, such as,
"The County shall pursue the acquisition of" and replace "Naples Landfill" with "Collier County
Landfill to a maximum elevation of 200 feet above grade".
4
PUBLIC FACILITIES ELEMENT - SOLID WASTE SUB-ELEMENT
Policy 2.5:
The Level of Service for Solid Waste Sub-Element shall be:
a. Tons of solid waste per capita per year, used to determine landfill disposal capacity, is
based on the average of the last three complete fiscal years actual lined cell tonnage
activity.
b. Two (2) years of constructed lined landfill cell capacity at the disposal rate calculated
per 2.5.a.
c. Ten (10) years of permittable landfill capacity at the disposal rate calculated per 2.5.a.
The LOSS for solid waste disposal appearing in Policy 2.5 above is one of two locations within this
GMP where these standards are shown. The other location is Policy 1.5; subsection "F' in the Capital
Improvement Elemen.t. This dualism may be a simple matter of unnecessary redundancy, except that
the two Policies are not the same. These differences should be reconciled and a single location
selected for these LOSS to appear. If it is decided to show the LOSS in both locations, then the ClE
could be formatted to provide the LOS Standards, while the Sub-Element entries could elaborate on the
figures. This Policy will remain relevant in its reconciled format.
Policy 2.6:
The County shall annually define the cost of continued solid waste collections and disposal
within the County over the next 5, 10 and 20 year time periods taking into consideration all
operating and capital costs.
This Policy requires that the County define the cost of continued landfilling in the County over the
next 5, 10 and 20 years. This is done annually as part of the County's AUIR process. This Policy
remains relevant and should be retained as written.
Policy 2.7:
The County shall promote public awareness of, and participation in, solid waste disposal
issues by addressing such issues in duly noticed public meetings.
This Policy remains relevant and requires that the County's Solid Waste Management Department
assure public awareness and participation in solid waste disposal issues by requiring all issues to be
addressed in advertised public meetings. This Policy remains relevant and should be retained as
wriuen.
Policy 2.8:
The Collier County Solid Waste Department shall continue to operate and maintain a
hazardous waste collection facility. The facility shall operate five (5) days per week and will
accept household hazardous wastes. Additionally, the Department shall continue to hold its
hazardous waste collection day at least twice per year targeting residential households but
also allowing small businesses to participate.
This Policy commits the County to holding at least one hazardous waste collection day (amnesty day)
per year. This Policy remains relevant and should be retained as wriuen. with consideration given to
the suggestion that there is no need for this level of specificity.
5
PUBLIC FACILITIES ELEMENT ~ SOLID WASTE SUB-ELEMENT
New Policies, such as the twenty-two (22) sUf?f?ested below, should be added under Obiective 2;
Policy 2.9:
The County shall provide an efficient and economical balance of public and private services to
enable Collier County-area residents to meet established requirements for solid waste management
in a manner that ensures public health and safety, and protects the air, water and land resources of
the County.
Policy 2.10:
The County shall continue to evaluate the economics of recycling, transfer, and disposal systems
including the use of County-owned, privately owned or regional facilities.
Policy 2.11:
The County shall continue to monitor the regulatory permit conditions for at the Collier County
Landfil~ and maintain compliance with local, State and Federal rules and regulations.
Policy 2.12:
The County shall continue to develop strategies to acquire and/or retain the land inventory required
for future solid waste operations based upon selection of, including but not limited to, one or more
of the following options in order of priority, by 2017, consistent with the Solid Waste Annual Update
Inventory Report:
1. Develop the means to partially or completely divert solid waste from the Collier County
Landfill (additional recycling or alternative forms of disposal).
2. Improved and efficient solid waste services in the County area, including transfer stations,
collection vehicle facility, recycling center, agricultural and yard waste processing, waste
conversation facilities, and citizen drop-off areas.
3. Explore emerging conversion technologies that would allow for continued solid waste
disposal operations within the County as a whole.
4. Secure and utilize additional capacity at a landfill or landfills.
Policy 2.13:
The County shall develop a "Clean-up Collier" Plan to improve the visual environment of the
streets, lots, and byways of the area through education, enforcement, and actual clean-up activities.
To the extent feasible, collaborate with County area stakeholders (i.e., community organizations and
neighborhood associations) to coordinate the education component, which includes public meetings
and publications. Enforce local regulations related to the proper disposal of trash and debris,
particularly illegal storage and dumping.
Policy 2.14:
The County shall maintain an effective emergency storm debris cleanup plan, and identify and
establish temporary debris storage and reduction sites.
Policy 2.15:
The County shall require C&D recycling and the submission of a waste management plan prior to
beginning a construction, renovation, or demolition project. This ordinance would establish a
diversion goal for C&D, a threshold on size of projects, on-site practices, reporting requirements and
fines.
6
PUBLIC FACILITIES ELEMENT ~ SOLID WASTE SUB-ELEMENT
Policy 2.16:
The County shall define the cost of solid waste collection and disposal within and over the next 5,
10, and 20 year time periods taking into consideration all operating and capital costs.
Policy 2.17:
The County shall regulorly analyze the rates that residents and businesses are charged for solid
waste disposal services, and ensure that they are consistent with cost of service and industry
standards.
Policy 2.18:
The County shall pursue State and Federal grants for, and participate in, feasibility projects for the
investigation and development of improved techniques for waste collection, recycling, transfer and
solid waste management consistent with the Enduring Guiding Principles.
Policy 2.19:
The County shall maintain a safe, dependable, and efficient solid waste collection system.
Policy 2.20:
The County shall target the rural neighborhoods with enhanced collection service options to provide
them with safe and convenient alternatives to illegal dumping and garbage burning.
Policy 2.21:
The County shall maintain and improve the current solid waste management facilities in the Collier
County area (e.g., the Collier County Landfill, the 1mmokalee Transfer Station and the recycling
centers).
Policy 2.22:
The County shall continue to promote, construct, operate, and maintain collection facilities that
accept household and small generator hazardous wastes.
Policy 2.23
The County shall evaluate options for a lorge-scale vegetative management or processing facility
that can effectively and beneficially process biomass.
Policy 2.24:
The County shall evaluate options to beneficially recycle plostic agricultural film.
Policy 2.25:
The County shall assess the feasibility of expanding the 1mmokalee Transfer Station, or developing
a new facility to serve the Immokalee area, to become a full service recycling and reuse center
equipped with such options as household hazardous waste processing, paint reuse, vegetative and
yard waste drop-off, processing and composting, white goods drop-off, e-waste drop-off, furniture
and construction & demolition debris (C&D), resale store, etc.
Policy 2.26:
The county shall evaluate the capacity of the Immokalee Transfer Station to determine whether its
capacity is sufficient to manage the increased amount of municipal solid waste that will result from
the increase in development in the Immokalee Area. If it is determined that the Immokalee Transfer
7
PUBLIC FACILITIES ELEMENT - SOLID WASTE SUB-ELEMENT
Station is deficient in capacity for the next five (5) years, funding will be directed to correcting this
deficiency prior to solid waste program enhancements.
Policy 2.27:
In preparation for the increase in C&D debris that will result from an increase in development
throughout the Immokalee area, assess the feasibility of creating a C&D reuse, recycling, and
transfer facility in the Immokalee area to serve the construction industry and homeowners that will
recapture C&D destined for land filling.
Policy 2.28:
The County will work with local institutions, schools, government buildings, or churches, to initifJte
programs for solid waste reduction, reuse, and recycling for their communities.
Policy 2.29:
In the development of the Future Land Use Map (FLUM) and any proposed amendments,
encourage future development in areas where it can be accommodated by either the current solid
waste collection system or the efficient expansion of the existing system.
Policy 2.30:
The County will encourage the construction of Green Buildings (or Sustainable Buildings).
Relative to solid waste management, this includes:
o Recycled Content: Products with identifiable recycled content, including postindustrial
content with a preference for post consumer content.
o Salvaged, refurbished, or remanufactured: Includes saving a materiol from disposal and
renovating, repairing, restoring, or generally improving the appearance, performance,
quality, functionality, or value of a product.
o Reusable or recyclable: Select materials that can be easily dismantled and reused or recycled
at the end of their useful life.
o Recycled or recyclable product packaging: Products enclosed in recycled content or
recyclable packaging.
o Durable: Materials that are longer lasting or are comparable to conventional products with
long life expectancies.
Policy 2.31:
The County shall fulfill its role within the County's Hurricane Response Plan to facilitate
emergency debris removal while working with FEMA to optimize cost recovery. To this end,
appropriote amount of essential resources and equipment has been required to remain in
compliance.
OBJECTIVE 3: (RECYCLE AND RECOVERY)
The Collier County Solid Waste Department shall continue to maintain and update the
Integrated Solid Waste Management Strategic Plan as directed by the Board of County
Commissioners.
Obiective Achievement Analvsis:
The County's Solid Waste Management Departmcnt maintains the County's solid waste disposal
activities in accordance with an Integrated Solid Waste Management Strategic Plan that includes Short,
8
PUBLIC FACILITIES ELEMENT - SOLID WASTE SUB-ELEMENT
Intermediate, and Long Term Measures. The County recommends that this Objective be modified to
reflect the "Integrated Solid Waste Management Strategic Plan," instead of the "Solid Waste Master
Plan." Based on the above, this Objective is being achieved and should be retained, essentially as
written. This Objective should be rephrased to improve its formatting as an "objective".
Policv Relevance:
There are three (3) policies within this Objective.
Policy 3.1:
The Collier County Solid Waste Department shall continue to maintain and improve programs
to reduce the amount of solid waste that requires disposal at County landfills by:
a. Maintaining and enhancing the current countywide residential recycling programs.
b. Maintaining and enhancing the current county-wide multi-family residential recycling
program.
c. Maintaining and enhancing the county-wide commercial business recycling programs.
d. Maintaining and enhancing the curb-side separation of material into recyclable
categories to be received at the material recovery facilities.
e. Continuing to explore additional measures for waste reduction.
This Policy calls for the maintenance and improvement of programs to limit the amount of solid waste
actually disposed at the County's two landfills. The County operates a number of programs in this
regard, including: standard recycling (home pick-up), recycling of construction debris and corrugated
cardboard, recycling of yard waste, recycling of scrap metal and white goods, tire chopping, and the
Hazardous Waste Collection Facility. The policy remains relevant and should be retained as written.
Policy 3.2:
The County shall continue investigation and implementation of cost-saving measures for
County disposal operations. The County shall evaluate other measures, including landfill
mining, as new technologies and practices emerge. (Currently, a methane gas collection
program is in operation.)
This Policy requires the County to "continue investigation of cost-saving methods for landfills." The
policy remains relevant and should be revised to delete "(Currently, a methane gas collection program
is in operation.)"
Policy 3.3:
The County shall promote public awareness of, and participation in, solid waste recycle and
recovery issues by addressing such issues in duly noticed public meetings.
This Policy requires all recycling issues to be addressed in advertised public meetings. This policy
remains relevant and should be retained as written.
9
PUBLIC FACILITIES ELEMENT ~ SOLID WASTE SUB-ELEMENT
Two Policies, such as the followinF!, should be added under Obiective 3;
Policy 3.4:
The County will encourage xeriscape landscaping (or Sustainable Landscaping) to reduce the
generation of yard waste and reduce water consumption. In practice, xeriscaping means simply
landscaping with slow-growing, drought tolerant plants to conserve water and reduce yard waste.
COULD BE MOVED TO UNDER 3.1, ABOVE.
Policy 3.5:
The County shall develop and implement innovative programs to reduce, re-use and recycle solid
waste to meet the 2020 FDEP 75% Recycling Rate pursuant to FS Chapter 403.7032.
This new policy follows the recent adoption of the referenced Statute.
INTRODUCE A NEW OBJECTIVE AND POLICY FOLLOWING FROM THE 2009
ADOPTIONS OF HB 697 AND COUNTY ENERGY AUDIT.
OBJECTIVE SWSE (GRKENHOUSE GAS EMISSIONS):
Reduce Greenhouse Gas (GHG) emissions by developing programs to reduce energv use at County
solid waste facilities and bv Countv solid waste operations, and through communi tv oriented programs
helping residents reduce their energv use.
Policy SWSE.l:
The Countv will strive to meet the recommendations of the Ener2:v Audit and Greenhouse Gas
Inventorv for Collier County governmental facilities and operations. prepared by Twentyfiftv. LLC and
adopted bv the Board of Commissioners in July 2009.
[Public Comment from March 15, 2010 EAR Public MeetinF! - Suggesting the County should study ideas
to target GRG sources - beside tran.lportation, to address a lack of energy efficient plans, to address the need to
plan for sea level rise.}
G:\Comprehensive\2011 EANtaff Review Folders\Corhy\29 July 2010 GOP Analyses\29 July 10 cepe Solid Waste Objective
Analysis,doc
10
PUBLIC FACILITIES ELEMENT ~ SOLID WASTE SUB-ELEMENT
SUMMARY OF RECOMMENDED CHANGES
2011 EVALUATION & APPRAISAL REPORT (EAR)
Public Facilities Element - Natural Groundwater Aquifer Rechan!e Sub-Element
Goals, Objective and Policies: The entire Sub-Element will be revised to reflect the proper
formatting for all Goals, Objectives and Policies, as defined below:
Goal: General statement defining what the plan will ultimately achieve, typicaJly beginning
with "TO" followed by a transitive verb, such as, TO PROTECT or TO ENSURE.
Objective: A more specific statement than the stated Goal; describing actions that will help
achieve the goaJ(s), typically beginning with the active verb providing the generaJ direction,
such as, "Implement", "Promote" or "Protect". Objectives use the term "will" and allow
Policies to specifically require an activity with "shall".
Policies: Specific statements that provide directives on how to achieve the objectives and
ultimately the Sub-Element's goals, typically beginning with phrases like, "The County shall
promote...", "The County shall continue to..." or "The District shall expand..." or similar
phrases. Policies use the terms "may" or "shall" to provide specific direction.
Goals, Objective and Policies: The entire Sub-Element should be revised to reflect Department name
changes, designee changes, renumbering due to objective and/or policy additions and/or
deletions, and grammatical changes.
Goal - revisions to reflect all that aquifer recharge area protection entails, and its interdependence
with provisions found in other Elements and Sub-Elements; reformatting
Objective I - revisions to extend time allowed to complete a periodic task; reformatting
Policy 1.1 - minor revision
Policy 1.5 - minor revision to update document cite
Objective 2 - reformatting
Policy 2.2 - minor revision to update document cite
Objective 3 - reformatting
Objective 4 - reformatting
Poliey 4.1 - minor revision to reference another section in same document
1
NGWAR SUMMARY OF RECOMMENDED CHANGES
Objective 5 - minor revision, including reformatting
Policy 5.5 - modify to reduce extent of specificity
NGWAR Objective - New recommendation based on 2009 adoptions of HB 697 and the County
Energv Audit & GHG Inventory
NGWAR Policy - New recommendation to follow Countv Energy Audit & GHG [nventorv
NGWAR Sub-Element - Attached Documents - Numerous changes, with direction to cross-check
GMP locations where similar references to maps & figures are found
2
NGWAR SUMMARY OF RECOMMENDED CHANGES
Assessment of the Successes & Shortcomings
and Recommendations
for the Public Facilities Element -Natural Groundwater Aquifer Recharge Sub-Element
A. Introduction & Background:
The purpose of the NaturaJ Groundwater Aquifer Recharge Sub-Element is defined within its single
Goal, which reads as follows:
THE COUNTY SHALL IDENTIFY AND PROTECT NATURAL GROUNDWATER AQUIFER
RECHARGE AREAS FROM ACTIVITIES THAT COULD DEGRADE AND/OR CONTAMINATE THE
QUALITY OF GROUNDWATER.
The intent of the Natural Groundwater Aquifer Recharge Sub-Element is to assure the provision of
efficient and economical services that would enable the citizens of Collier County to meet their needs
for the protection of groundwater recharge areas while also assuring public health and safety in
accordance with the criteria set forth in Rule 9J-5, F.A.C., and Chapter 163, Florida Statutes.
The annual update and amendment to the Capital Improvement Element, adopted January 28, 2008
included the initial step toward re-naming of the "Drainage" Sub-Element to the "Stormwater
Management" Sub-Element. The new name should be used in all references to that Sub-Element
found in this Sub-Element and throughout the Growth Management Plan.
Note that, in one respect, there is overlap in the intended purpose of the Natural Groundwater Aquifer
Recharge and Drainage Sub-Elements: both seek to protect aquifer recharge areas. However, the
emphasis of the NaturaJ Groundwater Aquifer Recharge Sub-Element is on groundwater protection,
whereas the emphasis of the Drainage Sub-Element is on surface water protection. For an evaluation
of the Drainage Sub-Element, refer to the Drainage Section of this Report. In addition to the overlap
of policies within the Natural Groundwater Aquifer Recharge and Drainage Sub-Elements, there is also
an overlap between the intended purpose of the Natural Groundwater Aquifer Recharge Sub-Element
and Goal 2 of the Conservation & Coastal Management Element (refer to the CCME Section of this
Report), including the Watershed Management Plans discussed under Objective 2.1 of the CCME.
EAR-based amendments made to those sections should be reflected in this Sub-Element, as necessary.
As currently formatted, this Sub-Element consists entirely of a single Goal, and its supporting
Objectives and Policies.
The provision of public facilities and services for aquifer recharge area protection and watershed
management, floodplain management and flood protection, potable water supply, and stormwater
management are planned in correlation with future land use projections. This Goal should be
expanded to fully capture the County's goals in these areas and ensure colaboration in implementing
Objectives and applying Policies. These interdepartmental colaborations should also be recognized,
and strengthend if necessary, in the Conservation & Coastal Management Element (CCME) and
Intergovernmental Coordination Element (ICE) of this Growth Management Plan.
This Goal should be rephrased to improve its formatting as a "goal".
1
PUBLIC FACILITIES ELEMENT -
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
[Public Comment from March 15, 2010 EAR Public MeetinR. ~ Questioning the status of and adherence
to the Comprehensive Watershed Management Plan and the Comprehensive Water Resource
Management Plan; another, suggesting that watershed management and water resource management
should take a more holistic approach.]
B. Objectives Analysis:
General Analvsis:
The Sub-Element Objectives and Policies are implemenred primarily by the Collier County Pollution
Control & Prevention Department. The Objectives and Policies speak generically about groundwater
protection and the identification and protection of aquifer recharge areas. However, virtually all of the
Department's work is related to County potable water wellfields (>100,000 GPD design) in
accordance with Land Development Code Section 3.06.00 - Groundwater Protection.
OBJECTIVE 1 (MAPPING AND DELINEATION OF RECHARGE AREAS):
The County shall continue to review every two years, and revise as necessary, existing map
delineations of County potable water wellfields that are most sensitive to contamination from
nearby land development and other surface activities. The biennial review and any
subsequent map revisions will be based on geologic, hydrogeologic, hydrologic, and updated
anthropogenic contaminant data aggregated since the previous revision.
Obiective Achievement Analysis:
Currently, Collier County's Pollution Control and Prevention Department uses an advanced 3-
dimensional computer model to calculate Wellfield Risk Managemenr Zones around significantly sized
existing and planned potable water wellfields (>100,000 GPD design). These Wellfield Risk
Management Zones, in the form of maps, are adopted inro the Counry's Land Development Code
3.06.00 Groundwater Protection and placed on the Counry's Zoning Maps for County planners to use
when regulating land development with the inrent of protecting potable water wellfields from pollution
sources.
This Objective should be revised to replace "review eVel)' two years" with "review every three years"
and "The biennial review" with "The three year review".
The proposed amendments for Objective 1 provides adequate time (3 years) for the development of the
proposed Wellfield Risk Management Zones, adoption of the proposed Wellfield Risk Management
Zones into Collier County's Growth Managemenr Plan's Future Land Use Element (Maps), and
adoption of the proposed Wellfield Risk Management Zones inro Collier County's Land Development
Code, Section 3.06 "Ground Water Protection." The two years that are presently allotted have been
found to be insufficient to complete this objective. The recommended language amendment will
provide sufficient time (3 years) to complete this objective.
Based on the above, this Objective is being achieved and should be retained, essentially as rewritten.
This Objective should be rephrased to improve its formatting as an "objective".
2
PUBLIC FACILITIES ELEMENT -
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
[Public Comment from March 15, 2010 EAR Public Meetinr: ~ Questioning the status of and
responsibility for monitoring and maintaining our water resources.]
Policy Relevance:
There are five (5) policies within this Objective.
Policy 1.1:
The County shall revise and update its 3-dimensional computer models of ground water flow
around public water supply wellfields, as additional data (e.g., withdrawal rates, numbers and
locations of wells within wellfields, and hydrogeologic information) become available.
This Policy requires that groundwater flow around wellfield modeling be revised, as pertinent data is
made available. The Pollution Control Department implements this Policy. There is one recommended
change. The term "ground water" should be replaced by "groundwater" in this Policy, and
throughout the remainder of this Sub-Element and entire GMP wherever informally used [not in title of
formal document]. This Policy remains relevant and should be retained as revised.
Policy 1.2:
The County shall identify those County potable water wellfields, or portions of wellfields,
which are susceptible to contamination, caused by adjacent or nearby land uses, drainage
patterns, geomorphic conditions, soil properties, andlor hydrogeologic factors, including the
presence or absence of confining units. This information shall be revised and updated as
necessary.
This Policy requires that the identification of well fields susceptible to contamination be revised, as
pertinent updates are made available. The Pollution Control Department implements this Policy.
There are no recommended changes. This Policy remains relevant and should be retained as written.
Policy 1.3:
The County shall maintain and update data on existing land uses and land use activities that
possess the greatest potential for ground water contamination.
This Policy requires the County to monitor land uses and land use activities to gauge their potential to
contaminate groundwater. The Pollution Control Department implements this Policy. There are no
recommended changes. This Policy remains relevant and should be retained as written.
[Public Comment from March 15, 2010 EAR Public Meetinr: - Questioning the status of and
responsibility for monitoring and maintaining our water resources.]
Policy 1.4:
The County shall maintain and update its maps of sensitive recharge areas as additional
anthropogenic and hydrogeologic information becomes available.
This Policy requires that the identification of sensitive recharge areas be revised, as pertinent updates
are made available. The Pollution Control Department implements this Policy. There are no
recommended changes. This Policy remains relevant and should be retained as written.
3
PUBLIC FACILITIES ELEMENT -
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
[Public Comment from March 15, 2010 EAR Public Meetinf? - Questioning the status of and
responsibility for monitoring and maintaining our water resources.]
Policy 1.5:
This Sub-Element shall incorporate by reference annual recharge amounts for the Surficial and
Lower Tamiami aquifers and deeper aquifers such as the Sandstone and Hawthorne Aquifers,
as described in the South Florida Water Management District's official publications dated April,
2000 (and scheduled to be published in 2006).
This Policy requires the County to reference a South Florida Water Management District publication to
keep current its computer model. A general reference to a 2006 publication however, potentially limits
the County's ability to keep this data current in future years as subsequent editions are published. The
Pollution Control Department implements this Policy. The "official publications" incorporated by
reference are the District's Lower West Coast Water Supply Plans. A version was first published in
2000 in three parts: a Planning Document, a Support Document and the Appendices Document. There
was an update in the 2005-2006 timeframe - also published in multiple parts. There is an update
ongoing that may be completed in the 2010-2011 timeframe.
This Policy remains otherwise relevant and should be retained and revised to identify the specific
SFWMD publication or publications being incorporated by reference into this Sub-Element, such as,
This Sub-Element shall incorporate by reference annual recharge amounts for the Surficial and
Lower Tamiami aquifers and deeper aquifers such as the Sandstone and Hawthorne Aquifers, as
described in the South Florida Water Management District's Lower West Coast Water Supply
Plan, as amended."
OBJECTIVE 2 (PROTECTION OF GROUNDWATER QUALITY):
Ground water quality shall meet all applicable Federal and State water quality standards.
Obiective Achievement Analvsis:
This Objective seeks to protect natural groundwater aquifer recharge features through the imposition of
quantity and quality standards.
Collier County has implemented numerous proactive programs designed to protect Collier County's
groundwater quality from man-made pollution sources and hence remain compliant with this
Objective. In addition, Collier County has also developed programs designed to respond to pollution
releases into the environment and to monitor their sati5factory cleanup. Finally, the Collier County
Pollution Control & Prevemion Department has developed strong working relationships with the
Florida Department of Environmemal Protection, Collier County Environmental Health and
Engineering Department, South Florida Water Managemem District, Big Cypress Basin Board and the
Florida Department of Agriculture and Consumer Sen'ices that enhance the County's ability to
effectively coordinate efforts to meet this Objective.
Based on the above, this Objective is being achieved and should be retained, essentially as written.
This Objective should be rephrased to improve its formatting as an "objective" such as, Protect
groundwater from pollutant discharges that may cause exceedance of applicable Federal and
State water quality standards: followed by a "policy", such as:
4
PUBLIC FACILITIES ELEMENT -
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
Policy 2.0.1:
The County shall protect groundwater from pollutant discharges that might cause exceedance of
applicable Federal and State water quality standards.
[Public Comment from March 15, 2010 EAR Public Meetinl? - Suggesting a number of these 'other
regulatory agencies' be identified, including the Federal Emergency Management Agency (FEMA),
Department of Environmental Protection (DEP), and the U.S. Army Corps of Engineers (USACOE), as
those among whom water resource management is coordinated - including surface water, stonnwater,
and water supplies for municipal services.}
Policy Relevance:
There are four (4) policies within this Objective.
Policy 2.1 :
The County shall prohibit discharges to sinkholes or other karst related features that have
direct hydrologic connections to the Surficial or Intermediate Aquifer Systems.
This Policy provides for the protection of groundwater quality in aquifer systems by prohibiting
discharges into open or porous geologic features. The Pollution Control Department implements this
Policy. There are no recommended changes. This Policy remains relevant and should be retained as
wrirren.
[Public Comment from March 15, 2010 EAR Public Meetinl? ~ Suggesting that watershed management
and water resource management should take a more holistic approach.}
Policy 2.2:
Non-agricultural developments requiring an Environmental Resources Permit from the South
Florida Water Management District (SFWMD) shall preserve groundwater recharge
characteristics as required by the SFWMD and as set forth in the SFWMD's Basis for Review,
dated January 2004 and as regularly updated. Ground water recharge shall also be protected
through the application of the retentionldetention requirements and allowable off-site
discharge rates for non-agricultural developments specified in Policies 6.2 and 6.3 in the
Drainage Sub-Element.
This Policy identifies groundwater protection requirements of the appropriate Water Management
District, with this document reference appearing to be out of date. This Policy also refers to other
provisions found in another Public Facilities Element Sub-Element. The Pollution Control Department
implements this Policy. This Policy should be revised to replace "Basis for Review, dated January
2004" with "Environmenml Resource Permit Information Manual, Volume n; 2009".
5
PUBLIC FACILITIES ELEMENT ~
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
Policy 2.3:
The County standards for protecting the quality of ground water recharge within the wellhead
protection areas identified in the Future Land Use Element (FLUE) shall be those provided in
Policy 3.1.1 of the Conservation and Coastal Management Element.
This Policy refers to standards found in another GMP Element for protecting groundwater quality in
wellhead protection areas. This Policy remains relevant and should be retained as written.
Policy 2.4:
Collier County shall evaluate the necessity for adopting more stringent ground water recharge
standards for High or Prime Recharge areas within 2 years of the SFWMD Governing Board's
adoption of such areas.
This Policy calls for an evaluation to determine whether stronger groundwater quality protections are
needed in certain recharge areas when they are adopted. This Policy remains relevant and should be
retained as written.
OBJECTIVE 3 (GROUNDWATER QUALITY MONITORING):
The County shall continue to collect and evaluate ground water quality data, identifying
ambient water quality values and trends, comparing analyzed concentrations to Florida
Ground Water Guidance Concentrations, and providing information to water resources
planning and management entities, and to the general public.
Obiective Achievement Analvsis:
The above Objective requires Collier County to collect and analyze groundwater quality data for
comparison to State Standards, and to be able to provide information on analysis results to all
interested parries. Presently Collier County:, Pollution Control and Prevention Department samples a
trend network of groundwater monitoring wells semi-annually, and reports on the data annually. In
addition, a Golden Gate Groundwater Baseline Monitoring Report had been completed in 2004, which
assessed the groundwater quality data obtained from 84 residential potable water wells. Residents
were provided groundwater laboratory results for the well they owned. A follow-up Golden Gate
Estates study is presently underway, which will compare this most recent groundwater quality data
with the historical 2004 reported data to detemzine water quality trends.
Based on the above, this Objective is being achieved and should be retained, essentially as written.
This Objective should be rephrased to improve its formatting as an "objective".
[Public Comment from March 15, 2010 EAR Public MeetiniZ ~ Suggesting that watershed management
and water resource management should take a more holistic approach.]
Policv Relevancc:
There are five (5) policies within this Objective.
6
PUBLIC FAClflTJES ElEMENT-
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
Policy 3.1 :
The County shall continue its existing water quality monitoring program to provide base-line
data, evaluate long-term trends, identify water quality problems, and evaluate the effectiveness
of the County's ground water protection program.
This Policy calls for continuing its water quality monitoring program for evaluating the groundwater
protection program. This Policy remains relevant and should be retained as written.
[Public Comment from March 15,2010 EAR Public Meetinl? - Suggesting that watershed management
and water resource management should take a more holistic approach.]
Policy 3.2:
The County shall coordinate data gathering activities with State and Federal agencies to
minimize duplication of efforts and enhance the quality of information gathered.
This Policy requires the County to coordinate their water quality monitoring efforts with other
agencies. This Policy remains relevant and should be retained as written.
Policy 3.3:
The County will annually assess its groundwater quality monitoring data to determine whether
monitoring activities and County Ordinances require expansion, modification or reduction.
This Policy requires the County to regularly re-assess its groundwater quality monitoring efforts. This
Policy remains relevant and should be retained as written.
Policy 3.4:
The County shall continually gather and evaluate appropriate data for the purpose of refining
and improving the groundwater quality monitoring database used in the County's 3-
dimensional ground water model.
This Policy requires the County to refine and improve its database for its groundwater modeling. This
Policy remains relevant and should be retained as written.
Policy 3.5:
Collier County shall continue to conduct water resource planning with appropriate County,
City of Naples, and SFWMD staff to provide for ground water resource development,
utilization, and conservation.
This Policy requires the County to coordinate their water resource planning efforts with other agencies.
This Policy remains relevant and should be retained as written.
[Public Comment from March 15, 2010 EAR Public Meetinl? - Suggesting a number of these 'other
regulatory agencies' be identified, including the Federal Emergency Management Agency (FEMA),
Department of Environmental Protection (DEP), and the U.S. Army Corps of Engineers (USACOE), as
those among whom water resource management is coordinated - including surface water, stormwater,
and water supplies for municipal services.]
7
PUBLIC FACILITIES ELEMENT -
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
OBJECTIVE: 4 (PUBLIC EDUCATION WITH REGARD TO GROUNDWATER PROTECTION
ISSUES):
The County shall continue current activities of providing the pUblic with educational materials
concerning ground water protection issues in Collier County. These may include, but shall not
be limited to, the preparation of annual technical publications of ground water quality data, an
informational website for groundwater quality issues, general information publications,
establishment of a speakers' bureau, K-12 classroom presentations, and in-service teacher
workshops and seminars.
Obiective Achievement Analvsis:
This Objective requires continuation of County public educational actlVltles with regard to
groundwater protection issues. The Pollution Control & Prevention Department maintains a website
that identifies all of the programs designed 10 protect the County's groundwater from pollution. The
team prepares and distributes an Annual Ne,\'sletter designed to educate businesses on the proper
method of managing the hazardous wastes they generate. Team members have also spoken before
various groups/organizations about what Pollution Control does and the team remains available to
answer any questions the public, regulatOl}' community, and/or policy makers may have.
Based on the above, this Objective is being achieved and should be retained, essentially as written.
This Objective should be rephrased to improve its formatting as an "objective".
[Public Comment from March 15, 2010 EAR Public Meeting - Questioning the status of and
responsibility for monitoring and maintaining our water resources.}
Policv Relevance:
There are two (2) policies within this Objective.
Policy 4.1 :
The County shall continue to advise the public on the appropriate disposal methods for
hazardous wastes, for the purpose of reducing or avoiding the potential for groundwater
contamination. In performing this task, the County may utilize the public educational
measures listed within Objective 4 of this Sub-Element, or any other measures which may be
appropriate.
This Policy requires the development of a public awareness program relative to hazardous waste
disposal issues. This Policy remains relevant and should be retained as written. The reference to
"Objective 4" should be revised to correspond to the reformatting of said Objective, as applicable.
Policy 4.2:
The County shall continue to provide information in a manner that can be understood by the
general public regarding Collier County's groundwater system, its vulnerability to
contamination and measures needed to protect it from contamination. In performing this task,
the County may utilize the public educational measures listed within Objective 4 of this Sub-
Element, or any other measures which may be appropriate.
8
PUBLIC FACILITIES ELEMENT ~
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
This Policy requires the County to continue providing information on these topics In generally
understandable manners. This Policy remains relevant and should be retained as written.
OBJECTIVE 5 (PROTECTION OF CRITICAL RECHARGE AREAS AND GROUNDWATER
RESOURCES):
The County shall implement plans to preserve critical ground water recharge areas and
ground water resources, and will review, evaluate, and revise (if warranted) those plans and
actions, based on the best available geologic, hydrologic, hydrogeologic, and anthropogenic
contaminant data.
Obiective Achievement Analvsis:
This Objective shares portions of its stated intent with Objectives I, 2 and 3 above. This Objective
focuses the County's responsibilities on "critical" recharge areas and resources, whereas the above
Objectives identify all recharge areas and resources related to groundwater protection. Protecting
water quality and minimizing Hood hazards employ watershed-based approaches that balance
environmental, economic and engineering considerations to meet these standards. This Objective is
being achieved and should be retained, essentially as written. This Objective should be revised to
replace "implement" with "continue implementing" and rephrased to improve its formatting as an
"objective".
[Public Comment from March 15,2010 EAR Public Meetin$Z ~ Suggesting that watershed management
and water resource management should take a more holistic approach.]
Policv Relevance:
There are five (5) policies within this Objective.
Policy 5.1 :
The County shall develop, and continually update, technical criteria for determining those
recharge areas, which are critical to the County's long-term ground water needs.
This Policy requires the County to regularly re-assess its consideration of groundwater recharge areas
considered critical. This Policy remains relevant and should be retained as written.
Policy 5.2:
The County shall continue to identify critical recharge areas and appropriate protective
mechanisms.
This Policy requires the County to continue identifying groundwater recharge areas considered critical
and the appropriate protections based on assessments developed for Policy 5.1. This Policy remains
relevant and should be retained as wriuen.
Policy 5.3:
The County shall continue to identify costs, funding mechanisms and private property rights
issues associated with the protection of critical recharge areas.
9
PUBLIC FAClLII1ES ELEMENT -
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
This Policy requires the County to continue their consideration of the costs, funding sources and issues
associated with protecting critical groundwater recharge areas. This Policy remains relevant and
should be retained as wriUel1.
Policy 5.4:
The County shall continue to operate the petroleum storage tank inspection program,
especially in identified wellfield protection zones, operating within available State funding.
This Policy requires the County to continue its State funded petroleum storage tank inspection
program. This Policy remains relevant and should be retained as wriUen.
Policy 5.5:
Collier County shall continue to operate and maintain a hazardous waste collection facility.
The facility shall operate five (5) days per week and will accept household and small business
hazardous wastes. Additionally, the County shall continue to hold its hazardous waste
collection day at least twice per year targeting residential households but also allowing small
businesses to participate.
This Policy requires the County to continue operating its hazardous waste collection facility. This
Policy remains relevant, but provides a level of specificity regarding days and hours of operation that
is not necessary in a comprehensive planning document. This Policy remains relevant nonetheless and
should be retained if rewritten to providc a lesser amount of specificity appropriate for the GMP.
INTRODUCE A NEW OBJECTIVE AND POLICY FOLLOWING FROM THE 2009
ADOPTIONS OF HB 697 AND COUNTY ENERGY AUDIT.
OBJECTIVE NGWARSE (GREENHOUSE GAS EMISSIONS):
Reduce Greenhouse Gas (GHG) emissions by developing programs to reduce energv use at Countv
natural groundwater aquifer recharge facilities and bv Countv natural groundwater aquifer recharge
operations. and through communitv oriented programs helping residents reduce their energv use.
Policv NGWARSE.1:
The Countv will strive to meet the recommendations of the Energv Audit and Greenhouse Gas
Inventorv for Collier Countv governmental facilities and operations, prepared bv Twentvfiftv. LLC and
adopted bv the Board of Commissioners in Julv 2009.
[Public Comment from March 15. 2010 EAR Public Meetinf!. - Suggesting the County should study ideas
to target GHG sources - beside transportation, to address a lack of energy efficient plans, to address the need to
plan for sea level rise.]
10
PUBLIC FACILITIES ELEMENT ~
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
C. Attached Documents Analysis:
Map 1 Groundwater recharge to the Surficial Aquifer
This map should be updated.
Map 2 Groundwater recharge to the Lower Tamiami Aquifer
This map should be updated.
G:\Comprehensive\2011 EAKlStaff Review Folders\Corby\29 July 2010 GOP Anaiyses\29 July to CCPC NGWAR Objectives
Analysis.doc
II
PUBLIC FACILITIES ELEMENT -
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
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SUMMARY OF RECOMMENDED CHANGES
2011 EVALUATION & APPRAISAL REPORT (EAR)
Housing Element
Goals, Objective and Policies: The entire Element should be revised to reflect the proper
formatting of Goals, Objectives and Policies, as defined below.
Goal: General statement that defines what the Element will
ultimately achieve.
Objective: A more specific statement than the stated Goal;
describes actions that will help achieve the goal(s).
Policies: Specific statements that provide directives on how to
achieve the objectives and ultimately the Element's goal(s).
Goals, Objective and Policies: The entire Element should be revised to reflect Department
name changes, designee changes, renumbering due to objective
and/or policy additions and/or deletions, and grammatical
changes.
Objective I:
Revise to reflect an annual yearly affordable-workforee unit production rate
of at least ten percent of all units approved, but not less than 850 units
constructed per year.
Policy 1.1:
Revise to reflect that the County presently has affordable-housing interlocal
agreements with the City of Naples and the City of Marco Island; and, add
a requirement that the municipalities shall re-evaluate their respective
interlocal agreements with the County every three years.
Objective 2:
ModifY to reflect the removal of the HDC reference and their stated
mission; add the phrase "for- profit and not- for-profit providers of
affordable-workforce housing" before the phrase, "shall assist Collier
County.. ."; and, delete the references to "fifteen" percent and "1,000" units
and replace with "ten" percent and "850" units, consistent with the changes
proposed in Objective I.
Policy 2.1:
Revise to remove agency reference, as it is no longer relevant.
Policy 2.9:
Revise to reflect new time line for task completion
1
HOUSING ELEMENT SUMMARY OF RECOMMENDED CHANGES
Policy 2.10:
Policy 2.11:
Policy 3.5:
Policy 3.7:
Policy 4.3:
Policy 5.4:
Policy 5.6:
Policy 5.7:
Objective 8:
Policy 8.1:
Policy 8.2:
Policy 8.3:
Objective 9:
Policy 9.1:
Policy 9.2:
Policy 9.3
Policy 9.4:
Policy 9.5:
Revise to reflect departmental name change and Program addition
Revise to replace a specific departmental reference with a genera) reference
Revise to include a date for completion ofthe Policy task
Revise to include a date for completion of the Policy task
Revise to include a date for completion of the Policy task
Revise to include a date for completion of the Policy task
Revise to include a date for completion of the Policy task
Revise date to coincide with the amended survey commission date to be
established in Policy 5.6.
Modiry the Objective to remove the restriction that rehabilitated units must be
located only in the Immokalee Urban Area, Rural Fringe Mixed Use District, and
within the Rural Lands Stewardship Area.
Modiry to remove reference to .'non-conforming" residences to correlate
with the Immokalee Area Master Plan Element
Delete, as Policy objective has been completed
ModifY to reflect completion of survey and provide a reference that
activities are ongoing
Staff recommends creating a new Objective based on the 2009 adoption of
HB 697, Green House Gas Reduction strategies
Staff recommends creating a new Policy based on the 2009 adoption of HB
697, Green House Gas Reduction strategies
Staff recommends creating a new Policy based on the 2009 adoption of HB
697, Green House Gas Reduction strategies
Staff recommends creating a new Policy based on the 2009 adoption of HB
697. Green House Gas Reduction strategies
Staff recommends creating a new Policy based on the 2009 adoption of HB
697, Green House Gas Reduction strategies
Staff recommends creating a new Policy based on the 2009 adoption ofHB
697, Green House Gas Reduction strategies
2
HOUSING ELEMENT SUMMARY OF RECOMMENDED CHANGES
Assessment of Successes and Shortcomings
and Recommendations
for the Housing Element
A. Introduction and Background
The purpose of the Housing Element is to provide guidance to the County in developing appropriate
policies and programs which demonstrate the County's commitment to meet any identified and
projected deficits in the supply of housing. Further, the stated Goal of the Housing Element is to
provide an adequate supply of decent, safe, sanitary, and affordable housing for all residents of Collier
County. In order to accomplish this goal, the County has implemented strategies aimed at the
development of new residential units and the rehabilitation or demolition of substandard units.
During the planning period for this Evaluation and Appraisal Report (EAR), the County has
successfully administered various State and Federal programs, including but not limited to,
Community Development Block Grant (CDBG) entitlement funds, HOME Investment Partnerships
Program (HOME) entitlement funds, Emergency Shelter Grant funds, State Housing Initiatives
Partnership (SHIP) funds, and funds authorized by the Housing and Economic Recovery Act of 2008 -
all of which funded numerous development and redevelopment activities. The range of funded
activities includes, but is not limited to, a single family unit rehabilitation program, multi-family
affordable rental unit development, park and infrastructure development, redevelopment of abandoned
and foreclosed homes, and homcbuyer education programs. In total, during this planning period, the
County has assisted individuals and families with down payment and closing costs in the amount of
$11,571,965; funded residential rehabilitation projects in the amount of$3,108,884; and, assisted in the
development of affordable-workforce housing projects by deferring impact fees in the amount of
$9,723,672.68.
The County has been successful in reducing the number of substandard housing units, preserving
historical and archeological resources, stabilizing neighborhoods by rehabilitating residential units, and
encouraging development of, or commitments to develop, affordable-workforce housing within the
County, through the establishment and funding of programs, and adoption of policies and regulations,
aimed at achieving the County's housing objectives. However, notwithstanding these successes, the
County's objective of creating 1,000 new affordable-workforce housing units each year during the
evaluation period for this EAR has not been achieved. The County has approved approximately 4,214
affordable-workforce units to be built, but only 728 of those units have been constructed.
Recent cost-burdened household data, from the University of Florida's Shimberg Center for Housing
Studies (July 2010), indicate that in 2010 approximately 35,942 residents are cost burdened, spending
greater than thirty percent of their household income on housing related expenses, and by 2030 that
number is expected to grow to 52,737 households. The data in Table I. further indicate that over a 20-
year period the average annual demand for affordable units will be approximately 840 units. This
figure reveals an approximate 160 unit per year decrease in the affordable housing demand over the
previous figure of 1,000 units recommended in the 2004 EAR.
1
Housing Element
Table 1.
Years
Average Annual Increase in
Cost Burdened Households
2010 - 2015
2015 - 2020
2020 - 2025
2025 - 2030
856 Units/Year
Source: Shimberg Center, July 2010
The above data suggest that the County can reduce the annual production rate of affordable-workforce
housing units. Further supporting this position is an estimated 3,486 affordable-workforce units
approved, but not built, and the current availability of unrestricted affordable housing supply in the
market as a result ofthe economic dovmturn across the State.
The recent decline in the housing market has increased affordability; however, it's important to note
that these units are unrestricted (not subject to regulatory control of rental or sale price, occupant
income level, time period to remain affordable, etc.), and are likely to increase in value as market
conditions change over time. This in turn would reduce the affordable-workforce housing supply in
the County. Regarding the approved, but not yet built units, it is unknown how many of those units
will be built and when they would become available.
The Housing Element should continue to include a specific requirement for the provision of affordable
housing to ensure that its goal, to provide an adequate supply of safe, decent and affordable housing
for all residents of Collier County, is achievcd. Continuing to secure "restricted" affordable-workforce
housing units will reduce the long-term demand and increase the affordable-workforce housing supply
in the County.
B. Objective Analysis
OBJECTIVE 1:
The number of new affordable-workforce housing units shall increase by at least fifteen
percent of the units approved to be built in the County per year, but not less than 1,000 units
per year averaged over a five-year period in an effort to continue meeting the current and
future housing needs of legal residents with very-low, low and moderate incomes, including
households with special needs such as rural and farmworker housing in rural Collier County.
Obiective Achievement Analvsis:
This objective has not been met. During years 2005-2009, the review period for this EAR, there have
been approximately 4,214 affordable-workforce units approved to be built and approximately 728 units
built in Collier County.
Estimates from the University of Florida's Shimberg Center for Housing Studies indicate that the
increase in cost burdened households does not rcach or exceed 1,000 units per year. The following is a
summary of the projected increases in cost burdened households in Collier County through year 2030.
2
Housing Element
Average Annual Increase
Years In Cost-Burdened Households
2010-2015 732 units/year
2015 - 2020 881 units/year
2020 - 2025 890 units/year
2025 - 2030 856 units/year
Source: University of Florida Shimberg Center for Housmg StudJes, July 2010
As reflected above, the average annuaJ increase in cost burdened households is not expected to exceed
890 units per year; the projections reveaJ a 160 unit per year need less than the current 1,000 unit
requirement. This suggests that the Housing Element should be amended to reduce the minimum
annual unit production of affordable-workforce housing. A further anaJysis of the above data show an
annual average over 20 years to be 840 units. A newly revised minimum unit per year production of at
least 10 percent of all units approved, but not less than 850 units per year built, may be more
appropriate based on the available data.
The Objective remains relevant and should be retained. However, the Objective should be revised to
reflect an annual yearly affordable-workforce unit production rate of at least ten percent of all units
approved, but not less than 850 units constructed per ycar.
Policv Relevance:
Policy 1.1:
Collier County shall pursue interlocal agreements with the City of Naples, the City of Marco
Island, and Everglades City to require that each city provide their proportionate share of
affordable-workforce housing units (or the financial equivalent). Each city's proportionate
share and financial equivalent will be evaluated and substantiated by the most current data,
studies, and methods available to the County.
Policv Achievement Analvsis:
The County has existing interlocaJ agreements with the City of Naples and the City of Marco Island.
These agreements identify the municipalities' affordable-workforce housing obligations, based on
current data, such as population and other methods available to the County.
Through the interlocaJ agreement between the County and the City of Naples, the City receives CDBG
funds and participates in the SHIP program, returning its allocated 7 percent to the County to
administer a joint affordable housing program. Through the interlocal agreement between the County
and the City of Marco Island, the City provides $50,000 dollars annually or 10 percent of the building
permit revenues, whichever is greater, to the County to administer affordable housing programs.
This Policy remains relevant and should be retained. However, the Policy should be revised to reflect
that the County presently has affordable-housing interlocal agreements with the City of Naples and the
City of Marco Island; and, add a requirement that the municipalities shaJI re-evaluate their respective
interlocal agreements with the County cvery three ycars.
3
Housing Element
.' _ .__,..._,.____...~..........,.~.,<_"._ ..._.'w ,','g,,~. ,,_.".._____.__._..'_
Policy 1.2:
Collier County and the City of Naples will work together to accomplish the community wide
goal of supporting a sufficient supply of market rate and below market rate housing. This
effort may include the consolidation of the City of Naples and the County housing programs
and activities, including, but not limited to, state and federally funded programs such as SHIP
and CDBG, in an effort to provide greater efficiency.
Policv Achievement Analvsis:
The current programs are operating as intended. Presently, the City of Naples participates in the SHIP
program and returns its allocated percentage of those funds to the County to administer a joint
affordable-workforce housing program.
During this evaluation period for the EAR, the County has funded over $9,723,672.68 in impact fee
deferrals for residential construction and over $3,108,883.69 for residential rehabilitation projects to
accomplish its goal of increasing the supply of both market rate and below market rate housing.
This Policy remains relevant and should be retained.
Policy 1.3:
The City of Naples and Collier County shall explore the development of a fair share affordable-
workforce housing ordinance that shall require commercial and residential developments to
address the lack of affordable-workforce housing. The local jurisdictions will evaluate a broad
range of options including the development of an affordable-workforce housing impact fee, the
requirement that a percentage of units developed will be "set aside" for below market rate
housing, an option whereby land could be donated to a nonprofit entity and/or placed in a land
bank, or other alternatives that will assist in mitigating the rising need for affordable-workforce
housing as the population increases.
Policy Achievement Analvsis:
Collier County and the City of Naples have not yet adopted a fair share affordable-workforce housing
ordinance.
During this evaluation period for the EAR, the Affordable Housing Advisory Committee worked with
staff to evaluate various housing incentives and initiatives that would promote the development of
affordable-workforce housing. The Committee's proposed initiatives included, but were not limited to,
land banking and inclusionary zoning.
The County and City will likely explore the development of a fair share affordable-workforce housing
ordinance in the future.
This Policy remains relevant and should be retained.
Public Comment (Community Meetini! held on 1/25/] 0):
Public stated that the County does not do enough to encourage or mandate a workforce housing
component in developments.
4
Housing Element
Policy 1.4:
Collier County shall seek to distribute affordable-workforce housing equitably throughout the
county where adequate infrastructure and services are available. Programs and strategies to
encourage affordable-workforce housing development may include, but are not limited to,
density by right within the Immokalee Urban area and other density bonus provisions, impact
fee deferrals, expedited permitting (fast tracking), public-private partnerships, providing
technical assistance and intergovernmental coordination.
Policv Achievement Analvsis:
The equitable distribution of affordable-workforce housing throughout the county has been
problematic and the location of the various affordable-workforce housing projects has been generally
driven by market forces. The success of this Policy may continue to be based on market forces until
affordable-housing incentives are adopted to encourage the provision of affordable-workforce housing
in targeted areas of the County. Further, the County currently offers expedited permitting, flexible
density and technical support to encourage and promote affordable-workforce development within the
County.
This Policy remains relevant and should be retained.
Public Comment (Community Meetinz on 1/25/10 and 2/23/10);
Public stated that the County does not do enough to provide housing opportunities in close proximity
to employment centers, and thresholds should be established to minimize saturation of affordable
housing in a single geography.
OBJECTIVE 2:
The Collier County Board of County Commissioners aided in the establishment of the Collier
County Housing Development Corporation in 2003. The mission of the Housing Development
Corporation is to serve as a non-profit agency, with an executive board made up of
representatives from business, government, housing advocates, and the community at large,
which along with other not for profit agencies shall assist Collier County and its municipalities
in achieving a goal of increasing the number of affordable-workforce housing units by at least
fifteen percent of the units approved to be built in the County per year, but not less than 1,000
units per year averaged over a five-year period for very-low, low and moderate income
residents of Collier County.
Obiective Achievement Analysis:
The mission of the Housing Development Corporation of Southwest Florida (fka The Collier County
Housing Development Corporation) has shifted its focus to foreclosure prevention and homebuyer
education. The Housing Development Corporation (HDC) is no longer an active participant in vertical
construction.
The Objective remains relevant and should be retained. However, the Objective should be modified to
reflect the removal of the HDC reference and their stated mission; add the phrase "for- profit and not-
for-profit providers of affordable-workforce housing" before the phrase, "shall assist Collier
County..."; and, delete the references to "fifteen" percent and "1,000" units and replace with "ten"
percent and "850" units, consistent with the changes proposed in Objective I.
5
Housing Element
--- -_._,..._--~<......~-,_.,-,.._"..."..,-_.",. "'<". --~-~--,."""-"",,'-~~"-
Policy Relevance:
Policy 2.1:
Not for profit agencies, such as the Collier County Housing Development Corporation shall
assist the County in reaching its annual affordable-workforce housing goal by holding
workshops and fairs to raise awareness and understanding of housing issues in the County;
working together to purchase and develop parcels; and, contributing funds towards the
purchase of land for affordable-workforce housing projects.
Policv Achievement Analvsis:
This Policy remains relevant and should be retained. However, the Policy should be revised to relect
the removal of the HDC reference, as their focus has changed to foreclosure prevention and home buyer
education.
Policy 2.2:
Partnerships shall be encouraged between private developers, non-profit entities, local
governments and other interested parties to ensure the development of housing that meets
the needs of the County's very-low, low and moderate income residents.
Policy Achievement Analvsis:
The County continues to partner with for-profit and not-for-profit agencies and local governments to
ensure the development of housing that meets the needs of County residents. During the evaluation
period for this EAR, the County has partnered with various entities to fund the acquisition and
rehabilitation of homes for income qualified pcrsons/fan1ilics through programs, such as the
Neighborhood Stabilization Program, authorized under the Housing and Economic Recovery Act of
2008.
This Policy remains relevant and should be retained.
Policy 2.3:
Collier County and the City of Naples staff will continue to provide community organizations
with brochures and up-dates on various housing programs, grant opportunities, technical
assistance and other information that will promote affordable-workforce housing opportunities
for very low, low and moderate income residents.
Policv Achievement Analvsis:
Collier County and the City of Naples participate cooperatively in all housing programs. However, it
is the County that administers programs and seeks grants for affordable-workforce housing. Also, the
County provides community organizations with brochures and up-dates on various housing programs,
grant opportunities, technical assistance and other information to promote affordable-workforce
housing opportunities for very low, low and moderate income rcsidents.
This Policy remains relevant and should be retained.
Public Comment (Community Meetinl!. held on 1/25/1 OJ;
Public stated that the County does not suffiCiently address low income housing (incentives).
6
Housing Element
Policy 2.4:
Collier County and the City of Naples shall continue to review existing codes and ordinances
and amend them as needed to allow for flexible and innovative residential design that
encourages mixed use development with a variety of housing designs, styles, and price
ranges.
Policy Achievement Analvsis:
The codes for both the City of Naples and the County allow and promote flexible and innovative
designs which encourage mixed use developments with a variety of housing types and price ranges.
The City and County will continue to evaluate their respective land use plans and land development
code regulations to encourage development that provides a variety of unit types and price ranges.
This Policy remains relevant and should be retained.
Policy 2.5:
Collier County and the City of Naples shall continue to review its existing permit processing
systems in an effort to reduce the processing time and cost of affordable-workforce housing
and continue to identify areas that can be streamlined.
Policv Achievement Analysis: [Collier County]
The County currently has an expedited review and permitting program for all affordable-workforce
housing projects. The County will continue to evaluate its permitting processes in order to reduce
processing time and costs for developing affordable-workforce housing. The City of Naples; however,
does not currently have an expedited permitting process or a fee structure that provides for cost relief
for affordable-workforce housing projects. Howcver, expedited processing would be considered
should an affordable housing project be proposed.
This Policy remains relevant and should be retained.
Policy 2.6:
Collier County shall continue to provide technical support and assistance to private developer
and non-profit housing organization in their efforts to secure State or Federal funding.
Policv Achievement Analvsis:
The Housing and Human Services Department provides technical assistance to affordable-workforce
housing providers by educating those individuals or agencies about available funding sources,
eligibility criteria, monitoring of monetary awards and procedures, and provides assistance with
various application processes for obtaining State and Federal funding.
This Policy remains relevant and should be retained.
Policy 2.7:
Collier County shall increase the utilization of existing impact fee ordinances to facilitate the
development of affordable-workforce housing through the provisions of deferrals.
Policv Achievement Analvsis:
As of December 1,2009 the impact fee deferral program has been suspended temporarily until revenue
streams can support the program. However, during the review period for this EAR, the County
7
Housing Element
~,~_",_,__""__~~"""*""-...,""~"...,,___.,_.,,,c.__.___,,,,,,,.....__~_~'.~.."
deferred approximately $9,723,672.68 III impact fees to facilitate the development of affordable-
workforce housing.
This Policy remains relevant and should be retained.
Public Comment (Community Meetinzs held on 1/25/10, 2/23/10 and 3/15/10):
Public stated that impact fee waivers are neededfor affordable housing projects, and others stated that
impactfees should be eliminated all togetherfor affordable housing projects.
'Policy 2.8:
Provide financial, technical and support assistance to the residents of the Carver/River Park
neighborhood through continued coordination with property owners, property managers and
renters.
Policy Achievement Analvsis:
Financial, technical and support assistance have been, and continue to be, provided to the Carver/River
Park Neighborhood.
This Policy remains relevant and should be retained.
Policy 2.9:
The County shall review the County's Affordable-workforce Housing Density Bonus Ordinance
every two years or sooner, as necessary, and revise the Ordinance, as necessary, to reflect
changing community needs and market conditions. The purpose of the Affordable-workforce
Housing Density Bonus Ordinance shall be to encourage the blending of affordable-workforce
housing density bonus units into market rate developments as well as to support
developments exclusively providing affordable-workforce housing.
Policy Achievement Analvsis:
The Ordinance is currently under review by the Affordable Housing Advisory Committee, and is
expected to be completed by December 20 I O.
This Policy remains relevant and should be retained. However, the Policy should be revised to reflect
a new review time line of 3 years rather than 2 years, to make consistent with Section 420.9076 (4)
F.S.
Public Comment (Communitv Meetinz held on 3/15/10)
Public stated that density bonus incentives for affordable housing development within mixed use
projects should be provided
Policy 2.10:
The Collier County Operations Support and Housing Department shall continue to operate
affordable-workforce housing programs, in cooperation with public and private sponsors, to
provide safe, affordable-workforce housing to residents of the County's urban designated
areas and rural areas. Programs operated by the Department will continue to include, but are
not limited to:
. Impact fee deferrals
. Housing rehabilitation and emergency repairs
8
Housing Element
. Down payment and closing cost assistance
Policv Achievement Analysis:
The housing programs are working as intended. During the evaluation period for this EAR, the County
has funded approximately $9,723,672.68 in impact fee deferrals; $3,108,883.69 in housing and
rehabilitation and emergency repairs; and $11,571,964.51 in dovm payment and closing costs for
income qualified persons/families.
This Policy remains relevant and should be retained. However, the Policy should be revised to refleet a
departmentmental name change - "Housing and Human Services Department"; and add to the listing
of programs operated by the Housing Department, "Acquisition and rehabilitation program."
Public Comment (Communitv Meetinl! held on 1/25/10);
Public stated that the County should provide land for affordable housing.
Policy 2.11:
The Collier County Operations Support and Housing Department will continue to coordinate
with local utility providers to ensure that the necessary infrastructure and facilities for new
housing developments are in place, consistent with the County's Concurrency Management
System.
Policy Achievement Analysis:
The Housing Department does not currently coordinate with local utility providers.
This Policy remains relevant and should be retained in some form. The Policy should be revised to
reflect the removal of the "Collier County Operations Support and Housing Department" and in its
place insert the following, "The County in coordination with for-profit and not-for-profit providers of
affordable-workforce housing development..."
Public Comment (Communitv Meetinl! held on 3/15/10)
Public stated that public transportation should be provided proximate to affordable housing.
Policy 2.12:
The County will continue to adopt and implement policies which provide for the proper siting
and implementation of farm worker housing, including, but not limited to, strategies such as
density bonus agreements, impact fee deferrals, and the provision of adequate infrastructure
and services.
Policy Achievement Analysis:
The County recently transmitted the Immokalee Area Master Plan Element of the Growth Management
Plan to the Department of Community Affairs. This Element provides specific policies that guide the
development of farm worker housing within the Immokalee Urban Area.
This Policy remains relevant and should be retained.
OBJECTIVE 3:
Collier County shall continue to support and adequately fund housing programs to promote
the preservation and protection of existing, stable residential neighborhoods. This will be
accomplished through the utilization of State Housing Incentives Partnership (SHIP) and
9
Housing Element
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CDBG programs including, but not limited to, down payment/closing cost assistance,
rehabilitation and emergency repair, demolition with new construction, and impact fee
deferrals.
Obiective Achievement Analvsis:
Collier County and the City of Naples utilize SHIP resources and other funds to leverage the number
and amount of loans provided by local lending institutions to very low, low and moderate income
residents for home improvements, rehabilitation and first time homebuyer's assistance.
During this evaluation period for this EAR, the County used Federal and State funds for neighborhood
stabilization programs in lmmokalee, Golden Gate City, Golden Gate Estates and other areas
throughout the County. Additionally, the Federal and State funds received by the City of Naples were
dedicated to improvements in the River Park neighborhood.
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 3.1 :
Collier County shall continue to seek out and utilize federal, state and local resources for
housing rehabilitation programs that repair and maintain the existing housing stock. The
County shall also continue to support local municipal and non-profit efforts to identify and
secure funding for housing rehabilitation programs.
Policv Achievement Analvsis:
The County will continue to seek out and utilize federal, state and local resources for rehabilitation
projects. During the evaluation period for this EAR, the County funded approximately $3,108,883.69
in rehabilitation projects. Additionally, Collier County was the recipient of approximately $7,306,755
authorized under the Housing and Economic Recovery Act of 2008 for the redevelopment of
abandoned and foreclosed homes and residential propertics.
This Policy remains relevant and should be retained.
Policy 3.2:
Collier County will support applications from for-profit and not-for-profit organizations that
apply for state and federal funding for the purpose of constructing and/or rehabilitating
affordable-workforce housing.
Policv Achievement Analvsis:
The Housing and Human Services Department provides technical assistance to affordable-workforce
housing providers by educating those individuals or agencies about available funding sources,
eligibility criteria, monitoring of monetary awards and procedures, and provides assistance with
various application processes for obtaining State and Federal funding.
This Policy remains relevant and should be retained.
10
Housing Element
Policy 3.3:
Collier County shall continue to utilize SHIP resources and other funds to leverage the number
and amount of loans provided by local lending institutions to very low, low and moderate
income residents for home improvements, rehabilitation and first time homebuyer's
assistance.
Policy Achievement Analvsis:
Collier County utilizes SHIP resources and other funds to leverage the number and amount of loans
provided by local lending institutions to very low, low and moderate ineome residents for home
improvements, rehabilitation and first time homebuyer's assistance.
This Policy remains relevant and should be retained.
'Policy 3.4:
Through the Neighborhood Planning Process, the City will identify local housing issues and
develop programs as needed to address these concerns.
Policv Achievement Analvsis:
The lack of affordable workforce housing was identified as an issue in the City. In response, the City
joined the Essential Services Personnel Coalition (ESP). The Coalition's mission was to focus on the
establishment of "workforce" housing. However, the Coalition was dissolved by the Collier County
School District, based on the District's detcrmination that "the County has a significant amount of
affordable housing available" due to the economic decline in the housing market.
The City will continue to work through the Neighborhood Planning Process to identify local housing
issues and develop new programs, as needed.
This Policy remains relevant and should be retained.
. Policy 3.5:
The City of Naples will initiate a study of the Old Naples area to determine architectural and
development standards to protect and preserve the existing residential character of the area.
Policy Achievement Analvsis:
A study has not yet been conducted. However, the City remains interested in incentives to preserve
and protect the existing residential character of the Old Naples area.
The Policy remains relevant and should be retained. However, the Policy should be revised to include
a date when the study must be completed, so that the Policy is measurable.
. Policy 3.6:
The City of Naples will study and make recommendations to amend the Code of Ordinances to
address impacts of larger homes on smaller lots within the City of Naples. These changes will
be reviewed to determine their effectiveness.
11
Housing Element
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Policv Achievement AnaJvsis:
The City continues to study the impacts of larger homes on smaller lots within the City, and will make
changes to the Code, as needed. As a component of this study, the City has conducted a stormwater
study and adopted a Storm water Ordinance designed to minimize the impacts of larger homes on
adjacent properties.
The Policy remains relevant and should be retained.
. Policy 3.7:
The City of Naples will implement their housing maintenance code to address the conservation
of housing stock and the preservation and protection of residential neighborhoods.
Policv Achievement Analvsis:
The City considered a Housing Maintenance Code, but one has not yet been adopted. The City does
however include Neighborhood Action Plans for aJl recognized neighborhoods within the City as an
element of its Comprehensive Plan. Specific needs and desires of each neighborhood are established,
addressed and evaluated in those Plans.
The Policy remains relevant and should be retained. However, the Policy should be revised to include a
date when the study must be completed, so that the Policy is measurable.
Policy 3.8:
Collier County will continue to maintain its Community Development Block Grant (CDBG)
urban entitlement county status with the U.S. Department of Housing and Urban Development,
which will continue to result in an annual allocation of federal funding available to assist very-
low, low and moderate income households.
Policv Achievement Analvsis:
The County continues to maintain its CDBG entitlement status, which has successfully funded a
variety of activities, including but not limited to, infrastructure development, single-family
rehabilitation program, and multi-family affordable rcntal developments in Immokalee.
The Policy remains relevant and should be retaincd.
OBJECTIVE 4:
Collier County and the City of Naples will conduct a comprehensive housing survey, every
three years or sooner, for the purpose of identifying substandard dwelling units. Through
continued enforcement of County housing codes, and the provision of housing rehabilitation
or replacement programs, the number of substandard units (associated with a lack of
plumbing and/or kitchen facilities) throughout the County shall be reduced by 5% per year
through rehabilitation or demolition.
Obiective Achievement Analvsis: [County]
A comprehensive housing survey has been completed in certain areas of the County. The surveying of
other geographies will occur in the future as funding and staff resources become available. The
County, however, will continue its cnforcement activities to reduce the number of substandard units
within the county.
12
Housing Element
Obiective Achievement Analvsis: [City of Naples]
A comprehensive City-wide survey of Naples has not been completed. Generally, substandard housing
units are identified by the City's Building and Code Enforcement Divisions. The City's Building and
Code Enforcement Divisions do not conduct annual surveys of housing conditions to identify
substandard units; such assessments occur only as a result of a natural disaster. Further, there have
been no units rehabbed, demolished or replaced by the City through rehabilitation or replacement
programs during this review period for this EAR. However, many units were rehabilitated by property
owners following hurricane Wilma in October of 2005.
This Objective remains relevant and should be retained. However, the Objective should be revised to
remove the reference to the City of Naples conducting a survey, as the City does not have this activity
funded or programmed in their work plan.
Policv Relevance:
Policy 4.1 :
Utilize the most recent comprehensive housing inventory to develop and implement new
programs to reduce substandard housing. Reduction of the number of substandard units will
be accomplished by employing existing methods such as, but not limited to, housing code
inspections, rehabilitation programs, and demolition of substandard units and their
replacement with new construction.
Policy Achievement Analvsis:
During the planning period for this EAR, the County used CDBG to fund a single family rehabilitation
program and created the Collier County Neighborhood Stabilization Program to fund the
redevelopment of abandoned and foreclosed homes and residential properties. Recent reeords (June
2007 - June 2009) indicate that the County assisted with the residential rehabilitation of 92 properties
and assisted two not-for-profit agencies acquire and rehabilitate 28 homes.
This Policy remains relevant and should be retained.
Policy 4.2:
Require the demolition of dilapidated, unsafe or unsanitary housing that does not meet the
housing code or, which cannot economically be rehabilitated.
Policv Achievement Analvsis: [Collier County]
The County will continue to require the demolition of unsafe and/or unsanitary housing that does not
meet the housing code or cannot be economically rehabilitated. During the planning period for this
EAR, the County funded rehabilitation projects in the amount of$3,108,883.69.
Policv Achievement Analvsis: [City of Naples]
Substandard housing units are identified by the City's Building and Code Enforcement Divisions.
During this planning period for this EAR there have been no units identified in the City as being unsafe
or unsanitary.
This Policy remains relevant and should be retained.
13
Housing Element
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Policy 4.3:
Review and amend the existing relocation policy of the City of Naples and the County, and
create one unifonn relocation housing policy, consistent with the U.S. Department of Housing
and Urban Development requirements.
Policv Achievement Analvsis:
A uniform relocation housing policy has not yet been created for the County and the City of Naples.
Until such a policy is adopted, both the County and City of Naples will continue to abide by the
provisions of the Uniform Relocation Act.
This policy remains relevant and should be retained. However, the Policy should be updated to include
a completion date for the joint County and City uniform relocation housing policy, so that the Policy is
measurable.
Policy 4.4:
In the event of a natural disaster, replacement housing shall comply with all applicable federal,
state and local codes and shall consider factors such as, but not limited to, commercial
accessibility, public facilities, places of employment, and housing income.
Policv Achievement Analvsis:
This Policy remains relevant and should be retained.
Policy 4.5:
All dwelling units will be maintained in a safe and sanitary condition, including adequate light,
ventilation, sanitation and other provisions, as required by the County and the City of Naples
minimum housing codes. This task will be accomplished through housing code inspections
and code enforcement actions, and housing rehabilitation programs supported through state,
federal, local andlor private resources.
Policv Achievement Analvsis: [Collier County]
The County continues to be committed to improving dwelling unit conditions for Collier County
residents. Code Enforcement personnel will continue their housing code inspections in order to
identify safe or unsanitary conditions.
Policv Achievement Analvsis: [City of Naples]
The City of Naples does not have a housing code. Substandard housing units are identified by the
City's Building and Code Enforcement Divisions. During this planning period for the EAR, there have
been no units identified as being unsafe or unsanitary.
This Policy remains relevant and should be retained.
OBJECTIVE 5:
Collier County and the City of Naples will annually monitor all identified historically significant
homes to detennine if these structures are being conserved, maintained, and/or rehabilitated.
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained.
14
Housing Element
Policy Relevance:
Policy 5.1 :
All residential structures that are listed on the National Register of Historic Places, or as
contributing structures within the Old Naples National Register Historic District, or which are
designated as locally significant historic resources, will be encouraged to maintain their
historic value through the provision of technical assistance.
Policv Achievement Analysis: [County]
The County has adopted regulations to proteet, preserve and perpetuate the County's historical and
archeological sites, districts, structures, buildings and properties. The Historical and Archeological
Preservation Board was created by the Board of County Commissioners, in part, to provide technical
assistance to accomplish this Policy objective.
Policv Achievement Analysis: [City of Naples]
The City recognizes the Historic District and those properties listed on the National Register; however,
the City does not currently have an ordinance establishing guidelines for historic preservation.
This Policy remains relevant and should be retained.
Policy 5.2:
Collier County and the City of Naples will review their land development regulations, building
code, FEMA regulations, and other requirements every five years, and amend these as
necessary to encourage the conservation, maintenance and rehabilitation of historically
significant structures.
Policv Achievement Analvsis:
The codes of the County and City encourage the conservation, maintenance and rehabilitation of
historically significant structures. The Collier County Land Development Code regulates the use of
land so as to maximize the protection to historical and archeological sites, districts, structures,
buildings and properties. Further, the County and City enforce Floodplain (FEMA) and Florida
Building Code regulations for historic structures.
This Policy remains relevant and should be retained.
'Policy 5.3
The City will implement Objective 6 and all associated policies in the Future Land Use Element
as they pertain to historically significant structures including the criteria for designation of
locally historic resources found in Chapter 12 of the Support Document.
Policv Achievement Analysis:
This Policy remains relevant and should be retained.
Policy 5.4:
By 2008, Collier County and the City of Naples will study potential incentives to encourage the
conservation, maintenance and rehabilitation of historic homes and will make
recommendations to the City Council and to the Board of County Commissioners as to which
incentives should be adopted.
15
Housing Element
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Policv Achievement Analvsis:
This Policy objective has not been achieved. The Board of County Commissioners and the City
Council have not yet adopted incentives to encourage the conservation, maintenance and rehabilitation
of historic homes.
However, in December, 2005, City Council and the City's Planning Advisory Board convened a joint
meeting for the purpose of discussing a proposed historic preservation ordinance. Thereafter, planning
staff was directed to prepare a revised draft ordinance that includes stronger incentives for the
preservation of historic homes. The ordinance has not been adopted; however, the City remains
interested in incentives to preserve historic structures.
This Policy remains relevant and should be retained. However, the Policy should be amended to
reflect a revised completion date for the joint study between the County and the City of Naples by year
2011.
'Policy 5.5:
The conservation and rehabilitation of housing, which is of historic significance, shall be
accomplished by working with private sector groups and private developers to develop
incentive-based programs.
Policv Achievement Analvsis:
The City of Naples has not established an incentive program for the preservation of historic homes.
However, the City remains interested in providing incentives to preserve historic structures.
This Policy remains relevant and should be retained.
Policy 5.6:
By 2008, the Board of County Commissioners shall commission a new Historical Survey for all
of unincorporated Collier County. The Survey shall review the current status of all previously
identified historical structures and sites within the unincorporated County and shall make
recommendations as to which of these sites or structures should be nominated to the National
Register. The Survey shall also review and make similar recommendations regarding any
previously unidentified historic structures or sites.
Policv Achievement Analvsis:
This Policy objective has not been achieved due to an inability to fund the Survey. The County
continues to rely on the Historical and Archeological Probability Map Series, updated in 1999, to
determine if a project is within an arca of probability.
The Policy remains relevant and should be retained. However, the survey commission date should be
modified to reflect a future date when funding potentially would be available to the conduct the survey.
Policy 5.7:
By 2009, the Historical/Archaeological Preservation Ordinance shall be updated to include the
results of the Historical Survey and to include any relevant changes in State or Federal
regulations concerning historical properties.
16
Housing Element
Policv Achievement Analvsis:
This Policy objective has not been achieved.
This Policy remains relevant and should be retained. However, the date of the required revisions to the
Ordinance should be modified to coincide with the amended survey commission date established for
Policy 5.6.
OBJECTIVE 6:
Collier County shall monitor changes to state and federal regulations pertaining to group care
facilities, and, as necessary, amend its Land Development Code to ensure compliance.
Obiective Achievement Analvsis:
The County will continue monitoring all related state and federal regulations as an ongoing activity.
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 6.1:
Provide non-profit group care facility organizations with information on federal, state and local
housing resources that will assist them in the provision of special needs housing. On an
annual basis, or as needed, provide technical assistance and support as organizations apply
for funding assistance.
Policv Achievement Analvsis:
Technical assistance provided to group care facility organizations include, but is not limited to,
assisting with the monitoring of awards and procedures, providing eligibility criteria, identifYing
available funding sources, and providing assistance with various application processes for obtaining
State and Federal funding is currently.
This Policy remains relevant and should be retained.
Policy 6.2:
Collier County shall review the County and the City of Naples Fair Housing ordinances and
procedures with regard to group care facilities and shall seek to consolidate local fair housing
implementation in order to promote consistency and coordination in the siting of such
facilities between the jurisdictions.
Policv Achievement Analvsis:
Group care facilities are allowed in specific zoning districts as either a permitted or conditional use.
The facilities must meet specific siting criteria of the zoning district in which it is located. The County
and the City continue to comply with State Statutes regarding group care facilities (Ch. 419, F.S.)
This Policy remains relevant and should be retained.
17
Housing Element
Policy 6.3:
Review the existing County and City of Naples land development regulations and building
codes, and amend as necessary, to ensure compliance with State and Federal regulations to
provide for group homes and foster care facilities licensed by the State of Florida.
Policv Achievement Analvsis:
The County and City continue to comply with spacing and siting criteria for group homes and foster
care facilities, as well as other statutory provisions of Ch. 419, F.S.
This Policy remains relevant and should be retained.
Policy 6.4:
Collier County may allow group care facilities in residentially zoned neighborhoods where
adequate infrastructure, services and resources are available. The location of these facilities
will be in compliance with local land use regulations and will be consistent with Chapter 419,
Florida Statutes.
Policv Achievement Analvsis:
This Policy remains relevant and should be retained.
OBJECTIVE 7:
Although mobile home parks currently exist within Collier County, as a result of the coastal
community's susceptibility to flooding and storm surges, any new mobile home parks will be
restricted to areas outside of the Urban Coastal Fringe.
Obiective Achievement Analvsis:
The County currently prohibits new mobile home parks within the Urban Coastal Fringe.
This Objective remains relevant and should be rctaincd.
Policv Relevance:
'Policy 7.1:
The City formally recognized the existence of one mobile home park in the city limits through a
Planned Development rezone process. This rezone process recognized that the Naples Mobile
Home Park does provide affordable housing opportunities to those living in the 141 mobile
homes and 31 recreational vehicle spaces within this complex.
Policv Achievement Analvsis:
This Policy remains relevant and should be retained.
'Policy 7.2:
Additional mobile home developments will not be permitted in the city limits due to the City's
low elevation, susceptibility to flooding, storm surges and high winds in hurricane and tropical
storms and that mobile homes are particularly vulnerable to damage.
18
Housing Element
Policy Achievement Analvsis:
There is no zoning provision that would allow for new mobile home developments within the city
limits.
This Policy remains releyant and should be retained.
Policy 7.3:
The County has numerous sites where mobile homes are a permitted use and these sites will
continue to be available for mobile home developments. However, due to the low lying
elevations, susceptibility to flooding, storm surges and high winds from hurricanes and
tropical storms, and that mobile homes are particularly vulnerable to damage, no additional
sites will be zoned for mobile home development within the Coastal High Hazard Area, as
depicted on the countywide Future Land Use Map.
Policy Achievement Analvsis:
There are no zoning provisions that would allow for new mobile home developments within the
Coastal High Hazard Area.
This Policy remains relevant and should be retained.
OBJECTIVE 8:
Collier County shall continue to utilize SHIP, CDBG, or other funding sources and, in
partnership with Federal, State and non-profit housing agencies, will seek to provide a
minimum of 50 rehabilitated or new residential units per year for very low, low and moderate
income residents of the Immokalee Urban Area, Rural Fringe Mixed Use District, and within the
Rural Lands Stewardship Area. Families benefiting from such housing will include, but not be
limited to, farmworkers and other populations with special housing needs.
Obiective Achievement Analvsis:
The County continues to exceed the minimum number of rehabilitation projects required by this
Objective. During the latter years of the evaluation period for this EAR, the County assisted with the
rehabilitation of 92 residential properties, and funded rehabilitation projects in the amount of
$3,108,883.69 during the entire review period for this EAR. Additionally, the County was allocated
$7,306,755 to assist with the redevelopment of abandoned and foreclosed homes and residential
properties. As of June 2009, 35 percent of those funds have been committed for the acquisition and
rehabilitation of foreclosed properties. Further, the County was awarded funding under the Disaster
Recovery Initiative grant which has funded rehabilitation projects throughout the County.
It should be noted that the process for awarding funds to rehabilitate residential units must be
competitive, not restricted to certain geographies within the County. As a result, the County
recommends revising the Objective to remove the rcstriction that rehabilitated units must be located
only in the Immokalee Urban Area, Rural Fringe Mixed Use District, and within the Rural Lands
Stewardship Area.
19
Housing Element
Policv Relevance:
Policy 8.1:
Collier County shall continue to pursue the policy of requiring all non-conforming or sub-
standard residences of any type within the Immokalee Urban Area to be either rehabilitated to
current housing code standards or demolished.
Policv Achievement Analvsis:
Collier County transmitted the revised Immokalee Area Master Plan (lAMP) Element to the
Department of Community Affairs on June 23, 2010. This Element provides specific objectives to
promote the rehabilitation of substandard residences within the Immokalee Urban Area.
This Policy remains relevant and should be retained. However, the Policy should be revised to remove
the reference to "non-conforming" residenccs, so that it correlates with the Master Plan revisions that
have no such policies.
Policy 8.2:
By 2008, Collier County shall complete a review of the residential density caps established
within the Immokalee Area Master Plan Element of this Growth Management Plan. Based upon
this review, the County shall determine if and where it may be appropriate to increase such
caps, so as to encourage the development of new affordable-workforce housing units for
farmworkers, very low, low and moderate income residents.
Policv Achievement Analvsis:
The residential density cap review was completed as part of the Immokalee Area Master Plan (lAMP)
Element re-write, transmitted to the Department of Community Affairs on June 23, 2010. The density
caps were raised in certain sub-districts to 20 units per acre. This change would allow the development
of an additional :f:6,730 dwelling units within the Immokalee Urban Area; presumably promoting
affordable-workforce housing developments.
This Policy is no longer relevant and should be deleted, as the Policy objective has been fulfilled.
Policy 8.3:
During 2004, the County completed a housing assessment survey of single family, multi-
family, and mobile home units and mobile home parks in the Immokalee Urban Area, in order
to determine the number of units that do not meet the County's current health, safety and
minimum housing codes. The County shall target affordable-workforce housing and code
enforcement programs to correct the conditions.
Policv Achievement Analvsis:
The County has completed a housing assessment survey of the Immokalee Urban Area by the date
specified in the Policy. As part of the survey, the County identified units that did not meet the
County's minimum housing codes. The County will continue to work with area residents to correct
housing conditions, and will continue to implement programs to improve the housing stock in the
Immokalee Urban Area.
20
Housing Element
This Policy remains relevant and should be retained. However, the Policy should be modified to
reflect the completion of the survey; and, include a reference identifying activities as ongoing.
Policy 8.4:
Funding for rehabilitation of both owner and rental units within the Immokalee Urban and
Rural Lands Stewardship Areas will be provided through USDA funding, State SHIP funding,
CDBG funding, or other appropriate funding sources, and leveraged with additional funding
sources to the maximum degree possible.
Policy Achievement Analysis:
This Policy remains relevant and should be retained.
Policy 8.5:
Proposed farmworker housing sites will be evaluated and selected on the basis of health,
safety and welfare concerns and to ensure that housing for this group is located in close
proximity to employment locations, transportation opportunities, shopping opportunities, and
health care facilities.
Policv Achievement Analvsis:
This Policy remains relevant and should be retained.
Policy 8.6:
Collier County will continue to utilize CDSG funds to provide farmworker-housing
opportunities. In addition to housing units that currently qualify for assistance under SHIP
program guidelines, special consideration of CDBG funds will be aimed at units that current
SHIP program guidelines prohibit from assistance (i.e., mobile home units). Farmworkers will
also be encouraged, through the use of multi-lingual outreach programs, to take advantage of
any other CDBG, SHIP, Local, State, Federal and private programs for which they may qualify.
Policv Achievement Analysis:
This Policy remains relevant and should be retained. However, the Policy should be revised to remove
the second sentence, as the process for awarding Federal and State funds is competitive and not
intended for set -asides.
This Element is affected by changes to Chapter 163, Florida Statute, which were adopted into law in
2008, as follows:
163.31 77(6)(f)l.h. and i. Requires that the housing element include standards, plans and
principles to be followed in energy effieiency in the design and construction of new housing
and in the use of renewable energy resources. Ch. 2008-191, LOF. (HB 697)
Staff proposed the below Objective and associated Policies to address these requirements.
OBJECTIVE 9:
Collier County shall support housing programs that encourage the development of energy
efficient and environmentally sensitive housing.
21
Housing Element
Policy 9.1:
The County will encourage the construction of energy efficient housing by exploring
innovative regulations that promote energy conserving and environmentally sensitive
technologies and design.
Policy 9.2:
The County shall educate the public about the economic and environmental benefits of
resource efficient design and construction.
Policy 9.3:
The County shall expedite plan review of housing projects that promote energy conservation
and design.
Policy 9.4:
The County shall continue to encourage the development of mixed housing types near
employment centers in order to reduce Green House Gas emissions and minimize carbon
footprints.
Policy 9.5:
The County shall promote the incorporation of US EPA Energy Star Building and Appliances
programs into construction and rehabilitation practices.
22
Housing Element
SUMMARY OF RECOMMENDED CHANGES
2011 EV ALVA nON & APPRAISAL REPORT (EAR)
Recreation and Open Space Element - ROSE
Goals, Objective and Policies: The entire Element should be revised to reflect the proper
formatting of Goals, Objectives and Policies, as defined below.
Goal: General statement that defines what the Element will
ultimately achieve.
Objective: A more specific statement than the stated Goal;
describes actions that will help achieve the goal(s).
Policies: Specific statements that provide directives on how to
achieve the objectives and ultimately the Element's goal(s).
Goals, Objective and Policies: The entire Element should be revised to reflect Department
name changes, designee changes, renumbering due to objective
and/or policy additions and/or deletions, and grammatical
changes.
Policy 1.1.1
Policy 1.1.5
Policy] .1.6
Policy].4. ]
Policy] .4.2
Policy 1.5.1
Goal 2
Objective 2.]
Policy 2.1.1
Policy 2.].2
Modification based upon BCC action to adjust level of service from stated
level.
Deletion based upon removal of facilities value as a level of service
standard by the BCe.
Revision for clarification of the policy.
Revision for clarification of the policy.
Revision to eliminate list of governmental providers of recreational
facilities.
Revision of policy to include open space.
Deletion based upon neighborhood parks not provided by County.
Deletion based upon neighborhood parks not provided by County.
Deletion based upon neighborhood parks not provided by County.
Modification and relocation bascd upon changes to treatment of
neighborhood parks.
1
Recreation and Open Space Element - Summary
Policy 2. 1.3
Policy 2.1.4
Policy 2.].5
Goal 3
Objective 3.1
Policy 3.1.1
Policy 3.1.2
Policy 3.1.3
Policy 3.1.4
Policy 3.1.5
Policy 3.1.6
Policy 3.1.7
Deletion based upon neighborhood parks not provided by County.
Deletion based upon neighborhood parks not provided by County.
Deletion based upon neighborhood parks not provided by County.
Revision based upon Goal 2 proposed deletion.
Revision to reflcct anticipated adoption of the Parks Master Plan.
Revision based on renumbering.
Revision based on renumbering.
Revision based on renumbering.
Revision based on renumbering and elimination of assumption of automatic
cost increases.
Revision based on renumbering.
Revision based on renumbering.
Revision based on renumbering and potentially on outcome of Parks
Master Plan.
2
Recreation and Open Space Element - Summary
Recreation and Open Space Element - ROSE
Introduction and Background
Chapter 163.3177(6)(e), Florida Statutes, requires each local government comprehensive plan to have
"A recreation and open space element indicating a comprehensive system of public and private sites
for recreation, including, but not limited to, natural reservations, parks and playgrounds, parkways,
beaches and public access to beaches, open spaces, and other recreational facilities." However,
Chapter 9J-5.014, Florida Administrative Code, which formerly contained the Florida Department of
Community Affairs' "Minimum Standards" for review of local Recreation and Open Space Elements,
has been deleted. Thus, while the Recreation and Open Space Element remains a requirement for local
comprehensive plans in the State of Florida, the format and contents of such an Element may be
tailored to local needs, provided that the intent of the Statute is met.
The Recreation and Open Space Element is divided into three sections, each of which is guided by a
specific goal. These three sections are:
. The general provision of parks, recreation facilities and open space areas for the use and
enjoyment of Collier County residents and visitors.
. The development of a countywide neighborhood park system.
. The development of a countywide regional and community park system.
These three primary goals are the aims to which the Element's objectives and policies seek to
accomplish. The second of the above goals is bcing proposed to be deleted as a standalone goal and is
being proposed as a policy with revisions and clarification as to the responsibility for providing and
maintaining these neighborhood facilities. The reason behind this proposed change sits with the fact
that the County does not have a Level of Service Standard for neighborhood parks, as is the case with
community and regional parks and does not provide these facilities on a regular or consistent basis, but
rather seeks individual developments to provide for localized recreational facilities. Below is the
evaluation of the existing Goals, Objectives and Policies of the Rose.
GOAL 1: PROVIDE SUFFICIENT PARKS, RECREATION FACILITIES AND OPEN SPACE AREAS
TO MEET THE NEEDS OF RESIDENTS AND VISITORS OF COLLIER COUNTY.
Goal I adequately reflects mission statement of the Parks and Recreation Department.
OBJECTIVE 1.1: Continue to ensure that a comprehensive system of parks and recreation
facilities is available from among facilities provided by the County, other governmental bodies
and the private sector.
Obiective Achievement Analvsis: Collier County rccommcnds text remains as written.
1
Recreation and Open Space Element - ROSE
The Objective is designed to specifically further Goal One by providing for recreational opportunities
by the County based upon the availability of the various facilities provided by other providers and
targeting the service gaps.
Policy 1.1.1: Collier County hereby adopts the following level of service standards for facilities
and land owned by the County or available to the general public:
LEVEL OF SERVICE STANDARD:
A. 1.2882 acres of community park land/1 ,000 population (unincorporated)
B. 2.9412 acres of regional park land/1,000 population
C. Recreation facilities - Facilities in place, which have a value (as (X) defined) of at least
$270.00 per capita of population. A Construction Cost Index (CCI) adjustment will be used to
determine the construction cost of facilities planned. The CCI that will be used will be the
prior year of the County's fiscal year budget.
1. Value will be arrived at using the per unit values for each facility type available in the
County, as set forth in the Annual Update and Inventory Report (AUIR), applying the values to
the number of each facility type, adding up all values and dividing the total by the County
population.
2. Where recreation facilities provided by other governmental bodies or the private sector are
available through arrangement with the County to the public on a convenient basis, they shall
be considered in measuring in-place facility value.
Policv Achievement Analvsis: Collier County recommends text revisions.
The Board of County Commissioners detennined during the 2007 Annual Update and Inventory
Report (AUIR) that recreational facilities are no longer a Level of Service to be counted in the AUIR.
The Recreational facilities value was replaccd with Recreational facility type guidelines. Therefore the
Recreational facilities LOS no longcr is applicable and need to be deleted from the element. It was
also directed that Community and Regional Park (LOSS) Levcl of Service acres per 1000 be rounded
down. Revise to 1.2 acres of community park land/1.000 population (unincorporated) 2.9 acres of
regional park land/1 ,000 population
At tlte conclusion of tlte ROSE Objective and Policy analysis, a series of cltarts, graplts and maps
will illustrate tlte Level of Service analysis for Regional and Community parks.
Policy 1.1,2: Encourage the continuation and expanded use of public school and other public
and private facilities by the general public to maximize the benefit from available facilities.
Public Comment from 3-15-10 EAR Public Meetinl! - Better coordination between Schools and
Parks & Recreation (co-locate)
Policv Achievement Analvsis: Collier County recommends the text remains as written.
2
Recreation and Open Space Element - RUSE
The long standing partnerships between the Board of County Commissioners and the School District
has resulted in utilization of lands that meet both public and school use, allowing for efficient use of
public funds. The Parks and Recreation Department has established eleven inter-local agreements
with the Collier School District for joint utilization of recreational facilities and will continue to
explore all possibilities as new schools are developed and existing schools are renovated.
Policy 1.1.3: Ensure that economically disadvantaged individuals will not be restricted from
any participation due to financial hardships.
Policv Achievement Analvsis: Collier County recommends the text remains as written.
The concepts of equity and fairness provide the underpinning of the values of the County and based
upon this commitment the County is still committed to the belief that Participation should not be
restricted due to financial hardships.
Policy 1.1.4: Acquire suitable lands for new park sites in areas where major population growth
is expected.
Policv Achievement Analvsis: Collier County recommends the text remains as written.
The Parks and Recreation Department will continue to plan park projects that best mirrors the spatial
distribution of population growth. The development of the Collier Inter-Active Growth model, which
spatially distributes population growth, was designed specifically for the purpose of location public
facilities in areas of emerging population gro\\'lh.
Policy 1.1.5: Continue to correct or improve existing parks and recreation facilities
deficiencies which are necessary in order to meet the level of service standards.
Policv Achievement Analvsis: Collier County recommends text for deletion.
The Board of County Commissioners determined during the 2007 Annual Update and Inventory
Report (AUIR) that recreational facilities are no longer a Levcl of Service to be counted in the AUIR.
The Recreational facilities value was replaced with Recreational facility type guidelines.
Policy 1.1.6: The County shall continue to establish and implement a program with appropriate
criteria to designate or acquire open space areas and natural reservations.
Policv Achievement Analvsis: Collier County recommends text revisions.
Current policy is confusing recommend clarifying by the following: The County shall continue to
establish and implement a program with appropriate criteria to pursue and acquire open ;pace areas
and natural reservations. A series of community planning initiatives, begun in the late 1980s,
culminated in 2001 with the Community Character and Design visioning process that brought to the
forefront of community dialogues the need for a greenspace acquisition program. Currently, 28 other
Florida Counties have similar, successful programs. The resulting initiative, "Vote Conservation 2002"
placed a referendum question on the November 2002 ballot, asking voters whether they would be
3
Recreation and Open Space Element - ROSE
willing to tax themselves one quarter mill for 10 years to buy conservation lands and greenspace and to
approve a $75 million limited tax general obligation bond. Nearly sixty percent of Collier County
voters approved the measure. As a result, the Conservation Collier Ordinance (Ordinance No. 2002-63)
was developed, with citizen input and County Commission approval, to respond to identified
conservation needs and make conservation and protection of environmental resources into a real plan
for the future.
In November 2006 Voters were again asked in a referendum "straw vote" question whether they
understood and approved that the Conservation Collier Program would be funded by a quarter mill ad
valorum property tax for a period of ten (10) years, until 2013, expected to raise approximately $189
million as opposed to limiting it to a $75 million program. Eighty-two percent (82%) of the
respondents indicated that they understood the desi~,'n of the Conservation Collier Program.
Since 2004 the program has acquired 3,901.45 acres. A list of the property acquisitions and a map
spatially depicting all property acquired through the program to date follows the ROSE section.
OBJECTIVE 1.2: Protect designated recreation sites and open space from incompatible land
uses through development of appropriate design criteria and land use regulations.
Objective Achievement Analvsis: Collier County recommends text remain.
Objcctive is adequate to meet current protections for designated recreation sites and open space and the
issue of incompatible land uses has not been an issue with the existing inventory of park sites.
Policy 1.2.1: Continue to update land development regulations outlining specific definitions
and standards applying to recreation and open space land provisions for natural reservations
and open space.
Policy Achievement Analvsis: Collicr County recommends text remain.
The Parks Department continuously cvaluates the standards and regulations contained in the Land
Development Code to ensure compatibility between rccreational and opcn lands and will modify those
standards when appropriate.
Policy 1.2.2: The proper Collier County Zoning District for all County-owned parks and
recreational sites shall continue to be P, Public Use, or the equivalent zoning designation
within a Planned Unit Development.
Policy Achievement Analysis: Collier County recommends text rcmain
Policy is effective as VvTitten; the Public Use zoning designation has provided the transparency and
compatibility for surrounding lands of existing parks and recreational facilities.
OBJECTIVE 1.3: Continue to ensure that all public developed recreational facilities, open
space and beaches and public water bodies are accessible to the general public.
Obiective Achievement Analvsis: Collier County rccommends the text remain.
4
Recreation and Open Space Element - ROSE
Current objective embodies the need for public accessibility to facilities, open spaces and beaches.
This priority has remained high on the agenda of the County since the 2004 EAR.
Policy 1.3.1: County-owned or managed parks and recreation facilities shall have automobile,
bicycle andlor pedestrian access, where the location is appropriate and where such access is
economically feasible.
Policv Achievement Analvsis: Collier County recommends text revisions. With HB697-2008 energy
conservation and efficiency requirements, the provision of energy efficient land use patterns, and
strategies reducing green house gas, specific consideration should be given to alternative forms of
transportation.
Recommend amending policy to reflect: County-owned or managed parks and recreation facilities
shall have automobile, bicycle and/or pedestrian access, where the location is appropriate and where
such access is economically feasible, with specific consideration given to alternative forms of
transportation that would reduce VMT and green house gas.
Policy 1.3.2: Collier County shall continue to ensure that access to beaches, shores and
waterways remains available to the public. Further the County will develop a program to
assess the availability of land for the creation of new access points, and a method to fund the
necessary land acquisition.
Policv Achievement Analvsis: Collier County recommends the text remain.
Current policy meets the Collier County Board of County Commissioner requirements to ensure beach,
shores and waterway public access. The effort to identifY and acquire new access points to the
County's beaches, shores and waterways has remained on the BCC priorities list and continues to be a
primary goal ofthe Parks and Recreational department.
OBJECTIVE 1.4: Continue formal mechanism to improve and coordinate efforts among levels
of government and the private sector in order to provide recreational opportunities.
Objective Achievement Analvsis: Collier County recommends text remains.
The formal mechanisms in place (lnterlocal agreement process with the School District, lnterlocal
agreements with the state and municipal park providers and the land reservation through the public
hearing process) is meeting the needs of the County to satisfy the current level of service requirements.
Policy 1.4.1: Through the land development review process, Collier County shall continue to
encourage developers to provide recreation sites andlor facilities within residential and mixed
use Planned Unit Developments (PUDs).
Policv Achievement Analvsis: Collier County recommends revisions to the text.
Recommend policy to reflect the following change: Through the land development review process,
Collier County shall continue to encourage developers to provide recreation sites and/or facilities
5
Recreation and Open Space Element - ROSE
within residential and mixed use Planned Unit Developments (PUDs), where appropriate. The
policy revision is a simple reflection that park sites are not appropriate and/or feasible in all PUD
request.
Policy 1.4.2: Collier County shall continue to coordinate the provision of recreational facilities
and activities with other governmental jurisdictions that own or operate such facilities and
activities within, or adjacent to, Collier County. Said governmental entities shall include, but
not necessarily be limited to:
U.S. Department of Commerce, The National Oceanic and Atmospheric Administration
U.S. Department of the Interior, The National Park Service
The Florida Department of Environmental Protection, Division of Recreation and Parks
Florida Department of Agriculture and Consumer Services, Division of Forestry
Lee County, Florida
Hendry County, Florida
Broward County, Florida
Miami-Dade County, Florida
Monroe County, Florida
The South Florida Water Management District, Big Cypress Basin Board
The Collier County School Board
The City of Naples, Florida
The City of Marco Island, Florida
Everglades City, Florida
The City of Bonita Springs, Florida
Policv Achievement Analvsis: Collier County rccommends rcvisions.
Deletion of everything in thc policy after, "or adjacent to, Collier County." The County does not see
the value in listing the specific entity and would not preclude coordination with an entity that was not
listed or designated per the Policy.
OBJECTIVE 1.5: Through the PUD monitoring process, Collier County shall continue to
enforce developer commitments for the provision of parks, recreation facilities and open
space.
Obiective Achievement Analvsis: Collier County recommends text remain
6
Recreation and Open Space Element - ROSE
Current Objective written to ensure enforcement of developer commitments established through the
public hearing process.
Policy 1.5.1: Collier County shall maintain a current inventory of recreational facility
commitments made by developers through the development review process.
Policv Achievement Analvsis: Collier County recommends revisions to the text.
Current policy should be amended to include open space commitments as well as recreational facilities
to inventory.
Policy 1.5.2: Collier County shall enforce developer commitments for recreational facilities and
open space through appropriate actions of County agencies.
Policv Achievement Analvsis: Collier County recommends text remain.
Current policy and practice of inventory and tracking meets the needs to enforce developer
commitments.
OBJECTIVE 1.6: Whenever possible and practical, utilize County owned property for
recreational uses.
Objective Achievement Analvsis: Collier County recommends text remain.
Current objective continues to be relevant and allows for land inventory to be dedicated to parks use
when deemed appropriate by the Board.
Policy 1.6.1: Continue to coordinate inventory of properties with appropriate County and State
agencies to determine availability for recreation uses.
Public Comment from 3-15-10 EAR Public Meetine: - Better coordination between Parks &
Recreation; and Libraries (co-locate). Policy 1.6.1 Recreation and Open Space Element (ROSE)
Policv Achievement Analvsis: Collier County recommends text remain
Current policy continues to be relevant and effective with an effective means of communication
established between Parks and recreation and Collier County Real Property. Both Parks and
Recreation and Libraries are under the same administrator, and have established a close working
relationship related to capital improvement Programming.
GOAL 2: THE COUNTY SHALL PROMOTE A NEIGHBORHOOD PARK SYSTEM TO MEET THE
RECREATIONAL NEEDS OF RESIDENTS WITHIN THE COUNTY.
Goal Achievement Analvsis: Collier County recommends Goal be deleted.
OBJECTIVE 2.1: By the year 2010, the County Parks and Recreation Department will identify
general areas where neighborhoods might request sites for future neighborhood parks.
7
Recreation and Open Space Element - ROSE
Objective Achievement Analvsis: Collier County recommends the Objective be deleted.
Neighborhood Parks are not inventoried in the Annual Update Inventory Report and no level of service
for their provision has been established by the County. Recommend policies related to the
Neighborhood Park system be met at the LOC level.
Policy 2.1.1: The Parks and Recreation Department will identify those sites or general areas for
neighborhood parks with citizen input to determine the types of recreational facilities
particular communities would like to see within their neighborhoods.
Policy Achievement Analvsis: Collier County recommends the policy be deleted.
Neighborhood Parks are not inventoried in the Annual Update Inventory Report and no level of service
for their provision has been established by the County. Recommend policies related to the
Neighborhood Park system be met at the LOC level.
Policy 2.1.2: The County shall amend the Land Development Code to require the developer of a
residential PUD, or a PUD having a residential component, to provide its residents and guests
with a suitable neighborhood park, as determined on a case-by-case basis, which is, as
required by Policy 5.4 in the Future Land Use Element, compatible with the surrounding
development.
Policy Achievement Analvsis: Collier County recommends the policy be modified and relocated to
current Objective Three.
Neighborhood Parks are not inventoried in the AnnuallJpdate Inventory Report and no level of service
for their provision has been established by the County. Recommend policies related to the
Neighborhood Park system be met at the LOC level. Additionally. this policy needs to be revised to
delete the requirement of a "suitable neighborhood park'" with the term recreational facilities and
clarify the reference to Policy 5.4 of the FLUE to state, '"as required by Policy 5.4 in the Future Land
Use Element to be compatible with the surrounding development.
Policy 2.1.3 New neighborhood parks will be carefully sited and intentionally integrated into
existing residential neighborhoods, and shall be designed according to the principles of Crime
Prevention Through Environmental Design (CPTED), where these principles are appropriate
and economically feasible. Neighborhood parks may also be co-located with churches,
schools, or other recreational facilities.
Policy Achievement Analvsis: Collier County recommends the policy be deleted.
Neighborhood Parks are not inventoried in the Annual Update Inventory Report and no level of service
for their provision has been established by the County. Recommend policies related to the
Neighborhood Park system be met at the LOC level.
8
Recrea/ion and Open Space Elemen/ - ROSE
Policy 2.1.4: The County shall investigate the utilization of tax credits or other incentives for
property owners who wish to dedicate land to the County to meet the recreational needs of
neighborhood parks.
Policy Achievement Analvsis: Collier County recommends the policy be deleted.
Neighborhood Parks are not inventoried in the Annual Update Inventory Report and no level of service
for their provision has been established by the County. Recommend policies related to the
Neighborhood Park system be met at the LOC level.
Policy 2.1.5: The County shall encourage the development of pedestrian pathways and bike
lanes from the surrounding residential communities to park sites.
Policy Achievement Analvsis: Collier County recommends the policy be deleted.
With the elimination of the Goal and Objective above related to neighborhood parks, this isolated
policy no longer has a larger connection to the ROSE. The policy of encouraging the development of
pedestrian pathways and bike lanes to park sites from surrounding residential development is still
sound and good policy to better promote individual mobility options and promotes a healthy lifestyle,
but the policy is already expressed in Policy 3.1.6 of the existing element
GOAL 3: THE COUNTY SHALL DEVELOP A COMMUNITY AND REGIONAL PARK SYSTEM TO
PROVIDE USEABLE OPEN SPACE TO MEET THE RECREATIONAL NEEDS OF RESIDENTS
WITHIN THE COMMUNITY.
Goal Achievement Analvsis: Collier County recommends Goal be revised.
The Goal needs to be renumbered to reflect the deletion of Goal 2 and expand upon the full integration
of mobility options to the County's park system as suggested below.
GOAL 2: THE COUNTY SHALL PROMOTE A PARK SYSTEM THA T INCLUDES REGIONAL,
COMMUNITY AND NEIGHBORHOOD PARKS WITH PEDESTRIAN PA THWA YS AND BIKE LANES
TO PROVIDE USEABLE OPEN SPACE TO MEET THE RECREA nONAL NEEDS OF RESIDENTS
WITHIN THE COMMUNITY. REGIONAL AND COMMUNITY PARK DEVELOPMENT WILL BE
BASED ON THE LEVEL OF SERVICE STANDARD (LOSS) CONTAINED IN THE CIE).
OBJECTIVE 3.1: By the year 2010, the Parks and Recreation Department will develop a
Community and Regional Park Plan to provide larger parks and recreational facilities as well
as passive open space within a 15 to 20 minute drive of residents within the coastal Urban
Designated Area, the Immokalee Urban Designated Area, and Northern Golden Gate Estates
(this excludes Conservation designated areas, Agricultural/Rural designated areas, Southern
Golden Gate Estates, and the outlying Urban Designated Areas of Copeland, Port of the
Islands, Plantation Island and Chokoloskee). This plan will include the identification of future
community and regional park sites (or general areas), park improvements, cost estimates, and
potential funding sources. The prinCiples of Crime Prevention Through Environmental Design
(CPTED) will be integrated into the planning and development of the Community and Regional
Park sites.
9
Recrea/ion and Open Space Elemenl - ROSE
Obiective Achievement Analvsis: Collier County recommends text revisions.
The County has been unable to complete the Parks Master Plan by 2010, but at the time of the
transmission of the EAR to the Department, the majority of the work on the Master Plan will be in
progress with the completion of the effort to occur in 20 II. The policy will be revised to reflect the
adoption ofthe Parks Master Plan by the Board of County Commissioners.
Policy 3.1.1: The Parks and Recreation Department will acquire land to meet the needs of the
Community and Regional Park Plan, including sufficient land to allow for a portion of these
sites to remain in passive open space.
Policy Achievement Analvsis: Collier County recommends text revisions.
The numbering will need to be changed to reflect deletion of Goal 2. The policy still reflects current
intent related to meeting the needs of Community and Regional Park Acquisition.
Policy 3.1.2: The Parks and Recreation Department will be responsible for the design and construction of
all new community and regional parks.
Policy Achievement Analvsis: Collier County recommends text revisions.
The numbering will need to be changed to reflect deletion of Goal 2. The Parks Recreation
Department shall continue to be responsible for the design and construction of all new community and
regional parks. Their professional knowledge concerning park design is essential in the development
of these projects. The construction of all new facilities will be designed to satisfY the current Level of
Service Standards contained in the ROSE and the CIE.
Policy 3.1.3: The County shall continue to partner with Collier County Public Schools to co-
locate parks in conjunction with new school sites as such sites are identified and developed
andlor to provide County recreational programs at Collier County Public Schools' facilities.
Policy Achievement Analvsis: Collier County recommends text revisions.
The numbering will need to be changed to reflect deletion of Goal 2. This policy meets current need
and promotes the concept of co-location expressed within the Public Schools Facilities Element
(PSFE) of the GMP.
Policy 3.1.4: The County shall continue to update parks and recreation impact fees to keep
pace with increased land acquisition and development costs for the establishment of
community and regional parks.
Policv Achievement Analvsis: Collier County recommends text revisions.
The numbering will need to be changed to reflect deletion of Goal 2. In addition, recommend
removing the text increasedfi'om the policy due to current economic environment and providing for a
predetermination of market value.
10
Recreation and Open Space lc"lement - ROSE
Policy 3.1.5: The County shall investigate the utilization of tax credits or other incentives to
encourage property owners to dedicate land to the County to meet the recreational needs of
community and regional parks.
Policv Achievement Analvsis: Collier County recommends text revisions.
The numbering will need to be changed to refleet deletion of Goal 2. Current policy meets the needs
of the acquisition oflands related to regional and community parks.
Policy 3.1.6: The County shall encourage the development of pedestrian pathways and bike
lanes from the surrounding residential communities to park sites where general public access
can be supported.
Policv Achievement Analvsis: Collier County recommends text revisions.
The numbering will need to be changed to reflect deletion of Goal 2. Current policy meets the needs
ofthe development of pedestrian pathways and bike lanes.
Policy 3.1.7: By the year 2010, the Parks and Recreation Department and the Transportation
Services Division will investigate the utilization of the existing canal and power line easements
to create a greenway system within the coastal Urban Designated Area, the Immokalee Urban
Designated Area, and Northern Golden Gate Estates (this excludes Conservation designated
areas, Agricultural/Rural designated areas, Southern Golden Gate Estates, and the outlying
Urban designated areas of Copeland, Port of the Islands, Plantation Island and Chokoloskee).
Policv Achievement Analvsis: Collier County recommends text revisions.
The numbering will need to be changed to reflect deletion of Goal 2. This effort has been initiated and
will be integrated as a component of the Parks Master Plan. The policy may be revised further based
upon the conclusion of the Master Plan effort.
11
Recreation and Open Space Element - ROSE
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2009 AUIR REGIONAL PARK SUMMARY FORM
Facility Tvpe: Regional Park Land (Category A)
Level of Service Standard (LOSS): 2.9 acl1 ,000 countywide
Unit Cost: $230,000Iac
Using the peak season countywide population, the following is set forth:
Available Inventory as of 9130109
Required Inventory as of 9/30114
Proposed AUIR FY 09/10-13/14
5-year Surplus or (Deficit)
Acres
1121.68
1252.90
75300
62178
Value
$257,986,400
$288,167,000
$173,190,000
$143,009,400
Expenditures
Proposed AUIR FY 09/10-13/14 acquisitions
Total Expenditures
$173,190,000
$173,190,000
Revenues
Proposed added value through commitments,
leases and interdepartmental transfers
Total Revenues
$173,190,000
$173,190,000
Revenues needed to maintain existing LOSS
none
Recommended Action:
Staff recommends to the BCC approval of the Regional Park Land "Proposed AUIR FY
09/10-13/14" projects for inclusion in the 2010 CIE.
BCC Motion:
The BCC motioned for approval of the 2009 Regional Parks Aum componeut as preseuted.
The motiou passed 5 to O.
'Note: Unit Cost $230,000/ac is based on 2009 Impact Fee Study.
IJ
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2009 AUlR SUMMARY FORM
Facility Tvpe: Community Park Land (Category A)
Level of Service Standard (LOSS): 1.2 ac/l ,000 in the unincorporated area
Unit Cost: $230,000/ac
Using the peak season unincorporated population, the following is set forth:
Available Inventory as 01'9/30/09
Required Inventory as of 9/30/1 4
Proposed AUIR FY 09/10-13/14
5-year Surplus or (Defieit)
Acrcs
544.54
457.10
(47.00)
40.44
Value
$ I 25,244,200
$ 105, 133,000
$ 10,810,000
$ 9,301,200
Expenditures
Proposed loss of value through interdcpartmental transfer
Total Expenditures
$ 10,8 I 0,000*
$10,810,000
Revenues
Impact fees allocated to fee simple acquisitions
Total Revenues
$0
$0
Revenues needed to maintain existing LOSS
none
Recommended Action:
Staff recommends to the Bee approval of the Community Park Land "Proposed AUIR
FY 09/10-13/14" projects for inclusion in the 2010 CIE..
BCC Motion:
The BCC motioned for approval of the 2009 Community Parks AUIR component as
preseuted. The motiou passed 5 to O.
* Transfer of Community Park Land results in decrease in total value of inventory only.
Level of Service Standard is met after reduction.
*Note: Unit Cost $230,000/ac is based on 2009 Impact Fee Study.
16
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DATE. 813i2UlO
CONSt::RVATlON COLLIeR
PARCEL STATUS REPOR I
CYCLE 1
No. of Total Acres Date Contract signed Date Purchase Contract Amount Cost par Acre
Owner Name/Business Name Parcels Closed
-~..- ...._~_..- --.
PrQ;;erties ..- _._.~ ~.~~~"- ~------- --~_. - ---
Ac uired -- -. --
"i,,;,"I,(;1"; ;...[ J;I1.5:1.;.1 J'" C ~ 'C '-\ S":7620C S 130,824
G:'J!:'." . j:),25,O'l OTi]>J,C~ :;i 1.J4 r,~j,j() $761,299
AfIli:!'iC,Ht BU5:r:es;; Pdf:~ , . ~-. . :JS,22. Q1 :J9:1'JiC4 $21.200.05C $274.221
[rick;;;on .. J02 06;22.'04 09/10,04 $761,000 $253,974
GGE - U 53 - Avatar , ;1,1 iF,27iO.~ 09!17/04 510700 $9,386
GGE - U 53 - Stewart 1." 07i27/04 09!17i04 $10,700 $9,386
"
GGE - U 53 - Zak , 2Tj 07/27104 10/01.'04 $30,000 $10,989
GGE - U 53 - Beardsle'" 37S} 07i27iO..J 09124/04 $39,000 $10,290
GGE - U 53 - Beardslev Trust , 114 07i27/04 12f16/06 $11.900 $10.439
GGE U 53 - Cassidy , 1'1,\ Q7f27/04 10/01i04 $10,700 $9,386
GGE . U 53 . Hamilton , 159 07/27/04 09/17/04 $15,000 $9,434
GGE - U 53 . Hanson , 22.' 07r27!04 10/01104 $25.000 $11,013
GGE . U 53 - McBride 1 lH 07127104 09/24104 $10,700 $9.386
GGE - U 53 Cannon 1 l59 10/12/04 11/19104 $16.700 $10,503
GGE . U 53 - Price I l'1 ~ 10112104 11119/04 $12,000 $10,526
GGE - U 53 - Kraft , IS] 01/11105 01128/05 $17,000 $10,692
GGE ~ U 53 - Blake I 11 J 1111/05 01/28105 S \3,000 $11.404
GGE . U 53 . T eaethoff , ~:, c). I 0:1/22/05 ')4/2910-5 $75,000 $13,538
Mill: B 3 1 ~i 04/26105 36/10/0:, $4,750.000 $57.105
W Head . Senechades I , " 04/26/05 05;27.-'05 $30.000 $26,316
W Head Fallowfield 1 , 1-1 05/10/05 06/24105 $37,000 $32,456
W Head - Lubbers , 1\ OS/24/0:') 08/05/05 $37,000 $32,456
W.,HKinSiJol1es 28.71 05114/05 Otlt19iO:) 52,160,000 $80687
W He,-1(~eook(O- , ';'j il$iHm5 'j':'17.,'O:o- $40,000 $25157
W Head - Moreno , ., .. 06/14105 07"/08/05 $86,000 $31,502
GGE. - U 53 - Sill I 2 .. 08/19/05 $32,000 $11,636
.,
GGE, U 53 Goddard 1"., (Jr:., j ~/C:~ J:'/08/!J5 $30,000 $18,868
School Board Sflction 24 1 ;5 09/13105 09/2],05 $2,112,500 $32,500
McIntosh Tr ;:'.n 09/13105 IG08/0S $711,983 $105,012
'Contract $830,000 ' Transnoration 5118,017
WH " Lockwood 114 1 ::01/05 12/16105 $45,000 $39,474
GGE U 53 -Graham 2 10.27 BCCli10106 $370,000 $36,027
GGE - U 53 - Santos 1 57 BCe 1/24106 02/24/06 $193,000 $33,860
GGE - U 53 - Sna 1 4.24 BCe 2128/06 03/31/06 $164,000 $38,679
GGE - US3 - Sunshine Trust 1 ,U4 Bee 2128/06 04/07/06 $160,000 $39,604
GGE . U53 - Gonzalez 1 1 " Bce 2!28/06 03131;06 $70,000 $61,404
Collier Development Corp 2 41.93 Bce 2/28/06 04:07/06 $2.085.900 $43,520
GGE - U 53 - BricenrJ 1 46!i Bee 4/25/06 aGi09/06 $ 172,000 $36,910
GGE U 53 ~ BaHwe;;/Horman 1 4.7') Bce 4/25106 06,09/06 $175,000 $36,534
GGE . U 53 - Petisco 1 2.'7" Bee 5123106 06123106 $100,000 $36,630
GGE - U 53 McBean , , Bee 5123/06 06123/06 $180,000 $36,000
Brochu 2 ')2\,) BCe 6i20/06 08/25/06 $440,000 $47,516
'Contract $460,000 - Public Urjjjties $20,000
Milano , '18.4G BCC 6/20/06 07,28i06 54.950,000 $268,147
-
GGE . U 53 - Ramirez S BCC 6/20/06 07/14106 $180,000 $36,000
GGE . US3 ~ HowerJIHutchison , 227 BCe 9/26106 10120/07 $88,500 $38,987
Oettin , 2.23 Bce 3127/0~ 06i1L07 $50000 $21.930
.
Karen , 0.68 Bee 4/24/07 06118/07 $886,500 $1,303,676
CAlO 4'J Bce 5/22/07 07'02/07 $270,000 $6,750
CONNOLl. Y TR , 70 Bce 5/22107" 10130/07 $472,500 $6,750
PRICE 1 ...., Bee 5/22iO;- 0-:,'5'07 '::JC':: $6750
-'-,
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.
/9
Rt'crealioll de Oven .,,'non.> f."I,>m,m,
DATE. 8f312010
CONSERVJlT10N COlLJER
PARCEL STATUS REPORT
CYCLF 1
I ~.- No. of Total Acres Date Contract signed Date Purchase Contract Amount Cost per Acre
Owner NamelBuslness Name Parcels Closed
SCHERER , 6t) dCr; 5i22:07 071'l6M! ~f.;.J.O.o)OO $6,750
RR U~ND TRUST 16 55,03 BCe S/72/07 06122/07 I 10,650 00(;. $193,531
Starnes/Adkins/BIC kel 2 367.7 BCe //1.4107 12i17i07 S533.2,000 $14,501
RJS,LLC 1 30 BCe ~:li2~i/07 't'1&107 I 202.500,00 $6J50
W Head - Berman Tr. , 'L14 BCe 'lj);23/07 i2/17i07 $26,220 $23,000
W Head - Armes 1 1'14 Bee 10/23/07 01114/08 $26.220 $23,000
W Head. Medina 1 114 BGe 10/23/07 01114/08 $26,220 $23,000
W Head - Rickard Tr 1 1.14 BGG 10,23/07 01114/08 $26,220 $23.000
W Head - Gisko 1 1.59 BGe 10/23/07 02/11f08 36,570 $23,000
W Head - Haschker 1 1,59 BGe '12;11/07 02/19/08 $36,570 $23,000
W Head - Medina, Antonia 1 2.27 BGe 12'11/01 02/25/08 $43,130 $19,000
W Head - Sanchez 1 2.27 BCC 12,'11107 03/03/08 $43,130 $19,000
W Head - Fognini 1 1.14 BCG 12/11/07 03/10/0B $26,220 $23,000
W Head - Crookall 1 2.73 BeC 12111/07 03/10108 $51,870 $19.000
W Head - Camero , 1.14 BCGl2111107 03/17/08 $26,220 $23,000
W Head - Paz 1 1.14 BCe 12/11/07 03117/08 $26,220 $23,000
W Head - Miqenes 1 1.14 BCC m 5/08 03/17/08 $26,220 $23,000
W Head - Torrino/Toro 2 2.73 BCe 1/15f08 03/17/08 $62,790 $23,000
W Head. Reaalado 1 1.14 BCC 12/11/07 03124/08 $26,220 $23,000
W Head - Mohabir 1 1.14 BCe 12111/01 03/24/0B $26,220 $23,000
W Head - Frazier 1 1.14 BCC 12/11107 03/24/08 $26,220 $23.000
W Head - Beraer Tr. 1 1.14 BGe 12111/07 03/25/08 $26,220 $23,000
W Head - Hunt 1 1.14 BCe 12/11107 03125108 $26,220 $23.000
W Head - LanClhart 1 1.14 BCe 12111/07 04/02/08 $26,220 $23,000
W Head. Lewis I 1.14 BCe 12/11107 04/07108 $26,220 $23,000
W Head - Hitt 1 1.14 BGe 'j/15/08 04107108 $26,220 $23,000
W Head. Natsch 1 1.59 Bee -1I1S/08 05105/08 $36,570 $23,000
W Head - Bennett 1 1.14 Bee 1/29/08 05/19108 $26,220 $23,000
GGE - U53 . Oevisse Tr. 1 8.65 BCe 5/21108 06/13/08 $'131,033 $15,842
Freedom Park 1 12.5 BCe 5/13/08 06/19/08 $56,300 $4,504
GGE - U53 - Berman Tr. 1 1.14 acc 5/27/08 06/JO/08 $18,060 $15,842
Freitas t 2.27 BCe 5/27/08 07/14108 $43,130 $19,000
W Head. O'Rourke 1 1.14 Bee 5/21108 07/21/08 $26,220 $23.000
GGE - U53 - Stiffler Specialties, Inc 1 1.14 Bee (;/24108 09/22/08 $18,060 $15,842
GGE ~ U53 - GAe Parcel 1 7,38 BCe HI:!4/Q8 10108/08 $116,914 $15.842
GGE . U53 - Berman 1 1_14 Bee 5121108 01/26/09 $18,060 $15,842
GG E. U53- Gelsnak Tr. 1 1,14 BCC 5127/08 02123/09 $18,060 $15,842
Kaye Homes, Inc. 3 -f.OO BCe 5127108 12/01/08 $332.250 $83,063
Van Gleave 4 38.i2 Bee 912:}/08 12/15/08 $2,~42,800 $76,002
Trinh 1 80 Bee 9/23/08 12/15/08 $760,000 $9,500
eangilosi 1 4.56 BeG 9/23/08 12/22f08 $346,000 $75.877
Malonev Tr. 1 10 BGe 9/23/08 12/22/08 $736,500 $73,650
Stirns 1 9.7 Bee \1/23/08 12/22/08 $703,000 $72,474
GGE - U53 - Beardslev Tr 1 1.14 Bee 10/28108 02/09/09 $18,060 $15,842
GGE - U53 - Blake 2 2.73 Bee 10/28/0a 02/09f09 $43,249 $15,842
GGE. U53. Geslank Tr 1 1.59 Bee 1 a/28108 01/12/09 $25,189 $15,842
GGE - U53 - Flores 2 4.32 BGe 10n8/08 02109/09 $68,438 $15,842
GGE . U53 - Jackson 1 1.59 BCe 10128/08 02123/09 $25,189 $15,842
GGE . U53 - Jones 1 2,27 BeG 10128/08 03/09/09 $35,961 $15,842
GGE . U53 . Kissincer 1 1.59 BCe 10/28/08 02/09109 $25,189 $15,842
GGE - U53 - Less 1 1.14 BCe 10/28/08 03116f09 $18,060 $15,842
GGE ~ U53 . Neri 1 4.48 BCG 10128/08 02123/09 $70,972 $15.842
GGE - U53 - Rosillo 1 5 BCe 10/28/08 02109/09 $19,210 $15,842
GGE - U53 - Sheckler 1 2.27 BCe 10i28/08 02/09/09 $35,961 $15,842
GGE - U53 - Shrvock 1 1.14 BGG 101(,8/08 02/23/0'3 $18,060 $15,842
GGE - U53 - Toldeo 1 J_49 Bee in/2S/08 02/23/09 $55,289 $15,842
W Head - Jones 1 1,59 Bee 10i28/08 03/09/09 $26.036 $16,375
Lake Trafford Ranch LLLP lPeooer Ranch 10 2,511,90 BGe 11;10/08 02/06109 $32,525,080 $12,948
~-
Cam Keias - Tucker 1 10 BCG 12;16/08 04/13109 $25,000 $2,500
Gamp Keias . Bortnick 1 5 Bce 12/16/08 04/13/09 $12500 $2.500
eamo Keias . Darbv 1 5 Bee 12/16/08 04/27/09 $12,500 $2.500
Gamo Keias - Gr!ffin 1 5 BCG 12/16/08 06/08/09 $12,500 $2,500
Cam Keias . Schaab 1 2.5 BeG 12/16/08 05/11109 $6.250 $2,500
GGE - U53 - Dapestre Coba 1 4.54 8CC_11!1,:'QH - 03!30i09 $i1923 $15,842
20
Recreation & Onen .\'narp !:/aJ'Hn.-oi
DATE 8/312010
CONSERVATION COLLIER
PARCEL STATUS REPORT
CYCLE 1
No. of Total Acres Date Contract signed Date Purchase Contract Amount Cost per Acre
Owner Name/Business Name Parcels Closed
GGE - U53 - Gonzalez 1 2.5 i:,CC 12,1&Il)3 G.li13.09 $39.605 $15,842
GGE - US.:) . Mir , 25 see 12116/08 04,27/09 $39605 $15,842
GGE - U53 . Palacios 1 4_93 Bce 12/16/08 04/13/09 $78,101 $15,842
W Head - BermanlCelsnak 1 ! 14 sce 12/16108 09/07/09 $18,668 $16375
GGE - US] - Berman , ! :.1 Bee 1i13i09 OT $18,060 $15.842
GGE - US3 . Canalas , BCe 1113109 05111/09 $79,210 $15,842
GGE - U53 . Hin!: , '2.2' BCe 1/13109 03/30/09 $35,961 $15.842
W Head - Balinski 1 1-59 BCC 1 f13109 05/11/09 $26,036 $16.375
W Head. Perrone 1 1.14 BCe 1113/09 04127/09 $18,668 $16,375
W Head - leU , 5 BCe 1/13/09 04/13/09 $81,876 $16.375
-
Cal~ Keias - Dinda/WaJsh I 5 BCe 1!13/09 04/13J09 $12,500 $2.500
GGE . U53 - Hounhton 1 2.73 BCe 2/10J09 05/11/09 $43,249 $15,842
GGE . US3 . Robinson 1 2.27 BCe 2/10/09 05/11/09 $35,961 $15,842
GGE - U53 - Romak 1 1.14 BCC 2/10/09 Title Issues $18.060 $15,842
GGE - US3 . Re"- 2 5.66 BCe 2/24109 OS/ii/09 $89.666 $15,842
GGE - US3 - Tauber 1 5 BCe 2/24/09 05/11/09 $79,210 $15,842
W Head - Ponce , 114 Bee 2124/09 05111/09 $18,668 $16,375
W Head - Pacheco I 2.27 BCC 2/24/09 0511'l109 $37,171 $16,375
W Head - Colluccio I 1_59 BeC 3/24/09 10/12f09 $26,036 $16,375
W Head - Muela 1 1.14 BCe 3124/09 06/08/09 $18.668 $16.375
Triannle licensinn Corp , 29.33 Bee 6f23109 08f10J09 5289,400 $9,867
W Head - Fisiorek 1 1_14 BeC 12115/09 01/08/10 $18,668 $16,375
W Head. Stark 1 114 BCe 1/26/10 OJi08J10 $11,400 $10,000
Rivers Road - Devlsse Tr. I '1.34 sce 2/231'10 Q312911C $135,000
Nancv Pavton Preserve - Kirb 1 1 BCe 3J23/10 05/17110 $30.000
NanC::- PMon Preserve . Mu~ 1 1 BCe 4126/10 $32,500
W Head. Law;kil 1 1.14 $11,400
Total PurchasedlUnder Contract 192 4,000.02 $103,522,453
Cil of Na les. 4 39 acres "1 439 Bee \5/20/06 09/0 1106 .$10900
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22
Recreation & Open Space Elt!menf
SUMMARY OF RECOMMENDED CHANGES
2011 EV ALVA TION & APPRAISAL REPORT (EAR)
Conservation and Coastal Management Element
Goals, Objective and Policies: The entire Element should be revised to reflect the proper
formatting of Goals, Objectives and Policies, as defined below.
Goal: General statement that defines what the Element will
ultimately achieve.
Objective: A more specific statement than the stated Goal;
describes actions that will help achieve the goal(s).
Policies: Specific statements that provide directives on how to
achieve the objectives and ultimately the Element's goal(s).
Goals, Objective and Policies: The entire Element should be revised to reflect Department
name changes, designee changes, renumbering due to objective
and/or policy additions and/or deletions, and grammatical
changes.
Objective 1.1:
Policy 1.1.6:
Policy 1.2.3:
Policy 1.2.5:
Policy 1.3.4:
Objective 2.1:
Policy 1.3.4:
Objective 2.2:
Objective 2.3:
Objective 2.5:
Revise to reflect Program has been implemented and activities are ongoing
Revise to include an effective date
Modify to require that only watershed dependent data should be organized
by watershed and sub-basin units
Delete, as Policy is no longer relevant.
Delete, as Policy is no longer relevant
Modify to reflect completed work and reword first sentence in item (c)
Delete, as Policy is no longer relevant
Modify to add qualifier, such as "to attain the highest water quality
practical"
Revise to include coordination and Plan development with the FDEP
Delete, as estuarine management program has been implemented
1
CCME SUMMARY OF RECOMMENDED CHANGES
Policy 2.5.1:
Policy 2.5.2:
Policy 2.5.3:
Objective 3.1:
Policy 4.1.2:
Policy 4.1.3:
Policy 6.1.1:
Policy 6.1.2:
Policy 6.2.1:
Policy 6.2.5:
Policy 6.3.3:
Policy 7.1.2:
Delete, as estuarine management program has been implemented
Delete, as estuarine management program has been implemented
Delete, as estuarine management program has been implemented
Revise to reflect establishment of the monitoring network; addition of
phrase, "to ensure highest water quality practical"; and reference that
groundwater monitoring activities are ongoing
Revise to indicate that the County, in coordination with the SFWMD shall
be responsible for devising a method to determine agricultural pumpage
Revise to indicate County Department responsible for compiling water use
requirements of the native plant and animal community associations within
the County
Modify to reference the June 2010 Land Development Code amendments
that implement specific subsections of this Policy; address scrivener's errors
in subsections 6. 1.1 (7 & 13) and revise applicable subsections; delete
subsection 6.1. I (7), since its already addressed by Policy 6. 1.1 (12);
reference Land Development Code criteria that implements subsections
6. I.l (12); and add an exemption from the native vegetation retention
requirements for Federal and State parks, preserves and forests whose
purpose is to manage land for conservation
Revise to include reference to the June 2010 Land Development Code
amendments that implement specific subsections of the Policy; and, include
an exemption from the native vegetation retention requirements for Federal
and State parks, preserves and forests whose purpose is to manage land for
conservation purposes
Revise to correct the Florida Administrative Code reference; and insert
reference to the current SFWMD land use and land cover inventory
Delete Section 6.2.5 (6)(5)(b)(3), as the specific criteria to identify
mitigation priorities and implement the incentive program have been
adopted into the Land development Code
Delete, as the new FWC Rule Change prohibits speed zones to be
established based on benthic resources
Delete references to specific wildlife publications and plans listed in the
Policy; revise to add a general reference to publications utilized by the
FFWCC and USFWS as their technical assistance; and, delete the reference
2
CCME SUMMARY OF RECOMMENDED CHANGES
Policy 7.1.6:
Objective 7.2:
Policy 7.2.2:
Objective 7.3:
Policy 7.3.1
Policy 7.4.1
Policy 9.1.6
Policy 9.1.7
Policy 9.2.3
Policy 9.4.3
Policy 10.1.5
Policy 10.1.6
Policy 10.2.1
Policy 10.4.13
Policy 10.6.2
Objective 12.1
Policy 12.1.3
Policy 12.1.5
to mitigation for black bear habitat, as no such mitigation is required by the
FFWCC or USFWS
Delete, as the Land Development Code amendment to implement this Policy
has been completed.
Revise to reflect the most up-to-date, best available data on manatee deaths
in Collier County waters
Delete specific reference to Policy 6.3.3, as reference is no longer relevant
Revise to reflect the most up-to-date, best available data on sea turtle
disorientation
Revise to reflect the correct Policy reference
Modify Policy to refer to other funding opportunities
Revise to reflect the establishment of a training program
Revise to reflect current departmental reference
Modify to reflect the establishment, and maintenance, of a cooperative
agreement
Modify to remove redundant sentence
Modify to consistently refer to "marine" wetlands
Modify to require that destruction of any marine wetlands requires a fiscal
analysis
Modify to require beach access sites shown on plans to be at the discretion
of the County
Modify the Policy to change its focus to educating the public about sea level
rise
Delete, as existing regulations are adequate to address sea level rise
Modify to address legislative changes to hurricane evacuations requirements
Modify to reflect shelter space figures that are consistent with the
Southwest Florida Regional Planning Council's Hurricane Evacuation Study
Update
Modify to reflect updated equipment listing requirements for onsite shelters
3
CCME SUMMARY OF RECOMMENDED CHANGES
Policy 12.1.9
Policy 12.1.11
Policy 12.1.12
Policy 12.1.13
Policy 12.1.14
Policy 12.1.15
Policy 12.1.17
Policy 12.1.21
Policy 12.2.5
Policy 12.3.2
Objective 12.4
Revise to reflect correct tenninology and coordination activities
Revise to reflect latest date of document
Revise to reflect latest date of document
Modify to reference funding limitations
Delete, as the inclusion of hurricane shelters within the 5-year schedule of
Capital Improvements is not supported
Modify to make Policy references consistent with State and Federal
guidelines; and, revise to reflect latest date of document
Revise sentence for clarity
Revise to reflect the next due date for the Plan update
Modify to provide new CHHA definition
Revise for clarification and sentence structure
Revise to reflect current terminology and departmental names
4
CCME SUMMARY OF RECOMMENDED CHANGES
Assessment of the Successes and Shortcomings
and Recommendations
for the Conservation and Coastal Management Element
A. Introduction and Background
The Conservation and Coastal Management Element of the Growth Management Plan provides the
County the guidance to: manage coastal systems and historic resources, and maintain shoreline lands
and infrastructure so as to enhance environmental, recreational, and economic opportunities and
protect human life; protect, conserve and manage natural systems, and vegetative and land resources;
and, where appropriate, enhance air and water quality.
The Conservation and Coastal Management Element includes thirteen (13) Goals and associated
objectives and policies. These Goals are summarized as follows:
I. Protection of natural resources;
2. Protection of surface and estuarine water resources;
3. Protection of groundwater resources;
4. Protection of freshwater resources;
5. Protection of mineral and soil resources;
6. Protection of native vegetation and wildlife habitat;
7. Protection of fisheries and wildlife;
8. Maintenance of existing air quality;
9. Management of hazardous materials and hazardous wastes;
10. Protection of coastal resources;
I I. Protection of historic resources;
] 2. Hurricane evacuation and sheltering; and,
13. A voiding duplication of regulations
Preparation of this Section of the Evaluation & Appraisal Report (EAR) involved coordination
between Comprehensive Planning staff and the following departments/sections: Land Development
Services Department - Zoning Services Section, Stormwater and Environmental Planning Section,
Engineering Services Section; Public Utilities Engineering and Water Departments; Pollution Control
Department; Parks and Recreation Department; Coastal Zone Management Department; Facilities
Department - Conservation Collier; and the Bureau of Emergency Services. Staff's evaluation of the
Objectives and Policies contained within the Element are below.
B. Ohjective Analysis
OBJECTIVE 1.1:
Collier County will continue to develop and implement a comprehensive environmental
management and conservation program, which will ensure that the natural resources,
including State and Federally listed animal species, of Collier County are properly,
appropriately, and effectively identified, managed, and protected.
Objective Achievement Analvsis:
Collier County continues to operate the program described in this Objective.
1
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
.~~---_..- .. ...--..----.--
This Objective remains relevant and should be retained. However, the Objective should be revised to
reflect that the program is ongoing.
Policv Relevance:
Policy 1.1.1:
Collier County has established and maintains an Environmental Advisory Council (EAC),
which advises and assists the appropriate County agencies, the Collier County Planning
Commission (CCPC) and the Board of County Commissioners (BCC) in implementing the
County's environmental resources management programs.
Policv Achievement Analvsis:
The Environmental Advisory Council (EAC) continues to advise and assist the appropriate County
agencies in implementing the County's environmental resources management programs.
This Policy remains relevant and should be retained.
Policy 1.1.2:
Collier County has incorporated the goals, objectives and policies of this Conservation and
Coastal Management Element into the Collier County Land Development Code as the County's
standards for environmental resources protection and management. The Land Development
Code shall be revised, to reflect the adoption of new and/or revised natural resources
management and environmental protection standards and criteria.
Policv Achievement Analvsis:
The Land Development Code has been, and will continue to be, revised as needed to reflect the
adoption of new and/or revised natural resources management and environmental protection standards
and criteria.
This Policy remains relevant and should be retained.
Policy 1.1.3:
Collier County shall continue to support established environmental policies by maintaining an
appropriately administered and professionally staffed governmental unit capable of
developing, administering, and providing long-term direction for the protection and
management of the County's environmental resources.
Policv Achievement Analvsis:
The County continues to support established environmental policies by maintaining an appropriately
administered and professionally staffed governmental unit capable of developing, administering, and
providing long-term direction for the protection and management of the County's environmental
resources.
This Policy remains relevant and should be retained.
Policy 1.1.4:
The appropriate County agencies shall continue cooperation with private natural resource
conservation and management organizations, as well as Regional, State, and Federal
environmental agencies and will work with other local governments to identify and manage
shared natural resources.
2
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Poliev Achievement Analvsis:
The County continues to cooperate with Regional, State, and Federal environmental agencies as well
as private natural resource conservation and management organizations to identifY and manage shared
natural resources. Additionally, the Environmental Planning Section established an "agency"
stakeholders group to provide input on the watershed plans and the floodplain plan; the Coastal Zone
Management Department holds meetings with stakeholder groups, environmental organizations, FDEP
and the cities of Naples and Marco Island to discuss projects and issues of common interest; and,
Conservation Collier coordinates with adjacent landowners, public and private, for the management of
shared natural resources. Conservation Collier's activities include, but are not limited to, coordination
with the USFWS, Collier Seminole State Park, and Rookery Bay NERR to manage McIlvane Marsh
Preserve; the City of Marco to manage Otter Mound Preserve; Rookery Bay NERR to manage Shell
Island Preserve; FL Division of Forestry to manage fire dependent habitat in all Program preserves;
City of Naples, the Conservancy of SWFL, the SWFL Land Preservation Trust, and the Naples Zoo to
manage the Gordon River Greenway; The Future Citizens to manage Wet Woods Preserve; and
SWFWMD, CREW land and Water Trust, USDA, and FWC to manage Caracara Prairie Preserve.
This Policy remains relevant and should be retained.
Policy 1.1.5:
Collier County shall maintain a conservation program, which attempts to equitably balance the
relationship between the benefits derived from, and the costs incurred by such a program to
both the public and private sectors.
Poliev Achievement Analvsis:
The County continues to maintain a conservation program that attempts to equitably balance the
relationship between the benefits derived from, and the costs incurred by, such a program to both the
public and private sectors. For example, Conservation Collier is funded through voter approved, ad-
valorem taxes. Public access is an aspect of the program that is required by ordinance (2002-63, as
amended). Although there are costs incurred by acquiring and managing conservation lands,
Conservation Collier only acquires, protects and manages environmentally sensitive lands that offer
the following: the best human social value, including equitable geographic distribution, natural
resource-based recreation, local ecological awareness and enhancement of the aesthetic setting of
Collier County; protection of wetlands and surface water resources including enhancement of flood
protection; and the most biological value, including biodiversity, listed species habitat, connectivity,
restoration potential, and ecological quality.
This Policy remains relevant and should be retained.
Policy 1.1.6:
In those areas of Collier County where oil extraction and related processing is an allowable
use, such use is subject to applicable state and federal oil and gas permits and Collier County
non-environmental site development plan review procedures. Directional-drilling andlor
previously cleared or disturbed areas shall be utilized in order to minimize impacts to native
habitats, where determined to be practicable. This requirement shall be deemed satisfied upon
issuance of a state permit in compliance with the criteria established in Chapter 62C-25
through 62C-30, F.A.C., as those rules exist on the effective date of this amendment to the
Collier County Comprehensive Plan, regardless of whether the activity occurs within the Big
Cypress Watershed, as defined in Rule 62C-30.001(2), F.A.C. All applicable Collier County
environmental permitting requirements shall be considered satisfied by evidence of the
issuance of all applicable federal andlor state oil and gas permits for proposed oil and gas
activities in Collier County, so long as the state permits comply with the requirements of
3
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Chapter 62C-25 through 62C-30, F.A.C. For those areas of Collier County outside the boundary
of the Big Cypress Watershed, the applicant shall be responsible for convening the Big
Cypress Swamp Advisory Committee as set forth in Section 377.42, F.S., to assure compliance
with Chapter 62C-25 through 62C-30, F.A.C. even if outside the defined Big Cypress
Watershed. All access roads to oil and gas uses shall be constructed and protected from
unauthorized uses according to the standards established in Rule 62C-30.005(2)(a)(1) through
(12), F.A.C.
Policy Achievement Analvsis:
Policy I. 1.6 outlines the environmental review criteria for oil extraction and related processing, where
oil extraction and related processing is an allowable use in the County.
This Policy remains relevant and should be retained. However, the Policy should be revised to include
the effective date of the amendment.
OBJECTIVE 1.2:
Maintain the framework for an integrated, computer-based environmental resources data
storage, analysis, and graphics system and annually update the databases based on previous
year's analytical data in order to monitor the status of the County's natural resources and
propose potential protection measures when appropriate.
Objective Achievement Analvsis:
The Collier County Environmental Planning Section maintains a robust, GIS-based system (ESRl's
ArcGIS) that will be updated annually.
This Objective remains relevant and should be retained.
Policy Relevance
Policy 1.2.1:
As much as possible, the system will be compatible and capable of being tied into existing
geographic information and/or data management systems currently utilized by the South
Florida Water Management District, Southwest Florida Regional Planning Council, the Florida
Department of Environmental Protection, and the Florida Natural Areas Inventory.
Policy Achievement Analvsis:
The County's GIS-based system is compatible with thc other organizations' systems as listed in the
Policy.
This Policy remains relevant and should be retained.
Policy 1.2.2:
Data gathering will be coordinated with that of Federal, State and private resource
management organizations to minimize duplication of effort and enhance the quality of
information.
Policy Achievement Analvsis:
Data gathering and coordination with Federal, State and private resource management organizations is
an ongoing task. The continued coordination minimizes duplication efforts and enhances the quality of
information.
-I
CONSERVATION AND COASTAL AfANAGEMENT ELEMENT
This Policy remains relevant and should be retained.
Policy 1.2.3:
Collected andlor compiled data will be organized by established water-shed and sub-basin
units.
Policy Achievement Analvsis:
Most ofthis data is in GIS format, so there is no need or benefit to organize it by watershed.
The Policy remains relevant and should be retained. However, the Policy should be modified to
require watershed dependent data only be organized by watershed and sub-basin units.
Policy 1.2.4:
County environmental resources data will be made available to both public and private entities
in order to promote and improve local environmental resources planning and management.
Policy Aehievement Analysis:
The County's environmental database contains information that is ayailable upon request, subject to
fees that coyer staff time and resources needed to produce the information.
This Policy remains releyant and should be retained.
Policy 1.2.5
Collier County's computerized environmental resources data storage, analysis and graphics
system shall share information and resources with other Federal, State, Regional, local and
private environmental management agencies and organizations and the general public. The
County shall cooperate with these other entities when updating its system in order that the
benefits of the updated system may be shared with all appropriate agencies and organizations.
Policy Achievement Analysis:
Provisions for working cooperatively with other agencies and sharing data with the public are in the
preceding policies.
This Policy is no longer relevant and should be deleted.
OBJECTIVE 1.3:
Pursuant to Administration Commission Final Order AC-99-002 dated June 22, 1999, the
County has completed the phased delineation, data gathering, management guidelines and
implementation of the Natural Resources Protection Area (NRPA) program as part of the
required Collier County Rural and Agricultural Assessment. Through this Assessment, the
County has determined that the NRPA program is not the only mechanism to protect
significant environmental systems. Accordingly, within the Rural Lands Stewardship Area
Overlay in the Future Land Use Element, the County has delineated Stewardship Sending
Areas that will function to protect large environmental systems. Pursuant to the following
policies, the County shall protect identified environmental systems through the NRPA and
Rural Lands Stewardship programs.
5
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Obiective Achievement Analysis:
This Objectiye remains relevant and should be retained. However, the Objective should be rewritten
for clarity (i.e. formatting).
Policy Relevance:
Policy 1.3.1:
The purpose of the NRPA program is to direct incompatible land uses away from significant
environmental systems that exist at a landscape scale, contain large systems of connected
wetland and upland habitats, and support a wide variety of listed species. The program will
include the following:
a. Identification of the NRPAs in map form as an overlay to the Future Land Use Map;
During the Assessment for the Rural Fringe area, the County has determined that CREW
Trust lands, Belle Meade, a portion of the Northern Belle Meade shall be identified as
NRPAs. The County also has determined that the South Golden Gate Estates is a NPRA.
The specific boundaries have been identified as NRPAs on the Future Land Use Map.
b. A process for verifying the existence and boundaries of NRPAs during development
permit applications;
c. Guidelines and standards for development of NRPAs including conservation guidelines
to protect natural resource values, to maintain ecologically functioning systems, and to
restore or mitigate NRPAs already degraded. Allowable land uses,
vegetation preservation standards, development standards, and listed species
protection criteria for the NRPAs are those contained in the NRPA Overlay within the
Future Land Use Element.
d. A review process, integrated into the normal development application review, to ensure
that the guidelines and standards are being met;
e. A program to defer development of NRPAs. First consideration should be fee simple
purchase (based on public referenda approving and funding purchases). Other options
should include, but not be limited to, tax incentives and transfer of development rights;
f. A program to pursue Delegation of Authority Agreements with State and Federal
Permitting agencies for local regulation of activities that may alter the biological and
physical characteristics of NRPAs;
g. The County shall seek assistance from and support State (e.g. CARL, SOR) or Federal
land acquisition programs for County areas qualifying as NRPAs.
Policy Achievement Analysis:
The County established Natural Resource Protection Areas (NRPAs) to direct incompatible land uses
away from signifieant environnlental systems that exist at a landscape scale, contain large systems of
connected wetland and upland habitats, and support a wide variety of listed species. The Policy also
provides infonnation regarding the relationship of the NRP As to the Rural and Agricultural Area
Assessment. Finally. the Policy requires the County to seek assistive from, and support, state and/or
federal land acquisition programs for areas qualifying as NRP As; Conservation Collier identifies
nominated properties within Federal and State acquisition areas and coordinates with the agencies to
make them aware of willing sellers within their acquisition areas.
This Policy remains relevant and should be retained.
Policy 1.3.2
The overall purpose and description of the Rural Stewardship program is defined in the Rural
Lands Stewardship Area (RLSA) Overlay found in the in the Future Land Use Element. A
6
CONSERVATION AND CDASTAL MANAGEMENT ELEMENT
Stewardship Credit system has been established as the primary basis for the protection of
Flowway Stewardship Areas (FSAs), Habitat Stewardship Areas (HSAs) and Water Retention
Areas (WRAs). The RLSA Overlay also contains policies to direct incompatible land uses
away from FSAs, HSAs and WRAs in order to protect wetlands, upland habitats and listed
species within the RLSA.
Policy Achievement Analysis:
This Policy establishes the purpose and description of the Rural Lands Stewardship Area (RLSA)
Overlay and also identifies the stewardship credit system as the means for diyerting development away
from Flowway Stewardship Areas (FSAs), Habitat Stewardship Areas (HSAs) and Water Retention
Areas (WRAs).
This Policy remains releyant and should be retained.
Policy 1.3.3:
Continue with management guidelines as defined within the County LDC that provide for the
management and conservation of the habitats, species, natural shoreline and dune systems
for the undeveloped coastal barrier and estuarine natural resources protection area.
Policy Achievement Analysis:
Policy 1.3.3 requires continuation of the County's management guidelines for the management and
conservation of the habitats, species, natural shoreline and dune systems for the undeyeloped coastal
barrier and estuarine natural resources protection area.
This Policy remains relevant and should be retained.
Policy 1.3.4:
Guided by the Technical Advisory Committee, designate and adopt management guidelines
and performance standards for County natural resource protection areas. Implementation
shall occur on an annual basis as NRPAs and their implementation criteria are developed.
Policy Achievement Analysis:
The Policy objectives have been achieved as part of the Growth Management Plan amendments to
satisfy the Final Order.
This Policy is no longer relevant and should be deleted.
Policy 1.3.5:
Where possible, the implementation of the NRPA program shall be coordinated with the
preparation and implementation of watershed and sub-basin management plans.
Policy Achievement Analysis:
Policy 1.3 .5 requires consideration ofNRPA program goals when developing watershed and sub-basin
management plans. The Belle Meade Area Storm water Management Master Plan included
recommendations for improvements that would benefit the natural resources as well as improvements
directed towards developed areas. The NRP A goals factored into the watershed prioritization process
by making growth impacts to wetlands and listed species criteria in the evaluation. The watershed
planning process has begun but has not yet progressed to recommendations. Goals of the NRP A
program will be factored into performance measures to include these concepts in the evaluation
process.
7
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
This Policy remains relevant and should be retained.
OBJECTIVE 2.1:
By January 2008, the County shall complete the prioritization and begin the process of
preparing Watershed Management Plans, which contain appropriate mechanisms to protect
the County's estuarine and wetland systems. The process shall consist of (1) an evaluation of
areas for which Watershed Management Plans are not necessary based on current or past
watershed management planning efforts, (2) an assessment of available data and information
that can be used in the development of Watershed Management Plans, and (3) budget
authorization to begin preparation of the first Watershed Management Plan by January 2008.
A funding schedule shall be established to ensure that all Watershed Management Plans will
be completed by 2010. In selecting the order of Plan completion, the County shall give
priority to watersheds where the development growth potential is greatest and will impact the
greatest amount of wetland and listed species habitats. The schedule and priorities shall also
be coordinated with the Federal and State agency plans that address Total Maximum Daily
Loads (TMDLs). Until the Watershed Management Plans are completed, the County shall apply
the following as interim standards for development:
a. All new development and re-development projects shall meet 150% of the water quality
volumetric requirements of Section 5.2.1(a) of the Basis of Review for Environmental
Resource Permit Applications Within the South Florida Water Management District
(February 2006) and the retention and detention requirements, and the allowable offsite
discharge rates required by Drainage Sub-element Policy 6.2 and 6.3, respectively;
b. Loss of storage or conveyance volume resulting from direct impacts to wetlands shall
be compensated for by providing an equal amount of storage or conveyance capacity
on site and within or adjacent to the impacted wetland.
c. Floodplain storage compensation shall be evaluated for developments within the
designated flood zones "A", "AE", and "VE" as depicted on the Flood Insurance Rate
Maps published by the Federal Emergency Management Agency with an effective date
of November 17, 2005. Floodplain storage compensation shall also be evaluated for
areas known to be periodically inundated by intense rainfall or sheetflow conditions.
d. All development located within areas identified on Figure 1 shall be evaluated to
determine impacts to natural wetlands, flowways, or sloughs. For this particular
evaluation, natural wetlands, flowways, or sloughs shall be tentatively identified as
contiguous lands having a continual preponderance of wetland or wet facultative plant
species and a ground elevation through the major portion of the natural wetland,
flowway, or slough at least one (1) foot lower than the ground at the edge of the natural
wetland, flowway, or slough. The edge of the natural wetlands, f1owways, or sloughs
shall be identified by field determination and based upon vegetation and elevation
differences from the adjacent uplands or transitional wetlands. The County shall
require the applicant to avoid direct impacts to these natural wetlands, flowways, or
sloughs or, when not possible, to ensure any direct impact is minimized and
compensated for by providing the same conveyance capacity lost by the direct impact.
The County shall adhere to the limiting discharge rates of each basin as outlined in
Ordinance 2001-27, adopted May 22, 2001 which amended the County Water
Management Policy and provided basin delineations where special peak discharge
rates have been established. The limiting discharge rates will be reviewed as a part of
the Watershed Management Plans, and modified according to the analyses and findings
of the Watershed Management Plans.
e. All new development and re-development projects shall ensure surrounding properties
will not be adversely impacted from the project's influence on stormwater sheet flow.
f. Prior to the issuance of a final development order, the County shall require all
development projects to obtain the necessary state and federal environmental permits.
g. Within one year of the effective date of these amendments, the County shall adopt land
development regulations to require Best Management Practices of future development
8
CONSER v:4 TlON AND COAS7:4L A/A NA ClEMENT ELEMENT
or re-development projects. Best Management Practices means structural and non-
structural facilities or practices intended to reduce pollution either through source
control or treatment of stormwater.
Figure 1.
Restoration Project Areas Where Interim Development Standard 2.1.d is
Applicable [See Figure 1 following CCME text]
Objective Achievement Analvsis:
Collier County is currently involved in the development of the Watershed Management Plans. The
County completed the initial delineation and prioritization of the watersheds by the end of November
2007. Dedicated funding for development of the Watershed Management Plans was also obtained and
set aside in 2007. The County coordinated with the Florida Department of Emergency Management
coastal Light Detection and Ranging (LiDAR) aerial topographic mapping effort to obtain more
detailed and expanded coverage of the County. The County also coordinated with the South Florida
Water Management District to utilize their existing two-dimensional regional hydrologic and hydraulic
model for southwest Florida as a starting tool in the development of the Watershed Management Plans.
The County utilized the various policies under CCME Objective 2.1 to form the basis for the Scope of
Services and then hired a eonsultant team to prepare the Watershed Management Plans. The work is in
progress and is scheduled for completion by the end of 20 10.
This Objective remains relevant and should be retained. However, the Objective should be modified to
reflect completed work, and the first sentence in (c) reworded as follows, "Floodplain storage
compensation shall be evaluated for developments within the designated Special Flood Hazard Area
(flood zones starting with the letter "V" or "A") as depicted on the effective Flood Insurance Rate Map
published by the Federal Emergency Management Agency."
Public Comment (Communitv Meetim! held on 3/15/10):
Public stated that the County has not developed a county-wide stormwater plan.
Public Comment (Communitv Meetinz held on 3/15/10):
Public stated that all development in the urban zones and outside should be considered and evaluated
after each watershed and its characteristics are developed.
Policv Relevance
Policy 2.1.1:
These Plans will evaluate activities in the watersheds that drain into the estuaries in order to
evaluate cumulative impacts on the estuarine system as well as impacts within the watersheds
themselves.
Policv Achievement Analysis:
The Scope of Services for development of the Watershed Management Plans includes this policy's
features.
The Policy remains relevant and should be retained.
Policy 2.1.2:
The Plans will provide for various tasks such as monitoring land-disturbing activities in the
watersheds, collecting canal flow and water quality data, stormwater quality data, and
assessing habitat changes.
9
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy Achievement Analysis:
The Scope of Services for development of the Watershed Management Plans includes this policy's
features.
The Policy remains relevant and should be retained.
Policy 2.1.3:
The Plans will also evaluate structural and non-structural controls for restoring historical
hydroperiods in impacted watersheds where possible and for reducing the impacts of canal
and stormwater discharges to estuaries.
Policy Achievement Analysis:
The Scope of Services for development of the Watershed Management Plans includes this policy's
features.
The Policy remains releyant and should be retained.
Policy 2.1.4:
All Watershed Management Plans shall address the following concepts:
a. Appropriate wetlands and uplands serving as a buffer to wetlands are conserved;
b. Drainage systems do not degrade wetland and estuary ecosystems;
c. Surface water that potentially could recharge ground water is not unduly drained away;
d. When feasible the extent and effects of salt-water intrusion are lessened;
e. The timing and flow of fresh water into the estuaries from the watershed shall, as a
minimum, not degrade estuarine resource value;
f. The needs of the watershed's natural resources and human populations are balanced;
g. The effects on natural flood plains, stream channels, native vegetative communities and
natural protective barriers which are involved in the accommodation of flood waters;
h. Non-structural rather than structural methods of surface water management should be
considered first in any proposed new works;
i. Wetland and estuarine habitat functions are conserved andlor enhanced; and
j. Wetland and estuarine ecosystems will be conserved andlor enhanced using a variety
of innovative tools, including landowner incentives, public acquisition, conservation
easements, andlor transferable development rights.
Poliey Achievement Analysis:
This Policy describes the Scope of Services for the development of the Watershed Management Plans.
The Policy remains relevant and should be retained.
Policy 2.1.5:
Upon establishment of the various Watershed Management Plans for Collier County, all
environmental data collection, environmental management and environmental planning
activities conducted by Collier County shall be conducted using a basin-by-basin approach.
Policy Achievement Analysis:
This Policy describes the Scope of Services for the development of the Watershed Management Plans.
The Policy remains relevant and should be retained.
Public Comment (Communitv Meetin!! held 011 2/23/10):
J()
CONSER V A nON AND COASTA L MA NAGEMENT ELEMENT
Public stated that there is a need to create county-wide stormwater management to address sea level
rise.
Public Comment (Communitv Meetinl! held on 3/15/10):
Public stated that there is a needfor a Master Watershed Management Plan.
Policy 2.1.6:
Until the completion and adoption of individual watershed management plans, promote water
management permitting on a basin by basin approach.
Policy Achievement Analysis:
Water management permitting is regulated by the South Florida Water Management District.
The Policy is not relevant and should be deleted, as water management permitting is regulated by the
SFWMD.
Policy 2.1.7:
Collier County shall take the lead and promote intergovernmental coordination between the
County and other governmental agencies involved with watershed planning, including, but not
necessarily limited to, the municipalities of Marco Island, Naples and Everglades City, the
Florida Department of Environmental Protection, the South Florida Water Management District,
the Florida Fish and Wildlife Conservation Commission, the U.S. Fish and Wildlife Service, the
U.S. Army Corps of Engineers and other governmental agencies. The County will take the lead
and oversee the preparation of the necessary watershed management plans, and will rely upon
the work performed or data collected by other agencies, to the extent that these agencies have
data andlor experience, which may be useful within the watershed basin planning and
management process.
Policy Achievement Analysis:
This Policy describes the Scope of Services for the development of the Watershed Management Plans.
The Policy remains relevant and should be retained. However, the Policy should be modified to reflect
work completed and listed activities are on-going.
OBJECTIVE 2.2:
All canals, rivers, and flow ways discharging into estuaries shall meet all applicable Federal,
State, or local water quality standards.
Objective Achievement Analysis:
This Objective has not been met, because there are several water bodies in Collier County that do not
meet Federal or State water quality standards. The Florida Department of Environmental Protection
(FDEP) and the United States Environmental Protection Agency have finalized the list of those water
bodies that do not meet water quality standards, and in 2008 FDEP developed Total Maximum Daily
Loads for these water bodies. The Watershed Management Plans being developed by Collier County
will address these water bodies.
Water quality improvement initiatives have been taken within Collier County to address some water
quality issues. A new water quality treatment system referred to as Freedom Park has been constructed
to treat the water within the Gordon River. In addition the Lake Trafford dredging project, which is
11
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
currently ongoing, has been removing the muck on the bottom of the lake in order to improve the
lake's water quality and prevent future fish kills.
Collier County Pollution Control continues to implement numerous proactive programs designed to
protect the County's surface water quality from man-made pollution sources. However, due to natural
conditions impacting the water quality found in Collier County, some federal and state water quality
conditions may not be achievable. Therefore, Collier County will continue to take all necessary
actions to maintain the highest attainable level of surface water quality within its watersheds.
This Objective remains relevant and should be retained. However, the Objeetive should be reworded
similar to Goal 3 to read, "to attain the highest water quality practical."
Policy Relevance:
Policy 2.2.1:
Wastewater treatment plants shall not be allowed to discharge directly to rivers, canals or
jurisdictional wetlands unless they meet Florida Department of Environmental Protection
(FDEP) regulations and are not in violation of other Goals, Objectives and Policies of this
Element
Policv Achievement Analvsis:
Policy 2.2. I bans wastewater treatment plants from discharging directly into rivers, canals or
jurisdictional wetlands unless they meet Florida Department of Environmental Protection (FDEP)
regulations and are not in violation of other Goals, Objectives, and Policies of this Element.
This Policy remains relevant and should be retained.
Policv Achievement Analvsis:
Policy 2.2.2:
In order to limit the specific and cumulative impacts of stormwater run-off, stormwater
systems should be designed in such a way that discharged water does not degrade receiving
waters and an attempt is made to enhance the timing, quantity and quality of fresh water to the
estuarine system. Non-structural methods such as discharge and storage in wetlands are
encouraged.
Policy Achievement Analvsis:
Policy 2.2.2 limits the specific and cumulative impacts of stonnwater run-olT.
The Policy remains relevant and should be retained. However, the Policy should be revised to delete
the word "in" and with the word "into" in the last sentence.
Policy 2.2.3:
Chemical spraying for aquatic weed control should be conducted with extreme caution. The
use of appropriate biological and mechanical (use of harvesting equipment to remove
vegetation) controls in both the canal system and storrnwater detention ponds is encouraged.
Manufacturers and EPA guidelines for chemical use in aquatic habitat will be followed.
Policy Achievement Analvsis:
Policy 2.2.3 requires that chemical spraying for aquatic weed control should be condueted with
extreme caution and encourages the use of biological and mechanical controls.
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CONSERVATION AND COASTAL A1ANAGEMENT ELEMENT
The Policy remains relevant and should be retained.
Policy 2.2.4:
Continue and expand when needed the existing water quality monitoring program for sampling
canals and rivers and assess the data annually.
Policy Achievement Analvsis:
Policy 2.2.4 requires the continuation and expansion of the County's water quality sampling program.
Collier County Pollution Control Department (CCPCD) continues monitoring a fixed network of
surface water stations throughout the county. The network is evaluated every 3 years to determine the
relevancy of the sampling sites. If water quality problems are found that may impact public health, a
very intensive study area (VISA) is initiated to determine the source of the water quality problems.
The surface water quality data were assessed in 2007 by CCPCD; in 2008 by the Florida Department
of Environmental Protection under the Impaired Waters Rule Assessment; and will be reassessed in
2010 by CCPCD.
The Policy remains relevant and should be retained.
Policy 2.2.5:
By December 31, 2008, and no less than every three years, stormwater management systems
shall be inspected and certified by a licensed Florida professional engineer for compliance
with their approved design, and any deficiencies shall be corrected.
Policy Achievement Analvsis:
The deadline for Policy 2.2.5 has not been met, and the County has not identified storm water
management systems that are not currently meeting State water quality treatment standards. The
County is developing a process for storm water management systems, which is expected to be
completed by December 2015.
This Policy remains relevant and should be retained. However, the Policy should be revised to reflect
an extended deadline to December 2015; and include a requirement to coordinate activities with the
South Florida Water Management District (SFWMD) and FDEP.
OBJECTIVE 2.3:
All estuaries shall meet all applicable federal, state and local water quality standards.
Obiective Achievement Analvsis:
This Objective has not been met. The estuaries do not meet Federal or State water quality standards.
The Watershed Management Plans developed by the County will address measures to bring these
water bodies into compliance with State and Federal water quality starJdards. Currently, the County
monitors its water quality through the colleetion and evaluation of ground water and surface water
samples.
This Objective remains relevant and should be retained. However, the Objective should be revised to
inelude the development of a plan, in eoordination with the FDEP, to meet applicable federal, state and
local water quality standards.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy Releyance:
Policy 2.3.1:
No new untreated point source discharge shall be permitted directly to the estuarine system or
rivers or canals that flow into the estuarine system.
Policy Achievement Analysis:
Poliey 2.3. I requires that no new untreated point source discharge is to be permitted directly to the
estuarine system or rivers or canals that flow into the estuarine system. Collier County enforces State
and Federal environmental and health criteria relatiye to point source discharges.
The Policy remains relevant and should be retained.
Policy 2.3.2:
Stormwater systems discharging directly to estuaries shall be designed to meet the same
requirements as stated in Policy 2.2.2.
Policv Achievement Analysis:
Policy 2.3.2 requires that Storm water systems discharging directly to estuaries are to be designed to
meet the same requirements as stated in Policy 2.2.2.
The Policy remains relevant and should be retained.
Policy 2.3.3:
All watershed basin modification activities shall include appropriate detention and retention
criteria, consistent with the rules and regulations of the South Florida Water Management
District, Big Cypress Basin Board and Collier County, as may be applicable.
Policv Achievement Analvsis:
The Policy remains relevant and should be retained.
Policy 2.3.4:
Continue to implement and refine a water quality and sediment monitoring program for the
estuarine system.
Policy Achievement Analvsis:
The Coastal Zone Management (CZM) Department implemented a water quality monitoring program
in October of 2008. A water quality monitoring plan was written and approved. The Monitoring Plan
follows FDEP's Standard Operating Procedures and the Pollution Control Department's Lab
Procedures. Water quality sampling has been conducted in Cocohatchee Estuary j()r over a year; a
draft report of the data has been written. Also, water quality sampling started in November of 2009 in
Clam Bay. CZM is currently sampling the Cocohatchee and Clam Bay on a monthly basis. Master
plans will be developed with stakeholders as data and regulations are developed.
This Policy remains relevant and should be retained.
Policy 2.3.5:
Continue to have staff coordinate with the City of Naples staff regarding coordinated and
cooperative planning, management, and funding programs for limiting specific and cumulative
J-I
CONS'ER VA TJONAND COASTAl. A1ANAGEA1ENT ELEMENT
impacts on Naples Bay and its watershed. At a minimum, this agreement includes the
following:
a. Insure adequate sites for water dependent uses,
b. Prevent estuarine pollution,
c. Control run-off,
d. Protect living marine resources,
e. Reduce exposure to natural hazards,
f. Ensure public access,
g. Provide a continuing monitoring program.
Policy Achievement Analysis:
Policy 2.3.5 requires the County to continue to coordinate with the City of Naples regarding
cooperative planning, management, and funding programs for limiting specific and cumulative impacts
on Naples Bay and its watershed.
The Policy remains relevant and should be retained.
Policy 2.3.6:
The County will only allow development activities which will not adversely impact coastal
water resources. This is implemented through the following mechanisms:
a. Require all applicable Federal and State permits addressing water quality to be
submitted to Collier County before Collier County issues a Final Development Order.
b. Excluding single family homes, any project impacting 5 acres or more of wetlands must
provide a pre and post development water quality analysis to demonstrate no increase in
nutrient, biochemical oxygen demand, total suspended solids, lead, zinc and copper
loading in the post development scenario.
c. By January 2008, the County shall undertake an assessment of the current model used
to evaluate pre and post development pollutant loadings referenced in (b) of this Policy.
At a minimum, the purpose of this assessment will be to verify the accuracy of the model
and to provide data evaluating stormwater management structure design. In reviewing
the accuracy of the model, the County will include an evaluation of the reduction of lake
depths with time and the corresponding loss of retention volume, the impact of lake
stratification, and the need for aeration. The assessment will also include the sampling
of runoff from undisturbed sites and from permitted stormwater outfalls for the
parameters listed in Paragraph (b) of this Policy and pesticides. The results of the
assessment and recommendations regarding the pollutant loading analysis, revisions to
current model methodology, potential regulatory restrictions, and further monitoring
shall be presented to the Board of County Commissioners for further direction.
Policy Achievement Analysis:
Policy 2.3.6 requires the County to only allow development activities which will not adversely impact
coastal water resources. This is to be implemented by I) requiring applicable Federal and State permits
addressing water quality to be submitted to Collier County before Collier County issues a Final
Development Order, 2) require projects, excluding single family homes, impacting 5 acres or more of
wetlands to provide a pre and post development water quality analysis to demonstrate no increase in
nutrient, biochemical oxygen demand, total suspended solids, lead, zinc and copper loading in the post
development scenario and 3) undertake an assessment of the current model used to evaluate these pre
and post development pollutant loadings.
Regarding, a pre-development vs. post-development analysis for nutrients, BOD, TSS, Pb, Zn, and Cu,
LDC section 10.02.02 A.4.f indicates that the analysis shall be performed using "approved
15
CONSERVATiON AND COASTAL MANAGEMENT ELEMENT
methodologies" and only requires the analysis on nutrients. The methodology that has been used by the
US Army Corps of Engineers and is being developed by the Florida Department of Environmental
Protection is limited to nutrients (nitrogen and phosphorus).
The original state stormwater regulations were based on a standard of 80 % removal of TSS. Current
evaluations of Florida stormwater regulation indicate the design needs to address increasing
concentrations of nutrients (nitrogen and phosphorus) in surface and ground water. Additionally other
significant pollutants are more easily removed than nitrogen or phosphorus (Harper, 2007). The draft
pern1itting handbook for the update of the state stormwater rule includes analysis only for nitrogen and
phosphorus loadings (FDEP, 2009). In the new model the pre development conditions are now
considered to be the conditions represented by the SWFFS Natural Systems Model. (This analysis
model is very similar to that proposed in Evaluation of Alternative Storm water Regulations for
Southwest Florida, 2003)." The model proposed in the new storm water rule is the preferred analysis,
by staff.
The FDEP evaluation of the storm water rules in preparation of development of the proposed state-wide
stormwater rule addressed the issues identified in section c. Harper (2007) indicates that in wet
detention systems, nutrient treatment is primarily through the production of algae. He recommends that
only the top 12 feet of un-mixed systems be considered in the water quality treatment requirement.
(Deeper depths are recognized as storage of solids and treatment for other constituents.) This is also
the recommendation of the "Applicant's Handbook" for the proposed rule. The choice of whether to
aerate/mix wet detention systems or not is left to the applicant, but the treatment is only based on the
aerated portion. Additionally, the monitoring of solids accumulation to identifY when impacts to
treatment volume is required annually. FDEP also studied runoff from native vegetative communities
(Harper 2009) and reported runoff characteristics for nutrients and metals.
Due to the change in emphasis of state regulatory programs limiting the loading analysis to nutrients
and the studies that have been produced by FDEP to support the proposed stormwater rule, Collier
County recommends removing the requirement for TSS, BOD. Pb, Zn, and Cu from the Policy in
section b. and delete section c.
Literature:
Evaluation of Alternative Storm\vater Regulations for Southwest Florida. Harvey Harper PhD., P.E.,
David M. Baker r.E.. Environmental Research & Design, Inc. 2003
Evaluation of Current StOITnW3tcr Design Criteria within the State of Florida. Harvey Harper PhD., P.E.,
David M. Baker P.E.. FDEP 21107
Environmental Resource Permit Stol1llv,'ater Quality. Applicant's llandbook. Draft (July 2009). FOEP"
Runoff Characteristics of Natural Vegetation Communities in Florida Draft Final Report September 2009.
'-Iar\c:y Harper PhD., P.E. 2009. FDEP
OBJECTIVE 2.4:
Collier County shall continue taking a coordinated and cooperative approach with the Florida
Department of Environmental Protection (FDEP) regarding environmental planning,
management and monitoring programs for Rookery Bay and Cape Romano - Ten Thousand
Islands Aquatic Preserves and their watersheds. As part of this process, the County shall
continue to notify FDEP of development projects within the watersheds of these preserve
areas.
Obiective Achievement Analysis:
Collier County is taking a continued, coordinated and cooperative approach with the Florida
Department of Environmental Protection regarding planning, management and monitoring programs
16
CONSER VA TJON AND COASTAL MANAGEMENT ELEMENT
for Rookery Bay and Cape Romano - Ten Thousand Islands Aquatic Preserves and their watersheds.
There is an "agency" stakeholders group for the watershed plans and agency input is requested
annually for the floodplain plan. The FDEP is notified of development projects within the watersheds
of these preserve areas. Additionally, Coastal Zone Management (CZM) staff remains in contact with
FDEP for all permitted issues as well as cooperate and coordinates with Rookery Bay with regard to
water quality. Currently, FDEP is looking at changing the nutrient criteria specifications. CZM staff
is working with FDEP, Rookery Bay, and other agencies for better criteria.
This Objective remains relevant and should be retained.
Policy Relevance:
Policy 2.4.1 :
At a minimum the County shall notify Department of Environmental Protection of proposed
land development projects that could affect these preserves.
Policy Achievement Analysis:
The County notifies the Department of Environmental Protection of proposed land deyelopment
projects that may affect the preserves identified in Objective 2.4.
This Policy remains relevant and should be retained.
Policy 2.4.2:
The County shall request the Department of Environmental Protection staff to participate in the
development of future coastal and watershed management plans.
Policy Achievement Analysis:
Policy 2.4.2 requires the County to request that the Department of Environmental Protection staff
participate in the development of future coastal and watershed management plans.
This Policy remains relevant and should be retained.
Policy 2.4.3:
The County will request the cooperation of the Department of Environmental Protection to
gather data and information needed for monitoring water quality, habitat changes and land use
activities within the watersheds of these preserves.
Policy Achievement Analysis:
Rookery Bay staff has been inyited to participate on the Watershed Management technical advisory
team; no comments were received. Much of the water quality monitoring is funded by the Big Cypress
Basin and requires water quality information be posted to the Florida STORET systcm, maintained by
FDEP. Land use is primarily analyzed by GIS, using the SFWMD land use data bases which are
updated on a 5-year cycle.
This Policy remains relevant and should be retained.
OBJECTIVE 2.5:
The County will continue with the implementation of its estuarine management program by
requiring development to meet its current standards addressing stormwater management, and
the protection of seagrass beds, dune and strand, and wetland habitats.
17
CONSER V ATlON AND COASTAL MANAGEMENT ELEMENT
Obiective Achievement Analysis:
The estuarine management program has been implemented. The development of watershed
management plans for the County has been included elsewhere III the CCME. The estuarine
management program has been implemented through the following:
1. CCME Policies under Goals 2, 6, 7 and II
2. LDC Sections
3.03.00 Coastal Zone Management
3.04.00 Protection of Endangered, Threatened, or Listed Species
3.05.01 Vegetation Removal, Protection, and Preservation
5.03.06 Dock Facilities (Protection of seagrass beds)
9.04.06 Variance to the Coastal Construction Setback Line
1O.02.02.A Environmental Data Submittal Requirements
10.02.06.1 Vehicle-on-the-Beach Regulations
3. Manatee Protection Plan
4. County water quality monitoring progralll
5. Artificial reef program
6. Waterways management program
The Objective and associated Policies are no longer relevant and should be deleted.
Policy Relevance:
Policy 2.5.1:
Identify land use activities that have the potential to degrade the estuarine environmental
quality.
Policy Achievement Analysis:
Policy is no longer relevant and should be removed (see Objective Achievement Analysis).
Policy 2.5.2:
This management program shall incorporate information obtained from the various watershed
management plans described elsewhere in this Element.
Policy Achievement Analysis:
Policy is no longer relevant and should be removed (see Objective Achievement Analysis).
Policy 2.5.3:
This program shall in part be based on the estuarine data analyses and management
recommendations contained in the County's coastal management program's technical reports.
Policv Achievement Analysis:
Policy is no longer relevant and should be removed (see Objectivc Achicvement Analysis).
OBJECTIVE 3.1:
Ground water quality shall meet all applicable Federal and State water quality standards.
Ground water quality shall be monitored in order to determine whether development activities
are contributing to the degradation of Collier County's ground water quality. Ground water
data and land use activities will be assessed annually to determine long-term trends and
whether the County is meeting Federal and State regulatory standards for ground water
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
quality. The County shall require ground water monitoring of land uses in accordance with
Chapters 62-520, 62-550 and 62-777 of the Florida Administrative Code. Upon the detection of
any ground water degradation determined through the monitoring process, the County will
notify the appropriate regulatory agencies.
In a coordinated effort with the United States Geological Survey (USGS), or of its own accord,
the County shall institute a groundwater monitoring network by 2008, including the
comprehensive inventory of monitoring wells, an assessment of monitoring wells previously
damaged, and policies to make appropriate well repairs and replacements.
Objective Achievement Analvsis:
Collier County continues to implement numerous proactive programs designed to protect the County's
ground water quality from man-made pollution sources. However, due to natural conditions impacting
the water quality found in Collier County, some federal and state water quality conditions may not be
achievable. Suggest Objective be worded sintilar to goal to "ensure highest water quality practical". A
groundwater monitoring network was established by the County's Pollution Control Department in
2006. This monitoring network monitors seventy-two (72) ground water monitoring wells
senti annually; dry and wet season. These wells provide limited monitoring of the following land uses;
agriculture, commercial, golf course, park, rural residential, urban residential, utilities and wetland.
Groundwater quality is assessed annually and provided to the appropriate regulatory agencies for
further investigation of exceedances of State and Federal ground water quality standards. This network
of monitoring wells encompasses wells owned by USGS, City of Naples, Collier County Wastewater
Department and Collier County Water Department. Any monitoring well repairs or replacements
would be done at the owner's discretion.
In addition, Section 3.06 of the County's Land Development Code (Ground Water Protection) was
developed to protect existing and future wellfields, protect natural aquifer system recharge areas,
protect Countywide groundwater resources, and to protect the public health and resources through
regulation and establishment of standards for development involving the use, storage, generation,
handling, and disposal of quantities of hazardous products and hazardous waste in excess of identified
quantities, disposal of sewage and effluent, storm water management, earth ntining, petroleum
exploration, solid waste, and other related aspects of land use and development.
Since a groundwater monitoring network was established in 2006, suggest Objective 3. I be revised to
replace the second paragraph with "The County shall continue to institute a groundwater monitoring
network."
This Objective remains relevant and should be retained. However, the Objective should be revised to
reflect the establishment of the monitoring network in 2006; include in first sentence of Objective the
phrase, "to ensure highest water quality practical"; and, include a reference that monitoring activities
are ongomg.
Policv Relevance:
Policy 3.1.1:
Wellhead protection areas identified on the Future Land Use Map Series shall be protected as
follows:
1. Wellhead protection areas shall consist of four (4) Wellfield Risk Management Zones
defined as follows:
a) W-1 is the land area surrounding the identified potable water wellfield wellheads and
extends to the five percent ground water capture zone boundary line (which
approximates the one year ground water travel time to the wellfield).
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
b) W-2 is the land area between the W-1 boundary line and the ten percent ground water
capture zone boundary line (which approximates the two year ground water travel time to
the potable water wellfield).
c) W-3 is the land area between the W-2 boundary line and the twenty-five percent ground
water capture zone boundary line (which approximates the five year ground water travel
time to the potable water wellfield).
d) W-4 is the land area between the W-3 boundary line and the 100 percent ground water
capture zone boundary line (which approximates the twenty year ground water travel time
to the potable water wellfield).
2. Land uses are restricted within the wellfield risk management zones as follows:
a) Future solid waste disposal facilities: prohibited in all wellfield risk management zones.
b) Future solid waste transfer stations: prohibited in W-1, W-2, W-3.
c) Future solid waste storage, collection, and recycling storing hazardous products and
hazardous wastes: prohibited in W-1, W-2, W-3.
d) Future non-residential uses involving hazardous products in quantities exceeding 250
liquid gallons or 1,000 pounds of solids: provide for absorption or secondary
containment in W-1, W-2, W-3.
e) Future domestic wastewater treatment plants: prohibited in W-1.
f) Future land disposal systems: must meet high level disinfection standards as found in 40
CFR part 135.
g) Land application of domestic residuals: limit metal concentrations, nitrogen based on
uptake ability of vegetation), and require a conditional use.
h) Future petroleum exploration and production and expansions of existing: prohibited in
W-1 and W-2, conditional use required in W-3 and W-4.
i) Future on-site disposal systems (septic tanks) requiring a soil absorption area greater
than 1,000 square feet are allowed to discharge in zone W-1 subject to complying with
construction standards and provision of an automatic dosing device and a low-pressure
lateral distribution.
j) On-site sewage disposal systems (septic tanks) serving existing industrial uses and
subject to the thresholds in d) and e) above within wellfield zones W-1, W-2, and W-3 shall
meet all construction and operating standards contained in 64E-10, F.A.C. as the rule
existed on August 31,1999 and shall implement a ground water monitoring plan.
3. Conditional uses shall be granted only in extraordinary circumstances and where
impacts of the development will be isolated from the Surficial and Intermediate Aquifer.
Policy Achievement Analysis:
There is one (1) policy within this Objective. Policy 3.1.1 contains criteria for the identification of
wellhead protection areas within the County's Future Land Use Map Series.
This Policy remains relevant and should be retained, but paragraph 3 should be modified to: clarify the
conditional use reference pertains to those conditional uses required by this policy, as opposed to all
conditional uses allowed by the zoning district on a given propeny within a wellfield protection area;
and, remove or clarify the term "extraordinary circumstances." Additionally, the Policy will be
evaluated to determine if it would be more appropriately located in the Natural Groundwater Aquifer
Recharge Sub-Element (NGARSE).
OBJECTIVE 3.2:
The County shall implement a well construction compliance program under criteria specified
in the Collier County Well Construction Ordinance, which is designed to ensure proper
construction of wells and promote aquifer protection.
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CONSERVATION AND COASIAL MANAGEMENT ELEMENT
Objective Achievement Analysis:
The Collier County Engineering Serviees Department works with staff from the Health Department
and South Florida Water Management District in maintaining up-to-date construction standards for
wells within the County.
This Objective remains relevant and should be retained.
Policy Relevance:
Policy 3.2.1:
County inspectors who are appropriately trained and knowledgeable of drilling and grouting
techniques required in Collier County will inspect the drilling and grouting process of all types
of wells drilled in the County.
Policy Achievement Analysis:
There are fiye policies within this Objective. Policy 3.2. I requires that County inspectors who are
appropriately trained and knowledgeable of drilling and grouting techniques required in Collier County
inspect the drilling and grouting process of all types of wells drilled in the County. This Policy is
implemented through the County's Engineering Services Department, which has a well-drilling
inspection program.
This Policy remains relevant and should be retained.
Policy 3.2.2:
Implement the South Florida Water Management District's well construction standards in the
Collier County Well Construction Ordinance that will provide for inspections and penalties if
well drillers do not follow these standards.
Poliey Achievement Analysis:
Policy 3.2.2 requires that the County implement the South Florida Water Management District's well
construction standards within the Collier County Well Construction. This Policy is implemented
through the County's Engineering Services Department, which has a well-drilling inspeetion program.
This Policy remains relevant and should be retained.
Policy 3.2.3:
Collier County shall continue to provide informational materials and hold informational
workshops (for well contractors, well drillers and the general public) concerning the
importance of following proper well drilling and construction techniques in Collier County.
Policy Achievement Analysis:
Policy 3.2.3 requires that the County infOlm well contractors and drillers and the public on the
necessity for proper well construction and hold workshops for well drillers on proper techniques for
well construction in Collier County. Collier County recommends that this sentence be reworded for
clarity.
This Policy remains relevant and should be retained.
21
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy 3.2.4:
The County shall cooperate with the South Florida Water Management District in identifying
and plugging improperly abandoned wells.
Policv Achievement Analvsis:
The County is currently working with the South Florida Water Management District to identify and
ensure abandoned wells are properly plugged.
This Policy remains relevant and should be retained.
OBJECTIVE 3.3:
Continue to identify, refine extents of, and map zones of influence and contribution around
potable wellfields in order to identify activities that must be regulated to protect ground water
quality near wellfields. (Refer to Objective 1.1 in the Natural Ground Water Aquifer Recharge
Sub-Element.)
Objective Achievement Analvsis:
This Objective remains relevant and should be retained. However, the Policy will be evaluated to
determine if it would be more appropriately located in the Natural Groundwater Aquifer Recharge
Sub-Element (NGARSE).
Policv Relevance:
Policy 3.3.1:
Maintain and refine a 3-dimensional computer model that calculates cones of depression
around significantly sized existing and planned potable wellfields.
Policy Achievement Analvsis:
Policy 3.3.1 requires the County to maintain and refine a 3-dimcnsional computer model that calculates
eones of depression around significantly sized existing and planned potable welltields.
This Policy remains relevant and should be retained. However, the Policy will be evaluated to
determine if it would be more appropriately locatcd in the Natural Groundwater Aquifer Recharge
Sub-Element (NGARSE).
Policy 3.3.2:
Collier County shall use its three-dimensional computer model to calculate the actual "cones
of depression" around the County's existing potable water wellfields. After at least 15 days
publication of the maps of the proposed "zones of protection" for each such wellfield before
each hearing by the EAC, Planning Commission and the Board of County Commission, the
County shall then amend the appropriate elements of this Growth Management Plan to show
such "cones of depression" as "zones of protection" within the Countywide Future Land Use
Map Series.
Policv Achievement Analvsis:
Policy 3.3.2 requires the County to use its 3-dimensional computer model to calculate cones of
depression around potable wellfields, and after public hearings amcnd the Grow1h Management Plan to
show cones of depression as zones of protection.
]2
CONSER VA TIONAND COASTAL MANAGEMENT ELEMENT
This Policy remains relevant and should be retained. However, the Policy will be evaluated to
determine if it would be more appropriately located in the Natural Groundwater Aquifer Recharge
Sub-Element (NGARSE).
Policy 3.3.3:
Continue to identity and delineate existing land uses that possess the greatest potential for
wellfield contamination.
Policy Achievement Analysis:
Policy 3.3.3 requires the County to continue to identity and delineate existing land uses that possess the
greatest potential for wellfield contamination.
This Policy remains relevant and should be retained. However, the Policy will be evaluated to
determine if it would be more appropriately located in the Natural Groundwater Aquifer Recharge
Sub-Element (NGARSE).
OBJECTIVE 3.4
Collect and evaluate data and information designed to monitor the quality of ground water in
order to identify the need for additional protection measures. (Refer to Objective 1.3 in the
Natural Ground Water Aquifer Recharge Sub-Element.)
Objective Achievement Analysis:
As noted within Objective 3.1 (above), the County's Pollution Control Department established a
groundwater monitoring network that monitors seventy-two (72) ground water monitoring wells
semiannually. These data are assessed annually and submitted to the South Florida Water Management
District (SFWMD), where these data are maintained within their DB HYDRO database. The SFWMD
DBHYDRO database is located at:
http://www.sfwmd.gov/portal/page/portalJpg grp sfwmd era/pg sfwmd era dbhydrobrowser).
Objective 3.4 references Objective 1.3 in the Natural Groundwater Aquifer Recharge Sub Element
(NGARSE). This statement should reference Objective 3.
This Objective remains relevant and should be retained. However, the Objective should be revised to
reflect the correct reference in the NGARSE - Objective 3.
Policy Relevance:
Policy 3.4.1:
Continue the existing water quality monitoring program to provide base-line data, evaluate
long-term trends, identify water quality problems, and evaluate the effectiveness of the
County's ground water protection program.
Policy Achievement Analysis:
Policy 3.4.1 requires the County to continue the existing water quality-monitoring program to provide
base-line data, evaluate long-term trends, identify water quality problems, and evaluate the
effectiveness of the County's ground water protection program.
This Policy remains relevant and should be retained.
23
CONSERV AT/ON AND COASTAL MANAGEMENT ELEMENT
Policy 3.4.2:
Coordinate data gathering activities with State and Federal agencies to minimize duplication of
efforts and enhance the quality of information gathered.
Policy Achievement Analysis:
Policy 3.4.2 recommends that the County coordinate data gathering activities with State and Federal
agencies to minimize duplication of efforts and enhance the quality of information gathered. Data
collected for the groundwater trend monitoring network is done so under contract with South Florida
Water Management District's Big Cypress Basin office and in coordination with USGS. This ensures
there is no duplication of efforts.
This Policy remains relevant and should be retained.
Policy 3.4.3:
Groundwater quality monitoring data shall be assessed annually to determine whether
monitoring and evaluation activities require expansion, modification or reduction. The data
will also be assessed for the purpose of determining whether County groundwater protection
ordinances should be amended.
Policv Achievement Analysis:
Policy 3.4.3 recommends that the County assess its own data annually to determine whether
monitoring activities and County Ordinances require the expansion, modification or reduction of
monitoring programs. Groundwater is assessed annually and provided to the appropriate regulatory
agencies for further investigation of exceedances of State and Federal ground water quality standards.
Comparisons are also made with existing land-use to detenrune if land-use is affecting groundwater
quality. To date, no ordinances have been amended based on these results.
This Policy remains relevant and should be retained.
Policy 3.4.4:
Gather and use appropriate data to refine and improve the database used in the County's
3-dimensional ground water model.
Policy Achievement Analysis:
Policy 3.4.4 recommends that the County gather and use appropriate data to refine and improve the
database used in the County's 3-dimensional ground water model.
This Policy remains relevant and should be retained. However, the Policy will be evaluated to
determine if it should be deleted from the CCME, as it already appears in the Natural Groundwater
Aquifer Recharge Sub-Element (NGARSE).
OBJECTIVE 4.1:
Collect and evaluate data and information designed to more accurately determine water use in
Collier County such as the County's database tracking all permitted wells and wells having
consumptive use permits.
Objective Achievement Analysis:
The Collier County Pollution Control Department maintains a database of private wells within Collier
County.
24
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
This Policy remains relevant and should be retained.
Policy Relevanee:
Each of the subject policies references a potential data souree for information to be used to implement
the Objective. Policy 4. I. I references the computer database of the South Florida Water Management
District. Policy 4.1.2 requires County staff to work with the agricultural community in Collier County
in order to devise methodology for estimating agricultural purnpage rates. Finally, Policy 4. 1.3
requires the County to collect data from various sources to evaluate water usage by native plant and
animal communities. All of these policies should be retained.
Policy 4.1.1:
Use as much as possible the existing reporting requirements and computer database of the
South Florida Water Management District.
Policy Achieyement Analysis:
The Collier County Water-Sewer District works with the South Florida Water Management Distriet as
much as possible to coordinate mutually beneficial efforts.
This Policy remains relevant and should be retained.
Policy 4.1.2:
Work with the agricultural community to devise a method for determining agricultural
pumpage.
Policy Achievement Analysis:
This Policy remains relevant and should be retained. Howeyer, the Policy should be revised to indicate
that the County, in coordination with the South Florida Water Management District, will devise a
method for determining agricultural pumpage.
Policy 4.1.3:
Compile from appropriate local, State, Federal and private organizations the water use
requirements of the native plant and animal community associations within the County.
Policy Achievement Analysis:
This Policy remains relevant and should be retained. However, the Policy should be revised to indicate
which County Department shall be responsible for the policy objectives.
OBJECTIVE 4.2:
The Collier County Water-Sewer District and the Collier County Water and Wastewater
Authority will continue to promote conservation of Collier County's potable water supply and
will continue to develop, implement and refine a comprehensive conservation strategy, which
will identify specific goals for reducing per capita potable water consumption.
Objective Achievement Analysis:
Collier County Ordinance 2002- 17, Water Irrigation Ordinance, restricts the hours of water irrigation
in unineorporated Collier County to promote conservation. The Collier County Water-Sewer District
also has an Irrigation Quality Water System that provides reclaimed water to golf courses, residential
communities, County Parks, and roadway medians in Collier County to reduce the reliance on Potable
Water.
This Objective remains relevant and should be retained.
25
CONSER V ATlON AND COASTAL MANAGEMENT ELEMENT
Policy Relevance:
Policy 4.2.1:
Continue to rely on the South Florida Water Management District to take appropriate measures
to conserve water in emergency situations.
Policy Achievement Analysis:
The Collier County Water-Sewer District complies with South Florida Water Management District
Water Shortage Orders during emergency situations.
This Poliey remains relevant and should be retained.
Policy 4.2.2:
The County shall negotiate agreements with area golf courses to accept and use treated
wastewater effluent for irrigation when and where such treated effluent is available from
existing and future wastewater treatment plants.
Policv Achievement Analysis:
The Collier County Water-Sewer District currently has agreements with golf courses to provide treated
wastewater effluent for irrigation purposes, Irrigation Quality OQl Water. As more IQ Water becomes
available, more courses will be added.
This Policy remains relevant and should be retained.
Policy 4.2.3:
Identify existing and future publicly owned lands suitable for irrigation with treated wastewater
effluent, such as government building grounds, parks and highway medians, and incorporate
these into future planning for effluent disposal.
Policy Achievement Analvsis:
The Collier County Water-Sewer District currently has agreements to provide IQ Water for irrigation
of parks and roadway medians. As more IQ Water becomes available, more areas will be added.
This Policy remains relevant and should be retained.
Policy 4.2.4:
Identify existing and future privately owned lands suitable for irrigation with treated
wastewater effluent, such as cemeteries, agricultural operations, nurseries and
commerciallindustrial parks, and incorporate these into future planning for effluent disposal.
Policy Achievement Analysis:
The Collier County Water-Sewer District currently does not provide IQ Water for irrigation purposes
to cemeteries. agricultural operations, nurseries, or commerciallindustrial parks due to lack of supply.
As more IQ Water becomes available, these areas will be evaluated for addition to the system.
This Policy remains relevant and should be retained.
Policy 4.2.5:
Evaluate and make recommendations, where appropriate, for plumbing fixtures and
landscapes that are designed for water conservation purposes.
20
CONSERVATION AND COASTAL MANAGEMENT ELElyfENT
Policy Aehievement Analysis:
The Collier County Water-Sewer District is unable to control plumbing fixtures used after the water
meter assembly or any landscaping. The Collier County Water-Sewer District supports the use of
water conserving plumbing fixtures and landseaping.
This Poliey remains relevant and should be retained.
OBJECTIVE 5.1:
Allow the extraction or use of mineral resources in the County provided such activities comply
with applicable industry and government standards regarding health, safety, and
environmental protection.
Objective Achievement Analysis:
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 5.1.1:
The Future Land Use Element (FLUE) and the Golden Gate Area Master Plan (GGAMP)
Element of this Growth Management Plan (GMP) delineate future land use designations,
districts andlor subdistricts wherein mineral extraction operations are allowed, either by right,
or through a conditional use permit The Collier County Land Development Code (LDC) may
allow mineral extraction activities in appropriate zoning districts, consistent with the
provisions and limitations contained within this Plan.
Policy Achievement Analvsis:
This Policy remains relevant and should be retained.
Policy 5.1.2:
Mineral extraction operations shall comply with standards and criteria as provided in the
County's Excavation and Blasting Ordinances.
Poliey Achievement Analysis:
Policy 5. 1.2 states that mineral extraction operations shall comply with standards and criteria as
provided in the County's Excavation and Blasting Ordinances.
This Policy remains relevant and should be retained.
Policy 5.1.3:
Depth of excavation and dewatering shall be restricted in areas where saline water can intrude
into the bottom of the pits. (Also, refer to Policy 3.3.1.)
Policy Achievement Analysis:
Policy 5.1.3 states that the depth of excavation and dewatering shall be restricted in areas where saline
water can intrude into the bottom of the pits.
This Policy remains relevant and should be retained.
27
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy 5.1.4:
Collier County shall monitor the status of all established state water quality monitoring
programs for mineral extraction activities. The results of the permitted monitoring program
shall be copied to Collier County. In the event that a mining operation is in violation of water
quality parameters established by the permit, Collier County shall have the right to order a
suspension of the mining activities until the water quality violation is resolved.
Policy Achievement Analysis:
This Policy remains relevant and should be retained.
OBJECTIVE 5.2:
Continue to reclaim the total disturbed area of extraction sites in order to ensure adequate
assessment and mitigation of site specific and cumulative impacts resulting from mineral
extraction activities.
Objective Achievement Analvsis:
This Objective remains relevant and should be retained.
Policy Relevance:
Policy 5.2.1:
Reclamation standards for mineral extraction activities shall be as required by the 1986 State
of Florida Resource Extraction Reclamation Act, and as referenced in Section 22-112, of the
Collier County Code of Laws and Ordinances, as amended.
Policv Achievement Analysis:
This Policy remains releyant and should be retained. However. the Policy should be revised to reflect
current statutory and local citations.
OBJECTIVE 5.3:
The Collier County Engineering Services Department shall periodically assess the types,
quantities and location of minable mineral resources in Collier County.
Obiectiye Achievement Analvsis:
This Objective remains relevant and should be retained. However, the Objectiye should be revised to
reflect the current departmental reference.
Policv Relevance:
Policy 5.3.1:
The Collier County Engineering Services Department shall work with the Florida Department of
Environmental Protection, the Florida Geological Survey and local mining industry officials to
inventory and assess the existing mineral reserves in Collier County. The inventory and
assessment will incorporate use of a GIS-based database of all areas within the County that
are permitted, either by right, or through a conditional use permit, to conduct mineral
extraction operations as well as the volume of fill that is permitted to be removed for each
such active mineral extraction operation.
28
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy Achieyement Analysis:
Policy 5.3.1 recommends that the County work with the Florida Department of Environmental
Proteetion and the Florida Geological Survey and local mining industry officials to inventory and
evaluate the existing mineral reserves in Collier County.
This Policy remains relevant and should be retained. However, the Policy should be revised to reflect
the current departmental reference.
OBJECTIVE 5.4:
The County shall maintain its program to control soil erosion through its regulations
identifying criteria to control and reduce soil erosion and sediment transport from
construction and other nonagricultural land disturbing activities.
Obiective Achievement Analysis
This Objective remains relevant and should be retained.
Policy Relevanee:
Policy 5.4.1:
Rely on the USDA Natural Resources Conservation Service to provide the County with
appropriate soil conservation guidelines for agriculture.
Policy Achievement Analysis:
Policy 5.4.1 recommends that the County rely on the USDA Natural Resources Conservation Service
to provide the County with appropriate soil conservation guidelines for agriculture.
This Policy remains relevant and should be retained.
OBJECTIVE 6.1:
The County shall protect native vegetative communities through the application of minimum
preservation requirements. The following policies provide criteria to make this objective
measurable. These policies shall apply to all of Collier County except for that portion of the
County which is identified on the Countywide Future Land Use Map (FLUM) as the Rural Lands
Stewardship Area Overlay.
Objective achievement analysis:
This Objective remains relevant and should be retained.
Policy Relevance:
Policy 6.1.1:
For the County's Urban Designated Area, Estates Designated Area, Conservation Designated
Area, and Agricultural/Rural Mixed Use District, Rural-Industrial District and Rural-Settlement
Area District as designated on the FLUM, native vegetation shall be preserved through the
application of the following preservation and vegetation retention standards and criteria,
unless the development occurs within the Area of Critical State Concern (ACSC) where the
ACSC standards referenced in the Future Land Use Element shall apply. Notwithstanding the
ACSC requirements, this policy shall apply to all non-agricultural development except for
single-family dwelling units situated on individual parcels that are not located within a
watershed management conservation area identified in a Watershed Management Plan
developed pursuant to policies supporting Objective 2.1 of this Element.
29
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Coastal Hiah Hazard Area Non-Coastal Hiah Hazard Area
Less than 2.5 acres 10% Less than 5 acres. 10%
Residential and Mixed Equal to or greater Equal to or greater than 5
Use Development than 2.5 acres 25% acres
and less than 20 acres. 15%
Equal to or
greater than 20 ac. 25%
Golf Course 35% 35%
Commercial and Less than 5 acres. 10% Less than 5 acres. 10%
Industrial
Development Equal to or greater Equal to or
than 5 acres. 15% greater than 5 acres. 15%
Industrial
Development (Rural- 50%, not to exceed 25% of 50%, not to exceed 25% of the
Industrial District only) the project site. project site.
The following standards and criteria shall apply to the vegetation retention requirements
referenced above.
(1) For the purpose of this policy, "native vegetation" is defined as a vegetative community
having 25% or more canopy coverage or highest existing vegetative strata of native
plant species. The vegetation retention requirements specified in this policy are
calculated based on the amount of "native vegetation" that conforms to this definition.
(2) The preservation of native vegetation shall include canopy, under-story and ground
cover emphasizing the largest contiguous area possible, which may include connection
to offsite preserves. The purpose for identifying the largest contiguous area is to
provide for a core area that has the greatest potential for wildlife habitat by reducing the
interface between the preserve area and development which decreases the conflicts
from other land uses. Criteria for determining the dimensional standards of the
preserve are to be set out in the Land Development Code.
(3) Areas that fulfill the native vegetation retention standards and criteria of this policy
shall be set aside as preserve areas. On-site and off-site preserve areas shall be
protected by a permanent conservation mechanism to prohibit further development,
consistent with the requirements of this policy. The type of permanent conservation
mechanism, including conservation easements, required for a specific development
may vary based on preserve area size, type of development approval, and other factors,
as set forth in the County's land development regulations.
(4) Selection of native vegetation to be retained as preserve areas shall reflect the
following criteria in descending order of priority:
a. Wetland or upland areas known to be utilized by listed species or that serve as
corridors for the movement of wildlife shall be preserved and protected in order to
30
CONSER VAT/ON AND COAS7AL MANAGEMENT ELEMENT
facilitate the continued use of the site by listed species or the movement through the
site, consistent with the requirements of Policy 7.1.1 and 7.1.2 ofthis element
b. Xeric Scrub, Dune and Strand, Hardwood Hammocks.
c. Onsite wetlands having functionality scores of at least 0.65 WRAP or 0.7 UMAM,
unless permitted for impact pursuant to Policy 6.2.4 of this Element. WRAP means
South Florida Water Management District's Wetland Rapid Assessment Procedures
as described in Technical Publication Reg 001 (September 1997, as updated August
1999). UMAM means Uniform Wetland Mitigation Assessment Method as described
in Chapter 62-345, F.A.C.
d. Any upland habitat that serves as a buffer to a wetland area as identified in
Paragraph (4)c. above,
e. Dry Prairie, Pine Flatwoods, and
f. All other native habitats.
(5) The uses allowable within preserve areas are limited to:
a. Passive recreational uses that do not impact the minimum required vegetation or
cause a loss of function to the preserve area. Loss of function to the preserve area
includes a reduction or a change in vegetation within the preserve and harming any
listed species present in the preserve. More specific standards that implement this
policy shall be set forth in the land development regulations and will address
various types of construction that are compatible with the function of the preserve.
The land development regulations will also provide criteria to define appropriate
passive recreational uses. The criteria will be established to allow for passive
recreational uses such as trails or boardwalks that provide for access within the
preserves, providing the uses do not reduce the minimum required vegetation or
cause harm to listed species.
b. Receipt of treated stormwater discharge where such use, including conveyance,
treatment and discharge structures, does not result in adverse impacts the naturally
occurring, native vegetation, to include the loss of the minimum required vegetation
and the harm to any listed species according to the policies associated with
Objective 7.1, as determined by criteria set forth in land development regulations.
Discharge to preserves having wetlands requires treatment that will meet water
quality standards as set forth in Chapter 62-302. F.A.C. and will conform to the water
quality criteria requirements set forth by the South Florida Water Management
District.
(6) A management plan shall be submitted for preserve areas identified by specific criteria
in the land development regulations to identify actions that must be taken to ensure
that the preserved areas will maintain natural diversity and will function as proposed.
The plan shall include methods to address control and treatment of invasive exotic
species, fire management, stormwater management (if applicable), and maintenance
of permitted facilities. If applicable, a listed species monitoring program shall be
submitted pursuant to Policy 7.1.2 (2) (i). State and federal management plans
consistent with the requirements of the LDC will be accepted.
(7) Until the land development regulations addressed in Policy 6.1.1(11) are developed,
exceptions, by means of mitigation in the form of increased landscape requirements
shall be granted for parcels that cannot reasonably accommodate both the
preservation area and the proposed activity. Criteria for allowing these exceptions
include:
(a) Where site elevations or conditions requires placement of fill thereby harming or
reducing the survivability of the native vegetation in its existing locations;
(b) Where the existing vegetation required by this policy is located where proposed
site improvements are to be located and such improvements cannot be relocated as to
protect the existing native vegetation;
(c) Where native preservation requirements are not accommodated, the landscape
plan shall re-create a native plant community in all three strata (ground covers, shrubs
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
and trees), utilizing larger plant materials so as to more quickly re-create the lost
nature vegetation.
(8) Parcels that were legally cleared of native vegetation prior to January 1989 shall be
exempt from this requirement.
(9) Should the amount of wetland vegetation exceed the minimum vegetation requirements
as specified herein, retention of wetland vegetation having significant habitat or
hydrologic value is encouraged. Increased preservation shall be fostered thro
incentives including, but not limited to: clustered development, reduced developn
standards such as open space, setbacks, and landscape buffers, to allow for increased
areas of preserved wetland vegetation. Significant habitat or hydrologic value is
determined by wetland function, not the size of the wetland.
(10) Within one year of the effective date of these amendments, the County shall adopt land
development regulations that allow for a process whereby a property owner may submit
a petition requesting that all or a portion of the native vegetation preservation retention
requirement to be satisfied by a monetary payment, land donation that contains native
vegetative communities equal to or of a higher priority as described in Policy 6.1.1 (4)
than the land being impacted, or other appropriate method of compensation to an
acceptable land acquisition program, as required by the land development regulations.
The monetary payment shall be used to purchase and manage native vegetative
communities off-site. The land development regulations shall provide criteria to
determine when this alternative will be considered. The criteria will be based upon the
following provisions:
a. The amount, type, rarity and quality of the native vegetation on site;
b. The presence of conservation lands adjoining the site;
c. The presence of listed species and consideration of Federal and State agency
technical assistance;
d. The type of land use proposed, such as, but not limited to, affordable housing;
e. The size of the preserve required to remain on site is too small to ensure that the
preserve can remain functional; and
f. Right of Way acquisitions for all purposes necessary for roadway construction,
including ancillary drainage facilities, and including utilities within the right of way
acquisition area.
The land development regulations shall include a methodology to establish the
monetary value, land donation, or other appropriate method of compensation to ensure
that native vegetative communities not preserved on-site will be preserved and
appropriately managed off-site.
(11) Right of Way acquisitions by any governmental entity for all purposes necessary for
roadway construction, including ancillary drainage facilities, and including utilities
within the right of way acquisition area, shall be exempt from mitigation requirements.
(12) Although the primary intent of this Policy is to retain and protect existing native
vegetation, there are situations where the application of the retention requirements of
this Policy is not possible. In these cases, creation or restoration of vegetation to
satisfy all or a portion of the native vegetation retention requirements may be allowed.
Within one year of the effective date of these amendments, the County shall adopt land
development regulations to determine the circumstances for when creation or
restoration is allowed and to specify criteria for creation and restoration.
(13) The County may grant a deviation to the native vegetation retention requirements of
this Policy, except for the Native Vegetation Retention Requirements Table, and
provisions in Paragraphs 1, 2, 3, 6, and 7. Within one year of the effective date of these
amendments, the County shall adopt land development regulations to set forth the
process for obtaining a deviation. The regulations shall allow for the granting of a
deviation by the appropriate review board after a public hearing, and for the granting of
a deviation administratively. The County shall consider the amount and type of native
31
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
vegetation and the presence of listed species in determining whether the granting of a
deviation requires a public hearing, or may be granted administratively.
The County may grant a deviation if:
a. County, Federal or State agencies require that site improvements be located in areas
which result in an inability to meet the provisions of this Policy, or
b. On or off-site environmental conditions are such that the application of one or more
provisions of this Policy is not possible or will result in a preserve area of lesser
quality, or
c. The strict adherence to these provisions will not allow for the implementation of
other Plan policies that encourage beneficial land uses.
Policy Achievement Analysis:
Policy 6. I.I specifies that it is applicable to the County's Urban Designated Area, Estates Designated
Area, Conservation Designated Area, and Agricultural/Rural Mixed Use District, Rural-Industrial
District and Rural-Settlement Area District as designated on the FLUM, and that native vegetation
shall be preserved through the application of a series of preservation and vegetation retention standards
and criteria, unless the development occurs within the Area of Critical State Concern (ACSC) where
the ACSC standards referenced in the Future Land Use Element shall apply.
This Poliey remains relevant and should be retained. However, the Policy should be modified to:
include a reference to the June 2010 Land Development Code amendments that implement specific
subsections of this Policy; correct scrivener's errors in subsections 6. I. I (7 & 13); delete subsection
6. I.I (7), since it is already addressed by Policy 6.1. I (I2); reference Land Development Code criteria
that implements subsections 6. I. I (I2); and add an exemption from the native vegetation retention
requirements for Federal and State parks, preserves and forests whose purpose is to manage land for
conservation.
Policy 6.1.2:
For the County's Rural Fringe Mixed Use District, as designated on the FLUM, native
vegetation shall be preserved on site through the application of the following preservation and
vegetation retention standards and criteria:
Preservation and Native Vegetation Retention Standards:
a. Receiving Lands:
A minimum of 40% of the native vegetation present, not to exceed 25% of the total site
area shall be preserved.
b. Neutral Lands:
A minimum of 60% of the native vegetation present, not to exceed 45% of the total site
area shall be preserved, except that, for Section 24, Township 49 South, Range 26 East,
located in the North Belle Meade Overlay, a minimum of 70% of the native vegetation
present, not to exceed 70% of the total site area, shall be preserved. Additionally, for
residential development in Section 24, if the dwelling units are not clustered, a
minimum of 90% of the slash pine trees present shall be retained. Further restrictions
are identified in the North Belle Meade Overlay in the FLUE. [The preceding 2
sentences in italics were adopted 1/25/07 but will NOT be applied or implemented by
Collier County. They relate to text in the Future Land Use Element's North Belle Meade
Overlay that was found to be "not in compliance" by the Florida Department of
Community Affairs in letter dated 5/1107.]
c. Non-NRPA Sending Lands:
Calculated at the higher value of 80% of the native vegetation present, or as may
otherwise be permitted under the Density Rating provisions of the FLUE;
d. NRPA Sending Lands:
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Calculated at the higher value of 90% of the native vegetation present, or as may
otherwise be permitted under the Density Blending provisions of the FLUE.
e. Provisions a. through d. above shall also be consistent with the wetland protection
policies set forth under CCME Objective 6.2.
f. In order to ensure reasonable use and to protect the private property rights of owners
of smaller parcels of land within lands designated Rural Fringe Mixed Use District on
the Future Land Use Map, including nonconforming lots of record which existed on or
before June 22, 1999, for lots, parcels or fractional units of land or water equal to or
less than five (5) acres in size, native vegetation clearing shall be allowed, at 20% or
25,000 square feet of the lot or parcel or fractional unit, whichever is greater, exclusive
of any clearing necessary to provide for a 15-foot wide access drive up to 660 feet in
length. For lots and parcels greater than 5 acres but less than 10 acres, up to 20% of
the parcel may be cleared. This allowance shall not be considered a maximum clearing
allowance where other provisions of this Plan allow for greater clearing amounts. These
clearing limitations shall not prohibit the clearing of brush or under-story vegetation
within 200 feet of structures in order to minimize wildfire fuel sources.
g. Within Receiving and Neutral lands where schools and other public facilities are co-
located on a site, the native vegetation retention requirement shall be 30% of the native
vegetation present, not to exceed 25% of the site.
(1) For the purpose of this policy, "native vegetation" is defined as a vegetative community
having 25% or more canopy coverage or highest existing vegetative strata of native plant
species. The vegetation retention requirements specified in this policy are calculated on
the amount of "native vegetation" that conforms to this definition.
(2) The preservation of native vegetation shall include canopy, under-story and ground cover,
emphasizing the largest contiguous area possible, which may include connection to offsite
preserves. The purpose for identifying the largest contiguous area is to provide for a core
area that has the greatest potential for wildlife habitat by reducing the interface between
the preserve area and development which decreases the conflicts from other land uses.
Criteria for determining the dimensional standards of the preserve are to be set out in the
Land Development Code.
(3) Areas that fulfill the native vegetation retention standards and criteria of this policy shall be
set aside as preserve areas. On-site and off-site preserve areas shall be protected by a
permanent conservation mechanism to prohibit further development, consistent with the
requirements of this policy. The type of conservation mechanism, including conservation
easements, required for a specific development may vary based on preserve area size, type
of development approval, and other factors, as set forth in the County's land development
regulations.
(4) Selection of native vegetation to be retained as preserve areas shall reflect the following
criteria in descending order of priority:
a. Wetland or upland areas known to be utilized by listed species or that serve as corridors
for the movement of wildlife shall be preserved and protected in order to facilitate the
continued use of the site by listed species or the movement of wildlife through the site.
This criterion shall be consistent with the requirements of Policy 7.1.1 and 7.1.2 of this
element.
b. Xeric Scrub, Dune and Strand, Hardwood Hammocks.
c. Onsite wetlands preserved pursuant to Policy 6.2.5 of this Element;
d. Any upland habitat that serves as a buffer to a wetland area, as identified in (4)c. above.
e. Dry Prairie, Pine Flatwoods, and
f. All other native habitats.
(5) The uses allowable within preserve areas are limited to:
a. Passive recreational uses that do not impact the minimum required vegetation or cause
a loss of function to the preserve area. Criteria identifying what constitutes a loss of
function shall be set forth in the land development regulations and will address various
types of construction that are compatible with the function of the preserve. The land
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
development regulations will also provide criteria to define appropriate passive
recreational uses. The criteria will be established to allow for passive recreational uses
such as trails or boardwalks that provide for access within the preserves, providing the
uses do not reduce the minimum required vegetation or cause harm to listed species.
b. Receipt of treated stormwater discharge where such use, including conveyance,
treatment and discharge structures, does not result in adverse impacts on the naturally
occurring, native vegetation, to include the loss of the minimum required vegetation and
the harm to any listed species according to the policies associated with Objective 7.1, as
determined by criteria set forth in the land development regulations. Discharge to
preserves having wetlands requires treatment that will meet water quality standards as
set forth in Chapter, 62-302 F.A.C. and will conform to the water quality criteria
requirements set forth by the South Florida Water Management District.
(6) A management plan shall be submitted for all preserve areas identified by specific criteria
in the land development regulations to identify actions that must be taken to ensure that
the preserved areas will function as proposed. The plan shall include methods to address
control and treatment of invasive exotic species, fire management, stormwater
management (if applicable), and maintenance of permitted facilities. If applicable, a listed
species monitoring program shall be submitted pursuant to Policy 7.1.2 (2)(i).
(7) Off-site preservation shall be allowed to provide flexibility in the project design.
a. Within Receiving and Neutral Lands, off-site preservation shall be allowed for up to 50%
of the vegetation retention requirement.
1. Off-site preservation areas shall be allowed at a ratio of 1:1 if such off-site
preservation is located within designated Sending Lands or at a ratio of 1.5:1
anywhere else.
2. Like for like preservation shall be required for Tropical Hardwood and Oak
Hammock vegetative communities.
b. Within non-NRPA Sending Lands, off-site preservation shall be allowed for up to 25% of
the site preservation or vegetative retention requirement, whichever is controlling.
1. Off-site preservation areas shall be contiguous to designated Sending Lands and
shall be allowed at a ratio of 3: 1.
c. Off-site preservation shall not be allowed in NRPA Sending Lands.
(8) Density Bonus Incentives shall be granted to encourage preservation amounts greater
than that required in this policy, as provided for in the FLUE for Receiving Lands and
Rural Villages. Within one (1) year of the effective date of these amendments, Collier
County shall adopt specific land development regulations to implement this incentive
program.
(9) On-site preservation areas shall also conform to the Open Space requirements as
specified in the Future Land Use Element. These preservations shall be part of and
counted towards the Open Space requirements.
(10) Existing native vegetation that is located contiguous to the natural reservation shall be
preserved pursuant to Policy 6.5.2 of this element. Natural reservation is defined as
that specified in CCME Objective 6.5 of this element;
(11) Should the amount of wetland vegetation exceed the minimum vegetation requirements as
specified herein, retention of wetland vegetation having significant habitat or hydrologic
value is encouraged. Increased preservation shall be fostered through incentives
including, but not limited to: clustered development, reduced development standards
such as open space, setbacks, and landscape buffers, to allow for increased areas of
preserved wetland vegetation. Significant habitat or hydrologic value is determined by
wetland function, not the size of the wetland.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy Achievement Analysis:
Policy 6.1.2 specifies that within the County's Rural Fringe Mixed Use District, as designated on the
FLUM, natiye vegetation shall be preserved on site through the application of various yegetation
retention standards and criteria.
This Policy remains relevant and should be retained. Howeyer, the Policy should be modified to reflect
the June 2010 Land Development Code amendments that implement specific subsections of the Policy;
and, add an exemption from the native vegetation retention requirements for Federal and State parks,
preserves and forests whose purpose is to manage land for conservation purposes.
Policy 6.1.3
For the County's Rural Lands Stewardship Area (RLSA) Overlay, as designated on the FLUM,
native vegetation shall be preserved pursuant to the RLSA policies found in the Future Land
Use Element.
Policy Achievement Analysis:
Policy 6.1.3 requires that within the County's Rural Lands Stewardship Area (RLSA) Overlay, as
designated on the FLUM, native vegetation shall be preserved pursuant to the RLSA policies found in
the Future Land Use Element.
This Policy remains relevant and should be retained.
Policy 6.1.4:
Prohibited invasive exotic vegetation shall be removed from all new developments.
(1) Petitioners for site plan or plats shall submit and implement plans for invasive exotic
plant removal and long-term control.
(2) The petitioners for development permits shall prepare and submit native vegetation
maintenance plans, which describe specific techniques to prevent re-invasion of the
development site by prohibited exotic vegetation of the site in perpetuity.
(3) The County shall maintain a list of prohibited invasive exotic vegetation species within
the Collier County Land Development Code and will update such list as necessary.
Policv Achievement Analvsis:
Policy 6. 1.4 requires invasive exotic vegetation to be removed from all new developments and requires
maintenance plans to prevent re-invasion of exotic vegetation in perpetuity.
This Policy remains relevant and should be retained.
Policy 6.1.5
Agriculture shall be exempt from the above preservation requirements contained in Policies
6.1.1, and 6.1.2 of this element provided that any new clearing of land for agriculture shall not
be converted to non-agricultural development for 25 years. For any such conversions in less
than 25 years, the requirements of Policy 6.1.1 and 6.1.2 of this element shall be applied to the
site at the time of the conversion. The percentage of native vegetation preserved shall be
calculated on the amount of vegetation occurring at the time of the agricultural clearing, and if
found to be deficient, a native plant community shall be restored to re-create a native plant
community in all three strata (ground covers, shrubs and trees), utilizing larger plant materials
so as to more quickly re-create the lost mature vegetation. Agricultural clearing within the
Rural Lands Stewardship Area (RLSA) Overlay shall be allowed and guided by the RLSA
policies found in the FLUE.
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CONSERVATION AND COASTAL M4NAGEMENT ELEMENT
Policv Achievement Analvsis:
Policy 6.1.5 stipulates that agricultural operations shall be exempt from the County's preservation
requirements provided that any new clearing of land for agriculture shall not be converted to non-
agricultural development for 25 years.
The Policy remains relevant and should be retained.
Policy 6.1.6:
Exemptions from the native vegetation retention requirements of CCME Policy 6.1.2 - The
requirements of Policy 6.1.2 shall not apply to, affect or limit the continuation of existing uses.
Existing use shall be defined as: those uses for which all required permits were issued prior to
June 19, 2002; or, projects for which a Conditional Use or Rezone petition was approved by
the County prior to June 19, 2002; or, land use petitions for which a completed application was
submitted prior to June 19, 2002. The continuation of existing uses shall include expansions
of those uses if such expansions are consistent with, or clearly ancillary to, the existing uses.
Hereafter, such previously approved developments shall be deemed to be consistent with the
Plan's Goals, Policies and Objectives for the Rural Fringe area, and they may be built out in
accordance with their previously approved plans. Changes to these previous approvals shall
also be deemed to be consistent with the Plan's Goals, Objectives and Policies for the Rural
Fringe Area as long as they do not result in an increase in development density or intensity.
On the County owned land located in Section 25, Township 26 E, Range 49 S (+1-360 acres), the
native vegetation retention and site preservation requirements may be reduced to 50% if the
permitted uses are restricted to the portions of the property that are contiguous to the existing
land fill operations; exotic removal will be required on the entire +1- 360 acres.
Policv Achievement Analvsis:
Policy 6. 1.6 makes all existing land uses exempt from the native vegetation retention requirements of
CCME Policy 6.1.2 if the effected land uses were issued prior to June 19,2002; or projects for which a
Conditional use or Rezone petition has been approved by the County prior to June 19, 2002; or, land
use petitions for which a completed application has been submitted prior to June 19,2002.
This Policy remains relevant and should be retained.
Policy 6.1.7
The County shall require native vegetation to be incorporated into landscape designs in order
to promote the preservation of native plant communities and to encourage water conservation.
This shall be accomplished by:
(1) Providing incentives for retaining existing native vegetation in landscaped areas;
(2) Establishing minimum native vegetation requirements for new landscaping; and,
(3) Wet detention ponds within the Urban Designated area shall have a littoral shelf with an
area equal to 2.5% of the ponds surface area measured at the control elevation and be
planted with native aquatic vegetation. Wet detention ponds within the Rural Fringe
Mixed Use District, shall have a littoral shelf with an area equal to 30% of the ponds
surface area measured at the control elevation and be planted with native aquatic
vegetation.
(4) Stormwater management systems within the Rural Lands Stewardship Area (RLSA)
Overlay shall be designed pursuant to the RLSA policies found in the Future Land Use
Element.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy Achievement Analysis:
Policy 6. I. 7 states that the County shall require native vegetation to be incorporated into landscape
designs in order to promote the preservation of native plant communities and to encourage water
conservation.
This Policy is relevant and should be retained.
Policy 6.1.8:
An Environmental Impact Statement (EIS), or submittal of appropriate environmental data as
specified in the County's land development regulations, is required, to provide a method to
objectively evaluate the impact of a proposed development, site alteration, or project upon the
resources and environmental quality of the project area and the community and to insure that
planning and zoning decisions are made with a complete understanding of the impact of such
decisions upon the environment, to encourage projects and developments that will protect,
conserve and enhance, but not degrade, the environmental quality and resources of the
particular project or development site, the general area and the greater community. The
County's land development regulations shall establish the criteria for determining the type of
proposed development requiring an EIS, including the size and nature of the proposed
development, the location of the proposed development in relation to existing environmental
characteristics, the degree of site alterations, and other pertinent information.
Policy Achievement Analysis:
Policy 6. 1.8 stipulates that a County Environmental Impact Statement (EIS) or submittal of appropriate
environmental data is required so as to provide a method to objectively evaluate the impact of a
proposed development, site alteration, or project upon the resources and environmental quality of the
project area and the community. The Land Development Code amendments to implement tIns Policy
were completed in June 2010.
This Policy remains relevant and should be retained.
Policy 6.1.9
The County shall provide for adequate staff to implement the policies supporting Objective 6.1.
Policy Achievement Analvsis:
Policy 6.].9 requires that the County provide for adequate staff to implement the policies supporting
Objective 6.1.
This Policy remains relevant and should be retained.
OBJECTIVE 6.2:
The County shall protect and conserve wetlands and the natural functions of wetlands
pursuant to the appropriate policies under Goal 6. The following policies provide criteria to
make this objective measurable. The County's wetland protection pOliCies and strategies shall
be coordinated with the Watershed Management Plans as required by Objective 2.1 of this
Element.
Objective Achieyement Analysis:
This Objective remains relevant and should be retained.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy Releyance:
Policy 6.2.1
As required by Florida Administrative Code 9J5-5.006(1)(b), wetlands identified by the 1994-95
SFWMD land use and land cover inventory are mapped on the Future Land Use Map series.
These areas shall be verified by a jurisdictional field delineation, subject to Policy 6.2.2 of this
element, at the time of project permitting to determine the exact location of jurisdictional
wetland boundaries.
Policy Achievement Analysis:
Policy 6.2. I requires that wetlands as identified by the 1994-95 SFWMD land use and land cover
inventory are mapped on the Future Land Use Map series. These areas are to be yerified by
jurisdictional field delineation, subject to Policy 6.2.2 of this element, at the time of project permitting
to determine the exact location of jurisdictional wetland boundaries.
This Policy remains relevant and should be retained. However, the Policy should be revised to include
the correct Florida Administrative Code referenee - "9J-5.006(l)(b)"; and, include the current SFWMD
land use and land cover inventory reference.
Policy 6.2.2
Wetlands shall be defined pursuant to Section 373.019 Florida Statutes. The location of
jurisdictional wetland boundaries are further described by the delineation methodology in
Section 373.421 Florida Statutes.
Policy Achievement Analysis:
Policy 6.2.2 requires that wetlands be defined pursuant to Section 373.019 Florida Statutes. The Policy
notes that locations of jurisdictional wetland boundaries are further described by the delineation
methodology described in Section 373.42 I Florida Statutes.
This Policy remains relevant and should be retained.
Policy 6.2.3:
Collier County shall implement a comprehensive process to ensure wetlands and the natural
functions of wetlands are protected and conserved. This wetland preservation and
conservation process shall be coordinated with the Watershed Management Plan process, as
referenced in Objective 2.1 of this Element. However, the process outlined within this policy is
primarily based on directing concentrated population growth and intensive development away
from large interconnected wetland systems. These wetland systems have been identified
based on their type, values, functions, sizes, conditions and locations within Collier County.
These systems predominantly occur east of the County's Urban boundary, as delineated on
the Countywide Future Land Use Map (FLUM), within the Future Land Use Element (FLUE).
Many of these wetlands fall within public lands or land targeted for acquisition. High quality
wetlands systems located on private property are primarily protected through native
vegetation preservation requirements, or through existing PUD commitments, conservation
easements, or Stewardship Sending Area Designations, or via the NRPA or Sending
designations within the Rural Fringe Mixed Use District or landleasement acquisition, or
innovative landowner incentives. Protection measures for wetlands and wetland systems
located within the northeastern portion of Collier County, excluding the community of
Immokalee, are contained in the Rural Lands Stewardship Area Overlay (RLSA Overlay) of the
FLUE (and as depicted on the FLUM). Protection measures for wetlands and wetland systems
located within the Urban and Estates designated areas of the County shall be based upon the
39
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
jurisdictional determinations made by the applicable state or federal agency. Where permits
issued by such state or federal agencies allow for impacts to wetlands within Urban and
Estates designated areas and require mitigation for such impacts, the permitting agency's
mitigation requirements shall be deemed to preserve and protect wetlands and their functions,
except for wetlands that are part of a Watershed Management Plan preserve area. The County
shall direct impacts away from such wetlands.
The large connected wetland systems that exist at the landscape scale in Collier County shall
be protected through various Land Use Designations and Overlays that restrict higher
intensity land uses and require specific land development standards for the remaining
allowable land uses. Collier County shall direct incompatible land uses away from these large
landscape scale wetland systems through implementation of the following protection and
conservation mechanisms:
(1) Conservation Designation
Best available data indicates that 76% of all wetlands found in Collier County are
contained within the boundaries of the Conservation Designation as depicted on the
Countywide Future Land Use Map. The overall purpose of the Conservation
Designation is to conserve and maintain the natural resources of Collier County and
their associated environmental, recreational, and economic benefits. The allowed
land uses specified in the FLUE's Conservation Designation (Reference FLUE Land
Use Designation Section IV.) will accommodate limited residential development and
future non-residential development. These limitations support Collier County's
comprehensive process to direct concentrated population growth and intensive land
development away from large connected wetland systems.
(2) Big Cypress Area of Critical State Concern Overlay (ACSC)
Best available data indicates that 74% of the County's wetlands are within the Big
Cypress Area of Critical State Concern Overlay. The land development regulations
contained in the ACSC Overlay District, as depicted on the Countywide Future Land
Use Map, provide standards that facilitate the goal of directing higher intensity land
uses away from wetland systems. The development standards for the ACSC
Overlay (Reference FLUE Land Use Designation Section V.) specify that site
alterations shall be limited to 10% of the total site. The majority of the land
contained within the ACSC is also within the Conservation Designation and thus is
subject to the land use limitations of that Land Use Designation.
(3) Natural Resource Protection Areas (NRPAs)
Major wetland systems and regional flow-ways were used as criteria to establish the
NRPA Overlay District as shown on the Future Land Use Map, and as discussed in
FLUE Land Use Designation, Section V.C. These areas include high functioning
wetland systems and, although portions of the NRPA Overlay include lands within
the Conservation Designation, represent approximately 12% of the County's
wetlands, which are not located in Conservation Lands. Based on the relatively high
concentration of wetlands within NRPA designated lands, incompatible land uses
shall be directed away from these areas. Allowable land uses within NRPAs are also
subject to native vegetation retention and preservation standards of 90%.
(4) Rural Fringe Mixed Use District Sending Lands
Best available data indicates that 16,000+ acres of wetlands are contained within
designated Sending Lands and that such wetlands constitute approximately 70% of
land cover in these areas. Incompatible land uses are directed away from the Rural
Fringe Mixed Use District Sending Lands through an incentive-based Transfer of
Development Rights (TOR) Program that allows land owners within these Sending
Lands to transfer their residential density out of the Sending Lands to Rural Fringe
Mixed Use District (and limited Urban) Receiving Lands. A complete description of
the TDR Program is contained in the FLUE, Future Land Use Designation
Description Section, Agricultural/Rural Designation, Rural Fringe Mixed Use District.
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CONSERVATION AND COAS7~1L MANAGEi'vfENT ELEMENT
Incompatible land uses are also directed away from Sending Lands through
restrictions on allowable uses. Finally, allowable uses within these lands are also
subject to native vegetation retention and preservation standards of 80% to 90%, as
required by Policy 6.7.1 ofthis Element.
(5) Flowway Stewardship Areas Ire-numbered to reflect merger of Ordinance No. 2002-32 and
2002-54]
Flowway Stewardship Areas have been designated within the Rural Lands
Stewardship Area Overlay (RLSA), as depicted on the Future Land Use Map, and are
shown on the Rural Lands Study Area Natural Resource Index Map Series. Flowway
Stewardship Areas (FSAs) are for the most part privately owned wetlands that are
located within the Camp Keais Strand and Okaloacoochee Slough. These lands
form the principal wetland flowway systems in the RLSA. The Overlay provides an
incentive to permanently protect FSAs through the creation and transfer of
Stewardship Credits. It also contains provisions that eliminate incompatible uses
from the FSAs and, which establish protection measures.
(6) Watershed Management Plans
Collier County will establish watershed management plans throughout the County, but
with particular emphasis on the Urban and Estates designated areas. These watershed
management plans shall be established in accordance with Objective 2.1 of this
Element and will include the preservation or, where feasible, creation of landscape-
scale wetland conservation areas to act as habitat, natural water quality treatment and
water quantity retentionldetention areas. The County shall direct incompatible land
uses away from such large-scale wetlands.
Collier County shall allow for more intensive development to occur in Rural Fringe
Receiving Lands, North Golden Gate Estates, the Rural-Settlement Area District, and
the Urban Designated Areas subject to the land uses identified in the Future Land Use
Element, the Immokalee Area Master Plan, and the Golden Gate Area Master Plan.
These areas account for only 6% of Collier County's wetlands. Except for tidal
wetlands within the coastal portion of the Urban Designated Area and wetlands that are
part of an established watershed management plan, the County finds that the wetland
systems in these areas are more fragmented and altered than those systems located
within the Conservation Lands, ACSC and NRPA Overlays, and Rural Fringe Sending
Lands.
On a project-specific basis, wetlands and wetland functions shall be protected through
the following mechanisms:
(1) Federal and State jurisdictional agency review and wetland permitting;
(2) Vegetation preservation policies supporting CCME Objective 6.1;
(3) Wetland protection policies supporting CCME Objective 6.2;
(4) Clustering provisions specified in the Rural Fringe Mixed Use District of the FLUE
(5) The protection of wetlands that are part of an established watershed management
plan, as per Objective 2.1 of this Element.
(6) Land or easement acquisition.
(7) Land owner incentives, such as transferable development rights, tax relief, or USDA
grants for restoration.
Policv Achievement Analvsis:
Policy 6.2.3 requires Collier County to implement a comprehensive process to ensure that wetlands
and the natural functions of wetlands are protected and conserved. The process outlined within this
policy is primarily based on directing concentrated population growth and intensive development away
from large connected wetland systems. High quality wetlands systems located on private property are
primarily protected through native vegetation preservation requirements, or through existing PUD
commitments, conservation easements, or Stewardship Sending Area Designations, or through the
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Natural Resource Proteetion Areas or Sending designations in the Rural Fringe Mixed Use District.
The large connected wetland systems that exist at the landseape scale in Collier County are protected
through various Land Use Designations and Overlays that restrict higher intensity land uses and
require specific land development standards for the remaining allowable land uses.
This Policy remains relevant and should be retained.
Policy 6.2.4:
Within the Urban Designated area, the County shall rely on the wetland jurisdictional
determinations and permit requirements issued by the applicable jurisdictional agency, except
for wetlands that are part of a Watershed Management Plan preserve area. The County shall
direct impacts away from such wetlands.
This policy shall be implemented as follows:
(1) Where permits issued by such jurisdictional agencies allow for impacts to wetlands
within this designated area and require mitigation for such impacts, this shall be
deemed to meet the objective of protection and conservation of wetlands and the
natural functions of wetlands within this area, except for wetlands that are part of a
Watershed Management Plan preserve area. The County shall direct impacts away from
such wetlands.
(2) The County shall require the appropriate jurisdictional permit prior to the issuance of a
final local development order permitting site improvements, except in the case of
single-family residences, which are not part of an approved development or are not
platted, unless the residences are within a watershed management conservation area
identified in a Watershed Management Plan developed pursuant to policies supporting
Objective 2.1 of this Element, in which case the appropriate jurisdictional permit is
required prior to the issuance of a final local development order permitting site
improvements.
(3) Collier County will work with the jurisdictional agencies and applicants to encourage
mitigation to occur within targeted areas of the County including, but not limited to:
Natural Resource Protection Areas (NRPAs); lands targeted for a acquisition by a public
or private conservation entity; wetlands that are part of an approved watershed
management plan, as per Objective 2.1 of this Element; and other areas appropriate for
mitigation, such as flow ways and areas containing habitat for animal listed species.
(4) Within the Immokalee Urban Designated Area, there may exist high quality wetland
systems connected to the Lake TraffordlCamp Keais Strand system. These wetlands
require greater protection measures than wetlands located in other portions of the
Urban Designated Area, and therefore the wetland protection standards set forth in
Policy 6.2.5 shall apply in this area. This area is generally identified as the area
designated as Wetlands Connected To Lake Trafford/Camp Keais Strand System on the
Immokalee Future Land Use Map and is located in the southwest Immokalee Urban
designated area, connected to the Lake Trafford/Camp Keais System. Within one (1)
year of the effective date of these amendments, the County shall adopt land
development regulations to determine the process and specific circumstances when
the provisions of Policy 6.2.5 will apply.
Policy Achievement Analysis:
Policy 6.2.4 requires that within the Urban Designated area, the County is to rely on the wetland
jurisdictional determinations and permit requirements issued by the applicable jurisdictional agency,
except for wetlands that are part of a Watershed Management Plan preserve area. This policy is
implemented through various mitigation strategies. The adoption of the Land Development Code
amendment to implement the process and identify specific circumstances when the provisions of
42
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy 6.2.5 shall apply to Wetlands Connected to the Lake Trafford/Camp Keais Strand System on the
Immokalee Future Land Use Map will have to be revised.
The Land Development Code amendment was delayed until revisions to the Immokalee Area Master
Plan are adopted. Revisions to the Immoka\ee Area Master Plan should be completed by the beginning
of201 I.
This Policy remains relevant and should be retained.
Policy 6.2.5:
Within the Rural Fringe Mixed Use District, and that portion of the Lake TraffordlCamp Keais
Strand System which is contained within the Immokalee Urban Designated Area, Collier
County shall direct land uses away from higher functioning wetlands by limiting direct impacts
within wetlands based upon the vegetation requirements of Policy 6.1.2 of this element, the
wetland functionality assessment described in paragraph (2) below, and the final permitting
requirements of the South Florida Water Management District. 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:
(1) The County shall apply the vegetation retention requirements of Policy 6.1.2 of this
element 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:
a. The acreage requirements of Policy 6.1.2 of this element shall be met be preserving
wetlands with the highest wetland functionality scores. Wetland functionality
assessment scores shall be those described in paragraph (2) of this policy.
Wetlands having a WRAP score of at least 0.65 or a Uniform Wetland Mitigation
Assessment Method score of 0.7 shall be preserved on site. This policy is not
intended in all cases to require preservation of wetlands exceeding the acreage
required by Policy 6.1.2 of this element. Within one year, the County shall develop
specific criteria to be used to determine when wetlands having a WRAP score
greater than 0.65 or a Uniform Wetland Mitigation Assessment Method score of
greater than 0.7 shall be required to be retained exceeding the acreage required by
Policy 6.1.2 of this element.
(2) 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, F.A.C. Chapter 62-345. The applicant
shall submit to County staff, agency accepted WRAP scores or Uniform Wetland
Mitigation Assessment Method scores. County staff shall 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 (1) above.
(3) All direct impacts shall be mitigated for pursuant to the requirements of paragraph (6) of
this policy.
(4) Single family residences shall follow the requirements contained within Policy 6.2.7 of
this element.
(5) The County shall separate preserved wetlands from other land uses with appropriate
buffering requirements. The County shall require a minimum 50-foot vegetated upland
buffer adjacent to a natural water body, and for other wetlands a minimum 25-foot
vegetated upland buffer adjacent to 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 adjacent to wetlands where direct impacts are
allowed. Wetland buffers shall conform to the following standards:
43
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
~.~,--_.---~,.~~---,._.""._-;--_...~_..".,.,,-
a. The buffer shall be measured landward from the approved jurisdictional line.
b. The buffer zone shall consist of preserved native vegetation. Where native
vegetation does not exist, native vegetation compatible with the existing soils and
expected hydrologic conditions shall be planted.
c. The buffer shall be maintained free of Category I invasive exotic plants, as defined
by the Florida Exotic Pest Plant Council.
d. The following land uses are considered to be compatible with wetland functions and
are allowed within the buffer:
1. 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.
e. A structural buffer may consist of a stem-wall, berm, or vegetative hedge with
suitable fencing.
(6) Mitigation shall be required for direct impacts to wetlands in order to result in no net
loss of wetland functions.
a. 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. However, in no case shall the acreage proposed for
mitigation be less than the acreage being impacted.
2. Loss of storage or conveyance volume resulting from direct impacts to wetlands
shall be compensated for by providing an equal amount of storage or
conveyance capacity on site and within or adjacent to the impacted wetland.
3. 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 Pest Plant Council)
and continuing exotic plant maintenance.
4. Prior to issuance of any final development order that authorizes site alteration, the
applicant shall demonstrate compliance with paragraphs (6)a.1, (6)a.2, and (6)a.3
of this policy. If agency permits have not provided mitigation consistent with
this policy, Collier County will require mitigation exceeding that of the
jurisdictional agencies.
5. Mitigation requirements for single-family lots shall be determined by the State
and Federal agencies during their permitting process, pursuant to the
requirements of Policy 6.2.7 of this element.
Mitigation Incentives:
Collier County shall encourage certain types of mitigation by providing a variety
of incentives in the form of density bonuses and credits to open space and
vegetation retention requirements. Density bonuses shall be limited to no more
than 10% ofthe allowed density.
2. Preferred mitigation activities that would qualify for these incentives include, but
are not limited, to the follOWing:
(a) Adding wetland habitat to or restoring wetland functions within Rural Fringe
Mixed Use District Sending Lands,
(b) Creating, enhancing or restoring wading bird habitat to be located near
wood stork, andlor other wading bird colonies.
3. Within one (1) year of the effective date of these amendments, Collier County
shall adopt specific criteria in the LDC to implement this incentive program, and
to identify other mitigation priorities.
b.
1.
-1-1
CONSER VA TIONAND cOAS7AL MANAGEMENT ELEMENT
Policy Achievement Analysis:
Policy 6.2.5 requires that within the Rural Fringe Mixed Use District, Collier County shall direct land
uses away from higher functioning wetlands by limiting direct impacts within wetlands based upon the
vegetation requirements of Policy 6. I .2.
This Policy remains releyant and should be retained. However, Section 6.2.5 (6)(5)(b)(3) should be
deleted, as the specific criteria to implement the incentive program and to identifY other mitigation
priorities haye been adopted into the Land development Code.
Policy 6.2.6:
Within the Urban Designation and the Rural Fringe Mixed Use District, required wetland
preservation areas, buffer areas, and mitigation areas shall be dedicated as conservation and
common areas in the form of conservation easements and shall be identified or platted as
separate tracts; and, 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 in Policy 6.2.5(5)d of
this element 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.
Policy Achievement Analysis:
Policy 6.2.6 stipulates that within the Urban Designation and the Rural fringe Mixed Use District,
required wetland preservation, buffer areas, and mitigation areas are to be dedicated as conservation
and common areas in the form of conservation easements and are to be identified or platted as separate
tracts; and, in the case of a Planned Unit Development (PUD), these areas must also be depicted on the
PUD Master Plan.
This Policy remains relevant and should be retained.
Policy 6.2.7:
Within the Estates Designated Area and the Rural Settlement Area, the County shall rely on the
wetland jurisdictional determinations and permit requirements issued by the applicable
jurisdictional agency, except for wetlands that are part of a Watershed Management Plan
preserve area. The County shall direct impacts away from such wetlands. This policy shall be
implemented as follows:
(1) For single-family residences within Southern Golden Gate Estates or within the Big
Cypress Area of Critical State Concern, the County shall require the appropriate federal
and state wetland-related permits before Collier County issues a building permit.
(2) Outside of Southern Golden Gate Estates and the Big Cypress Area of Critical State
Concern, Collier County shall inform applicants for individual single-family building
permits that federal and state wetland permits may be required prior to construction
unless the proposed residence is within a watershed management conservation area
identified in a Watershed Management Plan developed pursuant to policies supporting
Objective 2.1 of this Element, in which case the appropriate jurisdictional permit is
required prior to the issuance of a building permit. The County shall also notify the
applicable federal and state agencies of single-family building permits applications in
these areas.
(3) Within North Golden Gate Estates and the Rural Settlement Area, Collier County shall
incorporate certain preserved andlor created wetlands and associated uplands into the
45
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
County's approved watershed management plans, as per Objective 2.1 of this Element.
The size and location of wetlands incorporated into the watershed management plans
will be based upon the approved requirements for such plans. The County may issue
single-family building permits within or adjacent to such wetlands, subject to
appropriate mitigation requirements, which preserve the functionality of the wetland
within the applicable watershed management plan. For a proposed residence which is
to be located within a watershed management conservation area identified in a
Watershed Management Plan developed pursuant to policies supporting Objective 2.1
of this Element, the appropriate jurisdictional permit is required prior to the issuance of
a building permit.
(4) Collier County shall continue to work with federal and state agencies to identify
properties that have a high probability of wetlands and animal listed species
occurrence. The identification process will be based on hydric soils data and other
applicable criteria. Once this identification process is complete, the County will
determine if the process is sufficiently accurate to require federal and state wetland
approvals prior to the issuance of a building permit within these areas. The County
shall use information on wetland andlor listed species occurrence to inform property
owners of the potential existence of wetlands andlor listed species on their property.
(5) Within one year after Watershed Management Plans are accepted by the Board of
County Commissioners, Collier County shall develop and implement additional means
to protect wetland systems identified in each Plan for preservation or restoration.
Means to consider include innovative landowner incentives, transferable development
rights, tax relief, land or easement acquisition, state and federal grants, and enhanced
regulations.
Policy Achievement Analysis:
Policy 6.2.7 stipulates that within the Estates Designated Area and the Rural Settlement Area, the
County is to rely on the wetland jurisdictional detenninations and permit requirements issued by the
applicable Jurisdictional agency, except for wetlands that are part of a Watershed Management Plan
preserve area.
This Policy remains relevant and should be retained.
Policy 6.2.8
For the County's Rural Lands Stewardship Area (RLSA) Overlay, as designated on the FLUM,
wetlands shall be preserved pursuant to the RLSA Overlay policies found in the Future Land
Use Element.
Policv Achievement Analvsis:
Policy 6.2.8 stipulates that for the County's Rural Lands Stewardship Area (RLSAl Overlay, as
designated on the FLUM, wetlands are to be preserved pursuant to the RLSA Overlay policies found in
the Future Land Use Element. This policy was adopted as part of the County's Eastern Lands Study
Area Amendments.
This Policy remains relevant and should be retained.
OBJECTIVE 6.3
The County shall protect and conserve submerged marine habitats.
Objective Achievement Analvsis:
The County continues to protect and conserved submerged marine habitats. For example, the County
has a very extensive waterway marker program. This Program consists of permitting waterways
-/6
CONSERVATION AND COASTAL A1ANAGEMENT ELEMENT
markers (red and green dayboards, regulatory markers and informational markers) through FWC,
USCG, and FDEP. There are over 400 signs throughout Collier County. These markers help protect
submerged resources such as seagrass.
This Objective remains relevant and should be retained.
Poliey Relevance:
Policy 6.3.1
The amount of permitted wet slips for marinas shall be no more than 18 boat slips for every
100 feet of shoreline where impacts to sea-grass beds are less than 100 square feet. When
more than 100 square feet of sea-grass beds are impacted, then no more than 10 boat slips for
every 100 feet of shoreline are allowed.
Policy Achievement Analysis:
Poliey 6.3. I stipulates that the amount of permitted wet slips for marinas is to be no more than 18 boat
slips for every 100 feet of shoreline where impacts to sea-grass beds are less than 100 square feet.
When more than 100 square feet of sea-grass beds are impacted, then no more than 10 boat slips for
every 100 feet of shoreline are allowed.
This Policy remains relevant and should be retained.
Policy 6.3.2
Impacts to sea-grass beds shall be minimized by locating boat docks more than 10 feet from
existing sea-grass beds. Where this is not possible, boat docks shall be sited to impact the
smallest areas of sea-grass beds possible, be no lower than 3.5 feet NGVD, have a terminal
platform no greater than 160 square feet, and have the access dock be no wider than 4 feet.
Policv Achievement Analvsis:
Policy 6.3.2 stipulates that impacts to sea-grass beds are to be minimized by locating boat docks more
than 10 feet from existing sea-grass beds. Where this is not possible, boat docks are to be sited in such
manner as to impact the smallest area of sea-grass beds possible, and to be no lower than 3.5 feet
NGVD, have a terminal platform no greater than 160 square feet, and have the access dock be no wider
than 4 feet.
This Policy remains relevant and should be retained.
Policy 6.3.3
The protection of sea-grass beds shall be a factor in establishing new, or revising existing,
speed zones to regulate boat traffic.
Policy Achievement Analysis:
Policy 6.3.3 states that the protection of sea-grass beds is to be a factor in establishing new, or in
revising existing, speed zones to regulate boat traffic. Due to the new FWC Rule Change, FWC does
not allow for speed zones to be established based on benthic resources.
This Policy is no longer relevant and should be deleted.
OBJECTIVE 6.4
The County will protect, conserve and appropriately use ecological communities shared with
or tangential to State and Federal lands and other local governments.
47
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Objective Achievement Analvsis:
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 6.4.1:
The County shall coordinate with adjacent counties, State and Federal agencies, other owners
of lands held in the public trust, and the Southwest Florida Regional Planning Council to
protect unique communities located along the County's border by controlling water levels and
enforcing land development regulations with regard thereto.
Policy Achievement Analvsis:
Policy 6.4.1 requires the County to continue to coordinate with adjacent counties, State and Federal
agencies, other owners of lands held in the public trust, and the Southwest Florida Regional Planning
Council to protect unique communities located along the County's border by controlling water levels
and enforcing land development regulations with regard thereto.
This Policy remains relevant and should be retained.
Policy 6.4.2:
Collier County shall continue to coordinate with adjacent Counties when reviewing proposed
land development projects that would have an impact on ecological communities in one or
more of the adjacent Counties.
Policy Achievement Analysis:
Policy 6.4.2 requires the County to continue to coordinate with adjacent Counties when reviewing
proposed land development projects that would have an impact on ecological communities in one or
more of the adjacent Counties.
This Policy remains relevant and should be retained.
Policy 6.4.3:
Collier County shall continue to coordinate with adjacent governmental jurisdictions when
making management decisions regarding ecological communities shared by Collier County
and one or more adjacent jurisdictions.
Policy Achievement Analvsis:
Policy 6.4.3 requires the County to continue to coordinate with adjacent governmental jurisdictions
when making management decisions regarding ecological communities shared by Collier County and
one or more adjacent jurisdictions.
This Policy remains relevant and should be retained.
OBJECTIVE 6.5:
The County shall protect natural reservations from the impact of surrounding development.
For the purpose of this Objective and its related policies: natural reservations shall include
only Natural Resource Protection Areas (NRPAs) and designated Conservation Lands on the
Future Land Use Map; and, development shall include all projects except for permitting and
construction of single-family dwelling units situated on individual lots or parcels. This
18
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Objective and its Policies shall apply only to the Rural Fringe Mixed Use district [except as
noted in Policy 6.5.3].
Objective Achievement Analysis:
This Objeetiye remains relevant and should be retained.
Policy Relevance:
Policy 6.5.1:
All requests for development contiguous to natural reservations shall be reviewed as part of
the County's development review process.
Policy Achievement Analysis:
Policy 6.5. I requires all requests [or development contiguous to natural reservations, to be reviewed as
part of the County's development review process.
This Policy remains relevant and should be retained.
Policy 6.5.2:
The following criteria shall apply to development contiguous to natural reservations in order to
reduce negative impacts to the natural reservations:
(1) The required open space shall be used to provide a buffer between the project and the
natural reservation. Open space allowed between the project's non-open space uses and
the boundary of the natural reservation shall include those areas of natural preserves,
natural or man-made lakes, golf courses, recreational areas, required yard set-back areas,
and other natural or man-made open space requirements. Existing agricultural operations
shall be allowed within the open space requirements with additional agricultural clearing
allowed subject to best management practices, consistent with the provisions of the Right
to Farm Act.
a. The following open space uses are considered acceptable uses contiguous to the
natural reservation boundary:
(1) preservation areas;
(2) golf course roughs maintained in a natural state;
(3) stormwater management areas;
(4) pervious nature trails and hiking trails limited to use by nonmotorized vehicles.
b. The uses in paragraph a above are encouraged to be located as to provide a buffer
between the natural reservation and more intensive open space uses, including
playgrounds, tennis courts, golf courses (excluding roughs maintained in a natural
state), and other recreational uses and yards for individual lots or parcels, or open
space uses that are impervious in nature. Within the Rural Fringe Mixed Use District,
these more intensive open space uses may not be located closer than 300 feet to the
boundary of the natural reservation.
c. In addition, where woodstork (Mycteria americana) rookeries, bald eagle (Haliaeetus
leucocephalus) nests, and wading bird roosts are found in the adjacent natural
reservation, the open spaces identified in sub-sections 1.a.(1) through (3) are
considered acceptable for placement within a buffer as specified below:
(1) Woodstork (Mycteria americana) rookeries, bald eagle (Haliaeetus
leucocephalus) nests -1,500 feet;
(2) Wading bird roost - 300 feet;
(3) These buffer distances shall only apply to the identified entity within the natural
reservations.
49
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
_____M~~"'~'_""_.~~~.."_""__._......_~_~'~_,..,._
(4) These requirements shall be modified on a case by case basis, if such modifications
are based upon the review and recommendations from the USFWS and the FFWCC.
Any such changes shall be deemed consistent with the Growth Management Plan.
d. Existing native vegetation that is located contiguous to the natural reservation shall be
preserved as part of the preservation requirements specified in Policy 6.1.1 and 6.1.2 of
this element.
e. Where wildlife corridors exist for listed species, provision shall be made to
accommodate the movement of the listed species through the project to the natural
reservation. The County shall consider the recommendations from the USFWS and the
FFWCC in the delineation of the corridors. Appropriate accommodations include:
(1) Use of fences, walls or other obstructions to encourage wildlife to use natural
corridors or to separate wildlife corridors from areas of human activity,
(2) Location of roads away from identified corridors;
(3) Use of appropriate roadway crossings, underpasses and signage where it is
unavoidable for roadways to cross wildlife trails;
(4) Any other techniques recommended by the USFWS and the FFWCC.
f. Outside of this open space buffer, other permitted uses shall be located in such a
manner as to place the most intensive land uses the furthest distance from the natural
reservation.
g. The County shall consider the recommendations by the USFWS and the FFWCC when
considering the placement of open space next to natural reservations and setback
distances from listed species as noted above. Any such changes shall be deemed
consistent with the Growth Management Plan.
(2) The wildlife protection criteria of Policy 7.1.1 shall also apply.
(3) Within the Rural Fringe Mixed Use District, stormwater management systems discharging
directly to the natural reservation shall meet the Outstanding Florida Water criteria of one-
half inch of dry retention or retention pretreatment as specified in Section 5.2.2(b), of the
SFWMD's Basis of Review for Environmental Resource Permit Applications within the
South Florida Water Management District, August 2000.
(4) Proposed development shall demonstrate that ground water table drawdowns or
diversions will not adversely impact the natural reservation. Detention and control
elevations shall be set to protect the natural reservation 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.
Policy Achievement Analvsis:
Policy 6.5.2 stipulates specific criteria are to apply to development contiguous to natural reservations
in order to reduce negative impacts to the natural reservations.
This Policy remains relevant and should be retained.
Policy 6.5.3:
Criteria contained in the County's Rural Lands Stewardship Area (RLSA) Overlay shall apply to
development within the RLSA that is contiguous to natural reservations.
Policy Achievement Analvsis:
Policy 6.5.3 states that criteria contained in the County's Rural Lands Stewardship Area (RLSAJ
Overlay are to apply to development within the RLSA that is contiguous to natural reservations.
This Policy remains relevant and should be retained.
50
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
OBJECTIVE 7.1:
The County shall direct incompatible land uses away from listed animal species and their
habitats. The County relies on the listing process of State and Federal agencies to identify
species that require special protection because of their endangered, threatened, or species of
special concern status. Listed animal species are those species that the Florida Fish and
Wildlife Conservation Commission has designated as endangered, threatened, or species of
special concern, in accordance with Rules 68A-27.003, 68A-27.004, and 68A-27.005, F.A.C. and
those species designated by various federal agencies as Endangered and Threatened species
published in 50 CFR 17.
Obieetive Achievement Analvsis:
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 7.1.1
Incompatible land uses are directed away from listed species and their habitats by the
following mechanisms:
(1) Conservation Designation on the Future Land Use Map
The overall purpose of the Conservation Designation is to conserve and maintain the
natural resources of Collier County and their associated environmental, recreational and
economic benefits. These areas have been demonstrated to have high wildlife value. The
allowed land uses specified in the FLUE's Conservation Designation will accommodate
limited residential development and future non-residential development. These limitations
help direct many incompatible land uses away from listed species and their habitats
contained in this Future Land Use Designation. (Reference FLUE: Future Land Use
Designation, Description Section.)
(2) Big Cypress Area of Critical State Concern Overlay (ACSC)
The land development regulations contained in the ACSC Overlay district provide
standards that facilitate the goal of directing incompatible land uses away from listed
species and their habitats. (Reference FLUE: Future Land Use Designation, Description
Section.)
(3) Natural Resource Protection Areas (NRPAs)
The purpose of Natural Resource Protection Areas (NRPAs) is to support State and Federal
agencies' efforts to protect endangered or potentially endangered species and their
habitats (Reference CCME: Objective 1.3). These areas describe large, intact and relatively
unfragmented habitats important for many listed species. Allowable land uses, vegetation
preservation standards, development standards, and listed species protection criteria
within NRPAs are specified in the FLUE. (Reference the FLUE for the specific
requirements.) The NRPA Overlay is intended to direct incompatible land uses away from
listed species and their habitats.
(4) Sending Lands (Transfer of Development Rights):
Sending Lands are those lands that have a high degree of environmental value and
sensitivity and generally include wetlands, uplands, and habitat for listed species. Due to
their high environmental value, Sending Lands are targeted for preservation and
conservation either through acquisition or through incentives for private property owners.
Privately owned lands within the Rural Fringe Mixed Use District that have a Natural
Resource Protection Area (NRPA) Overlay are considered to be Sending Lands. Allowable
land uses within Sending Lands are specified in the FLUE: Future Land Use Designation,
Description Section, B. Rural Fringe Mixed Use District. These limitations help direct many
incompatible land uses away from listed species and their habitats.
(5) Habitat Stewardship Areas (HSAs)
51
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
~."-~~-,--,.,<,-------""-'---"-~"-'--"'-'--""--'-'
Listed animal and plant species and their habitats shall also be protected through the
establishment of Habitat Stewardship Areas (HSAs) within the RLSA Overlay. HSAs are
privately owned agricultural areas, which include 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 and 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 establishment of protection measures.
(Reference FLUE: RLSA Overlay.)
Poliev Achievement Analvsis:
Policy 7.1. I summarizes provisions within the Future Land Use Element for directing incompatible
land uses away from listed species and their habitats.
This Policy remains relevant and should be retained.
Policy 7.1.2
Within areas of Collier County, excluding the lands contained in the RLSA Overlay, non-
agricultural development, excluding individual single family residences, shall be directed away
from 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 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 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 contains potential habitat for listed species. These
plans shall describe how the project directs incompatible land uses away from listed
species and their habitats.
(a) Management plans shall incorporate proper techniques to protect listed species and
their habitat from the negative impacts of proposed development. Developments shall
be clustered to discourage impacts to listed species habitats. Open space and
vegetation preservation requirements shall be used to establish buffer areas between
wildlife habitat areas and areas dominated 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
1. The following references shall be used, as appropriate, to prepare the required
management plans;
a. South Florida Multi-Species Recovery Plan, USFWS, 1999.
b. Habitat Management Guidelines for the Bald Eagle in the Southeast Region,
USFWS, 1987.
c. Ecology and Habitat Protection Needs of Gopher Tortoise (Gopherus
polyphemus) Populations found on Lands Slated for Large Scale Development in
Florida, Technical Report No.4, Florida Game and Fresh Water Fish
Commission, 1987.
d. Ecology and Development-Related Habitat Requirements of the Florida Scrub
Jay (Aphelocoma coerulescens), Technical Report No.8, Florida Game and
Fresh Water Fish Commission, 1991.
5]
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
e. Ecology and Habitat Protection Needs of the Southeastern American Kestrel
(Falco Sparverius Paulus) on Large-scale Development Sites in Florida,
Nongame Techincal Report No. 13, Florida Game and Fresh Water Fish
Commission,1993.
2. The County shall consider any other techniques recommended by the USFWS and
the FFWCC, subject to the provisions of paragraph (3) of this policy.
3. When listed species are directly observed on site or indicated by evidence, such as
denning, foraging or other indications, priority shall be given to preserving the listed
species habitats first, as a part of the retained native vegetation requirement
contained in Policy 6.1.1 and Policy 6.1.2 this element. The County shall also
consider the recommendations of other agencies, subject to the provisions of
paragraph (3) of this policy.
(b) For parcels containing gopher tortoises (Gopherus polyphemus), priority shall be given
to protecting the largest most contiguous gopher tortoise habitat with the greatest
number of active burrows, and for providing a connection to off site adjacent gopher
tortoise preserves.
(c) Habitat preservation for the Florida scrub jay (Aphelocoma coerulescens) shall conform
to the guidelines contained in Technical Report No.8, Florida Game and Fresh Water
Fish Commission, 1991. The required management plan shall also provide for a
maintenance program and specify an appropriate fire or mechanical protocols to
maintain the natural scrub community. The plan shall also outline a public awareness
program to educate residents about the on-site preserve and the need to maintain the
scrub vegetation. These requirements shall be consistent with the UFWS South Florida
Multi-Species Recovery Plan, May 1999, subject to the provisions of paragraph (3) of
this policy.
(d) For the bald eagle (Haliaeetus leucocephalus), the required habitat management plans
shall establish protective zones around the eagle nest restricting certain activities. The
plans shall also address restricting certain types of activities during the nesting
season. These requirements shall be consistent with the UFWS South Florida Multi-
Species Recovery Plan, May 1999, subject to the provisions of paragraph (3) of this
policy.
(e) For the red-cockaded woodpecker (Picoides borealis), the required habitat protection
plan shall outline measures to avoid adverse impacts to active clusters and to minimize
impacts to foraging habitat. Where adverse effects can not be avoided, measures shall
be taken to minimize on-site disturbance and compensate or mitigate for impacts that
remain. These requirements shall be consistent with the UFWS South Florida Multi-
Species Recovery Plan, May 1999, subject to the provisions of paragraph (3) of this
policy.
(f) In areas where the Florida black bear (Ursus americanus floridanus) may be present,
the management plans shall require that garbage be placed in bear-proof containers, at
one or more central locations. The management plan shall also identify methods to
inform local residents of the concerns related to interaction between black bears and
humans. Mitigation for impacting habitat suitable for black bear shall be considered in
the management plan.
(g) For projects located in Priority I and Priority II Panther Habitat areas, the management
plan shall discourage the destruction of undisturbed, native habitats that are preferred
by the Florida panther (Felis concolor coryi) by directing intensive land uses to
currently disturbed areas. Preferred habitats include pine flatwoods and hardwood
hammocks. In turn, these areas shall be buffered from the most intense land uses of
the project by using low intensity land uses (e.g., parks, passive recreational areas, golf
courses). Golf courses within the Rural Fringe Mixed Use District shall be designed
and managed using standards found in that district. The management plans shall
identify appropriate lighting controls for these permitted uses and shall also address
the opportunity to utilize prescribed burning to maintain fire-adapted preserved
53
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
vegetative communities and provide browse for white-tailed deer. These requirements
shall be consistent with the UFWS South Florida Multi-Species Recovery Plan, May
1999, subject to the provisions of paragraph (3) of this policy.
(h) In order to protect loggerhead (Caretta caretta) and other listed sea turtles that nest
along Collier County beaches, projects within 300 feet of the MHW line shall limit
outdoor lighting to that necessary for security and safety. Floodlights and landscape or
accent lighting shall be prohibited. These requirements shall be consistent with the
UFWS South Florida Multi-Species Recovery Plan, May 1999, subject to the provisions
of Policy 7.1.2(3).
(i) The Management Plans shall contain a monitoring program for developments greater
than 10 acres.
(3) The County shall, consistent with applicable GMP policies, 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 containing listed species. It is recognized that
these agency recommendations, on a case by case basis, may change the requirements
contained within these wildlife protection policies and any such change shall be deemed
consistent with the Growth Management Plan.
Policv Achievement Analvsis:
Policy 7.1.2 provides guidelines and standards for directing non-agricultural development, except for
individual single-family residences, away from listed species and their habitats. This policy does not
apply to lands located within the RLSA.
This Policy remains relevant and should be retained. However, the Policy should be modified to
remove the references to specific wildlife publications and plans listed in the Policy; add a general
reference to publications utilized by the FFWCC and USFWS as their technical assistance, since the
most current information used by these agencies should be used in protecting listed species; and, delete
the reference to mitigation for black bear habitat, as no such mitigation is required by the FFWCC or
USFWS.
Policy 7.1.3
For the County's Rural Lands Stewardship Area (RLSA) Overlay, as designated on the FLUM,
listed species shall protected pursuant to the RLSA policies found in the Future Land Use
Element.
Policv Achievement Analvsis:
Policy 7.1.3 requires that, for the County's Rural Lands Stewardship Area (RLSAl Overlay, as
designated on the FLUM, listed species are to be protected pursuant to the RLSA policies found in the
Future Land Use Element.
This Policy remains relevant and should be retained.
Policy 7.1.4
All development shall comply with applicable federal and state permitting requirements
regarding listed species protection.
Policy Achievement Analvsis:
Policy 7.1.4 states that all development shall comply with applicable federal and state permitting
requirements regarding listed species protection.
This Policy remains relevant and should be retained.
j./
CONSERVATION AND COAS7:4L M4NAGEMENT ELEMENT
Policy 7.1.5
The County shall provide for adequate staff to implement the policies supporting Wildlife
Conservation Commission has designated as endangered, threatened, or species of special
concern, in accordance with Rules 68A-27.003, 68A-27.004, and 68A-27.005, F.A.C. and those
species designated by various federal agencies as Endangered and Threatened species
published in 50 CFR 17.
Policy Achievement Analysis:
Policy 7.1.5 states that the County shall provide for adequate staff to implement the policies supporting
Objective 7. I.
This Policy remains relevant and should be retained.
Policy 7.1.6:
The County shall evaluate the need for the protection of listed plants and within one (1) year of
the effective date of this amendment adopt land development regulations addressing the
protection of listed plants.
Poliey Achievement Analysis:
This Poliey is no longer relevant and should be deleted, as the Land Development Code amendment to
implement this Policy has been adopted.
OBJECTIVE 7.2
Historical data from 1990-1996 shows that the average number of manatee deaths in Collier
County due to incidents with watercraft is approximately 3.2 per year per 10,000 boats.
Through Policies 7.2.1 through 7.2.3, the County's objective is to minimize the number of
manatee deaths due to boat related incidents.
Objective Achievement Analysis:
Collier County's Manatee Protection Plan (NR-SP-93-01) was adopted into the Collier County Land
Development Code (LDC, Section 2.6.22 by adoption of Ordinance No. 95-58) in May of 1995, but
was not officially adopted into the County's Growth Management Plan until December 16,2003, with
the adoption of Ordinance 2003-67. The Manatee Protection Plan (MPP) has played a pivotal role in
the Florida Fish and Wildlife Conservation Commission's (FFWCC) decision-making process since its
adoption. In the years since the MPP was adopted, the FFWCC"s Bureau of Protected Species
Management's permitting staff has depended primarily upon the MPP to provide consistent direction
for the siting of boat facilities within Collier County's jurisdictional waters. Moreover, the MPP lays
out regulatory groundwork for the protection of manatee habitat, such as seagrass beds.
This Objective remains relevant and should be retained. However, the Objective should be revised to
reflect the most up-to-date, best available data on manatee deaths in Collier County waters.
Policy Relevance:
Policy 7.2.1:
The County shall apply the marina siting criteria contained in the Collier County Manatee
Protection Plan (NR-SP-93-01), May 1995 in order to direct increased boat traffic away from
sensitive manatee habitats.
Policy Achievement Analysis:
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy 7.2.1 states that the County shall apply the marina siting criteria contained in the Collier County
Manatee Protection Plan (NR-SP-93-01) in order to direct increased boat traffic away from sensitive
manatee habitats.
This Policy remains relevant and should be retained.
Policy 7.2.2:
Sea-grass beds shall be protected through the application of Policies 6.3.1, 6.3.2 and 6.3.3 of
this element.
Policy Achievement Analvsis:
Policy 7.2.2 stipulates that sea-grass beds are to be protected through the application of Policies 6.3. I,
6.3.2 and 6.3.3 of this element.
This Policy remains relevant and should be retained. However, the Policy should be revised to reflect
the proposed deletion of Policy 6.3.3, as it is no longer relevant.
Policy 7.2.3:
In order to protect manatees, marinas shall be discouraged in designated manatee critical
habitat unless other protective measures are provided. (Reference Policy 10.1.5 of this
Element). The County shall maintain the manatee protection speed zones that were adopted in
the Collier County Manatee Protection Plan (NR-SP-93-01), May 1995 and make revisions as
needed. The County shall continue to work with appropriate State and Federal agencies to
identify areas where the use of propeller driven boats may be restricted or prohibited, or where
speed zones may need to be changed.
Policv Achievement Analvsis:
Policy 7.2.3 states that in order to protect manatees, marinas shall be discouraged in designated
manatee critieal habitat unless other protective measures are provided. The Policy also requires the
County to maintain the manatee protection speed zones that were adopted in the Collier County
Manatee Protection Plan and to make revisions as needed. The County is also to continue to work with
appropriate State and Federal agencies to identifY areas where the use of propeller driven boats may be
restrictcd or prohibited, or where speed zones may need to be changed.
This Policy remains relevant and should be retaincd.
OBJECTIVE 7.3:
Analysis of historical data from 1996-1999 shows that the average number of sea turtle
disorientations in Collier County is approximately equal to 5% of the hatchlings from all nests
in the County. Through the following policies, the County's objective is to minimize the
number of sea turtle disorientations.
Objective Achievement Analysis:
This Objective remains relevant and should bc retained. However, the Objective should be revised to
reflect the most up-to-date, best available data on sea turtle disorientation as follows, "Analysis of
historical data from 2005 ~ 2009 shows that the average number of sea turtle disoricntations in Collier
County is approximately equal to 4% of all the nests in the County.....
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policv Relevance:
Policy 7.3.1:
The County shall apply the lighting criteria contained in Policy 7.1.2(2){i) of this element in
order to protect sea turtle hatchlings from adverse lighting conditions.
Policv Achievement Analvsis:
Policy 7.3.1 requires the County to apply the lighting criteria contained in Policy 7.1.2(2)(i) of this
element in order to protect sea turtle hatchlings from adverse lighting conditions.
This Policy remains relevant and should be retained, but the reference to Policy 7.1.2(2)(i) should be
revised to read, 7.1.2(2)(h).
Policy 7.3.2:
County staff shall conduct regular inspections to ensure coastal properties comply with
proper lighting conditions and with applicable prohibitions of overnight storage of furniture
and other equipment during sea turtle season (May 1 through October 30).
Policv Achievement Analvsis:
Policy 7.3.2 requires Collier County to conduct regular inspections to ensure coastal properties comply
with proper lighting conditions and with applicable prohibitions of overnight storage of furniture and
other equipment during sea turtle season (May I through October 30).
This Policy remains relevant and should be retained.
Policy 7.3.3:
The County shall update the public awareness materials designed to inform coastal residents
and visitors how they can protect sea turtles.
Policv Achievement Analvsis:
Policy 7.3.3 requires the County to update the public awareness materials designed to inform coastal
residents and visitors how they can protect sea turtles.
This Policy remains relevant and should be retained.
OBJECTIVE 7.4:
The County shall continue to improve marine fisheries productivity by building additional
artificial reefs.
Obiective Achievement Analvsis:
The Coastal lone Management (ClM) Department has an extensive artificial reef program. The
Program consists of monitoring and reef clean-ups for debris removal and deployments. Collier
County submits grants on a yearly basis to FWC for artificial reef deployments. Since 2004, Collier
County has deployed over 3,000 tons of concrete material to FDEP/USACOE permitted spots.
This Objective remains relevant and should be retained.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policv Relevance:
Policy 7.4.1:
The County should continue to apply for reef construction grants and annually place more
materials on the existing permitted sites.
Policv Achievement Analvsis:
Policy 7.4. I states that the County should continue to apply for reef construction grants and annually
place more materials on the existing permitted sites. Collier County applies for artificial reef grants
through FWC on a yearly basis. Since 2004, the Coastal Zone Management (CZM) Department has
been awarded three FWC grants for reef monitoring and deployment. Also, CZM staff has applied for
other grants through NOAA for marine debris removal.
This Policy remains relevant and should be retained. However, the Policy should be revised to refer to
other funding opportunities rather than limit to grants only.
Policy 7.4.2:
The County will coordinate its activities with the Florida Department of Environmental
Protection, the Marine Extension Office and other appropriate agencies.
Policv Achievement Analysis:
Policy 7.4.2 recommends that the County will coordinate its activities with the Florida Department of
Environmental Protection, the Marine Extension Office and other appropriate agencies. The Coastal
Zone Management (CZM) staff works closely with all permitting agencies as well as with the Sea
Grant Extension Office. The current Sea Grant agent is part of the CZM dive team that assists in grant
writing and public outreach.
This Policy remains relevant and should be retained.
OBJECTIVE 8.1:
All activities in the County shall comply with all applicable federal and State air quality
standards.
Objective Achievement Analysis:
Collier County has implemented numerous proactive programs designed to protect Collier County's air
quality from man-made pollution sources. In addition, Collicr County has also entered into an
agreement with the Florida Department of Environmental Protection to maintain an ambient air quality
monitoring station to monitor air quality in Collicr County. Finally, the Collier County Pollution
Control Department refers air pollution problems to the Florida Department of Environmental
Protcction~ Florida Division of Forestry, and local fire departments as appropriate to en..~ance the
County's ability to effectively coordinate efforts to meet this objectivc.
This Objective rcmains relevant and should be retained.
Poliey Relevance:
Policy 8.1.1:
The County will rely on the Florida Department of Environmental Protection, the Florida
Division of Forestry or the local fire departments as appropriate under their jurisdiction to
permit and visually inspect the permitted air pollutant sources in the County.
58
CONSER VA TJON AND COAS7A L MANA C; EMENT ELEMENT
Policv Achievement Analvsis:
Policy 8. I. I stipulates that the County will rely upon the expertise of the Florida Department of
Environmental Protection, the Florida Division of Forestry or the local fire departments, as
appropriate, and within their jurisdictions to permit and visually inspect air pollutant sources in the
County.
This Policy remains relevant and should be retained.
Policy 8.1.2:
The County will receive complaints concerning air pollution problems and refer such
complaints to the Florida Department of Environmental Protection, the Florida Division of
Forestry, or the local fire departments as appropriate.
Policv Achievement Analvsis:
Policy 8. 1.2 lays out the protoeol for how the County will receive complaints concerning air pollution
problems and refer them to the Florida Department of Environmental Protection, Florida Division of
Forestry, or the local fire departments as appropriate.
This Policy remains relevant and should be retained.
Policy 8.1.3:
Collier County shall act to reduce air pollution from automobile emissions through
continuation of the following procedures:
1. The Collier County Sheriff's Office will continue to enforce vehicle exhaust emissions
standards.
2. As part of its development review process, Collier County will require the construction
of sidewalks, bicycle lanes or bicycle paths in all new subdivisions.
3. The County will construct sidewalks, bicycle lanes or bicycle paths in conjunction with
County-funded transportation improvements.
Policv Achievement Analvsis:
Policy 8.1.3 requires action from the County and Sheriffs Department to reduce automobile emissions
through various activities.
This Policy remains relevant and should be retained.
Policy 8.1.4:
Collier County shall continue to develop and maintain a comprehensive county-wide air quality
monitoring program.
Policv Achievement Analysis:
Policy 8.1.4 requires Collier County to develop and maintain a comprehensive county-wide air quality
monitoring program. Collier County presently operates and maintains only one state owned ambient air
quality monitoring station under an agreement with the Florida Department of Environmental
Protection (FDEP).
This Policy remains relevant and should be retained.
59
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
. .,,_.._-,-_.__.~-~.._-- .....-.---,..--..-
OBJECTIVE 9.1:
The County shall implement and update biennially a hazardous materials emergency response
element as part of its Comprehensive Emergency Management Plan.
Obiective Achievement Analysis:
This objective continues to be relevant and should be retained.
Policv Relevance:
Policy 9.1.1:
The plan shall be developed in cooperation with the Southwest Florida Regional Planning
Council and the local planning committee established under Federal Title III, the Superfund
Amendments and Reauthorization Act (SARA).
Policv Achievement Analysis:
Policy 9.1. 1 states that the plan (i.e., the hazardous materials emergency response element) is to be
developed in cooperation with the Southwest Florida Regional Planning Council and the local pi arming
committee established under Title 111. the Superfund Amendments and Reauthorization Act (SARA).
This Policy remains relevant and should be retained.
Policy 9.1.2:
The plan shall identify a community coordinator, facility coordinators, and other Federal, State
and local agency contacts (especially for the Cities of Naples, Marco Island and Everglades
City) including the responsibilities and duties of each agency.
Policy Achievement Analvsis:
Policy 9. 1.2 states that the plan is to identify a community coordinator, facility coordinators, and other
Federal, State and local agency contacts, including the responsibilities and duties of each agency.
This Policy remains relevant and should be retained as written.
Policy 9.1.3:
The plan shall identify emergency notification procedures and lines of communication among
reacting agencies.
Policv Achievement Analvsis:
Policy 9.1.3 states that the plan shall identifY emergency notification procedures and lines of
communication among reacting agencies.
This Policy remains relevant and should be retained.
Policy 9.1.4:
The plan shall provide a description of community and industry emergency equipment and
facilities and the identity of persons responsible for them.
Policy Achievement Analvsis:
Policy 9.1.4 requires that the plan provide a description of community and industry emergency
equipment and facilities and to identify persons rcsponsible for such equipment and facilities.
60
CONSERVATiON AND COASTAL MANAGEMENT ELEMENT
This Policy remains relevant and should be retained.
Policy 9.1.5:
The plan shall address hazardous substances, transportation routes, location of significant
hazardous materials, probable affected areas in the event of a release, and emergency
evacuation plans.
Policv Achievement Analvsis:
Policy 9. 1.5 requires that the plan shall address hazardous substances, transportation routes, location of
significant hazardous materials, probable affected areas in the event of a release, and emergency
evacuation plans.
This Policy remains relevant and should be retained.
Policy 9.1.6:
A training program shall be developed for emergency response personnel.
Policv Achievement Analvsis:
Policy 9.1.6 requires a training program to be developed for emergency response personnel.
This Policy remains relevant and should be retained, but the Policy should be revised to reflect that a
training program has been established.
Policy 9.1.7:
The Collier County Emergency Management Department shall be responsible for developing,
implementing, and evaluating the effectiveness of the plan, including periodic updates.
Policv Achievement Analysis:
Policy 9.1.7 tasks the Collier County Emergency Management Department with developing,
implementing and periodically updating the hazardous materials emergency response element.
This Policy remains relevant and should be retained. but the Policy should be revised to reflect current
departmental reference.
OBJECTIVE 9.2:
The County shall verify the management and disposal practices of identified businesses that
are potential generators of hazardous waste, at a rate of 20% of these businesses per year.
Obiective Achievement Analysis:
The County conducts onsite hazardous waste/materials compliance assistance and verification
inspections that comply with Florida Statute 403.72 and this objective.
This Objective remains relevant and should be retained.
Policy Relevance:
Policy 9.2.1:
During the verification visits the County shall advise businesses on proper management and
disposal of hazardous wastes and shall encourage the reduction of hazardous waste through
recycling.
61
CONSERVATiON AND COASTAL MANAGEMENT ELEMENT
'----~-------.---^
Policv Achievement Analysis:
Policy 9.2. I states that, during the verification visits, the County will advise businesses on proper
management and disposal of hazardous wastes and will encourage the reduction of hazardous waste
through recycling.
This Policy remains relevant and should be retained.
Policy 9.2.2:
The verification visits shall concentrate on businesses generating waste oil and spent
solvents and other hazardous waste in areas close to potable wellfields.
Policv Achievement Analvsis:
Policy 9.2.2 requires that the verification visits will concentrate on businesses generating waste, oil and
spent solvents and other hazardous waste in areas close to potable well fields.
This Policy remains relevant and should he retained.
Policy 9.2.3:
The Collier County Pollution Control and Prevention Department shall work with the Florida
Department of Environmental Protection (FDEP) to establish a new cooperative agreement
between the County and FDEP. The purpose of this agreement shall be to ensure an
additional layer of regulatory oversight in enforcing businesses to be compliant with federal,
state and local hazardous waste management regulations.
Policv Achievement Analvsis:
Policy 9.2.3 states that. Collier County Pollution Control Department shall work with the Florida
Department of Environmental Protection (FDEP) to establish a new cooperative agreement between
the County and FDEP. The purpose of this agreement shall be to ensure an additional layer of
regulatory oversight in enforcing businesses to be compliant with federal, state and local hazardous
waste management regulations.
This Policy remains relevant and should be retained. However, the Policy should be revised to reflect
that the cooperative agreement has been established and will be maintained; suggest deleting "establish
a new" and replace with, "and maintain a".
OBJECTIVE 9.3:
The Collier County Solid Waste Department shall continue to hold its hazardous waste
collection day at least once per year.
Obiective Achievement Analysis:
This objective continues to be relevant and should be retained.
Policy Relevance:
Policy 9.3.1:
The hazardous waste collection day shall target residential households but also allow small
businesses to participate to some extent.
Policv Achievement Analysis:
Policy 9.3.1 states that the hazardous waste collection day will target residential households but will
also allow small businesses to participate to somc cxtenl.
62
COM.,'ERVA TlON AND COASTAL Ai4NAGEMENT ELEMENT
This Policy remains relevant and should be retained.
OBJECTIVE 9.4:
The County shall continue to implement its local storage tank compliance program.
Obiective Achievement Analvsis:
Collier County continues to conduct annual compliance inspections of pollutant storage tanks, inspects
the closure of old tanks and the installation of new tanks, and responds to storage tank pollutant
releases to ensure proper cleanup and facility corrective actions, under contract with the Florida
Department of Environmental Protection,.
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 9.4.1 :
The County shall implement provIsions of the contract with the Florida Department of
Environmental Protection under the Federal Title III, the Superfund Amendments and
Reauthorization Act (SARA) provisions in order to avoid any duplication of effort.
Policv Achievement Analvsis:
Policy 9.4. I states that the County will implement provisions of the contract with the Department of
Environmental Protection under the Superfund Act provisions in order to avoid any duplication of
effort.
This Policy remains relevant and should be retained.
Policy 9.4.2:
The County shall concentrate on storage tank installation, inspection, and contractor
certification and oversight of maintenance and monitoring of petroleum contamination sites.
Policy Achievement Analvsis:
Policy 9.4.2 stipulates that the County will concentrate on storage tank installation, inspection, and
contractor certification and oversight of maintenance and monitoring of petroleum contamination sites.
This Policy remains relevant and should be retained.
Policy 9.4.3:
All storage tank systems in Collier County shall adhere to the provisions of Section 62-761 or
62-762, Florida Administrative Code (F.A.C.) as applicable. Unless otherwise provided for
within Section 62-761, F.A.C., individual storage tank systems shall adhere to the provisions of
Section 62-761, F.A.C., in effect at the time of approval of the storage tank system.
Policy Achievement Analvsis:
Policy 9.4.3 states that all tank systems shall adhere to the provisions of Sections 62-761 or 62-762,
Florida Administrative Code, as applicable.
This Policy remains relevant and should be retained. However, the Policy should be revised to delete
the second sentence, as it is redundant.
63
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
---'._.___~C'''_'_~"__~_~_'".~r--'_
OBJECTIVE 10.1:
Priorities for shoreline land use shall be given to water dependent uses over water related land
uses and shall be based on type of water-dependent use, adjacent land use, and surrounding
marine and upland habitat considerations. The Collier County Manatee Protection Plan (NR-
SP-93-01) May 1995 restricts the location of marinas and may limit the number of wet slips, the
construction of dry storage facilities, and boat ramps, based upon the Plan's marina siting
criteria.
Obiective Achievement Analvsis:
With the adoption of the Collier County Manatee Protection Plan (NR-SP-93-01) in May 1995, and
adopted into the County's GMP by Ordinance No. 2002-32 on June 19, 2002, the Florida Fish and
Wildlife Conservation Commission has been able to make consistent policy regarding the siting of boat
facilities within Collier County's jurisdictional waters since 1995.
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 10.1.1:
Priorities for water-dependent and water-related uses shall be:
a. Public recreational facilities over private recreational facilities;
b. Public Boat Ramps;
c. Marinas
1. Commercial (public) marinas over private marinas;
2. Dry storage over wet storage;
d. Commercial fishing facilities;
e. Other non-polluting water-dependent industries or utilities;
f. Marine supply/repair facilities;
g. Residential development.
Policy Achievement Analvsis:
Policy 10. I. I prioritizes water-dependent and water-related uses according to public and private
recreational facilities, public boat ramps. marinas, commercial fishing facilities, other non-polluting
water-dependent industries or utilities, marine supply/service facilities. and residential development.
This Policy remains relevant and should be retained.
This Policy is affected by changes to Chapter 163, Florida Statues, which were adopted into law in
2005, as follows:
163.3 I 78 (2)(g): Expands requirement of coastal element to include strategies that will be used
to preserve recreational and commercial working waterfronts, as defined in s. 342.07, F.S.
[The CCME already contains marina siting criteria and the FLUE allows water dependent and
water related uses in the Urban designated waterfronts. Conservation designated lands do not
allow marinas.]
Policy 10.1.2:
No deep water ports shall be allowed.
(,4
CONSER VA 110N AND COASTAL MANAGEMENT ELEMENT
Policv Achievement Analysis:
Policy 10. 1.2 mandates that no deep ports be allowed within Collier County's jurisdictional waters.
This Policy remains relevant and should be retained.
Policy 10.1.3:
In order to minimize the destruction or disturbance of native vegetative communities, the
following priority ranking of shoreline development shall apply:
a. areas presently developed;
b. disturbed uplands;
c. disturbed freshwater wetlands;
d. disturbed marine wetlands;
e. viable, unaltered uplands;
f. viable, unaltered freshwater wetlands;
g. viable, unaltered marine wetlands.
Policv Achievement Analysis:
Policy 10. 1.3 prioritizes development along shorelines according to the degree of impact to the
shoreline and the type of habitat along the shoreline so as to minimize impacts to native vegetative
communities.
This Policy remains relevant and should be retained.
Policy 10.1.4:
New marinas shall conform to the following criteria:
a. Marinas must provide vehicular parking and sewage pump-out facilities;
b. Fueling facilities shall be designed to contain spills from on-land equipment and shall be
prepared to contain spills in the water.
c. Marina facilities must be accessible to all public services essential to ensure their safe
operation.
d. Marinas and multi-slip docking facilities shall prepare hurricane plans for approval which
describe measures to be taken to minimize damage to marina sites and neighboring
properties and the environment; this hurricane plan shall be reviewed and approved by
the County.
e. Dry storage should be encouraged over wet storage.
Policv Achievement Analysis:
Policy 10.1.4 requires new marinas to provide measures to contain potential sources of pollution,
ensure their safe operation and to provide for hurricane protection.
This Policy remains relevant and should be retained.
Policy 10.1.5:
Marinas and all other water-dependent and water-related uses shall conform to all applicable
regulations regarding development in marine wetlands. Marinas and water-dependent/water-
related uses that propose to destroy wetlands shall provide for general public use.
65
CONSERVATION AND COASTAL AfANAGEMENT ELEMENT
Policy Achievement Analysis:
Policy 10.1.5 requires marinas and all other water-dependent and water-related uses to conform to all
applicable regulations regarding development in marine wetlands. Where wetlands are proposed to be
destroyed, public access shall be provided.
This Policy remains relevant and should be retained. However, the Policy should be revised for proper
sentence structure and to consistently refer to marine wetlands (perhaps modify second sentence to
replace "Marinas" with "Development of marinas" and to insert "marine" before "wetlands").
Policy 10.1.6:
All new marinas, water-dependent and water-related uses that propose to destroy viable,
naturally functioning marine wetlands shall be required to perform a fiscal analysis in order to
demonstrate the public benefit and financial feasibility of the proposed development.
Policv Achievement Analvsis:
Policy 10.1.6 requires all new marinas, water-dependent and water-related uses that propose to destroy
viable, naturally functioning marine wetlands to perform a fiscal analysis in order to demonstrate the
public benefit and financial feasibility of the proposed development. It is not appropriate to refer only
to "viable, naturally functioning marine wetlands" as the proposed destruction of any marine wetlands
should be subject to the fiscal analysis requirement. Also, it is not necessary to refer to "public
benefit" in this policy since Policy 10. 1.5 requires such uses to be available "for general public use"
which is a public benefit.
This Policy remains relevant and should be retained. However, the Policy should be revised for proper
sentence structure and to perhaps modify to: replace "All" with "For development of all"; insert ", the
applicant" following "wetlands"; and, to delete both "viable, naturally functioning" and "public benefit
and"
Policy 10.1.7:
Objective 1 0.1 and its accompanying policies and the LDC shall serve as criteria for the review
of proposed development within the "Special Treatment" ("ST") Zoning Overlay District.
Policy Achievement Analysis:
Policy 10.1.7 stipulates that these policies shall scrve as criteria for review of proposed development in
"Special Treatment" ("ST") designated lands.
This Policy remains relcvant and should be retained.
OBJECTIVE 10.2:
The County shall continue to insure that access to beaches, shores and waterways remain
available to the public and continue with its program to expand the availability of such access
and a method to fund its acquisition.
Obiective Achievement Analysis:
The County will continuc to ensure that access to beaches. shores and waterways remain availablc to
the public and continue with its program to expand the availability of such access and a method to fund
its acquisition. The Coastal Zone Management Department continues to create public access through
the addition of parking, such as in COlllior Park; providing additional boating access through updating
66
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
and adding more parking to the 95 I boat ramp and Goodland boat ramp; and, working to increase
parking at Bayview Park.
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 10.2.1:
Existing access for the public to the beach shall be maintained by new development. New
beachfront development shall show on their site-plans existing beach access ways and the
proposed development shall continue that access way, relocate it on the site, or donate it to
the County.
Policv Achievement Analysis:
Policy 10.2. I requires that existing access for the public to the beach is to be maintained by new
development. New beachfront development will show on their site-plans existing beach access ways
and the proposed development will continue that access way, relocate it on the site, or donate it to the
County. Further, the County maintains beach access after it has been transferred via deed or easement.
This Policy remains relevant and should be retained. However, to make the Policy consistent with
Objective 1.1, the Policy should be revised to read, ".. .relocate it on the site as deemed appropriate by
Collier County..."
Policy 1 0.2.2:
Evaluate appropriate public access intervals for renourished beaches considering the demand
for recreation and the ability of the natural system to support the demand. If existing access is
not sufficient, then the County shall acquire additional access points as a part of the
renourishment project.
Policy Achievement Analvsis:
Policy 10.2.2 recommends that the County evaluate appropriate public access intervals for re-
nourished beaches considering the demand for recreation and the ability of the natural system to
support the demand. If existing access is not sufficient, then the County must acquire additional access
points as a part of the re-nourishment project.
This Policy remains relevant and should be retained.
Policy 10.2.3:
Developments that provide public access to beaches, shores and/or waterways may be eligible
for credit toward any recreation and open space impact fee adopted by the Collier County
Board of County Commissioners.
Policy Achievement Analysis:
Policy 10.2.3 awards a credit towards any County recreation and open space impact fee for
developments, which provide public access facilities.
This Policy remains relevant and should be retained.
Policy 10.2.4:
All public access facilities shall include parking facilities and/or roadway access.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy Achievement Analysis:
Policy 10.2.4 requires that all public access facilities shall include parking facilities and roadway
access. Not all beach access points will, or can, have parking facilities.
This Policy remains relevant and should be retained.
Policy 10.2.5:
The County shall accept donations of shoreline lands suitable for use as public access
facilities.
Policv Achievement Analysis:
Policy 10.2.5 requires the County to accept donations of shoreline land suitable for use as public access
facilities.
This Policy remains relevant and should be retained.
Policy 10.2.6:
The County shall coordinate with State and Federal agencies regarding use of and access to
Federal and State owned properties in the Coastal Zone for public use.
Policv Achievement Analysis:
Policy 10.2.6 requires the County to coordinate with State and Federal agencies regarding use of, and
access to, Federal and State owned properties in the Coastal Zone for public use.
This Policy remains relevant and should be retained.
OBJECTIVE 10.3:
Undeveloped coastal barriers shall be maintained predominantly in their natural state and their
natural function shall be protected, maintained and enhanced.
Obiective Achievement Analysis:
This Objective remains relevant and should be retained.
Policy Relevance:
Policy 10.3.1:
"Undeveloped" coastal barrier systems shall be defined as set forth in the Federal Guidelines
based on the amount of structures per acre of fastlands and for which no development
approval or permits have been issued by Collier County, or plats recorded. "Fastlands" are
the upland area as defined in the Federal Guidelines.
Policy Achievement Analysis:
Policy 10.3.1 states that "undeveloped" coastal bmTier systems shall be defined as set forth in the
Federal Guidelines based on the amount of structures per acre of fastlands and for which no
development approval or permits have been issued by Collier County, or plats recorded. "Fastlands"
are the upland area as defined in the Federal Guidelines.
This policy remains relevant and should be retained.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy 10.3.2:
Any development activities on an undeveloped coastal barrier must be compatible with
protection of the natural form and function of the coastal barrier system.
Policv Achievement Analvsis:
Policy 10.3.2 requires that any development activities on an undeveloped coastal barrier must be
compatible with protection of the natural form and function of the coastal barrier system.
This Policy remains relevant and should be retained.
Policy 10.3.3:
The highest and best use of undeveloped coastal barriers are as functioning natural systems;
therefore the first alternative to development should be consideration of acquisition by or for
the public benefit to preserve the natural function.
Policv Achievement Analvsis:
Policy 10.3.3 recognizes that the highest and best use of undeveloped coastal barriers are as
functioning natural systems; therefore the first alternative to development should be consideration of
acquisition by or for the public benefit to preserve the natural function.
This Policy remains relevant and should be retained.
Policy 10.3.4:
Public expenditures within Collier County's undeveloped coastal barrier system shall be
limited to acquisition for purposes of public safety, education, restoration, and removal of
exotic vegetation, recreational use, and/or research facilities. Such uses will be allowed only if
the establishment of such use would not substantially alter the natural characteristics and
natural functions of the undeveloped coastal barrier system.
Policv Achievement Analvsis:
Policy 10.3.4 stipulates that Public expenditures within Collier County's undeveloped coastal barrier
system shall be limited to acquisition for purposes of public safety, education, restoration, and removal
of exotic vegetation, recreational use, and/or research facilities. Such uses will be allowed only if the
establishment of such use would not substantially alter the natural characteristics and natural functions
of the undeveloped coastal barrier system.
This Policy remains relevant and should be retained.
Policy 10.3.5:
Native or other County approved vegetation shall be required as the stabilizing medium in any
coastal barrier vegetation or restoration program.
Policv Achievement Analvsis:
Policy 10.3.5 stipulates that native or other County approved vegetation shall be required as the
stabilizing medium in any coastal barrier vegetation or restoration program.
This Policy remains relevant and should be retained.
Policy 10.3.6:
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Prohibit construction of structures seaward of the Coastal Construction Setback Line on
undeveloped coastal barriers. Exception shall be for passive recreational structures, access
crossovers, and where enforcement would not allow any reasonable economic utilization of
such property. In the latter event, require construction that minimizes interference with
natural function of such coastal barrier system.
Policv Achievement Analvsis:
Policy 10.3.6 prohibits the construction of structures seaward of the Coastal Construction Setback Line
on undeveloped coastal barriers. Exception shall be made for passive recreational structures, access
crossovers, and where enforcement would not allow any reasonable economic utilization of such
property. In the latter event, require construction that minimizes interference with natural function of
such coastal barrier system.
This Policy remains relevant and should be retained.
Policy 10.3.7:
Participate in and encourage Regional and State programs to acquire naturally functioning,
undeveloped coastal barrier systems to insure the preservation of their natural function.
Policv Achievement Analvsis:
The County participates in Regional and State programs to acquire naturally functioning, undeveloped
coastal barrier systems to ensure the preservation of their natural function. For example, the County
applied for. and received, funding for property acquisition for the Gordon River Greenway.
This Policy remains relevant and should be retained.
Policy 10.3.8:
Development density on undeveloped coastal barrier systems shall not exceed one (1)
dwelling unit per five (5) acres or as already allowed for established legal nonconforming
parcels or lots of record.
Policy Achievement Analvsis:
Policy 10.3.8 requires that the residential development density on undeveloped coastal barrier systems
cannot exceed the density established in the Future Land Use Element.
This Policy remains relevant and should be retained.
Policy 10.3.9:
Native vegetation on undeveloped coastal barriers should be preserved. To the extent that
native vegetation is lost during land development activities and the remaining native
vegetation can be supplemented without damaging or degrading its natural function, any
native vegetation lost during construction shall be replaced by supplementing with compatible
native vegetation on site. All exotic vegetation shall be removed and replaced with native
vegetation where appropriate.
Policv Achievement Analvsis:
Policy 10.3.9 states that native vegetation on undeveloped coastal barriers should be preserved. To the
extent that native vegetation is lost during land development activities and the remaining native
vegetation can be supplemented without damaging or degrading its natural function, any native
vegetation lost during construction shall he replaced hy supplementing with compatible native
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
vegetation on site. All exotic vegetation shall be removed and replaced with native vegetation where
appropriate.
This policy remains relevant and should be retained.
Policy 10.3.10:
No new bridges, causeways, paved roads or commercial marinas shall be permitted to or on
undeveloped barrier systems.
Policv Achievement Analvsis:
Policy 10.3. I 0 prohibits the permitting of new bridges, causeways. paved roads or commercial marinas
either to, or on, undeveloped barrier systems.
This Policy remains relevant and should be retained.
Policy 10.3.11:
Shoreline hardening structures (e.g., rip-rap, seawalls, groins, etc.) shall not be allowed on
undeveloped coastal barriers except in the interest of public safety or if land use related
hardship.
Policv Achievement Analvsis:
Policy 10.3.1 I prohibits shoreline hardening structures (e.g., rip-rap, seawalls, groins, etc.) on
undeveloped coastal barriers except in the interest of public safety or ifland use related hardship.
This policy remains relevant and should be retained.
Policy 10.3.12:
Encourage the use of the "Planned Unit Development" (PUD) prOVIsions of the Zoning
Ordinance for new development or redevelopment proposed to take place within areas
identified as Coastal Barrier system, with the exception of one single family dwelling unit on a
single parcel.
Policv Achievement Analysis:
Policy 10.3.12 requires the use of the "Plarmed Unit Development" (PUD) provisions of the County's
Zoning Ordinance for new developments or redevelopment proposed to take place within areas
identified as Coastal Barrier systems, with the exception of one single family dwelling unit on a single
parcel.
This Policy remains relevant and should be retained.
Policy 10.3.13:
Substantial alteration of the natural grade on undeveloped coastal barriers, through filling or
excavation shall be prohibited except as part of an approved dune and/or beach restoration
program, or as part of an approved public development plan for one or more of the uses
allowed by Policy 10.3.4, above.
Policy Achievement Analysis:
Policy 10.3.13 prohibits substantial alteration of the natural grade on undeveloped coastal barriers,
through filling or excavation except as part of an approved dune and/or beach restoration program, or
as part of an approved public development plan for one or more of the uses allowed by Policy 10.3.4.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
This Policy remains relevant and should be retained.
Policy 10.3.15:
All new development proposed on undeveloped coastal barrier systems shall be reviewed
through the County's existing "Special Treatment" ("ST") zoning overlay district. Objective
10.3 and its accompanying policies shall serve as criteria for such review.
Policy Achievement Analvsis:
Policy 10.3. I 5 requires that all new development proposed on undeveloped coastal barrier systems be
reviewed through the County's existing '"Special Treatment" ('"ST") zoning overlay district and that
Objective 1 0.3 and its accompanying policies shall serve as criteria for such review.
This Policy remains relevant and should be retained.
OBJECTIVE 10.4:
Developed coastal barriers and developed shorelines shall be continued to be restored and
then maintained, when appropriate by establishing mechanisms or projects which limit the
effects of development and which help in the restoration of the natural functions of coastal
barriers and affected beaches and dunes.
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained. However, the Objective should be revised to
reflect needed gran1matical changes, such as "Developed coastal barriers and developed shorelines
shall continue to be restored and maintained. Establish mechanisms or projects which limit the effects
of development and restores the natural functions of coastal barriers including beaches and dunes."
Policy Relevance:
Policy 1 0.4.1:
Promote environmentally acceptable and economically feasible restoration of the developed
coastal barriers and the urban beach and dune systems.
Policy Achievement Analysis:
Policy 10.4.1 promotes environmentally acceptable and economically feasible restoration of the
developed coastal barriers and the urban beach and dune systems.
This Policy remains relevant and should be retained.
Policy 10.4.2:
Prohibit further shore hardening projects except where necessary to protect existing
structures, considering the total beach system and adjacent properties.
Policy Achievement Analysis:
Policy 10.4.2 prohibits further shore hardening projects on developed coastal barriers and developed
shorelines, except where necessary to protect existing structures. considering the total beach system
and adjacent properties.
This Policy remains relevant and should be retained.
Policy 10.4.3:
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Collier County shall prohibit activities which would result in man-induced shoreline erosion
beyond the natural beach erosion cycle or that would deteriorate the beach and dune system.
Implementation of this policy will be based upon available scientific/coastal engineering
literature/studies that have established benchmarks for natural rates of beach erosion.
Policv Achievement Analysis:
Policy 10.4.3 prohibits activities which would result in man-induced shoreline erosion beyond the
natural beach erosion cycle or that would deteriorate the beach and dune system. Implementation of
this policy will be based upon available scientific/coastal engineering literature/studies that have
established benchmarks for natural rates of beach erosion.
This Policy remains relevant and should be retained.
Policy 10.4.4:
Require dune stabilization and restoration improvements in land development projects along
beach areas.
Policv Achievement Analysis:
Policy 10.4.4 requires dune stabilization and restoration improvements in land development projects
along beach areas.
This Policy remains relevant and should be retained.
Policy 10.4.5:
Initiate and support beach and dune restoration and preservation programs where appropriate.
Policv Achievement Analysis:
The County will continue to InItiate and support beach and dune restoration and preservation
programs. The County spends approximately $75,000 armually on planting sea oats throughout the
County in order to protect and maintain a healthy dune system. Also, the Coastal Zone Management
Department provides technical assistance to private entities so as to protect dune systems.
This Policy remains relevant and should be retained.
Policy 10.4.6:
Require native vegetation as landscaping in development activities in developed coastal
barrier systems and on the beach and dune systems.
Policv Achievement Analvsis:
Policy 10.4.6 requires native vegetation as landscaping in development activities in developed coastal
batTier systems and on the beach and dune systems.
This Policy remains relevant and should be retained.
Policy 10.4.7:
Collier County shall prohibit construction seaward of the Coastal Construction Setback Line
except where such construction would be permitted pursuant to the provisions of the Florida
Coastal Zone Protection Act of 1985, where such prohibition would result in no reasonable
economic utilization of the property in question, or for safety reasons. In such cases,
construction will be as far landward as is practicable and effects on the beach and dune
system and the natural functions of the coastal barrier system shall be minimized.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy Achievement Analvsis:
Policy 10.4.7 prohibits construction seaward of the Coastal Construction Setback Line except where
such construction would be permitted pursuant to the provisions of the Florida Coastal Zone Protection
Act of 1985, where such prohibition would result in no reasonable economic utilization of the property
in question, or for safety reasons. In such cases, construction will be as far landward as is practicable
and effects on the beach and dune system and the natural functions of the coastal barrier system shall
be minimized.
This Policy remains relevant and should be retained.
Policy 10.4.8:
Collier County shall allow construction seaward of the Coastal Construction Setback Line for
public access and protection and activities related to restoration of beach resources. Such
construction shall not interfere with sea turtle nesting, will utilize native vegetation for dune
stabilization, will maintain the natural beach profile, will minimize interference with natural
beach dynamics, and, where appropriate, will restore the historical dunes with native
vegetation.
Policy Achievement Analvsis:
Policy 10.4.8 states that construction seaward of the Coastal Construction Setback Line shall be
allowed for public access and protection and activities related to restoration of beach resources. Such
construction shall not interfere with sea turtle nesting, will utilize native vegetation for dune
stabilization, will maintain the natural beach profile, will minimize interference with natural beach
dynamics, and, where appropriate, will restore the historical dunes with native vegetation.
This Policy remains relevant and should be retained.
Policy 10.4.9:
Collier County shall prohibit seawall construction on properties fronting the Gulf of Mexico
except in instances where erosion poses an imminent threat to existing buildings.
Policy Achievement Analvsis:
Policy 10.4.9 prohibits seawall construction on properties fronting the Gulf of Mexico except in
instances where erosion poses an imminent threat to existing buildings.
This Policy remains relevant and should be retained.
Policy 10.4.10:
The County shall prohibit vehicles on beaches and dunes except for the following:
1. Emergency vehicles responding to incidents.
2. Vehicles associated with environmental maintenance, environmental monitoring, or
conservation purposes.
3. Vehicles limited to set-up and removal of equipment of permitted events, in conjunction
with permanent concession facilities, or permitted uses of commercial hotels.
4. Beach raking or beach cleaning.
5. Vehicles needed for beach nourishment or inlet maintenance
6. Vehicles necessary for construction that cannot otherwise access a site from an upland
area.
~.f
CONSER VA TJON AND COASTAL MANAGEMENT ELEMENT
Vehicles shall be operated in a manner that does not negatively impact the beach or dune
environment. Additional protective regulations shall apply during sea turtle nesting season.
Policv Achievement Analvsis:
Policy 10.4.10 prohibits vehicles on beaches and dunes except for the following I) emergency vehicles
responding to emergency incidents, 2) environmental/conservation purposes, 3) permitted concession
activities or permitted uses of commercial hotels, 4) beach raking or beach cleaning, 5) beach
nourishment or inlet maintenance, and 6) for construction that carmot otherwise access a site from an
upland area.
This Policy remains relevant and should be retained.
Policy 10.4.11:
Develop tax incentives and other land use incentives to encourage additional access or
parking areas to provide utilization of the high capacity urban beaches.
Policv Achievement Analvsis:
Policy 10.4. I I recommends that the County develop tax incentives and other land use incentives to
encourage additional access or parking areas to provide utilization of high capacity urban beaches.
This Policy remains relevant and should be retained.
Policy 10.4.12:
In permitting the repair and/or reconstruction of shore parallel engineered stabilization
structures, require, where appropriate, at a minimum:
a. All damaged seawalls will be replaced with, or fronted by, riprap.
b. Where appropriate, repaired structures will be redesigned and/or relocated landward to
align with adjacent structures.
Policv Achievement Analysis:
Policy 10.4. I 2 stipulates that in permitting the repair and/or reconstruction of shore parallel engineered
stabilization structures, require, where appropriate, at a minimum: a) all damaged seawalls to be
replaced with, or fronted by, riprap and b) where appropriate, repaired structures to be redesigned
and/or relocated landward to align with adjacent structures.
This Policy remains relevant and should be retained.
Policy 10.4.13:
Development and redevelopment proposals shall consider the implications of potential rise in
sealevel.
Policv Achievement Analvsis:
Policy 10.4.13 requires development and redevelopment proposals to consider the implications of
potential rise in sea level. Collier County recommends that this policy be removed since the NOAA
reported rate of sea level rise for the Naples area is 2.02 mm per year and there is not any clear
guidance for pI arming for such a slow changing event. Further, this type of event is better
communicated in an educational approach. Materials could be presented in a web page, noted in the
"All Hazards Guide," and/or brochures.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
The Policy is relevant and should be revised to focus on educating the public about sea level rise. The
revised Policy could read, "Collier County will maintain an educational program to provide
information on recent past sea level rise rates and current projections."
OBJECTIVE 10.5:
For undeveloped shorelines, provide improved opportunities for recreational, educational,
scientific, and esthetic enjoyment of coastal resources by protecting beaches and dunes and
by utilizing or where necessary establishing construction standards, which will minimize the
impact of manmade structures on the beach and dune systems.
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 10.5.1:
Recreation that is compatible with the natural functions of beaches and dunes is the highest
and best land use.
Policy Achievement Analvsis:
Policy 10.5. I explicitly states that recreation is the most compatible use with the natural functions of
beaches and dunes.
This policy remains relevant and should be retained.
Policy 10.5.2:
Prioritize acquisition efforts in order to meet the projected need for additional public beaches.
Policy Achievement Analvsis:
Policy 10.5.2 prioritizes the County's shoreline acquisition etTorts in order to meet the projected need
for additional public beaches.
This Policy remains relevant and should be retained.
Policy 10.5.3:
Prohibit activities which would result in man induced shoreline erosion beyond the natural
beach erosion cycle or that would deteriorate the beach dune system.
Policy Achievement Analvsis:
Policy 10.5.3 prohibits activities which would result in man induced shoreline erosion beyond the
natural beach erosion cycle or that would deteriorate the heach dune system.
This Policy remains relevant and should be retained.
Policy 10.5.4:
Prohibit construction of any structure seaward of the Coastal Construction Setback Line.
Exception shall be for passive recreational structures, access crossovers, and where
enforcement would not allow any reasonable economic utilization of such property. In the
latter event, require construction that minimizes interference with natural function of such
beaches and dunes.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policv Achievement Analvsis:
Policy 10.5.4 prohibits construction of any structure seaward of the Coastal Construction Setback Line.
Exception shall be for passive recreational structures, access crossovers, and where enforcement would
not allow any reasonable economic utilization of such property. In the latter event, construction that
minimizes interference with natural function of such beaches and dunes is required.
This Policy remains relevant and should be retained.
Policy 10.5.5:
The County shall prohibit vehicles on the beaches and dunes except for emergency,
environmental monitoring and environmental maintenance purposes.
Policv Achievement Analvsis:
Policy 10.5.5 prohibits vehicles on the beaches and dunes except for emergency, environmental
monitoring and environmental maintenance purposes.
This Policy remains relevant and should be retained.
Policy 10.5.6:
Regulate activities so that they will not threaten the stability of the dunes or the beach itself.
Policy Achievement Analvsis:
Policy 10.5.6 stipulates that the County shall regulate activities so that they will not threaten the
stability of the dunes or the beach itself.
This Policy remains relevant and should be retained.
Policy 10.5.7:
Pursue the acquisition of undeveloped beaches and dunes as the first alternative to
development.
Policv Achievement Analvsis:
The County will continue to pursue the acquisition of undeveloped beaches and dunes as the first
alternative to development. For example, Conservation Collier could acquire beaches, as the Program
ranks properties on several criteria including priority habitat. The following habitats are listed in order
of highest to lowest priority:
I. Tropical Hardwood Hammock
2. Xeric Oak Scrub
3. Coastal Strand
4. Native Beach
5. Xeric Pine
6. Riverine Oak
7. High Marsh (Saline)
8. Tidal Freshwater Marsh
9. Other Native Habitats
This Policy remains relevant and should be retained.
Policy 10.5.8:
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Prohibit shoreline armoring processes and encourage non-structural methods for stabilizing
beaches and dunes.
Policv Achievement Analvsis:
Policy 10.5.8 prohibits shoreline-armoring processes and encourages non-structural methods for
stabilizing beaches and dunes.
This Policy remains relevant and should be retained.
Policy 10.5.9:
Prohibit construction seaward of the Coastal Construction Setback Line except as follows:
a. Construction will be allowed for public access;
b. For protection and restoration of beach resources;
c. In cases of demonstrated land use related hardship or safety concerns as specified in
The 1985 Florida Coastal Zone Protection Act, there shall be no shore armoring allowed
except in cases of public safety.
Policv Achievement Analysis:
Policy 10.5.9 prohibits construction seaward of the Coastal Construction Setback Line except for a)
public access, b) protection and restoration of beach resources, and c) in cases of demonstrated land
use related hardship or safety concerns as specified in The 1985 Florida Coastal Zone Protection Act,
there shall be no shore armoring allowed except in cases of public safety.
This Policy remains relevant and should be retained.
Policy 10.5.10:
Construction activities shall not interfere with the sea turtle nesting, shall preserve or replace
any native vegetation on the site, and shall maintain the natural beach profile and minimize
interference with the natural beach dynamics and function.
Policy Achievement Analvsis:
Policy 10.5.10 states that construction activities shall not interfere with the sea turtle nesting, shall
preserve or replace any native vegctation on the site, and shall maintain the natural beach profile and
minimize interference with the natural beach dynamics and function.
This Policy remains relevant and should be retained.
Policy 10.5.11:
The County will waive all other non-safety related setback requirements and site planning
requirements before allowing construction seaward of the Coastal Construction Setback Line.
Policy Achievement Analvsis:
Policy 10.5. I I states the County will waive all other non-safety related setback requirements and site
plarming requirements before allowing construction seaward of the Coastal Construction Control Line.
This Policy remains relevant and should be rctained.
Policy 10.5.12:
For all beach front land development related projects require dune stabilization and
restoration improvements, the removal of exotic vegetation, and replacement with native
vegetation, as appropriate.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policv Achievement Analvsis:
Policy 10.5.12 requires all beach front land development related projects to provide dune stabilization
and restoration improvements, remove exotic vegetation, and replacement with native vegetation, as
appropriate.
This Policy remains relevant and should be retained.
OBJECTIVE 10.6:
The County shall conserve the habitats, species, natural shoreline and dune systems
contained within the County's coastal zone.
Obiective Achievement Analysis:
This Objective remains relevant and should be retained.
Policy Relevance:
Policy 10.6.1:
In addition to those applicable policies supporting Objectives 10.1, 10.2, 10.3, 10.4, and 10.5,
development within the County's coastal zone shall also meet the following criteria:
1. Densities on the following undeveloped coastal barriers shall not exceed 1 unit per 5 acres;
a. Wiggins Pass Unit FL-65P,
b. Clam Pass Unit FL-64P,
c. Keywaydin Island Unit P-16,
d. Cape Romano Unit P-15.
2. Site alterations shall be concentrated in disturbed habitats thus avoiding undisturbed
pristine habitats (Reference Policy 10.1.4).
3. Beachfront developments shall restore dune vegetation.
4. Projects on coastal barriers shall be landscaped with native Southern Floridian species.
5. Boathouses, boat shelters and dock facilities shall be located and aligned to stay at least
10 feet from any existing seagrass beds except where a continuous bed of seagrass exists
off of the shore of the property, in which case facility heights shall be at least 3.5 feet
NGVD, terminal platforms shall be less than 160 square feet and access docks shall not
exceed a width of four (4) feet.
6. The requirements of this policy identify the guidelines and performance standards for
undeveloped coastal barriers and estuarine areas that are contained within the County's
coastal barrier and estuarine area Natural Resource Protection Area (NRPA - reference
CCME Policy 1.3.1). These guidelines and standards therefore satisfy the requirements of
CCME Policy 1.3.1.
Policv Achievement Analvsis:
Policy 10.6. I specifies that in addition to those applicable policics supporting Objectives 10. I, 10.2,
10.3, 10.4, and 10.5, development within the County's coastal zone must also meet additional criteria
for preserving and restoring undeveloped coastal and inshore marine habitats.
This Policy remains relevant and should be retained.
Policy 10.6.2:
For shoreline development projects where an EIS is required, an analysis shall demonstrate
that the project will remain fully functional for its intended use after a six-inch rise in sea level.
Policy Achievement Analysis:
79
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy 10.6.2 requires shoreline projects where an EIS is required, to provide an analysis
demonstrating that the project, remain fully functional for its intended use after a six-inch rise in sea
level. NOAA indicates that at current rates it will take 75 years to reach a 6" increase (2.02mm / year).
If the higher rates suggested by the SWFRPC Draft Climate Change report are used (2.3 mrnIyear) it
will still take approximately 66 years to reach a 6 " rise (refer to link below from NOAA). These time
fran1es are well beyond the accepted planning horizon.
NOAA Link: http://tidesandcurrents.noaa.gov/sltrends/sltrends station.shtml?stnid=8725 110
The mean sea level trend is 2.02 millimeters/year with a 95% confidence interval of +/- 0.60 mrnIyr
based on monthly mean sea level data from 1965 to 2006 which is equivalent to a change of 0.66 feet
in 100 years.
Mean Sea Level Trend - 8725110 Naples, Florida
Naples, FL
2.02 +/- 0.60 mmlyr
060
0.45
I.tInthlymeif1Seilevellliththe
ilVffil;ese<lS~~cyt:leremoved
lineirtrend
Upper 95'1 coniidence intenrill
l.bnr~5'1confidenceinler\lil
Soure@:NOAA
030
0.15
-- ~
.
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.
::;;
.015
.030
-0.45
.050
~~~~~0~00~00~~~0~~~0~~~
~ ~ ~ 0 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 0
'0 '0 '0 '0 '0 '0 '0 '0 0 '0 '0 '0 'DC '0 '0 '0 '0 '0 '0 '0 '0 '0
2009 SWFRPC Draft Climate Change Report (excerpt helow):
Potential Climate Futures: This study began by examining three sea level rise "severity" scenarios:
best case, worst case, and moderate case are based upon the results of Table 4, belO\\-'. This table is
based on using Tables 9-1 and 9-2 of the l!SEPA Report "The Probability of Sea Level Rise."
Basically, the formula is multipl)'ing the historic sea level rise (2.3 mm/yr) in Southwest Florida
(closest point used is St. Petersburg, FI.. Table 9-2) by the future number of years from 1990 plus the
Nonnalized Sea Level Projections in Table 9-1. For the study the 90% prohability is considered the
best case, the 50% probability' the moderate case, and the 50/0 probability the \\'orst case scenario.
Staff believes that current building regulations, in combination with the National Flood Insurance
Program, provide adequate protection for all residents within the Special Flood Hazard Area (SFHA)
(100 year floodplain). The building code requires all huildings to be built at or above the I % flood
elevation set by the FEMA Flood Insurance Rate Map (FIRM) program. FIRM maps use existing sea
level and they will be updated every 5 years. The building code requires all facilities within the SFHA
be brought into compliance with the Flood Damage Prevention ordinance with any major renovation
SO
CONSERVATION AND COASTAL M4NAGEMENT ELEMENT
(improvement of greater than 51 % value of building). All buildings with federally backed mortgages
are required to obtain flood insurance.
This Policy is not relevant and should be deleted. However, one or more policies should be added to
require the County to monitor and work with federal, state and regional agencies to plan for sea level
rise in the future.
Policy 10.6.3:
Collier County supports federal and state agency efforts to deny permits and establish a
permanent moratorium on the offshore oil and gas exploration and drilling along the west
coast of Florida, and to the extent allowed by law, shall take appropriate actions to oppose any
offshore oil and gas exploration and drilling projects in this sensitive area.
Policv Achievement Analysis:
Policy declares that Collier County supports federal and state agency efforts to deny permits and
establish a permanent moratorium on the offshore oil and gas exploration and drilling along the west
coast of Florida, and to the extent allowed by law, shall take appropriate actions to oppose any offshore
oil and gas exploration and drilling projects in this sensitive area.
This Policy remains relevant and should be retained.
OBJECTIVE 11.1:
To protect historic and archaeological resources in Collier County.
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained.
Policv Relevance:
Pol icy 11.1.1:
Continue in effect regulations regarding development and other land alteration activities that
ensure the conservation, sensitive re-use, preservation of significant historic and
archaeological resources, or appropriate mitigation in accordance with State standards.
Policv Achievement Analvsis:
Policy I I. I. I requires that the County continue to enforce regulations regarding development and other
land alteration activities that ensure the conservation, sensitive re-use, preservation of significant
historic and archaeological resources, or appropriate mitigation in accordance with State standards.
This Policy remains relevant and should be retained.
Policy 11.1.2:
There shall be no loss of historic or archaeological resources on County-owned property and
historic resources on private property shall be protected, preserved or utilized in a manner
that will allow their continued existence. Conservation techniques shall include at a minimum:
a. During the development permit review process, historic or archaeological sites shall be
identified and shown on the site plans;
b. The County shall establish waivers for non-safety related set back requirements and site
planning requirements in order to accommodate historic structures or historic sites
within a proposed development;
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
c. As an alternative to preserving archaeological sites, the Owner may allow excavation of
the site by the State of Florida Division of Historic Resources or the approved alternate
prior to development. Should a site be scientifically excavated, then development may
proceed without preserving the site;
d. The County shall accept donations of historic or archaeological sites;
e. Archaeological sites that are to be preserved may be utilized to satisfy required
setbacks, buffer strips or open space up to the maximum area required by
development regulations. Conservation of such historic or archaeological sites shall
qualify for any open space requirements mandated by development regulations.
Policy Achievement Analvsis:
Policy I I .1.2 requires that there will be no loss of historic or archaeological resources on County-
owned property and historic resources on private property will be protected, preserved or utilized in a
manner that will allow their continued existence. Furthermore, the County has listed specific
conservation techniques to carry this out.
This Policy remains relevant and should be retained.
Policy 11.1.3:
If, during the course of site clearing, excavation, or other constructional activities, an
archaeological or historical site, artifact, or other indicator is discovered, development
activities at that specific archaeological site shall be immediately stopped and the appropriate
agency notified. Development will be suspended for a sufficient length of time to enable the
County or a designated consultant to assess the find and determine the proper course of
action in regard to its salvageability. The County will respond to any such notification in a
timely and efficient manner so as to provide only a minimal interruption to any constructional
activity .
Policy Achievement Analvsis:
Policy 11. 1.3 cxplicitly states that, if during thc course of site clearing, excavation, or other
constructional activities, an archaeological or historical site. artifact, or other indicator is discovered,
development activities at that specific archaeological site must be immediately stopped and the
appropriate agency notified. Dcvelopment will be suspended for a sufficient Icngth of time to enable
the County or a designated consultant to assess the find and determine the proper course of action in
regard to its salvageability. The County will respond to any such notification in a timely and efficient
manner so as to provide only a minimal interruption to any constructional activity.
This Policy remains relevant and should be rctained.
OBJECTIVE 12.1:
The County will maintain hurricane evacuation clearance times as required by state law. An
evacuation clearance time shall be defined as having residents and visitors in an appropriate
refuge away from storm surge prior to the arrival of sustained Tropical Storm force winds, i.e.,
winds equal to or greater than 39 mph. To further these objectives, for future mobile home
developments located outside of the storm surge zone, such development shall include on-
site sheltering or retro-fitting of an adjacent facility. The Collier County Emergency
Management Department shall seek opportunities to increase shelter facilities and associated
capaCities under the direction of the Department of the Florida Division of Emergency
Management.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Obiective Achievement Analvsis:
While population growth has stabilized, the county is still considered to have a deficit of shelter space
that can be utilized for its population. Seasonal populations, economy and storm surge expected
without regard to category supports the need for additional shelter space.
This Objective remains relevant and should be retained.
This Objective is affected by changes to Chapter 163, Florida Statutes, which were adopted into law in
2006, as follows: [Note: This is not a mandate, rather an option should the County desire to increase
residential density within the CHHA through a GMPA.]
163.3178(9)(b) Requires the addition of a new section establishing a level of service for out-
of-county hurricane evacuation of no greater than 16 hours for a category 5 storm for any local
government that wishes to follow the process in s. 163.3178(9)(a) but has not established such
a level of service by July I, 2008. Ch. 2006-68, LOP.
Policv Relevance:
POlicy 12.1.1:
Collier County will develop and maintain a comprehensive public awareness program. The
program will be publicized prior to May 30th of each year. Evacuation zones, public shelters
and evacuation routes shall be printed in each local newspaper, displayed on the Collier
County Emergency Management website, and the availability of this information will be
discussed on local television newscasts. This information shall also be made readily available
to all hotel/motel guests.
Policv Achievement Analysis:
Policy 12.1.1 states that a comprehensive awareness program will be developed and publicized prior to
May 30th of each year. Evacuation zones and routings will be printed in each local newspaper. This
information will be made readily available to all hotel/motel guests and other alternative media forums.
The County cannot ensure that this information gets printed in each publication.
The Policy remains relevant and should be retained. However, the Policy should be revised to remove
the phrase, "printed in" and replace with "provided to."
POlicy 12.1.2:
Land use plan amendments in the Category 1 hurricane vulnerability zone shall only be
considered if such increases in densities provide appropriate mitigation to reduce the impacts
of hurricane evacuation times.
Policv Achievement Analvsis:
Policy 12. 1.2 requires that all land use plan amendments in the Category I hurricane vulnerability zone
will only be considered if such increases in densities provide appropriate mitigation to reduce the
impacts of hurricane evacuation times. Collier County should continue to monitor activities.
This Policy remains relevant and should be retained.
Policy 12.1.3:
The County shall continue to identify and maintain shelter space for 32,000 persons by 2006
and 45,000 by 2010. Shelter space capacity will be determined at the rate of 20 square feet per
person.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policv Achievement Analysis:
Policy 12.1.3 requires that the County continue to identify shelter space that complies with Red Cross
standards for 32,000 persons by 2006 and 45,000 persons by 2010. Shelter space will be determined at
the rate of 20 square feet per person. Collier County recommends that these dates and numbers be
revised based upon the figures computed from the Southwest Florida Regional Planning Council's
Hurricane Evacuation Study Update.
This Policy remains relevant and should be retained. However, the Policy should be revised to reflect
current shelter space figures of 32,000 persons by 2012 and 45,000 persons by 2015.
Policy 12.1.4:
The County shall continue to maintain hurricane shelter requirements and standards for all
new mobile home parks and mobile home subdivisions, or existing mobile home parks and
mobile home subdivisions in the process of expanding, which accommodate or contain 26
units or more. Such mobile home parks or mobile home subdivisions shall be required to
provide emergency shelter space on-site, or to provide funding to enhance one or more
existing public shelters off-site. The building which provides the on-site shelter space (if this
option is chosen) will be of such a size as to provide shelter to park or subdivision residents at
the rate of 20-square feet per person. For the purposes of this policy, the size of the on-site
shelter structure shall be determined by estimating the park or subdivision population during
the June-November time frame, based upon methodologies utilized by the Collier County
Emergency Management Department.
Policv Achievement Analvsis:
Policy 12. 1.4 requires the County to continue to maintain requirements and standards for hurricane
shelters for all new or existing mobile home subdivisions in the process of expanding, which are 26
units or larger in size to provide emergency shelter on-site or provide funding to enhance existing
public shelters off-site. Building will be of such a size to house park residents at the rate of 20 sq. ft per
resident. Resident size will be estimated by averaging park population during the June-November time
frame.
This Policy remains relevant and should be retained.
Policy 12.1.5:
On-site shelters within mobile home parks or mobile home subdivisions shall be elevated to a
minimum height equal to or above the worst case Category 3 hurricane flooding level, based
upon the most current National Oceanic and Atmospheric Administration's storm surge
model, known as Sea, Lake, and Overland Surges from Hurricanes (SLOSH). The wind load
criteria for buildings and structures designated as "essential facilities" in the latest Florida
Building Code, shall guide the design and construction of the required shelters. Shelters shall
be constructed with emergency electrical power and potable water supplies; shall provide
glass protection by shutters or other approved materiaVdevice; and shall provide for
ventilation, sanitary facilities and first aid equipment. A telephone, automatic external
defibrillator (AED) and battery-operated radio are also required within the shelter.
Policy Achievement Analysis:
This Policy remains relevant and should be retained, except that the last sentence should be amended
to read, "battery operated radio with NOAA weather S.A.M.E. (Specific Area Message Encoded)
capability."
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy 12.1.6:
The Directors of the Transportation Planning and Emergency Management Departments will
review, at least annually, evacuation route road improvement needs to ensure that necessary
improvements are reflected within Table A, the Five-Year Schedule of Capital Improvements,
as contained within the Capital Improvement Element of this Growth Management Plan.
Policv Achievement Analvsis:
This Policy remains relevant and should be retained.
Policy 12.1.7:
The County shall update the hurricane evacuation portion of the Collier County
Comprehensive Emergency Management Plan prior to June 1st of each year by integrating all
appropriate regional and State emergency plans in the identification of emergency evacuation
routes.
Policv Achievement Analvsis:
This Policy remains relevant and should be retained.
Policy 12.1.8:
The County's land development regulations include mitigation policies addressing flood
plains, beach and dune alteration and storm water management.
Policy Achievement Analvsis:
This Policy remains relevant and should be retained as written.
Policy 12.1.9:
Collier County shall annually update its approved Hazard Mitigation Plan, formerly known as
the "Local Hazard Mitigation Strategy" through the identification of new or ongoing local
hazard mitigation projects and appropriate funding sources for such projects.
Policy Achievement Analysis:
This Policy remains relevant, but should be revised to read, "Collier County through its Local
Mitigation Working Group shall annually update its approved Local Mitigation Strategy (LMS),
through the identification and review of new or ongoing local hazard mitigation projects including,
appropriate funding sources for such projects."
Policy 12.1.10:
All new Public Safety facilities in Collier County will be flood-resistant and designed to meet
155 mph wind load requirements and shall have provisions for back-up generator power.
Policv Achievement Analysis:
This Policy remains relevant and should be retained.
Policy 12.1.11:
The County will continue to coordinate with Collier County Public Schools to ensure that all
new public schools outside of the Coastal High Hazard Area are designed and constructed to
meet the Public Shelter Design Criteria, as contained in "State Requirements for Educational
Facilities" (1999).
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy Achievement Analysis:
This Policy remains relevant and should be retained, except that the referenced date should be revised
to reflect the year 2007.
Policy 12.1.12:
The County will continue to work with the Board of Regents of the State University System to
ensure that all new facilities in the State University System that are located outside of the
Coastal High Hazard Area are designed and constructed to meet the Public Shelter Design
Criteria, as contained in "State Requirements for Educational Facilities" (1999) and the Florida
Building Code.
Policv Achievement Analysis:
This Policy remains relevant and should be retained, except that the referenced date should be revised
to reflect the year 2007.
Policy 12.1.13:
The County will continue to mitigate previously identified shelter deficiencies through
mitigation from Developments of Regional Impact, Emergency Management Preparedness and
Enhancement grants, Hazard Mitigation and Pre-disaster Mitigation Grant Programs funding,
and from funds identified in the State's annual shelter deficit studies.
Policv Achievement Analysis:
This Policy remains relevant and should be retained. However, cost-sharing and other requirements
sometimes are not acceptable to the County. The Policy should be revised to delete the word "from"
after the word "and"; and, add the phrase, ".. .as funding requirements permit." at the end of the
paragraph.
Policy 12.1.14:
Prior to adoption of the 2007 Annual Update and Inventory Report (A.U.I.R.), Collier County
shall evaluate whether to include hurricane shelters in the 5-year schedule of Capital
Improvements.
Policy Achievement Analysis:
This Policy is no longer relevant and should be deleted, as the Board of County Commissioners does
not support the inclusion of hurricane shelters within the 5-ycar schedule of Capital Improvements.
Policy 12.1.15:
All new nursing homes and assisted living facilities that are licensed for more than 15 clients
will have a core area to shelter residents and staff on site. The core area will be constructed to
meet the Public Shelter Design Criteria that is required for new public schools and public
community colleges and universities ("State Requirements for Educational Facilities," 1999).
Additionally this area shall be capable of ventilation or air conditioning provided by back-up
generator for a period of no less than 48 hours.
Policv Achievcmcnt Analysis:
This Policy rcmains relevant and should be rctaincd. Howcver. the Policy should be revised to make
consistent with currcnt State and Local guidelincs: deletc the phrase. "...for more than 15 clients";
delete "48 hours" and replace with "72" hours: and revisc the date reference to reflect "2007:'
Policy 12.1.16:
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CONSER VA TlONAND COASTAL MANAGEMENT ELEMENT
The County will coordinate with the Florida Department of Transportation on its plans to one-
way evacuation routes on State maintained roads that are primary evacuation routes for
vulnerable populations.
Policv Achievement Analysis:
This Policy remains relevant and should be retained.
Policy 12.1.17:
Collier County is currently conducting a hurricane evacuation re-study. If warranted by the
results of these studies, further restriction on development may be proposed.
Policv Achievement Analvsis:
This Policy remains relevant and should be retained. However, for clarity and accuracy, the County
recommends revising the Policy to read, "Hurricane Evacuation Studies for Collier County are
periodically conducted by the State of Florida and Federal Authorities. If warranted by the results of
these studies, further restriction on development may be proposed."
OBJECTIVE 12.2:
The County shall ensure that publicly funded buildings and publicly funded development
activities are carried out in a manner that demonstrates best practice to minimize the loss of
life, property, and re-building cost from the effects from hurricanes, flooding, natural and
technological disaster events. Best practice efforts may include, but are not limited to:
a. Construction above the flood plain;
b. maintaining a protective zone for wildfire mitigation;
c. installation of on-site permanent generators or temporary generator emergency connection
points;
d. beach and dune restoration, re-nourishment, or emergency protective actions to minimize
the loss of structures from future events;
e. emergency road repairs;
f. repair and/or replacement of publicly owned docking facilities, parking areas, and sea walls,
etc.
Obiective Achievement Analysis:
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 12.2.1:
The Hazard Mitigation section of the Collier County Comprehensive Emergency Management
Plan (CEMP) shall continue to be reviewed and updated every four (4) years starting in 2005.
This periOdic update of the CEMP shall include a review and update (as may be necessary) of
the County's hurricane evacuation and sheltering procedures.
Policv Achievement Analysis:
This Policy remains relevant and should be retained. However, the Policy should be revised to reflect
the next due date for the Plan update in year 2012; and, remove the phrase, "starting in 2005."
Policy 12.2.2:
Within the coastal high hazard area, the calculated needs for public facilities, as represented in
the Annual Update and Inventory Report (A.U.I.R.) and Five-Year Schedule of Capital
Improvements, will be based on the County's adopted level of service standards and
projections of future growth allowed by the Future Land Use Element.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policv Achievement Analvsis:
Policy 12.2.2 states that the calculated needs for public facilities will be based on the adopted level of
service standards and future growth projections within the coastal high hazard area.
This Policy remains relevant and should be retained.
POlicy 12.2.3:
The County shall participate in the National Flood Insurance Program (NFIP).
Policv Achievement Analysis:
Policy 12.2.3 requires the County to participate in the National Flood Insurance Program (NFIP).
Participation is very important for the reduction of flood insurance rates.
This Policy remains relevant and should be retained.
POlicy 12.2.4:
The County shall maintain requirements for structural wind resistance as stated in the latest
edition of the Florida Building Code.
Policv Achievement Analysis:
Policy 12.2.4 requires the County to maintain requirements for structural wind resistance as stated in
the latest approved edition of the Southern Standard Building Code.
This Policy remains relevant and should be retained.
Policy 12.2.5:
The County shall consider the Coastal High Hazard Area as a geographical area lying within
the Category 1 storm surge zone as presently defined in the 2001 Southwest Florida Regional
Planning Council's Hurricane Evacuation Study, or subsequently authorized storm surge or
evacuation planning studies coordinated by the Collier County Emergency Management
Department and approved by the Board of County Commissioners.
Policv Achievement Analvsis:
Policy 12.2.5 requires the County to consider the coastal high-hazard area as that area lying within the
Category I evacuation zone as defined in the 2001 Southwest Florida Regional Planning Council
Hurricane Evacuation Study.
It should be noted that the 201 I Evacuation Study has been completed. but is still under review by staff
and the State.
This Policy remains relevant and should be retained. except that the definition of the CHHA should be
revised consistent with 2006 legislative changes.
This Policy is affected by changes to Chapter 163, Florida Statutes, which were adopted into law in
2006, as follows:
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CONSERVATION AND COASTAl" MANAGEMENT ELEMENT
163.3178(2)(h) Requires a change to the definition of the Coastal High Hazard Area (CHHA)
to be defined as the area below the elevation of the category I storm surge line as established
by the SLOSH model. Ch. 2006-68, LOF.
Policy 12.2.6:
The County shall require that all new sanitary sewer facilities in the coastal high-hazard flood
area be flood proofed, be designed to reduce leakage of raw sewage during flood events to the
maximum extent practicable, and new septic tanks shall be fitted with back-flow preventers.
Policv Achievement Analysis:
Policy 12.2.6 states that the County will require that all new sanitary sewer facilities in the coastal
high-hazard flood area be flood proof, be designed to reduce leakage of raw sewage during flood
events to the maximum extent practicable, and that new septic tanks will be fitted with back-flow
preventers.
This Policy remains relevant and should be retained.
Policy 12.2.7:
The County shall continue to assess all undeveloped property within the coastal high hazard
area and make recommendations on appropriate land use.
Policv Achievement Analvsis:
Policy 12.2.7 states that the County will continue to assess all unimproved property within the coastal
high hazard area and make recommendations on appropriate land use.
This Policy remains relevant and should be retained.
OBJECTIVE 12.3:
The County shall develop and maintain a task force that will plan and guide a unified County
response to post-hurricane disasters.
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 12.3.1:
The Comprehensive Emergency Management Plan shall comply with the policies under this
objective, and shall contain step-by-step details for post disaster recovery.
Policv Achievement Analvsis:
Policy 12.3. I requires the Comprehensive Emergency Management Plan to comply with the policies
under this objective, and that the plan will contain step-by-step details for post disaster recovery.
This Policy remains relevant and should be retained.
Policy 12.3.2:
After a hurricane that necessitated an evacuation, the Board of County Commissioners shall
meet to hear preliminary damage assessments. This will be done prior to re-entry of the
population. At that time, the Commission will activate the recovery task force and consider a
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
temporary moratorium on building activities not necessary for the public health, safety and
welfare.
Policv Achievement Analvsis:
Policy 12.3.2 states that, after a hurricane that necessitated an evacuation, the Board of County
Commissioners will meet to hear preliminary damage assessments. This will be done prior to re-entry
of the population. At that time, the Commission will activate the recovery task force and consider a
temporary moratorium on building activities not necessary for the public health, safety and welfare.
This Policy remains relevant and should be retained. However, the Policy should be revised to remove
the second sentence, and change "will" to "may" in the last sentence.
Policy 12.3.3:
The Recovery Task Force shall include the Sheriff of Collier County, the Community
Development and Environmental Services Division Administrator, the Comprehensive
Planning Director, the Zoning and Land Development Review Director, the Emergency
Management Director and other members as directed by the Board of County Commissioners.
The Board should also include representatives from municipalities within Collier County that
have received damage from the storm to become members of the Recovery Task Force.
Policv Achievement Analysis:
Policy 12.3.3 recommends that the recovery task force will include local law enforcement authorities,
the Community Development Administrator, Public Works Administrator, Planning and Zoning
Director, Emergency Management Director and other members as directed by the Board of County
Commissioners. Representatives from municipalities receiving damage from the storm should also be
members of the recovery task force.
This Policy remains relevant and should be retained. However, the Policy should be revised to reflect
current departmental references.
Policy 12.3.4:
The Collier County Recovery Task Force responsibilities shall be identified in the Code of
Laws and Ordinances.
Policy Achievement Analysis:
This Policy remains relevant and should be retained.
Policy 12.3.5:
Immediate repair and Clean-up actions needed to protect the public health and safety include
repairs to potable water, wastewater, and power facilities, debris removal, stabilization or
removal of structures that are in danger of collapsing, and minimal repairs to make dwellings
habitable. These actions shall receive first priority in permitting decisions.
Policv Achievement Analvsis:
Policy 12.3.5 requires the County to perform immediate repair and clean-up actions, when needed, to
protect the public health and safety. Actions referenced in this Policy include repairs to potable water,
wastewater, and power facilities, debris removal, stabilization or removal of structures that are in
danger of collapsing, and minimal repairs to make dwellings habitable. These actions will receive first
priority in permitting decisions.
Policy remains relevant and should be retained.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Policy 12.3.6:
Structures in the coastal high-hazard area which have suffered damage to pilings,
foundations, or load-bearing walls on one or more occasion shall be required to rebuild
landward of their current location or to modify the structure to mitigate any recurrence of
repeated damage.
Policv Achievement Analysis:
Policy 12.3.6 stipulates that structures in the coastal high-hazard area, which have suffered damage to
pilings, foundations, or load-bearing walls on one or more occasion, will be required to rebuild
landward of their current location or to modify the structure to mitigate any recurrence of repeated
damage.
Policy remains relevant and should be retained.
Policy 12.3.7:
The County has developed, adopted and maintains a Post-disaster Recovery, Reconstruction
and Mitigation Ordinance, for the purpose of evaluating options for damaged public facilities
including abandonment (demolition), repair in place, relocation, and reconstruction with
structural modifications. The process described within the Ordinance considers these options
in light of factors such as cost to construct, cost to maintain, recurring damage, impacts on
land use, impacts on the environment and public safety.
Policy Achievement Analvsis:
Policy 12.3.7 stipulates that the County will develop and adopt a Post-disaster Recovery,
Reconstruction and Mitigation Ordinance prior to May 30, 1997, to evaluate options for damaged
public facilities including abandonment, repair in place, relocations, and reconstruction with structural
modifications. This process will consider these options in light of factors such as cost to construct, cost
to maintain, recurring damage, impacts on land use, and impacts on the cnvironment and public safety.
Policy remains relevant and should be retained.
Policy 12.3.8:
Within 30 days of a hurricane resulting in disaster the County shall identify non-public
structures in the coastal high-hazard area, inventory their assessed value, judge the utility of
the land for public access and make recommendations for acquisition during post-disaster
recovery.
Policy Achievement Analysis:
Policy 12.3.8 requires the County, within 30 days of a hurricane resulting in disaster, to identify non-
public structures in the coastal high-hazard area, inventory their assessed value, judge the utility of the
land for public access and make recommendations for acquisition during post-disaster recovery.
Policy remains relevant and should be retained.
OBJECTIVE 12.4:
The County shall make every reasonable effort to meet the emergency preparedness
requirements of people with special needs such as the elderly, handicapped, the infirmed and
those requiring transportation from a threatened area. In the event of a countywide
emergency, such as a hurricane or other large-scale disaster, the County Emergency
Management Department shall open and operate one or more refuges for persons listed on the
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CONSERVATiON AND COASTAL MANAGEMENT ELEMENT
County's Special Needs Registry and their caregivers. Medical and support equipment at such
refuges will include, but not necessarily be limited to, respirators, oxygen tanks, first aid
equipment, disaster cots and blankets, and defibrillators.
Obiective Achievement Analvsis:
This Objective remains relevant and should be retained. However, the Objective should be revised as
follows: delete, "people with special needs" and replace with "Persons with Special Needs (PSN)"
within the first sentence; delete"... the County Emergency Management Department shall..." and
replace with "...the County Emergency Management Department in coordination with the Collier
County Health Department and other officials shall..."
Policy Relevance:
Policy 12.4.1:
All new hospitals, nursing homes, and adult congregate living facilities shall prepare an
emergency preparedness plan for approval by the Emergency Management Department prior
to receiving a final development order.
Policy Achievement Analysis:
Policy I 2.4. I requires all new hospitals, nursing homes, and adult congregate living facilities to
prepare an emergency preparedness plan for approval by the Emergency Management Department
prior to receiving a final development order.
This Policy remains relevant and should bc retained.
Policy 12.4.2:
The County, in cooperation with other public agencies and public service groups, shall make a
reasonable effort to provide for the emergency transportation needs of people having limited
mobility that do not reside in licensed institutions serving people with special needs.
Policv Achievement Analysis:
Policy 12.4.2 requires that the County, in cooperation with other public agencies and public service
groups, will make a reasonable effort to provide for the emergency transportation needs of people
having limited mobility that do not reside in licensed institutions serving people with special needs.
This Policy remains relevant and should bc retained.
Policy 12.4.3:
The County, in cooperation with the Collier County Health Department and other public service
groups shall make a reasonable effort to provide basic medical services in selected shelters
designated as special needs shelters.
Policv Achievement Analvsis:
Policy 12.4.3 requires the County, in cooperation with thc Collier County Health Department and other
public service groups, to make a reasonable effort to provide basic medical services in selected shelters
designated as spccialnccds shclters.
This Policy remains relevant and should be retained.
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CONSERVATION AND COASTAL A1ANAGEMENT ELEMENT
OBJECTIVE 13.1:
To establish, prior to the adoption of any land development regulation to implement this
Element, including but not limited to NRPA management guidelines and watershed
management plans, a program to review such regulations and identify existing regulatory
programs exercised by regional, State, or Federal agencies with jurisdiction over the activities
sought to be regulated.
Obiective Achievement Analysis:
This Objective remains relevant and should be retained.
Policv Relevance:
Policy 13.1.1:
There will be no unnecessary duplication of existing Regional, State, or Federal permitting
programs.
Policv Achievement Analvsis:
Policy 13.1.1 requires the County to eliminate duplication of existing Regional, State, or Federal
permitting programs.
This Policy remains relevant and should be retained.
Policy 13.1.2:
The County may adopt regulations to strengthen existing permitting programs.
Policv Achievement Analysis:
Policy 13.1.2 stipulates that the County may adopt regulations to strengthen existing permitting
programs.
This Policy remains relevant and should be retained.
Policy 13.1.3:
Prior to adopting any new regulations to implement this Element, the following guidelines
shall be met:
a. The regulation fulfills an important need that is not adequately addressed by existing
Regional, State, or Federal regulations.
b. The regulation can be effectively and efficiently administered by existing County staff or
by an authorized expansion of County staff.
c. The cost to the County of implementing the regulation has been identified and considered.
Policy Achievement Analysis:
Policy 13. 1.3 requires the County, prior to adopting any new regulations to implement this Element, to
meet the following guidelines: a.) It fulfills an important need not adequately met by existing Regional,
State, or Federal regulation; b.) The regulation can be effectively and efficiently administered by
existing County staff or by authorized expansion of County staff; and, c.) The cost to the County of
implementing the regulation must have been identified and considered.
This Policy remains relevant and should be retained.
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CONSERVATION AND COASTAL MANAGEMENT ELEMENT
~"'-----
SUMMARY OF RECOMMENDED CHANGES
2011 EV ALUA nON & APPRAISAL REPORT (EAR)
Intergovernmental Coordination Element - ICE
Goals, Objective and Policies: The entire Element should be revised to reflect the proper
formatting of Goals, Objectives and Policies, as defined below.
Goal: General statement that defines what the Element will
ultimately achieve.
Objective: A more specific statement than the stated Goal;
describes actions that will help achieve the goal( s).
Policies: Specific statements that provide directives on how to
achieve the objectives and ultimately the Element's goal(s).
Goals, Objective and Policies: The entire Element should be revised to reflect Department
name changes, designee changes, renumbering due to objective
and/or policy additions and/or deletions, and grammatical
changes.
Objective 1
Minor revisions to include certain key agencies.
Policy 1.2
Revision to reflect the Department name change.
Policy 1.3
Revision to reflect the Department name change.
Policy 2.1
Inclusion of the word "appropriate" so that agreements are not limited to
agencies within Collier County.
Policy 2.6
Minor text revisions to update dates.
Policy 2.7
Minor text revisions to update dates and requirements.
Policy 2.8
Revision to correct SFWMD name.
Policy 2.9
Minor text revisions to include a comma and delete specific Florida Statute
sub-section.
1
Intergovernmental Coordination Element - ICE- Summary
Intergovernmental Coordination Element - ICE
Introduction and Background
The Intergovernmental Coordination Element (ICE) is the portion of the Collier County Growth
Management Plan (GMP) that contains the County's Goal, Objectives and Policies with regard to
relations between the County and non-County governmental entities (as well as quasi-
governmental entities, including utility companies). The ICE contains a single Goal, which states
the primary purpose of this Element.
A list of interloeal agreements is provided at the conclusion of the ICE Objective and Policy
analysis.
Objectives Analysis:
The ICE Goal reads as follows:
"PROVIDE FOR THE CONTINUAL EXCHANGE OF INFORMATION AND THE USE
OF ANY INTERGOVERNMENTAL COORDINATION MECHANISMS WITH
BROW ARD, DADE, HENDRY, LEE AND MONROE COUNTIES, CITIES OF
EVERGLADES AND NAPLES, COLLIER COUNTY SCHOOL BOARD, SOUTHWEST
FLORIDA REGIONAL PLANNING COUNCIL, AND ANY OTHER LOCAL, STATE,
OR FEDERAL AGENCY OR GOVERNMENTAL ENTITY, AND UTILITY
COMPANIES SUCH AS BUT NOT LIMITED TO FLORIDA POWER AND LIGHT,
LEE COUNTY ELECTRIC COOPERATIVE, SPRlNTfUNITED TELEPHONE,
IMMOKALEE WATER AND SEWER DISTRICT, PELICAN BAY SERVICE DIVISION
(MSTU), FLORIDA WATER SERVICES, FLORIDA CITIES WATER COMPANY,
MEDIA ONE, AND CABLE VISION INDUSTRIES THAT MAYBE IMPACTED BY
COLLIER COUNTY'S LAND, ROAD OR FACILITY PLANNING TO RESOLVE
DIFFERENCES AND TO ACHIEVE COMPATIBLE AND COORDINATED PLANS."
Objective Achievement Analvsis: Collier County recommends generalizing names when
possible. For example:
COLLIER COUNTY WILL MAINTAIN OR ENHANCE THE LEVEL OF COORDINATION
AND COOPERATION AMONG THE VARlOUS GOVERNMENTS, AUTHORITIES AND
AGENCIES MAKING DECISIONS AFFECTING NATURAL RESOURCES, HOUSING,
HISTORlC AND ARCHAEOLOGICAL RESOURCES, PUBLIC FACILITIES, AND PUBLIC
SERVICES WITHIN AND AROUND COLLIER COUNTY, TO RESOLVE DIFFERENCES
AND TO ACHIEVE COMPATIBLE AND COORDINATED PLANS.
OBJECTIVE 1:
Collier County (County) shall continue to establish and maintain intergovernmental
communication and level of service coordination mechanisms to be used by the County,
Everglades City, the City of Marco Island, the City of Naples, and the City of Bonita
Springs, adjacent Lee County, Hendry County, Broward County, Dade County, Monroe
County, the District School Board of Collier County School Board, the State of Florida,
and any other entity that provides a service but may not have land use authority.
i
intergovernmental Coordination Element
Objective Achievement Analvsis: Collier County recommends the insertion of the Florida
Department of Environmental Protection, Florida Department of Transportation, and South
Florida Water Management District. Including these agencies will ensure coordination of key
policies that relate to water supply plarming and watershed management plans.
Policy 1.1: CoIlier County shall continue to utilize existing coordination mechanisms, e.g.,
interlocal planning agreements, joint meetings and any other mechanisms described in this
Element, which promotes consistent planning activities.
Objective Achievement Analvsis: Collier County recommends the text remains as written.
Policy 1.1 requires Collier County to continue utilizing existing coordination mechanisms, (e.g.,
interlocal pI arming agreements, joint meetings and any other mechanism described in this
element) which promote consistent planning activities. The wording of the policy is sufficiently
generic to allow the County to employ any valid coordinating mechanism.
Policy 1.2: The CoIlier County Comprehensive Planning Department shall be the
designated liaison to disseminate information on proposed Growth Management Plan
amendments under review by the County, which have the potential to affect any of the
entities listed in Objective 1.
Objective Achievement Analvsis: Collier County recommends that this Policy be updated to
reflect that the former Comprehensive Planning Department is now the Comprehensive Planning
Section.
Policy 1.2 requires the Collier County Comprehensive Planning Department to be the designated
liaison to disseminate information on proposed Gro",th Management Plan amendments by the
County which affect any of the entities listed in Objective 1. I.
Policy 1.3: The CoIlier County Comprehensive Planning Department shall continue to
prepare and review the Annual Update and Inventory Report (AUIR) as an annual level of
service monitoring report for the capital facilities included within the Growth Management
Plan. The purpose of this report is to provide the affected entities with the necessary
information to evaluate and coordinate level of service standards.
Obiective Achievement Analvsis: The County recommends that this Policy be updated to
reflect that the Comprehensive Planning Department recently became the Comprehensive
Plarming Section.
Policy 1.3 requires the Collier County Comprehensive Planning Department to prepare and
review an annual level of service monitoring report for the facilities included within the Growth
Management Plan. The purpose of this report is to provide the affected entities with the
information in order to evaluate and coordinate level of service standards. This task is
incorporated into the County's Annual Update & Inventory Report (AUIR) for the County's
capital facilities.
2
Intergovernmental Coordination Element
Policy 1.4: In situations where other public or private entities are providing a facility or
service within Collier County for roads, water, sewer, drainage, parks, public scbools, or
solid waste, the County will coordinate its adopted level of service standard(s) within the
parameters allowed by the Concurrency Management System of the Capital Improvement
Element as part ofthe County's Growth Management Plan.
Obiective Achievement Analvsis: Collier County recommends the text remains as written.
Policy 1.4 states thatthe County will coordinate its adopted level of service standard within the
parameters allowed by the Concurrency Management System of the Capital Improvement
Element of this Plan.
OBJECTIVE 2: The County shall coordinate its land use planning strategy, including an
assessment of proposed development, with that of other governmental and private entities.
Objective Achievement Analvsis: Collier County recommends the text remains as written.
With regard to other governmental and non-governmental entities, as well as the general public,
the County takes due care that all matters coming before the Board of County Commissioners
with regard to land use changes are properly noticed and advertised, and that there is a public
opportunity for all interested parties to present comments and recommendations to the
Commission. Additionally, Collier County's proposed GMP amendments and Land
Development Code (LDC) changes are either available online, in other electronic version, or as
printed documents. In addition, all land use-related documents are available to anyone upon
request for a minimal copying fee.
Policy 2.1: Collier County will continue to identify, develop, and pursue areas where
intergovernmental land use planning and level of service agreements are needed between
the County and respective governmental or private entities.
Obiective Achievement Analvsis: Collier County recommends minor text change.
Agreements should not be limited to governments and entities within Collier County. Collier
County recommends expanding to "appropriate" governmental or private entities.
Policy 2.2: Collier County shall continue to develop intergovernmental planning
agreements, which shall include provisions for review and comment(s) on Collier County
land use plans and capital facility plans by neighboring governmental jurisdictions,
regarding any proposed activities that may have an impact on such jurisdictions or cause
inconsistencies with their respective comprehensive plans.
Objective Achievement Analvsis: Collier County recommends the text remains as written.
Policy 2.2 requires that intergovernmental pI arming agreements include provisions for review
and comment on Collier County land use plans along jurisdictional lines, facility planning for
water, sewers, roads, and any other public facilities that may have an impact on other entities or
cause inconsistencies between comprehensive plans.
3
Intergovernmental Coordination Element
Policy 2.3: Collier County shall continue to participate in cooperative planning programs
with other governmental entities.
Objective Achievement Analvsis: Collier County recommends the text remains as written.
Policy 2.3 requires the County to participate in cooperative planning programs with other
governmental entities. This is an ongoing task.
Policy 2.4: Collier County shall continue to undertake, where appropriate and
economically feasible, joint programs with other local governments regarding the planning
for, and management of, natural resources that are shared by the County and adjacent
governmental jurisdictions.
Obiective Achievement Analvsis: Collier County recommends the text remains as written.
Policy 2.4 requires Collier County to undertake, where appropriate, mutual planning and
management programs with other local governments for natural resources.
Policy 2.5: The County shall coordinate its plans, programs, regulations and activities for
the provision of affordable housing with those of adjacent governments, particularly with
the City of Naples.
Obiective Achievement Analvsis: Collier County recommends the text remains as written.
Policy 2.5 requires that the County coordinate plans. programs, regulations and activities for the
provision of housing with those of adjacent governments, particularly the City of Naples.
Policy 2.6: The County shall continue to coordinate with The District School Board of
Collier County for collaborative planning and decision making on population projections,
the public school site selection for new public educational and ancillary facilities, and the
location and extension of public facilities subject to concurrency, to support existing and
proposed public educational facilities in accordance with the general Interlocal Agreement,
adopted on May 15,2003 by the Collier County School Board and on May 27, 2003 by the
Board of County Commissioners, and as subsequently amended and restated, with an
effective date of December 2008, and the School Board Review (SBR) Interlocal Agreement
adopted on May 15, 2003 by the Collier County School Board and on May 27, 2003 by the
Board of County Commissioners.
Obiective Achievement Analvsis: Collier County recommends the text be revised to reflect new
dates or generalize text so that dates are not specified.
Public Comment from 3-15-10 EAR Public Meetinl!:: Better coordination between School
Board (sitting) and County Government (locate schools where infrastructure is available or
planned).
Policy 2.6 requires that the County coordinate with the Collier County School Board on the site
selection for new public educational plants and ancillary plants and the provision of
infrastructure, particularly roads, to support existing and proposed public educational plants and
4
Intergovernmental Coordination Element
ancillary plants in accordance with the two Interlocal Agreements adopted in accordance with
Sections 163.3 177(6)(h) and 163.3 I 777, Florida Statutes, on May 15, 2003 by the Collier County
School Board and on May 27, 2003 by the Board of County COl11!11issioners. This policy should
be revised to remove dates and or revise dates. As an alternative, text should be revised so that
specific dates of agreements are not specified.
Policy 2.7: Collier County hereby adopts, as part of this Intergovernmental Coordination
Element, the Southwest Florida Regional Planning Council's Rule 291-7, Florida
Administrative Code, dated April ]994, which establishes a voluntary regional dispute
process to reconcile differences on planning, growth management, and other issues among
local governments, regional agencies and private interests.
Objective Achievement Analvsis: Collier County recommends the text be revised to reflect new
dates and requirements.
Policy 2.7 incorporates into the Growth Management Plan, by reference, the Southwest Florida
Regional Plarming Council's (SWFRPC's) Dispute Resolution, Rule 291-7, dated April 1994.
This policy should be revise to include portions of Rule 291-7 have been updated since 1994 and
date will change per new SB360-2009 requirement. Collier County recol11!11ends amending
references to date or update dates, and to include new requirement for mandatory mediation
(SB360-2009, amending 9186.509).
Policy 2.8: The County shall coordinate with the South Water Management District and
other regulatory agencies in implementing the Growth Management Plan.
Objective Achievement Analvsis: Collier County recommends correcting SFWMD name.
Policy 2.8 requires the County to coordinates with the South Water Management District and
other regulatory agencies. This is an on-ongoing task. Collier County recol11!11ends including
"Florida" to correct the name of the cited agency.
Policy 2.9: The County shall continue to coordinate with The District School Board of
Collier County for the regulatory review of rcsidential development for school
concurrency, in accordance with Section 163.3180(13) Florida Statutes.
Objective Achievement Analvsis: Collier County recommends minor text revisions.
Policy 2.9 requires the County to coordinates with The District School Board of Collier County
in regard to the review of residential development for school concurrency. This is an on-ongoing
task. Collier County recommends including a cOl11!11a that is missing prior to Florida Statutes,
and referring to Section 163.3 I 80 only.
OBJECTIVE 3: Collier County shall develop procedures to identify and implement joint
planning areas for the purposes of municipal annexation, municipal incorporation and
joint infrastructure service areas.
Obiective Achievement Analvsis: Collier County recol11!11ends the text remains as written.
5
Intergovernmental Coordination Element
Section 91-5.015 (3) (c) 4., Florida Administrative Code, requires the Intergovernmental
Coordination Element (ICE) to: "Provide procedures to identiry and implement joint pI arming
areas for the purposes of annexation, municipal incorporation and joint infrastructure service
areas." This is the only provision within the State's ICE Rule that is related to annexation. This
is an on-going task.
Policy 3.]: Based upon Section 9J-5.0]5 (3)(c) 4., Florida Administrative Code, Collier
County shall work with the local municipalities to identify and implement joint planning
areas and/or joint infrastructure service areas for the purpose of planning for potential
future municipal annexation of such areas. The identified joint planning areas and/or joint
infrastructure service areas shall be depicted on the County's Future Land Use Map series.
Obiective Achievement Analvsis: Collier County recommends the text remains as written.
Policy 3. I requires Collier County to identify any proposed armexation areas in the Future Land
Use Element and indicate these areas on the Future Land Use Map or map series.
Policy 3.2: Collier County shall develop procedures to plan for potential future municipal
incorporation (i.e., the creation of new municipalities) within Collier County. Upon official
notification that an incorporation referendum for any portion of the County has been
successful, the County will initiate contact with the new municipality for the purpose of
establishing an expedient and efficient transition of responsibilities, services, and/or
infrastructure to the new municipality.
Obiective Achievement Analysis: Collier County recommends the text remains as written.
Policy 3.2: requires the Collier County to procedures to plan for potential future municipal
incorporation (i.e., the creation of new municipalities) within Collier County. Upon official
notification that an incorporation referendum for any portion of the County has been successful,
the County will initiate contact with the new municipality for the purpose of establishing an
expedient and efficient transition of responsibilities, services, and/or infrastructure to the new
municipality.
The chart on the following pages documents the interlocal agreements entered into by the
County since the 2004 EAR.
6
Intergovernmental Coordination Element
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SUMMARY OF RECOMMENDED CHANGES
2011 EV ALUA nON & APPRAISAL REPORT (EAR)
Future Land Use Element
Goals, Objective and Policies: The entire Element should be revised to reflect the proper formatting
of Goals, Objectives and Policies, as defined below.
Goal: General statement that defines what the Element will ultimately
achieve.
Objective: A more specific statement than the stated Goal; describes
actions that will help achieve the goal(s).
Policies: Specific statements that provide directives on how to
achieve the objectives and ultimately the Element's goal(s).
Goals, Objective and Policies: The entire Element should be revised to reflect Department name
changes, designee changes, renumbering due to objective and/or
policy additions and/or deletions, and grammatical changes.
Policy 1.4:
Policy 2.1:
Policy 2.4:
Policy 2.5:
Policy 4.5
Policy 4.7:
Policy 5.3:
Revise to allow for, but not mandate, the creation of a District (perhaps replace
"shall" with "may").
Revise to correct the CIE Policy reference.
If changes are made to the Density Rating System to delete the Traffic Congestion
Area density reduction factor, as proposed, then revise this policy to delete that
reference.
Revise to reflect the existence of the TCMAs (perhaps replace "shall designate"
on first line with "has designated").
Revise to recognize the periodic update (perhaps replace the last sentence with a
commitment to periodically update the inventory).
Revise to specify that a redevelopment plan may only be prepared by the County
or its agent unless first approved by the Board, and to add reference to the
lmmokalee Redevelopment Plan.
Revise to clarifY changes to the Urban designation refers to the new designation of
lands as Urban (perhaps replace "changes" in the third line with "addition").
1
FLUE SUMMARY OF RECOMMENDED CHANGES
Policy 5.14:
Objective 6:
Policy 6.3:
Objective 7:
Policy 7.3:
Policy 7.7:
Revise as necessary to reflect the changed status and contents of the Inter-local
Agreements as well as any changes necessary to correlate with the Public School
Facilities Elemcnt.
Revise to reference the establishment of TCMAs in past tense (perhaps replace
"are hereby'" in the last sentence with "have been").
Revise paragraph e) to begin with a verb so as to follow the sentence structure
(perhaps add "Providing" before "Vehicular").
Revise to reference reduction of greenhouse gas emissions (perhaps add "reduce
greenhouse gas emissions," on the second line after "policies,".
Revise for proper wording (perhaps replace "and their interconnection points"
with "and/or provide interconnection(s)."
Revise to update the Division name.
Office and In-fill Commercial Subdistrict: Revise criterion ."]" regarding its applicability.
Density Rating System - Residential In-fill: Revise to eliminate TDR requirement.
Density Rating System - Traffic Congestion Area: Delete, and replace with a Coastal High Hazard
Area density reduction factor; so reflect this on the FLUM; make correlating changes to all GMP
references to this provision; make correlating changes to the FLUM to modifY the four partial
residential density bands within the Urban Residcntial Subdistrict to complete circular bands; revise
both the Roadway Access and Proximity to Mixed Use Activity Center or Interchange Activity Center
(residential density bands) bonuses to replace reference to this provision with CHHA reference; and,
revise the Conversion of Commercial Bonus to prohibit its application within the CHHA.
Mixed Use Activity Center Subdistrict: Revise to reduce allowable density for residential-only
projects within the CHHA to a maximum of 4 DUlA; revise the Master Planned Activity Center
provision for clarity, and possible substantive change.
Rural Fringe Mixed Use District: Revise to clarify the District only applies to A-zoned lands; to
correct a miss-numbering in the RFMUD Sending Lands designation; and, rcvise the Exemption
provision to clarifY the applicability of "expansion" and to delete unneeded text from the Exemption
title.
Bayshore/Gateway Triangle Redevelopment Overlay: Revise to delete subparagraph 8.e.
Future Land Use Map and Map Series: Revise the CHHA boundary to correlate with any CHHA
boundary description change made in CCME Policy 12.2.5; revise to update and correct as necessary,
underlying details of some FLUM series maps; revise one or more maps to correlate with past map
changes on related maps; revise Stcwardship Overlay Map to add additional approved Stewardship
Sending Areas and to correct the boundaries of SSA #7; revise FLUM to correct the depiction of
2
FLUE SUMMARY OF RECOMMENDED CHANGES
certain boundaries in the eastern portions of the County; and, revise FLUM legend to depict the (non-
Activity Center) interchange feature.
Henderson Creek Mixed Mixed Use Subdistrict: Revise to delete paragraph "p."
Davis Boulevard/County Barn Road Use Subdistrict: Revise to correct a date reference.
Planning Horizon Issue: Revise the various planning horizons in the GMP to be consistent.
DesignationlDistrict/Subdistrict Relationship: Revise throughout to clarify the relationship between
Designations, Districts and Subdistricts.
3
FLUE SUMMARY OF RECOMMENDED CHANGES
An Assessment of the Success and Shortcomings
and Recommendations
for the Future Land Use Element
A. Introduction and Background
The Future Land Use Element (FLUE) of the Collier County Growth Management Plan (GMP)
establishes the geographic framework for growth and development in Collier County. As such, the
FLUE is the most frequently amended portion of the GMP. Since the adoption of the County's 2004
EAR-based Amendments in January 2007, the FLUE has been amended on six occasions.
The FLUE includes three major sections: an Overview, the Implementation Section, and a Support
Document containing land use data and analysis. The purpose of the Overview is to provide an
introduction as to the purpose, basis and underlying concepts and special issues addressed by the
FLUE. The Implementation Strategy is where the Element is brought into legal effect. Included within
this section are the Goals, Objectives, Policies and the Future Land Use Map (FLUM) and correlating
Future Land Use Designation Description Section. Collier County's FLUE gives emphasis to the
future land use categories (designations) contained in the Future Land Use Designation Description
Section of the Implementation Strategy. The Support Document is comprised of land use data and
analysis which provides a basis for the Implementation Strategy and serves to meet the requirements of
Section 9J-5.006, Florida Administrative Code, minimum requirements for the FLUE.
The overall purpose of the FLUE is to guide decision-making with regard to regulatory, financial and
programmatic matters pertaining to land use. This Element controls the location, type, intensity and
timing of new or revised uses ofland. The land use strategy is closely coordinated with the County's
strategy for the provision of public facilities, as described in the Capital Improvements and Public
Facility Elements (and Sub-elements) of the GMP and with the strategies to protect and conserve
natural resources as found in the Conservation and Coastal Management Element.
HB 697 was enacted by the Florida Legislature in 2008, and now, in part, is codified within Ch.
163.3177(6)(a) and (d). It requires the future land use plan to discourage urban sprawl, to be based
upon energy-efficient land use patterns and to include greenhouse gas reduction strategies. All of these
requirements are addressed in the existing Objectives and Policies within the FLUE, as noted in the
assessment below. HB 697 also requires the future land use map to "identifY and depict ... energy
conservation." Collier County has no energy conservation features, such as the DeSoto Next
Generation Solar Energy Center in DeSoto County, to depict on its future land use map. Instead,
energy conservation measures occur at a micro scale, e.g. solar panels on individual single family
dwellings.
B. Objective Analysis
OBJECTIVE 1:
Unless otherwise permitted in this Growth Management Plan, new or revised uses of land shall
be consistent with designations outlined on the Future Land Use Map. The Future Land Use
Map and companion Future Land Use Designations, Districts and Sub-districts shall be
binding on all Development Orders effective with the adoption of this Growth Management
Plan. Standards and permitted uses for each Future Land Use District and Subdistrict are
identified in the Designation Description Section. Through the magnitude, location and
configuration of its components, the Future Land Use Map is designed to coordinate land use
I
FUTURE LAND USE ELEMENT
with the natural environment including topography, soil and other resources; promote a sound
economy; coordinate coastal population densities with the Regional Hurricane Evacuation
Plan; and discourage unacceptable levels of urban sprawl.
Obiective Achievement Analvsis:
In part, this Objective and its Policies address requirements of Ch. 163.3 177(6)(a) regarding
discouragement of urban sprawl and energy-efficient land use patterns.
This Objective remains relevant and should be retained as written.
Policv Relevance:
Policy 1.1:
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
A. URBAN - MIXED USE DISTRICT
1. Urban Residential Subdistrict
2. Urban Residential Fringe Subdistrict
3. Urban Coastal Fringe Subdistrict
4. Business Park Subdistrict
5. Office and Infill Commercial Subdistrict
6. PUD Neighborhood Village Center Subdistrict
7. Residential Mixed Use
8. Orange Blossom Mixed-Use Subdistrict
9. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict
10. Henderson Creek Mixed-Use Subdistrict
11. Research and Technology Park Subdistrict
12. Buckley Mixed-Use Subdistrict
13. Commercial Mixed Use Subdistrict
14. Davis Boulevard/County Barn Road Mixed-Use Subdistrict
15. Livingston/Radio Road Commerciallnfill Subdistrict
16. Vanderbilt Bach Road Neighborhood Commercial Subdistrict
17. Collier Boulevard Community Facility Subdistrict
B. URBAN - COMMERCIAL DISTRICT
1. Mixed Use Activity Center Subdistrict
2. Interchange Activity Center Subdistrict
3. Livingston/Pine Ridge Commerciallnfill Subdistrict
4. Business Park Subdistrict
5. Research and Technology Park Subdistrict
6. Livingston Road/Eatonwood Lane Commerciallnfill Subdistrict
7. Livingston Road Commerciallnfill Subdistrict
8. Commercial Mixed Use Subdistrict
9. Livingston RoadNeterans Memorial Boulevard Commerciallnfill Subdistrict
10. Goodlette/Pine Ridge Commerciallnfill Subdistrict
11. Orange Blossom/Airport Crossroads Commercial Subdistrict
C. URBAN -INDUSTRIAL DISTRICT
1. Business Park Subdistrict
2. Research and Technology Park Subdistrict
Policy Achicvement Analysis:
')
FUTURE LAND USE ELEMENT
This Policy will continue to be amended if new Districts and/or Subdistricts are created (mostly via
private sector amendments to the GMP).
This Policy remains relevant and should be retained as written.
Public Comment (Communitv Meetini! held on 1/25/10):
Public stated County should create Walk only districts - by design or retroactively (close off streets) -
and not limited to commercial areas.
Policy 1.2:
The AGRICUL TURAURURAL Future Land Use Designation shall include Future Land Use
Districts and Subdistricts for:
A. AGRICUL TURAURURAL- MIXED USE DISTRICT
1. Rural Commercial Subdistrict
2. Corkscrew Island Neighborhood Commercial Subdistrict
B. RURAL FRINGE MIXED USE DISTRICT
C. RURAL - INDUSTRIAL DISTRICT
D. RURAL - SETTLEMENT AREA DISTRICT
Policy Achievement Analysis:
This Policy will continue to be amended if new Districts and/or Subdistricts are created (mostly via
private sector amendments to the GMP).
This Policy remains relevant and should be retained as written.
Policy 1.3:
The ESTATES Future Land Use Designation shall include Future Land Use Districts and
Subdistricts: as described in the Golden Gate Area Master Plan.
Policv Achievement Analysis:
This Policy remains relevant and should be retained as written.
Policy 1.4:
The CONSERVATION Future Land Use Designation shall include a Future Land Use District
Policv Achievement Analvsis:
This Policy has existed in the FLUE since the GMP was adopted in 1989. A District has never been
created - or needed - in this Designation. However, the potential remains for a District to be created.
This Policy remains relevant and should be retained, but should be revised to allow for, but not
mandate, the creation of a District (perhaps replace "shall" with "may").
Policy 1.5: {re-/ettered to reflect merger of Ordinance No. 2002-32 and 2002-54j
Overlays and Special Features shall include:
A. Area of Critical State Concern Overlay
B. North Belle Meade Overlay
C. Natural Resource Protection Area Overlays
D. Rural Lands Stewardship Area Overlay
E. Airport Noise Area Overlay
F. Bayshore/Gateway Triangle Redevelopment Overlay
3
FUTURE LAND USE ELEMENT
G. Urban-Rural Fringe Transition Zone Overlay
H. Coastal High Hazard Area Boundary
I. Traffic Congestion Area Boundary
J. Incorporated Areas
Policy Achievement Analvsis:
It will continue to be amended if new Overlays or features are created.
This Policy remains relevant and should be retained as 'WTillen.
OBJECTIVE 2:
The coordination of land uses with the availability of public facilities shall be accomplished
through the Concurrency Management System of the Capital Improvements Element and
implemented through the Adequate Public Facilities Ordinance of the Land Development
Code.
Obiective Achievement Analysis:
Coordination of land uses with available public facilities continues to be a primary purpose of the
GMP. In part, this Objective and its Policies address requirements of Ch. 163.3 I 77(6)(a) regarding
discouragement of urban sprawl and energy-efficient land use patterns.
This Objective remains relevant and should be retained as written.
Policv Relevance:
Policy 2.1:
The County shall prepare annually the Annual Update and Inventory Report (AUIR) on Public
Facilities which shall include a determination of the existing conditions of capital public
facilities, determine the remaining available capacity, forecast future needs in the five year
capital improvement schedule and identify needed improvements and funding to maintain the
level of service adopted in Policy 1.1.5 of the Capital Improvements Element.
Policy Achievement Analysis:
The armual preparation of an AUIR continues to be a valuable tool for Collier County.
This Policy remains relevant and should be retained, but should be revised to correct the CIE Policy
reference.
Policy 2.2:
Deficiencies or potential deficiencies that have been determined through the Annual Update
and Inventory Report on capital public facilities may include the following remedial actions:
establish an area of significant influence for roads, a TCEA, TCMA, add projects to the Capital
Improvements Element, enter into a binding commitment with a Developer to construct the
needed facilities or defer development until improvements can be made or the level of service
is amended to ensure available capacity.
Policy Achievement Analvsis:
The listed remedial actions continue to be available.
This Policy remains relevant and should be retained as written.
4
FUTURE LAND USE ELEMENT
Policy 2.3:
Continue the Certificate of Adequate Public Facility Adequacy regulatory program, which
requires the certification of public facility availability prior to the issuance of a final local
development order.
Policv Achievement Analvsis:
Collier County continues to operate the referenced program.
This Policy remains relevant and should be retained as written.
Policy 2.4
Pursuant to Rule 9J-5.0055(6)(a) 3., Florida Administrative Code and the Urban Infill and Urban
Redevelopment Strategy contained in this Element, development located within the South U.S.
41 Transportation Concurrency Exception Area (TCEA) (See Map TR-4) may be exempt from
transportation concurrency requirements, so long as impacts to the transportation system are
mitigated using the procedures set forth in Policy 5.5 of the Transportation Element.
Developments within the South U.S. 41 TCEA that obtain an exception from concurrency
requirements for transportation, pursuant to the certification process described in
Transportation Element, Policy 5.5, and that include affordable housing (as per Section 2.06.00
the Collier County Land Development Code, as amended) as part of their plan of development
shall not be subject to the Traffic Congestion Density Reduction requirement as contained in
the Density Rating System of this Element.
Developments within the Northwest and East-Central TCMAs that meet the requirements of
FLUE Policies 6.1 through 6.5, and Transportation Policies 5.7 and 5.8, and that include
affordable housing (as per Section 2.06.00 of the Collier County Land Development Code, as
amended) as part of their plan of development shall not be subject to the Traffic Congestion
Density Reduction requirement as contained in the Density Rating System of this Element.
Developments within the South U.S. 41 TCEA that do not obtain certification pursuant to
Policy 5.6 of the Transportation Element shall meet all concurrency requirements. Whether or
not a concurrency exception is requested, developments shall be subject to a concurrency
review for the purpose of reserving capacity for those trips associated with the development
and maintaining accurate counts of the remaining capacity on the roadway network.
Policv Achievement Analysis:
The provisions of this Policy remain viable and appropriate.
This Policy remains relevant and should be retained as written. However, if changes are made to the
Density Rating System to delete the Traffic Congestion Area density reduction factor, as proposed
later in this FLUE Assessment, then this policy should be revised to delete that reference.
Policy 2.5
The County shall designate Transportation Concurrency Management Areas (TCMA) to
encourage compact urban development where an integrated and connected network of roads
is in place that provides multiple, viable alternative travel paths or modes for common trips.
Performance within each TCMA shall be measured based on the percentage of lane miles
meeting the LOS described in Policies 1.3 and 1.4 of the Transportation Element. Standards
within TCMAs are provided in Policy 5.8 of the Transportation Element. New Development
5
FUTURE LAND USE ELEMENT
within each TCMA shall be consistent with the criteria set forth in Objective 6, and Policies 6.1
through 6.5 of this Element. The following Transportation Concurrency ManagementAreas are
hereby designated:
1. Northwest TCMA - This area is bounded by the Collier - Lee County Line on the north side;
the west side of the 1-75 right-of-way on the east side; Pine Ridge Road on the south side;
and, the Gulf of Mexico on the west side (See Map TR-5).
2. East Central TCMA - This area is bounded by Pine Ridge Road on the north side; Collier
Boulevard on the east side; Davis Boulevard on the south side, and; Livingston Road
(extended) on the west side (See Map TR-6).
Policy Achievement Analysis:
Collier County has designated both referenced TCMAs.
This Policy remains relevant and should be retained, but should be revised to reflect the existence of
the TCMAs (perhaps replace "shall designate" on first line with "has designated").
Policy 2.6
Traffic impacts generated by new development are regulated through the implementation of a
'checkbook' transportation concurrency management system, which incorporates two
Transportation Concurrency Management Areas (TCMAs) and a Transportation Concurrency
Exception Area (TCEA). New developments within the TCMAs and the TCEA that commit to
certain identified traffic management strategies shall reduce (the TCMAs) the traffic impact
mitigation measures that would otherwise be applied to such developments.
Policv Achievement Analysis:
Collier County continues to operate the "checkbook" system and to implement the TCMA and TCEA
provIsions.
This Policy remains relevant and should be retained as written.
OBJECTIVE 3:
Land Development Regulations have been adopted to implement this Growth Management
Plan pursuant to Chapter 163.3202, Florida Statutes (F.S.), in order to ensure protection of
natural and historic resources, ensure the availability of land for utility facilities, promote
compatible land uses within the airport noise zone, and to provide for management of growth
in an efficient and effective manner.
Obiective Achievement Analysis:
This Objective remains relevant and should be retained as written.
Policv Relevance:
Policy 3.1 :
Land Development Regulations have been adopted into the Collier County Land Development
Code (LDC) that contain provisions to implement the Growth Management Plan through the
development review process. These include the following provisions:
6
FUTURELAND[~EELKMENT
a. The LDC contains procedures and standards for the orderly development and subdivision
of real estate in order to ensure proper legal description, identification, documentation and
recording of real estate boundaries and adequate infrastructure for development.
b. The LDC contains provisions that protect environmentally sensitive lands and provide for
the retention of open space. This has been accomplished: through the implementation of
various zoning districts and zoning overlays that restrict higher intensity land uses in the
Rural Fringe Mixed Use District and, which require specific land development standards for
the remaining allowable land uses; through the adoption of permanent Natural Resource
Protection Area (NRPA) Overlays; integration of State of Florida Big Cypress Area of
Critical State Concern regulations into the LDC, and, in part, through implementation of the
Rural Lands Stewardship Overlay. This has also been accomplished through the
implementation of regulations such as minimum open space requirements, native
vegetation preservation requirements, and/or through the creation of incentives that
encourage the use of creative land use planning techniques and innovative approaches to
development in the County's Agricultural/Rural Designated Area.
c. Drainage and stormwater management practices shall be governed by the South Florida
Water Management District Surface Water Management regulations.
d. Identified potable water wellfields are depicted on the Future Land Use Map Series as
wellhead protection areas. Policy 3.1.1 of the Conservation and Coastal Management
Element specifies prohibitions and restrictions on land use in order to protect these
identified wellfields.
e. Signage regulations in the LDC include frontage requirements for signs, require shared
signs for smaller properties, contain definitions, and include an amortization schedule for
non-conforming signs.
f. The safe and convenient flow of on-site traffic, as well as the design of vehicle parking
areas are addressed through the site design standards and site development plan
requirements of the LDC, which include: access requirements from roadways, parking lot
design and orientation, lighting, building design and materials, and landscaping and
buffering criteria.
g. The LDC ensures the availability of suitable land for utility facilities, and other essential
services necessary to support proposed development, by providing for the location of
public facilities and other essential services in the Public Use Zoning District, and in other
zoning districts via the Essential Services regulations.
h. The LDC provides for the protection of historically significant properties through
regulations that: provide for an Historic/Archaeological Preservation Board; provide for the
identification of mapped areas of historic/archaeological probability; require completion of
a survey and assessment of discovered sites; and, provide a process for designation of
sites, structures, buildings and properties as historically and/or archaeologically
significant.
i. The mitigation of incompatible land uses within the area designated as the Airport Noise
Area on the Future Land Use Map shall be accomplished through: implementation of
regulations that require sound-proofing for all new residential structures built within the 65
LDN Contour; recording of the legal description of the noise contour boundary in the
property records of the County; and, the inter-local agreement with the Naples Airport
7
FUTURE LAND USE ELEMENT
Authority that requires the County to notify the Authority of all development proposals
located within 20,000 feet of the airport that exceed height standards established by the
Federal Aviation Administration.
j. Collier County shall not issue development orders that are inconsistent with the provisions
of this Growth Management Plan. Some projects and properties may be inconsistent with
densities and land use intensities established in the Future Land Use Designation
Description Section of this Element, but these projects and properties have been found to
be consistent with this Element via consistency with one or more of Policies 5.9 through
5.13.
Policy Achievement Analvsis:
The Land Development Code continues to include the above cited provisions.
This Policy remains relevant and should be retained as written.
Policy 3.2:
The Land Development Regulations have been codified into a single unified Land
Development Code (Ordinance 04-41, as amended). The development review process has
been evaluated and improved to focus on efficiency and effectiveness through unification of
all review staff into a single organizational unit and through streamlining of the review
process.
Policy Achievement Analvsis:
In 2010, the County went through further reorganization to incorporate all development review staff
into a single organizational unit and within the same building. Also, County staff and consultant are
presently working to establish a separate administrative code and to remove the administrative
processes from the Land Development Code ordinance.
This Policy remains relevant and should be retained as \\Titten.
OBJECTIVE 4:
In order to improve coordination of land uses with natural and historic resources, public
facilities, economic development, housing and urban design, the Future Land Use Element
shall be continually refined through detailed planning. Future studies might address specific
geographic or issue areas. All future studies must be consistent with the Growth Management
Plan and further its intent.
Obiective Achievement Analysis:
Land use studies and resulting refinement of the FLUE remains appropriate. In part, this Objective and
its Policies address requirements of Ch. 163.3 I 77(6)(a) regarding discouragement of urban sprawl and
energy-efficient land use patterns.
This Objective remains relevant and should be retained as \\Titten.
Public Comment (Communitv Meetinf! held on 2/23/10):
Public stated more comprehensive approach needed when planning east of 951; GGE, RLSA and
Rural Fringe Mixed Use District (RFMUD) planning affects one another (drainage, roads, resources,
commercial and industrial services).
8
FUTURE LAND USE ELEMENT
Policy Relevance:
Policy 4.1:
A detailed Master Plan for the Golden Gate Area has been developed and was incorporated
into this Growth Management Plan in February 1991. Subsequent major revisions were
adopted in 1997 following the 1996 Evaluation and Appraisal Report, and in 2002 and 2004
principally based upon recommendations of the Golden Gate Area Master Plan Restudy
Committee. The Golden Gate Area Master Plan encompasses Golden Gate Estates
subdivision, Golden Gate City, and the Rural Settlement Area formerly known as North Golden
Gate. The Master Plan addresses natural resources, future land use, preservation of the
Estates' rural character, transportation improvements, other public facilities, and the provision
of emergency services.
Policy Achievement Analvsis:
The Golden Gate Area Master Plan continues to guide development of the Golden Gate Area.
This Policy remains relevant and should be retained as written.
Public Comment (Communitv Meetinz held on 3/15/10):
Public stated Rural Development Standards are neededfor non-urban areas.
Policy 4.2:
A detailed Master Plan for the Immokalee Urban designated area has been developed and was
incorporated into this Growth Management Plan in February, 1991. Major revisions were
adopted in 1997 following the 1996 Evaluation and Appraisal Report. The Immokalee Area
Master Plan addresses conservation, future land use, population, recreation, transportation,
housing, and the local economy. Major purposes of the Master Plan are coordination of land
uses and transportation planning, redevelopment or renewal of blighted areas, and the
promotion of economic development.
Policv Achievernent Analvsis:
The lmmokalee Area Master Plan continues to guide the development of the lmmokalee community.
Following a multi-year review by the lAMP Visioning Committee, a citizen cOl11l11ittee appointed by
the BCC, the lAMP is presently in process of undergoing significant amendments (petition CP-2008-5
was approved for Transmittal on June 23, 2010; Adoption is anticipated in early 201 I).
This Policy remains relevant and should be retained as written.
Policy 4.3:
A detailed Master Plan for Marco Island has been developed and was incorporated into this
Growth Management Plan in January 1997. The Marco Island Master Plan addressed
population, public facilities, future land use, urban design, land development regulations, and
other considerations. However all lands that were encompassed by the Master Plan are now
within the City of Marco Island and are subject to its comprehensive plan and land
development regulations. Accordingly, the Marco Island Master Plan has been deleted from
the Collier County Growth Management Plan.
Policy Achievement Analysis:
This Policy provides historical reference to the MIMP and is no longer needed.
9
FUTURE LAND USE ELEMENT
This Policy is no longer relevant and should be deleted.
Policy 4.4:
Corridor Management Plans have been developed by Collier County in conjunction with the
City of Naples. These Plans identify appropriate urban design objectives and recommend
Land Development Regulations and Capital Improvements to accomplish those objectives.
Plans have been completed for Goodlette-Frank Road south of Pine Ridge Road, and for
Golden Gate Parkway from US 41 to Santa Barbara Boulevard. The Corridor Management
(zoning) Overlay has been adopted into the Land Development Code; it imposes additional
development standards and limitations upon properties located along these two road
segments. Future Corridor Management Plans may be prepared jointly with the City of Naples
as directed by the Board of County Commissioners. The objectives for each Corridor
Management Plan will be established prior to the development of the Plan. Corridors that may
be considered jointly with the City of Naples include:
a. Pine Ridge Road from US 41 to Goodlette-Frank Road;
b. Davis Boulevard from US 41 to Airport-Pulling Road;
c. US 41 from Creech Road to Pine Ridge Road; and
d. US 41 from Davis Boulevard to Airport-Pulling Road.
The Board of County Commissioners will determine the boundaries of the corridors selected
and the time frame for completion.
Policy Achievement Analysis:
No further Corridor Management Plans have been developed since the two noted in this Policy.
However, the recognition that further CMPs may be appropriate remains valid. There is a similar
Policy in the Transportation Element (7.4).
This Policy remains relevant and should be retained as written.
Policy 4.5:
An Industrial Land Use Study has been developed and a summary of the Study has been
incorporated into the support document of this Growth Management Plan. The Study includes
a detailed inventory of industrial uses, projections of demand for industrial land, and
recommendations for future land use allocations and locational criteria. Subsequent to
completion of the Economic Element of this Growth Management Plan, adopted in December
2003, staff shall prepare an update to the Industrial Land Use Study.
Policy Achievement Analysis:
This Policy provides historical reference to an Industrial Land Use Study. Collier County has prepared
an update to the Study, by updating the Industrial inventory, about every 2-3 years, depending upon
staffing and workload. Such updates should continue to be prepared.
This Policy remains relevant and should be retained, but should be revised to recognize the periodic
update (perhaps replace the last sentence with a commitment to periodically update the inventory).
Policy 4.6:
Access Management Plan provIsions have been developed for Mixed Use and Interchange
Activity Centers designated on the Future Land Use Map and these provisions have been
incorporated into the Collier County Land Development Code. The intent of the Access
Management Plan provisions is defined by the following guidelines and principles:
10
FUTURE LAND USE ELEMENT
a. The number of ingress and egress points shall be minimized and shall be combined and
signalized to the maximum extent possible.
b. Spacing of access points shall meet, to the maximum extent possible, the standards set
forth in the Collier County Access Control Policy (Resolution #01-247, adopted June 26,
2001).
c. Access points and turning movements shall be located and designed to minimize
interference with the operation of existing and planned interchanges and intersections.
d. Developers of lots, parcels, and subdivisions shall be encouraged to dedicate cross-
access easements, rights-of-way, and limited access easements, as necessary and
appropriate, in order to ensure compliance with the above-mentioned standards (a-c).
Policv Achievement Analvsis:
Access management continues to be an appropriate and important tool in the review and regulation of
development within Activity Centers. There is a similar though broader Policy in the Transportation
Element (7.5); it pertains to road corridors, not just Activity Centers located at certain major
intersections.
This Policy remains relevant and should be retained as written.
Policy 4.7:
The Board of County Commissioners may consider whether to adopt redevelopment plans for
existing commercial and residential areas. Such plans may include alternative land uses,
modifications to development standards, and incentives that may be necessary to encourage
redevelopment. The Bayshore/Gateway Triangle Redevelopment Plan was adopted by the
Board on March 14, 2000; it encompasses the Bayshore Drive corridor and the triangle area
formed by US 41 East, Davis Boulevard and Airport-Pulling Road. Other specific areas that
may be considered by the Board of County Commissioners for redevelopment include, but are
not necessarily limited to:
a. Pine Ridge Road, between U.S. 41 North and Goodlette-Frank Road;
b. U.S. 41 North in Naples Park; and,
c. Bonita Beach Road between Vanderbilt Drive and the west end of Little Hickory Shores #1
Subdivision.
Policy Achievement Analvsis:
The only redevelopment plans approved by the Board are within the boundaries of a CRA
(Bayshore/Gateway Triangle and lmmokalee). Preparation of redevelopment plans in the future, as
may be directed by the Board, remains an appropriate planning opportunity. Omitted from this Policy
is reference to the lmmokalee Redevelopment Plan.
This Policy remains relevant and should be retained, but should be revised to specify that such a
redevelopment plan may only be prepared by the County or its agent unless first approved by the
Board, and to add reference to the lmmokalee Redevelopment Plan.
Policy 4.8:
Maintain and update, on an annual basis, the following demographic and land use information:
existing permanent population, existing seasonal population, projected population, existing
dwelling units, and projected dwelling units. Included with this database shall be a forecast of
the geographic distribution of anticipated growth.
II
FUTURE LAND USE ELEMENT
Population estimates and projections shall be based upon the most recent population bulletin
from the University of Florida's Bureau of Economic and Business Research (BEBR), except
where decennial census estimates are available. For the annually updated Capital
Improvement Plan, on a continuously rolling basis, population projections shall be calculated
for all public facilities using BEBR's medium range growth rate. Population definitions are
provided in Policy 1.2 of the Capital Improvement Element.
Policy Achievement Analysis:
Collier County prepares the information required by this Policy and should continue to do so.
This Policy remains relevant and should be retained as written.
Policy 4.9:
Pursuant to the Final Order (AC-99-002) issued by the Administration Commission on June 22,
1999, a Rural and Agricultural Area Assessment was prepared between 1999 and 2002. Based
upon the findings and results of the Assessment, amendments to this comprehensive plan
were adopted in 2002, including establishment of the Rural Fringe Mixed Use District and Rural
Lands Stewardship Area Overlay.
Policy Achievement Analvsis:
Though this Policy only provides historical reference, due to the magnitude of those Final Order-based
amendments, it is appropriate to maintain it in the FLUE.
This Policy remains relevant and should be retained as \\Titten.
Policy 4.10:
Public participation and input was a primary feature and goal of the Rural and Agricultural
Assessment. Representatives of state and regional agencies participated in, and assisted in,
the Assessment. During the three-year Assessment and subsequent comprehensive plan
amendment process, community input was provided through workshops, public meetings,
appointed committees, technical working groups, and established advisory boards including
the Environmental Advisory Council and the Collier County Planning Commission.
Policy Achievement Analysis:
Though this Policy only provides historical reference, due to the magnitude of those Final Order-based
amendments, it is appropriate to maintain it in the FLUE.
This Policy remains relevant and should be retained as written.
OBJECTIVE 5:
In order to promote sound planning, protect environmentally sensitive lands and habitat for
listed species while protecting private property rights, ensure compatibility of land uses and
further the implementation of the Future Land Use Element, the following general land use
policies shall be implemented upon the adoption of the Growth Management Plan.
Obiective Achievement Analvsis:
In part, this Objective and its Policies address requirements of Ch. 163.3 I 77(6)(a) regarding
discouragement of urban sprawl, energy-efficient land use patterns and reduction of greenhouse gas.
This Objective remains relevant and should be retained as written.
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FUTURELAND[~EELEMENT
Policv Relevance:
Policy 5.1:
All rezonings must be consistent with this Growth Management Plan. For properties that are
zoned inconsistent with the Future Land Use Designation Description Section but have
nonetheless been determined to be consistent with the Future Land Use Element, as provided
for in Policies 5.9 through 5.13, the following provisions apply:
a. For such commercially-zoned properties, zoning changes will be allowed provided the new
zoning district is the same or a lower intensity commercial zoning district as the existing
zoning district, and provided the overall intensity of commercial land use allowed by the
existing zoning district, except as allowed by Policy 5.11, is not exceeded in the new
zoning district. The foregoing notwithstanding, such commercial properties may be
approved for the addition of residential uses, in accordance with the Commercial Mixed
Use Subdistrict, though an increase in overall intensity may result. A zoning change of
such commercial-zoned properties to a residential zoning district is allowed as provided
for in the Density Rating System of this Future Land Use Element.
b. For such industrially-zoned properties, zoning changes will be allowed provided the new
zoning district is the same or a lower intensity industrial, or commercial, zoning district as
the existing zoning district, and provided the overall intensity of industrial land use allowed
by the existing zoning district is not exceeded in the new zoning district.
c. For such residentially-zoned properties, zoning changes will be allowed provided the
authorized number of dwelling units in the new zoning district does not exceed that
authorized by the existing zoning district, and provided the overall intensity of
development allowed by the new zoning district does not exceed that allowed by the
existing zoning district.
d. For property deemed to be consistent with this Element pursuant to one or more of policies
5.9 through 5.13, said property may be combined and developed with other property,
whether such other property is deemed consistent via those same policies or is deemed
consistent with the Future Land Use Designation Description Section. For residential and
mixed use developments only, the accumulated density between these properties may be
distributed throughout the project, as provided for in the Density Rating System or the
Commercial Mixed Use Subdistrict, as applicable.
e. Overall intensity of development shall be determined based upon a comparison of public
facility impacts as allowed by the existing zoning district and the proposed zoning district.
Policv Achievement Analysis:
This Policy requires all rezoning of property to be consistent with the GMP, then provides means by
which properties with existing zoning that is not consistent with their FLUM designation may be
rezoned to another zoning district that is still not consistent with their FLUM designation but which
allows the same or less density or intensity of use. At one time in the 1990s, this Policy was written as
a "use it or lose it" provision - any rezoning of such property could only be to a district consistent with
the FLUM designation on that property. This precluded zoning changes that would reduce density or
intensity, thereby becoming closer to conforming to the FLUM designation, and/or making
development standard changes that might allow for a development more compatible with surrounding
properties, either of which might allow for economically viable development whereas rezoning to a
conforming district might not be compatible and/or viable (e.g. only being allowed to rezone a C-4
parcel to the RSF -4 zoning district when that parcel is surrounded zoning that allowed higher density
or intensity of uses). This Policy has been used numerous times.
This Policy remains relevant and should be retained as written.
13
FUTURE LAND USE ELEMENT
Policy 5.2:
All applications and petitions for proposed development shall be consistent with this Growth
Management Plan, as determined by the Board of County Commissioners.
Policv Achievement Analvsis:
This Policy remains relevant and should be retained as written.
Policy 5.3:
Discourage unacceptable levels of urban sprawl in order to minimize the cost of community
facilities by: confining urban intensity development to areas designated as Urban on the
Future Land Use Map; requiring that any changes to the Urban Designated Areas be
contiguous to an existing Urban Area boundary; and, encouraging the use of creative land use
planning techniques and innovative approaches to development in the County's
Agricultural/Rural designated area, which will better serve to protect environmentally sensitive
areas, maintain the economic viability of agriculture and other predominantly rural land uses,
and provide for cost efficient delivery of public facilities and services.
Policy Achievement Analvsis:
Collier County implements this Policy through the provisions of the Urban designation as well as the
Rural Fringe Mixed Use District and Rural Lands Stewardship Area Overlay.
This Policy remains relevant and should be retained, but should be revised to clarify changes to the
Urban designation refers to the ncw designation of lands as Urban (perhaps replace "changes" in the
third line with "addition").
Public Comment (Community Meetin)! held on 1/25/101:
Public stated, regarding below item at FLUE Policy 5.6 ("encourage "experimental" zoning ... "J,
change the TDR program to require use of TDR '.I' to obtain additional density (cluster housing,
guesthousesj.
Policy 5.4:
New developments shall be compatible with, and complementary to, the surrounding land
uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and
effective October 18, 2004, as amended).
Policy Achievement Analysis:
Compatibility is a criterion in the LDC for review of rezoning and conditional use petitions; the
compatibility analysis is provided by Zoning Services staff during their review of each petition.
This Policy remains relevant and should be retained as written.
Policy 5.5:
Encourage the use of land presently designated for urban intensity uses before designating
other areas for urban intensity uses. This shall occur by planning for the expansion of County
owned and operated publiC facilities and services to existing lands designated for urban
intensity uses, the Rural Settlement District (formerly known as North Golden Gate), and the
Rural Fringe Mixed Use District, before servicing new areas.
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FUTURE LAND USE ELEMENT
Policy Achievement Analysis:
This Policy is complementary to Policy 5.3.
This Policy remains relevant and should be retained as written.
Policy 5.6:
Permit the use of clustered residential development, Planned Unit Development techniques,
mixed-use development, rural villages, new towns, satellite communities, transfer of
development rights, agricultural and conservation easements, and other innovative
approaches, in order to conserve open space and environmentally sensitive areas. Continue to
review and amend the zoning and subdivision regulations as necessary to allow and
encourage such innovative land development techniques.
Policy Achievement Analysis:
The Collier County LDC specifically provides for PUD zoning (there are over 300 approved PUDs in
the County), cluster development, mixed use development, rural villages, conservation easements, and
contains three TDR programs (the RLSA Stewardship Credit program, the RFMUD TDR program,
and the TDR provision first adopted in the early 1970s). This Policy is still appropriate.
This Policy remains relevant and should be retained as written.
Public Comment (Communitv Meetinf! held on 1/25/10):
Public stated encourage "experimental" zoning - cluster housing in single-family zoning, guesthouse
permanent occupancy.
Public Comment (Communitv Meetinf! held on 1/25/10):
Public stated County is not doing enough to require mix of land uses.
Policy 5.7:
Encourage recognition of identifiable communities within the urbanized area of western Collier
County. Presentation of economic and demographic data shall be based on Planning
Communities and commonly recognized neighborhoods.
Policy Achievement Analvsis:
This Policy complements Policy 4.8 and 4.5. Population estimates and projections are prepared
armually by Plarming Community, and may also be prepared for other, smaller geographic areas; the
Industrial inventory, and a commercial inventory, is also prepared by Planning Community.
This Policy remains relevant and should be retained as written.
Policy 5.8:
Group Housing, which may include the following: Family Care Facility, Group Care Facility,
Care Units, Assisted Living Facility, and Nursing Home, shall be allowed within the Urban
designated area, and may be allowed in other future land use designations, subject to the
definitions and regulations as outlined in the Collier County Land Development Code
(Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004) and consistent with
the locational requirements in Florida Statutes (Chapter 419.001 F.S.). Family Care Facilities,
which are residential facilities occupied by not more than six (6) persons, shall be permitted in
residential areas.
15
FUTURE LAND USE ELEMENT
Policy Achievement Analysis:
Most Future Land Use designations allow group housing uses; the LDC allows those uses by rezoning
or conditional use. This Policy is still appropriate.
This Policy remains relevant and should be retained as written.
Policy 5.9:
Former Policy 3.1 k. of the Future Land Use Element provided for the establishment of a_Zoning
Reevaluation Program to evaluate properties whose zoning did not conform with the Future
Land Use Designation Description Section of the Future Land Use Element. This Program was
implemented through the Zoning Reevaluation Ordinance No. 90-23. Where such properties
were determined, through implementation of that Ordinance, to be "improved property", as
defined in that Ordinance, the zoning on said properties shall be deemed consistent with the
Future Land Use Element and those properties have been identified on the Future Land Use
Map Series as Properties Consistent by Policy.
Policy Achievement Analysis:
There are many properties, mostly in the coastal Urban area, whose zoning does not conform to the
Future Land Use Map designation but are deemed consistent with this Policy, thus are allowed to
develop or re-develop in accordance with zoning on the property at time of development or
redevelopment.
This Policy remains relevant and should be retained as written.
Policy 5.10:
The zoning on property for which an exemption has been granted based on vested rights,
dedication, or compatibility determination, and the zoning on property for which a
compatibility exception has been granted, both as provided for in the Zoning Re-evaluation
Program established pursuant to former Policy 3.1 K and implemented through the Zoning
Reevaluation Ordinance No. 90-23, and as identified on the Future Land Use Map series as
Properties Consistent by Policy, shall be considered consistent with the Future Land Use
Element. Such property shall be considered consistent with the Future Land Use Element only
to the extent of the exemption or exception granted and in accordance with all other
limitations and timelines that are provided for in the Zoning Re-evaluation Program. Nothing
contained in this policy shall exempt any development from having to comply with any
provision of the Growth Management Plan other than the zoning reevaluation program.
Additionally, the Copeland, Plantation Island and Chokoloskee Urban areas were exempted
from the Zoning Re-evaluation Ordinance. Existing zoning on properties within these
communities shall also be considered consistent with the Future Land Use Element.
Policy Achievement Analysis:
There are many properties, mostly in the coastal Urban area, whose zoning does not conform to the
Future Land Use Map designation but are deemed consistent with this Policy, thus are allowed to
develop or re-develop in accordance with zoning on the property at time of development or
redevelopment.
This Policy remains relevant and should be retained as written.
16
FUTURE LAND USE ELEMENT
Policy 5.11:
Properties whose zoning has been determined to comply with the former Commercial under
Criteria provision of the Future Land Use Element shall be deemed consistent with the Future
Land Use Element. These properties are identified on the Future Land Use Map Series as
Properties Consistent by Policy. These properties are not subject to the building floor area or
traffic impact limitations contained in this former provision.
Policy Achievement Analysis:
There are several properties, all in the coastal Urban area, whose zoning does not conform to the
Future Land Use Map designation but are deemed consistent with this Policy, thus are allowed to
develop or re-develop in accordance with zoning on the property at time of development or
redevelopment.
This Policy remains relevant and should be retained as written
Policy 5.12:
The zoning on properties rezoned under the former Industrial Under Criteria prOVISion, or
pursuant to the former provision contained in the Urban-Industrial District that allowed
expansion of industrial uses abutting lands designated or zoned Industrial, both as adopted in
Ordinance 89-05 in January, 1989, shall be deemed consistent with the Future Land Use
Element. These properties are identified on the Future Land Use Map Series as Properties
Consistent by Policy.
Policv Achievement Analvsis:
There are a few properties in the coastal Urban area, zoned Industrial or zoned PUD that permits
industrial/light industrial uses, that do not conform to the Future Land Use Map designation but are
deemed consistent with this Policy, thus are allowed to develop or re-develop in accordance with
zoning on the property at time of development or redevelopment.
This Policy remains relevant and should be retained as written.
Policy 5.13:
The properties identified in Ordinance Numbers 98-82, 98-91, 98-94, 99-02, 99-11, 99-19, 99-33,
and, 2000-20, were previously located in Activity Centers No.1, 2, 6, 8, 11 and 18, and were
rezoned pursuant to those previous Activity Center boundaries. Ordinance No. 2000-27,
adopted May 9, 2000, modified those Activity Center boundaries to exclude those properties.
The zoning on those properties shall be deemed consistent with the Future Land Use Element.
Policv Achievement Analvsis:
The referenced properties are located near Activity Centers and their zoning does not conform to the
Future Land Use Map designation but are deemed consistent with this Policy, thus are allowed to
develop or re-develop in accordance with zoning on the property at time of development or
redevelopment.
This Policy remains relevant and should be retained as written.
Policy 5.14:
Public educational plants and ancillary plants:
a. Existing public educational plants and ancillary plants: The sites containing existing public
educational plants (schools and associated on-site facilities, including sports stadiums,
17
FUTURE LAND USE ELEMENT
gymnasiums and recreation areas) and ancillary plants (support facilities, including
administrative offices, transportation facilities, maintenance yards, and bus barns) are
depicted on the Future Land Use Map Series and Public School Facilities Element Map
Series. This includes four sites where educational plants have been approved but
construction either has not commenced or is not completed. More detailed descriptions or
depictions of all of the sites containing these existing educational plants and ancillary
plants are contained in the FLUE Support Document. Expansion of these educational
plants and ancillary plants on these existing sites, as well as expansions to the sites
themselves, are subject to the provisions outlined in the general Interlocal Agreement,
adopted on May 15, 2003 by the Collier County School Board and on May 27, 2003 by the
Board of County Commissioners, and as subsequently amended and restated, with an
effective date of December 2008, and subject to the implementing land development
regulations to be adopted; and, shall be subject to the School Board Review (SBR)
'nterlocal Agreement, adopted on May 15, 2003 by the Collier County School Board and on
May 27, 2003 by the Board of County Commissioners, and subject to the implementing land
development regulations.
b. Existing sites for future public educational plants: The Collier County School Board has
acquired numerous sites for which educational plants are planned for future development;
these sites contain no existing educational plants. These sites are consistent with
locational criteria established by the SBR Interlocal Agreement and as contained in the
FLUE, GGAMP, or lAMP, as applicable, and are allowed within the existing zoning district
on the property. These sites are depicted on the Future Land Use Map Series and Public
School Facilities Element Map Series. Development of the mapped sites shall be subject to
the provisions of the generallnterlocal Agreement adopted on May 15, 2003 by the Collier
County School Board and on May 27, 2003 by the Board of County Commissioners, and as
subsequently amended and restated, with an effective date of December 2008, and subject
to the implementing land development regulations to be adopted; and, shall be subject to
the School Board Review (SBR) Interlocal Agreement, adopted on May 15, 2003 by the
Collier County School Board and on May 27, 2003 by the Board of County Commissioners,
and subject to the implementing land development regulations.
c. Existing sites for future public ancillary plants: The Collier County School Board has
acquired sites for which ancillary plants are planned for future development; these sites
contain no existing ancillary plants. These sites are consistent with locational criteria
established by the SBR Interlocal Agreement and as contained in the FLUE, GGAMP, or
lAMP, as applicable, and are allowed within the existing zoning district on the property.
These sites are depicted on the Future Land Use Map Series and Public School Facilities
Element Map Series. Development of the mapped sites shall be subject to the provisions of
the general Interlocal Agreement adopted on May 15, 2003 by the Collier County School
Board and on May 27, 2003 by the Board of County Commissioners, and as subsequently
amended and restated, with an effective date of December 2008, and subject to the
implementing land development regulations to be adopted; and, shall be subject to the
School Board Review (SBR) Interlocal Agreement, adopted on May 15, 2003 by the Collier
County School Board and on May 27, 2003 by the Board of County Commissioners, and
subject to the implementing land development regulations.
d. Future sites for public educational plants and ancillary plants: As additional sites for
educational plants and ancillary plants are acquired by the Collier County School Board
and deemed to be consistent with the FLUE, GGAMP, or lAMP, as applicable, and allowed
by existing zoning on the site, these sites will be added to the Future Land Use Map Series
and Public School Facilities Element Map Series, as provided for in the generallnterlocal
Agreement, adopted on May 15, 2003 by the Collier County School Board and on May 27,
2003 by the Board of County Commissioners, and as subsequently amended and restated,
with an effective date of December 2008, and subject to the implementing land
18
FUTURE LAND USE ELEMENT
development regulations to be adopted; and, shall be subject to and the School Board
Review (SBR) Interlocal Agreement, adopted on May 1S, 2003 by the Collier County School
Board and on May 27, 2003 by the Board of County Commissioners. Future development of
these sites will be subject to the provisions of the aforementioned general Interlocal
Agreement and SBR Interlocal Agreement, and subject to the implementing land
development regulations. Prior to site acquisition, the Collier County School District will
provide notification to property owners as follows: 1) for sites located within the Urban
Designated Area of the Future Land Use Element of the Growth Management Plan, notices
shall be sent to all owners of property within SOO linear feet of the property lines of the site
under consideration for acquisition; 2) for sites not located within the Urban Designated
Area of the FLUE of the Growth Management Plan, notices shall be sent to all owners of
property within 1,000 linear feet of the property lines of the site under consideration for
acquisition. At the public hearing to consider the land acquisition, all public commentary
received as a result of these notices will be provided to the Collier County School Board.
e. Zoning district provisions for future educational plants: Except to the extent that such
would be in conflict with the Rural Fringe Mixed Use District adopted on June 19, 2002, or
the Rural Lands Stewardship Area Overlay adopted on October 22, 2002, all future
educational plants shall be allowed in zoning districts as follows:
(1) Educational plants are prohibited in the Residential Tourist (RT), Golf Course (GC),
Conservation (CON), Travel Trailer Recreational Vehicle Campground (TTRVC),
Business Park (BP), and Industrial (I) zoning districts.
(2) Educational plants are permitted by right in all other zoning districts. However, for a
high school facility to be located in any residential zoning district, or Estates (E) zoning
district, or residential component of a PUD, a formal compatibility review and
determination is required, as set forth in the general Interlocal Agreement, adopted on
May 1S, 2003 by the Collier County School Board and on May 27, 2003 by the Board of
County Commissioners, and as subsequently amended and restated, with an effective
date of December 2008, and the School Board Review (SBR) Interlocal Agreement,
adopted on May 1S, 2003 by the Collier County School Board and on May 27, 2003 by
the Board of County Commissioners.
f. Zoning district provisions for future ancillary plants: Except to the extent that such would
be in conflict with the Rural Fringe Mixed Use District adopted on June 19, 2002, or the
Rural Lands Stewardship Area Overlay adopted on October 22, 2002, all future ancillary
plants shall be allowed in zoning districts as follows:
(1) Ancillary plants are prohibited in the Residential Single Family (RSF-1 through RSF-6),
Mobile Home (MH), Travel Trailer Recreational Vehicle Campground (TTRVC), Golf
Course (GC), and Conservation (CON) zoning districts.
(2) Ancillary plants are permitted by right in the General Commercial (C-4), Heavy
Commercial (C-S), and Industrial (I) zoning districts.
(3) Ancillary plants are permitted by conditional use approval in all other zoning districts.
Policv Achievement Analvsis:
This Policy recognizes and implements the two Inter-local Agreements adopted in 2003 by the BCC
and Collier County School Board. Since then, one of the Agreements has been superseded (adopted in
2008 along with the Public School Facilities Element), the other one has expired and its replacement is
presently being negotiated.
This Policy remains relevant and should be retained, but should be revised as necessary to reflect the
changed status and contents of the Agreements as well as any changes necessary to correlate with the
Public School Facilities Element.
19
FUTURE LAND USE ELEMENT
Objective 6
Transportation Concurrency Management Areas (TCMAs) are geographically compact areas
designated in local government comprehensive plans where intensive development exists, or
such development is planned. New development within a TCMA shall occur in a manner that
will ensure an adequate level of mobility (as defined in Policy 5.8 of the Transportation
Element) and further the achievement of the following identified important state planning goals
and policies: discouraging the proliferation of urban sprawl, protecting natural resources,
protecting historic resources, maximizing the efficient use of existing public facilities, and
promoting public transit, bicycling, walking and other alternatives to the single occupant
automobile. Transportation Concurrency Management Areas are hereby established in the
specific geographic areas described in Policy 2.5 of this Element.
Obiective Achievement Analysis:
TCMAs remain a viable transportation management tool. This Objective is still appropriate, all the
more so given the requirements and direction ofHB 697 enacted by the Florida Legislature in 2008.
This Objective remains relevant and should be retained, but should be revised to reference the
establishment of TCMAs in past tense (perhaps replace "are hereby" in the last sentence with "have
been").
Public Comment (Communitv Meetinf!. held on 1/25/10):
Public stated County should reserve right-of-way for light rail.
Policv Relevance:
Policy 6.1
Collier County's designated Transportation Concurrency Management Areas (TCMAs) shall
discourage the proliferation of urban sprawl by promoting residential and commercial infill
development and by promoting redevelopment of areas wherein current zoning was approved
prior to the establishment of this Growth Management Plan (January 10, 1989). Infill
development and redevelopment within the TCMAs shall be consistent with Objective 5, and
relevant subsequent policies, of this Element.
Policy Achievement Analysis:
This Policy is still appropriate, all the more so given the requirements and direction of HB 697 enacted
by the Florida Legislature in 2008.
This Policy remains relevant and should be retained as written.
Policy 6.2
In order to be exempt from link specific concurrency, new commercial development or
redevelopment within Collier County's designated Transportation Concurrency Management
Areas (TCMAs) shall utilize at least two of the following Transportation Demand Management
(TDM) strategies, as may be applicable:
a) Preferential parking for carpools and vanpools that is expected to increase the average
vehicle occupancy for work trips generated by the development.
b) Parking charge that is expected to increase the average vehicle occupancy for work trips
generated by the development and/or increase transit ridership.
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FUTURE LAND USE ELEMENT
c) Cash subsidy that is expected to increase the average vehicle occupancy for work trips
generated by the development and/or increase transit ridership.
d) Flexible work schedules that are expected to reduce peak hour automobile work trips
generated by the development
e) Compressed workweek that would be expected to reduce vehicle miles of travel and peak
hour work trips generated by the development.
f) Telecommuting that would reduce the vehicle miles of travel and peak hour work trips
generated by the development.
g) Transit subsidy that would reduce auto trips generated by the development and increase
transit ridership.
h) Bicycle and Pedestrian facilities that would be expected to reduce vehicle miles of travel
and automobile work trips generated by the development.
i) Including residential units as a portion of a commercial project that would reduce vehicle
miles of travel.
j) Providing transit shelters within the development (must be coordinated with Collier County
Transit).
Policv Achievement Analysis:
This Policy is still appropriate, all the more so given the requirements and direction of HB 697 enacted
by the Florida Legislature in 2008.
This Policy remains relevant and should be retained as written.
Policy 6.3:
In order to be exempt from link specific concurrency, new residential development or
redevelopment within Collier County's designated Transportation Concurrency Management
Areas (TCMAs) shall utilize at least two of the following Transportation Demand Management
(TDM) strategies, as may be applicable:
a) Including neighborhood commercial uses within a residential project.
b) Providing transit shelters within the development (must be coordinated with Collier County
Transit).
c) Providing bicycle and pedestrian facilities, with connections to abutting commercial
properties.
d) Including affordable housing (minimum of 25% of the units) within the development.
e) Vehicular access to abutting commercial properties.
Policy Achievement Analysis:
This Policy is still appropriate, all the more so given the requirements and direction ofHB 697 enacted
by the Florida Legislature in 2008.
This Policy remains relevant and should be retained, but paragraph e) should be revised to begin with a
verb so as to follow the sentence structure (perhaps add "Providing" before "Vehicular").
Policy 6.4
All rezoning within the Transportation Concurrency Management Areas (TCMAs) is
encouraged to be in the form of a Planned Unit Development (PUD). Any development
contained in a TCMA, whether submitted as a PUD or non-PUD rezone shall be required to be
consistent with the native vegetation preservation requirements contained within Policy 6.1.1
of the Conservation and Coastal Management Element.
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FUTURE LAND USE ELEMENT
Policv Achievement Analysis:
The direction in this Policy is still appropriate.
This Policy remains relevant and should be retained as \vritten.
Policy 6.5
All new development, infill development or redevelopment within a Transportation
Concurrency Management Area is subject to the historical and archaeological preservation
criteria, as contained in Objective 11.1 and Policies 11.1.1 through 11.1.3 of the Conservation
and Coastal Management Element.
Policy Achievement Analvsis:
The direction ofthis Policy is still appropriate.
This Policy remains relevant and should be retained as v,Tilten.
OBJECTIVE 7
In an effort to support the Dover, Kohl & Partners publication, Toward Better Places: The
Community Character Plan for Collier County, Florida, promote smart growth policies, and
adhere to the existing development character of Collier County, the following policies shall be
implemented for new development and redevelopment projects, where applicable.
Obiective Achievement Analvsis:
The direction provided by this Objective is still appropriate, all the more so given the requirements and
direction of HB 697 enacted by the Florida Legislature in 2008. Comprehensive Plarming staff
reviews all rezone and conditional use petitions for compliance with the Policies under this Objective.
This Objective remains relevant and should be retained, but should be revised to reference reduction of
greenhouse gas emissions (perhaps add "reduce greenhouse gas emissions," on the second line after
"policies,".
Public Comment (Communitv Meetini!. held on 1/25/10).-
Public stated encourage smart growth principles - mixed use, urban in Jill, walkable communities,
alternate transportation modes, and more green space.
Policv Relevance:
Policy 7.1
The County shall encourage developers and property owners to connect their properties to
fronting collector and arterial roads, except where no such connection can be made without
violating intersection spacing requirements of the Land Development Code.
Policv Achievement Analysis:
The direction provided by this Policy is still appropriate.
This Policy remains relevant and should be retained as written.
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FUTURE LAND USE ELEMENT
Policy 7.2
The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle
congestion on nearby collector and arterial roads and minimize the need for traffic signals.
Policy Achievement Analysis:
The direction provided by this Policy is still appropriate, all the more so given the requirements and
direction ofHB 697 enacted by the Florida Legislature in 2008.
This Policy remains relevant and should be retained as written.
Policy 7.3
All new and existing developments shall be encouraged to connect their local streets and their
interconnection points with adjoining neighborhoods or other developments regardless of
land use type.
Policy Achievement Analvsis:
The direction provided by this Policy is still appropriate, all the more so given the requirements and
direction of HB 697 enacted by the Florida Legislature in 2008.
This Policy remains relevant and should be retained, but should be revised for proper wording as
connecting interconnection points is nonsensical (perhaps replace "and their interconnection points"
with "and/or provide interconnection(s)."
Public Comment (Communitv Meetini! held on 3/15/10):
Public stated stress interconnection and continuity.
Policy 7.4
The County shall encourage new developments to provide walkable communities with a blend
of densities, common open spaces, civic facilities and a range of housing prices and types.
Policv Achievement Analysis:
The direction provided by this Policy is still appropriate, all the more so given the requirements and
direction of HB 697 enacted by the Florida Legislature in 2008.
This Policy remains relevant and should be retained as written.
Policy 7.5:
The County shall encourage mixed-use development within the same buildings by allowing
residential dwelling units over andlor abutting commercial development. This policy shall be
implemented through provisions in specific subdistricts in this Growth Management Plan.
Policv Achievement Analysis:
The direction provided by this Policy is still appropriate, all the more so given the requirements and
direction of HB 697 enacted by the Florida Legislature in 2008. There are several Subdistricts that
allow or require mixed use development, most notably the Mixed Use Activity Center Subdistrict.
This Policy remains relevant and should be retained as written.
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FUTURE LAND USE ELEMENT
Policy 7.6
The County shall explore the creation of an urban "greenway" network along existing major
canal banks and powerline easements.
Policy Achievement Analysis:
The direction provided by this Policy is still appropriate. In addition to the recreational benefits a
greenway could provide, it has the potential to function as a transportation route for alternative modes
of transportation (e.g. bike, pedestrian, horseback).
This Policy remains relevant and should be retained as \\Titten.
Policy 7.7
The Community Development and Environmental Services Division will continue to research
smart growth practices in an effort to improve the future of Collier County by specifically
addressing land use and transportation planning techniques for inclusion in future land
development regulations.
Policy Achievement Analvsis:
The direction provided by this Policy is still appropriate, all the more so given the requirements and
direction of 118 697 enacted by the Florida Legislature in 2008.
This Policy remains relevant and should be retained, but should be revised to update the Division name
to reflect 2010 reorganization.
C. Future Land Use Designation Description - Assessment of Select Provisions
In addition to the above Assessment of FLUE GOPs, statT provides below an Assessment of select
portions of the Future Land Use Designation Description Section.
Office and In-fill Commercial Subdistrict
The intent of this Subdistrict is to allow low intensity office commercial or infill commercial
development on small parcels within the Urban Mixed Use District located along arterial and
collector roadways where residential development, as allowed by the Density Rating System,
may not be compatible or appropriate. Lower intensity office commercial development
attracts low traffic volumes on the abutting roadway(s) and is generally compatible with
nearby residential and commercial development. The criteria listed below must be met for any
project utilizing this Subdistrict. For purposes of this Subdistrict, "abuts" and "abutting"
excludes intervening public street, easement (other than utilities) or right-of-way, except for an
intervening local street; and "commercial" refers to C-1 through C-5 zoning districts and
commercial components of PUDs.
a. The subject site is in the Urban-Mixed Use District.
b. The subject site abuts a road classified as an arterial or collector on the Collier County
Functional Class Map, as adopted in the Transportation Element.
b. A rezone to commercial zoning is requested for the subject property in its entirety, up to a
maximum of 12 acres. For a property greater than 12 acres in size, the balance of the
property in excess of 12 acres is limited to an environmental conservation easement or
open space. Under this provision, "open space" shall not include water management
facilities unless said facilities are incorporated into a conservation or preservation area for
the purpose of enhancement of the conservation or preservation area.
c. The site abuts commercial zoning:
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FUTURE LAND USE ELEMENT
(i) On one side and non-commercial zoning on the other side; or,
(ii) On both sides.
e. The abutting commercial zoning may be in the unincorporated portion of Collier County or
in a neighboring jurisdiction.
f. The depth of the subject property in its entirety, or up to 12 acres for parcels greater than
12 acres in size, for which commercial zoning is being requested, does not exceed the
depth of the commercially zoned area on the abutting parcel(s). Where the subject site
abuts commercial zoning on both sides, and the depth of the commercially zoned area is
not the same on both abutting parcels, the Board of County Commissioners shall have
discretion in determining how to interpret the depth of the commercially zoned area which
cannot be exceeded, but in no case shall the depth exceed that on the abutting property
with the greatest depth of commercial area. This discretion shall be applied on a case-by-
case basis.
g. Project uses are limited to office or low intensity commercial uses if the subject property
abuts commercial zoning on one side only. For property abutting commercial zoning on
both sides, the project uses may include those of the highest intensity abutting commercial
zoning district.
h. The subject property in its entirety was not created to take advantage of this provision,
evidenced by its creation prior to the adoption of this provision in the Growth Management
Plan on October 28,1997.
i. For those sites that have existing commercial zoning abutting one side only:
(i) commercial zoning used pursuant to this Subdistrict shall only be applied one time and
shall not be expanded, except for aggregation of additional properties so long as all
other criteria under this Subdistrict are met; and,
(ii) uses shall be limited so as to serve as a transitional use between the commercial
zoning on one side and non-commercial zoning on the other side.
j. For those sites that have existing commercial zoning abutting both sides, commercial
zoning used pursuant to this Subdistrict shall only be applied one time and shall not be
expanded, except for aggregation of additional properties so long as all other criteria under
this Subdistrict are met.
k. Lands zoned for support medical uses pursuant to the "1/4 mile support medical uses"
provision in the Urban designation shall not be deemed "commercial zoning" for purposes
of this Subdistrict.
I. For properties zoned commercial pursuant to any of the Infill Subdistricts in the Urban
Mixed Use District or in the Urban Commercial District, said commercial zoning shall not
qualify to cause the abutting property(s) to become eligible for commercial zoning under
this Office and Infill Commercial Subdistrict.
m. Land adjacent to areas zoned C-1/T on the zoning atlas maps, or other commercial zoning
obtained via the former Commercial Under Criteria provision in the FLUE, shall not be
eligible for a rezone under the Office and Infill Commercial Subdistrict, except through
aggregation as provided in Paragraphs i. and j. above.
n. For purposes of this Subdistrict, property abutting land zoned Industrial or Industrial PUD,
or abutting lands zoned for Business Park uses pursuant to the Business Park Subdistrict,
or abutting lands zoned for Research and Technology Park uses pursuant to the Research
and Technology Park Subdistrict, shall also qualify for commercial zoning so long as all
other criteria under the Office and Infill Commercial Subdistrict are met.
o. At time of development, the project will be served by central public water and sewer.
p. The project will be compatible with existing land uses and permitted future land uses on
surrounding properties.
q. The maximum acreage eligible to be utilized for the Office and Infill Commercial Subdistrict
within the Urban Mixed Use District is 250 acres.
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FUTURE LAND USE ELEMENT
Provision Analvsis:
This subdistrict, adopted in 1997 pursuant to the 2004 EAR, is intended to promote commercial infiU
development on relatively small parcels in the Urban area, and contains numerous parameters that
must be met to qualify. It has been used several times. Criterion "I" is intended to prevent use of this
subdistrict to "piggyback" on other infill subdistricts. However, if a parcel were adjacent to property
rezoned to commercial pursuant to an infiU subdistrict on one side, and other commercial zoning on
the other side, that parcel would be treated as abutting commercial on one side only, thus be limited to
"office or low intensity commercial uses;" this may be nonsensical, depending upon the intensity of
those adjacent commercial zoning districts.
The County recommends this Subdistrict be retained but criterion "I" be revised to only apply to
situations where commercial zoning attained via an infill subdistrict is the only abutting commercial
zomng.
Density Rating System
Residential In-fill:
To encourage residential in-fill in areas of existing urban development outside of the Coastal
High Hazard Area, a maximum of 3 residential dwelling units per gross acre may be added if
the following criteria are met:
(a) The project is 20 acres or less in size;
(b) At time of development, the project will be served by central public water and sewer;
(c) The project is compatible with surrounding land uses;
(d) The property in question has no common site development plan with adjacent property;
(e) There is no common ownership with any adjacent parcels;
(f) The parcel in question was not created to take advantage of the in-fill residential
density bonus and was created before the adoption of this provision in the Growth
Management Plan on January 10,1989;
(g) Of the maximum 3 additional units, one (1) dwelling unit per acre shall be transferred
from Sending Lands; and,
(h) Projects qualifying under this provision may increase the density administratively by a
maximum of one dwelling unit per acre by transferring that additional density from
Sending Lands.
Provision Analysis:
In the FLUE, the system currently contains both density bonuses and a density reduction. Within most
parts of the Urban Area, the base (or minimum) eligible residential density (i.e., the number of units
allowed per acre) is four units per gross acre and the maximum eligible density is 16 units per acre,
with one exception; eligible density is not an entitlement. This system allows a residential project, or
the residential portion of a mixed-use project, to request increased residential density above the base
density, or to lose density, if the project meets certain criteria. There are seven density bonus
provisions and one density reduction provision. A project may, or may not, be eligible for any number
or combination of these bonuses.
The Residential Infill bonus has existed since the GMP was adopted in 1989 and has been used
numerous times. However, as part of the Rural Fringe GMP amendments adopted in 2002, this bonus
provision was modified to increase the eligible property size from 10 to 20 acres, and to add the
requirement that part of the density bonus be derived from TDR credits obtained from RFMUD
Sending Lands. The purpose of requiring TDR credits was to help insure the success of the TDR
program. It has not worked; since the 2002 amendment, this bonus provision has rarely been used _
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FUTURE LAND USE ELEMENT
perhaps once or twice. Though the purpose for requiring use of TDR credits remains valid, that
requirement has stifled the use of this bonus provision intended to encourage infill development.
The County recol11l11ends the TDR requirement be eliminated.
Traffic Congestion Area
If the project lies within the Traffic Congestion Area, an area identified as subject to long range
traffic congestion, one dwelling unit per gross acre would be subtracted from the eligible base
density of four dwelling units per acre. The Traffic Congestion Boundary is shown on the
Future Land Use Map and consists of the western coastal Urban Designated Area seaward of a
boundary marked by Airport-Pulling Road (including an extension north to the Lee County
boundary.) Davis Boulevard, County Barn Road, and Rattlesnake Hammock Road consistent
with the Mixed Use Activity Center's residential density band located at the southwest
quadrant of the intersection of Rattlesnake Hammock Road and County Road 951 (including
an extension to the east, but exclusive of the outlying Urban designated areas of Copeland,
Port of the Islands, Plantation Island, and Chokoloskee). Properties adjacent to the Traffic
Congestion Area shall be considered part of the Traffic Congestion Area if their only access is
to a road forming the boundary of the Area; however, if that property also has an access point
to a road not forming the boundary of the Traffic the Traffic Congestion Area it will not be
subject to the density reduction. Furthermore, the density reduction shall not apply to
developments located within the South U.S. 41 TCEA (as identified within Transportation
Element, Map TR-4, and Transportation Element Policies 5.5 and 5.6, and FLUE Policy 2.4) that
obtain an exception from concurrency requirements for transportation, pursuant to the
certification process described in Transportation Element Policy 5.6, and that include
affordable housing (as per Section 2.7.7 of the Collier County Land Development Code, as
amended) as part of the plan of development. This reduction shall likewise not be applied to
developments within the Northwest and East-Central TCMAs that meet the requirements of
FLUE Policies 6.1 through 6.5, and Transportation Element Policies 5.7 and 5.8, and that
include Affordable Housing (as per Section 2.7.7. of the Collier County Land Development
Code, as amended) as part of the plan of development.
Provision Analysis:
The Traffic Congestion Area, which is depicted on the FLUM, is the only density reduction provision
in the FLUE. If a proposed rezoning project is within the Traffic Congestion Area, defined as "an area
identified as subject to long range traffic congestion," one dwelling unit per gross acre is deducted.
The Traffic Congestion Area density reduction has existed since the GMP was adopted in 1989.
It was intended as a means of reducing long-range traffic impacts of new development within that
portion of the coastal urban area that was considered to be subject to traffic congestion in the long
term; due to physical and social constraints in this area, construction of new major roads and
significant widening of existing roads would not be possible. However, it has not been successful in
limiting density because the Density Rating System includes various density bonuses that are
applicable within this area, thereby allowing the I DU/ A density reduction to be counteracted. Also,
many projects, especially larger ones, do not build out at their approved density; therefore the desired
lower density may result without this regulatory feature. Finally, Transportation staff has since
determined this density reduction is not needed. The County has adopted a "checkbook" concurrency
system that, in many ways, obviates the need for the Traffic Congestion reduction factor For these
reasons, staff proposes deletion of this provision - as was previously proposed in the 2004 EAR.
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FUTURE LAND USE ELEMENT
Also as proposed in the 2004 EAR, staff recommends a new density reduction factor be added in place
of the Traffic Congestion Area - a Coastal High Hazard Area (CHHA) density reduction factor for
properties lying within the CHHA. The CHHA, dcpicted on the FLUM, is, as would be expected,
more c10scly related to reduction of hurricane evacuation impacts, a concern for all coastal
communities. Also, a CHHA density reduction factor would not be as much of a disincentive to urban
infill as it would incorporate a smaller portion of the urban area - the CHHA is smaller than the Traffic
Congestion Area.
The County recommends the Traffic Congestion Area density reduction factor be deleted and replaced
with a Coastal High Hazard Area density reduction factor and so reflected on the FLUM; that
correlating changes be made to all GMP references to the Traffic Congestion Area; that a correlating
change be made to the FLUM to modify the four partial rcsidential density bands within the Urban
Residential Subdistrict (three along Airport-Pulling Road, one along Davis Blvd. and County Barn
Road) to complete circular bands; that both the Roadway Access and Proximity to Mixed Use Activity
Center or Interchange Activity Center (residential density bands) bonuses be revised to replace
reference to Traffic Congestion Area with CHHA reference; and, revise the Conversion of Commercial
Bonus to prohibit its application within thc CHHA.
Mixed Use Activity Center Subdistrict (partial excerpt)
Mixed Use Activity Centers have been designated on the Future Land Use Map Series
identified in the Future Land Use Element. The locations are based on intersections of major
roads and on spacing criteria. When this Plan was originally adopted in 1989, there were 21
Activity Centers. There are now 19 Activity Centers, listed below, which comprise
approximately 3,000 acres; this includes 3 Interchange Activity Centers (#4,9,10) which will be
discussed separately under the Interchange Activity Center Subdistrict. Two Activity Centers,
#19 and 21, have been deleted as they are now within the incorporated City of Marco Island.
# 1 Immokalee Road and Airport-Pulling Road
# 2 US 41 and Immokalee Road
# 3 Immokalee Road and Collier Boulevard
# 4 1-75 and Immokalee Road (Interchange Activity Center)
# 5 US 41 and Vanderbilt Beach Road
# 6 Davis Boulevard and Santa Barbara Boulevard
# 7 Rattlesnake-Hammock Road and Collier Boulevard
# 8 Airport-Pulling Road and Golden Gate Parkway
# 9 1-75 and Collier Boulevard and Davis Boulevard (Interchange Activity Center)
#101-75 and Pine Ridge Road (Interchange Activity Center)
#11 Vanderbilt Beach Road and Airport-Pulling Road
#12 US 41 and Pine Ridge Road
#13 Airport-Pulling Road and Pine Ridge Road
#14 Goodlette-Frank Road and Golden Gate Parkway
#15 Golden Gate Parkway and Coronado Boulevard
#16 US 41 and Airport-Pulling Road
#17 US 41 and Rattlesnake-Hammock Road
#18 US 41 and Collier Boulevard
#20 US 41 and Wiggins Pass Road
The Mixed-Use Activity Center concept is designed to concentrate almost all new commercial
zoning in locations where traffic impacts can readily be accommodated, to avoid strip and
disorganized patterns of commercial development, and to create focal points within the
community. Mixed Use Activity Centers are intended to be mixed-use in character. Further,
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FUTURE LAND USE ELEME"IT
they are generally intended to be developed at a human-scale, to be pedestrian-oriented, and
to be interconnected with abutting projects - whether commercial or residential. Street,
pedestrian pathway and bike lane interconnections with abutting properties, where possible
and practicable, are encouraged.
Allowable land uses in Mixed Use Activity Centers include the full array of commercial uses,
residential uses, institutional uses, hotel/motel uses at a maximum density of 26 units per
acre, community facilities, and other land uses as generally allowed in the Urban designation.
The actual mix of the various land uses shall be determined during the rezoning process
based on consideration of the factors listed below. Except as restricted below under the
provision for Master Planned Activity Centers, all Mixed Use Activity Centers may be
developed with any of the land uses allowed within this Subdistrict.
For residential-only development, if a project is located within the boundaries of a Mixed Use
Activity Center which is not within the Urban Residential Fringe Subdistrict or Urban Coastal
Fringe Subdistrict, up to 16 residential units per grow acre may be permitted. If such a project
is located within the boundaries of a Mixed Use Activity Center which is within the Urban
Coastal Fringe Subdistrict, the eligible density shall be limited to four dwelling units per acre,
except as allows by the density rating system. If such a project is located within the
boundaries of a Mixed Use Activity Center which is within the Urban Residential Fringe
Subdistrict, eligible density shall be as allowed by that Subdistrict. For a residential-only
project located partially within and partially outside of an Activity Center, the density
accumulated from the Activity Center portion of the project may be distributed throughout the
project.
Mixed-use developments - whether consisting of residential units located above commercial
uses, in an attached building, or in a freestanding building - are allowed and encouraged
within Mixed Use Activity Centers. Density for such a project is calculated based upon the
gross project acreage within the Activity Center. If such a project is located within the
boundaries of a Mixed Use Activity Center which is not within the Urban Residential Fringe
Subdistrict and is not within the Coastal High Hazard Area, the eligible density is sixteen
dwelling units per acre. If such a project is located within the boundaries of a Mixed Use
Activity Center that is not within the Urban Residential Fringe Subdistrict but is within the
Coastal High Hazard Area, the eligible density shall be limited to four dwelling units per acre.
If such a project is located within the boundaries of a Mixed Use Activity Center which is within
the Urban Residential Fringe Subdistrict, eligible density shall be as allowed by that
Subdistrict. For a project located partially within and partially outside of an Activity Center,
and the portion within an Activity Center is developed as mixed use, some of the density
accumulated from the Activity Center portion of the project may be distributed to that portion
of the project located outside of the Activity Center. In order to promote compact and walkable
mixed use projects, where the density from a mixed use project is distributed outside the
Activity Center boundary:
(1) the mixed use component of the project within the Activity Center shall include a
minimum of thirty percent (30%) of the Activity Center-accumulated density;
(2) the dwelling units distributed outside the Activity Center shall be located within one
third (1/3) of a mile of the Activity Center boundary; and,
(3) the portion of the project within the Activity Center shall be developed at a human
scale, be pedestrian-oriented, and be interconnected with the remaining portion of the
project with pedestrian and bicycle facilities.
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FUTURE LAND USE ELEMENT
.._--,--------~,.-----_.,.".~"'~.-
Provision Analysis:
Mixed Use Activity Centers (MUAC) allow almost all land uses (industrial uses are excluded) _ the
full array of commercial uses, mixed use (residential and commercial), residential uses, agricultural
uses, community facility uses, essential services, etc. Most MUACs allow residential-only projects at
the highest density allowed by the FLUE (16 DUI A), including most of the CHHA; the exception is
those portions ofMUACs within the Urban Coastal Fringe are capped at 4 DU/A. However, mixed use
projects within the CHHA are capped at 4 DU/ A. Further, the allowance for ] 6 DU/ A is in contrast
with most density bonus provisions which are not applicable within the CHHA, and the remaining ones
that are proposed to be revised so as not to be applicable in the CHHA. Given the longstanding and
continuing concern for development, especially residential, within the CHHA, CHHA density should
be consistently limited.
The County recommends the allowable density for residential-only projects within the CHHA be
reduced to a maximum of 4 DU/ A, the same as for mixed use projects.
Mixed Use Activity Center Subdistrict (partial excerpt)
Master Planned Activity Centers
Any of the five Mixed Use Activity Centers listed below may be designated as a Master Planned
Activity Center. A Master Planned Activity Center is one which has a unified plan of
development in the form of a Planned Unit Development, Development of Regional Impact or
an area-wide Development of Regional Impact. Property owners within such Mixed Use
Activity Centers shall be required to utilize the Master Planned Activity Center process, as
provided below.
# 2 US 41 and Immokalee Road
# 3 Immokalee Road and Collier Boulevard
# 5 US 41 and Vanderbilt Beach Road
# 7 Rattlesnake-Hammock Road and Collier Boulevard
#14 Goodlette-Frank Road and Golden Gate Parkway
In recognition of the benefit resulting from the coordination of planned land uses and
coordinated access points to the public road network, Master Planned Activity Centers are
encouraged through the allowance of flexibility in the boundaries, and thus location of uses
permitted within a designated Mixed Use Activity Center. The boundaries of Master Planned
Activity Centers depicted on the Future Land Use Map Series are understood to be flexible and
subject to modification as provided for below. However, the acreage within the reconfigured
Activity Center shall not exceed that within the existing Activity Center. The actual mix of land
uses shall be determined using the criteria for other Mixed Use Activity Centers. All of the
following criteria must be met for a project to qualify as a Master Planned Activity Center:
1. The applicant shall have unified control of the majority of a quadrant in a designated
Activity Center. Majority of the quadrant shall be defined as at least 51 % of the privately
owned land within any Activity Center quadrant. However, if a property owner has less
than 51% ownership within a quadrant, that property owner may still request a rezoning
under the provisions of a Mixed Use Activity Center Subdistrict subject to the maximum
acreage allowed in Paragraph 2 below. Property owners with less than 51 % ownership are
encouraged to incorporate vehicular and pedestrian accesses with adjacent properties
within the Activity Center. Any publicly owned land within the quadrant will be excluded
from acreage calculations to determine unified control.
2. The allowable land uses for a Master Planned Activity Center shall be the same as for
other designated Activity Centers; however, a Master Planned Activity Center
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FUTURE LAND USE ELEMENT
encompassing the majority of the property in two or more quadrants shall be afforded the
flexibility to redistribute a part or all of the allocation from one quadrant to another, to the
extent of the unified control. The maximum amount of commercial uses allowed at Activity
Center # 3 (Immokalee Road and Collier Boulevard) is 40 acres per quadrant for a total of
160 acres maximum in the entire Activity Center; the balance of the land area shall be
limited to non-commercial uses as allowed in Mixed Use Activity Centers. The maximum
amount of commercial uses allowed at Activity Center #7 (Rattlesnake Hammock Road and
Collier Boulevard) is 40 acres per quadrant, except that the northeast quadrant may have a
total of 59 acres, for a total of 179 acres maximum in the entire Activity Center; the balance
of the land area shall be limited to non-commercial uses as allowed in Mixed Use Activity
Centers. With respect to the +/-19 acres in the northeast quadrant of Activity Center #7,
said acreage lying adjacent to the east of the Hammock Park Commerce Center PUD,
commercial development (exclusive of the allowed "1/4 mile support medical uses") shall
be limited to a total of 185,000 square feet of the following uses: personal indoor self-
storage facilities - this use shall occupy no greater than 50% of the total (185,000) building
square feet; offices for various contractor/builder construction trade specialists inclusive
of the offices of related professional disciplines and services that typically serve those
construction businesses or otherwise assist in facilitating elements of a building and
related infrastructure, including but not limited to architects, engineers, land surveyors and
attorneys - these offices of related professional disciplines and services shall occupy no
greater than 50% of the total (185,000) building square feet; warehouse space for various
contractor/builder construction trades occupants; mortgage and land title companies;
related businesses including but not limited to lumber and other building materials dealers,
paint, glass, and wallpaper stores, garden supply stores - all as accessory uses only,
accessory to offices for various contractor/builder construction trade specialists or
accessory to warehouse space for various contractor/builder construction trades
occupants; management associations of various types of buildings or provision of
services to buildings/properties; and, fitness centers. Activity Center #14 (Goodlette-Frank
Road and Golden Gate Parkway) shall have a maximum of 45 acres for commercial use, the
balance of the land uses shall be limited to non-commercial uses as allowed in Mixed Use
Activity Centers.
3. The location and configuration of all land uses within a Master Planned Activity Center shall
be compatible with and related to existing site features, surrounding development, and
existing natural and manmade constraints. Commercial uses shall be oriented so as to
provide coordinated and functional transportation access to major roadways serving the
Activity Center, and functionally related or integrated with surrounding land uses and the
planned transportation network.
4. Adjacent properties within the Activity Center that are not under the unified control of the
applicant shall be considered and appropriately incorporated (Le. pedestrian, bicycle and
vehicular interconnections) into the applicant's Master Plan.
Provision Analysis:
The Master Plarmed Activity Center provision is an example of the downside to "legislation on the fly"
(it was mostly written at and during a public hearing) - it is poorly written and confusing.
The County recommends this Master Plarmed Activity Center provision be rewritten for clarity, and
possible substantive change, likely to include reorganization/restructuring of the provision.
Rural Fringe Mixed Use District (select excerpts)
The Rural Fringe Mixed Use District is identified on Future Land Use Map. This District
consists of approximately 93,600 acres, or 7% of Collier County's total land area. Significant
portions of this District are adjacent to the Urban area or to the semi-rural, rapidly developing,
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FUTURE LAND USE ELEMENT
large-lot North Golden Gate Estates platted lands. Agricultural land uses within the Rural
Fringe Mixed Use District do not represent a significant portion of the County's active
agricultural lands. As of the date of adoption of this Plan Amendment, the Rural Fringe Mixed
Use District consists of more than 5,550 tax parcels, and includes at least 3,835 separate and
distinct property owners. Alternative land use strategies have been developed for the Rural
Fringe Mixed Use District, in part, to consider these existing conditions.
The Rural Fringe Mixed Use District provides a transition between the Urban and Estates
Designated lands and between the Urban and Agricultural/Rural and Conservation designated
lands farther to the east. The Rural Fringe Mixed Use District employs a balanced approach,
including both regulations and incentives, to protect natural resources and private property
rights, providing for large areas of open space, and allowing, in designated areas, appropriate
types, density and intensity of development. The Rural Fringe Mixed Use District allows for a
mixture of urban and rural levels of service, including limited extension of central water and
sewer, schools, recreational facilities, commercial uses and essential services deemed
necessary to serve the residents of the District. In order to preserve existing natural
resources, including habitat for listed species, to retain a rural, pastoral, or park-like
appearance from the major public rights-of-way within this area, and to protect private
property rights, the following innovative planning and development techniques are required
and/or encouraged within the District.
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Sending Lands: Sending Lands are those lands that have the highest degree of environmental
value and sensitivity and generally include significant wetlands, uplands, and habitat for listed
species.
7. Permitted Uses: Permitted uses are limited to the following:
a) Agricultural uses consistent with Chapter 823.14(6) Florida Statutes (Florida Right to
Farm Act)
b) Detached single-family dwelling units, including mobile homes where the Mobile Home
Zoning Overlay exists, at a maximum density of one dwelling unit per 40 acres or one
dwelling unit per lot or parcel of less than 40 acres, which existed on or before June 22,
1999. For the purpose of this provision, a lot or parcel which is deemed to have been in
existence on or before June
22, 1999 is 1) a lot or parcel which is part of a subdivision recorded in the public
records of Collier County, Florida; or 2) a lot or parcel which has limited fixed
boundaries, described by metes and bounds or other specific legal description, the
description of which has been recorded in the public records of Collier County Florida
on or before June 22, 1999; or 3) a lot or parcel which has limited fixed boundaries, for
which an agreement for deed was executed prior to June 22, 1999.
c) Habitat preservation and conservation uses.
d) Passive parks and other passive recreational uses.
e) Sporting and Recreational camps, within which the lodging component shall not exceed
1 unit per 5 gross acres.
f) Essential Services necessary to serve permitted uses identified in Section 5.a) through
5.e) such as the following: private wells and septic tanks; utility lines, except sewer
lines; sewer lines and lift stations, only if located within non-NRPA Sending Lands, and
only if located within already cleared portions of existing rights-of-way or easements,
and if necessary to serve the Rural Transition Water and Sewer District; and, water
pumping stations necessary to serve the Rural Transition Water and Sewer District.
g) Essential Services necessary to ensure public safety.
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FUTURE LAND USE ELEMENT
h) Oil and gas exploration. Where practicable, directional-drilling techniques and/or
previously cleared or disturbed areas shall be utilized to minimize impacts to native
habitats.
8. Conditional Uses:
a) The following uses are conditionally permitted subject to approval through a public
hearing process:
(1) Essential services not identified above in 4f). Within one year, Collier County will
review essential services currently allowed in the Land Development Code and will
define those uses intended to be conditionally permitted in Sending designated
lands. During this one-year period or if necessary until a comprehensive plan
amendment identifying conditionally permitted essential services, no conditional
uses for essential services within Sending designated lands shall be approved.
(2) Public facilities, including solid waste and resource recovery facilities, and public
vehicle and equipment storage and repair facilities, shall be permitted within Section
25, Township 49S, Range 26E, on lands adjacent to the existing County landfill. This
shall not be interpreted to allow for the expansion of the landfill into Section 25 for
the purpose of solid waste disposal.
(3) Commercial uses accessory to permitted uses 4.a), 4.c) and 4.d), such as retail sales
of produce accessory to farming, or a restaurant accessory to a park or preserve, so
long as restrictions or limitations are imposed to insure the commercial use
functions as an accessory, subordinate use.
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Exemptions from the Rural Fringe Mixed Use District Development Standards -
The requirements of this District shall not apply to, affect or limit the continuation of existing
uses. Existing uses shall include: those uses for which all required permits were issued prior
to June 19, 2002; or projects for which a Conditional use or Rezone petition has been
approved by the County prior to June 19, 2002; or, land use petitions for which a completed
application has been submitted prior to June 19, 2002. The continuation of existing uses shall
include expansions of those uses if such expansions are consistent with or clearly ancillary to
the existing uses. Hereafter, such previously approved developments shall be deemed to be
consistent with the Plan's Goals, Objectives and Policies and for the Rural Fringe Mixed Use
District, and they may be built out in accordance with their previously approved plans.
Changes to these previous approvals shall also be deemed to be consistent with the Plan's
Goals, Policies and Objectives for the Rural Fringe Mixed Use District as long as they do not
result in an increase in development density or intensity.
Provision Analvsis:
The RFMUD - its allowance of uses, TDR program, etc. - was created to apply to lands zoned A, Rural
Agricultural. However, there are some lands with non-A zoning, including GC, Golf Course; TTRVC,
Travel Trailer Recreational Vehicle; PUD, Planned Unit Development; VR, Village Residential; MH,
Mobile Home; RSF-3, Residential Single Family; C-2, Convenience Commercial; and, C-3,
Intermediate Commercial. For some of these non-A zoning districts, to allow or only allow the uses
and densities of the RFMUD would be in conflict with the underlying zoning district and would grant
additional uses not allowed by underlying zoning or prohibit uses that are allowed by underlying
zoning (e.g. RFMUD Neutral Lands would allow residential and agricultural uses whereas C-2 doesn't
allow those uses and would not allow commercial uses whereas C-2 allows various commercial uses).
To apply the RFMUD regulations to non-A zoning would not only open the County to potential Bert
Harris Act claims, it just wouldn't make sense - the uses of the RFMUD do not correlate to the
33
FUTURE LAND USE ELEMENT
development standards of the non-A zoning districts. Similarly, to apply the TDR program to non-A
zoned lands is nonsensical.
The RFMUD Sending Lands originally included only the provision for base TDR credits. However,
via a subsequent GMP amendment, various bonus credits were added. However, in doing so, the
necessary correlating renumbering of cross-references within subparagraphs 7.f. and 8.a.(1) and (3) did
not occur (to change "5" to "7" and "4" to "7," respectively).
The "Exemption" provision at the end of the RFMUD is a grand fathering provision for existing uses.
Part of that provision allows for the expansion of existing uses ("The continuation of existing uses
shall include expansions of those uses if such expansions are consistent with or clearly ancillary to the
existing uses."). This language needs to be revised so as to clearly reflect the intent to allow for on-
site expansion, not expansion onto lands not part of the existing use. Also, the title of this provision
incorrectly refers to development standards whereas the provision itself applies to the RFMUD in its
entirety.
The County recommends the RFMUD be revised to clarify that it only applies to A-zoned lands; to
correct a miss-numbering from a past amendment to the RFMUD Sending Lands designation; and, to
clarify the applicability of "expansion" and delete Ulmeeded text from the Exemption provision title.
Bayshore/Gateway Triangle Redevelopment Overlay
The Bayshore/Gateway Triangle Redevelopment Overlay, depicted on the Future Land Use
Map, is within the boundaries of the Bayshore/Gateway Triangle Redevelopment Plan adopted
by the Board of County Commissioners on March 14, 2000. The intent of the redevelopment
program is to encourage the revitalization of the Bayshore/Gateway Triangle Redevelopment
Area by providing incentives that will encourage the private sector to invest in this urban area.
This Overlay allows for additional neighborhood commercial uses and higher residential
densities that will promote the assembly of commercial uses and higher residential densities
that will promote the assembly of property, or joint ventures between property owners, while
providing interconnections between properties and neighborhoods. The intent of this Overlay
is to allow for more intense development in an urban area where urban services are available.
One or more zoning overlays will be adopted into the Collier County Land Development Code
to aid in the implementation of this Overlay. The following provisions and restrictions apply to
this Overlay:
1. Mixed-Use Development: Mix of residential and commercial uses are permitted. For
such development, commercial uses are limited to C-1 through C-3 zoning district uses
plus hotel/motel use. Mixed-use projects will be pedestrian oriented and are
encouraged to provide access (vehicular, pedestrian, bicycle) to nearby residential
areas. The intent is to encourage pedestrian use of the commercial area and to provide
opportunity for nearby residents to access these commercial uses without traveling
onto major roadways. Parking facilities are encouraged to be located in the rear of the
buildings with the buildings oriented closer to the major roadway to promote traditional
urban development.
2. Residential uses are allowed within this Overlay. Permitted density shall be as
determined through application of the Density Rating System, and applicable FLUE
Policies, except as provided below and except as may be limited by a zoning overlay.
3. Non-residential/non-commercial uses allowed within this Overlay include essential
services; parks, recreation and open space uses; water-dependent and water-related
uses; child care centers; community facility uses; safety service facilities; and utility
and communication facilities.
34
FUTURE LAND USE ELEMENT
4. Properties with access to US-41 East are allowed a maximum density of 12 residential
units per acre. In order to be eligible for this higher density, the project must be
integrated into a mixed-use development with access to existing neighborhoods and
adjoining commercial properties and comply with the standards identified in Paragraph
#8, below, except for mixed use projects developed within the "mini triangle" catalyst
project site as identified on the Bayshore/Gateway Triangle Redevelopment Overlay
Map. The "mini triangle" project site is eligible for the maximum density of 12 units per
acre, with development standards as contained in the Gateway Triangle Mixed Use
District zoning overlay, adopted February 28, 2006 (Ordinance No. 06-08), and amended
December 14, 2006 (Ordinance No. 06-63). For projects that do not comply with the
requirements for this density increase, their density is limited to that allowed by the
Density Rating System and applicable FLUE Policies, except as may be limited by a
future zoning overlay.
5. Properties with access to Bayshore Drive, are allowed a maximum density of 12
residential units per acre. In order to be eligible for this higher density, the project must
be integrated into a mixed-use development with access to existing neighborhoods and
adjoining commercial properties and must comply with the standards identified in
Paragraph #8, below. For projects that do not comply with the requirements for this
density increase, their density is limited to that allowed by the Density Rating System
and applicable FLUE Policies, except as may be limited by a future zoning overlay.
6. For parcels currently within the boundaries of Mixed Use Activity Center #16, land uses
will continue to be governed by the Mixed Use Activity Center Subdistrict. A zoning
overlay may be developed for these properties within the Mixed Use Activity Center to
provide specific development standards.
7. Existing zoning districts for some properties within the Bayshore/Gateway Triangle
Redevelopment Overlay allow uses, densities and development standards that are
inconsistent with the uses, densities and development standards allowed within this
Overlay. These properties are allowed to develop and redevelop in accordance with
their existing zoning until such time as a zoning overlay is adopted which may limit
such uses, densities and development standards.
8. To qualify for 12 dwelling units per acre, as provided for in paragraphs #4 and #5 above,
mixed use projects within the Bayshore/Gateway Triangle Redevelopment Overlay must
comply with the following standards:
a. Buildings containing only commercial uses are limited to a maximum height of three
stories.
b. Buildings containing only residential uses are limited to a maximum height of three
stories except such buildings are allowed a maximum height of four stories if said
residential buildings are located in close proximity to US-41.
c. Buildings containing mixed use (residential uses over commercial uses) are limited
to a maximum height of four stories.
d. Hotels/motels will be limited to a maximum height of four stories.
e. For purposes of this Overlay, each building story may be up to 14 feet in height.
f. For mixed-use buildings, commercial uses are permitted on the first two stories
only.
g. Each building containing commercial uses only is limited to a maximum building
footprint of 20,000 square feet gross floor area.
h. One or more zoning overlays may be adopted which may include more restrictive
standards than listed above in Paragraphs a-g.
9. For all properties outside of the Coastal High Hazard Area, any eligible density
bonuses, as provided in the Density Rating System, are in addition to the eligible
density provided herein. However, for properties within the Coastal High Hazard Area
(CHHA), only the affordable-workforce housing density bonus, as provided in-the
35
FUTURE LAND USE ELEMENT
Density Rating System, is allowed in addition to the eligible density provided herein.
For all properties, the maximum density allowed is that specified under Density
Conditions in the Density Rating System.
10. A maximum of 388 dwelling units are permitted to be utilized in this Overlay for density
bonuses, as provided in paragraphs #4 and #5 above, for that portion of the Overlay
lying within the CHHA only. This 388 dwelling unit density bonus pool corresponds
with the number of dwelling units previously entitled to the botanical gardens sites
prior to their rezone in 2003 to establish the Naples Botanical Gardens PUD. The "mini
triangle" catalyst project is not subject to this density bonus pool.
11. The Botanical Garden, Inc. properties located in Section 23, Township 50 South, Range
25 East, and shown on the Bayshore/Gateway Triangle Redevelopment Overlay Map,
shall be limited to non-residential uses except for caretaker, dormitory, and other
housing integrally related to the Botanical Garden or other institutional and/or
recreational open space uses.
Provision Analvsis:
This Overlay was adopted in 2000 with the intent of promoting redevelopment within this area. It
includes a density bonus (reallocation) provision and contains some specific development standards
applicable to projects that utilize the bonus provision. These and other development standards are
contained in the LDC in two zoning overlays. Many other FLUE provisions (subdistricts) contain
development standards, but only some of those include height limits, and this Overlay is the only
FLUE provision that specifies the height of a building story. Such a detailed standard in the FLUE
may be problematic, and has proven to be in the case of a presently pending PUD rezone petition
within this Overlay. Lcaving such detail to the LDC is more appropriate as the LDC includes variance
and deviation provisions whereby an applicant has the opportunity to demonstrate why or how such a
standard should not be applied to a given project.
The County recommends deletion of subparagraph 8.e.
Future Land Use Map and Map Series
The Future Land Use Map includes a depiction of the CHHA.
Provision Analysis:
The CHHA is described in CCME Policy 12.2.5. The definition of the CHHA in Florida Statutes
changed in 2006 but that Policy has not been revised. Any necessary change to CHHA boundary
description in CCME policy 12.2.5 needs to be reflected on the FLUM.
The County recommends any changes to the CHHA boundary made In CCME Policy 12.2.5 be
reflected on the FLUM depiction ofthe CHHA boundary.
The Future Land Use Map Series includes detailed map features.
Provision Analysis:
Some FLUM series maps, e.g. Mixed Use Activity Center maps, include underlying details such as
zoning classifications, layout of streets, parcel and subdivision layout, incorporated area boundaries,
etc.; the underlying details of many of these maps are outdated. One or more maps have not been
revised to correlate with other past map changes, e.g. Activity Center Index Map vs. individual MUAC
maps. The Stewardship Overlay Map was previously amended to depict the approved Stewardship
Sending Areas; the boundaries for SSA #7 were inadvertently shown incorrcctly, and some additional
SSAs have since been approved. The FLUM needs to be revised to correct the depiction of certain
36
FUTURE LAND USE ELEMENT
boundaries in the eastern portions of the County: the ConservationlRLSA boundary along Corkscrew
Road (should not jog above the road); the South Golden Gate Estates NRPA at and near Port of the
Islands (NRP A should follow the north and west border of POTI Urban designation, not extend within
it, and the NRP A boundary west of POTI should follow US 4 I); the AgriculturallRural-Conservation
designation near US 41/SR 29 intersection (should follow US 41 and SR 29, not run north and east,
respectively; and, the AgricuIturallRural designation should extend west of Everglades City to the
ACSC boundary). The FLUM was previously amended to add a feature depicting an interchange at I-
7S/Golden Gate Parkway but the map legend does not include that feature.
The County recommends these maps be revised to update and correct as necessary.
Miscellaneous FLUE Issue - Henderson Creek Mixed Mixed Use Subdistrict
Specific requirements and limitations for the Henderson Creek Mixed-Use Subdistrict as
follows:
p. The type of landscape buffers within this Subdistrict shall be no less than that required in
mixed-use activity centers.
Provision Analvsis:
Paragraph "p." refers to buffer standards for mixed use activity centers; however, neither the GMP nor
LDC contains any such buffer standards.
The County recommends the Subdistrict be revised to remove paragraph "p."
Miscellaneous FLUE Issue - Davis Boulevard/County Barn Road Use Subdistrict
Projects within this Subdistrict shall comply with the following standards and criteria:
a. Commercial Component
5. Allowable commercial uses in the commercial component shall be limited to those uses
permitted in the C-1, C-2, and C-3 zoning districts as contained in the Collier County
Land Development Code, Ordinance 04-41, as amended, in effect as of the date of
adoption of this Subdistrict (Ordinance No. 2005-25 adopted on June 27, 2005).
Provision Analvsis:
Subparagraph a.S. contains an erroneous date - June 27, 2005 should be June 7.
The County recommends the Subdistrict be revised to correct the referenced date.
Planning Horizon Issue
Provision Analvsis:
The FLUM is labeled 2006-2016; future transportation maps are labeled 2025; other planning and/or
infrastructure programs have different timelines. There is a need to align the plarming horizon within
the GMP. The 2007-2008 combined cycles ofGMP amendments, scheduled to be adopted on July 28,
2010, includes an amendment to add a new Policy 4.1 I in the FLUE, as follows:
In the next Evaluation and Appraisal Report (EAR), due January I, 2011, Collier
County will identify as an issue to be addressed, the need to align dates within the
various elements of this growth management plan. This will include, but may not be
limited to, the plarming time frame for the Future Land Use Map, the Rural Lands
Stewardship Area Overlay, and Transportation Element long range maps. Necessary
37
FUTURE LAND USE ELEMENT
amendments to achieve the alignment of dates will be included in the EAR-based
amendments to the Plan.
The County recommends revising the various planning horizons to be consistent, perhaps 2025.
DesignationlDistrictlSubdistrict Relationship
Provision Analvsis:
Both the Urban and Agricultural/Rural Designations contain multiple Districts and Subdistricts.
Various uses are allowed under the Designation that mayor may not be allowed under each subsequent
District or Subdistrict though this is not always readily discemable.
The County recommends clarification of the relationship between Designations, Districts and
Subdistricts; this may necessitate restructuring parts of the Designation Description section of the
FLUE.
38
FUTURE LAND USE ELEMENT
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10
SUMMARY OF RECOMMENDED CHANGES
2011 EVALUATION & APPRAISAL REPORT (EAR)
Golden Gate Area Master Plan
Goals, Objective and Policies: The entire Master Plan will be revised to reflect the proper
formatting for all Goals, Objectives and Policies, as defined below:
Goal: General statement defining what the plan will ultimately achieve, typically beginning
with "TO" followed by a transitive verb, such as, TO PROTECT or TO ENSURE.
Objective: A more specific statement than the stated Goal; describing actions that will help
achieve the goal(s), typically beginning with the active verb providing the general direction,
such as, "Implement", "Promote" or "Protect". Objectives use the term "will" and allow
Policies to specifically require an activity with "shall".
Policies: Specific statements that provide directives on how to achieve the objectives and
ultimately the Master Plan's goals, typically beginning with phrases like, "The County shall
promote,..", "The County shall continue to.. ," or "The District shall expand,.." or similar
phrases, Policies use the terms "may" or "shall" to provide specific direction,
Goals, Objective and Policies: The entire Master Plan should be revised to reflect Department name
changes, designee changes, renumbering due to objective and/or policy additions and/or
deletions, and grammatical changes.
Goal I - reformatting; re-state to capture essence of subsequent Objectives and Policies
,
Objective l.l .. reformatting
Policy 1.1.5 - may be deleted
Policy 1.1.6 - may be deleted or relocated
Policy 1.2.2 - revisions to identify another specific activity able to benefit from alternative financing,
and re-emphasize balanced transportation planning efforts
Policy 1,2,4 - reformatting
Objective 1.3 .. reformatting
Policy 1.3,1 - minor revisions to provide new departmental references
Objective 1.4 .. reformatting
Policy 1.4.1 - consider expanding to ensure comprehensive and uniform application of LDC
Objective 2,1 - reformatting
Policy 2.1.1 - delete, as no longer applicable
Policy 2.1.2 - minor revision to update terminology
1
GGAMP SUMMARY OF RECOMMENDED CHANGES
Policy 2.1.3
Policy 2.1,4
delete, as no longer applicable
delete, as no longer applicable
Objective 2.2 .. revisions to show remaining efforts following major project completion; reformatting
Policy 2,2.1 .. delete, as no longer applicable
Policy 2,2.2 .. delete, as no longer applicable
Objective 3.1 .. consider modification to strengthen this Objective and its subsequent Policy, m
demonstrating support for reducing VMT and GHG emissions; reformatting
Objective 4,1 - reformatting
Policy 4,1.1
Policy 4.1.2
Policy 4,1.3
- revisions to delete mandate to complete a date-specific task
revisions to delete mandate to complete a date-specific task
revisions to delete mandate to complete a date-specific task
Objective 5,1 .. consider minor revision to show use of existing resource; revisions to delete mandate
to complete a date-specific task; re-state to capture esscncc of subsequent Policy; consider
modification to strengthen this Objective and its subsequent Policy, in demonstrating support for
reducing VMT and GHG emissions; reformatting
Policy 5,1.1 .. consider minor rcvision to show use of existing resource; revisions to better support its
Objective; reformatting
Objective 5,2 - minor revision to be more inclusive of jurisdictions under the Plan; reformatting
Policy 5,2,1 minor revision for clarity; consider modification to strengthen this Policy, III
demonstrating support for reducing VMT and GHG emissions; reformatting
Policy 5.2.2 - revisions to delete mandate to complete a date-specific task; consider minor revision to
show use of existing MPO resource; consider modification to strengthen this Policy, in
demonstrating support for reducing VMT and GHG emissions
Policy 5.2,3 .. minor revision to show remaining efforts following major project completion
Objective 5,3 - consider minor revision to show use of existing resource; reformatting
Policy 5.3,2 - minor revision to strengthen preservation efforts
Goal 6 - consider modification to strengthen this Goal, and its subsequent Objectives and Policies, in
demonstrating support for reducing VMT and GHG emissions;
Objective 6,1 - consider modification to strengthen this Objective and its subsequent Policies, in
demonstrating support for reducing VMT and GHG emissions; revisions to illustrate expanded
planning efforts for more mobility options; reformatting
Policy 6, 1,1 .. minor revision to illustrate expanded planning efforts; reformatting
Policy 6,1,2 .. minor revision to reflect continuing efforts between agencies
2
GGAMP SUMMARY OF RECOMMENDED CHANGES
Objective 6,2 - consider modification to strengthen this Objective and its subsequent Policies, in
demonstrating support for reducing VMT and GHG emissions; reformatting
Objective 6.3 .. reformatting
Policy 6,3.1 - minor revision to delete mandate to complete a date-specific task;
Policy 6,3.2 - minor revision to delete mandate to complete a date-specific task;
Objective 7.1 .. reformatting
Policy 7,1.3 - revision to delete mandate to complete a date-specific task;
Objective 7.2 - reformatting
Policy 7.2.1 - minorrevision
Policy 7.2.2 .. minor revision to eliminate duplication of activities
Objective 7.3 - re-state to capture essence of subsequent Policies; consider modification to strengthen
this Objective and its subsequent Policies, in demonstrating support for reducing VMT and GHG
emissions reformatting
Policy 7.3.1 - minor revision to illustrate expanded planning efforts
Policy 7,3.4 - minor revision to delete mandate to complete a date-specific task;
GGAMP Objective .. New recommendation based on 2009 adoptions of HB 697 and the County
Energy Audit & GHG Inventory
GGAMP Policy - New recommendation to follow County Energy Audit & GHG Inventory
GGAMP - Assessment of Select Provisions -
Estates.. Mixed Use District: Conditional Uses Subdistrict - revision to encompass all essential
services uses relevant to the Golden Gate Estates area and expand the referenced zoning district listed
to encompass all relevant zoning districts in Golden Gate Estates
Estates - Commercial District: Randall Boulevard Commercial Subdistrict - revision to replace the
term "shopping center" with reference to C-2 uses
3
GGAMP SUMMARY OF RECOMMENDED CHANGES
Assessment of the Successes & Shortcomings
and Recommendations
for the Golden Gate Area Master Plan
A. Introduction & Background:
The purpose of the Golden Gate Area Master Plan is defined within its seven Goals (Goal I through
Goal 7), which read as follows:
GOAL 1: TO GUIDE LAND USE AND PUBLIC FACILITY DECISION MAKING WHILE BALANCING
THE NEED TO PROVIDE BASIC SERVICES WITH NATURAL RESOURCE CONCERNS
THROUGH A WELL PLANNED MIX OF COMPATIBLE LAND USES WHICH ENSURE THE
HEALTH, SAFETY, WELFARE, AND QUALITY OF LIFE OF THE LOCAL RESIDENTS.
The Golden Gate Area Master Plan is an "optional element" of the Collier County Growth
Management Plan under Section 163,3177(7), Florida Statutes. As such, there are no specific criteria
to guide the format and purposes of this Element. The Golden Gate Master Plan was originally
developed, as mandated by (1988) Policy 4,1 of the Future land Use Element of the Growth
Management Plan,
As currently formatted, this Master Plan Element consists entirely of seven Goals, and their supporting
Objectives and Policies, This Goal should be retained, essentially as written, This Goal should be
rephrased to improve its formatting as a "goal", such as, TO GUIDE LAND USE AND PUBLIC
FACILITY DECISION MAKING THROUGH A WELL PLANNED MIX OF COMPATIBLE
LAND USES WHICH ENSURE THE HEALTH, SAFETY, WELFARE, AND QUALITY OF
LIFE OF THE LOCAL RESIDENTS, WHILE BALANCING THE NEED TO PROVIDE
BASIC SERVICES WITH CONCERNS TO PROTECT NATURAL RESOURCES. Revise as
necessary capture what follows in Objectives and Policies,
B. Objectives Analysis:
OBJECTIVE 1.1:
Unless otherwise permitted in this Master Plan, new or revised uses of land shall be consistent
with designations outlined on the Golden Gate Area Future Land Use Map. The Golden Gate
Area Future Land Use Map and companion Future Land Use Designations, Districts, and
Subdistricts shall be binding on all development orders effective with the adoption of this
Master Plan. Standards and permitted uses for Golden Gate Area Future Land Use Districts
and Subdistricts are identified in the Land Use Designation Description Section of this
Element.
Obiective Achievement Analvsis:
The above Objective requires the County - as a Policy requirement would.. to follow other portions of
the Master Plan when considering land use changes and issuing development orders. This Objective
should be rephrased to improve its formatting as an "objective", and structurally followed with a
Policy or Policies that provide the specific direction.
1
GOLDEN GATE AREA MASTER PLAN
Policy Relevance:
There are eight (8) policies within this Objective,
Policy 1.1.1:
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
A. URBAN - MIXED USE DISTRICT
1. Urban Residential Subdistrict
2. High Density Residential Subdistrict
3. Downtown Center Commercial Subdistrict
B. URBAN - COMMERCIAL DISTRICT
1. Activity Center Subdistrict
2. Golden Gate Urban Commerciallnfill Subdistrict
3. Santa Barbara Commercial Subdistrict
4. Golden Gate Parkway Professional Office Commercial Subdistrict
5. Collier Boulevard Commercial Subdistrict
This Policy should be retained as written,
Policy 1.1.2:
The ESTATES Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
A. ESTATES - MIXED USE DISTRICT
1. Residential Estates Subdistrict
2. Neighborhood Center Subdistrict
3. Conditional Uses Subdistrict
4. Golden Gate Parkway Institutional Subdistrict
B. ESTATES - COMMERCIAL DISTRICT
1. Interchange Activity Center Subdistrict
2. Pine Ridge Road Mixed Use Subdistrict
3. Randall Boulevard Commercial Subdistrict
4. Commercial Western Estates Infill Subdistrict
5. Golden Gate Estates Commerciallnfill Subdistrict
This Policy should be retained as written,
Policy 1.1.3:
The AGRICULTURAL/RURAL Future Land Use Designation shall include the following Future
Land Use District:
A. RURAL SETTLEMENT AREA DISTRICT
This Policy should be retained as written,
2
GOLDEN GATE AREA MASTER PLAN
Policy 1.1.4:
Overlays and Special Features shall include:
A. Southern Golden Gate Estates Natural Resource Protection Overlay
This Policy should be retained as written.
Policy 1.1.5
Conditional Use requests within Golden Gate Estates shall adhere to the guidelines outlined in
the Conditional Uses Subdistrict.
This Policy is not relevant and should be deleted, As with other Districts and Subdistricts, the
Conditional Uses Subdistrict itself contains the provisions necessary to regulate conditional uses in the
Golden Gate Estates area.
Policy 1.1.6
To obtain Conditional Use approval, a super majority vote (minimum of 4 votes) by the Board
of Zoning Appeals shall be required.
This Policy reflects the type of provision usually found in regulatory documents, such as the Collier
County Land Development Code (LDC), and should be transitioned there. Until such change takes
place, this Policy remains relevant and should be retained, but rewritten, This Policy should be
restructured to improve its formatting as a provision or regulation, perhaps as part of the Conditional
Uses Subdistrict itself.
Policy 1.1.7:
No development orders shall be issued inconsistent with the Golden Gate Master Plan with the
exception of those unimproved properties granted a positive determination through the
Zoning Re-evaluation Program and identified on the Future Land Use Map Series as properties
consistent by Policy and those development orders issued pursuant to conditional uses and
rezones approved based on the County-wide Future Land Use Element (adopted January 10,
1989, Ordinance 89-05) which was in effect at the time of approval. Any subsequent
development orders shall also be reviewed for consistency with the Growth Management Plan
based on the County-wide Future Land Use Element.
This Policy remains relevant and should be retained as written,
Policy 1.1.8:
The sites containing existing public educational plants and ancillary plants, and the
undeveloped sites owned by the Collier County School Board for future public educational
plants and ancillary plants, within the GGAMP area, are depicted on the Future Land Use Map
Series in the countywide FLUE and on the Public School Facilities Element Map Series, and
referenced in FLUE Policy 5.14 and Intergovernmental Coordination Element Policy 1.2.6. All
of these sites are subject to the generallnterlocal Agreement, adopted on May 15, 2003 by the
Collier County School Board and on May 27, 2003 by the Board of County Commissioners, and
as subsequently amended and restated, with an effective date of December 2008, and subject
to the implementing land development regulations to be adopted; and, shall be subject to the
School Board Review (SBR) Interlocal Agreement, adopted on May 15, 2003 by the Collier
County School Board and on May 27, 2003 by the Board of County Commissioners, and
3
GOWEN GATE AREA MASTER PLAN
. -."--'--'--'-~-----,.---
subject to the implementing land development regulations. All future educational plants and
ancillary plants shall be allowed in zoning districts as set forth in FLUE POlicy 5.14.
This Policy remains relevant and should be retained as written
OBJECTIVE 1.2:
Ensure public facilities are provided at an acceptable level of service.
Obiective Achievement Analysis:
The above Objective ensures that Levels of Service Standards are met for public facilities, The regular
preparation of the Annual Update and Inventory Report (AUIR) provides for the assessment of public
facilities and Policies under this Objective ensure they meet the applicable LOSS, This Objective is
being achieved and should be retained as written,
Policv Relevance:
There are four (4) policies within this Objective.
Policy 1.2.1:
Requests for new uses of land shall be subject to level of service standards and concurrency
requirements for public facilities as outlined in the Capital Improvement Element of the Growth
Management Plan.
This Policy subjects development in the Golden Gate area to the Levels of Service Standards and
Concurrency requirements found in the Capital Improvement Element. This Policy remains relevant
and should be retained as written,
Policy 1.2.2:
The Collier County Transportation Department shall continue to explore alternative financing
methods to accelerate paving of lime-rock roads in the Estates.
This Policy, as presently written, is not entirely relevant. The County's transportation planning for the
Estates does not intend to accelerate efforts for improving lime.rock roads, but seeks to find a balance
among all transportation improvements, The County continues to meet levels of service in the Estates
in adherence to its improvement schedule and no acceleraTion of improvement activities is necessary-
even if additional financing methods are in place, This Objective should be retained, given the
removal of any reference To "accelerate" road-paving activities in The Estates.
This Policy should also be expanded to identify another activity for which alternative financing
methods should be explored - that is. for the relocation of public utilities locaTed along the edges of
rights-of-way, where widening or other road projeCTS so dictate. At present, such relocation projects
are financed by gas Tax proceeds that could be beTTer used elsewhere, and be made available for
paving lime-rock roads or other purposes,
Policy 1.2.3:
Consistent with Chapter 89-169, Florida Administrative Code, the Florida Governmental
Utilities Authority, or its successor, shall provide updated water and sewer service data to the
Collier County Water and Wastewater Authority on an annual basis.
4
GOLDEN GATE AREA MASTER PLAN
This Policy requires certain private utilities to report updated service data to the County regularly, This
Policy remains relevant and should be retained as written.
Policy 1.2.4:
Due to the continued use of individual septic systems and private wells within a densely
platted urban area, the Florida Governmental Utilities Authority, or its successor, is
encouraged to expand their sewer and water service area to include all of that area known as
Golden Gate City at the earliest possible time.
This Policy encourages a private utility provider to expand their services to serve all of Golden Gate
City. This Policy remains relevant and should be retained, essentially as written. This Policy should
be rephrased to improve its formatting as a "policy",
OBJECTIVE 1.3:
The County shall continue to protect and preserve the valuable natural resources within the
Golden Gate area in accordance with the Objectives and Policies contained within Goals 6 and
7 of the Collier County Conservation and Coastal Management Element.
Obiective Achievement Analvsis:
The above Objective requires the County - as a Policy requirement would - to protect and preserve the
natural resources in accordance with the Conservation and Coastal Management Element. This
Objective should be rephrased to improve its formatting as an "objective", such as, Protect and
preserve the valuable natural resources within the Golden Gate area; followed by a "policy", such
as:
Policy 1.3.0.1:
The County shall protect and preserve natural resources within the Golden Gate area in
accordance with the Objectives and Policies contained within Goals 6 and 7 of the Collier County
Conservation and Coastal Management Element.
Policv Relevance:
There is one (I) Policy within this Objective,
Policy 1.3.1:
The Collier County Environmental Services Department shall coordinate its planning and
permitting activities within the Golden Gate Area with all other applicable environmental
planning, permitting and regulatory agencies to ensure that all Federal, State and local natural
resource protection regulations are being enforced.
This Policy remains relevant and should be retained, essentially as written. The referenced department
title should be revised to be current.
5
GOWEN GATE AREA MASTER PLAN
OBJECTIVE 1.4:
Through the enforcement of the Land Development Code and the housing and building codes,
Collier County shall continue to provide a living environment within the Golden Gate Area,
which is aesthetically acceptable and enhances quality of life.
Obiective Achievement Analvsis:
The above Objective requires the County.. as a Policy requirement would - to provide an aesthetically
acceptable and quality of life enhancing living environment within the Golden Gate Area, This
Objective should be rephrased to improve its formatting as an "objective", such as, Provide a living
environment within the Golden Gate area, which is aesthetically acceptable and enhances the
quality of life; followed by a "policy", such as:
Policy 1.4.0.1:
Collier County shall provide a living environment that is aesthetically acceptable and enhances
the quality of life through the enforcement of the Land Development Code and the housing and
building codes.
Policv Relevance:
There is one (I) Policy within this Objective,
Policy 1.4.1:
The County's Code Enforcement Board shall strictly enforce the Land Development Code to
control illegal storage of machinery, vehicles, and junk, and the illegal operation of commercial
activities within the Golden Gate Area.
This Policy targets a small set of potential violations, thus implying that only the illegal storage of
certain items and illegal operation of business ventures affect the Estates aesthetically or diminish the
quality of life, It is more likely, however, that the living environment is effected by other development,
uses and activities, This Policy remains relevant nonetheless, and should be expanded to consider
other historical and probable enforcement issues,
GOAL 2: THE COUNTY RECOGNIZES THAT THE SOUTHERN GOLDEN GATE ESTATES
PROJECT (SGGE), AS PART OF THE FEDERAL SAVE OUR EVERGLADES PROGRAM, THAT
AREA WHICH LIES SOUTH OF STATE ROAD 84 TO US 41, IS AN AREA OF SPECIAL
ENVIRONMENTAL SENSITIVITY AND IS BIOLOGICALLY AND HYDROLOGICALLY IMPORTANT.
This Goal includes outdated locational and project references, and should be rephrased to improve its
formatting as a "goal", such as, TO RECOGNIZE THAT THE AREA WHICH LIES SOUTH OF
INTERSTATE 75 (ALLIGATOR ALLEY) TO US 41 (EAST TRAIL) IS AN AREA OF SPECIAL
ENVIRONMENTAL SENSITIVITY AND IS BIOLOGICALLY AND HYDROLOGICALLY
IMPORTANT THROUGH PARTICIPATION IN THE PICAYUNE STRAND RESTORATION
PROJECT AS PART OF THE FEDERAL SAVE OUR EVERGLADES PROGRAM.
OBJECTIVE 2.1:
Public infrastructure improvements shall be guided by the following policies:
6
GOLDEN GATE AREA MASTER PLAN
Obiective Achievement Analvsis:
The above Objective requires the County.. as a Policy requirement would - to follow specific Policies
in making public infrastructure improvements. This Objective should be rephrased to improve its
formatting as an "objective", such as, Provide public infrastructure improvements in the area lying
south of 1-75 (Alligator Alley) to US 41 (East Trail) in accordance with the guidance provided by
the Picayune Strand Restoration Project: followed by a "policy", such as:
Policy 2.0.1.:
Collier County shall guide public infrastructure improvements in the Southern Golden Gate
Estates area by the following policies,
Policy Relevance:
There are four (4) policies within this Objective.
Policy 2.1.1:
Minimal road maintenance to include traffic signage, right-of-way mowing and road surface
patching/grading will continue.
This Policy is no longer relevant and should be deleted. SGGE roads were turned over to SFWMD
several years ago by the Bee.
Policy 2.1.2:
Consistent with the Public Facilities Element, public water and sewer facilities shall not be
expanded into SGGE.
This Policy remains relevant and should be retained, essentially as written. The term "sewer" should
be replaced with "wastewater" in accordance with similar revisions made to certain Sub-Elements of
the Public Facilities Element.
Policy 2.1.3:
Special taxing districts associated with infrastructure improvements shall not be created for or
expanded into SGGE.
This Policy is no longer relevant and should be deleted, All land in SGGE is owned by the State.
Policy 2.1.4
The County shall apply Chapter 28-25, EA.C., "Boundary and Regulations for the Big Cypress
Area of Critical State Concern" to those Golden Gate Estates units located within the Big
Cypress Area of Critical State Concern.
This Policy is no longer relevant and should be deleted. SGGE lands have been purchased by the
State.
OBJECTIVE 2.2:
In order to further its goal of protecting this area of special environmental sensitivity, the
County will coordinate with DEP in an effort to assist the State's acquisition of privately owned
7
GOWEN GATE AREA MASTER PLAN
property within SGGE to the extent consistent with the recognition of existing private property
rights.
Obiective Achievement Analvsis:
The above Objective requires the County to coordinate with the Florida Department of Environmental
Protection in State efforts to acquire property, Properties in SGGE have been purchased and this
Objective, along with its subsequent Policies, should be revised to reflect what remains of the County's
coordination efforts, or involvement, with the Picavune Strand Restoration Project. This Objective
should also be rephrased to improve its formatting as an "objective", such as, Coordinate with the
V.S Army Corps of Engineers to protect the area of special environmental sensitivity within
SGGE.
Policy Relevance:
There are two (2) Policies within this Objective
Policy 2.2.1:
The County shall direct inquiries and make information available regarding options for the sale
or donation of land to the State, or other inquiries regarding acquisition, to the Florida DEP,
Bureau of Land Acquisition's designee, as provided by DEP.
This Policy is no longer relevant and should be dele/ed or revised, All land in SGGE has been
purchased by the State,
Policy 2.2.2:
Collier County shall continue to implement a system for reviewing applications for
development in SGGE, which will include the following procedures:
A. Notice to the DEP's Bureau of Land Acquisition of the application within 5 days of
receipt.
B. Notice to the applicant of DEP's acquisition program, the lack of public infrastructure
and the proposed restoration program for the area.
C. Within the notice of DEP's acquisition program, the applicant shall be encouraged to
contact DEP's Bureau of Land Acquisition to determine and negotiate whether DEP
intends to purchase the applicant's property at fair market value.
D. Prior to the processing of an application for development approval, the applicant shall
provide to the County proof of coordination with DEP. Upon execution of a contract for
sale, the application shall be placed in abeyance pending completion of the purchase
by DEP.
E. The County shall review the environmental impacts of the application in order to
minimize said impact.
F. The County shall apply Section 4.02.14, Development Standards and Regulations for
ACSC-ST of the County's Land Development Code or Chapter 28-25, Florida
Administrative Code, "Boundary and Regulations for the Big Cypress Area of Critical
State Concern", whichever is stricter.
8
GOLDEN GATE AREA MASTER PLAN
G. The County shall provide a maximum review and processing time of 180 days from the
date of commencement of the application procedures before any development permits
are issued.
This Policy is no longer relevant and should be deleted or revised, All land in SGGE is owned by the
State and the restoration project is being implemented by the U.S, Army Corps of Engineers.
GOAL 3: PROVIDE FOR BASIC COMMERCIAL SERVICES FOR PURPOSES OF SERVING THE
RURAL NEEDS OF GOLDEN GATE ESTATES RESIDENTS, SHORTENING VEHICULAR TRIPS,
AND PRESERVING RURAL CHARACTER.
This Goal should be rephrased to improve its formatting as a "goal", such as, TO PROVIDE FOR
BASIC COMMERCIAL SERVICES FOR PURPOSES OF SERVING THE RURAL NEEDS OF
GOLDEN GATE ESTATES RESIDENTS, SHORTENING VEHICULAR TRIPS, AND
PRESERVING RURAL CHARACTER.
OBJECTIVE 3.1:
The placement and designation of Neighborhood Centers within Golden Gate Estates shall
meet the locational and rural design criteria contained within the Estates Designation, Estates-
Mixed Use District, Neighborhood Center Subdistrict of this Golden Gate Area Master Plan
Element, of the Collier County Growth Management Plan.
Obiective Achievement Analysis:
The above Objective requires the County - as a Policy requirement would.. to designate and place
Neighborhood Centers in accordance with criteria found in this Master Plan. This Objective should be
rephrased to improve its formatting as an "objective", such as, Meet the locational and rural design
criteria contained within the Estates Designation, Estates-Mixed Use District, Neighborhood
Center Subdistrict of this Golden Gate Area Master Plan Element, of the Collier County Growth
Management Plan when considering the placement and designation of Neighborhood Centers
within Golden Gate Estates.
Consideration should be given to revisions that recognize the importance of reducing VMT and GHG
emissions in furtherance of HB 697,
[Public Comment from February 23. 2010 EAR Public MeetinF! - Suggesting that commercial
development in the interior of the Estates is not consistent with this Master Plan; Interior commercial
activities/uses were intended to be small scale/small magnitude, while peripheral commercial
activities/uses were intended to be larger in scale and magnitude,}
Policy Relevance:
There is a single (I) Policy within this Objective,
Policy 3.1.1:
Neighborhood Centers within Golden Gate Estates shall be subject to the locational and rural
design criteria established within the Estates Designation, Estates - Mixed Use District,
9
GOWEN GATE AREA MASTER PLAN
Neighborhood Center Subdistrict of this Golden Gate Area Master Plan Element, of the Collier
County Growth Management Plan.
This Policy remains relevant and should he retained as written,
GOAL 4: COLLIER COUNTY PLANNING EFFORTS WITHIN GOLDEN GATE CITY SHALL SEEK
TO PRESERVE AND ENHANCE A MIX OF RESIDENTIAL AND COMMERCIAL LAND USES THAT
PROVIDES FOR THE BASIC NEEDS OF BOTH THE LOCAL RESIDENTS AND THE RESIDENTS
OF THE SURROUNDING AREA.
This Goal should be rephrased to improve its formatting as a "goal", such as, TO PRESERVE AND
ENHANCE A MIX OF RESIDENTIAL AND COMMERCIAI~ LAND USES THAT PROVIDES
FOR THE BASIC NEEDS OF BOTH THE LOCAL RESIDENTS WITHIN GOLDEN GATE
CITY AND THE RESIDENTS OF THE SURROUNDING AREA.
OBJECTIVE 4.1:
Development and redevelopment within Golden Gate City shall focus on the provIsion of
residential and commercial land uses that meets the needs of the surrounding area.
Obiective Achievement Analvsis:
The above Objective requires the County.. as a Policy requirement would.. to provide for residential
and commercial land uses that meet the needs of the surrounding area. This Objective should be
rephrased to improve its formatting as an "objective", such as, Provide for residential and
commercial land uses that meet the needs of the surrounding area in the development and
redevelopment within Golden Gate City; followed by a "policy", such as:
Policy 4.0.1.:
Development and redevelopment within Golden Gate City shall be guided by the residential and
commercial needs of the surrounding area.
Policy Relevance:
There are three (3) policies within this Objective,
Policy 4.1.1:
By 2006, Collier County shall develop an implementation schedule for the creation of a
community-planning program for Golden Gate City. The implementation schedule shall take
into consideration the following issues:
a) Affordable housing based upon home ownership;
b) Commercial re-vitalization, to include:
i. Sidewalks
ii. Traffic calming measures
iii. Improved street lighting;
c) Neighborhood parks, open space and recreational centers;
d) Crime reduction;
e) Consistent enforcement of land development regulations; and,
f) Improved lighting for streets and parking areas.
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GOLDEN GATE AREA MASTER PLAN
This Policy requires the County to develop a schedule for creating a Golden Gate City community
planning program, Although Golden Gate City is part of a decades-old master planned community,
this Golden Gate Area Master Plan and of the PIXIE, this Policy remains relevant to the extent that it
supports a community planning program, The date reference should be deleted. This Policy should
also be re-written to remove the County as the initiating entity mandated with this task. The private
sector has a better understanding of the issues identified and, ability to organize and initiate such a task
among these stakeholders.
Policy 4.1.2:
By 2006, Collier County shall begin to examine, by holding community meetings, the feasibility
of establishing neighborhood-based planning programs within Golden Gate City that focus on
the unique or distinct features of the different portions of the community. While focusing on
distinct areas within the community, such neighborhood planning efforts as may be
established shall not neglect Golden Gate City as a whole.
This Policy requires the County to determine the feasibility of establishing neighborhood-based
planning programs in creating a Golden Gate City community planning program. This Policy remains
relevant to the extent that it supports examining optional elements of a community planning program.
As with the Policy above, the date reference should be deleted, This Policy should also be re-written
to remove the County as the initiating entity mandated with this task. The private sector has a better
understanding of the "neighborhoods" involved and, ability to organize and initiate such a task among
these neighborhoods.
Policy 4.1.3:
By 2006, Collier County shall examine the feasibility of crafting land development regulations
specific to the Golden Gate City community. Such regulations shall focus on the unique
circumstances of this community.
This Policy requires the County to determine the feasibility of creating Golden Gate City community-
specific development regulations, Although Golden Gate City is part of a decades-old master planned
community and platted Subdivision, this Golden Gate Area Master Plan, the FLUE and the LDC, this
Policy remains relevant to the extent that it supports examining aspects of County regulations that may
recognize the unique circumstances of the community. As with the Policy above, the date reference
should be deleted. This Policy should also be re-written to remove the County as the initiating entity
mandated with this task. The private sector has a better understanding of the "development
regulations" that may be cause for retaining this Policy and, ability to organize and initiate such a task
- perhaps as part of the undertaking described in Policies 4,1,1 and 4.1,2 above,
GOAL 5: FUTURE GROWTH AND DEVELOPMENT WITHIN GOLDEN GATE ESTATES WILL
BALANCE THE DESIRE BY RESIDENTS FOR URBAN AMENITIES WITH THE PRESERVATION
OF THE AREA'S RURAL CHARACTER, AS DEFINED BY WOODED LOTS, THE KEEPING OF
LIVESTOCK, THE ABILITY TO GROW CROPS, WILDLIFE ACTIVITY, LOW-DENSITY
RESIDENTIAL DEVELOPMENT, AND LIMITATIONS ON COMMERCIAL AND CONDITIONAL
USES.
This Goal should be rephrased to improve its formatting as a "goal", such as, TO BALANCE THE
DESIRE FOR URBAN AMENITIES WITH THE PRESERVATION OF THE AREA'S RURAL
CHARACTER, AS DEFINED BY WOODED LOTS, THE KEEPING OF LIVESTOCK, THE
ABILITY TO GROW CROPS, WILDLIFE ACTIVITY, LOW-DENSITY RESIDENTIAL
DEVELOPMENT, AND LIMITATIONS ON COMMERCIAL AND CONDITIONAL USES.
Il
GOWEN GATE AREA MASTER PLAN
OBJECTIVE 5.1:
By 2006, the Collier County Land Development Code shall be amended to provide for new
commercial development within Neighborhood Centers.
Obiective Achievement Analysis:
The above Objective requires the County - as a Policy requirement would ~ to amend the LDC to
allow commercial development in Neighborhood Centers located in Golden Gates Estates, LDC
provisions allow for commercial development in these Neighborhood Centers, Any restudy efforts of
the Golden Gate Area Master Plan undertaken in the future should pursue specific studies to ensure any
new commercial land uses considered are consistent with the Goals and Objectives of this Master Plan
to preserve the area's rural character.
In determining whether new commercial uses are appropriate or inappropriate and whether the desired
rural characteristics may be compromised or diminished, the County should refer to Toward Better
Places - The Community Character Plan for Collier County, Florida, The Community Character Plan
provides the County with a policy document featuring the most useful aspects of traditional
neighborhood design (TND), smart growth, new urbanism and other contemporary planning practices,
Objective 7 and its Policies 7,1 through 7.7, of the Future Land Use Element (FLUE) were approved
on October 26, 2004 by the Board of County Commissioners in early efforts to incorporate certain
"Smart Growth" provisions into the FLUE. The Community Character Plan is a more valuable
resource however, and stands to provide the relevant information and useful direction needed to
preserve the Golden Gate Estates area's rural character.
Consideration should be given to revisions that recognize the importance of reducing VMT and GHG
emissions in furtherance of HB 697,
This Objective should be revised to identify The Community Character Plan as a resource and to
consider making full use of it in future planning efforts in the Golden Gate Estates area, and rephrased
to improve its formatting as an "objective",
[Public Comment from February 23, 2010 EAR Public Meetinf! .. Suggesting that commercial
development in the interior of the Estates [oulside of Ihis cOlllexI] is nOI consislent with this Master
Plan; Interior commercial aClivities/uses were intended 10 be small scale/small magnitude, while
peripheral commercial activilies/uses were il!1ended 10 be larger in scale and magnitude,!
Policy Relevance:
There is a single (I) Policy within this Objective,
Policy 5.1.1:
Consistent with pUblic safety requirements, street, recreational and structure lighting within
Golden Gate Estates shall be placed, constructed and maintained in such manner as to
prevent or reduce light pollution. In implementing this Policy, the County shall apply the
following standards:
a. If a streetlight or an area light is required, it shall be of the type specified
to protect neighboring properties from direct glare. Area lighting shall be shielded
12
GOLDEN GATE AR~A MASIER PLAN
such that direct rays do not pass property lines. Low-pressure sodium lamps are
encouraged while halogen type lights are discouraged.
1. Where required, the street lamp shall be of the high pressure sodium type and have
a "cobra head with flat bottom" style or be fully shielded so that light is directed
only downward. Street lamps shall be mounted on a wood pole at a height and
wattage recommended by the appropriate electric utility and as appropriate for a
rural area.
2. Parking lot lamps shall be low-pressure sodium type lamps and shall be mounted so
that they point downward without direct rays extending past the parking lot, building
entrance, walkway, or other area intended to be illuminated.
b. Where lighting of recreational areas is required, such lighting shall be mounted so as to
focus illumination on the areas intended to be illuminated, and to limit the amount of
light that extends outside of the intended area.
c. This Policy shall not apply to Tract 124 and the north 150 feet of Tract 126, Unit 12,
Golden Gate Estates, located in the southwest quadrant of the Wilson and Golden Gate
Boulevards Neighborhood Center.
This Policy remains relevant and should be retained and should be expanded, This Policy offers LDC-
type standards for street, recreational and structure lighting within Golden Gate Estates as the single
planning idea for new commercial development within Neighborhood Centers,
As with Objective 5,] above, this Policy will benefit from incorporating more of the Community
Character Plan as a resource. Any modifications should not negatively affect the exception provided
by subsection "c" above.
OBJECTIVE 5.2:
The provision of public infrastructure shall be balanced with the need to preserve the rural
character of Golden Gate Estates.
Obiective Achievement Analvsis:
The above Objective requires the County - as a Policy requirement would - to give consideration to
the rural character of the Estates in their planning of public infrastructure, This Objective should be
rephrased to improve its formatting as an "objective", such as, Balance the provision of public
infrastructure with the need to preserve the rural character of Golden Gate Estates.
Because there are both public and private utilities planned or provided in the rural areas of Golden
Gate Estates, this Objective could also be revised to affect the planning and provision of all
infrastructures.
Policy Relevance:
There are three (3) policies within this Objective.
13
GOWEN GATE AREA MASTER PLAN
Policy 5.2.1:
Future road and bridge improvements in Golden Gate Estates shall not only provide for safety
and reasonable mobility, but shall also contribute to the rural character of the area.
Transportation improvements shall be designed in context with their setting.
Consideration should be given to revisions that recognize the importance of reducing VMT and GHG
emissions in furtherance of HB 697,
This Policy remains relevant and should be retained, essentially as written, The fundamental meaning
of this Policy is intended to be capital road and bridge improvements, yet this meaning may be
misinterpreted from its present format, Add language to clarify,
[Public Comment from February 23.2010 EAR Public MeetiIllZ'- Suggesting that future improvements
include more bridges to reduce fuel consumption and improve safety; Bridging wateIWays, in this
context, is preferred over widening roads to 4 or 6 lanes to reduce miles traveled.]
Policy 5.2.2:
The Collier County Parks and Recreation Department shall create a public network of
greenway corridors within Golden Gate Estates that interconnects public lands and
permanently protected green space. The first segment of greenway shall be in place by 2006.
The greenway network shall consist of interconnected trails and paths which allow people to
move about the Estates Area by means other than motorized vehicles. All greenways shall be
constructed within existing or future public rights-of-way. In creating the greenway network,
the County shall not employ eminent domain proceedings.
This Policy requires the County to develop a network of green ways in the Estates. In planning this
network of green way corridors, the County should refer to Toward Better Places - The Community
Character Plan for Collier County, Florida, The Community Character Plan provides the County with
a policy document featuring the most useful aspects of traditional neighborhood design (TND), smart
growth, new urbanism and other contcmporary planning practices, Objective 7 and its Policies 7.1
through 7.7, of the Future Land Use Element (FLUE) were approved on October 26, 2004 by the
Board of County Commissioners in early efforts to incorporate ccrtain "Smart Growth" provisions into
the FLUE. The Community Character Plan is a more valuable resource however, and stands to provide
the relevant information and useful direction needed to devclop this network of greenways in the
Golden Gate Estates area.
This Policy should be revised to provide a connection with the MPO in these planning efforts, and to
ensure consistency with the MPO's Bicycle/Pedestrian Master Plan, Consideration should be given to
revisions that recognize the importance of reducing VMT and GHG emissions in furtherance of HB
697.
This Policy should be revised to identify The Community Character Plan as a resource and to consider
makingfull use of it in future planning efforts in the Golden Gate Estates area, This Policy should also
be revised to identify entirely different, or additional. County entities that may be more suited to
carrying out such a program.. by another chosen date,
Policy 5.2.3:
Recognizing the existing residential nature of the land uses surrounding the planned 1-75
interchange at Golden Gate Parkway, as well as the restrictions on conditional uses of the
Conditional Uses Subdistrict of the Golden Gate Area Master Plan, there shall be no further
14
GOLDEN GATE AREA MASTER PLAN
commercial zoning for properties abutting Golden Gate Parkway between Livingston Road and
Santa Barbara Boulevard. No new commercial uses shall be permitted on properties abutting
streets accessing Golden Gate Parkway within the above-defined segment. This Policy shall
not apply to that existing portion of the Golden Gate Estates Commercial Infill Subdistrict,
which is located at the northwest corner of the intersection of Golden Gate Parkway and Santa
Barbara Boulevard.
This Policy remains relevant and should be retained, essentially as written. The "planned" 1-75
interchange is completed and this planning reference should be deleted,
OBJECTIVE 5.3:
By 2006, the Collier County Land Development Code shall be amended, as necessary, so as to
provide for the protection of the rural character of Golden Gate Estates. These provisions
shall provide for the preservation of such rural amenities as, but not limited to, wooded lots,
the keeping of livestock, and the ability to grow crops, wildlife activity, and low-density
residential development.
Obiective Achievement Analysis:
The above Objective requires the County - as a Policy requirement would - to amend the LDC to
allow rural amenities in Golden Gates Estates, LDC provisions do this. Any restudy efforts of the
Golden Gate Area Master Plan undertaken in the future should pursue specific studies to ensure any
rural-type amenities or land uses considered are consistent with the Goals and Objectives of this
Master Plan to preserve the area's rural character.
In determining whether uses are appropriate or inappropriate and whether the desired rural
characteristics may be compromised or diminished, the County should refer to Toward Better Places _
The Community Character Plan for Collier County. Florida. The Community Character Plan provides
the County with a policy document featuring the most useful aspects of traditional neighborhood
design (TND), smart growth, new urbanism and other contemporary planning practices. Objective 7
and its Policies 7.1 through 7.7, of the Future Land Use Element (FLUE) were approved on October
26, 2004 by the Board of County Commissioners in early efforts to incorporate certain "Smart
Growth" provisions into the FLUE. The Community Character Plan is a more valuable resource
however, and stands to provide the relevant information and useful direction needed to preserve the
Golden Gate Estates area's rural character.
This Objective should be revised to identify The Communitv Character Plan as a resource and to
consider making full use of it in future planning efforts in the Golden Gate Estates area, and rephrased
to improve its formatting as an "objective",
Policy Relevance:
There are two (2) policies within this Objective,
Policy 5.3.1 :
The growing of food crops ancllor the keeping of livestock on properties within Golden Gate
Estates shall be permitted, provided that such activities are conducted according to the Land
Development Code.
15
GOLDEN GATE AREA MASTER PlAN
This Policy remains relevant and should be retained as written,
Policy 5.3.2:
The Land Development Code shall continue to allow the preservation of native vegetation and
wildlife indigenous to the Estates Area.
This Policy is irrelevant and should be strengthened to encourage preservation efforts, not just allow
them.
GOAL 6: FUTURE TRANSPORTATION IMPROVEMENTS WITHIN THE GOLDEN GATE AREA
SHALL PROVIDE FOR A SAFE AND EFFICIENT COUNTY AND LOCAL ROADWAY NETWORK,
WHILE AT THE SAME TIME SEEKING TO PRESERVE THE RURAL CHARACTER OF GOLDEN
GATE ESTATES.
The above Goal provides for improving the roadway network throughout the Golden Gate area while
preserving its rural characteristics in the Estates areas, Consideration should be given to revisions that
recognize the importance of reducing YMT and GHG emissions in furtherance of HB 697.
This Goal should be rephrased to improve its formatting as a "goal", such as, TO PROVIDE FOR A
SAFE AND EFFICIENT COUNTY AND LOCAL ROADWAY NETWORK, WHILE AT THE
SAME TIME SEEKING TO PRESERVE THE RURAL CHARACTER OF GOLDEN GATE
ESTATES, IN FUTURE TRANSPORTATION IMPROVEMENTS WITHIN THE GOLDEN
GATE AREA.
[Public Comment from February 23, 2010 EAR Public Meetinli - Suggesting that it is preferable, in
this context, to divert traffic around the Estates rather than rhrough it,]
OBJECTIVE 6.1:
The Collier County Transportation Division will continue to increase the number of route
alternatives for traffic moving through the Golden Gate Area in both east-west and north-south
directions, consistent with neighborhood traffic safety considerations, and consistent with the
preservation of the area's rural character,
Obiective Achievement Analysis:
The above Objective provides for the preservation of the rural character of the Estates and the
consideration of neighborhood traffic safety in planning for the improvements to the roadway network
throughout the Golden Gate area. The number of route alternarives for traffic is limited by physical
obstacles, fiscal constrainrs or other impediments. and increases cannot be continued indefinitely,
This Objective should be revised ro reflect an understanding that limired opportunities for new
corridors will not allow a continuing increase in developing alternative routes, while bridges,
interconnections and other improvemenrs to existing corridors will provide for the safe and efficient
movement of traffic.
This Objective should also be expanded to introduce the planning for and development of mass transit
and the full spectrum of mobility options, Tn doing so, the priorities set forth in the below Policies will
be reconsidered to reflect a balance among increasing route alternatives, enhancing roadway
16
GOLDeN GATE AREA MASTER PLAN
interconnection and, introducing and enhancing mobility options - all consistent with the preservation
of the area's rural character.
This Objective should be rephrased to improve its formatting as an "objective", such as, Improve
existing routes, develop mobility options, and increase the number of route alternatives for
traffic moving through the Golden Gate Area in both east-west and north-south directions,
consistent with traffic safety and efficiency considerations, and consistent with the preservation
of the area's rural character.
Consideration should be given to revisions that recognize the importance of reducing VMT and GHG
emissions in furtherance of HB 697.
[Public Comment from Februarv 23. 2010 EAR Public Meetinf! - Suggesting that it is preferable, in
this context, to divert traffic around the Estates rather than through it.]
Policy Relevance:
There are two (2) policies within this Objective.
Policy 6.1.1:
In planning to increase the number of route alternatives through the Estates Area, the Collier
County Transportation Division will prioritize the following routes over other alternatives:
a. The extension of Vanderbilt Beach Road from its current terminus to DeSoto Boulevard.
b. The development of a north-south connection from the eastern terminus of White
Boulevard to Golden Gate Boulevard.
c. The development of a new east-west roadway crossing the Estates Area south of
Golden Gate Boulevard.
This Policy remains relevant and should be retained, essentially as written. Consideration should be
given to revisions that recognize the importance of reducing VMT and GHG emissions in furtherance
of HB 697. Additional route alternatives are planned in Golden Gate Estates by the East of951
Bridge Program. The Program should be identified as a new item "d" on the list above, This Policy
may be revised to clarify that the a-b-c order of the items listed does not in itself imply the priority of
one listing over another. No prioritization is implied or should be inferred from the order of the items
listed.
[Public Comment from Februarv 23. 2010 EAR Public Meeting - Suggesting that future improvements
include more bridges to reduce fuel consumption and improve safety; Bridging waterways, in this
context, is preferred over widening roads to 4 or 6 lanes to reduce miles traveled,}
Policy 6.1.2:
Collier County shall coordinate with the Florida Department of Transportation to initiate a
study of a potential interchange in the vicinity of 1-75 and Everglades Boulevard.
Coordination between the County and FDOT are ongoing for these purposes. This Policy remains
relevant and should be retained, but re-written to reflect the ongoing nature of these coordinated
planning efforts, such as, The County shall to continue to coordinate with the Florida Department
of Transportation to implement a study of a potential interchange in the vicinity of 1-75 and
Everglades Boulevard.
17
GOWEN GATE AREA MASTER PLAN
[Public Comment from February 23. 2010 EAR Public Meetinl< .. Suggesting the 1-75 interchange
should not route traffic through the Estates.]
OBJECTIVE 6.2:
For the purpose of limiting traffic on arterials and major collectors within Golden Gate Estates,
shortening vehicular trips, and increasing overall road system capacity, the County will
actively work to increase linkages within the local road system.
Obiective Achievement Analysis:
The above Objective provides for increasing the linkages. or route alternatives. for traffic throughout
the Golden Gate area, Consideration should be given to revisions that recognize the importance of
reducing VMT and GHG emissions in furtherance of HB 697.
This Objective should be rephrased to improve its formatting as an "objective", such as. Increase
linkages within the local road system for the purposes of limiting traffic on arterials and major
collectors within Golden Gate Estates, shortening vehicular trips, and increasing overall road
system capacity.
Policy Relevance:
There are three (3) policies within this Objective,
Policy 6.2.1 :
The County shall continue to explore alternative financing methods to facilitate both east-west
and north-south bridging of canals within Golden Gate Estates.
This Policy remains relevant and should be retained as written.
Policy 6.2.2:
Planning and right-of-way acquisition for bridges within the Estates Area local road system
shall make adequate provision for sidewalks and bike lanes.
This Policy remains relevant and should be retained, essentially as written, Consideration should be
given to revisions that recognize the importance of reducing VMT and GHG emissions in furtherance
of HB 697.
Policy 6.2.3:
Sidewalks and bike lanes shall provide access to government facilities, schools, commercial
areas and the planned County greenway network.
This Policy remains relevant and should be retained, essentially as written. Consideration should be
given to revisions that recognize the importance of reducing VMT and GHG emissions in furtherance
of HB 697,
Mirror Transportation Element Policy 7,/ in the Golden Gate Area Master Plan, as follows:
18
GOLDEN GATE AREA MASTER PLAN
Policy 6.2.4:
Collier County shall apply the standards and criteria of the Access Management Policy as
adopted by Resolution and as may be amended to ensure the protection of the arterial and
collector system's capacity and integrity.
In addition, this Policy may be modified to indicate whether the greater Golden Gate area needs an
Access Management Overlay, giving special considerations to commercial intersections.
OBJECTIVE 6.3:
In planning and constructing road improvements within Golden Gate Estates and Golden Gate
City, Collier County shall coordinate with local emergency services officials to ensure that the
access needs of fire department, pOlice and emergency management personnel and vehicles
are met.
Obiective Achievement Analvsis:
The above Objective provides for the coordination with emergency services agencies in planning for
the improvements to the roadway network throughout the Golden Gate area.
This Objective should be rephrased to improve its formatting as an "objective", such as, Coordinate
with local emergency services officials in planning and constructing road improvements within
Golden Gate Estates and Golden Gate City to ensure that the access needs of fire department,
police and emergency management personnel and vehicles are met.
Policv Relevance:
There are two (2) policies within this Objective,
Policy 6.3.1 :
Beginning in 2005, the Collier County Transportation Planning Department shall hold at least
one annual public meeting - with Golden Gate Area emergency services providers and the
local civic association in order to ensure that emergency needs are addressed during the
acquisition of right-of-way for design and construction of road improvements.
This Policy requires the County to meet with emergency service providers and local CIVIC
associationCs) at least once each year to address emergency services' needs. The County has not
conducted such meetings unless they took place within the context of coordination efforts during the
design of specific projects or when departmental resources allowed. The date stated in this Policy is
no longer relevant and should be deleted, while the remainder of this Policy should be retained if re-
written to reflect the limited departmental resources that would allow fewer such meetings, or delete
this Policy entirely.
Policy 6.3.2:
Beginning in 2005, the Collier County Transportation Planning Department shall coordinate
with Golden Gate Area emergency services providers to prioritize necessary road
improvements related to emergency evacuation needs.
This Policy requires the County to meet with emergency service providers to address emergency
services' needs in prioritizing road improvements, The date stated in this Policy is no longer relevant
19
GOLDEN GATE AREA MASTER PLAN
and should be deleted, while the remainder of this Policy should be retained if re-written to indicate
this as a 'continuing' coordination effort, and to identify the County agencies that are involved with
emergency services related to evacuation needs,
GOAL 7: THE LIVES AND PROPERTY OF THE RESIDENTS OF THE GREATER GOLDEN GATE
AREA, AS WELL AS THE HEALTH OF THE NATURAL ENVIRONMENT, WILL BE PROTECTED
THROUGH THE PROVISION OF EMERGENCY SERVICES THAT PREPARE FOR, MITIGATE, AND
RESPOND TO, NATURAL AND MANMADE DISASTERS.
This Goal should be rephrased to improve its formatting as a "goal" , such as, TO PROTECT THE
LIVES AND PROPERTY OF RESIDENTS OF THE GREATER GOLDEN GATE AREA, AS
WELL AS THE HEALTH OF THE NATURAL ENVIRONMENT, THROUGH THE
PROVISION OF EMERGENCY SERVICES THAT PREPARE FOR, MITIGATE, AND
RESPOND TO NATURAL AND MANMADE DISASTERS.
OBJECTIVE 7.1:
The Collier County Bureau of Emergency Services, Collier County Sheriff's Department,
Golden Gate Fire Control and Rescue District, and other appropriate agencies, will continue to
maintain and implement public information programs to inform residents and visitors of the
Greater Golden Gate Area regarding the means to prevent, prepare for, and cope with, disaster
situations.
Obiective Achievement Analvsis:
The above Objective provides for the protection of residents and the environment by operating public
information programs covering disaster situations. This Objective should be rephrased to improve its
formatting as an "objective", such as, Maintain and implement public infonnation programs
through the Collier County Bureau of Emergency Services, Collier County Sheriff's Department,
Golden Gate Fire Control and Rescue District, and other appropriate agencies, to inform
residents and visitors of the Greater Golden Gate Area regarding the means to prevent, prepare
for, and cope with, disaster situations.
Policy Relevance:
There are four (4) policies within this Objective,
Policy 7.1.1:
The County, fire districts that serve the Golden Gate area, and other appropriate agencies,
shall embark on an education program to assist residents in knowing and understanding the
value and need for prescribed burning on public lands in high risk fire areas.
This Policy remains relevant and should be retained as written,
Policy 7.1.2:
The Golden Gate Fire Control and Rescue District and Collier County Bureau of Emergency
Services shall actively promote the Firewise Communities Program through public education
in Golden Gate Estates.
This Policy remains relevant and should be retained as written,
20
GOLDEN GATE ARl:"A MASTER PIAN
Policy 7.1.3:
By 2005, the Collier County Community Development and Environmental Services Division
shall evaluate the Land Development Code for Golden Gate Estates and shall eliminate any
requirements that are found to be inconsistent with acceptable fire prevention standards. This
evaluation process shall be coordinated with the Golden Gate Fire Control and Rescue District
and the Collier County Bureau of Emergency Services.
This Policy requires the County to meet with emergency service providers to address fire prevention
standards. The date and Department title stated in this Policy are no longer relevant and should be
deleted or revised, while the remainder of this Policy should be retained, essentially as written,
Policy 7.1.4:
The Golden Gate Fire Control and Rescue District and the Collier County Bureau of Emergency
Services shall hold one or more annual "open house" presentations in the Golden Gate Area
emphasizing issues related to wildfires, flooding, emergency access and general emergency
management.
This Policy remains relevant and should'be retained as written
OBJECTIVE 7.2:
Capital improvement projects within the Golden Gate Area shall be coordinated with all
applicable emergency services providers to ensure that the needs of these entities are
included in the overall public project design.
Obiective Achievement Analvsis:
The above Objective provides for the protection of residents and the environment by involving
emergency service providers in capital improvement project planning. This Objective should be
rephrased to improve its formatting as an "objective", such as, Ensure that the needs of all
applicable emergency services providers are included and coordinated in the overall public
project design for capital improvement projects within the Golden Gate Area.
Policv Relevance:
There are two (2) policies within this Objective.
Policy 7.2.1:
Preparation of Collier County's annual Schedule of Capital Improvements for projects within
the Golden Gate Area shall be coordinated with the Fire Districts, pUblic and private utilities,
Emergency Medical Services Department and the Collier County Sheriff's Department to
ensure that public project designs are consistent with the needs of these agencies.
This Policy remains relevant and should be retained if re-written to identify the "planners" or
''planning staff" within each of these entities,
Policy 7.2.2:
The Golden Gate Fire Control and Rescue District, Collier County Emergency Medical Services
Department and the Collier County Sheriff's Department shall receive copies of pre-
21
GOLDEN GATE AREA MASTER PlAN
construction plans for capital improvement projects in the Golden Gate Area and shall be
invited to review and comment on plans for the public projects.
This Policy remains relevant and should be retained if re.written to indicate how the planners, or the
agents or representatives with planning responsibilities, from these entities are, as a matter of practice,
"offered" or "shown" copies of pre-construction plans, instead of requiring that every agency listed
must "receive" pre.construction plans, Verifying their receipt and possession of these plans is not
necessary because the same entities are also invited to revie\1' and comment on these plans as they do
with Utility Coordination Meetings,
OBJECTIVE 7.3:
While the County Transportation Planning Department is in the process of developing
strategies for the enhancement of roadway interconnection within Golden Gate City and the
Estates Area, interim measures to assure interconnection shall be developed.
Obiective Achievement Analvsis:
The above Objective provides for the protection of residents and the environment by improving
emergency services through the development of roadway interconnection enhancement strategies, This
Objective should be rephrased to improve irs formatting as an "objective", such as, Develop strategies
through the County Transportation Planning Section of the Land Development Services
Department for the enhancement of roadway interconnection within Golden Gate City and the
Estates Area and assure roadway interconnection in these areas through interim measures.
Consideration should be given to revisions that recognize the importance of reducing VMT and GHG
emissions in furtherance of HB 697.
Policies 7.3.2, 7.3,3 and 7.3,4 below do not clearly follow from Objective 7.3 above, These Policies
should be considered for reformatting under a new, more specific Objective, or Objective 7.3 should be
expanded to include statements that would logically lead to said Policies.
Policy Relevance:
There are four (4) policies within this Objective,
Policy 7.3.1:
By 2006, the Collier County Bureau of Emergency Services, the Collier County Transportation
Division, Golden Gate Fire Control and Rescue District, and other appropriate Federal, State or
local agencies, shall begin establishing one or more of the following routes for emergency
evacuation purposes:
a. An 1-75 Interchange at Everglades Boulevard.
b. Improved emergency access from Everglades Boulevard to 1-75.
c. Construction of a north-south bridge on 23'. Street, SW, between White Boulevard and
Golden Gate Boulevard.
The date stated in this Policy, along with direction to "begin" this task, is no longer relevant and should
be deleted, while the remainder of this Policy should be retained if re-written, As with Policy 6.1.1
above, additional route alternatives are planned in Golden Gate Estates by the East of 951 Bridge
Program that may be considered for emergency evacuation purposes, The Program should be
22
GOWEN GATE AREA MASTER PLAN
identified as a new item "d" on the list above. No prioritization is implied or should be inferred from
the order of the items listed.
[Public Comment from F ebruarv 23. 2010 EAR Public Meetin/.! - Suggesting that future improvements
include more bridges to reduce fuel consumption and improve safety; Bridging waterways is preferred
over widening roads to 4 or 6 lanes to reduce miles traveled,}
Policy 7.3.2:
All new residential structures shall comply with NFPA (National Fire Protection Association,
Incorporated) 299 Standard for Protection of Life and Property from Wildfire, 1997 Edition, as
adopted by reference in the Florida Fire Code or the most recent edition.
This Policy remains relevant and should be retained as written,
Policy 7.3.3:
Modified portions of existing structures shall meet NFPA Standards through the adoption of
appropriate regulations in the County Building Codes.
This Policy remains relevant and should be retained as written
Policy 7.3.4:
Beginning in 2006, County-owned property within Golden Gate Estates shall be subject to an
active, on-going management plan to reduce the damage caused by wildfires originating from
County-owned properties.
The date stated in this Policy is no longer relevant and should be deleted, while the remainder of this
Policy should be retained as written,
INTRODUCE A NEW GOAL, OBJECTIVE AND POLICY TO EMPHASIZE CERTAIN
GROUNDWATER PROTECTION ACTIVITIES IN THE ESTATES.
GOAL 8: TO PROTECT NATURAL GROUNDWATER RECHARGE AREAS IN THE GREATER
GOLDEN GATE AREA FROM ACTIVITIES THAT COULD DEGRADE OR CONTAMINATE THE
OUALITY OF GROUND WATER,
OBJECTIVE 8,1:
Identify methods and means to protect natural groundwater aquifer recharge areas from activities with
the potential to degrade and/or contaminate the quality of ground water.
Policy 8,1.1 :
The County shall include the greater Golden Gate Area in its planning efforts for protecting natural
groundwater aquifer recharge areas from degradation or contamination.
23
GOWEN GATE AREA MASTER PLAN
INTRODUCE A NEW OBJECTIVE AND POLICY FOLLOWING FROM THE 2009
ADOPTIONS OF HB 697 AND COUNTY ENERGY AUDIT.
OBJECTIVE GGAMP:
Reduce Greenhouse Gas CGHG) emissions bv developing programs to reduce energv use at Countv
facilities located in the greater Golden Gate Area and bv Countv operations occurring in the area, and
through communitv oriented programs helping residents reduce their energv use.
Policv GGAMP:
The Countv will strive to meet the recommendations of the Energv Audit and Greenhouse Gas
Inventorv for Collier Countv governmental facilities and operations. prepared bv Twentvfiftv, LLC and
adopted bv the Board of Commissioners in Julv 2009,
[Public Comment from March 15. 2010 EAR Public Meetin>? - Suggesting the County should study
ideas to target GHG sources - beside transportation, to address a lack of energy efficient plans, to
address the need to plan for sea level rise,]
C. Future Land Use Designation Description - Assessment of Select Provisions
In addition to the above Assessment of GGAMP Goals, Objectives and Policies, staff provides below
an Assessment of select portions of the Land Use Designation Description Section,
2, ESTATES DESIGNATION
A. Estates - Mixed Use District
3, Conditional Uses Subdistrict
Various types of conditional uses are permitted in the Estates zoning district within the Golden Gate
Estates area, In order to control the location and spacing of new conditional uses, one of the
following four sets of criteria shall be met:
a) Essential Services Conditional Use Provisions:
Those Essential Services Conditional Uses. as identified within Section 2,01,03 G, of the Collier
County Land Development Code, may be allowed anywhere within the Estates Zoning District, except
as prohibited in certain Neighborhood Centers, and are defined as:
. electric or gas generating plants,
. effluent tanks,
. major re-pump stations,
. sewage treatment plants, including percolation ponds,
. hospitals and hospices,
. water aeration or treatment plants,
. governmental facilities (except for those Permitted Uses identified in Section 2,01,03 of the
Land Development Code),
. pUblic water supply acquisition, withdrawal, or extraction facilities, and
. public safety service facilities. and other similar facilities,
24
GOWEN GATE AREA MASTER PLAN
Provision Assessment:
This provision, in varying iterations, has existed in the GGAMP since its adoption in 1991 and remains
appropriate. However, the LDC reference and/or list of uses may not encompass all essential services,
e,g, communication towers which are listed in LDC Sec. 2,01.03 G" Sec. 5,05.09, and in various
zoning districts. Additionally, the reference to the Estates zoning district fails to capture all zoning
districts found in the Golden Gate Estates area, e.g, P, Public Use zoning at Max Hasse Park,
The County recommends revising the LDC reference and/or list of essential services uses to
encompass all essential services uses relevant to the Golden Gate Estates area, and expanding the
referenced zoning district listed to encompass all relevant zoning districts in Golden Gate Estates
and/or adding reference to the Estates Designation.
2, ESTATES DESIGNATION
B, Estates - Commercial District
3. Randall Boulevard Commercial Subdistrict
Recognizing the unique development pattern and characteristics of surrounding land uses, the
Randall Boulevard Commercial Subdistrict has been designated on the Golden Gate Area Future
Land Use Map, The Subdistrict is comprised of the following properties: Tract 71, Golden Gate
Estates, Unit 23; and the East 165 feet of Tract 54, Golden Gate Estates, Unit 23, See Randall
Boulevard Commercial Subdistrict Map,
a) The Criteria for the Subdistrict are as follows:
· All commercial development is encouraged to be in the form of a PUD,
. Projects directly abutting Estates zoned property shall provide, at a minimum, a 75-foot buffer
of retained native vegetation in which no parking or water management uses are permitted;
except that, when abutting conditional uses no such buffer is required,
. Shared parking shall be required with adjoining developments whenever possible.
b) Limitation of Uses - Uses shall be limited to the following:
. Automobile Service Station;
· Barber & Beauty Shops;
. Convenience Stores;
. Drug Stores;
. Food Markets;
. Hardware Stores;
· Laundries - Self Service Only;
. Post Offices and Professional Offices;
· Repair Shops - Radio, TV, Small Appliances and Shoes;
· Restaurants, including fast food restaurants but not drive-in restaurants
. Shopping Center;
. Veterinary Clinics with no outside kenneling.
25
GOWEN GATE AREA MASTER PLAN
Provision Assessment:
The specific list of uses in this subdistrict has existed in the GGAMP since its adoption in 1991 and
was taken from a PUD approved prior to 1991. On April 14, 2009, the BCC approved an Appeal of a
Zoning Verification Letter (Resolution 2009-99) having the effect of allowing all uses of the C-2
zoning district in the LDC at that time, under the term "shopping center."
The County recommends replacing the term "shopping center" with reference to C-2 uses (perhaps,
"All Permitted Uses of the C-2, Convenience Commercial, zoning district in the Collier County Land
Development Code, Ordinance 04-41, as amended, as of April 14, 2009"),
G:\Comprehensive\2011 EA/?'Staff Revie'w Folders\Corby\29 July 2010 GOP Anafyses\29 Jul.v 10 cepc GGAMP Objectives
Analysis.doc
26
GOLDEN GATE AREA MASTER PLAN
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Immokalee Area Master Plan Element
STATEMENT OF ISSUE
The lmmokalee Area Master Plan (lAMP) is an "optional element," under Section 163.3177(7),
Florida Statutes. As such, there are no specific criteria to guide the format and purposes of this
Element. The lmmokalee Area Master Plan was originally developed, as mandated by (1988)
Policy 6.4 of the Future Land Use Element of the Collier County Growth Management Plan. .
ISSUE BACKGROUND
Work on the original Master Plan began with the appointment of a Technical Advisory
Committee in November 1988. An initial public workshop was held in February 1989, and
subsequent informational workshops were held periodically, thereafter. The Collier County
Board of County Commissioners adopted the lmmokalee Area Master Plan, as an element of the
County's Growth Management Plan, on February 5, 1991. The first set of amendments to the
plan, involving changes to both the text and the Immokalee Future Land Use Map, were adopted
in 1993.
In 1996, based upon recommendations contained in Collier County's adopted Evaluation and
Appraisal Report (EAR), staff initiated amendments to the lmmokalee Area Master Plan, Unlike
the 1988 - 1991 process, the process initiated in 1996 did not involve an advisory committee
specific to the Immokalee Area. Instead, the proposed lAMP amendments were formulated and
reviewed by staff, aided by an Evaluation & Appraisal Report Advisory Committee, which also
helped staff formulate and review amendments to other Elements of the Growth Management
Plan. The EAR-based amendments affected virtually the entire lmmokalee Area Master Plan,
including the Immokalee Area Future Land Use Map. Various subdistrict boundaries were
revised and two new subdistricts were created. Based upon the EAR recommendations, in
October of 1997, the Board of County Commissioners adopted an Ordinance enacting the revised
Master Plan.
The BCC adopted the Second EAR for the GMP on July 27, 2004. Such EAR called for
revisions to the lmmokalee Area Master Plan to be prepared as part of the subsequent County's
EAR-based amendments. During 2003, as part of the preparation of the EAR, the BCC
authorized Comprehensive Planning stalf to prepare recommendations for revising the 1997
lAMP. Subsequently, the Board authorized creation of an advisory committee, the lmmokalee
Area Master Plan Restudy Committee (Restudy Committee), to work with staff in making
proposed revisions to the lAMP,
The Restudy Committee, assisted by Comprehensive Planning staff, submitted recommendations
to the EAR (for recommended amendments to the lAMP), in November 2003. However, during
the performance of its tasks, the Committee determined that a longer, more intense restudy of the
lAMP was necessary. Therefore, the lAMP Restudy Committee expressed a desire to extend the
life of the Committee so that it could continue to assist the Board with the implementation the
lAMP. The re-established Committee was renamed as the lmmokalee Area Master Plan and
Visioning Committee (IMPVC). The BCC adopted Ordinance 04-62, sun setting the lmmokalee
Area Master Plan Restudy Committee and creating the IMPVC, on September 28,2004,
1
lmmokalee Area Master Plan
One of the Committee's first otlicial acts was to direct staff to prepare Request For Proposals
and Scope of Services to hire a consulting firm that would assist the IMPVC in revising the
lAMP, The CRA hired the consulting firm RMPK Group and worked for a period of over four
years conducting public meetings, collecting and analyzing data, and drafting revisions to the
lAMP, This firm prepared a study entitled "lmmokalee Inventory and Analysis Report" in May
of 2006, but relinquished their services to the lmmokalee CRA in 2008. R W A, Inc. was then
hired and is presently the agent in charge of the proposed anlendments to lAMP and subsequent
Land Development Code (LDC) regulations. The IMPVC sunsetted on December 31, 2009 by
Resolution 2009-306.
A series of public meetings and workshops were held in relation to the preparation of the current
amendment to the lAMP, Agencies involved included the IAMPVC, and lmmokalee Community
Redevelopment Agency Advisory Board (CRAAB).
The Immokalee Area Master Plan Element of the GMP is currently in the process of revising and
replacing each existing Goal, Objective and Policy of the lAMP, as well as revising and
replacing all future land use designations on the lAMP and lAMP FLUM. The lAMP is expected
to be adopted during the first quarter of 20 I I.
In general, the amendment to the lAMP element of the GMP proposes eight new goals, each with
respective objectives and policies; followed by the revised Land Use Designation Description
Section which includes and describes the proposed land use designations that will guide patterns
of development within the Immokalee urban area and further the proposed goals through
standards set forth within such land used designations, and the types of allowed land uses that
could be requested,
The first goal establishes the prioritization of capital projects and other lAMP activities to
accomplish the proposed goals, subject to funding as approved by the BCC on an annual basis,
The second goal prioritizes economic development in regard to opportunities for business and
redevelopment initiatives and incentives that promote social benefits to the lmmokalee
community; encourages development away from environmentally sensitive lands; and allows for
agriculture related business within certain areas of the lmmokalee urban area. The third goal
deals with housing, as it relates to farm worker and migrant housing needs; conservation and
rehabilitation of housing; and the promotion of affordable workforce and gap housing.
Provisions for public infrastructure and public facilities are dealt with in goal four. The fifth goal
outlines standards and policies related to natural resources, Goal six describes the revised land
use designations in lmmokalee. Goal seven relates to development dcsign standards that are
specific to the lmmokalee Urban area, Goal eight provides for coordination with certain
agencies. The last portion of the revised lAMP specifies the changes among each new land use
designation and the density rating system, including density bonuses and the density and
intensity blending provision, and the applicable correlating revisions to the FLUM,
The proposed lAMP intends to implement the lmmokalee community's vision, as approved by
the IMPVC, by promoting economic development and efficicnt delivery of services through
greater density and intensity that encourage dense, clustered development; incorporating smart
growth principles; and by providing greater development flexibility through mixed-use
Subdistricts,
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lmmokalee Area Master Plan
The proposed Plan intends to increase density and intensity as the main mechanism to promote
economic development within the Immokalee Urban Area, Staff acknowledges and supports the
desires of the CRA and IMPVC to promote and diversify economic development in Immokalee.
Specifically:
· Changes in the FLUM proposes the majority of dense, mixed use of commercial and
residential development along the main thoroughfares of Immokalee, surrounded by land
uses that have the highest allowance for density, These higher density areas transition to
lands that are allowed lower density and which are located mainly towards the edge of
the urban area. Industrial development remains in the current general location of the
Immokalee airport.
· Increase in density bonuses for mixed use development are meant to incentivize higher
density along the main thoroughfares, and promote the changes in the land use
designations of these areas that would further the proposed GOPs.
· The proposed FLUM reduces the amount of residentially designated lands by 636 acres.
This change allows for the re-designation of current Low Residential Designated lands
located around the main thoroughfares of Immokalee, Such existing Low Residential
areas are proposed to be re-designated to allow higher density and non-residential uses in
order to further the proposed GOPs and create transition towards the low density areas.
· In addition, some of the changes, such as the location of the Industrial - Mixed Use
Subdistrict (IMU) do not seem to be compatible with the proposed adjacent designations.
However, added development standards, such as specific landscaping buffers between the
industrially designated lands and the residential areas, are meant to ameliorate
compatibility issues between them,
The following are some of the major changes proposed in the lAMP amendment:
· Re-configuration of the wetland boundary that connects to Lake Trafford/Camp Keais
Strand System Overlay (see attached Map I). This revision was requested by staff,
· The re-designation of the lands within the boundary of the Immokalee Regional Airport
from Industrial (10) to Immokalee Regional Airport Subdistrict (APO),
· The addition of", I 03 acres of land that are proposed to be removed from the Rural Lands
Stewardship Area Overlay (RLSA) and be included within the boundary of the
Immokalee Regional Airport Subdistrict (APO). (Correlating changes to the countywide
Future Land Use Map Series are not proposed at this time, but will be considered during
adoption hearings.)
· The addition of the "Loop Road," which is proposed to allow access from the Immokalee
Regional Airport and Florida Tradeport areas, to SR82 and SR29.
· Revisions to the land use designations in the lAMP FLlJM include:
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lmmokalee Area Master Plan
o An increase in the base density allowed within the mixed use designated areas.
However, no change in base density (DU/A - dwelling units per acre) is proposed
within the Low, Medium, High and RT designated areas:
. Low Residential: no change (4 DU/A).
. Medium Residential: no change (6 DU/A)
. High Residential: no change (8 DU/A)
. Mixed use: from 12 DU/ A allowed within the existing Commerce Center
Mixed Use (CC-MU) and Neighborhood Center (NC) to 16 DU/A allowed
in the proposed Commercial Mixed Use (CMU) designated areas.
. Recreational Tourist (RT): no change (4 DU/A).
o An increase of about 10 percent in the number of potential dwelling units that
could be developed through base density:
. A reduction in the base number of potential dwelling units within the Low,
Medium and High Residential designated areas, from 57.230 dwelling
units to 55,829 dwelling units. This change would allow 1,401 less
dwelling units.
. An increase in the base number of potential dwelling units within the
Mixed-Use designation, from 10,341 dwelling units to 17,670 dwelling
units. This change would allow 7.299 additional dwelling units.
. An increase in the base number of potential dwelling units within the
Recreational Tourist designation, from 1,005 dwelling units to 1,805
dwelling units. The 800 additional dwelling units is due to the increase in
the amount of acreage proposed to be designated as R T in the revised
FLUM.
The above noted reductions and additions in the base number of potential dwelling
units in the lAMP FLUM, in conjunction with the changes in the amount of acreage
of each land use designation, including the increase in acreage of R T designated
lands, yields an increase in the total base number of potential dwelling units, from
68,576 dwelling units to 75,307 dwelling units. This change represents an additional
6,730 dwelling units that would be allowed in the lAMP.
o Changes in the maximum density (DU/A - dwelling units per acre) allowed
within the low residential (reduction) and mixed use designated areas (increase):
. Low Residential: from 12 DU/A to 8 DU/A
. Medium Residential: no change (14 DU/A)
. High Residential: no change (16 DU/A)
. Mixed use: from 12 DU/ A allowed within the Commerce Center Mixed
Use (CC-MU) and Neighborhood Center (NC) to 20 DU/A allowed in the
proposed Commercial Mixed Use (CMU) designated areas.
. Recreational Tourist (RT): no change (4 DU/A)
.j
Immokalee Area Master Plan
o An 18 percent reduction in the maximum number of potential dwelling units that
would be allowed in the lAMP:
. A reduction in the maximum number of potential dwelling units within the
Low, Medium and High Residential designated areas, from 157,011.4
dwelling units to 113,879.2 dwelling units. This change would allow
43,132.2 less dwelling units.
. An increase in the maximum number of potential dwelling units within the
Mixed-Use designation, from 10,341.6 dwelling units to 22,088 dwelling
units. This change would allow 11,746.4 additional dwelling units.
. An increase in the maximum number of potential dwelling units within the
Recreational Tourist designation, from 1,005 dwelling units to 1,805
dwelling units. This change would allow 800 additional dwelling units due
to the increase in the amount of acreage proposed to be designated as RT
in the FLUM.
The above reductions and additions in the maximum allowed number of potential
dwelling units, in conjunction with the increase in acreage of RT designated lands,
yields a reduction in the total maximum number of potential dwelling units in the
lAMP FLUM, from 168,357.8 dwelling units to 137,774.4 dwelling units. This
change represents a reduction of 30,583.4 dwelling units from what is currently
allowed to be developed in the lAMP.
o An increase in the amount of Recreational Tourist (RT) designated lands: from
"'251.2 acres to ",451.8 acres, an increase of ",201 acres. This change would allow
an increase in the potential number of dwelling units, from 1,005 dwelling units to
1,805 dwelling units (see Table 3); as well as an inerease in the maximum amount
of potential dwelling units that could be developed.
o An increase on the cap of allowed density that can be requested within the
Immokalee Urban Area, via density bonus, from a maximum of 16 DU/A to a cap
of20 DU/A.
o A five percent reduction of residential designated lands. This change of over "'636
acres of residential designated lands are proposed to be re-designated to allow
commercial and industrial development, as well as uses that are allowed under the
RT designation.
o An increase in the amount of commercial designated lands: from ",1024.4 acres to
"' I, I 04.4 acres, an increase of ",80 acres of commercial designated lands.
An increase in the amount of industrial designated lands: from 2,643.5 acres to 3,105.4 acres, an
increase of ",462 acres of industrial designated lands. This increase includes the re-designation
from Industrial (ID) to Immokalee Regional Airport Subdistrict (APO) of 1484.3 acres of land
that are part of the Immokalee Regional Airport boundary.
The proposed Plan includes Objectives and Policies that address HB 697. The Immokalee Area
Master Plan has incorporated language within these Immokalee-specific amendments to address
the energy efficiency issues. Specifically, the following proposed Goals, Objectives and Policies
are designed to comply with HB 697 in the following manner:
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lmmokalee Area Master Plan
Reducing the number and length of automobile trips (VMT):
Objective 2.2, and its related policies, seeks to diversify the local economy and increase
employment opportunities within the Immokalee Urban Area, thereby lowering the need to
travel greater distances for work or services. Objective 4.2 addresses vehicular and non-
vehicular transportation options and specifically references the need to reduce greenhouse
gas emissions and minimize energy consumption. Policies 4.2.6 and 4.2.7 discuss the need to
improve and expand public transit options in lmmokalee. Policy 4.2.8 seeks to evaluate
whether a Transportation Concurrency Exception Area is appropriate for Immokalee. Policy
6.1.5 specifically states that compact mixed-use development patterns are encouraged to
create walkable communities, reduce vehicle miles traveled and increase energy efficiency.
Promoting alternative modes of transportation:
Objective 4.2 addresses non-vehicular transportation options and specifically references the
need to reduce greenhouse gas emissions and minimize energy consumption. Policy 4.2.2
references the Bicycle and Pedestrian Plan and Policy 4.2.5 recognizes the need to improve
safety for pedestrians and bicycles. Policics 4.2.6 and 4.2.7 discuss the need to improve and
expand public transit options in lmmokalee. Objective 7.1 recognizes the need for
lmmokalee-specific land development regulations that will encourage pedestrian friendly
urban form and promote energy efficiency. I'olicy 7.1.2 encourages new community facilities
to be within a half-mile of residential and mixed use centers to encourage walking, bicycling
and non-vehicular travel.
Allowing for compact mixed-usc development patterns:
Goal 6, and its related Objectives and Policies, pertain to land use and specifically reference
allowing and encouraging a mixture of uses. Objective 6.1 references the need to coordinate
the Future Land Use Map that encourages desirable grmvth and energy efficient development
patterns. Policy 6.1.5 specifically states that the fmmokalee area encourages compact mixed-
use development patterns to create walkable communities, reduce vehicle miles traveled and
increase energy efficiency. Policy 4.1.2 encourages future parks to be located in the most
densely populated areas, and recognizes the need for public plazas, greens and urban parks to
make Immokalee more pedestrian friendly. Objective 7.1, and its related policies, recognizes
the need for Immokalee-specific land development regulations that will encourage pedestrian
friendly urban form and promote energy efficiency. Policy 7.1.2 recognizes that new
community facilities should be within walking distance to mixed use and residential centers.
Policies 7.1.2, 7.1.3 and 7.1.4 all relate to compact, mixed-use, urban design criteria. The
Urban-Mixed Use district allows for commercial development within the Residential
Subdistricts, as described in the Land Use Designation Description section. Density bonuses
are also allowed for projects that are proximate to Commercial Uses.
Allowing for higher densities in appropriate places, which reduces the per capita
carbon footprint, supports transit and reduces sprawl.
Policy 7.1.5 also encourages high intensity development in lmmokalee through the
development of a Central Business District overlay subdistrict in the Land Development
Code. The Urban-Mixed Use district and subdistricts, as referenced in the Land Use
Designation Description section, allow for higher residential densities. The base residential
densities range from four (4) units per acre for Low Residential (LR) subdistrict to ten (10)
6
lmmokalee Area Master Plan
dwelling units per acre in High Residential (HR) and sixteen (16) in the Commercial-Mixed
Use subdistricts. Density bonuses are also allowed for projects that are proximate to
Commercial Uses or in infill areas, as well as for providing affordable-workforce housing.
The revisions to the lAMP are intended to implement the Immokalee community's vision, as
approved by promoting economic development and efficient delivery of services through greater
density and intensity that encourage dense, clustered development; incorporating smart growth
principles; and by providing greater development flexibility through mixed-use Subdistricts.
7
lmmokalee Area Master Plan
SUMMARY OF RECOMMENDED CHANGES
2011 EVALUATION & APPRAISAL REPORT (EAR)
ECONOMIC ELEMENT
Goals, Ohjective and Policies: The entire Element should be revised to reflect the proper
formatting of Goals, Objectives and Policies, as defined below.
Goal: General statement that defines what the Element will
ultimately achieve.
Objective: A more specific statement than the stated Goal;
describes actions that will help achieve the goal(s).
Policies: Specific statements that provide directives on how to
achieve the objectives and ultimately the Element's goal(s).
Goals, Objective and Policies: The entire Element should be revised to reflect Department
name changes, designee changes, renumbering due to objective
and/or policy additions and/or deletions, and grammatical
changes.
Objective I
Revision to clarity the purpose of the objective and proposed renumbering
of this objective to become objective 3, all policies under this objective
would require corresponding renumbering.
Policy 1.2
Revision to expand focus of policy.
Objective 2
Revision to expand focus of objective
Objective 3
Revision to objective by making this objective number I, with all policies
under this objective reflecting the change.
Policy 3.1
Modification based upon expansion ofthe policy.
Policy 3.3
Modification based adding specificity to annual report.
Policy 3.9
Deletion based upon redundancy with policy 3.3
Objective 4
Revision to clarity the purpose of the objective.
Policy 4.1
Modification based upon proposed combination of policy, 4.1, 4.2 and 4.3
into single policy.
1
Economic Element - Summary
Policy 4.2
Modification based upon proposed combination of policy, 4.1, 4.2 and 4.3
into single policy.
Policy 4.3
Modification based upon proposed combination of policy, 4.1, 4.2 and 4.3
into single policy.
Policy 6.1
Modifications based upon providing specificity to the purpose of policy
and for expansion of the policy.
2
Economic Element - Summary
ECONOMIC ELEMENT
Introduction and Background
The purpose of this Element is to serve as a set of guidelines to assess the impacts of growth
management decisions on the County's economic vitality. The Element also addresses certain
requirements of the Southwest Florida Strategic Regional Plan regarding economic issues.
It must be noted that the Econornic Element only encourages, and does not mandate, that the County
consider economic matters in relation to its overall planning and growth management strategy, as
reflected in the other Elements of this Growth Management Plan (GMP). In considering whether to
adopt changes or modifications to the GMP or the Land Development Code, the Board of County
Commissioners must weigh the relative importance of many factors, of which economic impacts are
not always the most significant.
The Economic Element contains a single Goal and six (6) Objective Areas. These Objective Areas
are:
I. The Conservation and Enhancement of Natural, Cultural & Social
Resources.
2. Expanding and Enhancing the Tourism Industry.
3. New and Existing Industries.
4. Nonprofit and Civic Organizations & Local Groups/Programs.
5. Expansion and Development of Educational Facilities and Programs.
6. Development Regulations.
The below evaluation of the Goal, Objectives and Policies of the Economic Element has been a
collaborative effort between the Collier County Economic Development Council (EDC) and
Comprehensive Planning.
GOAL: COLLIER COUNTY WILL ACHIEVE AND MAINTAIN A DIVERSIFIED AND STABLE
ECONOMY BY PROVIDING A POSITIVE BUSINESS CLIMATE THAT ASSURES MAXIMUM
EMPLOYMENT OPPORTUNITIES WHILE MAINTAINING A HIGH QUALITY OF LIFE.
OBJECTIVE 1 (The Conservation and Enhancement of Natural, Cultural and Social Resources):
Collier County will encourage the conservation and enhancement of those natural, cultural,
and social resources that represent the foundation of the County's existing retirement,
recreation, and tourist-oriented economy. in order to place the County in a competitive
position to enable the retention and expansion of these and other business opportunities.
Obiective Achievement Analvsis: Collier County recommends text be revised.
The County still maintains a position of strengthening the attributes which contributes to its
competitive advantage regarding a sense of place which attracts new working and retired residents, as
well as seasonal residents and short term visitors. TIle proposed revisions will be to clarify the purpose
of the objective, as proposed below.
OBJECTIVE 1 [Object 1 should be the last Objective. Move Object 3 to the first Objective. All other
remain in order] (The Conservation and Enhancement of Natural, Cultural and Social Resources):
1
ECONOMIC ELEMENT
Collier County will encourage the conservation and enhancement of those natural, cultural, and social resources
that are integral rel'r<oseHt the fSUHaatioH of to maintaining and expanding that portion of the County's economv
tHe COUHt)"S e)[istiHg which largelv relies on seasonal residents and short tenn visitors and retired residents.
retiremeHt, particularlv the recreation, hospitality and tourism industries t srieHtea ecsHom)', in order to place
the County in a the most advantageous eoml'etiti\ e position to eHaBle tHe retain eHtiefl and expand 5ieH-ef these
and other similar or related businesses ol'l'offlfRities.
Policy 1.1: Collier County will encourage the development of diverse cultural facilities through
public, private, or public/private partnerships that meet the needs of the residents and visitors
of the County.
Policv Achievement Analvsis: Collier County recommends text remains.
With the continues diversification of the United States population in terms of racial, ethnic and
religious composition, a means to maintain the County's competitive advantage lies within the
diversification of the County's population and cultural facilities.
Policy 1.2: Collier County will support the opportunity for development and establishment of
hospitals, nursing homes and additional medical related facilities in order to promote a
continuum of care to enhance the quality of life throughout the County.
Policv Achievement Analvsis: Collier County recommends text be revised.
As part of the means to make the County more attractive to a growing aging population, the attention
and support of medical related facilities is essential. To further provide clarification the inclusion of
medical related research and manufacturing facilities, is being proposed to be included within the
facilities promoted.
Policy 1.3: Collier County will support a health care system that addresses the needs of both
business and the work force.
Policy Achievement Analvsis: Collier County recommends text remains.
In addition to making the health care system attractive to the retirement segment of the population, the
marking of Collier County to the business and work force is necessary to attract a balanced aged-
segmented population.
Policy 1.4: Collier County will cooperate with state entities and other social service providers
to encourage the establishment of programs and facilities that assist the elderly population of
the County.
Policv Achievement Analvsis: Collier County recommends text remains.
To further enhance the attractiveness of the County to the retirement segment of the population and
diversity within that cohort, collaboration with social services organizations is necessary.
Policy 1.5: Collier County will work with the sheriff, fire districts, municipalities, and other
appropriate entities to provide a strong public safety program capable of protecting the
citizens of the County and their property.
2
ECONOMIC ELEMENT
Policv Achievement Analvsis: Collier County recommends text remains.
As part of the attractiveness of an area or location to individuals, a strong first responder system is
required to satisfy questions related personal safety and care.
Policy 1.6: Collier County will support recycling programs in the County to protect natural
resources, conserve energy, prolong the useful life of landfills, and maintain a positive public
image.
Policv Achievement Analvsis: Collier County recommends text remains.
While not directly apparent, part of the attractiveness of a location lies within its commitment to the
principals of sustainability and conservation.
Policy 1.7: Collier County will support the protection of the environment that sustains the
commercial fishing and tourist industries by opposing the leasing of off-shore tracts for the
purpose of oil exploration and drilling. The County will oppose off-shore oil drilling in the
region south of Latitude 27 degrees north to the state waters north of the Florida Keys and
west to Longitude 86 degrees west.
Policy Achievement Analvsis: Collier County recommends text remains.
An integral part of the attractiveness of Collier County to seasonal residents, new permanent residents
and tourist are the pristine vista provided by the Gulf on the shorelines throughout Collier County. To
maintain this valuable asset the County must continue to oppose the presence of off-shore drilling.
The Board has passed a Resolution to ban offshore drilling within 25 miles of any Gulf Coast
shoreline.
Policy 1.8: Collier County will encourage the preservation of sensitive natural resources,
including beaches, wetlands, estuaries, clean air and water, historic resources, scenic vistas
and other unique natural resources.
Policv Achievement Analysis: Collier County recommends text remain.
Each of the physical features higWighted within policy 1.8 are essential within the attributes which
makes the County a desirable location to live, work, recreate and visit.
Policy 1.9: Collier County, in response to the current and projected needs of its residents, will
encourage a diverse mix of housing types, sizes, prices, and rents.
Policy Achievement Analvsis: Collier County recommends text remains.
A wide range of housing types are required to satisfy a diverse socio-economic population and
alleviate heavy burdens upon transportation systems. Collier County's economy is tied directly to
providing high quality services to full time and seasonal residents and to satisfy those demands, a wide
range of housing types are required in close proximity to where those services are provided to ensure
employees are available to meet that demand.
3
ECONOMIC ELEMENT
OBJECTIVE 2 (Expanding and Enhancing the Tourism Industry): Collier County will support
programs that are designed to expand and enhance the tourism industry.
Obiective Achievement Analysis: Collier County recommends text be revised.
A central tenant of the composition of the Collier County economy lies within Tourism, not only for
short term economic opportunities that tourist bring to the County, but the continual exposure of the
County to potential new full time and seasonal residents who first experience the County through
tourist opportunities have long term economic ran1ifications. The objective is being proposed to be
modified by adding the words - "hospitalitv and the tourism industry"
Policy 2.1: Collier County will continue to support the area's domestic and international
tourism programs to ensure continuation and expansion of the tourism industry.
Policv Achievement Analysis: Collier County recommends text remains.
To maintain and enhance the number of tourists who visit the County, a strong competitive year-round
marketing effort is required to highlight the County's physical and social attributes against an ever
increasing number of competing locations within Florida, the US and globally.
Policy 2.2: Collier County will continue to support the local tourism industry and work with the
community to position the County as a friendly and hospitable visitor destination.
Policy Achievement Analvsis: Collier County recommends text remains.
As a central tenant of the local economy the County must continue to support efforts to increase the
county's competitive advantages as a world class tourist destination.
Policy 2.3: Collier County will support appropriate entities toward positioning the County as a
major aviation international port of entry.
Policy Achievement Analysis: Collier County recommends text remains.
As part of the attractiveness of the County to domestic and international tourism is the requirement for
direct and convenient aviation routes to Southwest Florida.
Policy 2.4: Collier County will support the research efforts of appropriate entities to accurately
measure the economic impact of tourism and provide information for planning, marketing and
management of tourism for both the private and publiC sectors.
Policv Achievement Analysis: Collier County recommends text remains.
To perpetuate the presence of tourism within the County, the identification of new business
opportunities to firms and individuals in the industry is required and this policy seeks to support efforts
which frame those opportunities in a transparent and attractive manner.
4
ECONOMIC ELEMENT
Policy 2.5: Collier County will support the development of ecotourism in the County.
Policv Achievement Analvsis: Collier County recommends text remain.
Diversification within the segments within the Tourism industry is essential and with the unique
physical attributes of the County, efforts to strengthen the ever growing field of ecotourism is a natural
part of that diversification. The County has a strong competitive advantage with respect to ecotourism
given its unique location and vast natural resources. Eastern Collier County is also known as the
Western Everglades. Within the County there are numerous significant state and federally owned and
managed parks and preserves, including Big Cypress Preserve, Everglades National Park, Fakahatchee
Strand Preserve State Park, Audubon's Corkscrew Swamp Sanctuary, Ten Thousand Islands National
Wildlife Reserve, Rookery Bay National Estuarine Reserve, Florida Panther National Wildlife Refuge.
These natural assets, which are accessible to the public, coupled with pristine gulf beaches and
waterways and access to the Gulf of Mexico, all within a reasonable driving distance, make the
expansion of ecotourism a prime economic diversification objective. Additionally, there are also
numerous small businesses that rely on ecotourism as their business focus within Collier County.
OBJECTIVE 3 (New and Existing Industries): Collier County will support programs which are
designed to promote and encourage the recruitment of new industry as well as the expansion
and retention of existing industries in order to diversify the County's economic base.
Obiective Achievement Analvsis: Collier County recommends text remains but proposes renumbering
Objective Three to Objective One.
The economic strategy employed by the County is a two prong approach; job creation through
strengthening existing industries as well as active marketing to firms outside of the local market
through recruitment efforts. The EDC and staff recognize this objective to be the primary focus or
design behind the economic element and therefore suggest revising the order of the objectives with this
objective being primary or the first objective.
Policy 3.1: Collier County will support efforts to formulate an economic development plan to
assist local organizations in fostering the expansion and diversification of the County's
economic base.
Policv Achievement Analvsis: Collier County recommends text be revised.
Collier County's financial commitment to the Collier County Economic Development Council is a
direct effort to support and enrich the business environment. Additionally, the BCC recently approved the
position of Economic Development Director to provide additional attention and resources to this critical effort.
Based upon these two factors the policy is being proposed to be expanded as provided below.
Policy 3.1: Collier County will support efforts by the Economic Development Council of Collier County
to formulate afl five-year economic development plan to assist 10631 organizations in fostering the to
specifically identify the steps to be taken to achieve expansion and diversification of the County's
economy ic base.
5
ECONOMIC ELEMENT
Policy 3.2: Collier County, in support of appropriate entities, will support a coordinated local,
regional, national, and international marketing program that will identify and attract industrial,
commercial, and office space users.
Policv Achievement Analvsis: Collier County recommends text remain.
As noted, a primary component of the economic strategy employed by the county sits within the
recruitment of firms to the local market.
Policy 3.3: Collier County will support the preparation of an annual report on the progress of
economic development in the County.
Policy Achievement Analvsis: Collier County recommends text be revised.
The preparation of an annual report detailing the economic progress and specifics of existing programs is an
effort which helps provided the business community a wider breadth of understanding of the business
environment fostered by the County and potential opportunities within the County. The policy is being
proposed as modified below.
Policy 3.3: Collier County will support the work with the Economic Development Council of Collier
County to prepar~___-,llion of an annual report on the progress of economic development and
diversification. in the County. specifically as it relates to achievinq the obiectives set forth in the five-
year economic development plan referenced in Policy 3.1
Policy 3.4: Collier County will support a marketing program to actively pursue and encourage
businesses to relocate to the County.
Policy Achievement Analysis: Collier County recommends text remains.
To further the stated objective a marketing program is an essential means to accomplish the desired
result. This plan will be a collaborative effort between the Economic Development Council, area
Chambers of Commerce, the Convention and Visitors Bureau, Hotel and Lodging Association,
Community Redevelopment Agencies and other area groups interested in the future development of
Collier County.
Policy 3.5: Collier County will study the economic incentives utilized by various Florida cities
and counties that may also be utilized by Collier County to place it in a competitive position to
attract new businesses.
Policy Achievement Analysis: Collier County recommends text remains.
Successful economic development initiatives by no means are restricted to the local area and with this
recognition; the County will continue to monitor the economic initiatives throughout the State to
identifY those with potential to assist the County in its efforts.
Policy 3.6: Collier County, in coordination with appropriate entities, will support the expansion
of international banking and finance industry to better accommodate the needs of international
visitors to the area and that of local firms engaged in global markets.
6
ECONOMiC ELEMENT
Policv Achievement Analvsis: Collier County recommends text remains.
With the recognition of an increasing trend of international travel, the strong presence of seasonal
residents and tourist from international destinations, the County's commitment to the expansion of the
international banking and finance industry is essential to that segment of the County's visitors.
Policy 3.7: Collier County will support the location of business and industry in the Foreign
Trade Zone located at the Immokalee Airport.
Policv Achievement Analvsis: Collier County recommends text remains.
With the competitive advantages inherent with the Foreign Trade Zone designation, the County
through the assistance of the Airport Authority Advisory Board will continue to promote economic
activity within the FTZ and the Immokalee Airport.
Policy 3.8: Collier County, in coordination with appropriate entities, will continue programs
that encourage and assist in the location of new companies that build on the traditional
economic base.
Policy Achievement Analvsis: Collier County recommends text remains.
Attention to the core components of the Collier Economy is a central tenant of the economic platform
endorsed by the County and will continue to be as the County moves forward with its economic
diversification efforts.
Policy 3.9: Collier County will support the preparation of an annual report on the progress of
existing industry expansions and traditional industry starts.
Policv Achievement Analvsis: Collier County recommends text be deleted.
The policy is redundant, with the annual report provided for in policy 3.3.
Policy 3.10: Collier County will support the protection and promotion of its existing water port
developments.
Policv Achievement Analvsis: Collier County recommends text remains.
As noted the unique amenities provided the County from the Gulf are integral parts of the tourist
industry, as well as the appeal to full time residents, with existing water ports standing as attraction of
distinction within the County's appeal.
Policy 3.11: Collier County Will Actively Pursue State And Federal Funding For transportation
improvements to the local, regional, state, and national highway system in the County.
7
ECONOMIC ELEMENT
Policy Achievement Analvsis: Collier County recommends text remains.
All sources for funding for transportation improvements must be sought to continue to provide the
mobility required from such a transient population inherent to the strong presence of seasonal and part
time residents and visitors.
Policy 3.12: Collier County, in coordination with other appropriate entities, will support the
establishment and retention of small businesses throughout the County.
Policy Achievement Analvsis: Collier County recommends text remains.
In 2004, there were approximately 7,387,724 U.S. businesses, 6,000,795 or 81 percent were under 100
employees. These small to medium size firms are the economic drivers of the 21 st Century economy.
Policy 3.13: Collier County will continue to support programs designed to ensure the
availability of the infrastructure needed for advanced telecommunications and high
technology.
Policv Achievement Analvsis: Collier County recommends text remains.
A successful program in economic development will place attention and resources to the development
of the required infrastructure for the 21st Century business with fiber optics and advanced
telecommunications required to provide the locational decisions for business to locate and or develop.
Policy 3.14: Collier County has adopted a comprehensive program of economic incentives
that are designed to attract new businesses and develop the local workforce for such
businesses. These incentives include:
a. An impact fee payment assistance program for either new or expanding targeted industries;
b. A job creation investment program for the relocation or expansion of targeted industries;
c. A property tax stimulus program providing payments to offset the costs associated with the
relocation andlor expansion of targeted industries; and,
d. An advanced broadband infrastructure investment program, which provides
payments to businesses that are either installing or expanding broadband
communications systems.
Policy Achievement Analysis: Collier County recommends text remains.
The County has identified the above means to reduce locational barriers faced by firms entering into
the Collier market and will continue to do so in the future and the development of the Project
Innovation initiative is direct evidence of this commitment.
Policy 3.15: Collier County has adopted and shall maintain an impact fee deferral program for
owner-occupied, single-family homes constructed within the Immokalee Enterprise Zone. The
purpose of this program is to encourage the retention of a permanent resident population of
homeowners within the Immokalee Community.
Policy Achievement Analysis: Collier County recommends text remains.
8
ECONOMIC ELEMENT
The history of the Immokalee community is one tied to an agrarian econorny with a high influx of
seasonal migrant farm workers. To assist the Immokalee community in its desire to diversify its
economic composition, the growth of full time residents has been identified as a key component of that
strategy.
Policy 3.16:
improve its
produce.
Collier County will encourage agriculture industry programs to maintain or
economic viability, provide necessary support and promote Collier County
Policv Achievement Analvsis: Collier County recommends text remains.
While seeking to diversifY the economic structure of the Immokalee community, the County still
recognizes the value and importance of agricultural activity to the overall economic mix within the
County.
OBJECTIVE 4 (Nonprofit and Civic Organizations and Local Groups/Programs): Collier County
will support the economic development goals, efforts and community involvement of nonprofit
organizations, civic associations and local groups and programs.
Obiective Achievement Analvsis: Collier County recommends be revised.
Support to these groups or organizations are part of the overall support for attempts to bring diversity
and sustainability to the Collier economic mix. The Objective is proposed to be revised to provide
further clarification to it purpose as detailed below.
OBJECTIVE 4 (Nonprofit and Civic Organizations and Local Groups/Programs): Recoqnizinq the
siqnificant economic and social benefits and the overall quality of place attributable in larqe part to the
vast array of nonprofit orqanizations. civic and community associations. and other local qroups and
proqrams in Collier County and in the southwest Florida region, the County will support the
community involvement efforts and economic development goals of such organizations, associations,
groups and programs. economic dO'/olopment goals, efferts amI community involvement of nonl3rofit
organizations, civic associations anG loc31 groups 3nd I3rograms.
Policy 4.1: Collier County will support the economic development initiatives of regional
nonprofit organizations.
Policv Achievement Analvsis: Collier County recommends text be revised.
Successful economic development strategies must understand the economic landscape on a regional
basis to identifY and leverage opportunities contained within the region and with that understanding the
county will support such regional efforts.
Policy 4.2: Collier County will support the economic development goals and efforts of
countywide organizations.
9
ECONOMIC ELEMENT
Policy Achievement Analvsis: Collier County recormnends text be revised.
As with policy 4.1 the County understands the importance of local efforts with economic
diversification efforts and will continue to support such organizations.
Policy 4.3: Collier County will support the economic development efforts of localized
organizations.
Policy Achievement Analvsis: Collier County recommends text to be revised.
Policy 4.1, 4.2 and 4.3 could be combined within one policy as suggested below
Policy 4.1: Collier County will support the economic development; initiatives of regional
nonprofit organizations, goals and efforts of countywide organizations and efforts of localized
organizations.
OBJECTIVE 5 (Expansion and Development of Educational Facilities and Programs): Collier
County will encourage the expansion and development of educational facilities and programs
that complement economic development and diversification.
Obiective Achievement Analvsis: Collier County recommends text remains.
Successful economic development strategies understand the necessity of linking educational
institutions to specific industries to assist within technology transfer and product and process
innovation. Additionally, a strong educational linkage to industry ensures a yearly supply of fresh
talent and ideas for existing business to draw upon and stands as a required infrastructure for a locality
to provide similar to other locational infrastructure requirements.
Policy 5.1: Collier County will continue to coordinate with and assist the Collier County
School Board in the orderly and rational expansion of educational facilities that enhance
economic growth and a desired quality of life.
Policv Achievement Analvsis: Collier COW1ty recommends text remains.
Attention to the educational system for economic development is not relegated to attention at the
University level, but strong elementary, middle and high school curriculums are essential components
to fostering sustainable economic climates.
Policy 5.2: Collier County will promote the development of programs and facilities at
institutions of higher learning, including business and commerce, health services,
technologies, and education careers.
Policv Achievement Analvsis: Collier County recommends text remains.
The educational outreach programs and facilities of the County's University system are key
contributors to the development of a diversified sustainable economy.
10
ECONOMIC ELEMENT
Policy 5.3: Collier County will encourage institutions of higher learning to develop cooperative
and integrated curriculums that enhance and increase the productivity of the local work force
and attract industries and skilled workers.
Policv Achievement Analvsis: Collier County recommends text remain.
University based programs designed around the core industries of the Collier economy ensure a steady
stream of qualified employees to these firms and promote an environment conducive to small business
creation.
OBJECTIVE 6 (Development Regulations): Collier County will maintain a system of
development regulations that will promote the accomplishment of the goals, objectives, and
policies of this Element.
Obiective Achievement Analvsis: Collier County recommends text remains.
The level of complexity associated with the development regulations of the County must weigh the
protections being sought against the barriers they create for new business starts and existing business
expansion. Attention must be paid to both sides of the balance.
Policy 6.1 Collier County will periodically review its land development regulations for
consistency with the Collier County Growth Management Plan to promote the accomplishment
of the goals, objectives and policies of this Element.
Policv Achievement Analvsis: Collier County recommends text be revised.
Periodic review of development regulations are required to ensure that unintended negative
consequences, contrary to the GMP's Economic Element are not resulting from such development
regulation. Additionally, based upon recent economic development initiatives, the Land Development
Code requires amendments to fully implement the recent initiatives. To allow for such, the policy is
being proposed for modification as detailed below.
Policy 6.1 Collier County will periodically review its land development regulations for eOR5isteRey with tile
Callier CaHRty Gro'l.tll MaFlagemeFlt PlaR to ensure that such regulations support and promote the
accomplishment of the goals, objectives and policies of this Element. To this end. the County will. within two
vears of the date of adoption of the 2011 EAR-based GMP amendments. review the County's Land
Development Code and amend as necessary to remove barriers and to provide flexibility and incentives. to
promote the achievement of the goals. obiectives and policies of this Element. with particular emphasis on
created incentives and flexibility that would promote development and redevelopment within targeted areas
including Community Redevelopment Areas. identified Innovation Zones. and qualified urban infill areas.
II
ECONOMIC ELEMENT
SUMMARY OF RECOMMENDED CHANGES
2011 EV ALUA nON & APPRAISAL REPORT (EAR)
Public School Facilities Element
Goals, Objective and Policies: The entire Element should be revised to reflect the proper
formatting of Goals, Objectives and Policies, as defined below.
Goal: General statement that defines what the Element will
ultimately achieve.
Objective: A more specific statement than the stated Goal;
describes actions that will help achieve the goal(s).
Policies: Specific statements that provide directives on how to
achieve the objectives and ultimately the Element's goal(s).
Goals, Objective and Policies: The entire Element should be revised to reflect Department
name changes, designee changes, renumbering due to objective
and/or policy additions and/or deletions, and grammatical
changes.
Policy 2.3:
Delete the last paragraph within the Policy, as the required school
concurrency regulations were adopted within the Land Development Code
in June 2010.
Policy 2.5:
Delete the Policy, as the required school concurrency regulations were
adopted within the Land Development Code in June 20] O.
Policy 3.6:
Revise the Policy to reflect the establishment of the Citizen Advisory
Group (CAG); and, add a reference to reflect that the planning and
monitoring of school concurrency by the CAG is ongoing.
1
PSFE SUMMARY OF RECOMMENDED CHANGES
Assessment ofthe Successes and Shortcomings
and Recommendations
for the Public School Facilities Element
A. Background and Introduction
In 2005, the Florida Legislature enacted legislation (Senate Bill 360) amending Sections
163.3177 and 163.3180, F.S., requiring the establishment of concurrency for public school
facilities not granted an exception. The implementation of school concurrency requires local
governments to establish level of service standards for concurrency for public schools and adopt
a Public School Facilities Elernent into their comprehensive plans.
In 2008, in response to this legislative requirement, the Collier County School Board, Collier
County and the municipalities within the County, coordinated the adoption of the Public Schools
Facilities Element along with amendments to the Intergovernmental Coordination and Capital
Improvements Elements to ensure consistency among the local governments' comprehensive
plan elements and the School Board's plans.
The Public Schools Facilities Element implements a uniform, district-wide public school
concurrency system requiring concurrency for public schools be met before development orders
are issued.
The Collier County School District has a current emollment of 42,849 students in grades pre-
kindergarten through twelfth grade based on the school emollment census taken in October 2009.
The Florida Inventory of School Houses (FISH) capacity for existing core facilities can serve
48,257 students. The District reports that by year 2019, the projected student emollment
numbers are expected to grow to over 49,800 students. In order to meet the district-wide level of
service standard of 100 percent for high schools, and 95 percent for both elementary and middle
schools, within the five year planning horizon, an elementary school expansion to add 162 seats
is planned and programmed within the District's Five-Year Work Plan. The Collier County
School District currently meets the adopted level of service standards for public school facilities.
School concurrency capacity projects identified in the School District's Five- Year Work Plan do
not require Collier County to provide capital improvements for those projects within the five-
year planning period. Based on student emollment projections and the elementary school
expansion planned and programmed in year 2014/2015, Collier County will continue to meet the
adopted level of service standards for public school facilities for the five-year planning period.
B. Element Review
Less than two years have passed since the Public School Facilities Element was adopted. During
that time period the County experienced a decline in residential development and an
outmigration of its population. As a result, school facility construction lessened and projects
planned within the School District's 5-Year Capital Improvement Plan were moved into later
1
PUBLIC SCHOOL FACILITIES ELEMENT
planning years. Since the school concurrency program generally remains unchanged since its
adoption, the County is proposing minimal changes to PSFE at this time. Proposed changes to
the Element include: deleting a paragraph within Policy 2.3 and deleting Policy 2.5 to reflect the
adoption of implementing school concurrency provisions within the Land Development Code in
June 2010; and, revising Policy 3.6 to reflect the establishment of a Citizen Advisory Group and
provide that the planning and monitoring of school concurrency by the CAG is ongoing.
C. Objective Analysis
OBJECTIVE 1: SCHOOL CONCURRENCY MANAGEMENT SYSTEM
Collier County shall adopt a school concurrency management system to provide school
capacity at an adopted level of service standard, measured within School Concurrency
Service Area's (CSAs) for each school type (elementary, middle, high) for the long term
and five-year planning periods.
Policy 1.1:
level of Service (lOS) standards for CSAs shall be based upon permanent FISH
capacity: 100% for high school CSAs; 95% for elementary school CSAs; and 95% for
middle school CSAs.
Policy 1.2:
School CSAs shall be established less than district-wide through the merger of Traffic
Analysis Zones (TAZs) to establish separate elementary school, middle school and high
schools CSAs against which to measure the level of service standard.
Policy 1.3:
Prior to adopting any change to the CSA boundaries, the County shall require that the
School District verify that as a result of the change:
A. The adopted lOS standards will be achieved and maintained by the end of the
five-year planning period; and
B. The utilization of school capacity will be maximized to the greatest extent
possible, taking into account transportation costs, court approved
desegregation plans and other relevant factors.
Policy 1.4:
The County, in conjunction with the School District and municipalities within the County
shall observe the following process for modifying CSA boundary maps:
A. The School District, in coordination with local governments, shall review the
proposed CSA boundaries and the data and analysis used to support the
change, and determine whether or not a change is appropriate considering
criteria established in Policy 1.3. The School District shall transmit supporting
data and analysis to the local government for review and comment.
B. local governments shall review and comment on the proposed changes within
forty-five (45) days of receipt.
2
PUBLIC SCHOOL FACILITIES ELEMENT
C. If the proposed change is acceptable to the local government, the change to a
CSA boundary shall become effective upon final approval of the new CSA
boundary map by the School Board. New maps of the CSA boundaries shall
also be included as data and analysis in support of the local government
PSFEs.
Policy 1.5:
The County, in conjunction with the School District and municipalities within the County
shall observe the following process for changes in the use of schools:
A. At such time as the School District determines that a change in the school
facility type is appropriate, considering the current use of the school and
utilization requirements, the School District shall transmit the proposed school
change in use with the supporting data and analysis for the changes to the
local governments for review and comment.
B. Local governments shall review and comment on the proposed changes within
forty-five (45) days of receipt.
C. If acceptable to local governments, the change to a school use shall become
effective upon final approval of the new use of the school by the School Board.
OBJECTIVE 2: RESIDENTIAL DEVELOPMENT REVIEW
The County, in cooperation with the School District, shall ensure a school concurrency
evaluation is performed on all non-exempt residential development to verify that new
students can be accommodated within the adopted level of service standard established
for each school type as measured within a CSA.
Policy 2.1 :
The County shall not approve any non-exempt residential development application for a
new residential preliminary plat, site plan or functional equivalent until the School
District has issued a School Capacity Availability Determination Letter (SCADL) verifying
available capacity to serve the development.
Policy 2.2:
The County shall consider the following residential uses exempt from the requirements
of school concurrency:
A. Single family and mobile home lots of record, existing as of the effective date
of school concurrency.
B. Any new residential development that has a final plat or site plan approval or
the functional equivalent of a site specific development order as of the
effective date of school concurrency.
C. Any amendment to any previously approved residential development order
that does not increase the number of dwelling units or change the dwelling
3
PUBLIC SCHOOL FACILITIES ELEMENT
unit type (e.g. single-family to multi-family).
D. Age-restricted communities with no permanent residents under the age of 18.
Exemption of an age-restricted community will be subject to a restrictive
covenant limiting the age of permanent residents to 18 years and older.
E. All new residential plats and site plans (or functional equivalent), or
amendments to previously approved residential development orders, which
are calculated to generate less than one student. Such development shall be
subject to payment of school impact fees.
F. Development that has been authorized as a Development of Regional Impact
pursuant to Chapter 380, F.S., as of July 1, 2005.
Policy 2.3:
The County, through its land development regulations, and in conjunction with the
School District, shall establish a school concurrency review process for all residential
development projects that are not exempt under Policy 2.2 of this Element. The following
are the minimum review process requirements for all non-exempt residential
development:
A. Submittal of a residential development application including a School Impact
Analysis (SIA) to the County for sufficiency review.
B. Determination of completeness by the County. If deemed complete, the County
shall transmit the application, including the SIA, to the School District for
review.
C. Review of the application, by the School District, for available capacity, and
issuance of a School Capacity Availability Determination Letter (SCADL) within
20 days after receipt of a complete application from the County.
The School District shall identify the following in the SCADL:
1. Available capacity within the affected CSA.
2. If capacity is not available within the affected CSA, the available capacity
within one or more of the adjacent CSAs. (If the affected CSA does not
contain a particular school type (elementary, middle, high), the adjacent
CSAs shall be evaluated for available capacity.)
3. If capacity is not available in the adjacent CSAs, the School District shall
indicate that the development is not in compliance with the adopted LOSS
and offer the applicant the opportunity to negotiate a mitigation plan within
a 90 day period.
The Interlocal Agreement for Public School Facility Planning and School Concurrency
and this Public School Facilities Element shall provide the process necessary to
determine available school capacity for all residential projects that are not exempt under
.j
PUBLIC SCHOOL FACILITIES ELEMENT
Policy 2.2 of this Element, until such time as land development regulations (LDRs) are
adopted. In the event that one of the documents listed above is not in effect prior to LDR
adoption, the other document shall provide the process necessary to determine available
school capacity for all non-exempt residential projects.
Policv Achievement Analvsis:
The Policy remains relevant and should be retained. However, the last paragraph should be
deleted, as this policy objective has been achieved with the adoption of Land Development Code
regulations in 20 10.
Policy 2.4:
The County, in conjunction with the School District, shall review an applicant's
residential development proposal for proportionate share mitigation projects to add the
school capacity necessary to satisfy the impacts of the proposed residential
development.
A. Mitigation options may include, but are not limited to:
2. Contribution of land or payment for land acquisition in conjunction with the
provision of additional school capacity; or
3. Mitigation banking based on the construction of a public school facility in
exchange for the right to sell capacity credits; or
4. Donation of buildings for use as a primary or alternative learning facility; or
5. Renovation of existing buildings for use as learning facilities; or
6. Construction or expansion of permanent student stations or core capacity; or
7. Construction of a public school facility in advance of the time set forth in the
School District Five-Year Capital Facilities Plan.
B. If mitigation is approved, the County and the School District shall enter into an
enforceable binding agreement with the applicant. The improvement(s) must be
directed by the School District toward a school capacity improvement(s) identified
in the School District's Five Year Capital Plan, and the improvement(s) must be
reflected in the next update to the County's Capital Improvements Element.
Following execution of the Agreement, the School District shall issue a SCADL
verifying available capacity to support the development.
C. If mitigation is denied, the County must deny the application based upon a lack of
available school capacity.
5
PUBLIC SCHOOL FACILITIES ELEMENT
Policy 2.5:
Within one (1) year from the effective date of the School Concurrency Growth
Management Plan amendments, the County shall adopt school concurrency provisions
into its Land Development Regulations (LDRs) to implement school concurrency.
Policy Achievement Analvsis:
The Policy objective has been achieved with the adoption of Land Development Code
regulations in 2010.
This Policy is no longer relevant and should be deleted.
OBJECTIVE 3:
The County and the School District will: coordinate the location of public schools with the
Future Land Use Map and map series to ensure that existing and proposed school facilities
are located consistent with existing and proposed residential areas they serve and are
proximate to appropriate existing and future land uses, and serve as community focal
points; coordinate the location of public school facilities relative to the location of other
public facilities such as parks, libraries and community centers to the extent possible;
coordinate existing and planned public school facilities with the plans for supporting
infrastructure; establish a monitoring group; and address coordination on emergency
preparedness issues.
Public Comment (Communitv Meetinz held on 3/15/10):
Public stated that there is a need to coordinate school siting and facility planning with County
infrastructure.
Policy 3.1 :
The County, in conjunction with the School District, shall jointly determine the need for,
and timing of, on-site and off-site improvements necessary to support new schools,
proposed expansions, construction that changes the primary use of a facility, stadium
construction, or construction that results in a greater than five percent increase in
student capacity, on a case by case basis, at the time of site planning.
Policy 3.2:
Prior to commencement of construction of a new school, the County shall enter into an
agreement with the School Board identifying the timing, location, and the party or parties
responsible for the planning, constructing, operating, and maintaining infrastructure
improvements necessary to support a new school or school improvement, and ensure
that the necessary infrastructure is in place prior to or concurrent with school
construction.
Policy 3.3:
The County shall review all proposals for new public schools, school expansions, or the
redevelopment of existing schools to determine compatibility of school sites and
surrounding land uses. County staff shall consider standards such as, but not limited to,
6
PUBLIC SCHOOL FACILITIES ELEMENT
building setbacks, buffering, traffic calming, and noise and glare attenuation. County
staff shall provide comments to the School District for incorporation into the site plan.
Policy 3.4:
The County, in conjunction with the School District, shall seek opportunities to co-locate
schools with public facilities, such as parks, libraries, and community centers, as the
need for these facilities is identified. A separate agreement between the School District
and the County or other appropriate entity, will be developed for each instance of co-
location and shared use which addresses legal liability, operating and maintenance
costs, scheduling of use, and facility supervision.
Policy 3.5:
The County, municipalities within the County, and the School District shall coordinate on
emergency preparedness issues.
Policy 3.6:
The County, in conjunction with the School District, shall establish a Citizen Advisory
Group (CAG) to monitor planning and school concurrency in Collier County.
Policy Achievement Analvsis:
The policy objective has been achieved with the establishment of the CAG in 2009.
This Policy remains relevant and should be retained. However, the Policy should be revised to
reflect the establishment of the Citizen Advisory Group and that the monitoring and planning of
school concurrency, by the CAG, is an ongoing activity.
OBJECTIVE 4:
The County shall adopt by reference into its Capital Improvement Element (CIE), the
School District's annually updated financially feasible Five-Year Capital Improvement
Plan. The District's Five-Year Capital Improvement Plan shall identify the financially
feasible school facility capacity projects necessary to address existing deficiencies and
future needs based upon achieving and maintaining the adopted LOS standard for
schools.
Policy 4.1 :
No later than December 1st of each year, and in accordance with CIE Policy 4.2, the
County shall adopt, by reference, into the Schedule of Capital Improvements _ Public
School Facilities within the CIE in this Comprehensive Plan, the School District's
annually updated and financially feasible Five-Year Capital Improvement Plan.
Policy 4.2:
The County, in conjunction with the School District, shall annually review the Public
School Facilities Element and maintain a public school facilities map series consistent
with the Future Land Use Map Series. This Map Series is adopted as part of this Element,
and includes:
A. One or more maps which identify the location of existing public school
facilities by type, and the location of existing ancillary plants.
7
PUBLIC SCHOOL FACILITIES ELEMENT
B. One or more maps which identify the general location and type of public
school facilities and ancillary plants anticipated over the five-year planning
period and the long-range planning period.
Policy 4.3:
The County, in conjunction with the School District, shall coordinate the long range
public school facilities needs over the five and ten year planning periods with its
Comprehensive Plan, including the Future Land Use Map and map series, to provide
sufficient land use categories proximate to residential development in which public
schools are allowed, and include criteria to encourage the location of schools proximate
to urban residential areas to the extent possible, pursuant to Section 163.3177(6)(a), F.S.
8
PUBLIC SCHOOL FACILITiES ELEMENT
ha ter
Three
.
aJor
Issues
12/03/2009 16:10 8504883309
CCMl I'lAI+IING
PAGE 02/05
./
.
STAT! OF FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS
"Dedicated to making Florid. . batter place to ca" homs'
CH.....lIE CRoaT
-
-'G. PILHAM
.........
Del:ember 4, 2009
Mr. RandaJl J. Cohen. AICP
Director of ComPldlensive Planning
Comprehensive PllllJllna Department
2800 North Honahoe Ilrmi
Napks, Florida 34104
RE: CoDier County Evaluation AppniMl Report
L.et1a' ofUndcrstandillll
Oar Mr. Cohen:
The DeJll1lnl..4t hu m:cived )'01A' letter dated November 24, 2009, which outlines the
IIIl\iOr illUCI tbaI Collier County will foeus on for the Evaluatloa lIIId AppraiMl Report (EAR) of
the Count)". Compn:benIive PIIn. Thi.1etler IK!/'VeS as the Department'. COIlfinNtion tbal1hc
i.- idcntl1led in your letter are the ~or iuucs on ....lIich Collier County will fOClll. I am
confident that the EAR will contain I comprehensive lISlICSS/MIIt IIIIll ovaluatlon of the
cft'eGtlvenl.. of the County'. Comprehauive Plan in lCbievlDa the goaIa relmd 10 the major
~ IS well as iclaltlfylng the neceaary EAR-billed lIIIIeIldmenta for acI1iovina thote pI.
We look forward to continUing to provide technical ...iatance to the County durina the
EAR proclelI8. (fyou have IIIIY queetionI Nprdina this IIllIlter or ihe ml)' be offUrther
lIIl8ia1anl:e as you proceed with the EAR, plelIlle c:onW:t Bnmda Winllinah-. ReafonaI Planning
AdItIiniatnJtor, at (850) 487-4545, or Scott Rosm. ,senior PI_, at (850) 922.1758.
Si_ly)'Oun,
~~
Charles Gwthier, AICP
Director, Division or Community Plannillll
COlIII'
Attadlment: Collier jet1m' of November 24. 2009
cc: The Honorable Donna Fiala, Chairman. Collia-County Bo.rd of County Commllllll_
ZI'. SHUMAIlO OAIe IOUI.IVAIlO . fAI.LAH"'.II. FI. ZIZ.I.I'OI
150..481..... (,,) . "0.921 ~0781 (') . Webait.. l'Ifw'N <:tc... lIIut. ff UJ,
. ~1IUlIQT1'UIMIWQ '~_,1~1.1 .......aQIfI.
. ~,QOCCItIIUNIJ"I' DWII..0PIIIItf1' .so.. ~*:J:) G!I).JJlZ IIOi ,n .
Collier County Evaluation and Appraisal Report
List ofMaior Issues
1. CONCURRENCY MANAGEMENT
As part of its growth management program the County has adopted a variety of measures to
ensure that infrastructure is available when needed to support new development/redevelopment
and that such development pay its fair share. These measures include adopted Level of Service
Standards, a concurrency management system, impact fees, permit and services fees,
proportionate-fair share ordinance, direct cost accounting and a Five-Year Schedule of Capital
Improvements to program the timely construction of needed public facilities. The EAR will
include a series of interrelated evaluations of the actions taken by the County and
recommendations regarding changes needed to better achieve community-planning objectives.
The EAR will evaluate the effectiveness of the concurrency management measures in achieving
and maintaining the adopted level of service standards and ensuring that infrastructure is
available when needed to support development and that development pays for growth related
impacts.
2. CLIMATE CHANGE
The EAR will evaluate the policies and objectives within the GMP for their effectiveness towards
promoting reductions in vehicle miles traveled and corresponding reduction in green house gas
emissions.
3. URBAN DEVELOPMENT PATTERN
The EAR will evaluate the objectives and policies of the GMP for their effect upon the pattern
and timing of urban development throughout the County. The EAR will evaluate the effectiveness
of the urban boundary line and policies related to urban areas in Immokalee.
4. WATER RESOURCE PROTECTION
Evaluate the County's watershed management planning and floodplain management programs
and existing criteria to determine the degree to which related planning objectives have been
achieved.
5. INTERGOVERNMENTAL COORDINATION
Assess the ongoing coordination between Collier County and surrounding local governments,
other governmental agencies, and special districts, and assess the effectiveness of the objectives
and policies of the plan and determine if any deficiencies exist or modifications are required. The
EAR will evaluate the effectiveness of the intergovernmental coordination related to the planning
and provision of potable water.
6. AFFORDABLE HOUSING
The EAR will evaluate how successful the County has been in providing affordable housing
during the previous implementation period, the status of available affordable housing in the
County and detennine if any modifications to the GMP are necessary.
7. RURAL LANDS STEWARDSHIP AREA OVERLAY
The EAR will include an evaluation of the effectiveness of the Comprehensive Plan in achieving
the plan objectives and policies associated with the Rural Lands Stewardship Area Overlay.
8. RURAL FRINGE MIXED USE DISTRICT
The EAR will include an evaluation of the effectiveness of the Comprehensive Plan in achieving
the plan nbjectives and policies associated with the Rural Fringe Mixed Use District.
Water Resource Protection
STATEMENT OF ISSUE
An evaluation of the objectives and policies of the GMP for their effect on managing water
resource protection throughout the County by promoting mechanisms to protect the County's
estuarine and wetland systems.
ISSUE BACKGROUND
Subsection 163.3177 (5)(d), Florida Statutes requires all local governments within the State of
Florida to have, as part of their respective Local Government Cornprehensive Plans, an Element,
dealing with "the conservation, use, and protection of natural resources in the area, including air,
water, water recharge areas, wetlands, water wells, estuarine marshes, soils, beaches, shores,
flood plains, rivers, bays, lakes, harbors, forests, fisheries and wildlife, marine habitat, minerals,
and other natural and environmental resources."
The statute further relates the functions of the Conservation and Coastal Elements so that, in
effect, local governments in designated coastal areas, such as Collier County, are required to
prepare a Conservation and Coastal Management Element, which fulfills the requirements for
both Elements. Accordingly, Collier County's Conservation and Coastal Management Element is
divided into thirteen (13) separate goal areas. These rnay be summarized as follows:
I. Protection of natural resources;
2. Protection of surface and estuarine water resources;
3. Protection of groundwater resources;
4. Protection of freshwater resources;
5. Protection of mineral and soil resources;
6. Protection of native vegetation and wildlife habitat;
7. Protection of fisheries and wildlife;
8. Maintenance of existing air quality;
9. Management of hazardous materials and hazardous wastes;
10. Protection of coastal resources;
II. Protection of historic resources;
12. Hurricane evacuation and sheltering; and
13. Avoiding duplication of regulations.
Collier County is a large land area of approximately 2000 square miles in southwest Florida.
The topography is extremely flat ranging from a high elevation of approximately forty (40) feet
above sea level in the unincorporated community ofImmokalee in the northeastern portion of the
County to the back of a low coastal dune system at approximately four (4) feet at the coastline
along the western and southern portions of the County. The typical ground slope is
approximately one (1) foot per mile in the western half of the County and less than that in the
eastern half of the County. Additionally the area receives an average rainfall of about 53 inches
with 37 inches during the wet season (June through October). Due to the lack of relief, abundant
rainfall, highly permeable soils, and proximity to sea level the ground water table is very close to
the ground surface. The flat topography results in large areas of sheetflow across natural ground,
1
Water Resource Protection
but canals, road construction, agricultural operations, and urban development have greatly
altered this sheetflow in the western portion of the County.
Collier County, due to the lmmokalee Ridge in the northeast, is basically its own drainage
watershed. The shallow topography, with the Immokalee Ridge located in the northeastern
portion of the County near the Lee County and Hendry County boundaries, creates a series of
drainage basins with very little exchange of storm water crossing County lines. Additionally, in
some locations agricultural and development activitics have constructed earthen berms along
their property lines that correspond to the County lines that further define the drainage basin
boundaries. The eastern half of the County is predominantly federally owned wetlands that
receives sheet flow as a part of the Everglades system, but this remains in the eastern half of the
County and continues the flow in a southwesterly direction.
Due to the low gradient terrain and wetland hydrologic features, construction of canals along
section lines and roads, drainage is not uniform and implementation of a uniform level of service
for flood conveyance in all areas of Collier County is not feasible. The County generally
considers a 25-year 3-day rainfall event as the design storm for area west of Collier Blvd. (CR-
951) and a 10-year I-day rainfall event as the design storm for the Golden Gate Estates areas east
of Collier Boulevard (CR 951).
Because the soils are so porous the canals drain preserves and shallow aquifers as well as
residential developments. The shallow aquifers are utilized by suburban and rural residents for
potable water. Additionally the large fresh water discharges, contributed from the development
of the county, during the wet season have been found detrimental to the estuaries. For these
reasons there have been many adjustable water level controls installed in the canal systems to
improve functionality.
The development of Watershed Management Plans and interim regulations is specified in the
Conservation and Coastal Management Element (CCME) Objective 2.1 of the Collier County
Growth Management Plan, as adopted by the Board of County Commissioners on 1-25-07
(Ordinance 2007-] 6). The Florida Department of Community Affairs reviewed all amendments
to the CCME, including the addition of these "interim standards" and on 5-2-07 issued their
Notice of Intent to find the CCME amendments "in compliance" with Florida Statutes. After the
21-day challenge period ended without a challenge being filed, the amendments to the CCME
became effective on 5-24-07.
The interim standards require a new development and re-development projects shall meet 150%
of the water quality volumetric requirements of Section 5.2.1(a) of the Basis of Review for
Environmental Resource Permit Applications (February 2006) and the retention and detention
requirements, and the allowable offsite discharge rates required by Drainage Sub-element Policy
6.2 and 6.3, respectively. The] 50% water quality volumetric rcquirement also applies to the
County's minimum requirement of one (I) inch under Ordinance 90-10, as amended; thus
increasing the County's minimum requirement to one and one-half (1.5) inches.
2
Water Resource Protection
WMP Watersheds - FDEP Everglades West Coast Watersheds
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Loss of storage or conveyance volume resulting from direct impacts to wetlands shall be
compensated for by providing an equal amount of storage or conveyance capacity on site and
within or adjacent to the impacted wetland.
3
Water Resource Protection
Floodplain storage compensation shall be evaluated for developments within the designated
flood zones "A", "AE", and "VE" as depicted on the Flood Insurance Rate Maps published by
the Federal Emergency Management Agency with an effective date of November 17, 2005.
Floodplain storage compensation shall also be evaluated for areas known to be periodically
inundated by intense rainfall or sheetflow conditions.
Comprehensive Plan Implementation
The Collier County Growth Management Plan addresses the need to complete the prioritization
and begin the process of preparing Watershed Management Plans, which is to contain
appropriate mechanisms to protect the County's estuarine and wetland systems. The process
consist of (I) an evaluation of areas for which Watershed Management Plans are not necessary
based on current or past watershed management planning efforts, (2) an assessment of available
data and information that can be used in the development of Watershed Management Plans, and
(3) budget authorization to begin preparation of the first Watershed Management Plan. A funding
schedule is established to ensure that all Watershed Management Plans will be completed by
2010. In selecting the order of Plan completion, the County shall give priority to watersheds
where the development growth potential is greatest and will impact the greatest amount of
wetland and listed species habitats. The schedule and priorities shall also be coordinated with the
Federal and State agency plans that address Total Maximum Daily Loads (TMDLs). Until the
Watershed Management Plans are completed, The County shall apply the interim standards for
development.
Below are the public comments received related to Water Resource Protection:
WATER RESOURCE PROTECTION
. County should re-evaluate monitoring and maintenance procedures for nutrient
loads/pollution/water quality. Objective I of the Drainage Sub-Element.
. Improve public participation outreach and involvement jiJr watershed management planning.
Observational.
. The County need~ better outreach and education with user:friendly terminology and use
illustrations. Observational.
. The County Watershed Management Planning needs to be holistic ~ more than just water.
Observational.
. With a future unpredictable climate we cannot depend on previous historical levels of water.
Observational.
. Develop new tools to predict future water availability. Policy 1.3 of Potable Water Sub-
Element.
. GMP elements need to consider the effects they have on each other and; Available water
supply; Waste Management (Landfills); and Drainage. Observational.
. If and when sea levels rise, what has the BCB done to keep water in the Eastern Collier area
.fresh and apart ji-om encroaching seas? Observational- Major Issue - Climate Change.
. The County has let the residents down by acquiescing in the FIRM Observational.
4
Water Resource Protection
. The County has failed to provide guidance to the people who will need a LOMA.
Programmatic.
. The County has failed to limit growth based on available resources. Objective 2 (Financial
Feasibility) Capital Improvement Element.
. The County has failed to consider the cumulative effect of deep aquifer withdrawal.
Observational.
. The County has failed to develop a County-wide Storm Water Plan. Objective 2.1
Conservation and Coastal Management Element
. Canals not cleaned (algae and weeds cover canal along Frangipani Ave) Algae sheet sunk
(causingfuture problems for fish and drainage). Programmatic.
. C Z connector has better flow due to culverts being installed. Observational.
. FEMA elevations too large a burden during severe recession. Observational.
. Need more efficient water management of rural areas east ofCR951 to prevent flooding and
being rezoned to flood area. Observational.
. The new Flood Insurance is unacceptable. Observational.
. The County should protest FIRM Observational.
. If flooding is a problem, don't allow additional buildings and asphalt (which can impact
their neighbors). Observational.
. Ditches and swales are not being cleaned and cleared; and driveways do not have proper
culverts. Programmatic.
. Standing water only 3 times ('95, '06 and '08) the same time the county took readings.
Observational.
. County Government has failed to implement the Watershed Management Plan into which all
other Construction and Coastal Elements, Goals and Objectives were to be involved.
Observational- Objective 2.1 Conservation and Coastal Management Element
. Disappointed with County '.\failure to put the '89 GMOP LDC into place in a timely manner.
Observational.
. County has failed to address sustainability and quality of life for all resources.
Observational.
. The '89 GMP required that all a'pects will be evaluated, watershed by watershed, where is
that guidance? Observational - Objective 2.1 Conservation and Coastal Management
Element
. All development in the urban zones and outside should be considered and evaluated after
each watershed and its characteristics were developed. Objective 2.1 Conservation and
Coastal Management Element.
. Failed to put into place a Watershed Management Plan. Objective 2.1 Conservation and
Coastal Management Element.
. Dropping water table in GG Estates, GG Estates water resources are being used by City and
other areas without benefit to GG Estates. Observational.
5
Water Resource Protection
.
Re-use water - can it be turned into a drinking water source? Potential waste of re-use
water is a concern (If there is no demand, why pay for treatment?) Policy 1.1 Potable Water
Sub-Element.
County has no Flood Plain Management Plan. Policy 6.3 Drainage Sub-Element.
No coordination with Big Cypress Basin; SFWMD; FEMA and DEP (ex: - Picayune Strand
Restoration project was completed without consideration of the effect of the RLSA on the
flood plain). Observational.
Where are the Comprehensive Watershed Management Plan and the Comprehensive Water
Resource Management Plan? Policy 1.5 Drainage Sub-Element.
When are the efforts going to be: Funded; Delivered: and Scheduled. Observational.
Where is monitoring and maintenance of water resource? Potable Water and Drainage Sub-
Elements.
Watershed/Water Resource Management needs to be holistic. ObservationaL
Environment/Development/Conservation/Recharge/Recycle/Reuse/ Alternative Water
Resources Observational.
The County needs to establish a Stormwater Utility fee to address needed improvements and
to address EP A 's implementation of the NNC (Numeric Nutrient Criteria). Observational &
Policy 1.5 Drainage Sub-Element.
.
.
.
.
.
.
.
.
6
Water Resource Protection
RURAL FRINGE MIXED USE DISTRICT
STATEMENT OF ISSUE
The Rural Fringe Mixed Use District (RFMUD) is the Future Land Use Element Sub-District which
was adopted in 2002 through Ordinance 02-32, as a result of Final Order - ACC-99-002.
ISSUE BACKGROUND
ACC-99-002 was issued by the State due to the County's GMP being found to lack regulatory
protection for environmentally sensitive property, not adequately discouraging urban sprawl and
preventing the premature conversion of agricultural land. The Final Order required the following
modifications to the GMP to address the issues within three specified areas:
1. Identify and propose measures to protect prime agricultural areas.
2. Direct incompatible uses away from wetlands and upland habitat in order to protect water
quality and quantity and maintain the natural water regime as well as to protect listed animal
species and their habitats.
3. Assess the growth potential of the Area by assessing the potential conversion of rural lands to
other uses, in appropriate locations, while discouraging urban sprawl, directing incompatible
land uses away from critical habitat and encouraging development that utilizes creative land
use planning techniques including, but not limited to, public and private schools, urban
villages, new towns, satellite communities, area-based allocations, clustering and open space
provisions and mixed use development.
The Rural Fringe Mixed Use District was designed to address the above specified areas of concern.
The District, as identified on Future Land Use Map, consists of approximately 93,600 acres.
Significant portions of the District are adjacent to the urbanized area as well as the semi-rural, rapidly
developing; large-lot North Golden Gate Estates platted lands. Agricultural land uses within the Rural
Fringe Mixed Use District do not represent a significant portion of the County's active agricultural
lands.
The Rural Fringe Mixed Use District provides a transition between the Urban and Estates Designated
lands and between the Urban and Rural Lands Stewardship Area (RLSA) and Conservation designated
lands farther to the east. As of June 2002, the Rural Fringe Mixed Use District consisted of more than
5,550 tax parcels, and included at least 3,835 separate and distinct property owners. Alternative land
use strategies were developed for the Rural Fringe Mixed Use District, in part, to consider these
existing ownership patterns. The Rural Fringe Mixed Use District employs a balanced approach,
including both regulations and incentives, to protect natural resources and private property rights,
providing for large areas of open space, and allowing, in designated areas, appropriate types, density
and intensity of development. The Rural Fringe Mixed Use District allows for a mixture of urban and
rural levels of service, including limited extension of central water and sewer, schools, recreational
facilities, commercial uses and essential services deemed necessary to serve the residents of the
District.
The Rural Fringe Mixed Use District is separated into three specific areas, Sending Lands, Neutral
Lands, and Receiving Lands. Sending Lands are those lands that have the highest degree of
environmental value and sensitivity and generally include significant wetlands, uplands, and habitat for
listed species. The permitted uses within the Sending Lands are limited to a narrow list of permitted
and conditional uses and the regulations allow residential density at a maximum density of one
dwelling unit per 40 acres or one dwelling unit per lot or parcel ofless than 40 acres, which existed on
I
RURAl, FRtN(;F MTXFD T1SF nT.'\TRlr:r fRFMTmJ
or before June 22, 1999 (lots <5 acres which existed as of October 15, 1974 or January 5, 1982,
depending upon location).
Neutral Lands have been identified for limited semi-rural residential development. Available data
indicates that Neutral Lands have a higher ratio of native vegetation, and thus higher habitat values,
than lands designated as Receiving Lands, but these values do not approach those of Sending Lands.
Therefore, these lands are appropriate for limited development, if such development is directed away
from existing native vegetation and habitat. A lower maximum gross density is prescribed for Neutral
Lands when compared to Receiving Lands. Additionally, certain other uses permitted within
Receiving Lands are not authorized in Neutral Lands and the area allows a maximum density of I
dwelling unit per 5 gross acres (0.2 units per acre). The density allotted to the area prior to the
adoption of the
Receiving Lands are those lands within the Rural Fringe Mixed Use District that have been identified
as being most appropriate for development and to which residential development units may be
transferred from areas designated as Sending Lands. Based on the evaluation of available data, these
lands have a lesser degree of environmental or listed species habitat value than areas designated as
Sending and generally have been disturbed through development, or previous or existing agricultural
operations. Various incentives are employed to direct development into Receiving Lands and away
from Sending Lands, thereby maximizing native vegetation and habitat preservation and restoration.
Such incentives include, but are not limited to: the TDR process; clustered development; density bonus
incentives; and, provisions for central sewer and water. Within the Receiving Lands the base
residential density allowable is one (1) unit per five (5) gross acres (0.2 dwelling units per acre). The
maximum density achievable in Receiving Lands through the TDR process is one (1) dwelling unit per
acre, with a minimum project size of 40 contiguous acres. This maximum density is exclusive of the
Density Blending provisions.
The Rural Fringe Mixed Use District, as noted, has been regulatory constructed to steer development
away from environmentally valuable land and to the areas designated Receiving Lands. The areas
designated Receiving will be the areas which will require the greatest outlay for infrastructure
improvements. Within each of the four Receiving areas, the FLUE allows the development of a single
Rural Village, which by regulation must be located where public infrastructure exists or is planned,
and shall have direct access to a roadway classified by Collier County as an arterial or collector
roadway, or access to the Village may be via new eollector roadway directly accessing an existing
arterial, the cost of which shall be borne entirely by the developer. Additionally, a Rural Village may
only be approved after demonstration that the Village will be fiscally neutral or positive to county
taxpayers outside of the Village. These provisions of the regulations attempt to ensure that the highest
intensity development allowed by the Rural Fringe Mixed Use District will have in place or identified
the means for funding the capital improvements necessary in maintaining the Level of Service (LOS)
required hy the GMP. The 2005 Residential Build-Out Study anticipated a total of 57,644 people or
19,433 dwelling units for the RFMUD. The Collier Interactive Growth Model (CIGM) projects a total
of 34,837 people or 11,769 dwelling units. The population or either projection will require extensive
infrastructure to satisfy the demands of the anticipated population. The regulatory component of within
the FLUE provides for a means in which the most intense development allowed within this District,
Rural Villages, are required to provide the funding for the capital improvements necessary to maintain
the County required adopted level of service for public facilities and services.
Comprehensive Plan Implementation &Program Assessment
As noted the RMUD was established based on the principal of preserving environmentally sensitive
lands, discouraging urban sprawl, promoting mixed use, protecting listed species and their habitats,
2
RURAL FRINGE MIXED USE DISTRICT (RFMUD)
while respecting the property rights inherent to the property owners within the sub-district. The
assessment on the following page provides for analysis to better determine if the goals and objectives
of the RFMUD are being met.
TRANSFER OF DEVELOPMENT RIGHTS TO DATE - FY2003-2010
Processed
PendinJ! Process
Total Acres
Number of Acres enrolled in TDR Program 3.520.00 95.00 3.615.00
Number of Base TOR Credits 722.00 20.00 742.00
Number of Bonus TOR Credits 722.00 20.00 742.00
Number of R&M TOR Credits 290.00 17.00 307.00
Number of Conveyance Credits 220.00 17.00 228.00
Total Credits in Program: 1.954.00 74.00 2.019.00
Total Credits Redeemed: 300.00
TOR CREDITS YET TO BE REDEEMED: 1.719.00
TRANSFER OF DEVELOPMENT RIGHTS- POTENTIAL
UnDrocessed
Potential Number of Acres TOTAL
17 .002.00
Potential Number of Base Credits
3,448.00
Potential Number of Bonus Credits
3,448.00
Potential Number of R&M Credits
3,448.00
Potential Number of Conveyance Credits
3,448.00
POTENTIAL CREDITS TOTAL
13.800.00
All of the above have been rounded to the next highest figure
There are a total of 20,617 acres which are designated sending that have been designate eligible to
sever their development right. It should be noted that this acreage does not include all designated
sending lands due to those lands being in public ownership and not eligible for the TDR program. Of
the 20,617 acres, 17.5 percent or 3,615 acres have had or are in the process of having their TDR's
separated through voluntary participation in the program. Based upon the above estimates there are
potentially 15,819 TDR's, of which 12.7 percent or 2,019 TDR's have been generated through
participation in the program. Of the 2,019 TDR's which have been generated to date, 300 TDR's or
14.8 percent of the TDR's generated have been redeemed. The TDR program became effective, due to
legal challenges in 2003, so the program has been in existence for less than seven years, with
3
RURAL FRINGE MIXED USE DISTRICT (RFMUD)
participation in the three mentioned areas all within the 12 to 18 percent participation range. Based
upon the information available regarding existing TDR programs. the Collier TOR program can be
viewed as active and achieving the stated purpose. In a November 30, 2004 memorandum from Dr.
James Nicholas to Marti Chum bIer regarding the proposed additional TDR credits being proposed at
the time. Dr. Nicholas references two of the more successful programs in the county, Montgomery
County Maryland and New Jersey Pinelands. Both programs are approaching 25 years and for the
Montgomery County program 60 percent of possible TDR's have been severed and for Pinelands,just
fewer than 50 percent of lands have participated. If the Collier program was extrapolated on a straight
line based upon the fact that 12.7 percent of the total potential TDR's have been created, extending out
25 years or 3.5 times the current length of the Collier program, the participation rate would be 7,210
TDR's generated or 45 percent of the total 15.819 potential TDR's. This participation rate would place
Collier's program along side of the Pinewoods program. but behind the Montgomery County program.
but a successful program based upon the matrix established.
The following assessment attempts to evaluate the RFMUD regarding the number of TDR's and the
acreage designated Receiving.
Four Receiving Areas TOR expenditure characteristics
Non Village
Maximum density I unit per acre when utilizing TOR's
Minimum 40 acres need 32 TOR's to enable.
Village
3 Allowed at maximum 1,500 acres @ 3 max OU per acre
1 Allowed at maximum 2,500 acres @ 3 max OU per acre
Total 7,000 acres @ 3 DU per acre - Maximum 2 J ,000 DU
1,400 OU associated with Base Density
7,000 TORS to enable 14.000 DUs based on Rural Village Bonus Credit Provision
Sub-total 7,000 TORs used to enable 15,400 DU's
5.600 Additional TORs need to enable maximum density
Estimated that a total of 12,600 TORs needed to enable maximum density and size for allowed Rural Villages'
'number of TORs needed will be decreased slightly by density associated (I DU per 5 acres) with required
greenbelt encompassing village.
Total receiving Land - 22.020 acres Potential TORs -15,809
Less developed land - 5.201 TORs for Max Village -12,600
Less acres of potential Village - 7.000
Remaining Acres -9,819 Remaining Potential TORs -3,209
Remaining 3,209 TORs could enable 4,0 II acres of additional receiving land @ 1 DU per acre.
4
RURAL FRINGE MIXED USE DISTRICT (RFMUDi
Total - 5,808 acres of receiving land could not participate in the program due to full expenditure of potential
TDR credits.
From the above analysis, it can be determined that there are an adequate number ofTDR's potentially
in the system to enable the 74% of the eligible receive lands. It should be noted that the program was
not designed for 100% participation. Additionally, 5,201 acres of receiving land is currently
developed with residential, commercial, industrial and institutional uses (see map on the following
page). With these two additional data sets considered within the evaluation it can be concluded that
there is a sufficient number of TOR's and potential TDR's within the program.
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RURAL FRINGE
IMMOKALEE RD MIXED USE DISTRICT
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Developed Commercial: 2 825 Acres
Developed Industrial 532 Acres
Developed Institutional 47 Acres
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5
RURAL FRINGE MIXED USE DISTRICT (RFMUD)
The below map show the program activity, as well as the public ownership pattern within the RFMUD.
C;m~t' CJUV-LY
TOR
PROGRAM ACTIVITY
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RURAL FRINGE MIXED USE DISTRICT (RFMUDI
The TDR Program Activity map, particularly for the South Belle Meade area, shows how the program
is furthering the state and local effort to protect the designated sending lands, which in the case of the
South Belle Meade area forms a natural extension of the Picayune Strand State Forest. The Public
owned land is shown in green. The conclusion from the RFMUD analysis is that the program has been
effective in accomplishing the specified goals of the sub-district, as well as the Final Order, which
promoted the creation of the RFMUD. This assessment does not align with the public comments
received at the public participation meetings held in early 2010. Those comments are provided for
below.
.
Adjustment to Transfer of Development Rights (2005) program not producing desired result.
Wholesale comment on Overlay
Application process for severances & transfers not fair to all receiving agencies. Land
Development Code
Need more specifics of Land Management Plan required for TDR credit No.3. Cost associated
with severance process prohibited. Land Development Code
The County should develop a unified LMP for area. Future Land Use Element - Rural Fringe
Mixed Use District Overlay
County should be studying ideas for TDR's to be applied beyond RFMUD. Future Land Use
Element - Rural Fringe Mixed Use District Overlay-Additional TDR Provisions
County should be studying ideas to have a TDR education program. Programmatic
TDR's should be open to be used in Urban Area. Future Land Use Element - Rural Fringe
Mixed Use District Overlay-Additional TDR Provisions
Look at Marion County TDR Program. Informational
Don't use Golden Gate Estates as thru-wayfor access to the coast. Observational.
Don't build roads in advance of development and population. Observational.
TDR program is inefficient. Observational.
TDR program doesn't incent transfers sufficiently for developers. Future Land Use Element
(FLUE) RFMUD.
Envisioned market for TDR's is non-existent (don't sell) Observational.
Further incent transfers into urban infill (clause is unclear and needs to be expanded). Future
Land Use Element (FLUE) RFMUD.
Provide further incentives from sending to receiving. Future Land Use Element (FLUE)
RFMUD.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
Rural villages envisioned within receiving areas don't provide sufficient commercial capacity.
Observational.
Design and criteria for commercial locations within the villages isolate them from major
transportation corridors (making them not viable) Future Land Use Element (FLUE) RFMUD.
No new high speed (> 36 mph) roads built in RLSA and Rural Fringe Sending Areas (low speed
essential for wildlife preservation) Observational
RLSA and RFMUD need to be compatible with Golden Gate Master Plan. Observational.
When RFMUD was created, land use restrictions eliminatedfunctionality of Golden Gate Master
Plan - Ex: Proposed location for estates commercial. Observational.
Receiving Areas in the RFMUD need to be changed to allow services including
commercial and industrial can be located there to support not only the RFMUD,
Golden Gate Estates and surrounding Communities. Observational
TDR Program not working. Observational
Not enough TDR's to use for density in Receiving Lands. Future Land Use Element (FLUE)
RFMUD
.
.
.
.
.
business,
but adjacent
.
.
7
RURAL FRINGE MIXED USE DISTRICT (RFMUD)
.
Allow other uses on Receiving Lands (Non-residential). Future Land Use Element (FLUE)
RFMUD
RFMUD Plan not compatible with Estates Master Plan. Lost commercial opportunities for the
Estates due to RFMUD Plan. Observational
Allow owners of Receiving Lands to convert a portion of those lands to Sending Lands in order to
get more TDRs to use on their remaining Receiving Lands. This process should be available
through a rezoning-like process rather than requiring a comprehensive plan amendment.
Programmatic
Increase the TDR Credits formula for Base TDRs to more than the current one (I) base TDR per
five (5) acres. In designated Receiving Areas allow a density of greater than one unit per acre
with the use of TDRs and not limit density above one unit per acre to only Rural Villages. Non-
villages should be able to go up to 2 units per acre. Like the RLSA, rural villages should be able
to go to 4 units per acre. Programmatic
Remove/modifY the very detailed and unworkable requirements for development of a Rural
Village. Increase the TDR Bonus multiplier in a Rural Village to make it economically viable. At
the present time, the TDR program is too expensive for a higher dense village. As density
increases, average prices come down. Programmatic
Remove the minimum required purchase amount of $25, 000 for a Base TDR and instead let the
market work to determine TDR prices. Programmatic
Protect existing TDR holders but drastically revamp the current program such that it is less costly
to develop in receiving areas. Programmatic
Encourage the establishment of mitigation banks in the Rural Fringe for listed species.
Programmatic
Another option to consider is to establish separate overlays for each of the four distinct Rural
Fringe development areas, similar to the North Belle Meade Overlay which has its own set of
development standards. Programmatic
The current Rural Fringe provisions of the GMP already call for the County to consider the
feasibility of establishing a "TDR Bank" to be administered by the County or some other non-for-
profit government, or quasi governmental agency with the objective of making funds available to
support the TDR program by offering initial minimal purchase prices (i(TDR credits. The County
should create a TDR bank. Programmatic
Consider allowing owners ()llarge tracts in the Rural Fringe the option of utilizing the standards
and procedures (if the RLSA program. Programmatic
Allowfor the ability to transfer a certain percentage of density credits from the RLSA to the Rural
Fringe. Programmatic
There is a need to have diflerent more favorable treatment for owners of Sending Land parcels of
twenty (20) acres or less to facilitate their participation. Programmatic
.
.
.
.
.
.
.
.
.
.
.
.
Ii
RURAL FRINGE MIXED USE DISTRICT (RFMUD)
The majority of the comments are not housed or applicable to the RFMUD as provided for within the
Future Land Use Element, but rather could be classified as observational, programmatic or provided
for within the Land Development Code. There is an undercurrent or commonality to the comments
related to demand, perceived lack of demand and the need to further incentives the program to increase
demand.
From all factors evaluated, staff can conclude that the Rural Fringe Mixed Use District has been
effective in protecting the environmentally sensitive properties within the designated sending areas and
to a limited degree allowed for market utilization of available TDR's, but based upon the public
comments, there appears to be dissatisfaction with the market response to the program. The reasons
behind this perception can be explained by a number of micro and macro conditions, but regardless of
the reason, staff believes that a public review process of the RFMUD should be conducted prior to the
County's next EAR.
9
RURAL FRINGE MIXED USE DISTRICT (RFMUD)
RURAL LANDS STEWARDSHIP AREA (RLSA) OVERLAY SUB-DISTRICT
STATEMENT OF ISSUE
The Rural Lands Stewardship Area (RLSA) Overlay is the Future Land Use Element Subdistrict which was
adopted in 2002 through Ordinance 02-54, as a result of Final Order - ACC-99-002.
ISSUE BACKGROUND
ACC-99-002 was issued by the State due to the County's GMP being found to lack regulatory protection
for environmentally sensitive property, not adequately discouraging urban sprawl and preventing the
premature conversion of agricultural land. The Final Order required the following modifications to the
GMP to address the issues within three specified areas:
1. Identity and propose measures to protect prime agricultural areas
2. Direct incompatible uses away from wetlands and upland habitat in order to protect water quality
and quantity and maintain the natural water regime as well as to protect listed animal species and
their habitats.
3. Assess the growth potential of the Area by assessing the potential conversion of rural lands to other
uses, in appropriate locations, while discouraging urban sprawl, directing incompatible land uses
away from critical habitat and encouraging development that utilizes creative land use planning
techniques including, but not limited to, public and private schools, urban villages, new towns,
satellite communities, area-based allocations, clustering and open space provisions and mixed use
development.
Comprehensive Plan Implementation & Program Assessment
As noted the RLSA was established based on the principal of preserving environmentally sensitive lands,
discouraging urban sprawl, promoting mixed use, protecting listed species and their habitats, while
respecting the rights inherent to the property owners within the Subdistrict. The RLSA as expressed in the
Future Land Use Element contains one goal and one objective, which are furthered by 5 policy groups.
The goal of the RLSA is: 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 protect agricultural activities, to prevent the premature conversion
of agricultural land to non-agricultural uses, to direct incompatible uses away from wetlands and upland
habitat, to enable the conversion of rural land to other uses in appropriate locations, to discourage urban
sprawl, and to encourage development that utilizes creative land use planning techniques.
The objective ofthe RLSA is: 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 jimh below in groups relating to each
aspect of the Goal. Group 1 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, 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.
Of particular relevance to the EAR process is Policy 1.22 of the FLUE which reads:
1
Rural Lands Steward,hip Area (RLSA)
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 preparedfor and
reviewed by Collier County and the Department of Community Affairs upon thefive-year anniversary of the
adoption of the Stewardship District in the LDe. 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 setforth herein. The specific measures of review shall be asji,llows:
I. 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 ojAgriculture that existed at the time of a Study and time
of review.
5. The amount, location and type of land converted to non-awicultural use with and without participation
in the Stewardship Credit System since its adoption.
6. The extent and use o.f 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 potentialfor use o.f Credits in urban areas.
The 5-year review was compiled by County Staff and evaluated by the 5-Year Review Committee. A
Committee comprised of a diverse stake holder membership. The Technical review or Phase I was
conducted over a series of public meetings, with acceptance of the report on May 27, 2008 by the Collier
Board of County Commissioners and transmittal of the Phase 1 Technical Review to the Department of
Community Affairs (DCA) on May 30, 2008.
The Phase I report concluded that significant progress has been made in achieving the RLSA goal and since
the conclusion of the Phase I report a number of approved SSA' s have been processed within the system
for a total of 16 SSA's comprising approximately 55, 956 acres. There has been no additional SRA acreage
proposed to the system since the time of the technical review, leaving a total of 5,027 acres designated SRA
with 1,027 of that total dedicated to public use benetit.
The two maps on the following pages illustrate the location of the SSA's within the RLSA Overlay, as well
as the underlying characteristics [Flowway Stewardship Areas (FSA), Habitat Stewardship Areas (HAS),
Water Retention Areas (WRA) and Area of Critical State Concern (ACSC)] of the area the SSA's cover.
2
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RLSA STATUS MAP
MARCH 2010
3
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At the conclusion of the Phase I Report, the County initiated the Phase II process, which was an assessment
of the individual five group policies of the RLSA which concluded with the generation of the Phase-Two
Report. The Phase II Report was based upon public presentations, discussions and documents received and
reviewed during the Committee's 19 public meetings held beginning on March 4, 2008 and continuing
through December I 1,2008. Meetings were held in accordance with the Public Open Meeting Laws of the
State of Florida and complied with Resolution 2007-305A of the Collier County Board of County
Commissioners which approved the creation of the Committee and provided for its functions, powers and
duties. The Committee meetings were well attended; open dialogue was encouraged; and minutes were
taken and maintained as part of the public record by staff of the Collier County Comprehensive Planning
Department.
The following are the maior substantive proposed amendments to the RLSAO advanced for consideration
by the Committee during its approximate 9-month review of the RLSAO extending from April through
December, 2008. Although there are other recommended amendments to the RLSAO than those listed as
follows, the remaining amendments are considered to be minor, corrective in nature, and intended to cause
the RLSAO policies to be better harmonized with each other.
Policy 1.6.1 (new Policy)
The recommended new Policy 1.6.1 permits a five year "Conditional Period" for a Conditional Stewardship
Easement with a possible extension for one additional year.
Policy 1.7 (amendment)
The recommended amendment to Policy 1.7 provides that the Florida Fish and Wildlife Conservation
Commission would be a grantee (along with Collier County) to future "perpetual restrictive easements"
(Stewardship Easements) rather than the Florida Department of Agriculture and Consumer Services which
has been the grantee in past BCC-approved RLSA Stewardship Easements.
Policy 1.22 (amendment)
Currently, Policy 1.22 language provides for RLSAO review, "upon the five year anniversary of the
adoption of the Stewardship District in the Land Development Code (LDC)". The amendment proposes to
have the review completed as part of the Evaluation and Appraisal Report process as required by Chapter
163 of the Florida State Statutes.
Group 2 (amendment)
The recommended amendment to the Group 2 language eliminates the language related to protection of
agricultural lands from premature conversion to other uses, and replaces this language with new language
related to the retention of land for agricultural production.
Policy 2.1 (amendment)
The recommended amendments to Policy 2.1 eliminate the language related to protection of agricultural
lands from premature conversion to other uses. Also included is the elimination ofthe language comparing
acreage needed to accommodate the projected population of the RLSA in the Horizon year of2025 with the
acreage required to accommodate such projected population if the RLSAO were not utilized.
Policy 2.2 (amendment)
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The recommended amendments to Policy 2.2 provide for additional Stewardship Credits to retain
agriculture lands within the RLSA.
Policy 3.11 (amendment)
The recommended amendments to Policy 3.11:
. eliminate the restoration priority language related to restoration work within the Camp Keis Strand
Flowway Stewardship Area (FSA) or contiguous Habitat Stewardship Areas (HSAs); provide
language allowing for two additional Stewardship Credits (rather than the 4 Credits now permitted)
for restoration activities within a FSA or HSA, regardless of location in the RLSA; elimination of
the additional two Stewardship Credits for each acre of land dedicated for restoration activities
within other FSAs and HSAs; and provide additional Credits for either caracara restoration at 2
Credits per acre, or for exotic control/buming at 4 Credits per acres, or for flow way restoration at 4
Credits per acre, or for native habitat restoration at 6 Credits per acre. Within the area proposed for
restoration, Land Use Layers 1-6 must be removed. The specific process for assignment of
additional restoration Credits shall be included in the Stewardship District of the LDC;
. provide for Stewardship Credits to incentivize the creation, restoration, and enhancement of a
northern panther corridor connection and a southern panther corridor connection by providing for
2 additional Stewardship Credits for each acre of land so dedicated and, should the owner also
effectively complete the corridor restoration, an additional 8 Credits per acre would be awarded;
. provide for Stewardship Credit incentives for restoration of shallow wetland wading bird foraging
habitat located in FSA, HSA, or Water Retention Area (WRA) at the rate of 2 additional Credits
per acre and, upon successful completion of the restoration, an additional 6 Credits per acre shall be
awarded; and
. limit Credit incentives to only one type of restoration for each acre so designated for restoration
Policy 3.13 (amendment)
The recommended amendment to Policy 3.13 requires the acreage of a WRA, if such acreage provides for
water treatment and retention exclusively for a Stewardship Receiving Area (SRA), to be included in the
SRA acreage and would require the use of Stewardship Credits to enable the use of such an area for this
purpose in a SRA.
Policy 4.2 (amendment)
This recommended amendment to Policy 4.2 corrects/updates acreage calculations within the RLSAO
which are both outside of and inside the Area of Critical State Concern and limits the amount of lands that
can be designated as SRAs to 45,000 acres. The separate Comprehensive Planning Department Staff SRA
build-out projection and Wilson Miller build-out projection of the maximum SRA acreage allowable under
the existing RLSAO [if 100% of property owners participate using the existing Credit system] is 41,040
SRA acres and 43,312 SRA acres, respectively. This SRA acreage does not include any development
which may occur under the underlying zoning of Rural Agricultural-A District and which would not be
participating in the RLSAO.
Policy 4.5 (amendment)
~
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This recommended amendment to Policy 4.5 provides for the SRA Master Plan to be consistent with the
County's Long Range Transportation Plan, the County Build Out Vision Plan referenced in recommended
new Policy 3.7 of the Transportation Element of the GMP, and Access Management procedures. The
recommended amend to Policy 4.5 also includes a requirement for the provision of a Management Plan as
part of the SRA Master Plan which includes provisions for minimizing human and wildlife interactions
between the SRA and surrounding undeveloped properties.
Policy 4.6 (amendment)
This recommended amendment to Policy 4.6 requires an SRA to include a mobility plan that includes
consideration of vehicular, bicycle/pedestrian, public transit, internal circulators, and other modes of
travel/movement within and between SRAs and areas of outside development and land uses.
Policy 4.7 (amendment)
This recommended amendment to Policy 4.7 eliminates Hamlets as a specific forms of SRA and reduces
the number of specific forms of SRAs from four to three in conjunction with the recommended deletion of
Policy 4.7.3 language related to Hamlets.
Policy 4.7.1 (amendment....Towns)
This recommended amendment to Policy 4.7.1 increases the minimum size of a Town from 1,000 acres to
1,500 acres, increases the maximum size from 4,000 acres to 5,000 acres, and provides for the requirement
of an internal mobility plan.
Policy 4.7.3 (deletion...Hamlets)
Policy 4.7.3 is recommended for deletion.
Policy 4.7.4 [now renumbered Policy 4.7.3 (amendment...Compact Rural Development)]
The recommended amendment to Policy 4.7.4 keeps the maximum size of a Compact Rural Development
(CRD) at 100 acres while providing language supporting the location of research, education, tourism,
recreation, and housing within CRDs.
Policy 4.7.4 (new)
This new Policy 4.7.4 stresses that Towns and Villages are the preferred locations for business and industry
in the RLSA to further promote economic development, diversification, and job creation with a list of
examples of permitted uses such as environmental research, agricultural research, aviation and aerospace,
health and life sciences, corporate headquarters, computer hardware, software and services, etc.
Policy 4.14 (amendment)
The recommended amendments to Policy 4.] 4 provide:
. language requiring a proposed new SRA, at the time of SRA approval, to provide for the
opportunity to provide direct vehicular and pedestrian connections to an adjoining SRA or
adjoining lands designated as Open;
. new language requiring that public or private roads and connecting signalized intersections within
or adjacent to an SRA be maintained by the primary town or community it serves; and
7
Rllr,,\1 "oris Stpw"rri,hin Area (RLSAI
· new language providing for a variety of mitigation credits and offsets.
Policy 4.19 (amendment)
This recommended amendment to Policy 4.] 9 provides for:
· 8 Credits required for each acre of land included in a SRA where such Credits were created from a
Stewardship Credit Sending Area deemed vested under the 8 Credit ratio; and
· 10 Credits required for each acre of land included in a SRA where such Credits were created from
any other Stewardship Sending Area
Policy 4.22 (new)
This new Policy 4.22 provides that assessment of historic or cultural resources be done when such are
identified in the RLSA through the SRA designation process, including the assessment of such resource's
historic or cultural significance and the exploration of educational and public awareness opportunities
regarding such significant resources.
Policy 5.4 (amendment)
This recommended amendment to Policy 5.4 provides language to establish a map of potential wildlife
crossing within 12 months of the effective date of the GMP amendments to be used in evaluating
community, cultural and historical, and transportation planning for the RLSA, including all SRAs described
in Group 4 Policies.
Policy 5.5 (amendment)
This recommended amendment to Policy 5.5:
· deletes certain outdated references relative to the preparation of management plans;
· provides requirement for preparation of a management plan for the purpose of minimizing human
and wildlife interactions between agricultural and non-agricultural lands uses; and
· provides for a monitoring program for developments greater than 10 acres.
Policy 5.7 (new)
This new Policy 5.7 requires that any development on lands not participating in the RLS program be
compatible with surrounding land uses and that outdoor lighting shall be reasonably managed to protect the
nighttime environment, conserve energy, and enhance safety and security.
Policy 5.8 (new)
This new Policy 5.8 provides that assessment of historic or cultural resources be done when such are
identified in the RLSA, including the assessment of such resource's historic or cultural significance and the
exploration of educational and public awareness opportunities regarding such significant resources,
Conclusion
The above proposed amendments have not been scheduled by the County for an official amendment cycle
of the GMP as of the date of authoring the EAR. Since the acceptance of the Phase II report on April 22,
8
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2009, there has been another effort regarding the specifics of future development for the area, lead by U.S.
Fish and Wildlife, the development of a "Habitat Conservation Plan (HCP)". It is anticipated that the
outcome of the HCP and the specifics contained within the HCP will have a influence upon the
composition and specifics of the RLSA and how development will move forward within the regulatory
environment. Based upon that recognition, the County intends to wait to the conclusion of the HCP process
before scheduling any amendments to the RLSA Overlay.
Below are the Public Comments received related to the RLSA Overlay.
. County should be studying impacts of RLSA potential development and their effect on Estates (i.e.
ground water, drainage, long-term effects). Policy 3.1 of Future Land Use Element - Rural
Lands Stewardship Area Overlay
. LRTP not showing specifics of RLSA. Informational
. Increase developer credits during RLSA revisions. RLSA 5-Year review amendments
ObservationaL
. Credits for underground assets? (Mining) RLSA 5- Year review amendments - Observational.
. Panther overpasses and underpasses (do they work)? Programmatic.
. Define primary and secondary panther habitat. Programmatic.
. No ~ high speed (> 36 mph) roads built in RLSA and Rural Fringe Sending Areas (low speed
essential for wildlife preservation) Observational
. Proposed RLSA amendments in Collier County did not address any concerns from DCA (7 written
concerns from Tom Pelham). ObservationaL
. RLSA and RFMUD need to be compatible with Golden Gate Master Plan. ObservationaL
. RLSA has encouraged premature conversion of agriculture by:
Only low quality agriculture has been protected
By using eminent domain to provide transportation corridors
Refusing to address DCA concerns
Using Section 189 Districts to bypass Florida's Growth Management Laws - ObservationaL
9
Rllr,,11 "nrl< Stpw",ri<hin Arp" fRLSAl
Climate Change - Energy Efficiency
STA TEMENT OF ISSUE
Climate Change is focused On the determinalion of the hest ways to integrate policies related to climate
change and energy efficiency to prumote strate)2ies to reduce green huuse gas emissions for the
County.
ISSUE BACKGROUND
Land use and transportation comprise Ihe majority llf eontrihutillllS to greenhouse gas emissions in
Collier County. Carhon emissions from the hurning of fossil fuels to power the huilt environment
represent a potential long-term hazard to the world. hul also, and in particular peninsular Florida.
Greater efficiency of power use, reduclion in emissions and transition 10 renewahle forms of energy
will have the greatest impacl in reducing the County's carhon footprint when tied to land use planning
over all other sectors.
The idea of a carbon footprint is a relatively new eoneept and can have a different meaning. depending
on what is heing measured. The general coneept however, is a measure of the greenhouse gas (GHG)
emissions directly, and sometimes indirectly, caused by a given individuaL husiness, eommunity, ete.
The idea is that once a earbon footprint can he determined. efforts can he taken to reduee the footprint
through mitigation, also called earbon offsets. The term is a subset of a broader coneept known as the
ecologieal footprint, which is a more comprehensive measure of an individual, business, or
community's impact on the Earth's eeosystems, eomparing human demand with the Earth's ability to
regenerate and aeeommodate such demand.
As noted in the lntroduetion section, in 2007, the County went through a process to inventory the GHG
emissions in County Government and also for the County as a whole. Further detail on this inventory is
ineluded in the final report prepared by TwentyFifty, LLC, titled, "Energy Audit and Greenhouse Gas
In ventory". The below table represents the percentage breakdown of total C02 emissions for the
County by sector in 2007.
Collier Emissions per Sector 2007
Waste
1%
. Residential
. Commercial
'" Transportation
. Waste
The purpose of the inventory was to better understand the ways the County utilized energy so that
effective policies and programs could be implemented to reduce costs and environmental impact.
Climate Change - 1
Additionally. the inventory provides a baseline againsl which future energy use and emissions
reduelions ean be measured.
The project was funded by Collier Counly Audubun Soeiely, The Conservancy of Soulhwest Florida
and National Audubon's TogetherGreen grant program and ulili/ed Ihe software and protoe,,J pl\)vickd
by ICLEI. Ihe International Council of Local Environmentallnilialives
The Ihree primary motivalions for the Energy Audit I<eport were':
I) Understanding pattcrns of energy use can kad Il) saving residenlS/taxpayers money.
2) It is widely accepted that fossil fuel energy the eolllributes Il) global climate change, the eXlcnt
of which will be critical for low lying regions like Collier County. Assessing and reducing
emissions dcmonstrates respon,sibility 10 present and futurc residents.
~) Increasing numbers of stale and federal pro)2rams land grant opportunities) require
municipalities to address climate change, By followin)2 the established ICLEI protocol. Collier
COlInly joins twenty four comrmlllities in Florida and hundreds natillllwide willing to take
action and thus demonstrate responsibility and accounlability.
The report provided specific reeommcndalion recommendalions and next steps for County as follows:
I) Establish the following reduction targets: 10'1< by 2020. 2(l'X by 2mo. and 50% by 2050.
2) Collate a summary of the baseline inventory. all energy savings related projects, together with
addilional programs (including but nol limited to those described below) into a comprehensive Collier
County Climate AClion Plan, Identify within the plan how GHG reduction measures tic into other
County and regional efforts (such as Ihe Master Mobility Plan. Coastal Managcmenl Plans and Land
Development Codes). Include an assessmenl of Ihe impacts of climate change and energy management
in existing plans and codcs to ensure the County anlicipales and budgets properly for all pOlcntial
changes in Collier County through at least the next forly years.
~) Pursuc the LFGTE project along with other wasil' management projects.
4) Continue government based work: i) building energy retrofits, ii) street lighting replacements to
high efficiency bulbs, iii) alternative fuel vehicles. and iv) promole the commuter services program.
5) Continue the community focused transportation programs such as traffic signal optimization.
6) Establish new community oriented programs to include: i) a community focused "He Green when
Green makes Cents" program, or equivalent and ii) a Green Business Program. (Additional programs
could be described within in the planned Master Mobility Plan and potentially be funded through
additional grant monies or other sources).
7) Carry out an energy use/greenhouse gas emissions re-inventory in 3-5 years to measure progress,
The Energy Audit was presented to and accepted by Ihe Board of County Commissioners in November
of 2009. While the Board did not provide wholesale acceptance of all of the recommendations
contained in the report, the Hoard did. based upon the acceprance of the Report, create the Rebuilding
Collier's Energy Use Task Force. The purpose of the Task Force is to explore the recommendations
contained within the Report and bring suggestions back tll the Board on the means to accomplishing
the energy efticiencies contained in the Report
Climate Change - 2
The work of the Task Force is on-going althc lime of authoring Ihis report. In June of 20 I 0, the Task
Force began discussions with the Board regarding the development of a program to green up energy
use at homes and businesses throughout the County The program the Task Force envisions would
take advantage of legislation called Property Assessed Clean Energy (PACE), signed by Gov. Crist in
May. 2010. PACE sets out a financing mechanism for local governments 10 crcate a pool of money
homcowners and businesses can tap for projects from electric car chargers 10 energy efficient
windows. Olher possible uses for the money include insulation LLpgrades. solar panels, wind turbines
and energy efficient air conditioning. The full specifics and applieabilily of Ihe program were still in
the developmenl stage by the Task Force at the time of authoring this report. butlhe PACE program
and other similar efforts to increase energy efficiency within the County arc expected based on the
Task Force's work within the Energy Audit. The future recommendations of the Task Force. once
approved by Ihe Board are expected to intertwine with the regulatory environment of the County.
Land use decisions programmed to save energy and protect the Earth's climate have concurrent and
reinforcing benefits of enhancing local quality of life and the community's unique sense of place. By
enhancing the County's land use policics and regulations to discourage urban sprawl and better
recognize the relationship between land usc decisions and energy consequences, while preserving
agricultural and natural resources, Collier County will proactively take steps to buffer against global
warming's potential impact over the next century_ It should be noted that between 20m and 2009 the
County's unincorporated population grew at an 11.9 percent rate, while the number of road miles grew
at a 16.8 percent rate and the total developed land area grew at a 19.9 percenl rate. Stronger policies
interlinking land use and energy efficiency by the GMP and Land Development Code (LDC) may have
created a more uniform rate of growth among these three inter-relaled matrix.
Primarily, compact development patterns are as important as promoting greater fuel efficiency in
combating climate change. Loealing homes in conveniently placed, walkable neighborhoods can
significantly reduce the growlh in the number of miles the County's citizens' drive, shrink the nation's
carbon footprint, and give people more housing choices. Just as compact development can be a major
contributor in reducing C02 emissions (rcsidents generally drive a third fewer miles than those in
automobile-oriented suburbs), sprawl development, which increases the number of vehicle miles of
travel, is a major contributor in increasing C02 emissions.
The implications of the disconnect between land use and transportation planning not only manifest in
greater amounts of C02 emissions, but greater infrastructure cost to the County. Traditional
Neighborhood Design based upon Smart Growth and New Urbanism principles with smaller lot sizes,
compact urban form, a variety of multifamily housing types, and a mix of land uses results in
infrastructure systems that serve more development in proportion to their cost to construct. In
comparison, typical lower density Conventional Suburban Design alternatives require far-reaching
infrastructure systems to serve lower-density development, with higher costs to build. Case studies
have shown a clear reduction in infrastructure cost for scenarios with higher density. I The city of
Tallahassee/Leon County Multirnodal Transportation District Plan illustrates the cost of low density,
provided on the following page.
l. Smart Growth & Conventional Suburban Development: Which Costs -More? An infrastructure case study completed for
the EP A.
Climate Change - 3
Land Needed to Accommodate Leon County's Projected Increase of 104,000 People by 2()J() Based on
Various Developmenl Scenarios
I atT(' lots 0:;: 72 squan' milt's. Lane miles to S('fV('; 795
(".,...( 1'1,," majof l'O,UJ...: 'ti'l5::iZ.OOH.UOO: ("0." IWf hOIl,,('holil; ~2USJI.W
:Ii
FlJtu,e LarJd Use
=
'"
l/2 acre lots = 36 s()uare miles ~ Lane miles to serve: 384
Cost for major roads: $4,608,000,000: Cost per household: $100,361
l!!
,C!utUrFiL~ Land L':se
=
'"
lI8 acre lots = 9 square miles - Lane miles to serve: 84
Cost for major roads: $1.008,000.000 - Cost Pl'r household: $21.954
ii
Future Land Use
-
....
Climate Change - 4
-
"*
.,~
-
->I<-
The Collier GMP has policies allocated throughout the various elements that address energy efficiency
in Iransportation planning, land use, residential development. and housing. Through the EAR process,
the County will identify opportunities to build on the existing policy framework and/or introduec ncw
policies specifically design tu address climalc changc.
Population Projections and Energy Efficiency
The most recent build-olll projections for the County, as provided by the Collie Inter-Active Growth
Model arc presented in the below tahle. What is signifieanl to the issue of Climale Change is the
percentage of projected growth that is allocated to Immokalee, the Rural Fringe Mixed Use District
(RFMUD) and the Rural Lands Stewardship Area (RLSA). These Ihree Districts of the GMP, with the
antieipated adoption of the transmitted lmmokalee Are Maslcr Plan ehanges. have he designed based
upon smart growth principles, which promote a range of huusing opportunilies. encourages Ihe mixing
of land uses, provide a varidy of transportation choices and encourages the design of walkable
neighborhoods.
Sub-District
Build-Out
Population
Current Estimated
Population
Projected
Increase
-;:;cent O;;;oj~~:dl
Increase
Immokalee
59325
24,831
RLSA
210,695
853
34.494 5.58'7<
3(l,668 4.96<;i
209.842 33.94'k
Sub-Total 44.48%
354,011 57.25%
264.295 42.75%
618306
RFMUD
35.039
4371
Build-out East of CR
951
Build-out west of CR
951
C1GM 2010
BuildOut Pro 'ections
444,220
90,209
507,686
243,391
951,906
333,600
The principles and concepts upon which these Districts were created are those being required by the
State through HB697 to be incorporated within a jurisdictions local comprehensive plan. The Collier
County Growth Management Plan has a head start in incorporating the necessary modifications needed
to the planning and regulatory environment to addrcss thc challenge of Climatc Change, with nearly
half of thc County's future residents anticipated to livc within a built environment shaped by planning
principals geared to promote sustain ability. It should be noted that the concepts of sustainability are
spread throughout the GMP's various Elements and will evaluated during the EAR process to identify
opportunities to further their effectiveness.
House Bill 697
In 2008 the state legislature passed comprehensive energy legislation that includes several elements
applicablc to land use planning:
. Requires that data and analysis for thc Future Land Use Element now include information about energy-
efficient land use patterns accollnting for existing and future electric power generation and transmission
systems; and greenhouse gas reduction strategies.
Climate Change - 5
.
Requires Ihat Ihe Traffic Circulalion Element incorporate transportation strategies to address
reduction in greenhousc gas emissions from the transportalion sector.
Requires that the Transportation Element for urbanized areas per FS.~~Ul).175 shall address thc
incorporation of transportation strategies tu address reducliun in grce,nhl)USe gas ernissions
from the transportatiun scctor.
Requires thai the Housing Element include' standards. plans. and principles relating to energy
efficiency in the design and Ulf1Slruclitlll ur Ill'''\' housing and USl' uf reneV\,'ahk fesuurces.
Requires an addition to Fulure Land Use Map scries relating 10 energy conservation.
Requires construction of all local gUVl'rnment buildings begun after July I. 200~ to meet one of
the nationally recognized green building certification standards (such as the lIniicd States
Green Building Cuuncil Leadership in Energv and Environmental Design m LEEDI
Requires use of elhanol and biodicsel blenlkd fuds iu governmenl vehicles where available as
well as other requiremenls relating 10 government fleels and facilities.
.
.
.
.
.
The Departmenl of Coml11unily Affairs is III the pmcess of establishing the rule development to
implement the requirements of the new Iegislalion~ The most recent pmposal has been included at the
end of this major issue discussion.
The GMP objectives and policies related to Ihe issue must eSlahlish the rational neXllS for the creation
of tools which focus on creating developmenl that will result in fewer vehicle miles and trips and more
walking, biking, and transit trips. That means compacl mixed-use communities with highly connected
and pedestrian-oriented streel nelworks where johs. housing, entertainmeni. and retail are in close
proximity and where transit and olher fomlS of non-vehicular transporlalion are a practical solution. In
addition to reducing vehicle miles of travel and. therefore. GHG emissions. such communities pmmote
healthier citizens through cleaner air and the abilily 10 walk to lTlore places, enahle older Floridians to
remain independent and in their homes longer. reduce tralTic congestion and lime spent in cars (and the
numher of ears needed hy a family. which alsu saves monl'Yl. and pmteel natural resources.
Comprehensive Plan Implementation
The Collier Gmwth Management Plan addresses the need for greater energy efficiency in multiple
areas, including new developments, residential construction. and mobility options within transportal ion
systems. Below are the existing and pmposed policies (grouped by Element) contained within the
various Elements of the GMP, which arc designed to address the issue of energy efficiency and green
house gas reduction strategies.
Future Land Use Element
Policy 2.4
Pursuant to Rule 9J-5'()()55(6)(a) 3., Florida Administrative Code and the Urban InfilI and
Urban Redevelopment Strategy contained in this Element, development located within the South
U.s. 41 Transportation Concurrency Exception Area (TCEA) (See Map TR-4) may be exempt
from transportation concurrency requirements, so long as impacts to the transportation system
are mitigated using the procedures set forth in Policy 5.5 of the Transportation Element.
Developments within the South U.S. 41 TCEA that obtain an exception from concurrency
requirements for transportation, pursuant to the certification process described in
Transportation Element, Policy 5.5, and that include affordable housing (as per Section 2.06.00
the Collier County Land Development Code, as amended) as part of their plan of development
Climate Change - 6
shall not be subject to the Traffic Congestion Density Reduction requirement as contained in the
Density Rating System of this Element.
Developments within the Nortlhwest and East-Central TCMAs tlhat meet the requirements of
FLUE Policies 6.1 through 6.5, and Transportation Policies 5.7 and 5.8, and that include
affordable housing (as per Section 2.06.00 of the Collier County Land Development Code, as
amended) as part of their plan of development shall not be subject to the Traffic Congestion
Density Reduction requirement as contained in the Density Rating System of this Element.
Developments witlhin the South U.S. 41 TCEA that do not obtain certification pursuant to Policy
5.6 of the Transportation Element shall meet all concurrency requirements. Whether or not a
concurrency exception is requested, developments shall be subject to a concurrency review for
the purpose of reserviug capacity for those trips associated with the development and
maintaining accurate counts of the remaining capacity on the roadway network.
Policy 2.5
The County shall designate Transportation Concurrency Management Areas (TCMA) to
encourage compact urban development where an integrated and connected network of roads is
in place that provides multiple, viable alternative travel paths or modes for common trips.
Performance witlhin each TCMA shall be measured based on tlhe percentage of lane miles
meeting the LOS described in Policies 1.3 and 1.4 of the Transportation Element. Standards
within TCMAs are provided in Policy 5.8 of the Transportation Element. New Development
within each TCMA shall be consistent with the criteria set forth in Objective 6, and Policies 6.1
through 6.5 of this Element. The following Transportation Concurrency Management Areas are
hereby designated:
1. Nortlhwest TCMA - This area is bounded by the Collier - Lee County Line on the north
side; the west side ofthe 1-75 right-of-way on the east side; Pine Ridge Road on the south side;
and, tlhe Gulf of Mexico on the west side (See Map TR-5).
2. East Central TCMA - This area is bounded by Pine Ridge Road on the north side; Collier
Boulevard on the east side; Davis Boulevard on the south side, and; Livingston Road (extended)
on the west side (See Map TR-6).
Policy 2.6
Traffic impacts generated by new development are regulated through the implementation of a
'checkbook' transportation concurrency management system, which incorporates two
Transportation Concurrency Management Areas (TCMAs) and a Transportation Concurrency
Exception Area (TCEA). New developments within the TCMAs and tlhe TCEA tlhat commit to
certain identified traffic management strategies shall reduce (tlhe TCMAs) the traffic impact
mitigation measures that would otherwise be applied to such developments.
Policy 4.7:
The Board of County Commissioners may consider whether to adopt redevelopment plans for
existing commercial and residential areas. Such plans may include alternative land uses,
modifications to development standards, and incentives that may be necessary to encourage
redevelopment. The Bayshore/Gateway Triangle Redevelopment Plan was adopted by the Board
on March 14,2000; it encompasses the Bayshore Drive corridor and the triangle area formed by
US 41 East, Davis Boulevard and Airport-Pulling Road. Other specific areas that may be
Climate Change - 7
considered by the Board of County Commissioners for redevelopment include, but are not
necessarily limited to:
a. Pine Ridge Road, between U.S. 41 North and Goodlette-Frank Road;
b. U.S. 41 North in Naples Park; and,
c. Bonita Beach Road between Vanderbilt Drive and the west end of Little Hickory Shores
#1 Snbdivision.
Policy 5.3:
Discourage unacceptable levels of urban sprawl in order to minimize the cost of community
facilities by: confining urban intensity development to areas designated as Urban on the Future
Land Use Map; requiring that any changes to the Urban Designated Areas be contiguous to an
existing Urban Area boundary; and, encouraging the use of creative land use planning
techniques and innovative approaches to development in the County's AgriculturallRural
designated area, which will better serve to protect environmentally sensitive areas, maintain the
economic viability of agriculture and other predominantly rural land uses, and provide for cost
efficient delivery of public facilities and services.
Policy 5.5:
Encourage the use of land presently designated for urban intensity uses before designating other
areas for urban intensity uses. This shall occur by planning for the expansion of County owned
and operated public facilities and services to existing lands designated for urban intensity uses,
the Rural Settlement District (formerly known as North Golden Gate), and the Rural Fringe
Mixed Use District, before servicing new areas.
Policy 5.6:
Permit the use of clustered residential development, Planned Unit Development techniques,
mixed-use development, rural villages, new towns, satellite communities, transfer of development
rights, agricultural and conservation easements, and other innovative approaches, in order to
conserve open space and environmentally sensitive areas. Continue to review and amend the
zoning and subdivision regulations as necessary to allow and encourage such innovative land
development techniques.
Objective 6
Transportation Concurrency Management Areas (TCMAs) are geographically compact areas
designated in local government comprehensive plans where intensive development exists, or such
development is planned. New development within a TCMA shall occur in a manner that will
ensure an adequate level of mobility (as defined in Policy 5.8 of the Transportation Element) and
fnrther the achievement of the following identified important state planning goals and policies:
discouraging the proliferation of urban sprawl, protecting natural resources, protecting historic
resources, maximizing the efficient use of existing public facilities, and promoting public transit,
bicycling, walking and other alternatives to the single occupant automobile. Transportation
Concurrency Management Areas are hereby established in the specific geographic areas
described in Policy 2.5 of this Element.
Policy 6.1
Collier County's designated Transportation Concurrency Management Areas (TCMAs) shall
discourage the proliferation of urban sprawl by promoting residential and commercial infill
development and by promoting redevelopment of areas wherein current zoning was approved
prior to the establishment of this Growth Management Plan (January 10, 1989). InfiII
Climate Change - 8
development and redevelopment within the TCMAs shall be consistent with Objective 5, and
relevant subsequent policies, of this Element.
Policy 6.2
In order to be exempt from link specific concurrency, new commercial development or
redevelopment within Collier County's designated Transportation Concurrency Management
Areas (TCMAs) shall utilize at least two ofthe following Transportation Demand Management
(TDM) strategies, as may be applicable:
a) Preferential parking for carpools and vanpools that is expected to increase the average
vehicle occupancy for work trips generated by the development.
b) Parking charge that is expected to increase the average vehicle occupancy for work trips
generated by the development and/or increase transit ridership.
c) Cash subsidy that is expected to increase the average vehicle occupancy for work trips
generated by the development and/or increase transit ridership.
d) Flexible work schedules that are expected to reduce peak hour automobile work trips
generated by the development.
e) Compressed workweek that would be expected to reduce vehicle miles oftraveI and peak
hour work trips generated by the development.
f) Telecommuting that would reduce the vehicle miles of travel and peak hour work trips
generated by the development.
g) Transit subsidy that would reduce auto trips generated by the development and increase
transit ridership.
h) Bicycle and Pedestrian facilities that would be expected to reduce vehicle miles of travel
and automobile work trips generated by the development.
i) Including residential units as a portion of a commercial project that would reduce vehicle
miles of travel.
j) Providing transit shelters within the development (must be coordinated with Collier
County Transit).
Policy 6.3:
In order to be exempt from link specific concurrency, new residential development or
redevelopment within Collier County's designated Transportation Concurrency Management
Areas (TCMAs) shall utilize at least two of the following Transportation Demand Management
(TDM) strategies, as may be applicable:
a) Including neighborhood commercial uses within a residential project.
b) Providing transit shelters within the development (must be coordinated with Collier
County Transit).
c) Providing bicycle and pedestrian facilities, with connections to abutting commercial
properties.
d) Including affordable housing (minimum of 25% of the nnits) within the development.
e) Vehicular access to abutting commercial properties.
Policy 7.1
The County shall encourage developers and property owners to connect their properties to
fronting collector and arterial roads, except where no such connection can be made without
violating intersection spacing requirements of the Land Development Code.
Policy 7.2
Climate Change - 9
The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle
congestion on nearby collector and arterial roads and minimize the need for traffic signals.
Policy 7.3
All new and existing developments shall be encouraged to connect their local streets and their
interconnection points with adjoining neighborhoods or other developments regardless of land
use type.
Policy 7.4
The County shall encourage new developments to provide walkable communities with a blend of
densities, common open spaces, civic facilities and a range of housing prices and types.
Policy 7.5:
The County shall encourage mixed-use development within the same buildings by allowing
residential dwelling units over and/or abutting commercial development. This policy shall be
implemented through provisions in specific subdistricts in this Growth Management Plan.
Policy 7.6
The County shall explore the creation of an urban "greenway" network along existing major
canal banks and powerline easements.
Policy 7.7
The Community Development and Environmental Services Division will continue to research
smart growth practices in an effort to improve the future of Collier County by specifically
addressing land use and transportation planning techniques for inclusion in future land
development regulations.
Rural Lands Stewardship Area Overlav
Goal
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 protect agricultural activities, to prevent the premature
conversion of agricultural land to non-agricultural uses, to direct incompatible uses away from
wetlands and upland habitat, to enable the conversion of rural land to other uses in appropriate
locations, to discourage urban sprawl, and to encourage development that utilizes creative land
use planning techniques.
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.
Climate Change - 10
Group 2 - Policies to protect agricultural lands from premature conversion to other uses and
continue the viability of agricultural production through the Collier County Rural Lands
Stewardship Area Overlay.
Group 4 - Policies to euable 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.
Transportation Element
Objective 4 . The County shall provide for the safe and convenient movement of pedestrians and
non-motorized vehicles through the implementation of the Collier County Comprehensive
Pathways Plan.
Policy 4.1 - The County shall incorporate the Collier County Comprehensive Pathways Plan into
this Transportation Element by reference and shall periodically update the Pathways Plan as
needed.
Policy 4.2 - The County shall provide an interconnected and continuous bicycle and pedestrian
system by constructing the improvements identified on the 2030 Pathway Facilities Map series as
funds permit.
Policy 4.3 - The County's pathways construction program should be consistent with the
Comprehensive Pathways Plan to the maximum extent feasible.
Policy 4.4 - The County shall annually adopt a Five (5) Year Pathways Work Program, which
establishes pathway priorities, including projects to retrofit existing streets to accommodate
bicycles and pedestrians.
Policy 4.5 - The County shall, to the greatest extent possible, identify state and federal funds and
provide local funds for the implementation of the 5 Year Pathways Work Program.
Policy 4.6 - The County shall provide for the safe movement of non-motorized vehicles through
implementation of its Land Development Code and highway design standards ordinances and
shall incorporate bike lanes, sidewalks and pathways, as deemed appropriate, in new
constrnction and reconstruction of roadways.
Policy 4.7 - The County shall incorporate bike lanes in roadway resurfacing projects as is
physically possible and will not result in a safety or operational problem.
Policy 4.8 - The County shall follow the most current bicycle and pedestrian facilities design and
construction standards, as developed by the Florida Department of Transportation.
Policv 4.9 - The Countv shall work to reduce Vehicle Miles Traveled and Greenhouse Gas
Emission bv providinl! for the safe movement of non-motorized vehicles throul!h implementation
of its Land Development Code and hiehwav desil!U standards ordinances and shall incorporate
bike lanes, sidewalks and pathwavs, as deemed appropriate, in new construction and
reconstruction of roadwavs. . Proposed
Climate Change - 11
Objective 5 - The County shall coordinate the Transportation System development process with
the Future Land Use Map.
Policy 5.4 - Pursuant to Rule 9J-5.0055(6)(a)3., Florida Administrative Code and the Urban Infill
and Urban Redevelopment Strategy contained in the Future Land Use Element of this Plan, the
South U.S. 41 Transportation Concurrency Exception Area (TCEA) is hereby designated.
Development located within the South U.S. 41 TCEA (MapTR-4) may be exempt from
transportation concurrency requirements, so long as impacts to the transportation system are
mitigated using the set procedures.
Policy 5.5 - Commercial developments within the South U.S. 41 TCEA that choose to obtain an
exception from concurrency requirements for transportation will provide certification from the
Transportation Planning Department that at least four Transportation Demand Management
(TOM) strategies will be utilized.
Policy 5.6 . The County shall designate Transportation Concurrency Management Areas
(TCMAs) to encourage compact urban development where an integrated and connected network
of roads is in place that provide multiple, viable alternative travel paths or modes for common
trips. Performance within each TCMA shall be measured based on the percentage of lane miles
meeting the LOS described in this Transportation Element, Policies 1.3 and 1.4 of this Element.
The following Transportation Concurrency Management Areas are designated: Northwest
TCMA - This area is bounded by the Collier - Lee County Line on the north side; the west side
of the 1-75 right-of-way on the east side; Pine Ridge Road on the south side; and, the Gulf of
Mexico on the west side (Map TR-5). East Central TCMA - This area is bounded by Pine Ridge
Road on the north side; Collier Boulevard on the east side; Davis Boulevard on the south side,
and; Livingston Road (extended) on the west side (Map TR-6).
Policv 7.4 - The County shall develop corridor management plans that take into consideration
urban design and landscaping measures that will promote positive development along the major
arterial entrances to the urban area. Such plans shall take into account the recommendations of
the Community Character Plan, County-sponsored Smart Growth initiatives, and the impacts of
the South US 41 Transportation Concurrency Exception Area (TCEA) and the two (2)
Transportation Concurrency Management Areas (TCMAs) as the Board of County
Commissioners may periodically appropriate funding for these plans.
Objective 9 - The County shall encourage neighborhood involvement in the establishment and
maintenance of safe and pleasant conditions for the residents, pedestrians, bicyclists and
motorists on neighborhood streets, which are not classified as arterials or collectors through the
implementation of the Collier County Neighborhood Traffic Management Program (NTMP). In
developing strategies and measures to encourage such conditions, the NTMP shall consider the
impact of such strategies and measures on the adjacent arterial and collector systems (from a
leveI-of-service and operational standpoint).
Policy 9.3 - The County shall require, wherever feasible, the interconnection of local streets
between developments to facilitate convenient movement throughout the road network. The
Collier County Transportation Division shall develop guidelines, which identify the conditions
that would require the interconnection of two neighboring developments, and shall also develop
standards and criteria for the safe interconnection of such local streets.
Climate Change - 12
Policy 9.5 - The County shall encourage projects which provide local resident, pedestrian,
bicyclist and motorist movement between and among developments on neighborhood streets in a
deliberate balance with its efforts to route cut-through traffic away from neighborhoods and to
the arterials and collectors designated in this Transportation Element of the Collier County
Growth Management Plan.
Policy 10.2 - The County shall continue to improve transit services for the transportation
disadvantaged in the rural areas through the Community Transportation Coordinator (CTC).
Objective 12 - The County shall encourage the efficient use of transit services now and in the
future.
Policy 12.1 - The Collier County Metropolitan Planning Organization, throngh the
Transportation Disadvantaged Program shall assist the local community transportation
coordinator in the implementation of the most efficient and effective level of service possible for
the transportation disadvantaged. The Transportation Disadvantaged Program shall be
implemented through the County's regular bus system.
Policy 12.2 - The County Transportation Division and the Collier County Metropolitan Planning
Organization shall coordinate the development and maintenance of transit development plans
with the Florida Department of Transportation.
Policy 12.4 - The County shall, in recognition that the potential for public transit service between
Bonita Springs, in Lee County, and Naples, in Collier County, exists, consider any
intergovernmental efforts, which are necessary to bring about such service.
Policy 12.9 - The County shall inclnde capital expenditures for any adopted transit development
plan in the Capital Improvement Element.
Policy 12.10 - The County shall incorporate herein by reference the most recent Public Transit
Development Plan adopted by the Board of County Commissioners.
Conservation & Coastal Management Element
Policy 2.4.2:
The County shall request the Department of Environmental Protection staff to participate in the
development of future coastal and watershed management plans.
OBJECTIVE 3.1:
Ground water quality shall meet all applicable Federal and State water quality standards.
Ground water quality shall be monitored in order to determine whether development activities
are contributing to the degradation of Collier County's ground water quality. Ground water
data and land use activities will be assessed annually to determine long-term trends and whether
the County is meeting Federal and State regulatory standards for ground water quality. The
County shall require ground water monitoring of land uses in accordance with Chapters 62-520,
62-550 and 62-777 of the Florida Administrative Code. Upon the detection of any ground water
degradation determined through the monitoring process, the County will notify the appropriate
regulatory agencies.
Climate Change - 13
In a coordinated effort with the United States Geological Survey (USGS), or of its own accord,
the Connty shall institute a gronndwater monitoring network by 2008, including the
comprehensive inventory of monitoring wells, an assessment of monitoring wells previously
damaged, and policies to make appropriate well repairs and replacements.
Policy 3.1.1:
Wellhead protection areas identified on the Future Land Use Map Series shall be protected as
follows:
1. Wellhead protection areas shall consist of four (4) Wellfield Risk Management Zones
defined as follows:
a) W-l is the land area surrounding the identified potable water wellfield wellheads and
extends to the five percent ground water capture zone boundary line (which
approximates the one year ground water travel time to the wellfieId).
b) W-2 is the land area between the W-l boundary line and the ten percent ground water
capture zone boundary line (which approximates the two year ground water travel
time to the potable water wellfield).
c) W-3 is the land area between the W-2 boundary line and the twenty-five percent
ground water capture zone boundary line (which approximates the five year ground
water travel time to the potable water wellfieId).
d) W-4 is the land area between the W-3 boundary line and the 100 percent ground
water capture zone boundary line (which approximates the twenty year ground water
travel time to the potable water wellfield).
2. Land uses are restricted within the wellfield risk management zones as follows:
a) Future solid waste disposal facilities: prohibited in all wellfield risk management
zones.
b) Future solid waste transfer stations: prohibited in W-l, W-2, W-3.
c) Future solid waste storage, collection, and recycling storing hazardous products and
hazardous wastes: prohibited in W-l, W-2, W-3.
d) Future non-residential uses involving hazardous products in quantities exceeding 250
liquid gallons or 1,000 pounds of solids: provide for absorption or secondary
containment in W-l, W-2, W-3.
e) Future domestic wastewater treatment plants: prohibited in W-1.
f) Future land disposal systems: must meet high level disinfection standards as found in
40 CFR part 135.
g) Land application of domestic residuals: limit metal concentrations, nitrogen based on
uptake ability of vegetation), and require a conditional use.
h) Future petroleum exploration and production and expansions of existing: prohibited
in W-l and W-2, conditional use required in W-3 and W-4.
i) Future on-site disposal systems (septic tanks) requiring a soil absorption area greater
than 1,000 square feet are allowed to discharge in zone W-l subject to complying with
construction standards and provision of an automatic dosing device and a low-
pressure lateral distribution.
j) On-site sewage disposal systems (septic tanks) serving existing industrial uses and
subject to the thresholds in d) and e) above within wellfield zones W-l, W-2, and W-3
shall meet all construction and operating standards contained in 64E-I0, F.A.C. as the
rule existed on August 31, 1999 and shall implement a ground water monitoring plan.
3. Conditional uses shall be granted only in extraordinary circumstances and where
impacts of the development will be isolated from the Surficial and Intermediate
Aquifer.
Climate Change - 14
OBJECTIVE 3.2:
The County shall implement a well construction compliance program under criteria specified in
the Collier County Well Construction Ordinance, which is designed to ensure proper
construction of wells and promote aquifer protection.
Policy 3.4.1:
Continue the existing water quality monitoring program to provide base-line data, evaluate long-
term trends, identify water quality problems, and evaluate the effectiveness of the County's
ground water protection program.
OBJECTIVE 8.1:
All activities in the County shall comply with all applicable federal and State air quality
standards.
Policy 8.1.1:
The County will rely on the Florida Department of Environmental Protection, the Florida
Division of Forestry or the local fire departments as appropriate under their jurisdiction to
permit and visually inspect the permitted air pollutant sources in the County.
Policy 8.1.2:
The County will receive complaints concerning air pollution problems and refer such complaints
to the Florida Department of Environmental Protection, the Florida Division of Forestry, or the
local fire departments as appropriate.
Policy 8.1.3:
Collier County shall act to reduce air pollution from automobile emissions through continuation
of the following procednres:
1. The Collier County Sheriff's Office will continue to enforce vehicle exhaust emissions
standards.
2. As part of its development review process, Collier County will require the construction of
sidewalks, bicycle lanes or bicycle paths in all new subdivisions.
3. The County will construct sidewalks, bicycle lanes or bicycle paths in conjunction with
County-funded transportation improvements.
Policy 8.1.4:
Collier County shall continue to develop and maintain a comprehensive county-wide air quality
monitoring program.
Policy 10.4.7:
Collier County shall prohibit construction seaward of the Coastal Construction Setback Line
except where such construction would be permitted pursuant to the provisions of the Florida
Coastal Zone Protection Act of 1985, where such prohibition would result in no reasonable
economic utilization of the property in question, or for safety reasons. In such cases,
construction will be as far landward as is practicable and effects on the beach and dune system
and the natural functions of the coastal barrier system shall be minimized.
Policy 10.4.9:
Collier County shall prohibit seawall construction on properties fronting the Gulf of Mexico
except in instances where erosion poses an imminent threat to existing buildings.
Climate Change - is
_.,~._,-----,--".,_..._,.,_._--~.,-
Potable Water Sub- Element
Policy 5.1:
The County shall discourage urban sprawl by permitting universal availability of central potable
water systems only: in the Designated Urban Area, in Receiving and certain Neutral Lands
within the Rural Fringe Mixed Use District, in the Designated Urban-Rural Fringe Transition
Zone Overlay, and in the Rural Settlement District, all of which are depicted on the Future Land
Use Map, and in Towns, Villages, Hamlets and Compact Rural Developments within the Rural
Lands Stewardship Area Overlay. These areas are further identified as: within the Collier
County Water District Boundaries on Figure PW-l of the Potable Water Sub-element, except the
outlying urban areas of Immokalee, Copeland, Chokoloskee, Plantation Island, and Port of the
Islands; or within the Rural Transition Water and Sewer District Boundaries on Figure PW-2 of
the Potable Water Sub-element; or in Sending Lands within the Rural Fringe Mixed Use District
when Density Blending, as provided for in the Density Rating System of the Future Land Use
Element, is utilized; within the Rural Lands Stewardship Area Overlay, as each Town, Village,
Hamlet, and Compact Rural Development is designated; and, in areas where the County has
legal commitments to provide facilities and service outside the Urban Area as of the date of
adoption of this Plan.
Policy 5.2:
The County shall discourage urban sprawl and the proliferation of private sector and/or package
potable water treatment systems through the development order approval process to ensure
maximum utilization of the existing and planned public facilities. No existing private sector or
potable water treatment systems shall be permitted to add customers unless all Levels of Service
Standards are met, and operations are in conformance with all FDEP permits.
Housing Element - Proposed Objective and Policies
OBJECTIVE 9:
Collier County shall support housing programs that encourage the development of energy
efficient and environmentally sensitive housing.
Policy 9.1:
The County will encourage the construction of energy efficient housing by exploring innovative
regulations that promote energy conserving and environmentally sensitive technologies and
design.
Policy 9.2:
The County shall educate the public about the economic and environmental benefits of resource
efficient design and construction.
Policy 9.3:
The County shall expedite plan review of housing projects that promote energy conservation and
design.
Policy 9.4:
The Connty shall continue to encourage the development of mixed housing types near
employment centers in order to reduce Green House Gas emissions and minimize carbon
footprints.
Climate Change - 16
Policy 9.5:
The County shall promote the incorporation of US EP A Energy Star Building and Appliances
programs into construction and rehabilitation practices.
Recreation & Open Space Element
Policy 1.3.1:
County-owned or managed parks and recreation facilities shall have automobile, bicycle and/or
pedestrian access, where the location is appropriate and where such access is economically
feasible.
Policy 2.1.2:
The County shall amend the Land Development Code to require the developer of a residential
PUD, or a PUD having a residential component, to provide its residents and guests with a
suitable neighborhood park, as determined on a case-by-case basis, which is, as required by Policy
5.4 in the Future Land Use Element, compatible with the surrounding development.
Policy 3.1.6:
The County shall encourage the development of pedestrian pathways and bike lanes from the
surrounding residential communities to park sites where general public access can be supported.
Conclusion
The Collier County GMP is interspersed with Policy and Objectives that have a direct linkage to the
issue of climate change, during this EAR review each of Elements were reviewed to identify areas
where the Objectives and Policies could be made more effective in attaining their specified goal, which
commutatively formulate the County's growing response to the issue 0 Climate Change.
Public Comments Received
.
County should be studying ideas to target Green House Gas sources - besides transportation.
Observational
County should be studying ideas to address lack of energy efficiency plans. Observational
County should be studying ideas to address need to plan for Sea Level Rise. Observational
County should be studying ideas to access & connect State Parks with County Network.
Observational
Promote and encourage safe bike/walk, including education to improve safety of bike/pedestrians
routes to reduce number of miles driven, especially school drop-off. Policy 4.2 Transportation
Element.
Reduce gaps between CAT stops. Explore feasibility of bike rentals at CAT stops to minimize gaps
in the existing networks of bike/pedestrians pathways. Programmatic
Increase mass transit availability (CAT). Policy 12.10 Transportation Element
Create bike/pedestrians pathways on canal banks to separate bike routes from vehicle traffic.
Programmatic
.
.
.
.
.
.
.
Climate Change - 17
. Do not use Vehicle Miles Traveled (VMT) reduction as an excuse to build more commercial in
neighborhoods where they were not planned nor vetted through a local master plan process.
Observational
. Flooding as a result of climate change will affect current population estimates, County needs to
revise estimates. Observational
. Include more bridges (Golden Gate Estates) to reduce fuel consumption and safety.
. Policy 9.3 Transportation Element/ GGAMP Restudy
. Create County-wide storm water m,anagement (0 address sea level rise. Policy 2.1.5
Conservation and Coastal Management Element
. Standards to address Climate Change need to be different for Golden Gate Estates (than urban
coastal zones). Observational
. Allow low density areas in Golden Gate Estates. Observational
. Make CAT cost more affordable. Observational
. Increase Mass Transit instead of road widening. Policy 3.3 Transportation Element
. Increase bike lanes. Policy 4.5 Transportation Element
. Need to address sea level rise due to climate change. Observational
Climate Change - 18
Affordable Housing
STATEMENT OF ISSUE
An evaluation of the objectives and policies of the Housing Element of the Growth Management
Plan (GMP) to determine the County's success in providing affordable housing during the
planning period for this Evaluation and Appraisal Report (EAR) - years 2004 through 2009;
current status of available affordable housing in the County; and, needed modifications to the
Housing Element.
ISSUE BACKGROUND
Chapter 9J-5 of the Florida Administrative Code (F AC) sets forth the minimum requirements for
local government comprehensive plans. Specifically, Section 9J-5.0l0, FAC, sets forth the
criteria for the establishment of housing goals, objectives and policies; housing data
requirements; and future housing needs analysis to be used by local governments for the
preparation of their required housing elements.
Pursuant to Section 163.3177 (6)(f), Florida Statutes, all local governments within the State are
required to have a Housing Element as part of their comprehensive plan. This Element must
include, "the provision for housing for all current and anticipated future residents of the
jurisdiction; elimination of substandard dwelling conditions; the structural and aesthetic
improvement of existing housing; the provision of adequate future housing, including housing
for low-income, very low-income, and moderate-income families, mobile homes, and group
home facilities and foster care facilities, with supporting infrastructure and public facilities;
provision for relocation housing and identification of historically significant and other housing
for purposes of conservation, rehabilitation, or replacement; the formulation of housing
implementation programs; and the creation or preservation of affordable housing to minimize the
need for additional local services and avoid the concentration of affordable housing units only in
specific areas of the jurisdiction."
The Collier County Housing Element is consistent with the applicable provisions of Florida
Statutes. The Element provides the County with the necessary guidance to develop appropriate
plans, programs and policies to create an adequate supply of decent, safe, sanitary and affordable
housing for all County residents. The Goal, Objectives and Policies contained within the
Element demonstrate the County's commitment to meet identified and projected deficits in the
supply of housing.
Overview of Affordable Housing Activities
During the planning period for this Evaluation and Appraisal Report (EAR), the County
successfully administered various State and Federal programs including, but not limited to,
Community Development Block Grant (CDBG) entitlement funds, HOME Investment
Partnerships Program (HOME) entitlement funds, Emergency Shelter Grant funds, State Housing
Initiatives Partnership (SHIP) funds, and funds authorized by the Housing and Economic
Recovery Act of 2008 - all of which funded numerous development and redevelopment
activities. The range of funded activities includes, but is not limited to, a single-family unit
rehabilitation program, multi-family affordable rental unit development, community park and
infrastructure development, redevelopment of abandoned and foreclosed homes, and homebuyer
education programs. In total, the County has assisted individuals and families with down
payment and closing costs in the amount of $11,571,965; funded residential rehabilitation
I
Affordable Housing Major Issue
projects in the amount of $3,108,884; and, assisted in the development of affordable-workforce
housing projects by deferring impact fees in the amount of $9,723,672.68.
The programs and funding strategies identified above (and detailed, in part, in Table I. below),
and contained within the Housing Element, enabled public/private partnerships between
governmental agencies and the private, not-for-profit and for-profit providers of affordable
housing within the community, to reduce substandard housing, stabilize neighborhoods by
rehabilitating abandoned and foreclosed homes and residential properties, fund infrastructure
projects, and fund new affordable single-family unit and multi-family unit projects within the
County.
Table 1. Programs/Activities (June 2007- June 2009)
Strategy/Tasks
Down Payment Assistance
Results
Home Buyer Education
Outreach
Loan Prequalification
Loan consortium
Residential Rehabilitation
Disaster Recovery Initiative
Federal Grant Administration
Acq uisitio n/ Rehab ili tati on
Neighborhood Stabilization Program
2
Affordable Housing Major Issue
Current Status of Available Affordable Housing
Notwithstanding the successes referenced in the previous section, the County has not achieved its
housing objective to create 1,000 new affordable-workforce housing units each year since the
last evaluation period ended in 2004. The County, during the planning period for this Evaluation
and Appraisal Report (EAR), has approved approximately 4,214 affordable-workforce units, but
only 728 of those units have been constructed (refer to Table 2.).
Table 2. Collier County Affordable Housing Approvals (2004 -2009)
Name
Bosley PUD
Buckley Mixed Use
Arrowhead PUD
Warm Springs
Ave Maria
Regal Acres
Palermo Cove
Santa Barbara Landings
Bristol Pines
Cirrus Pointe
Meridian Village PUD
Rockedge PUD
Liberty Landing
Summit Lakes
Kaicasa
Faith Landing RPUD
Tree Farm MPUD
Boxwood RPUD
Eden Gardens
Wood crest
Total
BCC District
Tenure
Units Approved
Units Built
Tables 3. and 4. below reflect the existing and approved affordable-workforce housing units
within Collier County, as of July 2010. This information is based on the best available data, and
the data sources are the University of Florida's Shimberg Center for Housing Studies and the
Collier County Technology and GIS Support Section of the Growth Management Division.
Table 3. Collier County Affordable Housing Inventory, 2010
Assisted Housing Inventory
Bear Creek - Naples
Belvedere Apartments
Brittany Bay
Brittany Bay II
College Park
Collier Housing Alternatives
Crestview Park
2367 Bear Creek Drive
260 Quail Forest Boulevard
1481S Triangle Bay Drive
1492S Lighthouse Road
64S0 College Park Circle
4211 Thomason Drive
2903 Lake Trafford Road
3
Affordable Housing Major Issue
Naples
Naples
Naples
Naples
Naples
Naples
Immokalee
120
162
184
208
210
10
208
Crestview Park II
Cypress Run
Eden Gardens
Eden Gardens II
Eden Gardens Supportive Housing
Esperanza Place Rental
Farmworker Village Phase VI
Garden Lake Apartments
George Washington Carver
Goodlette Arms
Her Villas Immokalee
Heritage
Heron Park
Housing Alternatives Of SW Florida
Immokalee Apartments
Immokalee Senior
Jackson Apartments
Jasmine Cay
Laurel Ridge
Main Street Village
Noah's Landing
Oakhaven
Ospreys Landing
Saddle brook Village Apartments
Sanders Pines
Saxon Manor Isles Apartments
Saxon Manor Isles Apartments II
So Villas Immokalee
Summer Glen
Summer Lakes Apartments
Summer Lakes II
Timber Ridge of Immokalee
Tuscan Isle
Villas of Capri
Whistler's Cove
Whistler's Green
Wild Pines of Naples II
Willowbrook Place
Windsong Club
Total
Source: Shimberg Center for Housing Studies, July 2010
715 Crestview Drive
SSO Hope Circle
137S Boxwood Lane
137S Boxwood Lane
Marion Lake South of Westclox
2702 W. Immokalee Drive
1800 Farm Worker Way
1022 Garden Lake Circle
3S0 10th Street North
9S0 Goodlette Rd N
1109 Hickcock Lane
4250 Jefferson Lane
215S Great Blue Drive
3401 21st Ave SW
601 W Delaware Ave
612 North 11th Street
326 Third St.
100 Jasmine Circle
S460 Laurel Ridge Lane
104 Anhinga Circle
10555 Noah's Circle
S80 Oakhaven Circle
100 Ospreys Landing
868S Saddlebrook Circle
2411-2488 Sanders Pines Circle
lOS Manor Blvd.
105 Manor Blvd.
1802 Custer Ave.
1012 Summer Glen Blvd.
5520 Jonquil Lane
5600 Jonquil Circle
2711 Wilton Court
8680 Weir Drive
7725 Tara Circle
11400 Whistler's Cove Blvd.
4700 Whistler's Green Circle
2S80 Wild Pines Lane
1836 Ash Lane
11086 Windsong Circle
4
AfjiJrdable Housing Major Issue
Immokalee
Immokalee
Immokalee
Immokalee
Immokalee
Immokalee
Immokalee
Immokalee
Na pies
Naples
Immokalee
Naples
Na pies
Naples
Immokalee
Immokalee
Immokalee
Naples
Na pies
Immokalee
Naples
Immokalee
Naples
Na pies
Immokalee
Naples
Na pies
Immokalee
Immokalee
Naples
Naples
Immokalee
Naples
Naples
Naples
Naples
Naples
Immokalee
Naples
96
40
Sl
37
4
4S
641
66
70
250
41
320
248
12
100
30
10
72
78
79
264
160
176
140
40
128
124
3S
4S
140
276
34
298
23S
240
168
104
42
120
6161
Arrowhead PUD
Artesia Point (Habitat)
Ave Maria
Bosley Apartments
Botanical Place
Boxwood RPUD
Bristol Pines
Buckley Mixed Use
Carson Lakes
Charlee Estates
Cirrus Pointe
Cypress Glen
Faith Landing RPUD (Habitat)
Heritage Bay DRI
Independence
Ka ica sa
Liberty Landing (Habitat)
Meridian Village PUD
North Naples Research & Technology
Palermo Cove
Regal Acres (Habitat)
Rockedge PUD
Santa Barbara Landings
Summit Lakes (Waterways Villas)
Trail Ridge (Habitat)
Tree Farm MPUD
Victoria Falls
Warm Springs
Woodcrest (Habitat)
Total
Source: Collier County Technology and GIS Support Section, July 2010
Owner & Rental
Owner Occupied
Owner & Rental
Rental
Owner Occupied
Owner Occupied
Owner Occupied
Owner Occupied
Owner Occupied
Owner Occupied
Owner Occupied
Owner Occupied
Owner Occupied
Owner Occupied
Owner Occupied
Owner Occupied
Owner Occupied
Owner Occupied
Owner or Rental
Owner Occupied
Owner Occupied
Owner Occupied
Owner Occupied
Owner Occupied
Owner Occupied
Owner Occupied
Owner Occupied
Owner Occupied
Owner Occupied
Immokalee
Naples
Naples/lmm
Naples
Naples
Naples
Naples
Naples
Naples
Naples
Naples
Naples
Immokalee
Naples
Immokalee
Immokalee
Immokalee
Naples
Naples
Naples
Naples
Naples
Naples
Naples
Naples
Naples
Naples
Naples
Naples
186/186
280/0
1900/48
303/303
64/64
41/0
32/32
11/0
83/83
122/122
44/0
10/10
17S/0
160/66
156/1S6
400/0
162/90
24/0
4/0
52/0
184/14
111/0
29/0
303/0
204/204
64/0
110/110
72/0
66/0
S,3S2/1,488
Current and Projected Affordable Housing Demand
The University of Florida's Shimberg Center for Housing Studies has been designated by the Florida
Legislature as the agency responsible for maintaining data on affordable housing needs and household
demographics for all counties in the state of Florida. The majority of source data for the housing needs
assessment comes from the 2000 U.S. Census and is updated with current information from building
permit activity and property appraiser data.
Tables 5a.-5e. reflect the Shimberg Center's 2010-2030 projections of the number of households
in Collier County by income level, including very low-income, low-income and moderate-
income persons/households earning less than, or equal to, 50%, 80% and 120% of the County's
area median income (AMI), respectively.
5
Ajjordable Housing Major Llsue
Tables Sa.-Se. Collier County Household Income and Cost Burdened Household Data for Years 2010 -2030
bl
Ta e Sa. (Source: Shimberg Center July 20101
2010 Household Demographic Data
Year 1..;, Household Income Household
1'>+> Count
.
2010 Owner 0-30% AMI 6490
2010 Owner 30.1-50% AMI 7398
2010 Owner 50.1-80% AMI 16942
2010 Owner 80.01-120% AMI 21794
2010 Owner 120+% AMI 49238
Total Owner Count 101.862
2010 Renter 0-30% AM! 5940
2010 Renter 30.1-50% AMI 4253
2010 Renter 50.1-80% AMI 8197
2010 Renter 80.01-120% AMI 6023
2010 Renter 120+% AMI 8393
Total Renter Count 32.806
Total Household Count 134,668
30.1~50% (cost burdened households) 19.976
50+% (cost burdened households) 15,966
~ 30% (!!Q! cost burdened households) 98.726
Table 5c. (Source: Shimberg Center, July 2010)
2020 Household Demographic Data
Year Tenure Household Income Household
Count
2020 Owner 0-30% AMI 8107
2020 Owner 30.1-50% AMI 9433
2020 Owner 50.1-80% AMI 21330
2020 Owner 80.01-120% AMI 27184
2020 Owner 120+% AMI 61055
Total Owner Count 127.109
2020 Renter 0-30% AMI 7133
2020 Renter 30.1"50% AMI 5055
2020 Renter 50.1-80% AMI 9659
2020 Renter 80.01-120% AMI 7069
2020 Renter 120+% AMI 9962
Total Renter Count 38,878
Total Household Count 165.987
30.1-50% (cost burdened households) 24,367
50+% (cost burdened households) 19,639
.5 30% (nQ! cost burdened households) 121,981
Table 5b. (Source: Shimberg Center Julv 20101
2015 Household Demographic Data
...... Household
Year Tenure ....>:t:.
..< Count
2015 Owner 0-30% AMI 7213
2015 Owner 30.1-50% AMI 8296
2015 Owner 50.1-80% AMI 18898
2015 Owner 8001-120% AMI 24208
2015 Owner 120+% AMI 54562
Total Owner Count 1l3/177
2015 Renter 0-30% AMI 6490
2015 Renter 30.1-50% AMI 4626
2015 Renter 50.1-80% AMI 8880
2015 Renter 80.01-120% AMI 6517
2015 Renter 120+% AMI 9123
Total Renter Count 35,636
Total Household Count 148,813
30.1.50% (cost burdened households) 21,971
i 50+% (cost burdened households) 17,631
I .5 30% (!lQ! cost burdened households) 109,211
Table Sd. (Source: Shimberg Center, July 2010)
2025 Household Demographic Data
Year Tenure Household Income Household
Count
2025 Owner 0-30% AMI 9042
2025 Owner 30.1-50% AMI 10673
2025 Owner 50.1-80% AMI 23919
2025 Owner 80,01-120% AMI 30303
2025 Owner 120+% AMI 67698
Total Owner Count 141,63S
2025 Renter 0-30% AMI 7762
2025 Renter 30.1-50% AMI 5465
2025 Renter 50.1-80% AMI 10394
2025 Renter 80.01-120% AMI 7571
2025 Renter 120+% AMI 10737
Total Renter Count 41,929
Total Household Count 183,564
30.1-50% (cost burdened households) 26,764
50+% (cost burdened households) 21,693
~ 30% (nQ1 cost burdened households) 135,107
6
Affordable Housing Major Issue
Table Se. (Source: Shlmberg Center, July 2010)
2030 Household Demographic Data
I............ ..... . 1m....... ..,.m......,:.:..;. Household
1'< 1."< ........ ...... ,-.c-"". Count
2030 Owner 0-30% AM! 9952
2030 Owner 30.1-50% AMI 11888
2030 Owner 50.1~80% AMI 26452
2030 Owner SO.01-120% AMI 33323
2030 Owner 120+% AMI 74116
Total Owner Count 155.731
2030 Renter 0-30% AMI 8356
2030 Renter 30.1-50% AMI 5848
2030 Renter 50.1-80% AMI 11077
2030 Renter S0.Q1-120% AMI 8026
2030 Renter 120+% AMI 11459
Total Renter Count 44,766
Total Household Count 2OQ,497
30.1-50% (cost burdened households) 29,068
50+% (cost burdened households) 23,669
:s. 30% (nm; cost burdened households) 147,760
As the tables above show, a total of 77,037 households in the County will earn less than ]20% of
the AMI in year 2010. This number is projected to grow to 114,922 households by year 2030.
Further, the County's projected total household count by year 2030 will be approximately
200,497.
In addition to the number of households projected to earn less than 120% of the AMI, the cost
burdened household projections indicate that in 2010 approximately 35,942 households (27%) are
cost burdened, spending greater than thirty percent of their household income on housing related
expenses, and that number is projected to increase to 52,737, or 26 percent, of the County's
households by year 2030.
Comprehensive Plan Implementation to Address Affordable Housing
The data suggest there is a current deficit of available affordable-workforce housing units;
however, the actual deficit is unknown. The downturn in the housing market over recent years
has increased the number of market rate, unrestricted (not subject to regulatory control of rental
or sale price, occupant income level, time period to remain affordable, etc.), affordable units
within the County. In fact, during the second quarter of 2009, approximately 68.1%1 of the units
sold were affordable to households earning the local area median income. However, more recent
data from the fourth quarter of 2009 reveal that only 60.8%2 of the residential units sold were
affordable, indicating the trend may be reversing. As a result, maintaining a requirement to
provide restricted affordable-workforce housing units within the County is both prudent and
necessary.
1 Source: Collier County Housing and Human Services, April 2010
2 Source: Ibid
7
Affordable Housing Major Issue
In order to keep pace with the demand for affordable-workforce housing within the County, the
production of both affordable rental and homeownership units will need to continue. The
following is a summary of the projected increase in cost burdened households in Collier County,
by year and growth rate.
Years
Average Annual Increase in
Cost Burdened Households
2010 - 2015
201S - 2020
2020 - 202S
202S - 2030
881 Units/Year
890Units,l,!,~ _
856 Units/Year
Based on the above data from the University of Florida's Shimberg Center for Housing Studies,
July 20 10, the County will need, on average per year, approximately 840 units over the next
twenty years to meet projected affordable-workforce housing demand. This total reflects a 160
unit decrease in the number of units required per year from the last evaluation period ending in
year 2004. This data suggest that Goal I of the Housing Element, which requires 1000
affordable-workforce units per year to be constructed, can be decreased to approximately 850
units. It should be noted that as economic conditions continue to fluctuate, so will the future
need for affordable-workforce housing within the County. However, there is presently, and will
continue to be, a need for an additional supply of restricted affordable-workforce housing.
In an effort to meet the above referenced affordable-workforce housing demand within the
County, the Housing Element provides the necessary guidance for the development of future
plans, programs and policies to create the required adequate supply of decent, safe, sanitary, and
affordable housing units for all current and future residents.
Additionally, the County will continue to work with not-for-profit and for-profit providers of
affordable housing to increase private/public partnerships and financial incentives; address local
development regulations and land use issues; continue to eliminate substandard housing; and,
continue to increase the number of affordable housing programs and funding opportunities to its
residents, in order to meet the projected affordable-workforce housing needs for area residents,
including very low, low and moderate income households.
8
Affordable Housing Major Issue
Concurrency Management
STATEMENT OF ISSUE
An evaluation of the objectives and policies of the Growth Management Plan (GMP) for their effect on
managing concurrency of development throughout the County.
ISSUE BACKGROUND
The purpose of the Capital Improvement Element is to ensure the availability of public facilities and
the adequacy of those facilities at adopted levels of service (LOS) concurrent with the impacts of
development. This is implemented by means of a concurrency management system that measures the
potential impact of a development permit application on minimum acceptable level of services, as
adopted in the Capital Improvement Element of the Growth Management Plan.
Concurrency management provisions for the County include the guidelines and standards set forth by
Chapter 163, Florida Statutes, and Rule 9J-5, Florida Administrative Code, and describe the
administrative procedures pertaining to the application of concurrency and establish guidelines for
applying concurrency to each respective type of public facilities. The County manages concurrency to
effectively achieve and maintain the adopted level of service standards, to ensure that infrastructure
capacity is available when needed to support development and that development pays its fair share
toward the cost of improvements.
Comprehensive Plan Implementation & Program Assessment
Over the last five years, the County has submitted financially feasible Capital Improvement Element
updates to the Florida Department of Community Affairs with sufficient revenues to meet demand at
adopted levels of service.
The Capital Improvement Element (CIE), along with the Land Development Code (LDC) and Annual
Update and Inventory Report on Public Facilities (AUIR) are the implementing documents providing
the system of guidelines and standards for managing concurrency. The combination of these three
documents ensures the County maintains a Five-Year Schedule of Capital Improvements (the
Schedule) as a component of the CIE.
Levels of service standards (LOSS) for public facilities are established by Policy 1.5 of the crn. The
LOSS for a specific type of public facility also appears in the corresponding GMP Element or Sub-
Element. Thirdly, the LOSS are found in the Adequate Public Facilities Requirements section of the
LDC. This duplication may be a simple matter of unnecessary redundancy, except that the LOSS do
not necessarily appear the same among them. Any discrepancies should be reconciled and a single
location, or less-redundant locations, selected for these LOSS to appear. The CIE could be formatted
to provide the LOS standards, while the Sub-Element entries could elaborate on the figures and the
LDC could provide for the administrative procedures - with informational references from one to the
others.
The County uses the AUIR to constautly evaluate levels of service for public facilities. The AUIR
incorporates the data and analysis to show the current, committed, and projected demands for
wastewater treatment, potable water supply, transportation, parks and recreation, stormwater
management and solid waste disposal, along with facilities not subject to concurrency. The AUIR
Concurrency Management - 1
summarizes the actual capacity of existing public facilities and forecasts the capacity of existing and
planned public facilities for each of the five succeeding fiscal years. For the purposes of long-range
capital facility planning, a ten year forecast of projected needed capacity is also done. Improvements
needed to enhance or maintain the adopted LOS standards are identified and tracked in the AUIR.
Each AUIR, once approved by the BCC, forms the basis for the preparation of the next annual update
and amendment of the CIE Schedule.
The County conducted a level of service study in early 2007, which included a survey of level of
service standards in comparable counties throughout Florida along with an assessment of internal
measures. These findings were used in considering adjustments to LOS standards and ensuring that
capacity continues to meet demand.
For the purposes of illustration, the following excerpt from 2008 CIE update and amendment IS
provided:
As adopted in the AUlR, the County has revised certain levels of service standards
(LOSS), as follows:
· The LOSS for County Regional Park facilities decreased from 2.9412 acres per 1,000
population in FY 07 to 2.9 acres per 1,000 in FY 08; and, the LOSS for County
Community Park facilities decreased from 1.2882 acres per 1,000 population in FY 07
to 1.2 acres per 1,000 in FY 08.
All Community Park Land and Regional Park Land transactions are being facilitated
through interdepartmental transfers exchanging land holdings for park lands, or using
another method not involving expenditure of capital funds. One example is the 47 acre
Randall Curve interdepartmental transfer in exchange for regional park land at Big
Corkscrew Island Regional Park. These transactions represent changes to the value of
land holdings only.
. The LOSS for County Water facilities decreased from 185 gallons per capita per day
(gpcd) in FY 07 to 170 gpcd in FY 08 in accordance with the 2008 Water Master Plan,
approved by the BCC on June 24, 2008.
The LOSS change and projected decrease in population growth reported in the AUIR have
led to the existing potable water plants being able to maintain reliability longer without
plant expansions or new plant construction. The following changes were made to match
the June 11, 2008 population projections and resulting water demands:
* NERWTP: Changed new 8.75 MGD plant construction in FY 14 to new 7.5 MGD
plant construction in FY 18; Changed 6.0 MGD expansion in FY 23 to FY 26
* SERWTP: Changed new 8.0 MGD plant construction in FY 17 to new 6.0 MGD
plant construction in FY 22
The following changes were made to new potable water plant constructed capacity
schedule:
* SCRWTP: Changed 8.0 MGD expansion in FY 07 and 4.0 MGD in FY 08 to 12.0
MGD in FY 08 to match new SCRWTP wellfield delivery schedule
* NCRWTP: Changed 2.0 MGD high pressure RO expansion in FY 11 to FY 12 to
match the 2008 Water Master Plan
Concurrency Management - 2
. The LOSS at the North County Water Reclamation Facility (NCWRF) decreased from
145 gallons per capita per day (gpcd) in FY 07 to 120 gpcd in FY 08 in accordance
with the 2008 Wastewater Masler Plan, approved by the BCC on June 24, 2008.
The LOSS change and projected decrease in population growth reported in the AUIR have
led to the existing wastewater treatment plants being able to maintain reliability longer
without plant expansions or new plant construction. The following changes were made to
match the June 11, 2008 population projections and resulting water demands:
* NCWRF: Deleted 6.5 MGD expansion in FY 15
* NEWRF: Changed 4.0 MGD plant construction in FY 15 to FY 18
* SEWRF: Changed 4.0 MGD plant construction in FY 17 to FY 18; Changed
2.0 MGD expansion in FY 22 to FY 24; Deleted 2.0 MGD expansion in FY 26
From the examples above, one can see how adjustments are made to LOSS based on changes in
population growth projections, compliance with updated public facility master plans or other factors
taken under consideration.
Each year the AUIR indicates whether level of service (LOS) deficiencies are projected in the County
during the next five-year planning period. Using the example of transportation planning, a
Deficiencies Report inventories the roadway links that are currently deficient or are projected to be
deficient under the concurrency system within the next five years and the programmed and proposed
solutions to solve these deficiencies. The data used to produce the Deficiencies Report accounts for
factors such as background traffic and vested trips, and whether roadways are located in Transportation
Concurrency Management Areas (TCMA) or Transportation Concurrency Exception Areas (TCEA).
For purposes of illustration, the Deficiencies Report from each of the three previous years' AUIR [in
both table and figure formats] is included with this evaluation.
Projects listed in the AUIR and the ClE Schedule are described in a manner that enables their location
in the County to be identified. For purposes of illustration, the ClE Schedule from each of the three
previous years' update and amendment is included with this evaluation.
The adopted A UIR appears as a Support Document I isted by the Capital Improvement Element.
The BCC amended the ClE related to the October 2008 adoption of "Public School Facilities"
provisions into the Growth Management Plan. These changes require the County to adopt, by
reference, into its Capital Improvement Element, the School District's annually updated financially
feasible Five-Year Capital Improvement Plan and the District Facilities Work Program in order to
achieve and maintain the adopted level of service standards for Public School Facilities. The School
District Five-Year Capital Improvement Plan identifies the financially feasible school facility capacity
projects necessary to address existing deficiencies and future needs based on achieving and
maintaining adopted LOS standards for schools.
The CIE Schedule is supported by a projection of revenues and expenditures to demonstrate that
adequate funds are available, or would be available, in the respective identified funding sources to pay
for the improvements - and demonstrating the financial feasibility of the Schedule.
The Financial Feasibility section of the Capital Improvement Element states [fJuture development will
bear a proportionate cost of facility improvements necessitated by growth. Future development's
payments may take the fonn of, but are not limited to, voluntary contributions for the benefit of any
public facility, impact fees, dedications of land, provision of public facilities, and future payments of
Concurrency Management - 3
user fees, special assessments and taxes. Based on prior direction from the County Manager's Office
and Board of County Commissioners' policy, updates to the crn will be financially feasible
documents.
In order to maintain financial feasibility the County draws upon revenues derived from numerous
sources, including impact fees, grants and reimbursements, developer contributions, gas taxes,
revenues carried forward from previous years, revenues transferred from other fnnds, revenue reserves,
bond proceeds, user fees, and CRA and MSTU revenues.
It should be noted that Collier County has provided the DCA with a financially feasible Capital
Improvement Element in each of its annual updates. Departure from the preparation of a financially
feasible crn could result with major financial ramifications, and potentially place the County in a
position where it would have to abandon its lIve-year financially feasible CIE with the possibility of
forcing the County into long-term concurrency management. This would be contrary to existing BCC
policy direction.
Public participation meetings were held in early 2010 at different locations in the County. No public
comments were received related to concurrency management.
From all factors evaluated, staff can conclude that the concurrency management system has been
effective in achieving and maintaining the adopted level of service standards, ensuring that
infrastructure capacity is available when needed to support development and that development is
paying its fair share toward the cost of improvements.
An assessment regarding the manner preferred to deal with the duplicative appearances of, and
discrepancies among, levels of service standards now appearing in multiple County documents should
be carried out with the decision resulting in EAR-based amendments.
Attachments
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EXHIBIT "A"
COLLIER COUNTY SCHEDULE OF CAPITAL IMPROVEMENTS
COST AND REVENUE SUMMARY TABLE
FISCAL YEARS 2009-2013
The table below itemizes the types of public facilities and the sources of revenue. The "Revenue Amount" column contains the S-Year amount of facility
revenues. The right column is a calculation of expenses versus revenues for each type of public facility_ All deficits are accumulated as a subtotal. The
subtotai deficit is the soutce of ad diliona I revenue utilized by Collier County to fund the deficit in order to maintain t he levels of service standards as
referenced in the Capital Improvement Element.
Proiects
ROAD PROJECTS
Revenue Sources
expenditure
Revenue
Amount
Total
Revenues; IF - Impact Fees I COA Revenue
GA - Gas Tax Revenue
GR - Grants I Reimbursements
CF-CarryFolWard
TR-Transfers
GF- General Fund
DC - Developer Contribution Agreements I Advanced Reimbursements
LOC - Short Term Loan Commercial Paper
RR - Revenue Reserve
$147,000,000
$104,588,000
$32,757,000
$34,552,000
'0
$119,509,000
'0
$50,000,000
~$3,068,OOO
$485,338,000
Less Expenditures: $485,338,000
Balance
$485,338,000
$a
POTABLE WATER PROJECTS
Revenlles:
WIF - Water System Development Fees/Impact Fees
B1-Series2006Bonds
RR - Operating Reserve Revel'lues
B3-Series2010 Bonds
LOC - Commercial Paper 1
SRF5-SRFLoal'l5
SRF6-SRF Loan 6
WCA - Water Capital AccOlmt
REV - Rate Revenue
$19,120,000
'0
$550,000
$0
$0
'0
$0
$21,520,000
$4,650,000 $45,840,000
$45,840,000 $45,840,000
Balance '0
$45,500,000
$5,340,000
$420,000
'0
'0
'0
$30,230,000
$5,820,000 $87,310,000
$87,310,000 $87,310,000
Balance $a
Less Expenditures
SEWER - WASTEWATER PROJECTS
Revenues;
SIF - Wastewater System Developmel1t Fees/Impact Fees
B1-Series2006Bonds
RR - Operating Reserve Revenues
B3-Series 2010 Bonds
SRF - State Revolving Fund Loans
LOC - Commercial Paper, Additional Sanior Lien
SCA - Wastewater Capital Account, Transfers
REV-Rate Revenue
Less Expenditures:
SOLID WASTE PROJECTS
ReveOlies:
LTF-Landfill Tipping Fees
$10,923,000 $10,923,DOO
$10,923,000 $10,923,000
Baiance '0
$0
'0
$0 '0
'0 ,.
Balance $0
$10,200,000
$0
'0
$38.769,680 $48,969,680
$48,969,680 $48,969,680
Balance ,.
TOTAL REVENUE
$678,380,680 SOURCES $678,380,680
Less Expenditures:
PARK & RECREATION PROJECTS
Revenues:
IF-Impact Fees
GR - Grants I Reimbursements
GF-GeneralFund
Less Expenditures:
STORMWATER MANAGEMENT PROJECTS
Revenues:
GR - Grants I Reimbursements
CF-CarryForward
RR - Operating Reserve Revenues
GF-GeneralFund
Less Expenditures:
TOTAL PROJECTS
e:~netpub\wwwmot'Iupk>ads\mllrciakandall@coli9rgov,net\20090105T112951\16 Dee 08 ADPTN 08-8 erE tables (9--13)
CIE- 23
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EXHIBIT ~A"
COLUER COUNTY SCHEDUlE OF CAPITAL IMPROVEMENTS
COST AND REVENUE SUllIIARY TABLE
FISCAL YEARS 2010-2014
The table below itemizes the typ6s of public facilities and the sources 01 revenlJ8. The "Revenue Arnounr column contains the 5-Yelllr amount of facUlty
revenu6$. Tha right column is III celculatlon 01 elr:pensas versus revenues for e8ch type of public hlcility_ All delicits are accumulated as a sublotat Tha
subbtal defICit is !he source of additional revenUII utilized by Collier County to fund the deficit In order 10 maintBin U1a18vels of selVM::e standards at
Alferel'lCed in the Capital Improvement Elernenl
Ptojee~ Rwen.,., Source.
ARTERIAL AND COUECTOR ROAD PROJECTS
EXPBnditure
Rli!Y8nue
Amount
Tolo/
Revenuas: IF. Impact Fees f COA Revenoo
GA-Gas Ta:w:Revenue
GR - GranlS f Ralmbursements
CF.CllrryFolWard
lR-Transfers
CiF-GeneralFund
DC - Developer Conlribution Agreements J Advanced Relmbursaments
IN-lnterestRevenua
LQC - Short Term L9an Commercial Papllr
RR. Revenl.l8 Reserve
$67,500,000
$116,898,000
$54,841,000
$27,669,000
SO
$73.495,000
$5,250,000
SI0.680,000
$0
-$1,962,000
$324,371,000
L86S Elr:pendlt.....es: $318,457,000
Baiance
5318,457,000
$5,914,000
POTABLE WATER SYSTEM PROJECTS
Revanuas'
WIF - Water System Developmenl Fees/Impact Fees
B1 - Series 2006 Bonds
RR - Oparaling A9S8rve R9venues
B3-Series 2010 Bonds
LOG - Comme/<;ial Paper 1
SRRi - SAF Loan 5
SRF6 . SRF Loan 6
WCA "Waler Capital Account
REV-RaleRevenulI
$9.660,000
$0
$4,140,000
$0
$0
$0
$3,000,000
$55,930,000
$41,100,000 $113,830,000
$113,830,000 $113,830.000
Balance SO
$9,660,000
$0
$1,280,000
SO
$0
SO
$91,540.000
S5O,860,000 $153,340,000
$153.340,000 5t53,34O,000
Balance SO
$6,820,000 $6,820,000
$6,820,000 $6,820,000
Balance SO
$0
$0
$0 SO
$0 SO
Balance SO
$10,000,000
$1,358,900
-$100,000
$32,045,900 $43,304_
$43,304,800 $43,304_
Balance SO
TOTAL REVENUE
$635 751,800 ",",,"ES $641,665,800
Less Expendltul9S'
WASTEWATER TREATMENT SYSTEM PROJECTS
Rev9nues
SiF - Wastewater System Davelcprnent Fe9sJlmpact Fees
B1 - Series 2006 Bonds
RR . Operating Reserve Revgnues
B3. Seri9S 2010 Bonds
SRF State Revolving FUnd Loans
LOC - Comm9rcial Paper, Additional Senior lien
SeA. Wastawater Capital Account. Transfers
REV - Rale ReV&f1U8
lessE:w:pendifures:
SOliD WASTE DtSPOSAL FACIUTlES PROJECTS
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LTF-LandflllTippingFees
L~Expenditures:
PARKS & RECREATION FACILITIES PROJECTS
Revenues:
IF-lmpaclFells
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GF-&meraIFund
leu ExpenditUres:
STORUWATER MANAGEMENT SYSTEM PROJECTS
Revenues:
GR - GranlS I Reimbursemenls
CF-CarryForNard
RR - Opgraling Rgsgrve Revenues
GF - General Fund
Less Expenditures:
TOTAl PROJECTS
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Concurrency Management _ 27
EXHIBIT "A"
COLLIER COUNTY SCHEDULE OF CAPITAL IMPROVEMENTS
FISCAL YEARS 2007.2011
The table ""low i,emize, lbe '}'pt' of puhlic f.~lll1i" ."d the .",ur,,, ,of revenue, TI,e cemer "oJumn Wll!flin' lh. 5-Year amount 01 laoiltyr"'enue,, 11lt right column
lSacai<ulalionofexpense,ve.-,u.<r.venue,r"reachtypcofpublicfacili,y,AJldeflcit,are'ccuITLulaltd"..nblOtaJ.Thesnhtouddeficiti,the,ooTceofaddili""ol
revenue uIil;le(j by Collier Coumy to tlin,l the defi,il in order '" m.inl;;;n the levels M ,emet """,dards '" ,-derenetd in lhe Capi'al Improvemen' Element
Prniects
Re"enueSource
R'''enlleAmouaJ T_'
E'r>tDditure
$205.500,000
$34.344,000
$J13,927,llOO
$42.544.000
S29\M7,ilOO
$1,500
$120.100,000
$0
-$4.019,300 S1lO6,064,200
1~57.113,OOO $657ll3.ooo
".~ $148,1I51,200
$91.207.459
$J9,:,')1,241
$49,5(~),()OO
$~7.600.ooo
$15.S~3,557
S16,750,OOO
$40,0110.000
$J6.543.443
$5,467,703 $:'42,253,4(/3
$:14/.253,403 $342,253,4113
rhr.n"", ..
$~1.l50,425
$1~.Sm,7U
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$0
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$4,700,Om
S2.31O.DOO
S1,95(i.OOO
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$1,nll,II(JO
S2.712,50(J
$4.1.Rr9.;>62
%.849,743 $3011,%6.143
S:lO~,966.14.1 $3Il8,966,]43
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SJ.8J6.000 $3,1l]6,1IIlO
$1,816.!)()() $3,816,1IIlO
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$45,iX)(),000
$B,7'Yl,lKXI
%.OO(j,llOO $59,700.00(1
55~.7(XI.(lOO $W.700.1IIlO
Balan,e "
S18,~SO.000
$0
$0
,$41,6(14,"i17 $611,554,517
$(,(J,554.517 $60,554,517
Balarlte "
SOtlRCFS $],581.354,26
ROADS
R",'enu",
l.e<<r.>;pendllme'
IF Imp'''1 F"e'/CUAR~;'enue
AV A"eMar,a
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POTABLE WATER
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Wlf-WattrSV<lernDe"'JopmemFet<
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l.OCI ConulleccialPapell
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Re"enu"
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SRFll SR1'I"",,,12
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SRF'14 SH1:Ln1ll114
SCA W'<lew",",C"PHalA"Lnum
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Revenue;
Le"ExpenJilu,.,
PARKS
Revenues:
u..Expcndilures
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GeneruJFund
STORM WATER
Revennes:
u<<r:.llpendil\lre<
UR-Gran'-,/Reimblll'''mems
CF.C.rryFtrw..,-d
CRA-CornlllunilyRuleveloprnelll ATt" I Muruc(pul S.rvice. Taxing llnil
GF-Genel'alFund
$1.432,403,1163
TOTAl-PROJECTS
Concurrency Management - 28
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Urban Development Patterns
ST A TEMENT OF ISSlJE
An evaluation of the ohjeetives and policies of the (iMP for their effect upon the paltern and timing of
urhan development throughout the County.
Issm: BACKGROlJND
The Collier County GMP has two primary designations within the Future Land Use Map, Urhan and
Rural! Agricultural. All land within the County geography will fall within one of these categories. The
majority of coastal area wesl of County Road 951 and the entire Immokalcc area, with the designation of
Urhan on the Fulure Land Use Map. promoles a diversity of urhan development and a wide variety of land
uses within these designated areas. The Rural! Agricultural designation does not prevent developmcnt. hut
rather limits the array of land uses allowed within the designation. In addition to the limited array of land
uses outside of the urban designalion, the GMP does provide for concentrated pockets of urbanization
through the development of towns and villages within the Rural Fringe Mixed Use [)islrict and the Rural
Lands Stewardship Area. The towns and villages are designed to provide a range of land uses with options
within the range of housing types as well as mobility options. The future development of the towns and
villages within both of the districts is a primary strategy employed hy the GMP to hring goods, services and
employment opportunities to the eastern portion of the County and end a reliance upon the Urban area to
the west for these commodities and the vehieles miles traveled and corresponding green house gas
emissions associated with the long commutes.
With the absence of a designated urban service or urban growth boundary, the Collier County Growth
Management Plan utilizes two primary controls to shape or influence the pattern of urban development,
capital expenditures and land-use controls. The capital expenditures contained with the Capital
Improvement Element of the GMP provides for the expansion and extension of transportation corridors,
public facilities and urban services and infrastructures which shape the land market The Urban designated
area has been the location for the majority of the County's capital infrastructure expenditures, as evidence
by the infrastructure maps provided for at the end of this section. The Land Use controls cstahlished by the
GMP and implemented within the Land development Code shapes the arrangement of allowable and
prohibited land uses.
To cvaluate the effectiveness of these controls, an assessment of the growth and development within the
individual planning communities provides an appropriate barometer. The urban planning communities are
North Naples, Central Naples, East Naples, South Na les Golden Gate, Marco, Urban Estates and
Immokalee. The nLral planning communities are
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Urban Development Pattern
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---~-------~ _.___________n______ --._._-~--------- --- ----------,- %~f U;~dl
Planning Develo ed Undeveloped Conservation Agricultural Total
Land*(Iess land (less I
!
Communi I AgI Preservation Land Acres Develo ed
North Na les 13,500 4,381 501 1,123 19,505 69.21%
Central Naples S,743 702 61 1S6 6,662 86.21%
East Na les 3,8S3 807 19 1,186 S,86S 65.69%
South Naples 7,543 2,530 989 1,517 12,579 59.97%
Golden Gate 6,863 l,2S4 46 137 8,300 82.69%
Marco 1,486 4,741 12,472 l,S10 20,209 7.35%
Urban Estates 14,376 3,474 288 2,904 21,042 68.32%
Immokalee S,041 789 1,137 10,788 17,755 28.39%
Sub-Total 58,405 18,678 15,513 19,321 111,917
Urban
(Source: 2009 Property Appraiser Records & Collier Cou-;'iy GIS data)
. Includes developed Residential, Commercial, Industrial, Institutional Use land, Government, Golf Courses and R-O-W, Utility, Outdoor Rec. land
ete
With the exception of lmmokalee and the Marco planning communities, each urban planning community is at or
past the sixty percent developed stage. The urbanized area with the existing infrastructure and services readily
available is where the County has anticipated the majolity of development to locate. As the County transitions
into the next decade of growth and development. it is expected that this pattern will continue as each of the
urban planning communities begin to approach huild-out. In addition to the expected growth within the urban
planning communities. the one rural planning community which has experienced considerable growth within the
EAR evaluation period is the rural estates. The rural estates within the EAR cvaluaJion period has seen a thirty-
six percent increase in developed acres. The magnitude of this growth. while not unexpected due to the pre-
platted nature of the planning community. has placed pressure upon the transportation system due to the limited
land uses allowed for within the planning community. Whether this pattern of development in the rural estates
continues over the next seven years is contingent upon the supply and demand balance of available units and
their pricing points in the Urban area. Whatever the future rate of growth is moving forward, general accepted
planning principals recugnizes the need to bring a diversity or land uses to the area, The private marketplace
and County government has responded to this pressure with the adoption of the Randal Boulevard Commercial
Subdistrict to the Future Land Use Map in July of 2010, specifically to bring the goods and services required by
Ihe estates residents in closer proximity to the communities dwelling units. Services and employment
opportunities continue to develop in ncighboring sub-districts to the rural estates, as well as request to bling
these oppOllunities interior to the !Ural estates.
The following maps will illustrate the location existing population, vacant and undeveloped land for the County
as well as the location of the public facilities and infrastructure currently available.
1
Urban Development Pattern
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3
Urban Development Pattern
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Urban Development Pattern
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6
Urhan Develooment Patterns
COLLIER COUNTY DEPENDENT AND INDEPENDENT FIRE DISTRICTS
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7
Urban Develonment Patterns
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\LEE COUNTY
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\LEE COUNT"
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10
Urban Development Pattern
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11
Urban Develooment Pattern
:.IN'''lIlt:vl1
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.y
.,
Comprehensive Plan Implementation
The Collier Growth Management Plan contains speciticd policies, such as Policy 5.3 and Policy 5.6 of the
Future Land Use Element, which promote development within the urban designated areas. The GMP has
not designated an Urban Growth Boundary, but rather utilizes land use control and public expenditures as
the means to influence the County's development patterns. Additionally, the Future Land Use Map
(following page) has designated the western portion of the County as the Urban Mixed Use District, where
urban development and intensities are permitted and promoted. It should be noted from review of the
Future Land Use Map that 67 percenl of the County's land area is designated as Conscrvation, owned
primarily by the State or the Federal government and theretilre restricted from development. The area
between the Federal and State owned conservation land in the eastern portion of the County and the
urbanized area of the County to the west has been addressed with progrcssive planning strategies to balance
the property rights of the individual land owners and the sensitivity of the systems which depend upon thc
area. Thc Rural Fringe Mixed Usc District and the Rural Lands Stewardship Area are both examples of
land use regulations that were designed specifically to address urban sprawl and inefficiencies within the
potential pattern of development within the County. These Districts which were implemented at the time of
the County's last EAR and have resulted in approximately 59,571 acres to be set aside from development,
with 5,027 acres dedicated to compact urban development. Based upon this assessment, the current
strategy to influence the urban development pattern is being adequately addressed by the County.
I.. I IUI I lIE
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12
Urban Develovment Pattern
Conclusion
It should be noted that during this EAR cvaluation, thc Objcctives and Policics to promote infill and
redevelopment in the Urban Designated area of the County are being analyzed for their effectiveness in
promoting infill and redevelopment, not only to address Urban Development. but also address climate
change, green housc gas cmission and maximization of existing intrastrllcturc. which results in a
corresponding maximization of public expenditure.
13
Urban Development Pal/ern
Intergovernmental Coordination
ST ATEMENT OF ISSUE
An evaluation of the ohjectives and policies of the (iMP ['or their asses,.,1I1enl "n the coordinatinn
between Cullier Cuunty and the surrounding IOL11 governments. Specifically. the assessment of
the effectiveness in elHlrdinating the planning and provi,.,ion of potable water.
ISSUE BACKGROUND
The Intergovernmental Courdination Element (lCE! is the portion uf the Collier County Growth
Management Plan (GMP) that contains the County',., Goal. Objectives and Policies with regard lu
relations hetween the County and nun-County governmental enlities (as well as qua,.,i-
governmental entities, including utility companies). Coordination between the Collier County;
the South Florida Water Management District; and various private utilities in regard to the
planning and provision of potahle water is of outmost importance in meeting future potahle water
demands in a sustainable manner.
Collier County is served by four Public Sector Water Systems, including the County, the City of
Naples, Everglades City, and the City of Marco Island. The County is further subdivided into the
Collier County Water-Sewer District (CCWSD) and the Goodland Water Sub-District.
In addition to the Public Sector Water Systems, Collier County is served by four Non- Public
Sector Water Systems including the Immokalee Water and Sewer District (lWSD), the Florida
Governmental Utility Authority (Golden Gate) (FGUA), the Orange Tree Utility Company
(OTUC), and the Ave Maria Utility Company (AMUC). There are also two Private Sector Water
Systcms which include thc Lee Cyprcss Water and Sewer Co-Op, Inc. and the Port of thc Islands
Community Improvement District, along with numerous small capacity water systems that are
regulated by thc Florida Department of Environmental Protection (FDEP).
In anticipation of the rapid population growth and increasing water demands facing the Statc,
and the potential threats to both the economy and natural resources, Ihe Legislature amended the
Florida Watcr Resources Act (Chapter 373, F.S.) in 1997. The amendment required the five
water management districts to initiate regional water supply planning in all areas of the Stale
where reasonable anticipated sources of water were deemcd inadequatc to meet year 2020
projected demands.
The purpose of water supply planning is to develop strategics to meet future water demands of
urban and agricultural uses, while taking into consideration impacts on natural resources and the
environment. This process identifies areas where historically used sources of water potentially
will not be adequate to meet future demands, and evaluates several water source options to meet
the potential shortfall. As mandated by Florida water law, each regional water supply plan is
based on at least a 20-year future planning horizon, and a completc update of each plan is
required every fi ve years.
The South Florida Water Management District (SFWMD) has developed a long-term
comprehensive regional water supply plan update for its planning area. Collier County is within
the Lower West Coast Water Supply Plan. Previous water supply plans for the Lower West
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Intergovernmental Coordination
Coast were completed in Fehruary 1004 (planning hori!lJn 20 I 0) and April 2000 (planuing
hori!lJn 2(20). which Ihe County utili/cd 10 devl'lop its 2002 Water Mastl'r Plan Update. The
most recent waler supply plan updale is the 200'i-200(, Lower West Coast Plan Update that has a
planning hor;wn of 202'i.
In 2002 the Legislature expanded the local gil'ernlllL'm ulmprclwnsi\L' plan requirUllents,
known as Chapter 163 of the Florida Statutes. lu strengthen coordinatiun of water supply
planning and It)callalld use planning. ()Ill' llf lhe rnu.\t significant requirements was a TCIl-'{car
Water Supply Facilities Work Plan ill urder 1<, prOtect the louil governmcnt's needs for atleasl a
J()-year period. ideutily aud l,ri!,riti/c' Ihl! watl'r supply laciliti,!s and sources of wakr Ihat will hc
needed 10 meet Ihose necds. and include in the local government's Five- Year Schedule of Capital
Improvements the capital improvemenls identified as neelkd lor the I'irst five years. lintil the
adoption of the County's IO-Year Waler Supply Facilities Work Plan. the County's Water
Masler Plan was considered the County's official plan f\)r water capital improvements and the
hasis for the 'i-year Capital Improvernem Scheduk contained in the Capital lmprovernl'nl
Elemenl.
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Lower West Coast Planning Area Map
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Intergovernmental Coordination
On February 25, 2003 the Board of County Commissioners adopted an update to the County's
2001 Water Master Plan, to provide an integrated approach for meeting the projected water
system demands up to the year 2022. The "2002 Water Master Plan Update" provided for
comprehensive overview of the entire water system, including emergency systems, water
demand projections and demands and proposed conservation and reclaimed water projects, and
provided a plan for future water supply and infrastructure needs to meet the requirements of
growth, infrastructure renewal, replacement and enhancement over a course of five years. This
plan utilized population projections prepared by the Collier County Comprehensive Planning
Department that were approved at that time by the Florida Department of Community Affairs
(DCA) and accepted by the SFWMD. Water demands were provided at five-year increments to
be consistent with the 2000 Lower West Coast Regional Water Supply Plan. The 2002 Water
Master Plan Update formed the foundation for the proposed County's Ten-Year Water Supplies
Facilities Work Plan.
During the State of Florida's 2005 legislative session, lawmakers revised state water law to
include a new statutory provision. Local governments within the Lower West Coast Planning
Area are required to prepare a Ten-Year Water Supply Facilities Work Plan that identifies water
supply projects, and adopt revisions to comprehensive plans within 18 months following the
approval of the 2005-2006 Lower West Coast Water Supply Plan Update.
On January 25, 2007, as part of the 2004 EAR-based amendments, and in preparation of the
anticipated Ten-Year Water Supply Facilities Work Plan, Collier County adopted language to
coordinate water supply planning with SFWMD. Modifications of various Goals, Objectives and
Policies (GOPs), as required by these legislative actions, were addressed through the GMP
amendment to the Potable Water Sub-Element, Conservation and Coastal Management Element
and the Intergovernmental Coordination Element. The amendments referenced the 2002 Water
Master Plan Update and any suhsequent updates as the appropriate document for the County's
water supply planning. The SFWMD's Governing Board approved the 2005-2006 Lower West
Coast Water Supply Plan Update on July 12,2006. Therefore, Collier County had to adopt GMP
text amendments that references a Ten-Year Water Supply Facilities Work Plan by January 12,
2008 (or 18 months after the District Governing Board approved each rcgional water supply
plan) [so 163.3177(6)(c), F.S.].
Collier County adopted its 10-Year Water Supply Facilities Work Plan on Fehruary 24, 2009, hy
Ordinance No. 09-04 (DCA 09-RWSP). The adopted plan, and any subsequent updates, has
become the County's appropriate document for water supply planning. The County's 10- Year
Water Supply Facilities Work Plan contains strategies in regard to the use of altcrnative water
supply sources and lists all the alternativc water supply projects that the Collier County will
continue to develop within the 10- Year plan.
Collier County strives to use alternative water sources whenever feasible, and is proud to he one
of the leading County public utilities that have adopted alternative water supplies as a way of life
and is considered a leader in alternative water supplies in the State of Florida.
Comprehensive Plan Implementation
The Collier County Growth Management Plan contains policies that require the coordination
between the Collier County; the South Florida Water Management District; and all private held
or investor owncd utilities, as well as the need of a water supply plan that specifies strategies to
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Intergovernmental Coordination
meet future water demands of urban and agricultural uses, while taking into consideration
impacts on natural resources and the environment. In addition the GMP contains policies that
require all pertaining utilities to be consistent with the level of service standards (LOSS) that are
identified in the County's CIE.
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Intergovernmental Coordination