Ordinance 2002-54ORDINANCE NO. 02- 5,4
AN ORDINANCE AMENDING ORDINANCE NUMBER 89-05, AS
AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
FOR THE UNINCORPORATED AREA OF COLLIER COUNTY,
FLORIDA, BY: AMENDING THE FUTURE LAND USE ELEMENT,
~ /~'FUTURE LAND USE MAP AND RELATED MAPS, THE
~.~'~'~.~ ~:~" ,'.~.~ CONSERVATION AND COASTAL MANAGEMENT ELEMENT, THE
~, ~:. ::: . ..~ IMMOKALEE AREA MASTER PLAN, AND THE POTABLE WATER AND
~ '-_~,,.; SANITARY SEWER SUB-ELEMENTS OF THE PUBLIC FACILITIES
......... ~'~;-,~ ELEMENT OF THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
,~ ~ ~-"'~ TO ESTABLISH DEVELOPMENT REGULATIONS FOR THE EASTERN
'i:.-- LANDS ASSESSMENT AREA PORTION OF THE RURAL AND
~ '-~ AGRICULTURAL ASSESSMENT AREA INCLUDING CERTAIN OF THE
'~" ~ ~:"~::~ INTERIM NATURAL RESOURCE PROTECTION STUDY AREAS
LOCATED WITHIN THE EASTERN LANDS ASSESSMENT AREA AND
TO READOPT DEVELOPMENT REGULATIONS FOR THE
PROTECTION, PRESERVATION AND CONSERVATION OF NATURAL
RESOURCES FOR THE ENTIRE UNINCORPORATED AREA OF
COLLIER COUNTY, FLORIDA, ALL TO IMPLEMENT THE FINAL
ORDER OF THE ADMINISTRATION COMMISSION. ENTERED ON
JUNE 22, 1999 IN CASE NO. ACC 99-02 (DOAH CASE NO. 98-
0324GM): BY PROVIDING FOR SEVERABILITY; AND BY PROVIDING
FOR AN EFFECTIVE DATE.
Whereas, on April 6, 1996, Collier County adopted an Evaluation and
Appraisal Report (EAR) for its Growth Management Plan (GMP) as required by Section
163.3191, Florida Statutes; and
Whereas, on November 14, 1997, Collier County adopted the EAR-based amendments
to its Growth Management Plan; and
Whereas, on December 24, 1997 the Department of Community Affairs (DCA) issued its
Notice and Statement of Intent to find the County's EAR-based amendments, and to find certain
of the EAR-based Objectives and Policies to the Growth Management Plan not in compliance
as defined by Section 163.3184(1)(b), Florida Statutes; and
Whereas, following a hearing the Administrative Law Judge issued a Recommended
Order on March 19, 1999, finding the EAR-based amendments at issue in non-compliance; and
Whereas, the Administration Commission on June 22, 1999 found the EAR-based
amendments not in compliance and entered a Final Order directing Collier County to perform a
3 year Rural and Agricultural Assessment of the Growth Management Plan to identify measures
to protect agricultural areas, direct incompatible land uses away from wetlands and upland
habitat and assess the growth potential of the area; and
Whereas, the Final Order provides that the County may conduct the Assessment in
phases; and
Whereas, the County has divided the Assessment into two geographical areas, the
Rural Fringe Area and the Eastern Lands Area; and
Whereas, on August 3 and September 14, 1999 the BCC created the Rural Eastern
Lands Area Oversight Committee (ELAC) to assist in the assessment of the area of the County
commonly referred to as the Rural Eastern Lands Area; and
Whereas, the ELAC, with the collaboration of the public, and county planning and
environmental staff have completed the Assessment for the Rural Eastern Lands Area and have
developed amendments to the County's Growth Management Plan; and
Whereas, Collier County did submit this Growth Management Plan amendment to the
Department of Community Affairs for preliminary review on July 2, 2002; and
Whereas, the Department of Community Affairs did review and issue its Objections,
Recommendations and Comments Report (CRC) to these amendments to the Growth
Management Plan and transmitted the same in writing to Collier County within the time provided
by law; and
Whereas, Collier County has 60 days from receipt of this CRC Report from the
Department of Community Affairs, to adopt or adopt with changes the proposed amendments to
the Growth Management Plan; and
Whereas, Collier County has gathered and considered additional information, data and
analysis supporting adoption of these amendments, including the following: the Collier County
staff report; and the other documents, testimony and information presented and made a part of
the record at the meetings of the Collier County Planning Commission held on October ,
2002, and the Collier County Board of County Commissioners held on October 22, 2002; and
Whereas, the Collier County Planning Commission has considered the proposed Rural
Eastern Lands Assessment Area Amendments to the Growth Management Plan pursuant to the
authority granted to it by Section 163.3174, Florida Statutes, and has recommended approval of
said Rural Eastern Lands Assessment Area Amendments to the Board of County
Commissioners; and
Whereas, the Board of County Commissioners of Collier County did take action in the
manner prescribed by law and did hold public hearings concerning the adoption of these
amendments to the Growth Management Plan on October 22, 2002; and
Whereas, upon receipt of Collier County's proposed Rural Eastern Lands Assessment
Area Amendments, the DCA will review the Rural Eastern Lands Assessment Area
Amendments as set forth in Section 163.3184, Florida Statutes.
Whereas, all applicable substantive and procedural requirements of law have been met.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
SECTION ONE:
ADOPTION OF AMENDMENTS TO THE FUTURE LAND USE
ELEMENT, FUTURE LAND USE MAP AND MAP SERIES, THE
CONSERVATION AND COASTAL MANAGEMENT ELEMENT,
AND THE POTABLE WATER AND SANITARY SEWER
SUBELEMENTS OF THE PUBLIC FACILITIES ELEMENT OF
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN.
The Board of County Commissioners hereby adopts these amendments to the Future
Land Use Element, Future Land Use Map and Map series, the Conservation and
Coastal Management Element, and the Potable Water and Sanitary Sewer Subelements
of the Public Facilities Element of the Collier County Growth Management Plan attached hereto
and incorporated by reference herein as Exhibit A.
SECTION TWO: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION THREE: EFFECTIVE DATE.
The effective date of these amendments shall be the date a final order is issued by the
Department of Community Affairs or Administration Commission finding the amendments in
compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier.
No development orders or development permits dependent on these amendments may be
issued or land uses dependent on these amendments commence before they have become
effective. If a final order of noncompliance is issued by the Administration Commission, these
amendments may nevertheless be made effective by adoption of a Resolution affirming its
effective status, a copy of which Resolution shall be sent to the Department of Community
Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3rd Floor, Tallahassee, Florida
32399-2100.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this ,~,~ ~ day of (~2_~~ ,2002.
AT. TEST:
DWI~H,-F"I~.' l~'~f~K., CLERK
~, ..% ~..~ -~. ,,
Approved'as ie f0rm and legal sufficiency:
Marjori~ N~.J'~t~Jdent,' ....
Assistant County Attorney
Mk/f:\compplanrurallandsordinance02
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
JArv~N. C;O ~I=I~-A ~C I-~ff1~ I~IA N
This ordinance filed with the
Secretory of State's Office the
I_a.~ day of /~'e V. ,~
and acknowledgement_gl that
filing, received this ~b dc~v
of A/ay:.
Dm~ u~.,, C~k
STATE OF FLORIDA)
COUNTY OF COLLIER)
I, DWIGHT E. BROCK, Clerk of Courts in and for the
Twentieth Judicial Circuit, Collier County, Florida, do hereby
certify that the foregoing is a true copy of:
ORDINANCE NO. 2002-54
Which was adopted by the Board of County Commissioners on
the 22nd day of October, 2002, during Regular Session.
WITNESS my hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 31st day
of October, 2002.
Clerk
of Courts :and~'l'erk--'~ :.~ ~
County Comm~ss~one~sA.~"--~.~z ...,~, 3
By: Ellie Hof fman,
Deputy Clerk
RLSAO
Collier County Rural Lands Stewardship Area Overlay
Growth Mana.qement Plan Goals, Objectives and Policies
Approved for Transmittal by the Board of County Commissioners
June 12~ 2002
Ador)ted by the Board of County Commissioners
October 22; 2002
Goal
Collier County s==.U.s to address the Ioncl-term needs of residents and property owners
within the Immokalee Area Study boundary of the Collier County Rural and A.clricultural
Area Assessment. Collier County's .qoal is to protect a.qricultural activities~ to prevent the
premature conversion of a.qricultural land to non-a.qricultural 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 discoura,cle urban sprawl, and to encourage
development that utilizes creative land use planning techniques.
Objective
To meet the .qc~crc! .qcc! 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 ~ pr nciples of rural land stewardship as
defined in Chapter 163.3177(11)1 F.S. The Policies that will implement this Goal and Objective
are set forth below in .qroups re atin,q 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 aqriculture, 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
re.qulatory policies that ensure that land that is not voluntarily included in the Overlay by its
owners shall nonetheless meet the minimum requirements of the Final Order pertaining to
natural resource protection.
Group 1: General purpose and structure of the Collier County Rural Lands Stewardship
Area Overlay t;~.
Policy 1.1
To promote a dynamic balance of land uses in the Collier County Rural Lands
Stewardship Area (RLSA) that collectively contribute to a viable a.qricultural industry,
protect natural resources, and enhance economic prosperity and diversification, Collier
County hereby establishes the Cc!!!cr Cc'_'?.t',' Rural Lands Stewardship Area Overlay
(Overlay). The Overlay was created through a collaborative community based planninp
process involving county residents, area property owners, and representatives of
community and governmental organizations under the direction of a citizen oversight
committee.
1 10/31/2002;1:45 PM
Words underlined are additions, words ctr'Jck thrcugh are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words ~leebte
ctr'_'c!', thr'c'_'~h are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSA O
2
Policy 1.2
The Overlay protects natural resources and retains viable agriculture by promotina
compact rural mixed-use development as an alternative to Iow-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 exchanqe 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 approach1 but will complement existing local, regional, state and federal
requlatory programs.
Policy 1.3
This Overlay to the Future Land Use Map is depicted on the Stewardship Overlay Map
{Overlay Map) and applies to_..~" ~"""~*^',....-.-., ........ ...... .4_ rural designated, lands located within
the Immokalee Area Study boundary of the Collier County Rural and Agricultural Area
Assessment referred to in the State of Florida Administration Commission Final Order
No. AC-99-002. ~ The RLSA generally includes rural lands in northeast Collier
County lyinq north and east of Golden Gate Estates, north of the Florida Panther
National Wildlife Refuge and Big Cypress National Preserve, south of the Lee County
Line, and south and west of the Hendry County Linel and includes a total of
approximately I '~, ~vv .vv. 195.846 acres ,vf'" ..... v.._,'~". ^..~-'~ ., of which approximately.. . 182.334.
acres is privately owned. The Overlay Map is an adopted overlay to the Future Land Use
Policy 1.4
Except as provided in Group 5 Policies 5.! thrc'.:'.qh 5.3, there shall be no change to the
underlying density? and intensity of permitted uses and prcpc."t.y r!.qhtc of land within the
O'.'cr!x;' .^.re2 RLSA; as set forth in the Baseline Standards. as defined in Policy 1.5.
unless and until a property owner elects to utilize the provisions of the 4;~e44ey
Stewardship Credit System. It is the intent of the Overlay that a property owner will be
compensated for the voluntary stewardship and protection of important aqricultural and
natural resources. Compensation to the property owner shall occur through one of the
following mechanisms: creation and transfer of Stewardship Credits, acquisition of
conservation easements, acquisition of less than fee interest in the land, or through
other acquisition of land or interest in land through a willing seller program.
Policy 1.5
As referred to in these Overlay policies. Baseline Standards are the permitted ~
uses, density, intensity and other land development regulations assiqned to land in the
O .... '%' ^'~ RLSA by the "'^";^' r, .... ,,, m_ ..... ,~, ~a~.~ .... ~ c~,~ GMPI Collier
County Land Development Regulations and Collier County Zoning Regulations th2t ':.'crc
in effect prior to the adoption of Interim Amendments and Interim Development
Provisions '"~';~ ~ ..... ,~ -'-*,--" .... *-'-~*;^-~ cn *" ..... referenced in Final Order AC-
99-002., hcrc!?, referred ts 2c b2sc!!.".c :t2?.d=rdc. The Baseline Standards will remain in
effect for all land not subiect to the transfer or receipt of Stewardship Credits, except as
2 10/31/2002;1:45 PM
Words underlined are additions, words :truc~ thrcugh are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words
s44~le,~h-are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSA O
3
provided for in Group 5 Policies ~. No part of the O:'o?.%' ~ro.qmm
Stewardship Credit System shall be imposed upon a property owner without that owners
consent.
Policy 1.6
Stewardship Credits (Credits} are created from any lands within the Ov__.rl:',' P. ro2 RLSA
that are to be kept in permanent aqriculture, open space or conservation uses. These
lands will be identified as Stewardship Sending Areas or SSAs. All privately owned lands
within the Ovor!:¥ .^.roe RLSA are a candidate for desiqnation as a SSA. Land becomes
designated as a SSA upon petition by the property owner seeking such designation and
the adoption of a resolution by the Collier County Board of County Commissioners
(BCC}, which acknowledges the property owner'~s request for such designation and
assi.qns Stewardship Credits or other compensation to the owner for such designation.
Collier County will update the Overlay Map to delineate the boundaries of each approved
SSA.. S~ch upd"toc Designation as an SSA shall be administrative and shall not
require an amendment to the Growth Management Plan, but shall be retroactively
incorporated into the adopted Overlay Map during the EAR based amendment process
when it periodically occurs. A Stewardship Agreement shall be developed that identifies
those allowable residential densities and other land uses which remain. Once land is
designated as a SSA and Credits or other compensation is granted to the owner, no
fu ....... ncrease in density or additional uses unspecified in the ~ ^ ........ *
Stewardship Agreement shall be allowed on such property.
Policy 1.7
The range of Stewardship Credit Values is hereby established using the specific
methodology set forth on the Stewardship Credit Worksheet (Worksheet}, incorporated
herein as Attachment A. This methodology and related procedures for SSA designation
will also be adopted as part of the Stewardship Overlay District in the Collier County
Land Development Code (LDC}. Such procedures shall include but not be limited to the
following: (1) all Credit transfers shall be recorded with the Collier County Clerk of
Courts: (2) a covenant or perpetual restrictive easement shall also be recorded for each
SSA. shall run with the land and shall be in favor of Collier County, Department of
Environmental Protection. Department of Agriculture and Consumer ServicesT. South
Florida Water Management District, or a recognized statewide land trust; and (3) for
each SSA, the Stewardship Agreement will identify the specific land management
measures that will be undertaken and the party responsible for such measures.
Policy 1.8
SSP. c 2to d!ffo:or.t!:tcd bsccd on tho The natural resource value of tho land within the
RLSA is ae measured by the Stewardship Natural Resource Index (Index} set forth on
the Worksheet ~..4 b',' *~ .......... ;";"~ 3~ *~ '~ '~" .... ;~q *~ * .... *~' ~ ~'~;*~
Attsshmo~t B. The Index establishes the relative natural resource value by obiectivel~
measuring six different characteristics of land and assigning an index factor based on
each characteristic. The sum of these six factors is the Index value for the land. Both
the characteristics used and the factors assigned thereto were established after review
3 10/31/2002; 1:45 PM
Words underlined are additions, words str'.:'ok through are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words ~
ctr'_'c!', thrc'_'gh are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSAO
and analysis of detailed information about the natural resource attributes of land within
the RLSA so that development could be directed away from important natural resources.
The six characteristics measured are: Stewardship Overlay Designation. Sendinp. Area
Proximity. Listed Species Habitat, Soils/Surface Water. Restoration Potential, and Land
Use/Land Cover.
Policy 1.9
A Natural Resource Index Map Series (Index Map Series) indicates the Natural
Resource Stewardship Index value for all land within the RLSA.. Credits from any lands
desiqnated as SSAs, will be based upon the Natural Resource Index values in effect at
the time of designation. Any change in the nst'.:'r2! recou."co characteristics of land due
to alteration of the land prior to the establishment of a SSA that either increases or
decreases any Index Factor will result in an adiustment of the factor values and a
corresponding adiustment in the credit value. The Index and the Index Map Series are
adopted as a part of the RLSA Overlay.
Policy 1.10
In SSAs, the .qreater the number of uses eliminated from the property, and the hiqher the
natural resource value of the land, the higher the priority for protection, the greater the
level of Credits that are generated from such lands, and therefore the greater the
incentive to participate in the ~ Stewardship Credit System and protect the natural
resources of the land.
Policy 1.11
The Land Use Matrix. Attachment B, lists uses Uccc and activities allowed under
c.~-~^,,~* .... ~ ~-,-'-'~ !?. "- ...... ' "~*'~* the A. Rural Accricultural Zonin(] District within the
Overlay. These uses are grouped together in one of eight separate layers in the Matrix.
Each layer is discrete and cc?. "^ "^'""*^'~ ~ .... *~-*;~- er ....... ' b',' *" ........
.hcwc'.'er !c','ere shall be removed sequentially and cumulatively in the order presented in
the Matrix, starting with the residential layer (layer one) and ending with the conservation
layer (layer eiqht). If a layer is removed, all uses and activities in that layer are
eliminated and are no Ionqer available te thc prepert;' e::'?.er. Each layer is assigned a
percentage of a base credit in the Worksheet. The assigned percentage for each layer to
be removed is added together, and then multiplied by the ."'~*._._.-.'.
Index value on a per acre basis to arrive at a total Stewardship Credit Value of the land
being designated as a SSA.
Policy 1.12
Credits can be transferred only to lands within the Gace~i~,~ RLSA that meet the
defined suitability criteria and standards.=whieh=e~ set forth in Group 4 Policies 4~
threuqh ~.. !5. Such lands shall be known as Stewardship Receiving Areas or SRAs.
4 10/31/2002;1:45 PM
Words underlined are additions, words str'.-'ck thrcugh are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words ~
str'.:s?, throu;h are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSAO
5
Policy 1.13
The procedures for the establishment and transfer of Credits and SRA designation are
set forth herein and will also be adopted as a part of a Stewardship District ef in the LuC
(District). LDRs creating the Thc District will be adopted ncr Icier thc.-, c!:'. mcnthc crier
within one (1) year from the effective date thct thc O;'cr!c'/become: cff__.ct!'.'c of this
Plan amendment.
Policy 1.14
Stewardship Credits will be exchan,qed for additional residential or non-residential
entitlements in a SRA on a per acre basis, as described in Policy 4.18. Stewardship
density and intensity will thcrcfcrc thereafter differ from the b2cc!!~c ctcndcrd Baseline
Standards dc~c!t',' ~¢ c.-.c ' '";+ per fi'.'-'_ ....... ." ;-*'--~;*',' *~'~' lc ""~""~-'~ +~ "'^_ '~'~ ~"'
.~.^ r-~,,-'~, r. .... ,,. ,~_ .... ,.~. ~A ........ , o,~- ~AD~ The assianment or use ct
Stewardship Credits shall not require a Grc':.'th .M. xnx.~cmcnt P!xn GMP Amendment.
Policy 1.15
Land becomes designated as an SRA upon the adoption of a resolution b.v the Collier
County Board of County Commissioners (BCC) approving the petition by the property
owner seeking such designation. Any chan,qe in the residential density or non-residential
intensity of land use' on a parcel of land located within a SRA shall be specified in e the
resolution '¢.'h!ch for!cote reflecting the total number of transferable Credits assigned to
the parcel of land. Density and intensity within the 0V3;!2¥ .~..~32 RLSA or within an SHA
shall not be increased beyond the '~^~' .... ;"*"~:~" ~" .....~ ' '~'~' *~'^ ~'~'"~
ctc~dcrdc Baseline Standards except throu.qh the ccc cf thc O'.'crlc;' c?.d. provisions of
the Stewardship Credit System, the Affordable Housing Density Bonus as referenced in
the Density Rating System of the FLUE, and the density and intensity blending provision
of the Immokalee Area Master Plan.
Policy 1.16
Stewardship Receivin.q Areas will accommodate uses that utilize creative land use
planninq techniques and Credits shall be used to facilitate the implementation of
innovative and flexible development strate.qies described in Chapter 163.3177 (11}, F.S.
and 9J-5.006f5)fl!._
Policy 1.17
Stewardship Credits may be transferred between different ew¢~ parcels or within
/~', ,-*--~-~ [~arcel, subject to compliance with all applicable
, ,~""-'-'~ ~"' a single ow.-.cr, ..........
provisions of these policies. Residential clustering shall onl~ occur within the RLSA
through the use of the Stewardship Credit System. and other forms of residential
clustering shall not be permitted. A~ Credit trc~cfcrc chc~ bc recorded '.':~th thc
5 10/31/2002;1:45 PM
Words underlined are additions, words~.,"* .... ~,.~' *~',, ,, ..... ~.~,~-, are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words
~.~i~.-~.eu~,~are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSAO
6
Policy 1.18
A blend of Local, State, Federal and private revenues, such as but not limited to Florida
Forever, Federal and State conservation and stewardship programs, foundation grants,
private conservation orqanizations, local option taxes, general county revenues, and
other monies can auqment the Stewardship program through the acquisition of
conservation easements, Credits, or land that is identified as the highest priority for
natural resource protection, including, but is not limited to, areas identified on the
Overlay Map as Flow way Stewardship Areas (FSAs), Habitat Stewardship Areas
(HSAs), Water Retention Areas (WRAs) and land within the Big Cypress Area of Critical
State Concern (ACSC).
Policy 1.19
All local land or easement acquisition programs that are intended to work within the
£tc'::crdch!; RLSA Overlay shall be based upon a w Iling participant/seller approach. It
is not the intent of Collier County to use eminent domain acquisition within this system.
Policy 1.20
The County may elect to acquire Credits through a publicly funded program, using
sources identified in Policy 1.1 8. Should the County pursue this option, it shall establish
a Stewardship Credit Trust to receive and hold Credits until such time as they are sold,
transferred or otherwise used to implement uses within Stewardship Receiving Areas.
Policy 1.21
The incentive based Stewardship Credit system relies on the pro!ected demand for
Credits as the primary basis for permanent protection of flowways, habitats and water
retention areas. The County recognizes that there may be a lack of significant demand
for Credits in the early years of implementation, and also reco.a, nizes that a public benefit
would be realized by the early desi.a, nation of SSAs. To address this issue and to
promote the protection of natural resources, the implementation of the Overlay will
include an early entry bonus to encourage the voluntary establishment of SSAs within
the O'.'cr!2;' .^,rc~ RLSA. The bonus shall be in the form of an additional one half
Stewardship Credit per acre of land designated as a ~HSA ~ located outside
of the ACSC and one-half Stewardship Credit per acre of land desig, nated as HSA
located inside the ACSC. The early entry bonus shall be available for *~"",-~,~, five years
from the effective date of the adoption of the O:'cr!c;' D!ctr!ct Stewardship Credit System
in the LDC, , ,'~
.^.CSC. The early desi.qnation of SSAs, and resulting protection of flowways, habitats.
and water retention areas does not require the establishment of SRAs or otherwise
require the early use of Credits, and Credits .a. enerated under the early entry bonus may
be used after the termination of the bonus period. The maximum number of Credits that
can be generated under the bonus is 27,000 Credits. and such Credits shall not be
transferred into or used within the ACSC.
6 10/31/2002;1:45 PM
Words underlined are additions, words ctruck through are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words deubJ, e
ctrucl', thrc'_'~h are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSAO
7
Policy 1.22
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 .vet to be tested in actual implementation. A
comprehensive review of the St:w:rdch!; 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, Obiective and Policies set forth herein. ~'he specific
measures of review shall be as follows:
1. The amount and location of land designated as FSAs, HSAs, WRAs and other
SSAs.
2. The amount and location of land designated as SRAs.
3. The number of Stewardship Credits generated, assigned or held for future use.
4. A comparison of the amount, location and type of Agriculture that existed at the'
time of the Study and time of review.
5. The amount, location and type of land converted to non-agricultural use with and
without participation in the Stewardship ~ Credit System since its
adoption.
6. The extent and use of funding provided by Collier County and other sources of
Local, State, Federal and private revenues described in Policy 1.18.
7. The amount, location and type of restoration through participation in the
Stewardship prc..qrcm Credit System since its adoption.
8. The potential for use of Credits in urban areas.
Group 2 - Policies to protect a.qricultural lends from premature conversion to other uses
and continue the viability of a.clricultural production throu,clh the Collier County Rural
Lands Stewardship Area Overlay.
Policy 2.1
Agriculture lands will be protected from premature conversion to other uses by creating
incentives that encourage the voluntary elimination of the property owner's riqht to
convert agriculture land to non-agricultural uses in exchange for compensation as
described in Policy 1.4 and by the establishment of SRAs as the form of compact rural
development in the RSLA Overlay. Analysis has shown that SRAs will allow the
projected population of the RLSA in the Horizon .year of 2025 to be accommodated on
approximately 10% of the acreage otherwise required if such compact rural development
were not allowed due to the flexibility afforded to such development. The combination of
stewardship incentives and land efficient compact rural development will minimize two of
the primary market f~¢tors that cause premature conversion of agriculture. ~
7 10/31/2002;1:45 PM
Words underlined are additions, words struck thrcugh are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words elea4Ce
ctrus?, thr3u;h are deletions from the GoaLs, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSA O
8
Policy 2.2
A.qricUlture lands protected through the use of Stewardship Credits shall be designated as
Stewardship Sending Areas (SSAs) as described in Policy 1.6. The protection measures
for SSAs are set forth in Policies 1.6. 1.7 and 1.17.
Policy 2.3
D., , .... ~ '""'"'° Within one (1~ vear from the effective date of these amendments. Collier
County will establish an Agriculture Advisory Council comprised of not less than five nor
more than nine appointed representatives of the a.qriculture industry, to advise the BCC
on matters re atin.q to A.qriculture. The Agriculture Advisory Council (AAC) will work to
identify opportunities and prepare strateqies to enhance and promote the continuance,
expansion and diversification of aqriculture in Collier County. The AAC will also identify
barriers to the continuance, expansion and diversification of the agricultural industry a~d
will prepare recommendations to eliminate or minimize such barriers in Collier County.
The AAC will also assess whether z~:z!z! c.':__.s;.tis."..exceptions from standards for
business uses related to agriculture should be allowed under an administrative permit
process cub:,cct +.v ..... vl-.-v~"~"~" v~'l'~l~'~'~_. ~1 and make recommendations to the BCC.
Policy 2.4
The BCC will consider the recommendations of the AAC and facilitate the implementation
of strateqies and recommendations identified by the ACC that are determined to be
appropriate.,_,,°" ~_.' .... .~ ~., _v~'~""-'", ..... '~'~ The BCC may adopt amendments to the
Dc'.'clc;mc?.t Gcdc LDC that m:',' bc rcq'.;'!r:d to implement policies that support
agriculture activities.
Policy 2.5
S!~:c :.qr!__.'.:'!t'_':c Agriculture is ~ an important aspect of Collier County's quality of life
and economic we I-bein.q., ~qr!~'.:'!t'_'r~ ;"" ~'~ .... "??.~t!':!t;' ;~ *~'~ '~ .... '^.q""~' '~' .... ~
D!ctr!ct :.".d Agricultural activities shall be protected from duplicative regulation as
provided by the Florida Right-to-Farm Act.
Policy 2.6
Notwithstanding the special provisions of Policies ~.~, 3.9~ and 3.10, nothing herein, .--~.~.
or in the implementing L~G -r21ct;!ot LDRs, shall restrict lawful a.qricultural activities on
lands within the O'.'cr!??.¥ .".r~: RLSA that have not been placed into the Stewardship
pro~ram b',' rcq'.:'czt ~ "' ....... ~ .........
Group 3 - Policies to protect water quality and quantity and maintain the natural water
re.clime, as well as listed animal and plant species and their habitats by directin.q
incompatible uses away from wetlands and upland habitat throu.clh the establishment of
Flow way Stewardship Areas~ Habitat Stewardship Areas, and Water Retention Areas,
where lands are voluntarily included in the Rural Lands Stewardship Area prooram.
8 10/31/2002;1:45 PM
...... ~., are delehons from the Goals, Objectives and
Words underlined are additions, words struc?. *~' ..... ~' '
Policies in effect prior to the date of adoption. Words double underlined are additions, words ~
e~.uek~t4~,~i~are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSA O
9
Policy 3.1
Protection of water quality and quantity, and the ~ maintenance of the natural
water regime shall occur throuqh the establishment of Flowway Stewardship Areas
(FSAs), as a to3! SSAs within the Stc'::~rdch!p RLSA Overlay ~. FSAs are
delineated on the R'~r~! L~d: St3'.-:~r~ch!p Overlay Map and contain approximately
31,000 31.1 00 acres. FSAs are primarily privately owned wetlands that are located within
the Camp Keais Strand and Okaloacoochee Slough. These lands form the primary
wetland flowwa.v systems in the RLSA. The Overlay provides an incentive to permanently
protect FSAs by the creation and transfer of Credits. elimination of incompatible uses,
and establishment of protection measures described in Group 1 Policies. Not all lands
within the delineated FSAs are comparable in terms of their natural resource value:
therefore the Index shall be used to differentiate higher value from lower value lands for
the purpose of Overlay implementation. Analysis of the Index Map Series shows that FSA
lands score within a range of 0.7 to 2.4: approximately 96% score greater than 1.2 while
4% score 1.2 or less. The average Index score of FSA land is 1.8.
Policy 3.2
Listed animal and plant species and their habitats shall be protected throu.qh the
establishment of Habitat Stewardship Areas (HSAs), as a4ee~ SSAs within the
Stcv.'crdch!; RI.SA Overlay ~. HSAs are delineated on the R'Jrc! L2~:
Stc-.':2r~ch!p Overlay Map and contain approximately ~ 40.000 acres. HSAs are
privately owned agricultural areas, which include both areas with natural characteristics
that make them suitable habitat for listed species and areas without these characteristics.
These latter areas are included because they are located contiguous to habitat 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
described in Group 1 Policies. Not all lands within the delineated HSAs are comparable in
terms of their habitat value; therefore the Index shall be used to differentiate higher value
from lower value lands for the purpose of Overlay implementation. Analysis of the Index
Map Series shows that HSA lands score within a range of 0.6 to 2.2. There are
approximately 13,800 acres of cleared agricultural fields located in HSAs. The average
Index score of HSA designated lands is 1.3. however the average index score of the
naturally ve.qetated areas within HSAs is 1.5.
Policy 3.3
Further protection for surface water quality and quantity shall be throuqh the
establishment of Water Retention Areas (WRAs), as ~ SSAs within the Stc':::rdch!p
RLSA Overlay S;'ct3m. WRAs are delineated on the Ruts! L2?.dc Stc:'::rd:h!F. Overlay
Map and contain approximately ! ~,00O 18.200 acres. WRAs are privately owned lands
that have been permitted by the South Florida Water Management District to function as
agricultural water retention areas. In many instances, these WRAs consist of native
wetland or upland vegetation: in other cases they are excavated water bodies or may
contain exotic vegetation. The Overlay provides an incentive to permanently protect
WRAs by the creation and transfer of Credits. elimination of incompatible uses. and
establishment of protection measures described in Group I Policies. Not all lands within
9 10/31/2002;1:45 PM
Words underlined are additions, words~.. -* .... .~,.~' *~'., ,. ..... ~.~,~'. are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoPtion. Words double underlined are additions, words ~
~,~.~t~,~re deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSA O
10
the delineated WRAs are comparable in terms of their natural resource value: therefore
the Index shall be used to differentiate higher value from lower value lands for the
purpose of Overlay implementation. Analysis of the Index Map Series shows that WRA
lands score within a range of 0.6 to 2.4: approximately 74% score greater than 1.2 while
26% score 1.2 or less. The average Index score of WRA land is 1.5.
Policy 3.4
~ ...... ~ ~;---*;~- Public and private conse~at{on areas exist in the RLSA and se~e
to protect natural resources, Corkscrew Marsh and Oka{oacoochee S{ouuh State F.orest
include approximately 13,500 acres. Analysis shows that they score within an Index
ran.cie of 0.0 to 2.2; with an average Index score of 1.5, Because these existing public
areas, and any private conservation areas, are already protectedr, they are not delineated
as SSAs and are not elioible to ~enerate Credits. but do serve an important role in
meetino the Goal of the RLSA.
Policy 3.5
Residential uses, General Conditional uses, Earth Mining and Processing Uses ~
....... ~,-'~,~ '~' .... ~ and Recreational Uses (layers 1-4) as listed in the Matrix shall be
eliminated in FSAs in exchange for compensation to the property owner as described in
Policy 3.7 3.8. Conditional use essential services and governmental essential services.
other than those necessary to serve permitted uses or for public safety, shall only be
allowed in FSAs with a Natural Resource Stewardship Index value of 1.2 or less. Where
practicable, directional-drilling techniques and/or previously cleared or disturbed areas
shall be utilized for oil and gas extraction in F'SAs in order to minimize impacts to native
habitats. Other layers may also be eliminated at the election of the property owner in
exchange for compensation. The elimination of the Earth Mining layer shall not preclude
the excavation of lakes or other water bodies if such use is an integral part of a
restoration or mitigation program within a FSA.
Policy 3.6
Residential '_'sss Land Uses (ac I~7~: !) listed in the Matrix shall be eliminated in Habitat
Stewardship Sending Areas in exchange for compensation to the property owner as
described in Policy 9~-3.8. Other layers may also be eliminated at the election of the
property owner in exchange for compensation.
1 0 10/31/2002;1:45 PM
Words underlined are additions, words ctruc~ thrcuGh are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words ~
ctru:!', thrc'_';h ~re deletions from the Goals, Qbjectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSA O
11
Policy 3.7
General Conditional Uses, Earth Mining and Processing Uses, and Recreational Uses
shall be allowed only on HSA lands with a Natural Resource Stewardship Index value of
1.2 or less. Conditional use essential services and qovernmental essential serviCeSr.
other than those necessary to serve permitted uses or for public safety,, shall only be
allowed in HSAs with a Natural Resource Stewardship Index value of 1.2 or less.
Asphaltic and concrete batch making plants are prohibited in all HSAs. Where
practicable, directional-drilling techniques and/or previously cleared or disturbed areas
shall be utilized for oil and gas extraction in HSAs in order to minimize impacts to native
habitats. In addition to the requirements imposed in the LDC for approval of a Condition,al
Use, such uses will only be approved upon submittal of an ElS c~b~,zzt tz a cz.-.d!tlc~a!
ucc a~;'.rc'.'a! ~"'_, "'~";~' .............. "' .... *,; which demonstrates that c earing of native vegetation has
been minimized~and that such uccc the use will not significantly and adversely impact
listed species and their habitats or that z'zzh '_'cc, and the use will not significantly and
adversely impact aquifers. As an alternative to the foregoino, the applicant may
demonstrate that such use is an integral part of=a an approved restoration or mitigation
program ':.'!th!.-. a HS.~.. Golf Course desiqn, construction, and operation in any HSA shall
comply with the best management practices of Audubon International's va.qr. ..... Gold
Program and the Florida Department of Environmental Protection. Compliance with the
fol owing rcccmmcr, dcd standards shall be considered by Collier County as meeting the
requirement for minimization of impact:
· Clearing of native veqetation shall not exceed ~ 15% of the native
vegetation on the parcel.
· Areas previouslv cleared shall be used preferentially to native veqetated
areas.
· Buffering to Conservation Land shall comply with Policy 4.13.
Policy ~3-.~3.8
Compensation to the property owner """',~,,~J may occur through one or more of the
fol owing mechanisms: creation and transfer of Stewardship Credits, acquisition of
conservation easements, acquisition of less than fee interest in the land, or throuqh other
acquisition of land or interest in land through a willing seller pro.qram.
Policy 3.9
Agriculture will continue to be a permitted use and its supporting activities will continue to
be permitted as conditional uses within FSAs and HSAs; pursuant to the Agriculture
Group classifications described in the Matrix. The Ag 1 group includes row crops, citrus,
11 10/31/2002;1:45 PM
Words underlined are additions, words ctr'~'c~ thrc'JGh are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words ~c'~5!~
r,~e,~lAr, e,u~are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSA O
12
specialty farms, horticulture, plant nurseries, improved pastures for grazing and ranching,
aquaculture and similar activities, including related agricultural support uses. In existing
Ag 1 areas within FSAs and HSAs, all such activities are permitted to continue, and may
convert from one type of Agriculture to another and expand to the limits allowed by
applicable permits. Once the Stewardship ~ver4a~ Credit System is utilized and an owner
receives compensation as previously described, no further expansion of Ag 1 will be
allowed in FSAs and HSAs beyond existing or permitted limits within property subiect to a
credit transfer.
Policy 3.10
Ag 2 includes unimproved pastures for grazing and ranching, forestry and similar
activities, including related agricultural support uses. In existinq Ag 2 areas within FSAs
and HSAs, such activities are permitted to continue, and may convert from one type of
Agriculture to another and expand to the limits allowed by applicable permits. Once the
Stewardship ~ Credit S.vstem is utilized and an owner receives compensation as
previously described, no further expansion of Ag 2 or conversion of Ag 2 to A.q 1 will be'
allowed in FSAs or HSAs beyond existing or permitted limits within property subiect to a
credit transfer.
Policy 3.11
In certain locations there may be the opportunity for flowway or habitat restoration.
Examples include, but are not limited to, locations where flowways have been constricted
or otherwise impeded by past activities, or where additional land is needed to enhance
wildlife corridors. Priority shall be given to restoration within the Camp Keais Strand FSA
or contiguous HSAs. Should a property owner cf s'.:'__.h !~?.d be willing to dedicate land for
restoration activities within the Camp Keais Strand FSA or contiguous HSAs.. four
additional Stewardship Credits shall be assigned for rcct~r~tlc~ "~" '^
b:c!c, each acre of land so dedicated. An additional two Stewardship Credits shall be
assig, ned for each acre of land dedicated for restoration activities within other FSAs and
HSAs. The actual implementation of restoration improvements is not required for the
owner to receive such credits and the costs of restoration shall be borne by the
governmental agency or private entity undertaking the restoration. Should an owner also
· :c!'J?.tc~r t~ '_'.-.d~.'t.~!'.~ complete restoration improvements, this ..m~',' b~ rc'.-.'~rd~d ':.'!th
~dd!t!c.".~! Orcd!tc. shall be rewarded with four additional Credits for each acre of restored
land upon demonstration that the restoration met applicable success criteria as
determined by the permit agency authorizing, said restoration. This polic.v does not
preclude other forms of compensation for restoration, or which ma.v be addressed
through public-private partnership agreement such as a developer contribution a.qreement
or stewardship agreement between the parties involved. In
Ko~!s Str~?.d. The specific process for assignment of additional restoration credits shall
be included in the Stewardship District of the LDC.
12 10/31/2002;1:45 PM
Words underlined are additions, words :truc~ thrcugh are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words
~re deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSA O 13
Policy ~ 3.12
Based on the data and analysis of the Study, FSAs, HSAs, c.".d WRAs, and existino
public/private conservation land include the land appropriate and necessary to
accomplish the ~ Goal pertaining to natural resource protection. To further direct
other uses away from and to provide additional incentive for the protection, enhancement
and restoration of the Okaloacoochee Slough and Camp Keais Strand, all land within 500
feet of the delineated FSAs that comprise the Slough or Strand that is not otherwise
included in a HSA or WRA shall receive the same natural index score (.~ 0.6) that a HSA
receives if such property is designated as a SSA and retains only agricultural,
recreational and/or conservation layers within the matrix.
Policy a=_=_=_=_=_=_=_=_=_~4 3.13
Water Retention Areas (WRAs) as generally depicted on the Overlay Map have been
permitted for this purpose and will continue to function for surface water retention,
detention, treatment and/or conveyance, in accordance with the South Florida Water
Manaqement District (SFWMD) permits applicable to each WRA. WRAs can also be
permitted to provide such functions for new uses of land allowed within the Overlay.
WRAs may be dcc!q,",ctcd 2c S£.^.c, c?.d mc;' be incorporated into a SRA master plan ae
dcccr!bcd !n Pc!!c;' ~..5 to provide water management functions for properties within such
SRA, but are not required to be designated as a SRA in such instances. WRA boundaries
are understood to be approximate and are subiect to refinement in accordance with
SFWMD permittinq.
Policy ~ 3.14
During permitting to serve new uses, additions and modifications to WRAs may be
required or desired, includinq but not limited to changes to control elevations, discharge
rates, storm water pre-treatment, grading, excavation or fill. Such additions and
modifications shall be allowed subiect to review and approval by the SFWMD in
accordance with best management practices. Such additions and modifications to WRAs
shall be designed to ensure that there is no net loss of habitat function within the WRAs
unless there is compensating miti.qation or restoration in other areas of the Overlay that
will provide comparable habitat function. Compensating mitigation or restoration for an
impact to a WRA contiquous to the Camp Keais Strand or Okaloacoochee Slouqh shall
be provided within or ~.d;,cccnt contiguous to that Strand or Slough.
13 10/31/2002;1:45 PM
Words underlined are additions, words struck thrcugh are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words dcublc
ctr'.:c?, thr:'-'gh are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSA O 14
Group 4- Policies to enable conversion of rural lands to other uses in appropriate
locations, while discoura_~in_~ urban sl=rawl, and encoura.qin.q development that utilizes
creative land use plannin.q techniques by the establishment of Stewardship Receivin.q
Areas.
Policy 4.1
Collier County will encourage and facilitate tho cctab!!chmcnt cf uses that enable
economic prosperity and diversification of the economic base of the ~ RLSA.
Collier County will also encourage development that utilizes creative land use planning
techniques~ and w!llv..vv_._.,~ ............ _.._'~ '~^""'~*^._v. ..... v facilitates a compact form of development to
accommodate population growth by the establishment of Stewardship Receiving Areas
(SRAs). Incentives to encoura.qe and support the diversification and ~ vitality
of the rural economy such as flexible development regulations, expedited permitting
review, and targeted capital improvements shall be incorporated into the LDC
Stewardship District.
Policy 4.2
All privately owned lands within the ""v. v.._,'"" ."..v_ ...... _. _ a ~ ~'-'~'-'~*^ w.._.__._ RLSA which meet the
criteria set forth herein are eligible for designation as a SRA, except land
delineated as a
WRA or land ~,~^~" .... *;'=-~ "-^ "' .... '~" that has been designated as a Stewardship
Sendinq Area. Land proposed for SRA desiqnation shall meet the suitability criteria and
other standards described in Group 4 Policies ~ -' *" ..... "~ * ~ Due to the Iona-term
vision of the RLSA Overlay, extending to a horizon year of 2025. and in accordance with
the guidelines established in Chapter 163.3177 (11) F,S., the specific location., size and
composition of each SRA cannot and need not be predetermined in the GMP. In the
RLSA Overlay. lands that are eligible to be designated as SRAs generally have similar
physical attributes as they consist predominately of agriculture lands which have been
cleared or otherwise altered for this purpose. Lands shown on the Overlay Map as eli.a, ible
for SRA desi.qnation include approximately 74,500 acres outside of the ACSC and 18.300
acres within the ACSC. Approximately 2% of these lands achieve an Index score greater
than 1.2. Because the Overlay requires SRAs to be compact, mixed-use and self
sufficient in the provision of services, facilities and infrastructure, traditional Iocational
standards normally applied to determine development suitability are not relevant or
applicable to SRAs. Therefore the process for designating a SRA follows the principles of
the Rural Lands Stewardship Act as further described herein.
Policy 4.3
Land becomes designated as a SRA upon petition by a property owner to Collier County
seeking, such desi.qnation, and the adoption of a resolution by the r-,,m,-.~...~. ,-,~_. .. ,,., _~_._~^~"~ v.~'
.................. ,.BCC~rant~n.q the designation. The petition shall include a SRA
master plan as described in Policy 4.5. The basis for approval shall be a finding of
consistency with the policies of the Overlay, including required suitability criteria set forth
herein, compliance with the LDO Stewardship District, and assurance that the applicant
has acquired or will acquire sufficient Stewardship Credits to implement the SRA uses.
14 10/31/2002;1:45 PM
Words underlined are additions, words struck through are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words
ctr'.:'cP, thm"gh are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSA O 1 D
Within one year from the effective date of this amendment. Collier County shall adopt LDC
amendments to establish the procedures and submittal requirements for designation as a
SRA; to include provisions for consideration of impacts, including environmental and
public infrastructure impacts, and provisions for public notice of and the opportunity for
public participation in any consideration by the BCC of such a designation.
Policy 4.4
Collier County will update the Overlay Map to delineate the boundaries of each approved
SRA. Such updates shall not require an amendment to the Growth Manaqement Plan, but
shall be retroactively incorporated into the adopted Overlay Map during the EAR based
amendment process when it periodically occurs.
Policy 4.5
TO address the specifics of each SRA. a A-,master plan of each SRA will be prepared and
submitted to Collier County as a part of the petition for designation as a SRA. The master
plan will demonstrate that the SRA complies with all applicable policies of the Overlay and
the LDC Stewardship District and is designed so that incompatible land uses are directed
away from wetlands and critical habitat identified as FSAs and HSAs on the Overlay Map.
Policy 4.6
SRA characteristics ~ shall be based upon innovative ~ planning and
development strateqies eleeer.4~ referenced in Chapter 163.3177 (11), F.S. and 9J-5.
006(5)(I).These planning strategies and techniques include urban villages: new towns.
satellite communities, area-based allocations, clustering and open space provisions, and
mixed-use development that allow the conversion of rural and ag. ricultural lands to other
uses while protecting environmentally sensitive areas, maintaining the economic viability
of agricultural and other predominantly rural land uses. and providing for the cost-efficient
delivery, of public facilities and services. Such development strategies are recognized as
methods of discouraaina urban sprawl. -n. .... .',4,,.~.-~, ....... ;*" '~-~ !r.s!ud3c, ~'''* i~
lira!tod to, * ....... '~ '.'i[!:q3 ~^"* ...... ill:~cc ~"" ~"'~ ~""" -'-"^
15 10/31/2002;1:45 PM
~1~ ~,-~, ,~,~ '
Words underlined are additions, words str'.-'ck ......~,, are delehons from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words dcubl3
ctr'_':!: through are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSA O 16
Policy 4.7
There are four specific forms of SRA permitted within the Overlay. These are Towns.
Villages, Hamlets. and Compact Rural Development (CRD). The Characteristics of
Towns, Villages, Hamlets, and CRD are set forth in Attachment C and are generally
described in Policies 4.7.1; 4.7.2; 4.7.3 and 4.7.4. Collier County shall establish more
specific regulations, guidelines and standards within the LDC Stewardship District to
guide the design and development of SRAs to include innovative planning and
development strategies as set forth in Chapter 163.3177 (11). FS and 9J-5.006(5)(I). The
size and base density of each form shall be consistent with the standards set forth on
Attachment C. The maximum base residential density as set forth in Attachment C may
only be exceeded through the density blending process as set forth in density and
intensity blending provision of the Immokalee Area Master Plan or through the affordable
housin.q density bonus as referenced in the Density Rating System of the Future Land
Use Element. The base residential density is calculated by dividing the total number of
residential units in a SRA by the overall area therein. The base residential density does
not restrict net residential density of parcels within a SRA. The location, size and density
of each SRA will be determined on an individual basis during the SRA designation review
and approval process.
4.7.1 Towns are the largest and most diverse form of SRA. with a full ranc~e of housinc~
types and mix of uses.Towns have urban level services and infrastructure which support
development that is compact, mixed use, human scale; and provides a balance of land
uses to reduce automobile trips and increase livability. Towns shall be not less than
1,000 acres or more than 4.000 acres and are comprised of several villages and/or
neighborhoods that have individual identity and character. Towns shall have a mixed-use
town center that will serve as the focal point for community facilities and support services.
Towns shall be designed to encourage pedestrian and bicycle circulation by including an
interconnected sidewalk and pathway system serving all residential neighborhoods.
Towns shall have at least one community park with a minimum size of 200 square feet per
dwelling unit in the Town. Towns shall also have parks or public .qreen spaces within
neighborhoods. Towns shall include both community and neighborhood scaled retail and
office uses, in a ratio as provided in Policy 4.15. Towns may also include those
compatible corporate office and light industrial uses as those permitted in the Business
Park and Research and Technology Park Subdistricts of the FLUE. Towns shall be the
preferred location for the full range of schools, and to the extent possible; schools and
parks shall be located adjacent to each other to allow for the sharing of recreational
facilities. Design criteria for Towns shall be included in the LDC Stewardship District.
Towns shall not be located within the ACSC.
4.7.2 Villages are primarily residential communities with a diversity of housino types
and mix of uses appropriate to the scale and character of the particular village. Villages
shall be not less than 100 acres or more than 1.000 acres. Villages are comprised of
residential neighborhoods and shall include a mixed-use village center to serve as the
focal point for the community's support services and facilities. Villages shall be designed
to encourage pedestrian and bicycle circulation by including an interconnected sidewalk
16 10/31/2002;1:45 PM
Words underlined are additions, words struck thrcuGh are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words
ctru_'c!', thrcu?,h are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSAO 17
and pathway system serving all residential neighborhoods. Villages shall have parks or
public green spaces within neighborhoods. Villages shall include neighborhood scaled
retail and office uses. in a ratio as provided in Policy 4.15. Villages are an appropriate
location for a full range of schools. To the extent possible, schools and parks shall be
located ad!acent to each other to allow for the sharing of recreational facilities. Design
criteria for Villages shall be included in the LDC Stewardship District.
4.7.3 Hamlets are small rural residential areas with primarily single-family housing and
limited range of convenience-oriented services. Hamlets shall be not less than 40 or more
than 100 acres. Hamlets will serve as a more compact alternative to traditional five-acre
lot rural subdivisions currently allowed in the baseline standards. Hamlets shall have a
public green space for neighborhoods. Hamlets include convenience retail uses. in a ratio
as provided in Attachment C. Hamlets may be an appropriate location for pre-K through
elementary schools. Design criteria for Hamlets shall be included in the LDC Stewardship
District. To maintain a proportion of Hamlets to Villages and Towns, not more than 5
Hamlets, in combination with CRDs of 100 acres or less, may be approved as SRAs prior
to the approval of a Village or Town. and thereafter not more than 5 additional Hamlets, in
combination with CRDs of 100 acres or less. ma.v be approved for each subsequent
Village or Town.
4.7.4 Compact Rural Development (CRD) is a form of SRA that will provide flexibility
with respect to the mix of uses and design standards, but shall otherwise comply with the
standards of a Hamlet or Village. A CRD may include, but is not required to have
permanent residential housing and the services and facilities that support permanent
residents. An example of a CRD is an ecotourism village that would have a unique set of
uses and support services different from a traditional residential village. It would contain
transient lodging facilities and services appropriate to eco-tourists; but may not provide for
the range of services that necessary to support permanent residents. Except as described
above, a CRD will conform to the characteristics of a Village or Hamlet as set forth on
Attachment C based on the size of the CRD. As residential units are not a required use.
those goods and services that support residents such as retail, office; civic, governmental
and institutional uses shall also not be required, however for any CRD that does include
permanent residential housing, the proportionate support services listed above shall be
provided in accordance with Attachment C. To maintain a proportion of CRDs of 100
acres or less to Villages and Towns. not more than 5 CRDs of 100 acres or less. in
combination with Hamlets. may be approved as SRAs prior to the approval of a Village or
Town, and thereafter not more than 5 additional CRDs of 100 acres or less. in
combination with Hamlets. may be approved for each subsequent Village or Town. There
shall be no more than 5 CRDs of more than 100 acres in size. The appropriateness of
this limitation shall be reviewed in 5 years pursuant to Policy 1.22.
Policy 4.8
An SRA may be contiguous to a FSA or HSA, but shall not encroach into such areas.-~A
SRP. mc',' cc?.t2!?. 2 W.DJ'.. and shall buffer such areas as described in Policy 4.13. A SRA
may be contiguous to and served by a WRA without requiring the WRA to be designated
17 10/31/2002;1:45 PM
Words underlined are additions, words ,struck thrcuGh are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words ele4c~e
ctr'_'?, thrc'_';h are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
~LS~ O 18
as a SRA in accordance with Policy ~ 3.12 and 3.1q °' '~;"'"* *"' *~' ...... ; ..... *° '''~
Policy 4.9
A SRA must contain sufficient suitable land to accommodate the planned development in
an environmentally acceptable manner. The primary means of directing development
away from wetlands and critical habitat is the prohibition of locating SRAs in FSAs. HSASr.
and WRAs. To further direct development away from wetlands and critical habitat
residential, commercial, manufacturing/light industrial, group housing. T. and transient
housing, institutional, civic and community service uses within a SRA shall not be sited
~ on lands that receive a Natural Resource ~ Index value of
,-~--," -'^~ ~-^ ~;*~'~ z~ '~-"' '"^~;~"*"~ ~ a re^, ,,^e ^.~,~,D^ greater than 1.2. In
addition, conditional use essential services and governmental essential services, with the
exception of those necessary to serve permitted uses and for public safety, shall not be
sited on lands that receive a Natural Resource Index value of greater than 1.2.. The
Index value of greater than 1.2 represents those areas that have a high natural resource
value as measured pursuant to Policy 1.8. Less than 2% of potential SRA land achieves
an Index score of greater than 1.2
Policy 4.10
Within the RLSA Overla.Vr. open space, which by definition shall include public and private
conservation lands, undeveloped areas of designated SSAs. agriculture, water retention
and management areas and recreation uses. will continue to be the dominant land use. ,~
SR.". :'.'!!! p_.rz'.'!dz Therefore~ open ~ space, '::atzr ma?.zqzmz.".t aa~
adequate to serve the forecasted population and uses within the SRA is provided. To
ensure that SRA residents have such areas proximate to their homesT, open space shall
also comprise ~ a minimum of thirty-five percent of the qross acreage of an
individual SRA Town, Village. or those CRDs exceeding 100 acres ~-'-'
z3.".t!.quzuz ~,4 ..... ~^-*~' ............ ;*~';" *~'^ ~D^ '":*~' ~"~* .... ' ~ ........ Lands
within a SRA greater than one acre with Index values of greater than 1.2 shall be retained
as open space. As an incentive to encourage open space, such uses within a SRA;
located outside of the ACSC, exceeding the required thirty- five percent shall not be
required to consume Stewardship Credits.
Policy 4.11
The perimeter of each SRA shall be designed to provide a transition from h.i.qher density
and intensity uses within the SRA to lower density and intensity uses on adjoining
property. The edges of SRAs shall be well defined and desiqned to be compatible with the
character of adjoining property. Techniques such as, but not limited to setbacks,
landscape buffers, and recreation/open space placement may be used for this purpose.
Where existinq aqricultural activity adjoins a SRA, the design of the SRA must take this
activity into account to allow for the continuation of the aqricultural activity and to minimize
any conflict between agriculture and SRA uses.
18 10/31/2002;1:45 PM
Words underlined are additions, words struc~ through are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words ~
:tr'_'c?. thr:'_'gh are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
Policy 4.12
Where a SRA adjoins a FCA, HSA, WRA or existing public or private conservation land
delineated on the Overlay Map, best management and planning practices shall be applied
to minimize adverse impacts to such lands. SRA desiqn shall demonstrate that ground
water table draw down or diversion will not adverselv impact the adjacent FSA, HSA,
WRA or conservation land. Detention and control elevations shall be established to
protect such natural areas and be consistent with surrounding land and project control
elevations and water tables.
Policy 4.13
Open space a~d ...... *~^~' ...... ~'~" ~' .....'~ * ...... ;'~^ c ~'''~^" within or contiauous
to a SRA shall be used to provide a buffer between the SRA and any adioinin.q a FSA,
HSA, or existing public or private conservation land delineated on the Overlay Map. Open
space and rccrcct!c.".c! '~cc contiguous to or within 300 feet of the boundary of thc c'Jch
~ a FSA, HSA. or existing public or private conservation land may include: natural
preserves1 lakes, golf courses provided no fairways or other turf areas are allowed within
the first 200 feet, passive recreational areas and parks, required yard and set-back areas,
and other natural or man-made open space. Alonq the west boundary of the FSAs and
HSAs that comprise Camp Keais Strand, i.e., the area south of Immokalee Road, this
open space buffer shall be 500 feet wide and shall preclude golf course fairways and
other turf areas within the first 300 feet.
Policy 4.14
The SRA must have either direct access to a County collector or arterial road or indirect
access via a road provided by the developer that has adequate capacity to accommodate
the proposed development in accordance with accepted transportation planning
standards. No SRA shall be approved unless the capacity of Coun~ collector or arterial
road(s) serving the SRA is demonstrated to be adequate in accordance with the Collier
County Concurrency Management System in effect at the time of SRA designation. A
transportation impact assessment meeting the requirements of Section 2.7.3 of the LDC.
or its successor regulation shall be prepared for each proposed SRA to provide the
necessary data and analysis.
Policy 4.15
SRAs are intended to be mixed use and shall be allowed the full range of uses permitted
by the Urban Designation of the FLUE. as modified by Policies 4.7.4.7.1,4.7.2.4.7.3.
4.7.4, and Attachment C. An appropriate mix of ccmmcrc!c!,. ...... vv .... *;^""'.v.._., _,""'~._ retail.
office, recreational, civic, governmental, and institutional uses will be available to serve
the daily needs and community wide needs of residents of ~ the RLSA. Dependinq
on the size~?:,m~ scale, and character of ~~ SRAI cc c'.J't!!~cd !R thc
.~.rc2 Chc:cctc.dct!c Tcb!c, such uses may be provided either within the specific SRA,
~ ..... ~- ...... :*~';- *'-^ "' .... '"" ^"~ within other SRAs in the RLSA or within the Immokalee
Urban Area. B.v example, each Village or Town shall provide for neighborhood retail/office
uses to serve its population as well as appropriate civic and institutional uses, however
the combined population of several Villages and Hamlets may be required to support
community scaled retail or office uses in a nearby Town. Standards for the minimum
19 10/31/2002; 1:45 PM
Words underlined are additions, words ctr'Jck thrcuGh are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words ~
...... ~- *~- ..... ~- are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSAO ~0
amount of non-residential uses in each category are set forth in Attachment C. and shall
be also included in the Stewardship LDC District.
Policy 4.16
A SRA shall have adequate infrastructure available to serve the proposed developmentv
or such infrastructure must be provided concurrently with the demand. The level of
infrastructure provided will depend on the type of development, !.". ~ccr~c."._-'c :':ith thc
Rccc!'.'i?.~ .".rc~ Chcrcctcr!ctlc Tc~!c c.".~ accepted civil engineering practices, and LDC
requirements. The capacity of infrastructure serving the SRA must be demonstrated
during the SRA designation process in accordance with the Collier County Concurrency
Management System in effect at the time of SRA designation. Infrastructure to be
analyzed includes transportation, potable water, wastewater, irrigation water~, stormwater
management, and solid waste. Transportation infrastructure is discussed in Policy 4.14.
Centralized or decentralized community water and wastewater utilities are required in
Towns, Villages. and those CRDs exceeding 100 acres in size. Centralized or
decentralized community water and wastewater utilities shall be constructed, owned.
operated and maintained by a private utility service, the developer, a Community
Development District. the Immokalee Water Sewer Service District. Collier County. or
other governmental entity. Innovative alternative water and wastewater treatment systems
such as decentralized community treatment systems shall not be prohibited by this policy
provided that the.v meet all applicable regulatory criteria. Individual potable water supply
wells and septic systems, limited to a maximum of 100 acres of any Town, Village or CRD
of 100 acres, are permitted on an interim basis until services from a
centralized/decentralized community system are available. Individual potable water supply
wells and septic systems are permitted in Hamlets and may be permitted in CRDs of 100
acres or less in size.
Policy 4.17
The SRA will be planned and designed to be fiscally neutral or positive to the Collier
County tax base at the horizon year based on a modified per capita cost/benefit fiscal
analysis (Modified per capita cost/benefit fiscal analysis per Burchell et.al.,1994,
Development Impact Assessment Handbook, ULI.). The BCC may grant exceptions to this
policy to accommodate affordable housinq, as it deems appropriate. Techniques that
support fiscal self-sufficiency such as Community Development Districts shall be
encoura.qed. At a minimum, the analysis shall consider the following public facilities and
services: transportation, potable water, wastewater, irrigation water~, stormwater
managements, solid waste, parks, law enforcement, and schools. Development phasing
and funding mechanisms shall address any adverse impacts to adopted minimum levels
of service pursuant to the County Concurrency Management System.
Policy 4.18
Eight Credits shall be required for each acre of land ~aj,~t~a6 included in a SRA,
except for open space in excess of the required thirty -five percent as described in Policy
4.10 or for land that is designated for a public benefit use described in policy 4.19. In
order to promote compact, mixed use development and provide the necessary support
facilities and services to residents of rural areas, the SRA designation entitles a full ranqe
20 10/31/2002;1:45 PM
Words underlined are additions, words ctruck thrcuGh are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words ~leeble
ct:'_'__.!', thrc'_'gh are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
21
of meidemi~ uses, accessory uses and associated uses that provide a mix of services to
and are supportive to the residential population of a SRA, ~q provided thct ouch '_'ccc rc
ccntcL".cd :':!thin thc SR.". for in Policies 4.7, 4.15 and Attachment C. Such uses shall be
identified, located and quantified in the SRA master plan, and include b'.:'t crc ncr l!m!tcd
Policy 4.19
The acreage of a public benefit use shall not count toward the maximum acreage limits
described in Policy 4.7. For the purpose of this policy, public benefit uses include: public
schools (preK-12) and public or private post secondary, institutions, including ancillary
uses: community parks exceeding the minimum acreage requirements of Attachment C.
municipal golf courses; regional parks: and governmental facilities excluding essential
services as defined in the LDC. The location of public schools shall be coordinated with
the Collier County School Board. based on the interlocal agreement 163.31777 F.S. and
in a manner consistent with 235.193 F.S. Schools and related ancillary uses shall be
encouraged to locate in or proximate to Towns. Villages. and Hamlets subject to
applicable zoning and permitting requirements.
Po icy 4.20
Lands within the AC$C that meet all SRA criteria shall also be restricted such that credits
used to entitle a SRA in the ACSC must be generated exclusively from SSAs within the
ACSC. Further. the only form of SRA allowed in the ACSC east of the Okaloacoochee
Slough shall be Hamlets and CRDs of 100 acres or less and the only form of SRA allowed
in the ACSC west of the Okaloacoochee Slough shall be Villages and CRDs of not more
than 300 acres and Hamlets. Provided, however, that two Villages or CRDs of not more
than 500 acres each. exclusive of any lakes created prior to the effective date of this
amendment as a result of mining operations, shall be allowed in areas that have a
frontage on State Road 29 and that. as of the effective date of these amendments, had
been predominantly cleared as a result of Ag Group I or Earth Mining or Processing Uses.
This policy is intended to assure that the RLSA Overlay is not used to increase the
development potential within the ACSC but instead is used to promote a more compact
form of development as an alternative to the Baseline Standards already allowed within
the ACSC. NO policy of the RLSA Overlay shall take precedence over the Big Cypress
ACSC regulations and all regulations therein shall apply.
Group 5 - Policies that protect water quality and quantity and the maintaininq of the
natural water re.qime and protect listed animal and plant species and their habitats on
land that is not voluntarily included in the O'.':r~c;'
ew~m~s Rural Lands Stewardship Area program.
Policy 5.1
To protect water quality and quantity and ,~,e-m.a,i~t,a~ maintenance of the natural
water reqime in areas mapped as FSAs on the Overlay Map prior to the time that they
21 10/31/2002;1:45 PM
Words underlined are additions, words -* .... ~' *~' ..... ~- are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words ~
ctr~:!', thrc'_'gh are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSAO 22
are designated as SSAs under the G~ver4a~ Stewardship Credit Program~
.~.~,, ~. .... ~.;~.;.~.~ ~... ,-.^.;~. ,.. .... ... ,~. ..... ~. ...... .~_..^ ~.^, r~,-, Residential
Uses; General Conditional Uses.. Earth Mining and Processing Uses. and Recreational
Uses (layers 1-4) as listed in the Matrix shall be eliminated in FSAs. Conditional use
essential services and governmental essential services, except those necessary to serve
permitted uses or for public safety, shall only be allowed in FSAs with a Natural Resource
Stewardship Index value of 1.2 or less. Where practicable, directional-drilling techniques
and/or previously cleared or disturbed areas shall be utilized for oil or gas extraction in
FSAs in order to minimize impacts to native habitats. Asphaltic and concrete batch
making plants shall be prohibited in areas mapped as HSAs. /', prcpcrt',' 3':.'ncr shal! bc
^- . .... , v., The opportumty t
th: O:'or!2','v. _,~"' rcoo!~t v.,-' ~*~-^-v. .... compcncat!cn '~_~ .... .... ;~'~'~- !n ~^';~" ° -' ' o
voluntarily participate in the Stewardship Credit Program. as well as the right to sell
conservation easements or a fee or lesser interest in the land, shall constitute
compensation for the loss of these rights.
Policy 5.2
To protect water quality and quantity and ,~ maintenance of the natural
water regime and to protect listed animal and plant species and their habitats in areas
mapped as FSAs, HSAs, and WRAs on the Overlay Map that are within the ACSC, all
ACSC regulatory standards shall apply, including those that strictly limit non-agricultural
clearing.
Policy 5.3
To protect water quality and quantity and thc m:!?.ta!?.inq maintenance of the natural
water regime and to protect listed animal and plant species and their habitats in areas
mapped as FSAs, HSAs, and WRAs on the Overlay Map that are not within the AOSC, if
a property owner proposes to utilize such land for a non-agricultural purpose under the
baco!!.".o :ta?.d:rd~ Baseline Standards referenced in Policy 1.5 and does not elect to use
the Overlay, the following regulations are applicable, shall be incorporated into the LDO,
and shall supercede any comparable existing County re.qulations that would otherwise
apply. These regulations shall only apply to non-aqricultural use of land prior to its
inclusion in the Overlay system:
1. Site clearing and alteration shall be limited to 20% of the property and
nonpermeable surfaces shall not exceed 50% of any such area.
2. Except for roads and lakes, any nonpermeable surface greater than one acre
shall provide for release of surface water run off, collected or uncollected, in a
manner approximatinq the natural surface water flow regime of the surroundinq
area.
3. Reveqetation and landscaping of cleared areas shall be accomplished with
predominantly native species and planting of undesirable exotic species shall be
prohibited.
4. An Environmental Impact Statement shall be prepared by the applicant and
reviewed by Collier County in accordance with County regulations.
22 10/31/2002;1:45 PM
Words underlined are additions, words struck thrc'.-'gh are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words ~
struck thro':gh are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
5. Roads shall be designed to allow the passage of surface water flows through the
use of equalizer pipes, interceptor spreader systems or performance equivalent
structures.
Policy 5.4
Collier County will coordinate with appropriate State and Federal agencies concerning
the provision of wildlife crossings at locations determined to be appropriate.
Policy 5.5
For those lands that are not voluntarily included in the Rural Lands Stewardship
program, non-agricultural development, excluding individual single family residences.
shall be directed away from listed species and their habitats by complying with the
following .a. uidelines 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.
Wildlife habitat management plans for listed species shall be submitted for
County approval. A plan shall be required for all projects where the wildlife
survey indicated listed species are utilizing the site. or the site is capable of
Supporting wildlife and can be anticipated to be potentially occupied by 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. 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
i. The following references shall be used, as appropriate, to prepare the
required management plans:
1. South Florida Multi-Species Recovery Plan, USFWS, 1999.
2. Habitat Management Guidelines for the Bald Eagle in the Southeast
Region. USFWS. 1987.
3. 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.
23 10/31/2002;1:45 PM
Words underlined are additions, words struck thrcugh are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words ~e4e
ctr'_'=k thrc".;h are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSAO 24
Ecology and Development-Related Habitat Requirements of the
Florida Scrub Jay (Apelocoma coerulescens), Technical Report
No. 8; Florida Game and Fresh Water Fish Commission, 1991.
5, Ecology and Habitat Protection Needs of the Southeastern
American Kestrel (Falco Sparverius Paulus) on Large-scale
Development Sites in Florida, Nongame Technical Report No. 13,
Florida Game and Fresh Water Fish Commission, 1993.
ii. The County shall consider any other techniques recommended by the
USFWS and FF'WCC. sub!ect to the provision of paragraph (3) of this
Dolicv.____~
iii. When listed species are directly observed on site or indicated by
evidence; such as denning, foragin.a, or other indications, priority shall be
given to preserving the listed species habitats first, as a part of the
retained native vegetation requirement of a minimum of 40%. The County
shall also consider the recommendation of other agencies, subject to the
provisions of paragraph (3) of this policy.
For parcels containing .a. opher 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.
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 communit'.v. 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 nest season. These requirements shall be
consistent with the UFWS South Florida Multi-Species Recover 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 provision of paragraph (3) of this policy.
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
24 10/31/2002;1:45 PM
Words underlined are additions, words struck thrzugh are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words ~
ctruc!', thrc'_'~h are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSAO 25
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.
For pro!ects located in Priority I and Priority II Panther Habitat areas, the
manag, ement plan shall discourage the destruction of undisturbed, native
habitats that are preferred by the Florida panther (Felis concolor corvi) 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 Iow
intensity land uses (e.9.., parks, passive recreational areas, 9. olf courses).
Golf courses within the Rural Lands Area shall be designed and managed
using standards found within this Overlay. 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 vegetative communities and provide browse for white-tailed deer.
These requirements shall be consistent with the UFWS South Florida Multi-'
Species Recover Plan, May 1999; sub!ect to the provisions of paragraph (3)
of this oolicv.
h. The Manag. ement Plans shall contain a monitorin~ pro~ram for
developments ~reater than 10 acres.
The County shall, consistent with applicable policies of this Overlay, consider and
utilize recommendations and letters of technical assistance from the Florida Fish
and Wildlife Conservation Commission and recommendations from the US Fish
and Wildlife Service in issuing development orders on property containin~ listed
species. It is recognized that these a~ency 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.
Policy 5.6
For those lands that are not voluntarily included in the Rural Lands Stewardship
program? Collier County shall direct non-agricultural land uses away from high
functionin~ wetlands by limiting direct impacts within wetlands. A direct impact is hereby
defined as the dredoino or filling of a wetland or adversely changing the hydroperiod of a
wetland. This policy shall be implemented as follows:
1. There are two (2) maior wetlands systems within the RLSA. Camp Keais Strand
and the Okaloacoochee Slough. These two systems have been mapped and are
designated as FSA's. Policy 5.1 prohibits certain uses within the FSA's. thus
preserving, and protecting the wetlands functions within those wetlands systems.
2. The other significant wetlands within the RSLA are WRA's as described in Policy
3.3. These areas are protected by existing SFWMD wetlands permits for each
area.
3. FSAs. HSAs and WRAs, as provided in Policy 5.3, and the ACSC have stringent
site clearing and alteration limitations, nonpermeable surface limitations, and
requirements addressing surface water flows which protect wetland functions
within the wetlands in those areas. Other wetlands within the RSLA are isolated
25 10/31/2002;1:45 PM
Words underlined are additions, words struck thrcu¢h are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words ~
ctr'_'z!', thrc'_'gh are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSAO 26
or seasonal wetlands. These wetlands will be protected based upon the wetland
functionality assessment described below; and the final permitting requirements
of the South Florida Water Management District.
The County shall apply the veqetation retention,, open space and site
preservation requirements specified within this Overlay to preserve an
appropriate amount of native vegetation on site. Wetlands shall be
preserved as part of this vegetation requirement according to the followina
criteria:
i. The acreage requirements specified within this Overlay shall be met by
preserving wetlands with the highest wetland functionality scores.
Wetland functionality assessment scores shall be those described in
paragraph (b) of this policy. The vegetative preservation requirements
imposed by Policy 5.3 shall first be met through preservation of wetlands
having a functionality assessment score of 0.65 or greater. Within one
yearr, from the effective date of this Amendment. the County shall develOp
specific criteria in the LDC to be used to determine those instances in
ii.
which wetlands with a functionality assessment score of 0.65 or greater
must be preserved in excess of the preservation required by Policy 5.3.ii)
Wetlands utilized by listed species or serving as corridors for the
movement of listed species shall be preserved on site.Wetland flowway
iii.
functions through the project shall be maintained.
Proposed development shall demonstrate that ground water table
drawdowns or diversions will not adversely change the hydroperiod of
preserved wetlands on or offsite. Detention and control elevations shall
be set to protect surrounding wetlands and be consistent with
surrounding land and proiect control elevations and water tables. In
order to meet these requirements; projects shall be designed in
accordance with Sections 4.2.2.4.6.11 and 6.12 of SFWMD's Basis of
Review, January 2001 .Upland vegetative communities may be utilized to
meet the vegetative, open space and site preservation requirements of
this Overlay when the wetland functional assessment score is less than
0.65.
b. In order to assess the values and functions of wetlands at the time of project
review, applicants shall rate functionality of wetlands using the South Florida
Water Management District's Wetland Rapid Assessment Procedure
(WRAP), as described in Technical Publication Reg-001. dated September
1997, and updated August 1999. until such time as the District adopts the
proposed Unified Wetland Mitigation Assessment MethOdr. described in draft
form and identified as F.A.C. Chapter 62-345-Uniform Wetland Mitigation
Assessment Method. The applicant shall submit to county staff WRAP
scores. County staff shall review this functionality assessment as part of the
County's ElS provisions and shall use the results to direct incompatible land
uses away from the highest functioning wetlands according to the
requirements found in paragraph 3 above.
26 10/31/2002; 1:45 PM
Words underlined are additions, words struck thrcu.~h are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words ~
ct:::c?, thrc'--'.;h are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSA 0
27
All direct impacts shall be mitigated for pursuant to the requirements of
paraaraph (f) of this policy.
Sina. le family residences shall follow the requirements contained within Policy
6.2.7 of the Conservation and Coastal Management Element.
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 ad!acent 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 coniunction with a vegetative buffer that
would reduce the vegetative buffer width by 50%. A structural buffer shall be
required ad!acent to wetlands where direct impacts are allows. Wetland
buffers shall conform to the following standards:
i. The buffer shall be measured landward form the approved jurisdictional
line.
ii. The buffer zone shall consist of preserved native vegetation. Where
native vegetation does not exist, native vegetation compatible with the
existing soils and expected hydrologic conditions shall be planted.
iii. The buffer shall be maintained free of Cate.a. or.v I invasive exotic plants, as
defined b.v the Florida Exotic Pest Plant Council.
iv. The following land uses are considered to be compatible with wetland
functions and are allowed within the buffer:
(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.
v. A structural buffer may consist of a stem-wall, berm, or ve(~etative hedge
with suitable fencing.
Mitigation shall be required for direct impacts to wetland in order to result in
no net loss of wetland functions.
Mitigation Requirements:
i. "No net loss of wetland functions" shall mean that the wetland functional
ii.
iii.
score of the proposed mitigation equals or exceeds the wetland functional
score of the impacted wetlands. Priority shall be given to mitigation within
FSAs and HSAs.
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.
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 b.v the Florida Exotic Pest
Plan Council) and continuing exotic plant maintenance, or by appropriate
27 10/31/2002;1:45 PM
Words underlined are additions, words struck thrcugh are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words ~
ctr'.:'sl', thrs'.:';h are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
RLSAO
28
ownership transfer to a state or federal agency along with sufficient
funding for perpetual mana.a, ement activities.
iv. Prior to issuance of an.v final development order that authorizes site
alteration., the applicant shall demonstrate compliance with paraoraphs
(f)i. ii; and iii of this Dolic.v. If agenc.v permits have not provided mitig, ation
consistent with this polic.v~ Collier Count.v will require miti.a, ation exceedint]
that of the !urisdictional a.a. encies.
Wetland preservation, buffer areas., and miti.a, ation areas shall be identified or
platted as separate tracts. In the case of a Planned Unit Development (PUD!,
these areas shall also be depicted on the PUD Master Plan. These areas
shall be maintained free from trash and debris and from Category I invasive
exotic plants, as defined b.v the Florida Exotic Pest Plant Council. Land uses
allowed in these areas shall be limited to those listed above (3.e.iv.) and shall
not include an.v other activities that are detrimental to draina.a.e., flood control.
water conservation, erosion control or fish and wildlife habitat conservation
and preservation.
RLSA Overlay FINAL ADOPTION v17
G, Comp, David, E. Lands GMPAs
d-marti110-31-02
28 10/31/2002;1:45 PM
Words underlined are additions, words ctruc~ thrcuGh are deletions from the Goals, Objectives and
Policies in effect prior to the date of adoption. Words double underlined are additions, words ~te~,~4e
ctr'.:':!', th:c'.:';h are deletions from the Goals, Objectives and Policies approved by the Board of County
Commissioners on June 12, 2002, for transmittal.
o c~
I
COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT
STEWARDSHIP OVERLAY MAP
IMMOKALEE
Okaloacoochee
Habitat
SteWardship Area
IHSA} ~
CR
ACSC
Okaloacoochee Slough
Flowway
Stewardship Area
(FSA)
HSA
_..~RA
Ill
I'll
OIL WELL RI
HSA
FSA
GOLD "N GATE
Florida Panther
National Wildlife Refuge
Big Cypress
National Preserve
Legend
r~ Assessment Boundary i:-!~ Exist ng Public Lands
Permitted Water
Rentention Areas ACSC
Flowway Stewardship Area ~ Habitat
Habitat Stewardship Area Stewardship
Area (Added)
500fi Restoration Zone _~'~_J Open
O__ 0,5__ 1 2~3Miles
N
Prepared by KCI June. 2002. \Vd01phin'\library:\Projects\ecpo\suit\modelbuilder~finalstewoveday11 x17.mxd
Rural Lands Study Area Natural Resource Index Map Series
Entire Study Area
Legend
Index Value
E~ 0.7
1,9
~0.8
~1.1
~ 1.2
Stewardship Area Type
Habitat
WatM R~enflon
0.9 0.45 0
0.9 1.8 2.7 3.6
~ Miles
WitWJMiller
27-46-291
34-46-29
Rural Lands Study Area Natural Resource Index Map Series
East Central Study Area
3.47-29
34-47-29
4.
3.48.29
10-48-29
1-48-29 7-48-30
Legend
Index Value
~ 02
i
WilspnMiller
1-49-29 649-30 5.49-30 4-49-30 3-4g.30 2-49*30 1'49.30
30-46-3f
19-47.31
7.48-31
31-48.31
32.45-29
...... Ru~ai I_~-nd~ s~'ud~-A~-a N~'t'~lral R'~0u~ei'~lex Map Series
3! Northeast Study Area
36-45-30
12-46-29
20-46-29
22-46.29 23**46-29 24'4~94
29-46.29
27-46*29
26-46-29
34-46.29
35-46-29
5-47-29
g-47-2g 10-47.29
15.47-29
2'/-47-29
23-47-29
Legend
Index Value
34.47.29
Rural Lands Study Area Natural Resource Index Map Series I
Northwest Study Area
33*45-29
34!45-29
25-46-27
24-47-27
Legend
Index Valua
~_]o~
6-46-29
1-46.28
19.47-28
25-46-28 3046-29
36*46-28
30.47-28 ~ 29.47-28
6.47-29
f ~.47-28 f8.47-22
2,48.28
2f-47-26
3f,47-28 32-47-28 33-47-28
0*40-28 3.48.20 4-40-28
7-48-28
29,45,29 28-46-29
32.46-29
5-47-29
9-47-28
f6-47-29
21-47-29
28~47-28
.47-2833.47-26
4-48-28
27-47-28 ~ 29.47-29
Rural Lands Study Area Natural Resource Index Map Series
Southwest Study Area
2.48-28 6-48.29 5-,18.29 4.49.29 3-46-29
9.49.28
849.29
19.49.29
11.48-29
16.48-28
2f.48-28
OIL WELL RD
:!
17.49.29
20-48-29
16-48-29
33-48-28
1.49.29
11.49.29
17-49-29
16-49.29
15-49-29
14-49-29
13-49.29
Legend
Index Value
m°? ~
~o.2 i
Wiisdrd4iller
3-50-28
26-49-28
19-49-29
Rural Lands Study Area Natural Resource Index Map Series
West Central Study Area
34-46-29 35-46.29
6-47,29 5`47.29
9-47-29
2f-47-28
21`47.29
29`47-28
30.47-20
31 `47-28 32-47-28 33-47.28
2-48.28
4.
3-48-29
7`48-28 8`48-28 9-48-28
10-48-29
t8-48-28 Y?-48-28
19-48.28 20-48-28 21-48.28
OIL WELL RD
20`48-29
16-48-29
30-48-28 29-48-28 28-48-28
Legend
Index Value
mo~ m~
I1 ~m~,
mm
WilspnMiller
32-48-28 33-48-29
f0-49-29
As Adopted 10/22/02 FLUE
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
FUTURE LAND USE ELEMENT
Prepared By
Collier County Planning Services Department
Comprehensive Planning Section
Prepared for
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
October, 1997
AMENDMENTS TO COLLIER COUNTY GROWTH MANAGEMENT PLAN
FUTURE LAND USE ELEMENT
Symbol Date Amended Ordinance No.
** May 9, 2000 Ordinance No. 2000-25
*** May 9, 2000 Ordinance No. 2000-26
(I) May 9, 2000 Ordinance No. 2000-27
(11) May 9, 2000 Ordinance No. 2000-30
(111) May 9, 2000 Ordinance No. 2000-33
(IV) December 12, 2000 Ordinance No. 2000-87
**** March 13, 2001 Ordinance No. 2001-11
(V) March 13, 2001 Ordinance No. 2001-12
(VI) May 14, 2002 Ordinance No. 2002-24
Ordinance No. 2000-25, rescinded and repealed in its entirety Collier County
Ordinance No. 99-63, which had the effect of rescinding certain EAR-based objectives
and policies at issue in Administration Commission Case No. ACC-99-02
(DOAH Case No. 98-0324GM).
Ordinance No. 2000-26, amended Ordinance No. 89-05, as amended, the Collier County
Growth Management Plan, having the effect of rescinding certain EAR-based
objectives and policies at issue in Administration Commission Case No. ACC-99-02
(DOAH Case No. 98-0324GM), more specifically portions of the Intergovernmental
Coordination Element (Ord. No. 98-56), Natural Groundwater Aquifer Recharge
Element (Ord. No. 97-59) and Drainage (Ord. No. 97-61) sub-elements of the Public
Facilities Element, Housing Element (Ord. No. 97-63), Golden Gate Area Master Plan
(Ord. No. 97-64), Conservation and Coastal Management Element (Ord. No. 97-66), and
the Future Land Use Element and Future Land Use Map (Ord. No. 97-67); and re-adopts
Policy 2.2.3 of the Golden Gate Area Master Plan.
Indicates adopted portions
Note: the support document will be updated as current information becomes available.
**** Scrivener's Ordinance correcting omissions on Flue Map
(VI) = Plan Amendments CP-2001-3,4,5,6 & 7 by Ordinance No. 2002-24 on May 14, 2002
As Adopted 10/22/02 FLUE
TABLE OF CONTENTS
D. 7-9
E. 9
Page
SUMMARY 2
OVERVIEW 3
A. PURPOSE 3
B. BASIS 3
C. UNDERLYING CONCEPTS 3-67
Protection of Natural Resource Systems
Coordination of Land Use & Public Facilities
Management of Coastal Development
Provision of Adequate & Affordable Housing
Attainment of High Quality Urban Design
Improved Efficiency and Effectiveness in the
Land Use Regulatory Process
Protection of Private Property Rights
SPECIAL ISSUES
Coordination of Land Use and Public Facility Planning
Level of Service Standards
Vested Rights
FUTURE LAND USE MAP
I1. *IMPLEMENTATION STRATEGY
* GOALS, OBJECTIVES AND POLICIES
* FUTURE LAND USE DESIGNATION DESCRIPTION SECTION
Urban Designation
Density Rating System
Agricultural/Rural Designation
Estates Designation
Conservation Designation
Overlays and Special Features
* FUTURE LAND USE MAP SERIES 4-1- 49
*Future Land Use Map
*Mixed Use & Interchange Activity Centers
*Properties Consistent by Policy (5.9, 5.10, 5.11 )
*Natural Resources - Wetlands
(I)* Wellhead Protection Areas
(IV)* Bayshore/Gateway Triangle Redevelopment Overlay Map
* Stewardship Overlay Map
* Rural Lands Study Area Natural Resource Index Maps
Support Document:
Public Facilities
Natural Resources - Waterwells, Cones of Influence
River, Bays, Lakes, Floodplains, Harbors, and
Minerals (includes lands acquired for conservation
and lands proposed for acquisition for conservation)
Soils
II1. SUPPORT DOCUMENT: LAND USE DATA AND ANALYSIS (Separate Table of Contents)
NOTE: PAGE NUMBERS WILL CHANGE - NOT ALL MAPS INCLUDED IN THIS DOCUMENT
* Indicates adopted portions
Note: the support document will be updated as current information becomes available.
104617
18~-17-4-14_.~9
Text with underline is added to current GMP, text with striket?.rcugh is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
3.
As Adopted 10/22/02
SUMMARY
FLUE
The Future Land Use Element includes three major sections:
Overview,
Implementation Strategy,
And
Land Use Data and Analysis.
The Overview simply provides an introduction as to the purpose, basis, underlying concepts and
special issues addressed by the Element.
The Implementation Strategy is where the Element is brought into effect. Included are the Goals,
Objectives, Policies and Future Land Use Map.
The third section consists of Support Document: Land Use Data and Analysis. The information
found there 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 Future Land Use
Element.
Text with underline is added to current GMP, text with zt~ket~rcug~ is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
2
As Adopted 10/22/02 FLUE
I. OVERVIEW
A. PURPOSE
The geographic framework for growth in Collier County is established by the Future Land Use
Element. As such, the Element is central to planning for: protection and management of natural
resources~Lpublic facilities~_L coastal and rural development~; and, housing and urban community
character and design. The Element is also important to the County's system of land development
regulations and to private property rights.
The purpose of the Future Land Use Element is to guide decision-making by Collier County on
regulatory, financial and programmatic matters pertaining to land use. Most directly, this Element
controls the location, type, intensity and timing of new or revised uses of land. The land use
strategy in this Element is closely coordinated with a strategy for provision of public facilities as
found in the Capital Improvements and Public Facility Elements of the Comprehensive Plan, and
with the strateqies to protect and conserve natural resources as found in the Conservation and
Coastal Manaqement Element.
B. BASIS
This Element is based in large part on the Future Land Use Element adopted as part of the 1983
and 1989 Collier County Comprehensive Plans. The land use strategy put forth in those Plans have
served Collier County well, therefore, a general continuation is provided. The best characteristics of
the 1983 and 1989 Comprehensive Plans included the use of a binding Future Land Use Map with
designated "Urban" areas and the confinement of intensive Zoning Districts, thus intensive land
uses, to those areas. Moreover, this Element includes a strategy for the protection of natural
resources and a.qri-business in the Rural Lands Stewardship Area by employin.q various requlations
and incentives to direct incompatible land uses away from such natural resources and to enhance
the economic viability of a.qri-business.
In addition, this Element is based on the Support Document: Land Use Data and Analysis, and the
summation of the detailed planning conducted for each of the other portions of the Comprehensive
Plan. Data, analysis and implementation strategies from the various elements have contributed to
the geographic framework through the configuration of the designations on the Future Land Use
Map and the associated standards for use of land.
The State Comprehensive Plan and the Southwest Florida Regional Comprehensive Policy Plan
form another basis for the Future Land Use Element. Chapter 163, Florida Statutes, the "Local
Comprehensive Planning and Land Development Regulation Act" and Chapter 9J-5, Florida
Administrative Code, "Minimum Criteria for Review of Local Comprehensive Plans and
Determination of Compliance," provide detailed requirements on the scope and content of the
Element.
Finally, major contributions to this Element have been provided by the public through the following:
· Collier County Citizens Advisory Committee in conjunction with the Evaluation and Appraisal
Report adopted by the Board of County Commissioners in April, 1996,
· The Rural Frinqe Area Oversiqht and Eastern Lands Area Oversiqht Committees;
· The Environmental Advisory Council;
· Tthe Collier County Planning Commission, which is the local planning agency~.[ and,
· Other groups and individuals, throu.qh both written and verbal input, at, or as a result of,
hundreds of duly advertised public workshops and meetinqs.
C. UNDERLYING CONCEPTS
Text with underline is added to current GMP, text with :tr?.cct~rc'.:gk is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
3
As Adopted 10/22/02 FLUE
The land use strategy established by this Element is based on a series of concepts which emerge
from the foundation cited earlier. The policy direction and implementation mechanisms closely relate
to these underlying concepts.
Protection of Natural Resource Systems
Collier County is situated in aR unique, sensitive and intensely interactive physical environment.
Natural resources are abundant: a subtropical climate with annual wet and dry seasons; enormous
groundwater productivity; vast wetland areas; large ranges of habitat with diverse and unique flora
and fauna, including many species that are Federally and/or State listed, warranting special
protection; extensive and highly productive estuarine systems; and, many miles of sandy beach. In
addition to their habitat value, :F.these natural resources perform functions whlch that are vital to the
health, safety and welfare of the human population of the County, and serve as a powerful magnet
to attract and retain visitors and residents. Therefore, protection and management of natural
resources for long-term viability is essential to support the human population, ensure a high quality
of life, and facilitate economic development. Important to this concept is management of natural
resources on a system-wide basis.
The Future ~,Land Use Element is designed to protect and manage natural resource systems in
several ways.- ·
· Urban Designated Areas on the Future Land Use Map are located and configured to guide
concentrated population growth and intensive land development away from areas of great
sensitivity and toward areas more tolerant to development.
· Within the Urban Designated Areas this Element encourages Planned Unit Development
zoning and assigns maximum permissible residential density based on the gross land area.
Through site plan review procedures in the Land Development Regulations (LDRs), land
~!tcrat!cn and ccnctructlcn development is guided to the portions of the property that is of
lesser environmental quality,,,,v,~ .... *"'.~,~,~,,.* *".v ~... v,~.,,,~,,., '~ .... ' .....t thus, in effect, constituting an
on-site transfer or clusterinq of development rights..~,Icc, a
· A broader "off-site" 'r, ,~,,~.v,~"' ~,"~ -~-~,~.,,,.-,,.n .... ~ .....* :)~g~'*°, ,, ,,.~ prcvlclcn Stewardship Credit System,
set forth in this Element and primarily applicable to the Rural Lands Stewardship Area e,,dsts
,,,"" *~'".,,~ .~,,~' ""'~ ~v.~,~.,,,v,,. n .... ' .....* Ragu!at!cna is a key component of the County's overall strategy to
direct incompatible land and uses away from important natural resources, including large
connected wetland systems and listed species and their habitat.
· An Area of Critical State Concern Overlay is included on the Future Land Use Map to ensure
implementation of all applicable Land Development Regulations in the Okaloacoochee
Slough, Big Cypress Swamp, Fakahatchee Strand and Ten Thousand Islands areas.
· The County's Land Development Regulations provide standards for protection of
groundwater, particularly in close vicinity to public water supply wells ac.....~.,~,,"""'"-~"'-'~,~ by
implementinq policies set forth in the Natural Groundwater Aquifer Recharge Element.
· Natural resources are also protected through close spatial and temporal coordination of land
development with the availability of adequate infrastructure (public or private facilities) to
ensure optimized accommodation of human impacts, particularly in relation to water supply,
sewage treatment, and management of solid waste. This coordination is accOmplished
throuqh the provision of public facilities as detailed in the Capital Improvements and Public
Facility Elements and throuqh the Level of Service Standards (LOS) found herein.
Of crucial importance to the relationship between natural resources and land use is the completion
and implementation of multi-objective watershed management plans as described in the Drainage
Element. Water is the greatest integrator of the physical environment in that it links together
dynamic ecological and human systems. Therefore, the watershed management plan must take into
account not only the need for drainage and flood protection but also the need to maintain water
Text with underline is added to current GMP, text with ............. ~,h is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
4
As Adopted 10/22/02 FLUE
table levels and an approximation of natural discharge to estuaries. The watershed management
plans will have implications for both water management and land use practices.
Coordination of Land Use and Public Facilities
At the heart of Florida's Growth Management Act (Chapter 163, Florida Statutes) is the requirement
that adequate service by public facilities must be available at the time of demand by new
development. This requirement is achieved by spatial coordination of public facilities with land uses
through the Future Land Use Map; and temporal coordination through Lcvol of Sorvlcc LOS
Sstandards. The E4A,~--C-SePciee LOS S_standards are binding - no final local Development Order
may be issued which is not consistent with the Concurrency Management System. Binding L-evePef
Secviee LOS Sstandards have been established for roads, water supply, sewage treatment, water
management, solid waste and parks. While the standards in the Capital Improvements and Public
Facility Elements serve to guide public provision of infrastructure, within the context of the Future
Land Use Element the S_standards serve to assure the availability of adequate facilities, whether
public or private.
The Urban Service Area concept manifested in this Element is crucial to successful coordination of
land development and the provision of adequate public facilities. It is within Urban Designated
Areas on the Future Land Use Map that the more intensive Zoning Districts are permissible, thus the
more intensive land uses. Since Urban Designated Areas are where intensive land uses are guided,
it is also where fiscal resources are primarily concentrated for the provision of roads, water supply,
sewage treatment and water management. Also, Never-the-less, facilities and services such as
parks,ur.v,,,,,,..,,." ......... * ~,,~,,,~, ~''';''~;~'~'' schools, ,~,,,.""'~ emergency and other essential services, and
improvements to the existinq road network ..... ;,-..~.a,, ~.-.,..~,..,4 ,~,~,~.~,. ~ [.~...,. ~....;,.....,..,4 ^ .... are
anticipated Ooutside of the Urban Designated Areas, primarily within the area known as North
Golden Gate Estates. only ~ ...... ;"*""";*" ~"nd ....;o p~rmiscibl~, *~"'-' ~ ...... roads ,,,,,4 o ~ ......
I .... I ,.,,c .... *~"" ,,"";,a,'",a,.,."~O,,","',,O,'",t; ...... h4,-,,-I ,.,~,.,I ,1.,,-,,.,-,: .........I;,-,-,i*~,4 ..,.,.,...I .... , .... ,4 ...,,,,,,. It
is important that the Urban Designated Area not be so large that public facilities cannot be efficiently
and effectively planned for and delivered; and not be so small that the supply of land available for
development is extremely limited with resultant lack of site selection options and competition leading
to elevated land prices. It is also important that the time frames for land use and public facility
planning be coordinated as discussed later in this Overview.
Mana,qement of Coastal Development
Two major coastal development issues in Collier County are the protection of natural resources and
the balancing of risk in natural hazard areas.
Extensive populated areas in Collier County are vulnerable to periodic salt water inundation from
tropical storms or hurricanes. It is extremely important that an acceptable balance between at-risk
population and evacuation capability be achieved. In addition, public and private investment in such
vulnerable areas must be carefully considered.
This issue is addressed here and in the Conservation and Coastal Management Element through
several measures. A Coastal k~,.,_, ........ ,~u~,,,.., ,.* High Hazard Area is identified on the Future Land Use
Map essentially as all lands seaward of US 41. This line is based on the close fit to the storm
Category I SLOSH area (potential for salt water flooding from I storm in 12 years) and evacuation
Text with underline is added to current GMP, text with stri!~etkrcug5 is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
5
As Adopted 10/22/02 FLUE
planning areas. Within the Coastal Managcmcnt Hi.qh Hazard Area maximum permissible
residential density is limited in recognition of the level of risk, the existing deficiency of evacuation
shelter space and existing patterns of density. A The Coastal High Hazard Area is also identified in
the Conservation and Coastal Management Element and policies are provided therein. Finally,
coastal natural hazards are addressed through Land Development Regulations already in effect
relating to coastal building standards, per Chapter 161, Florida Statutes, and protection of structures
from floods, per County participation in the FEMA Flood Insurance Program.
Provision of Adequate and Affordable Housin.q
An emerging issue in Collier County is the availability of adequate and affordable housing for Iow
and moderate income populations. The Future Land Use Element encourages the creation of
affordable housing through provisions which allow for increased residential density if the proposed
dwelling units would be affordable based on the standards found in the Housing Element.
Attainment of Hiqh Quality Urban Desiqn
The report of the Regional/Urban Design Team for the Naples area, dated April 1987, and
subsequent recommendations of the R/UDAT Citizen Committee, provide another underlying
concept. While the Growth Management Plan as a whole provides the requisite foundation for
superior urban design through a sound framework for growth (protection of natural resources,
thoughtful guidance of land uses, adequate public facilities and adequate housing), the Future Land
Use Element provides several additional measures.
Major attention is given to the patterns of commercial development in Collier County. Concern
about commercial development relates to transportation impacts both on a micro (access to road
network) and macro (distribution of trip attractors and resultant overall traffic circulation) level and it
relates to aesthetics and sense of place. Within the Traffic Circulation Element a commitment to
adopt standards for road access has been accomplished through the Access Control Policy adopted
by Resolution and the Access Management Plans for Mixed Use Activity Centers included in the
Land Development Regulations. The Future Land Use Element includes improved Iocational criteria
for commercial development. The Mixed Use Activity Centers are intended to provide for
concentrated commercial development but with carefully configured access to the road network.
Superior urban design is therefore promoted by carefully managing road access, avoiding strip
commercial development, improving overall circulation patterns, and providing for community focal
points.
A second urban design initiative relates to Corridor Management Plans. The Future Land Use
Element committed to the completion of such plans for two roadways initially and to extend the
concept to other roads in the future. The plans will identify an urban design theme for a particular
road and recommend a package of Land Development Regulations (land use, height, setback,
landscaping, signage, lighting, etc.) and public works (landscaping, lighting, signage, etc.) to
achieve that theme. The City of Naples and Collier County have cooperated on the first roads to be
treated with this approach. The Streetscape Master Plan adopted by the Board of County
Commissioners identifies appropriate landscaping treatments for the different corridors in the
County.
Collier County has also adopted Design Standards for all commercial development into the Land
Development Code. These development standards include building design, parking lot orientation,
pedestrian access, vehicular movement, landscaping and lighting. These standards will provide for
quality development that is responsive to the Community's character.
Improved Efficiency and Effectiveness in the Land Use Re.qulatory Process
Attention has been devoted to improving the land use regulatory process through straightforward
requirements and procedures. This has led to the style and structure of this Plan; a reorganization
Text with underline is added to current GMP, text with gtdlretSrcug5 is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
6
As Adopted 10/22/02 FLUE
of the development review process; and the compilation of all Land Development Regulations into a
single, unified Land Development Code.
Protection of Private Property Ri,qhts
Important to every facet of this Element is maintenance of a careful balance between private
property rights and the general public interest. Although sound land use management by definition
establishes limits on use of property, care has been taken to ensure the limits are rational; fair;
based on the health, safety and welfare of the public; and that due process is provided. Of
particular importance is the issue of vested rights, which is addressed later in this Overview.
D. SPECIAL ISSUES
Coordination of Land Use and Public Facility Planninq
It is important that the time frames of land use planning and public facilities planning be coordinated.
During the development of the Urban Area Buildout Study it became clear that an incongruity
existed in that under the1989 Collier County Comprehensive Plan, enough land in the western
coastal area was designated Urban for approximately 275,000 dwelling units (inclusive of the City of
Naples) with a population of 458,000, with buildout occurring between 2019 and 2046, depending on
the growth rate of the County. Of this, approximately 120,000 dwelling units were built as of April 1,
1996 (inclusive of the City of Naples). In the Immokalee Urban Area, enough land had been
included for approximately 39,000 dwelling units with a build-out time horizon of 2105. These
buildout time frames are contrasted by the time frames for public facility planning which are at 10
years for all facilities except roads where a 2020 financially feasible plan exists for the County. The
2020 plan is designed to accommodate approximately 246,500 dwelling units and a population of
393,100 (inclusive of the City of Naples).
As previously discussed, Level of Service Standards for public facilities which are binding on land
development are adopted for roads, water supply, sewage treatment, water management, parks and
solid waste. Of these, the first are most closely tied to the development of a property - adequate
roads, water, sewer and water management must be on or adjacent to a property in order for it to be
developed. Parks and solid waste are a matter of ensuring adequate countywide capacity. To
narrow the issue further, it is recognized that the approach to adequate water management is
regulatory - a level of on-site storm flood protection is required. In the case of water and sewer, the
County has provided utility systems, which are substantial and expanding. Thus, the critical issue
becomes coordination of land use and transportation time frames.
The difficulties that this incongruity - in land use planning and transportation planning time frames -
could lead to, include:
- An internally inconsistent Plan;
- Failure to reserve adequate right-of-way at time of zoning;
- Condemnation of land after zoning or after development in order to obtain adequate
right of way;
- Temporary prohibitions on issuance of Development Orders due to violations of Level of
Service Standards; and
- Progressive lowering of Level of Service Standards.
The Comprehensive Plan responds to the time frame discrepancy through immediate action and
through process oriented commitments. First, the Traffic Circulation Element includes an Objective
to coordinate with the Future Land Use Element and a policy to complete long range transportation
planning. The Urban Area Buildout Study was prepared to assist in the development of a long
range "vision" of the Coastal Urban Area with a specific focus on the infrastructure improvements
needed to accommodate the Urban area's potential growth based on the Future Land Use Map.
Phase I, completed in 1994, provided a comprehensive review of the urban area population while
Phase II was an analysis of infrastructure needed to accommodate that population. Second, the
Text with underline is added to current GMP, text with :tr~kctkrcug~ is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
7
As Adopted 10/22/02 FLUE
Density Rating System has been adjusted to moderate maximum permissible densities in areas
subject to long range congestion. Third, commercial development opportunities in the form of
Mixed Use Activity Centers are provided to include a mixture of uses which has the potential to
lessen the impact on the transportation system. Fourth, the Level of Service Standards that are
binding on the issuance of Development Orders are adopted as part of this Element, as well as the
Capital Improvements Element. Finally, a Zoning Reevaluation Program has been established and
implemented which reviewed and modified, where possible, zoning with a higher density or intensity
than provided for in the 1989 Comprehensive Plan.
The areas identified as subject to long range traffic congestion consist of the western coastal Urban
Designated Area seaward of a boundary marked by Airport Road (including an extension north to
the Lee County boundary), Davis Boulevard, County Barn Road, and Rattlesnake Hammock Road
consistent with the Activity Center's residential density band located at the southwest quadrant of
the intersection of Rattlesnake Hammock Road and County Road 951 (including an extension to the
east). The basis for this determination was the 2015 Transportation Plan which forecasts future
land use based on existing development, potential development and population projections. The
land use forecasts are the basis for projected unconstrained traffic circulation from which, once
compared to the existing roadway network, future roadway needs are derived. The 2020 Financially
Feasible Road Plan, as well as the Needs Assessment Plan, which represents buildout of the Urban
Area, have not met with public acceptance. Therefore, the strategy discussed above is promoted,
which include: extend time frame of transportation planning; moderate maximum permissible
densities in areas subject to long range congestion; provide commercial development opportunities
which serve to modify the overall traffic circulation pattern; and re-evaluate existing zoning.
Level of Service Standards
Standards for adequate service for roads, water, sewer, water management, parks and solid waste
are adopted as a part of the Capital Improvements Element. While a major purpose of the
standards in the Capital Improvements Element is to drive the funding of facility expansion
commensurate with the demand created by population growth, the major purpose for inclusion in
this Element is to serve as a regulatory tool.
Objective 2 states:
... No local Development Order shall be issued unless required public facilities meet the
requirements of the Concurrency Management System found in the Capital improvements
Element...
As discussed in the previous section, implementation of the Standards will rely on the following
strategies:
Parks - Annual Certification of Adequate Capacity;
Solid Waste - Annual Certification of Adequate Capacity;
Water Management - Project-Specific Regulatory Requirement;
Sewage - Project-Specific Capacity Test (may be provided publicly or privately as a central or
individual system);
Water - Project-Specific Capacity Test (may be provided publicly or privately as a central or
individual system); and
Roads - Project-Specific Capacity Test.
It is recognized that difficulties may arise in situations where the County is not providing the facility
or service but is responsible for implementation of a regulatory Level of Service Standard. This is
the case with State Roads running through the County; with independent and City of Naples water
and sewer districts within the County; and conversely, with County Roads running through the City
of Naples. In these instances effort has been made to coordinate the "regulatory" Level of Service
Standard with the "funding" Level of Service Standard. However, if there is a failure by the service
provider, adjustment to the regulatory effort may be forced. For example, if the State Department of
Text with underline is added to current GMP, text with atfil~cthrcugh is deleted from current GMP - all since June 12, 2002 BCC
Transmittal heating. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
8
As Adopted 10/22/02 FLUE
Transportation allows a road to fall below its "funding" standard, (which is the same as the County's
"regulatory" standard) and there is no commitment to accelerate funding and construction, four
options are available:
- A moratorium may be imposed but may not be sustainable if there is no commitment to
improve the road by a definite and reasonable time;
- The County may improve the road;
The private sector may improve the road; or
- The regulatory Level of Service Standard may be lowered through a Comprehensive Plan
amendment process.
Vested Riqhts
The issue of vested rights for approved but unbuilt development is an important consideration in the
Future Land Use Element. The issue emerges with regard to existing zoning which is inconsistent
with this Plan; with regard to the magnitude of approved but unbuilt residential dwelling units in
relation to the difficulty of forecasting development trends and resultant facility needs; with regard to
transportation planning time frames and right-of-way needs; and with regard to approved but unbuilt
commercial zoning (C-1-C-5 and PUD) in 1995 which found that of the approximately 4,152 acres of
commercially zoned land, 1,780 acres, or 43%, are developed.
This Comprehensive Plan responds to the vested rights issue by establishing a program which
reviewed all previously approved zoning. Within three years after Plan was adopted, all zoning was
reviewed. If it is was determined to be inappropriate and is not vested, the zoning was adjusted to
an appropriate classification. Annually thereafter, zoning will be re-evaluated on the fifth anniversary
of its approval as identified in the Land Development Regulations. (See Appendix C of the Support
Document for a complete discussion of the vested rights issue).
E. FUTURE LAND USE MAP
The Future Land Use Map depicts the desired extent and geographical distribution of land uses in
the County. Mixed use categories are used to generally describe the character of allowed
development. Within each of these categories, a range of uses ere is permitted based upon specific
standards as described in the Designation Description Section of this Element. These uses include
residential, commercial, industrial, agricultural, recreational, conservation, educational, community,
and public facilities.
The Future Land Use Map series includes additional map series:
· Future Land Use Map - Mixed Use Activity Centers and Interchange Activity Centers
· Future Land Use Map - Properties Consistent by Policy (5.9, 5.10, 5.11)
· Future Land Use Map - Natural Resources: Wetlands;
· Future Land Use Map - Stewardship Area Overlay;
· Future Land Use Map - Rural Lands Study Area Natural Resource Index Maps
The following Future Land Use Maps are located in the Support Document:
· Future Land Use Map - Public Facilities, which shows existing and planned public facilities;
· Future Land Use Map - Natural Resources: Waterwells, Cones of Influence, Rivers, Bays,
Lakes, Floodplains, Harbors and Minerals (this map also shows those properties proposed
for public acquisition by the State Department of Environmental Protection Conservation and
Recreational Lands Program (CARL) and the South Florida Water Management District's
Save Our Rivers Program);
· Future Land Use Map - Natural Resources: Soils.
Text with underline is added to current GMP, text with :tr~!tztkrc::gh is deleted from current GMP - all since June 12, 2002 BCC
Transmittal heating. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
As Adopted 10/22/02
II. IMPLEMENTATION STRATEGY
GOALS~ OBJECTIVES AND POLICIES
FLUE
GOAL:
TO GUIDE LAND USE DECISION-MAKING SO AS TO ACHIEVE AND MAINTAIN A
HIGH QUALITY NATURAL AND HUMAN ENVIRONMENT WITH A WELL PLANNED
MIX OF COMPATIBLE LAND USES WHICH PROMOTE THE PUBLIC'S HEALTH,
SAFETY AND WELFARE CONSISTENT WITH STATE PLANNING REQUIREMENTS
AND LOCAL DESIRES.
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 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.
Policy 1.1:
The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts
for:
A. URBAN
1.
2.
3.
4.
5.
6.
7.
(Ii) 8.
9.
(V)lO.
(Vl)I 1.
(Vl)12.
MIXED USE DISTRICT
Urban Residential Subdistrict
Urban Residential Fringe Subdistrict
Urban Coastal Fringe Subdistrict
Business Park Subdistrict
Office and Infill Commercial Subdistrict
PUD Neighborhood Village Center Subdistrict
Traditional Neighborhood Design Subdistrict
Orange Blossom Mixed-Use Subdistrict
Goodlette/Pine Ridge Commercial Infill Subdistrict
Vanderbilt Beach/Collier Boulevard Commercial Subdistrict
Henderson Creek Mixed-Use Subdistrict
Research and Technology Park Subdistrict
URBAN -
1.
2.
(V) 3.
4.
(VI) 5.
(VI) 6.
(VI) 7.
(VI) 2.
COMMERCIAL DISTRICT
Mixed Use Activity Center Subdistrict
Interchange Activity Center Subdistrict
Livingston/Pine Ridge Commercial Infill Subdistrict
Business Park Subdistrict
Research and Technology Park Subdistrict
Livingston Road/Eatonwood Lane Commercial Infill Subdistrict
Livingston Road Commercial Infill Subdistrict
C. URBAN - INDUSTRIAL DISTRICT
Business Park Subdistrict
Research and Technology Park Subdistrict
(VI) = Plan Amendments CP-2001-2,4,5, 6 & 7 adopted by Ordinance No, 2002-24 on May 14, 2002
Text with underline is added to current GMP, text with :trikethrcugh is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
3_0
As Adopted 10/22/02 FLUE
Policy 1.2:
The AGRICULTURAL/RURAL Future Land Use Designation shall include Future Land Use Districts
and Subdistricts for:
A. AGRICULTURAL/RURAL- MIXED USE DISTRICT
1. Rural Commercial Subdistrict
B. RURAL- INDUSTRIAL DISTRICT
C. RURAL- SETTLEMENT AREA DISTRICT
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 1.4:
The CONSERVATION Future Land Use Designation shall include a Future Land Use District.
Policy 1.5:
Overlays and Special Features shall include:
A. Area of Critical State Concern Overlay
B. G~-. Airport Noise Area Overlay
C. Rural Lands Stewardship Area Overlay
(IV) D. Bayshore/Gateway Triangle Redevelopment Overlay
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.
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 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, add projects to the Capital Improvements Element or defer
development until improvements can be made or the level of service is amended to ensure available
capacity.
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.
OBJECTIVE 3:
Land Development Regulations have been adopted to implement this Growth Management Plan
pursuant to Chapter 163.3202, F.S. in order to ensure protection of natural and historic resources,
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.
Text with underline is added to current GMP, text with :tri!cgt~rc~:gL is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
As Adopted 10/22/02 FLUE
Policy 3.1:
Land Development Regulations have been adopted into the Land Development Code that contain
provisions to implement the Growth Management Plan through the development review process and
include the following provisions:
a. The Collier County Subdivision Code shall provide for 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.
Protect environmentally sensitive lands and provide for open space. This shall be
accomplished in part through integration of State of Florida Big Cypress Area of Critical
State Concern regulations into the Collier County Land Development Code, and in part
throuqh implementation of the Rural Lands Stewardship Area Overlay. This shall also be
accomplished throu.qh re.qulations such as minimum open space and native veqetation
preservation requirements, and/or throuqh incentives that encouraqe the use of creative
land use planning techniques and innovative approaches to development in the County's
A.qricultural/Rural Desiqnated Area.
c. Drainage and stormwater management shall be regulated by the implementation of the
South Florida Water Management District Surface Water Management regulations.
(I)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.
Regulate signage through the Sign Ordinance, which shall provide for frontage requirements
for signs, shared signs for smaller properties, definitions and establishment of an
amortization schedule for non-conforming signs.
The safe and convenient on-site traffic flow and vehicle parking needs shall be addressed
through the site design standards as well as site development plan requirements which
include: access requirements from roadways, parking lot design and orientation, lighting,
building design and materials, landscaping and buffering criteria.
Ensure the availability of suitable land for utility facilities necessary to support proposed
development by providing for a Public Use Zoning District for the location of public facilities
and other Essential Services.
The protection of historically significant properties shall be accomplished, in part, through the
adoption of the Historic/Archaeological Preservation Regulations which include the creation
of an Historic/Archaeological Preservation Board; provides for the identification of mapped
areas of Historic/Archaeological probability; requires a survey and assessment of discovered
sites; and provides a process for designation of sites, structures, buildings and properties.
The mitigation of incompatible land uses with the area designated as the Naples Airport
Noise Zone shall be accomplished through regulations which require sound-proofing for all
new residential structures within the 65 LDN Contour as identified on the Future Land Use
Map; recording the legal descriptions of the noise contours in the property records of the
County and through an inter-local agreement to notify the Naples Airport Authority of all
development proposals within 20,000 feet of the airport which exceed height standards
established by the Federal Aviation Administration.
Text with underline is added to current GMP, text with :tr:.ket~rct:g~ is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
3_2
As Adopted 10/22/02 FLUE
No development orders shall be issued which are inconsistent with the Growth Management
Plan, except for where a Compatibility Exception or Exemption has been granted or where a
positive Determination of Vested Rights has been made pursuant to the Zoning Reevaluation
Program.
Policy 3.2:
The Land Development Regulations have been codified into a single unified Land Development
Code (Ordinance 91-102). The development review process has been evaluated and improved to
focus on efficiency and effectiveness through unification of all review staff in a single organizational
unit and through streamlining procedures.
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.
Policy 4.1:
A detailed Master Plan for Golden Gate Estates has been developed and was incorporated into this
Growth Management Plan in February, 1991. The Master Plan addresses Natural Resources,
Future Land Use, Water Management, Public Facilities and other considerations.
Policy 4.2:
A detailed Master Plan for the Immokalee has been developed and was incorporated into this
Growth Management Plan in February, 1991. The Master Plan addresses Natural Resources,
Future Land Use, Public Facilities, Housing, Urban Design, Land Development Regulations and
other considerations. Major purposes of the Master Plan shall be coordination of land use and
transportation planning, redevelopment or renewal of blighted areas and elimination of land uses
inconsistent with the community's character.
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 Master Plan addresses Population, Public Facilities, Future
Land Use, Urban Design, Land Development Regulations and other considerations.
Policy 4,4:
Corridor Management Plans have been developed by Collier County in conjunction with the City of
Naples. The Plans identify appropriate urban design objectives and recommend Land Development
Regulations and Capital Improvements to accomplish those objectives. Plans have been completed
for the following road corridors: Goodlette-Frank Road south of Pine Ridge Road, and Golden Gate
Parkway from US 41 to Santa Barbara Boulevard. Future Corridor Management Plans may be
prepared as directed by the Board of County Commissioners. The goals 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 Road;
c. US 41 from Creech Road to Pine Ridge Road; and
d. US 41 from Davis Boulevard to Airport Road.
The Board of County Commissioners will determine the boundaries of the corridors selected and the
time frame for completion.
Text with underline is added to current GMP, text with stdkctkrougk is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
~_3
As Adopted 10/22/02 FLUE
(i)
Policy 4.5:
An Industrial Land Use Study has been developed and a summary 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 Iocational criteria. Upon completion of the Economic Plan, a study will be undertaken to identify
the need for additional Industrially designated land within the Coastal Urban Area.
Policy 4.6:
Access Management Plans for each of the Mixed Use Activity Centers designated on the Future Land
Use Map have been developed and incorporated into the Collier County Land Development Code. 'The
intent of the Access Management Plans is defined by the following guidelines and principles:
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 Management Policy (Resolution #92-442, adopted August 18,
1992).
c. Access points and turning movements shall be located and designed to minimize
interference with the operation of interchanges and intersections.
d. Lots, parcels, and subdivisions, which are created, shall be encouraged to dedicate
cross-access easements, rights-of-way, and limited access easements, as necessary and
appropriate, in order to ensure that the above-mentioned standards (a. - c.) are complied
with.
Policy 4.7:
Redevelopment Plans for existing commercial and residential areas may be considered by
the Board of County Commissioners. These plans may consider alternative land use plans,
modifications to development standards, and incentives that may be necessary to encourage
redevelopment. For properties that have been reviewed under the Zoning Reevaluation Program,
changes to the density and intensity of use permitted may be considered, in order to encourage
redevelopment in these areas. Some of the specific areas that may be considered by the Board of
County Commissioners for redevelopment include:
a. Pine Ridge Road between U.S. 41 North and Goodlette-Frank Road;
b. Bayshore Drive between U.S. 41 East and Thomasson Drive;
c. U.S. 41 East between Davis Boulevard and Airport-Pulling Road;
d. Davis Boulevard between U.S. 41 East and Airport-Pulling Road;
e. U.S. 41 North in Naples Park;
f. C.R. 951 between Green Boulevard and Golden Gate Parkway; and,
g. Bonita Beach Road between Vanderbilt Drive and the west end of Little Hickory Shores #1.
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 data base shall be a forecast of the
geographic distribution of anticipated growth.
Policy 4.9
Prepare a Rural and Agricultural Area Assessment, or any phase thereof, and adopt plan
amendments necessary to implement the findings and results of the Assessment, or any phase
thereof, pursuant to the Final Order (AC-99-002) issued by the Administration Commission on June
22, 1999. The geographic scope of the assessment area, public participation procedures, interim
Text with underline is added to current GMP, text with st~?.ethrcugh is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
3_6
O)
As Adopted 10/22/02 FLUE
development provisions, and the designation of Natural Resource Protection Areas on the Future
Land Use Map are described in detail in the Agricultural/Rural Designation Description Section.
Policy 4.10
Public participation and input shall be a primary feature and goal of the planning and assessment
effort. Representatives of state and regional agencies shall be invited to participate and assist in
the assessment. The County shall ensure community input through each phase of the Assessment
which may include workshops, public meetings, appointed committees, technical working groups,
and established advisory boards including the Environmental Advisory Committee and the Collier
County Planning Commission in each phase of the Assessment.
OBJECTIVE 5:
In order to promote sound planning, protect environmentally sensitive lands and habitat for listed
species while protectinq 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.
Policy 5.1:
All rezonings must be consistent with this Growth Management Plan. Property zoned prior to
adoption of the Plan (January 10, 1989) and found to be consistent through the Zoning
Re-evaluation Program are consistent with the Growth Management Plan and designated on the
Future Land Use Map series as Properties Consistent by Policy. Zoning changes will be permitted
to these properties, and to other properties deemed consistent with this Future Land Use Element
via Policies 5.9 through 5.12, provided the amount of commercial land use, industrial land use,
permitted number of dwelling units, and the overall intensity of development allowed by the new
zoning district, except as allowed by Policy 5.11 are not increased.
Policy 5,2:
All proposed development shall be reviewed for consistency with the Comprehensive Plan and those
found to be inconsistent with the Plan by the Board of County Commissioners shall not be permitted.
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~; and by 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 Aqricultural/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 5.4:
New developments shall be compatible with, and complementary to, the surrounding land uses,
subject to meeting the compatibility criteria of the Land Development Code (Ordinance 91-102,
adopted October 30, 1991, as amended.
Policy 5,5:
Encourage the use of ~ land presently --'cncd designated for urban intensity uses before
desi.qnating~. .... ........ ~**'lnu'- dcvclcpmcnt '-~v, 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
--'cncd lands desiqnated for urban intensity uses, and the Rural Settlement District, before servicing
v,."*~'"-.~, new areas.
Text with underline is added to current GMP, text with ............. ~,., is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
15
As Adopted 10/22/02 FLUE
Policy 5.5:
Permit the use of clustered residential development, ~',..~.,;'''',u, Planned Unit Development techniques,
mixed use development, rural villa.qes, new towns, satellite communities, transfer of development
rights, aqricultural 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 encouraqe such innovative land
development techniques.
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 5.8:
Group Housing, which may include the following: Family Care Facility, Group Care Facility, Care
Units, Assisted Living Facility, and Nursing Homes, shall be permitted within the Urban Designated
Area subject to the definitions and regulations as outlined in the Collier County Land Development
Code (Ordinance 91-102, adopted October 30, 1991 ) and consistent with the Iocational
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.
Policy 5.9:
Properties which do not conform to the Future Land Use Element but are improved, as determined
through the Zoning Re-evaluation Program described in Policy 3.1 K, shall be deemed consistent
with the Future Land Use Element and identified on the Future Land Use Map Series as Properties
Consistent by Policy.
Policy 5,10:
Properties for which exemptions based on vested rights, dedications, or compatibility
determinations, and compatibility exceptions have been granted, as provided for in the Zoning
Re-evaluation Program established pursuant to Policy 3.1 K, and identified on the Future Land Use
Map series as Properties Consistent by Policy, shall be considered consistent with the Future Land
Use Element. These properties shall be considered consistent with the Future Land Use Element
only to the extent of the exemption 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.
Policy 5.11:
Properties 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 5.12
Properties rezoned under the former Industrial Under Criteria, or with the provision contained in the
former Urban-Industrial District which allowed expansion of industrial uses adjacent to lands
designated or zoned Industrial provision 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.
Text with underline is added to current GMP, text with ~trlkctSrc~g5 is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
As Adopted 10/22/02 FLUE
(I)
Policy 5.13
The following properties identified by Ordinance #98-82; 98-91; 98-94; 99-02; 99-11; 99-19; 99-33;
and 2000-20; located in Activity Centers #1, 2, 6, 8, 11 & 18 were rezoned pursuant to the Activity
Centers boundaries designated in the 1989 Comprehensive Plan, as amended. Those properties
were rezoned during the interim period between the adoption of the Future Land Use Element in
October, 1997 which was not effective due to the notice of intent finding the Future Land Use
Element not "in compliance". Those properties, identified herein, which have modified the
boundaries of the 1997 Activity Centers are deemed consistent with the Future Land Use Element.
Text with underline is added to current GMP, text with str~.ket~rm:'g~ is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
3_7
(IV)
As Adopted 10/22/02
FUTURE LAND USE DESIGNATION
DESCRIPTION SECTION
FLUE
The following section describes the land use designations shown on the Future Land Use Map.
These designations generally indicate the types of land uses for which zoning may be requested.
However, these land use designations do not guarantee that a zoning request will be approved.
Requests may be denied by the Board of County Commissioners based on criteria in the Land
Development Code or on special studies completed for the County.
I. URBAN DESIGNATION
Urban Designated Areas on the Future Land Use Map include two general portions of Collier
County: areas with the greatest residential densities, and areas in close proximity, which have or are
projected to receive future urban support facilities and services. It is intended that Urban
Designated Areas accommodate the majority of population growth and that new intensive land uses
be located within them. Accordingly, the Urban Area will accommodate residential uses and a
variety of non-residential uses. The Urban Designated Area, which includes Immokalee and Marco
Island, represents less than 10% of Collier County's land area.
The boundaries of the Urban Designated Areas have been established based on several factors,
including: patterns of existing development; patterns of approved, but unbuilt, development; natural
resources; water management; hurricane risk; existing and proposed public facilities; population
projections and the land needed to accommodate the projected population growth.
Urban Designated Areas will accommodate the following uses:
Residential uses including single family, multi-family, duplex, and mobile home. The
maximum densities allowed are identified in the Districts, and Subdistricts and Overlays that
follow.
Non-residential uses including:
1. Essential services as defined by the most recent Land Development Code.
2. Parks, open space and recreational uses;
3. Water-dependent and water-related uses (see Conservation and Coastal Management
Element, Objective 11.1 and subsequent policies and the Manatee Protection Plan
contained in the Land Development Code);
Child care centers;
Community facilities such as churches group housing uses, cemeteries, schools and
school facilities co-located with other public facilities such as parks, libraries, and
community centers, where feasible and mutually acceptable;
Safety service facilities;
Utility and communication facilities;
Earth mining, oil extraction, and related processing;
Agriculture;
Travel trailer recreational vehicle parks, provided the following criteria are met:
(a) The density is consistent with that permitted in the Land Development Code;
(b) The site has direct principal access to a road classified as an arterial in the
Transportation Element, direct principal access defined as a driveway and/or local
roadway connection to the arterial road, provided the portion of the local roadway
intended to provide access to the RV park is not within a residential neighborhood
and does not service a predominately residential area; and
(c) The use will be compatible with surrounding land uses.
(I) 5.
7.
8.
9.
(V) 10.
Text with underline is added to current GMP, text with strikcthrcugh is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
(ll)(IV)(V)(Vl)l 2.
Ov) 15.
As Adopted 10/22/02 FLUE
11. Support medical facilities such as physicians' offices, medical clinics, treatment, research
and rehabilitative centers, and pharmacies provided the dominant use is
medical related and located within ¼ mile of existing or approved hospitals or medical
centers which offer primary and urgent care treatment for all types of injuries and
traumas, such as, but not limited to, North Collier Hospital. The distance shall be
measured from the nearest point of the tract that the hospital is located on or approved
for, to the project boundaries of the support medical facilities. Approval of such support
medical facilities may be granted concurrent with the approval of new hospitals or
medical centers which offer primary and urgent care treatment for all types of injuries and
traumas. Stipulations to ensure that the construction of the support medical facilities are
concurrent with hospitals or medical centers shall be determined at the time of zoning
approval. Support medical facilities are not allowed under this provision if the hospital or
medical center is a short-term leased facility due to the potential for relocation.
Commercial uses subject to criteria identified in the Urban - Mixed Use District, PUD
Neighborhood Village Center Subdistrict, Office and Infill Commercial Subdistrict,
Traditional Neighborhood Design Subdistrict, Orange Blossom Mixed-Use Subdistrict,
Goodlette/Pine Ridge Commercial Infill Subdistrict and Vanderbilt Beach/Collier
Boulevard Commercial Subdistrict, and in the Urban Commercial District, Mixed Use
Activity Center Subdistrict, and Interchange Activity Center Subdistrict, and
Livingston/Pine Ridge Commercial Infill Subdistrict, and Henderson Creek Mixed Use
Subdistrict, and Livingston Road/Eatonwood Lane Commercial Infill Subdistrict, and
Livingston Road Commercial Infill Subdistrict, and in the Bayshore/Gateway Triangle
Redevelopment Overlay.
13. Commercial uses accessory to other permitted uses, such as a restaurant accessory to a
golf course or retail sales accessory to manufacturing, so long as restrictions or
limitations are imposed to insure the commercial use functions as an accessory,
subordinate use. Such restrictions or limitations could include limiting the size and/or
location of the commercial use and/or limiting access to the commercial use.
14. Industrial uses subject to criteria identified in the Urban - Industrial District, in the Urban -
Mixed Use District, and in the Urban Commercial District, certain quadrants of
Interchange Activity Centers.
Hotels/motels consistent by Policy 5.9, 5.10, and 5.11, or as permitted in the Immokalee
Area, Golden Gate Area and Marco Island Master Plans, and as permitted in the
Bayshore/Gateway Triangle Redevelopment Overlay.
16. Business Park uses subject to criteria identified in the Urban-Mixed Use District, Urban
Commercial District and Urban-Industrial District.
17. Research and Technology Park uses subject to criteria identified in the Urban-Mixed
Use District, Urban Commercial District and Urban-Industrial District.
A. Urban - Mixed Use District
This District, which represents approximately 116,000 acres, is intended to accommodate a variety
of residential and non-residential land uses, including mixed-use developments such as Planned Unit
Developments. Certain industrial and commercial uses are also allowed subject to criteria.
This may be accomplished by encouraging coordinated mixed-use sites of water-dependent and
water-related land uses are permitted within the coastal region of this District. Mixed-use sites of
water-dependent and water-related uses and other recreational uses may include water-related
parks, marinas (public or private), yacht clubs, and related accessory and recreational uses, such as
boat storage, launching facilities, fueling facilities, and restaurants. Any water-dependent and/or
water-related land use shall encourage the use of the Planned Unit Development technique and
other innovative approaches to conserve environmentally sensitive features and to assure
compatibility with surrounding land uses.
Text with underline is added to current GMP, text with str;,!zct~rcugh is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
3_9
As Adopted 10/22/02 FLUE
Priorities for shoreline land use shall be given to water dependent principal uses over water-related
land uses. In addition to the criteria of compatibility with surrounding land uses and consistency with
the siting policy of the Conservation and Coastal Management Element (Policy 11.1.4), the following
land use criteria shall be used for prioritizing the siting of water-dependent and water-related uses:
a. Presently developed sites;
b. Sites where water-dependent or water-related uses have been previously established;
c. Sites where shoreline improvements are in place;
d. Sites where damage to viable, naturally functioning wetlands, or other environmentally
sensitive features, could be minimized.
Port of the Islands is a unique development, which is located within the Urban Designated Area, but
is also totally within the Big Cypress Area of Critical State Concern. However, a portion of the
development was determined "vested" by the State of Florida, thus exempting it from the
requirements of Chapter 380, Florida Statutes. Further, there is an existing Development
Agreement between Port of the Islands, Inc. and the State of Florida Department of Community
Affairs dated July 2, 1985, which regulates land uses at Port of the Islands. Port of the Islands is
eligible for all provisions of the Urban - Mixed Use District in which it is located to the extent that the
overall residential density and commercial intensity does not exceed that permitted under zoning at
time of adoption of this Plan.
1. Urban Residential Subdistrict
The purpose of this Subdistrict is to provide for higher densities in an area with fewer natural
resource constraints and where existing and planned public facilities are concentrated.
This Subdistrict comprises approximately 93,000 acres and 80% of the Urban Mixed Use
District. Maximum eligible residential density shall be determined through the Density Rating
System but shall not exceed 16 dwelling units per acre except in accordance with the
Transfer of Development Rights Section of the Land Development Code.
(IV)
2. Urban Coastal Frin.qe Subdistrict
The purpose of this Subdistrict is to provide transitional densities between the Conservation
Designated Area and the Urban Designated Area. It includes that area south of US 41
between the City of Naples and Collier-Seminole State Park, including Marco Island and
comprises approximately 18,000 acres and 15% of the Urban Mixed Use District. In order to
facilitate hurricane evacuation and to protect the adjacent environmentally sensitive
Conservation Designated Area, residential densities shall be limited to a maximum of 4
dwelling units per acre, except as allowed in the Density Rating System to exceed 4 units per
acre through provision of Affordable Housing and Transfer of Development Rights, and except
as provided in the Bayshore/Gateway Triangle Redevelopment Overlay. Rezones are
recommended to be in the form of a Planned Unit Development. The Marco Island Master Plan
shall provide for density, intensity, siting criteria and specific standards for land use districts on
Marco Island.
3. Urban Residential Frinqe Subdistrict
The purpose of this Subdistrict is to provide transitional densities between the Urban
Designated Area and the Agricultural/Rural Area and comprises approximately 5,500 acres
and 5% of the Urban Mixed Use District. Residential land uses may be allowed at a maximum
density of 1.5 units per gross acre, subject to the following conditions: and are not subject to
the Density Rating System:
a. All rezones are encouraged to be in the form of a Planned Unit Development; and
b. Proposed development in the area shall be fully responsible for all necessary water
management improvements, including the routing of all on-site and appropriate off-site
water through the project's water management system, and a fair share cost of necessary
Text with underline is added to current GMP, text with :tdlzet~rc~:gL is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
2O
As Adopted 10/22/02 FLUE
improvements to the CR 951 canal/out-fall system made necessary by new development in
the area.
4. PUD Nei.qhborhood Villaqe Center Subdistrict
The purpose of this Subdistrict is to allow for small-scale retail, offices, and service facilities to
serve the daily needs of the residents of a PUD. The acreage eligible for Neighborhood Village
Center designation and uses shall be sized in proportion to the number of units to be served,
but in no event shall the acreage exceed 15 acres. The Neighborhood Village Center uses may
be combined with recreational facilities or other amenities of the PUD and shall be conveniently
located to serve the PUD. The Village Center shall not have independent access to any
roadway external to the PUD and shall be integrated into the PUD. Phasing of construction of
the Neighborhood Village Center shall be controlled so that it occurs concurrent with the
residential units. The Planned Unit Development district of the Land Development Code shall
be amended within one (1) year to provide standards and principles regulating access, location
or integration within the PUD of the Village Center, allowed uses, and square footage and/or
acreage thresholds.
5. Business Park Subdistrict
The Business Park Subdistrict is intended to provide for a mix of industrial uses and
non-industrial uses, designed in an attractive park-like environment with Iow structural
density where building coverage ranges between 25% to 45% and where landscaped
areas provide for buffering and enjoyment by the employees and patrons of the park.
Business Parks shall be allowed as a Subdistrict in the Urban-Mixed Use District,
Urban Commercial District and Urban Industrial District and may include the
general uses allowed within each District, the specific uses set forth below, and shall
comply with the following general conditions:
a Business Parks shall be permitted to include up to 30% of the total acreage for non-
industrial uses of the type identified in "c" below, and will reserve land within the industrially
designated areas for industrial uses. The percentage and mix of each category of use
shall be determined at the time of zoning in accordance with the criteria specified in the
Land Development Code.
b Access to arterial road systems shall be in accordance with the Collier County Access
Management Policy and consistent with Objective 7 and Policy 7.1 of the Traffic Circulation
Sub-Element.
c Non-industrial uses may include uses such as certain offices, financial institutions, retail
services, institutional, cultural facilities, medical facilities, hotels/motels at a density of 26
units per acre, and recreational facilities. Retail Uses shall be limited to those uses which
serve the employees of businesses within the Park or are related to the products, goods
and services that are manufactured, distributed, produced or provided by businesses in the
Park.
d When the Business Park is located within the Urban Industrial District or includes
industrially zoned land, those uses allowed in the Industrial Zoning District shall be
permitted provided that the total industrial acreage is not greater than the amount
previously zoned or designated industrial. When a Business Park is located in the Urban
Commercial District or Urban-Mixed Use District, the industrial uses shall be limited to light
industry such as light manufacturing, processing, and packaging in fully enclosed
buildings; research, design and product development; printing, lithography and publishing;
and similar light industrial uses that are compatible with non-industrial uses permitted in the
district; and, the Planned Unit Development Ordinance or Rezoning Ordinance for a
Business Park project shall list specifically all permitted uses and development standards
consistent with the criteria identified in this provision.
e Business Parks must be a minimum of 35 acres in size.
Text with underline is added to current GMP, text with :t~kethmugh is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
2]_
As Adopted 10/22/02 FLUE
Business Parks located within Interstate Activity Center quadrants that permit Industrial
Uses shall also be required to meet the standards as stated under the Interstate Activity
Center Subdistrict for commercial and industrial land uses.
g Business Parks shall adopt standards for the development of individual building parcels
and general standards for buffering, landscaping, open space, signage, lighting, screening
of outdoor storage, parking and access management.
h When located in a District other than the Urban Industrial District, the Business Park must
have direct access to a road classified as an arterial in the Traffic Circulation Sub-
Element.
i Business Parks are encouraged to utilize PUD zoning.
j The maximum additional acreage eligible to be utilized for a Business Park Subdistrict
within the Urban-Mixed Use District is 500 acres, exclusive of open space and conservation
areas.
6. Office and In-fill Commercial Subdistrict
The intent of this Subdistrict is to allow Iow intensity office commercial or in-fill 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
Iow 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 abuts a road classified as an arterial or collector as identified on the five-
year Future Traffic Circulation Map, as contained in the Traffic Circulation Sub-Element.
b. The site utilized for commercial use is 12 acres or less in size, and the balance of the
property in excess of 12 acres, if any, is limited to an environmental conservation
easement or open space;
c. The site abuts commercial zoning:
(i) On one side and non-commercial zoning on the other side; or,
(ii) On both sides;
d. The depth of the requested commercial does not exceed the depth of the abutting
commercial parcel(s);
e. Project uses are limited to office or Iow intensity commercial, except for land abutting
commercial zoning on both sides, as provided for in (c) above, the project uses may
include those of the highest intensity abutting commercial zoning district;
f. The parcel in question was not created to take advantage of this provision and was created
prior to the adoption of this provision in the Growth Management Plan on October 28,
1997;
g. At time of development, the project will be served by central public water and sewer; and
h. The project will be compatible with existing land uses and permitted future land uses on
surrounding properties.
i. For those sites that have existing commercial zoning abutting one side, commercial zoning
used pursuant to this subsection shall only be applied one time to serve as a transitional
use and will not be permitted to expand.
j. The maximum acreage eligible to be utilized for the Office and Infill Subdistrict within the
Urban-Mixed Use District is 250 acres.
7. Traditional Neiqhborhood Desiqn Subdistrict
The purpose of this provision is to encourage the development of Traditional Neighborhood
Design (TND) projects. TNDs are typically human-scale, pedestrian-oriented, interconnected
Text with underline is added to current GMP, text with ztril~ctSrc, ug5 is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
22
As Adopted 10/22/02 FLUE
residential neighborhood projects that are centered around a village green with a mix of
commercial uses including retail, office and civic amenities that complement each other.
Residential uses are often located above retail uses. A grid pattern is the basis for the
transportation network. The main street component of the TND is appropriately integrated in
the TND and sized in proportion to the scale of the project with a maximum of 15 acres of
commercial permitted. Standards shall be developed in the Land Development Code which will
regulate access, permitted uses, square footage and/or acreage thresholds, lot frontage
dimensions, street widths, setbacks, and other standards that are integral to the TND concept.
(11)
8. Oranqe Blossom Mixed-Use Subdistrict
The intent of this district is to allow for limited small-scale retail, office and residential uses while
requiring that the project result in a true mixed-use development. The Activity Centers to the
North and South provide for large-scale commercial uses, while this subdistrict will promote
small scale mixed-use development with a pedestrian orientation to serve the homes both
existing and future in the immediate area. This Subdistrict is intended to be a prototype for
future mixed-use nodes, providing residents with pedestrian scale development while also
reducing existing trip lengths for small-scale commercial services. Commercial uses for the
purpose of this section are limited to those allowed in the C-1, C-2 and C-3 zoning districts
except as noted below. The development of this subdistrict will be governed by the following
criteria:
a. Rezoning is encouraged to be in the form of a PUD.
b. A unified planned development with a common architectural theme which has shared
parking and cross access agreements will be developed.
c. Retail uses will be capped at a maximum of 5,000 sq. ft. per acre for the total project.
d. Office uses will be capped at a maximum of 7,000 sq. ft. per acre for the total project.
e. Residential development will be subject to the density rating system.
f. Maximum lot coverage for buildings is capped at 17.5% for the total project.
g. No more than 25% of the total built square footage will be devoted to single story
buildings.
h. Primary entrances to all retail and commercial uses shall be designed for access from
the interior of the site. Buildings fronting on Airport Road and Orange Blossom Road will
provide secondary accesses facing those streets.
i. All four sides of each building must be finished in a common architectural theme.
j. A residential component equal to at least 25% of the allowable maximum base density
under the density rating system must be constructed before the subdistrict completes an
aggregate total of 40,000 square feet retail of office uses.
k. Residential units may be located both on the North and South side of Orange Blossom
Drive.
I. Integration of residential and office or retail uses in the same building is encouraged.
m. Pedestrian connections are encouraged to all perimeter properties where feasible and
desired by adjoining property owners.
n. No building footprint will exceed 5,000 square feet. Common stairs, breezeways or
elevators may join individual buildings.
o. No building shall exceed three stories with no allowance for under building parking.
p. Drive-through establishments will be limited to banks with no more than 3 lanes
architecturally integrated into the main building.
q. No gasoline service stations will be permitted.
r. All buildings will be connected with pedestrian features.
s. Twenty foot wide landscape Type D buffers along Orange Blossom Drive and Airport-
Pulling Road and a 20 foot wide Type C buffer along all other perimeter property lines will
be required.
t. Parking areas will be screened from Airport-Pulling Road and Orange Blossom Drive.
Text with underline is added to current GMP, text with :tr:.!czt~rc~:g~ is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
23
As Adopted I0/22/02 FLUE
The Office and Infill Commercial Subdistrict provision is not applicable to any properties
adjacent to this Subdistrict.
9. Goodlette/Pine Rid.qe Commercial Infill Subdistrict
This subdistrict consists of 31 acres and is located at the northeast quadrant of two major
arterial roadways, Pine Ridge Road and Goodlette-Frank Road. In addition to uses allowed in
the Plan, the intent of the Goodlette/Pine Ridge Commercial Infill Subdistrict is to provide
shopping, personal services and employment for the surrounding residential areas within a
convenient travel distance. The subdistrict is intended to be compatible with the neighboring
Pine Ridge Middle School and nearby residential development and therefore, emphasis will be
placed on common building architecture, signage, landscape design and site accessibility for
pedestrians and bicyclists, as well as motor vehicles.
Access to the Goodlette/Pine Ridge Commercial Infill Subdistrict may feature a traffic signalized
access point on Goodlette-Frank Road, which may provide for access to the neighboring Pine
Ridge Middle School. Other site access locations will be designed consistent with the Collier
County access management criteria.
Development intensity within this district will be limited to single-story retail commercial uses,
while professional or medical related offices, including financial institutions, may occur in three-
story buildings. A maximum of 275,000 square feet of gross leasable area for retail commercial
and office and financial institution development may occur within this subdistrict. Retail
commercial uses shall be limited to a maximum of 125,000 square feet of gross leasable area
on the south +/-23 acres. No individual retail tenant may exceed 65,000 square feet of gross
leasable area.
Unless otherwise required by the South Florida Water Management District, the .87+/- acre
wetland area located on the northeastern portion of the site will be preserved.
(V)10.
Vanderbilt Beach/Collier Boulevard Commercial Subdistrict
This Subdistrict is located on the north side of the intersection between the two (2) major
roadways of Vanderbilt Beach Road and Collier Boulevard, consisting of approximately 33.45
acres of land. The intent of the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict is to
provide convenient shopping, personal services and employment for neighboring residential
areas. The Vanderbilt Beach/Collier Boulevard Commercial Subdistrict will reduce driving
distances for neighboring residents and assist in minimizing the road network required in this
part of Collier County. This subdistrict is further intended to create a neighborhood focal point
and any development within this Subdistrict will be designed in a manner to be compatible with
the existing and future residential and institutional development in this neighborhood.
Development intensity for this Subdistrict shall be limited to a maximum of 200,000 square feet
of gross leasable floor area.
Rezonings are encouraged to be in the form of a PUD zoning district which must contain
development standards to ensure that all commercial uses will be compatible with neighboring
residential and institutional uses. In addition to retail uses and other uses permitted in the Plan,
financial institutions, business services, and professional and medical offices shall be permitted.
Retail uses shall be limited to a single-story. Financial services and offices shall be limited to
three stories. All principal buildings shall be set back a minimum of one (1) foot from the
Subdistrict boundaries for each foot of building height. Development within the Subdistrict shall
be required to have common site, signage and building architectural elements. The property
shall provide for potential interconnection with adjacent properties.
Text with underline is added to current GMP, text with :trikcthrcugh is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
24
As Adopted 10/22/02 FLUE
(VI)11. Henderson Creek Mixed-Use Subdistrict
The Henderson Creek Mixed-Use Subdistrict consists of approximately 83 acres and is located
east of Collier Boulevard (S.R. 951) and south of U.S. 41 (Tamiami Trial East). The intent of the
Subdistrict is primarily to provide for a mixture of regional commercial uses and residential
development, to serve the South Naples, Royal Fakapalm and Marco Island areas. The primary
intent of the Subdistrict is not to provide for community and neighborhood commercial uses. The
focus of the residential component of the Subdistrict shall be the provision of workforce housing to
support the commercial uses within the Subdistrict, as well as in the South Naples, Royal Fakapalm
and Marco Island areas. The entire Subdistrict shall be developed under a unified plan; this unified
plan must be in the form of a Planned Unit Development.
For purposes of this Subdistrict, the term "regional commercial" is defined as: Retail uses typically
dominated by large anchors, including discount department stores, off-price stores, warehouse
clubs, and the like, some of which offer a large selection in a particular merchandise category.
Regional retail uses also typically utilize square footages ranging from 20,000 to over 100,000
square feet. Regional commercial uses generally have a primary trade area of 5 to 10 miles, with a
typical store separation of 5 miles for any individual regional commercial business.
Specific requirements and limitations for the Henderson Creek Mixed-Use Subdistrict are as follows:
Access to the Subdistrict shall be provided from Collier Boulevard (SR 951) and U.S. 41.
These access points shall be connected by a loop road that is open to the public.
· Vehicular and pedestrian interconnections shall be provided between the residential and
commercial portions of the Subdistrict.
The unified plan of development within the Subdistrict shall include provisions for vehicular
and pedestrian interconnection to properties to the north.
· Commercial components of this Subdistrict shall front on Collier Boulevard.
· Commercial uses are limited to a maximum of 40 acres and 325,000 square feet of gross
leasable floor area.
· The maximum intensity of commercial uses are those allowed in the C-4, General
Commercial, Zoning District.
At least one regional commercial use is required to occupy a minimum of 100,000 square
feet of gross leasable floor area. Each remaining regional commercial use must occupy a
minimum of 20,000 square feet of gross leasable floor area.
· Non-regional commercial uses prohibited in this Subdistrict include grocery stores, fitness
centers, auto repair, auto sales, and personal service uses.
· Non-regional commercial uses are limited to a maximum of 10% of the total allowed
commercial square footage (32,500 square feet).
· A maximum of four out-parcels are allowed, all of which must abut Collier Boulevard. All
out-parcels shall provide internal vehicular access. All out-parcels are limited to non-regional
commercial uses. No out-parcel shall exceed five acres.
· Commercial development shall be restricted to one-story buildings with a maximum height of
35 feet.
· Residential development shall be limited to a maximum of 360 dwelling units, subject to the
Density Rating System. However, a minimum of 200 affordable housing units shall be
provided.
· Residential dwellings shall be limited to a maximum height of two habitable stories.
· Both commercial and residential development shall be designed in a common architectural
theme.
· Prior to commencement of any development in the Subdistrict, a unified plan of development
for the entire Subdistrict must be approved by the Board of Collier County Commissioners.
· The type of landscape buffers within this Subdistrict shall be no less than that required in
mixed use activity centers.
Text with underline, is added to current GMP, text with str'2~et~rcugh is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
25
As Adopted 10/22/02 FLUE
(VI)12. Research and Technolo.qy Park Subdistrict
The Research and Technology Park Subdistrict is intended to provide for a mix of targeted industry
uses - aviation/aerospace industry, health technology industry, information technology industry, and
light, Iow environmental impact manufacturing industry and non-industrial uses, designed in an
attractive park-like environment where landscaped areas, outdoor spaces and internal
interconnectivity provide for buffering, usable open space, and a network of pathways for the
enjoyment of the employees, residents and patrons of the park. Research and Technology Parks
shall be allowed as a Subdistrict in the Urban-Mixed Use District, Urban Commercial District and
Urban Industrial District, and may include the general uses allowed within each District, the specific
uses set forth below, and shall comply with the following general conditions:
a. Research and Technology Parks shall be permitted to include up to 20% of the total
acreage for non-target industry uses of the type identified in paragraph "d" below; and, up
to 20% of the total acreage for workforce housing, except as provided in paragraph j
below. At a minimum, 60% of the total park acreage must be devoted to target industry
uses identified in paragraph c below. The specific percentage and mix of each category
of use shall be determined at the time of rezoning in accordance with the criteria specified
in the Land Development Code.
b. Access to arterial and collector road systems shall be in accordance with the Collier
County Access Management Policy and consistent with Objective 7 and Policy 7.1 of the
Transportation Element.
c. The target industries identified by the Economic Development Council of Collier County
are aviation/aerospace industry, health technology industry and information technology
industry, and include the following uses: software development and programming;
internet technologies and electronic commerce; multimedia activities and CD-ROM
development; data and information processing; call center and customer support
activities; professional services that are export based such as laboratory research or
testing activities; light manufacturing in the high tech target sectors of aviation/aerospace
and health and information technologies; office uses in connection with on-site research;
development testing and related manufacturing; general administrative offices of a
research and development firm; educational, scientific and research organizations;
production facilities and operations.
d. Non-target industry uses may include hotels at a density consistent with the Land
Development Code, and those uses in the C-1 through C-3 Zoning Districts that provide
support services to the target industries such as general office, banks, fitness centers,
personal and professional services, medical, financial and convenience sales and
services, computer related businesses and services, employee training, technical
conferencing, day care center, restaurants and corporate and government offices
e. When the Research and Technology Park is located within the Urban Industrial District_or
includes industrially zoned land, those uses allowed in the Industrial Zoning District_shall
be permitted provided that the total industrial acreage is not greater than the amount
previously zoned or designated industrial. When a Research and Technology Park is
located in the Urban Commercial District or Urban-Mixed Use District, the industrial uses
shall be limited to those target industry uses. The Planned Unit Development Ordinance
or Rezoning Ordinance for a Research and Technology Park project shall list specifically
all permitted uses and development standards consistent with the criteria identified in this
provision.
f. Research and Technology Parks must be a minimum of 19 acres in size.
g. Research and Technology Parks located within Interstate Activity Center quadrants that
permit Industrial Uses shall also be required to meet the standards as stated under the
Interstate Activity Center Subdistrict for commercial and industrial land uses.
Text with underline is added to current GMP, text with gtrikethraugh is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
26
As Adopted 10/22/02 FLUE
h. Standards for Research and Technology Parks shall be adopted for the development of
individual building parcels and general standards shall be adopted for pedestrian and
vehicular interconnections, buffering, landscaping, open spaces, signage, lighting,
screening of outdoor storage, parking and access management.
i. When located in a District other than the Urban Industrial District, the Research and
Technology Park must be adjacent to, and have direct principal access to a road
classified as an arterial or collector in the Transportation Element. Direct principal access
is defined as a local roadway connection to the arterial or collector road, provided the
portion of the local roadway intended to provide access to the Research and Technology
Park is not within a residential neighborhood and does not service a predominately
residential area.
j. Research and Technology Parks shall not be located on land abutting residentially zoned
property, unless the Park provides workforce housing. When abutting residentially zoned
land, up to 40% of the Park's total acreage may be devoted to workforce housing and all
or a portion of the workforce housing is encouraged to abut such adjacent land where
feasible.
k. Whenever workforce housing is provided, it shall be fully integrated with other compatible
uses in the park through mixed use buildings and/or through pedestrian and vehicular
interconnections.
I. Whenever workforce housing (affordable housing) is provided, it is allowed at a density
consistent with the Density Rating System.
m. Building permits for non-target industry uses identified in paragraph "d" above shall not be
issued for more than 10,000 square feet of building area prior to issuance of the first
building permit for a target industry use.
n. Research and Technology Parks must be compatible with surrounding land uses.
o. Research and Technology Parks must utilize PUD zoning.
The maximum additional acreage eligible to be utilized for a Research and Technology Park
Subdistrict within the Urban-Mixed Use District is 1000 acres, exclusive of open space and
conservation areas.
y~? 5 A GOODLETTE/PINE RIDGE COMMERCIAL INFILL SUBDISTRICT MAP
(purposely omitted)
VANDERBILT BEACH/COLLIER BOULEVARD COMMERCIAL SUBDISTRICT MAP
(purposely omitted)
HENDERSON CREEK MIXED USE SUBDISTRICT MAP
(purposely omitted)
(IV)(Vl) DENSITY RATING SYSTEM
This Density Rating System is only applicable to areas designated: Urban, Urban - Mixed Use
District, as identified on the Future Land Use Map, exclusive of the Urban Residential Fringe
Subdistrict, and exclusive of Urban areas encompassed by the Immokalee Area Master Plan,
Golden Gate Area Master Plan, and Marco Island Master Plan; and, A,qricultural/Rural, as
provided for in the Rural Lands Stewardship Area Overlay for the Affordable Housinq Density
Text with underline is added to current GMP, text with :tr:,kcthrcugh is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
27
As Adopted 10/22/02 FLUE
Bonus only. The Density Rating System is applicable to the Urban Coastal Fringe Subdistrict
to the extent that the residential density cap of 4 dwelling units per acre is not exceeded,
except for the density bonus for Affordable Housing and Transfer of Development Rights, and
except as provided for in the Bayshore/Gateway Triangle Redevelopment Overlay. This
Density Rating System only applies to residential dwelling units. Within the applicable Urban
Designated Areas, a base density of 4 residential dwelling units per gross acre is permitted,
though not an entitlement. This base level of density may be adjusted depending upon the
characteristics of the project.
a. Density Bonuses
Consistency with the following characteristics may add to the base density. Density bonuses
are discretionary, not entitlements, and are dependent upon meeting the criteria for each
bonus provision and compatibility with surrounding properties, as well as the criteria in the
Land Development Code. All new residential zoning shall be consistent with the Density
Rating System, except as provided in policies 5.9, 5.10 and 5.11 of the Future Land Use
Element.
1. Conversion of Commercial Zoninq
If the project includes conversion of commercial zoning which is not located within an
Mixed Use Activity Center or Interchange Activity Center, or which is not consistent with the
Neighborhood Village Center Subdistrict, a bonus of up to 16 dwelling units may be added
for every 1 acre of commercial zoning which is converted. These dwelling units may be
distributed over the entire project. The project must be compatible with surrounding land
uses.
2. Proximity to Mixed Use Activity Center or Interchanqe Activity Center
If the project is within one mile of a Mixed Use Activity Center or Interchange Activity
Center and located within a residential density band, 3 residential units per gross acre
may be added. The density band around a Mixed Use Activity Center or Interchange
Activity Center shall be measured by the radial distance from the center of the intersection
around which the Mixed Use Activity Center or Interchange Activity Center is situated. If
50% or more of a project is within the density band, the additional density applies to the
gross acreage of the entire project. Density bands are designated on the Future Land Use
Map and shall not apply within the Estates Designation or for properties within the Traffic
Congestion Area.
3. Affordable Housinq
To encourage the provision of affordable housing within the Urban Designated Area, a
maximum of up to 8 residential units per gross acre may be added to the base density if
the project meets the definitions and requirements of the Affordable Housing Density
Bonus Ordinance (Section 2.7.7 of the Land Development Code, Ordinance #91-102,
adopted October 30, 1991). In the Urban Coastal Fringe Subdistrict, Affordable Housing
projects must provide appropriate mitigation consistent with Policy 13.1.2 of the
Conservation and Coastal Management Element. Additionally, the Affordable Housing
Density Bonus may be utilized within the Aqricultural/Rural desi.qnation, as provided for in
the Rural Lands Stewardship Area Overlay, subject to the aforementioned Section 2.7.7 of
the Land Development Code.
4. Residential In-fill
To encourage residential in-fill in areas with existing development, 3 residential dwelling
units per gross acre may be added if the following criteria are met:
(a) The project is 10 acres or less in size;
Text with underline is added to current GMP, text with :t:'ikethrcagk is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
28
As Adopted 10/22/02 FLUE
(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;
(f) There is no common ownership with any adjacent parcels; and
(g) The parcel in question was not created to take advantage of the in-fill residential
density bonus and was created prior to the adoption of this provision in the Growth
Management Plan on January 10, 1989.
5. Roadway Access
If the project has direct access to 2 or more arterial or collector roads as identified in the
Traffic Circulation Element, 1 residential dwelling unit per gross acre may be added.
Density credits based on future roadways will be awarded if the developer commits to
construct a portion of the roadway (as determined by the County Transportation
Department) or the road is scheduled for completion during the first five years of the
Capital Improvements Plan. The Roadway Access bonus is not applicable to properties
located within the Traffic Congestion Area.
6. Transfer of Development Riqhts
To encourage preservation/conservation of natural resources, density transfers are
permitted within that portion of the Urban designated area subject to this Density Rating
System. In no case Hc;",'cvcr, ,~,.,,,,.i,,,..,,.., ,,-.,,:, shall density ,",ct be transferred into the Coastal
~ High Hazard Area from outside the Coastal Ma,",aGcmc,",t High Hazard Area.
Lands lying seaward of the Coastal Mc,qa,.3cmcnt High Hazard Boundary, identified on the
Future Land Use Map, are within the Coastal,.,~,~A ........ ,~,..,,,~, ,,* High Hazard Area. Density
may be increased above and beyond the density otherwise allowed by the Density Rating
System in accordance with the Transfer of Development Rights (TDR) Section 2.2.24.11 of
the Land Development Code adopted by Ordinance #91-102, on October 30, 1991, as
amended.
b. Density Reduction
Consistency with the following characteristic would subtract density:
1. Traffic Conqestion Area
If the project is within the Traffic Congestion Area, an area identified as subject to long
range traffic congestion, 1 dwelling unit per gross acre would be subtracted. 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).
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 Congestion Area it will not be subject to the density reduction.
c. Density Conditions:
The following density condition applies to all properties subject to the Density Rating System.
1. Maximum Density
Text with underline is added to current GMP, text with gtdket~rcug~ is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
29
As Adopted 10/22/02 FLUE
The maximum permitted density shall not exceed 16 residential dwelling units per gross
acre within'the Urban designated area, except when utilizing the Transfer of Development
Rights (TDR) Section 2.2.24.10 of the Land Development Code adopted by Ordinance
#91-102, on October 30, 1991, as amended.
B. Urban Commercial District
This District is intended to accommodate almost all new commercial zoning; a variety of residential
uses, including higher densities for properties not located within the Urban Coastal Fringe or Urban
Residential Fringe Subdistricts; and a variety of non-residential uses.
1. Mixed Use Activity Center Subdistrict
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. There are 19 Mixed Use Activity Centers which comprise
approximately 3,000 acres, including 3 Interchange Activity Centers (#4, 9, 10) which will be
discussed separately. Two Activity Centers #19 and 21 have been deleted and replaced by
the land use designations identified in the Marco Island Master Plan and Future Land Use
Map.
(II)(IV)(V)(VI)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. Additionally, some commercial development is allowed outside of Mixed Use
Activity Centers in the PUD Neighborhood Village Center Subdistrict, Office and Infill
Commercial Subdistrict, Interchange Activity Center Subdistrict, Traditional Neighborhood
Design Subdistrict, Orange Blossom Mixed-Use Subdistrict, Goodlette/Pine Ridge Commercial
Subdistrict, Vanderbilt Beach/Collier Boulevard Commercial Subdistrict, Livingston/Pine Ridge
Commercial Infill Subdistrict, Henderson Creek Mixed Use Subdistrict, Livingston
Road/Eatonwood Lane Commercial Infill Subdistrict, Livingston Road Commercial Infill
Subdistrict, and the Bayshore/Gateway Triangle Redevelopment Overlay and by Policies 4.7,
5.9, 5.10, and 5.11 of the Future Land Use Element.
Mixed Use Activity Centers are intended to be mixed-use in character. The actual mix of the
various land uses - which may include the full array of commercial uses, residential uses,
institutional uses, hotel/motel uses at a density consistent with the Land Development Code -
shall be determined during the rezoning process based on consideration of the factors listed
below.
For residential development, if a project is 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 gross acre may be permitted. This density may be
distributed throughout the project, including any portion located outside of the boundary of the
Mixed Use Activity Center.
The factors to consider during review of a rezone petition are as follows:
Rezones within Mixed Use Activity Centers are encouraged to be in the form of a Planned
Unit Development. There shall be no minimum acreage limitation for such Planned Unit
Developments except all requests for rezoning must meet the requirements for rezoning in
the Land Development Code.
The amount, type and location of existing zoned commercial land, and developed
commercial uses, within the Mixed Use Activity Center and within two road miles of the
Mixed Use Activity Center;
Market demand and service area for the proposed commercial land uses to be used as a
guide to explore the feasibility of the requested land uses;
Text with underline is added to current GMP, text with strikcthrcug5 is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
30
As Adopted 10/22/02 FLUE
Existing patterns of land use within the Mixed Use Activity Center and within two radial
miles;
Adequacy of infrastructure capacity, particularly roads;
Compatibility of the proposed development with, and adequacy of buffering for, adjoining
properties;
Natural or man-made constraints;
Rezoning criteria identified in the Land Development Code;
Conformance with Access Management Plans for Mixed Use Activity Centers contained in
the Land Development Code;
Coordinated traffic flow on-site and off-site, as may be demonstrated by a Traffic Impact
Analysis, and a site plan/master plan indicating on-site traffic movements, access point
locations and type, median opening locations and type on the abutting roadway(s), location
of traffic signals on the abutting roadway(s), and internal and external vehicular and
pedestrian interconnections;
Interconnection(s) for pedestrians, bicycles and motor vehicles with existing and future
adjacent projects;
Conformance with the architectural design standards as identified in the Land
Development Code.
The approximate boundaries of Mixed Use Activity Centers have been delineated on the maps
located at the end of this section as part of the Future Land Use Map Series. The actual
boundaries of Mixed Use Activity Centers listed below by Activity Center and location are
specifically defined on the maps and shall be considered to delineate the boundaries for those
Mixed Use Activity Centers.
# 1 Immokalee Road and Airport Road
# 6 Davis Boulevard and Santa Barbara Boulevard
# 8 Airport Road and Golden Gate Parkway
#11 Vanderbilt Beach Road and Airport Road
#12 US 41 and Pine Ridge Road
#13 Airport Road and Pine Ridge Road
#15 Golden Gate Parkway and Coronado Boulevard
#16 US 41 and Airport Road
#17 US 41 and Rattlesnake-Hammock Road
#18 US 41 and Isles of Capri Road
#20 US 41 and Wiggins Pass Road
The mix of uses in all of these specifically designated, except for #6 at Davis Boulevard and
Santa Barbara Boulevard, range from 80 to 100% commercially zoned and/or developed
property. Activity Center #6 is approximately 60% commercially zoned and/or developed. For
purposes of these specifically designated Activity Centers, the entire Activity Center is
eligible for up to 100%, or any combination thereof, of each of the following uses:
commercial, residential and/or community facilities.
Mixed Use Activity Centers may be designated as Master Planned Mixed Use Activity Centers.
Master Planned Mixed Use Activity Centers are those which have 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 Mixed Use Activity
Centers shall be required to utilize the Master Planned Mixed Use Activity Center process.
# 2 US 41 and Immokalee Road
# 3 Immokalee Road and CR 951
# 5 US 41 and Vanderbilt Beach Road
# 7 Rattlesnake-Hammock Road and CR 951
#14 Goodlette-Frank Road and Golden Gate Parkway
Text with underline is added to current GMP, text with stdketkrcugh is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
As Adopted 10/22/02 FLUE
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, mix and location of uses
permitted within a designated Mixed Use Activity Center and may be permitted to modify the
designated configuration. The boundaries of Master Planned Mixed Use Activity Centers
depicted on the Future Land Use Map Series are understood to be flexible and subject to
modification during final site design; however, the approved amount of commercial
development shall not be exceeded. 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 Mixed Use 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 permitted land uses for a Master Planned Mixed Use Activity Center shall be
same as for designated Activity Centers; however, a Master Planned Mixed Use
Activity Center encompassing the majority of 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. The maximum amount of commercial permitted at Activity
Centers # 3 and #7 is 40 acres per quadrant for a total of 160 acres maximum in
the entire Activity Center, the balance of the of the land uses shall be for residential
and/or community facilities. Activity Center #14 shall have a maximum of 45 acres
for commercial use, the balance of the land uses shall be for residential and/or
community facilities. Activity Centers #2 and #5 have approximately 80% of the
area zoned or developed for commercial uses. For purposes of these two Activity
Centers, the entire Activity Center is eligible for up to 100% or any combination
thereof, of the following uses: commercial, residential and/or community facilities.
3. The location and configuration of all land uses within a Master Planned Mixed Use
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; and
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
and vehicular interconnections) into the applicant's Master Plan.
New Mixed Use Activity Centers may be proposed if all of the following criteria are met and an
amendment is made to delineate the specific boundaries on the Future Land Use Map series
for Mixed Use Activity Centers:
· The intersection around which the Mixed Use Activity Center is located consists of
an arterial and collector road, or two arterial roads, based upon roadway
classifications in the Traffic Circulation Element.
Text with underline is added to current GMP, text with str'iketSrcug5 is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
32
(111)
As Adopted 10/22/02 FLUE
· The Mixed Use Activity Center is no closer than two miles from any existing Mixed
Use Activity Center, as measured from the center point of the intersections around
which the existing and proposed Mixed Use Activity Centers are located.
· Market justification is provided demonstrating need for a Mixed Use Activity Center
at the proposed location.
2. Interchanqe Activity Center Subdistrict
Interchange Activity Centers have been designated on the Future Land Use Map at each of
the three Interstate 75 interchanges and include numbers 4, 9 and 10. The boundaries of
these Interchange Activity Centers have been specifically defined on the maps located at the
end of this Section as part of the Future Land Use Map Series. Any changes to the
boundaries of these Interchange Activity Centers shall require an amendment to the Future
Land Use Map Series.
Interchange Activity Centers #4 and #10 allow for a mixture of land uses - which may include
100% or any combination thereof, of each of the following uses: the full array of commercial
uses, residential and non-residential uses, institutional uses, hotel/motel uses at a density
consistent with the Land Development Code, and Business Parks; and industrial uses as
identified below in the southwest and southeast quadrants of Interchange Activity Center #4.
No industrial uses shall be allowed in Interchange Activity Center #10. The actual mix of uses
shall be determined during the rezoning process based on consideration of the same factors
listed under the Mixed Use Activity Center Subdistrict.
Interchange Activity Center # 9 shall be subject to the requirement of the development of an
Interchange Master Plan (IMP). The IMP is intended to create an enhanced "gateway" to
Naples. The IMP process shall be initiated by the property owners and/or their representatives
by meeting with the County planning staff within 60 days of the adoption of this Growth
Management Plan amendment and a finding of compliance from the Department of
Community Affairs. The purpose of the meeting will be to establish a mutually acceptable
vision statement for Activity Center # 9. The Interchange Master Plan shall be adopted by
Resolution by the Board of County Commissioners. All rezones thereafter shall meet the
intent of the vision statement.
Subsequent to the development of the vision statement, new projects within Activity Center
#9 are encouraged to have a unified plan of development in the form of a Planned Unit
Development. The mixture of uses allowed in Interchange Activity Center # 9 shall include the
full array of commercial uses; residential and non-residential uses; institutional uses; Business
Park; hotel/motel uses at a density consistent with the Land Development Code; industrial
uses in the northeast, southwest and southeast quadrants. The mix and intensity of land uses
shall meet the intent of the vision statement and be defined during the rezoning process. The
entire Interchange Activity Center is eligible for up to 100% of the entire acreage to be
developed for any of the uses referenced above, except the maximum amount of commercial
acreage shall not exceed 55% of the total acreage (632.5 ac.) of Interchange Activity Center #
9. The factors to consider during review of a rezone petition shall be in compliance with the
vision statement and those included for the Mixed Use Activity Center.
For residential development, if a project is within the boundaries of an Interchange Activity
Center, which is not within the Urban Residential Fringe Subdistrict and not within the Estates
Designation, up to 16 residential units per gross acre may be permitted. This density may be
distributed throughout the project, including any portion located outside of the boundary of the
Activity Center.
Text with underline is added to current GMP, text with :t~ket~roug5 is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
33
As Adopted 10/22/02 FLUE
Based on the unique location and function of Interchange Activity Centers, some Industrial
land uses that serve regional markets and derive specific benefit when located in the
Interchange Activity Centers shall be allowed, provided each such use is reviewed and found
to be compatible with existing and approved land uses. Industrial uses shall be limited to:
manufacturing, warehousing, storage, and distribution.
The following conditions shall be required to ensure compatibility of Industrial land uses with
other commercial, residential and/or institutional land uses in the Interchange Activity Centers;
to maintain the appearance of these Interchange Activity Centers as gateways to the
community; and to mitigate any adverse impacts caused by noise, glare or fumes to the
adjacent property owners. The Planned Unit Development and/or rezoning ordinance shall
contain specific language regarding the permitted Industrial land uses, compatibility
requirements, and development standards consistent with the following conditions. Site
specific development details will be reviewed during the Site Development Plan review
process.
- Landscaping, buffering and/or berming shall be installed along the Interstate;
- Fencing shall be wooden or masonry;
- Wholesale and storage uses shall not be permitted immediately adjacent to the right-of-way
of the Interstate;
- Central water and sewage systems shall be required;
- State Access Management Plans, as applicable;
- No direct access to the Interstate right-of-way shall be permitted;
- Joint access and frontage roads shall be established when frontage is not adequate to meet
the access spacing requirements of the Access Control Policy, Activity Center Access
Management Plans, or State Access Management Plans, as applicable;
- Access points and median openings shall be designed to provide adequate turning radii to
accommodate truck traffic and to minimize the need for U-turn movements;
- The developer shall be responsible to provide all necessary traffic improvements - to include
traffic signals, turn lanes, deceleration lanes, and other improvements deemed necessary -
as determined through the rezoning process;
- A maximum floor area ratio (FAR) for the designated Industrial land uses component of the
projects shall be established at 0.45.
(v)(w)
3. Livin.qston/Pine Ridqe Commercial Infill Subdistrict
This Subdistict consists of two parcels; one parcel consists of 17.5 acres and is located at the
southeast quadrant of Livingston Road, a collector roadway, and Pine Ridge Road, a minor
arterial roadway. The second parcel consists of 10.47 acres and is located at the northwest
quadrant of Livingston Road and Pine Ridge Road. In addition to uses allowed in the Plan, the
intent of the Livingston/Pine Ridge Commercial Infill Subdistrict is to provide shopping,
personal services and employment for the surrounding residential areas within a convenient
travel distance and to provide commercial services in an acceptable manner along a new
collector roadway. The Subdistrict is intended to be compatible with the neighboring
commercial, public use and high density residential properties and will utilize well-planned
access points to improve current and future traffic flows in the area.
(VI) a. Southeast Quadrant
If permitted by the South Florida Water Management District, emergency access to the
North Naples Fire District fire station located immediately east of the property will be
provided improving response times to all properties located south along Livingston
Road. Interconnection to adjacent properties immediately to the South and
immediately to the East will be studied and provided if deemed feasible, as a part of
the rezoning action relating to the subject property.
Text with underline is added to current GMP, text with :trlkethrcugh is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
34
As Adopted 10/22/02 FLUE
Building height is limited to one story with a 35 foot maximum for all retail and general
commercial uses. General and medical office uses are limited to three stories with a
50 foot maximum height. Any project developed in this Quadrant may be comprised of
any combination of retail commercial and/or office uses, provided that the total square
footage does not exceed 125,000 square feet.
A minimum 50-foot buffer of existing native vegetation will be preserved along all
project boundaries located adjacent to areas zoned agricultural.
(VI) b. Northwest Quadrant
The feasibility of interconnections to the adjacent properties to the North and West will
be considered and, if deemed feasible, will be required during the rezoning of the
subject property.
This quadrant shall be limited to general and medical office uses, provided that the
total building square footage does not exceed 40,000 square feet. Building height
shall be limited to three stories with a 50 foot maximum height.
4. Business Park Subdistrict
The Business Park Subdistrict is intended to provide for a mix of industrial uses and non-
industrial uses, designed in an attractive park-like environment with Iow structural density
where building coverage ranges between 25% to 45% and landscaped areas provide for
buffering and enjoyment by the employees and patrons of the Park. Business Parks shall be
allowed as a subdistrict in the Urban Commercial District subject to the criteria set forth under
the Business Park Subdistrict in the Urban-Mixed Use District.
(VI)5. Research and Technolo,q¥ Park Subdistrict
The Research and Technology Park Subdistrict is intended to provide for a mix of targeted
industry uses - aviation/aerospace industry, health technology industry, information
technology industry, and light, Iow environmental impact manufacturing industry - and non-
industrial uses, designed in an attractive park-like environment where landscaped areas,
outdoor spaces and internal interconnectivity provide for buffering, usable open space, and a
network of pathways for the enjoyment of the employees, residents and patrons of the park.
Research and Technology Parks shall be allowed as a subdistrict in the Urban Commercial
District subject to the criteria set forth under the Research and Technology Park Subdistrict in
the Urban Mixed Use District.
LIVINGSTON/PINE RIDGE COMMERCIAL INFILL SUBDISTRICT MAP
(purposely omitted)
(VI)
6. Livinqston Road/Eatonwood Lane Commercial Infill Subdistrict
This Subdistrict consists of 12.5 acres located on the west side of Livingston Road, south of
Pine Ridge Road, and north of Eatonwood Lane. The Subdistrict allows professional and
medical offices and indoor self-storage facilities to serve surrounding residential areas within a
convenient travel distance to the subject property. The Subdistrict is designed to be
compatible with neighboring commercial and residential uses.
The maximum allowed development intensities include 91,000 square feet of professional or
medical office use in buildings containing a maximum height of 35 feet, or 200,000 square feet
Text with underline is added to current GMP, text with ~tr'2~ctSrr, ugh is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
35
As Adopted 10/22/02 FLUE
of indoor self-storage area in buildings containing a maximum of three stories and at a
maximum height of 50 feet. Should a mix of office and indoor self-storage facilities develop on
the property, for each two square feet of indoor self-storage area, one square foot of office
area shall be reduced from the maximum allowable office area permitted. Access to the
property within the Subdistrict shall be from Eatonwood Lane and shall be located as far to the
west as reasonably possible. Additional access to the property, in the form of a right-in/right-
out onto Livingston Road, may be allowed where compliance can be established with Collier
County Access Management Standards.
(VI)
7. Livinqston Road Commercial Infill Subdistrict
This Subdistrict consists of 6.0 acres located on the west side of Livingston road and south of
Eatonwood Lane. The Subdistrict allows professional and medical offices to serve surrounding
residential areas within a convenient travel distance to the subject property. Non-commercial
indoor storage by occupants of the building(s) is also a permitted use. The Subdistrict is
designed to be compatible with neighboring commercial and residential uses, through the
development standards provided herein, along with other planning considerations.
The maximum allowed development intensities include a maximum of 52,500 square feet of
professional or medical office use in buildings containing a maximum of three stories, which
could include two stories over parking, and at a maximum height of 50 feet. If access cannot
be obtained via Eatonwood Lane, then access to the property within the Subdistrict shall be
from Livingston Road; shall be located at the southerly end of the site; shall be limited to right-
in and right-out only; and, shall include shared access with the property to the south.
LIVINGSTON ROAD/EATONWOOD LANE COMMERCIAL INFILL SUBDISTRICT MAP
(purposely omitted)
LIVINGSTON ROAD COMMERCIAL INFILL SUBDISTRICT MAP
(purposely omitted)
C. Urban - Industrial District
The Industrial Land Use District is reserved primarily for industrial type uses and comprises
approximately 2,200 acres. Besides basic Industrial uses, limited commercial uses are permitted.
Retail commercial uses are prohibited, except as accessory to Industrial or Business Park uses.
The C-5, C-4 and PUD Commercial Zoning Districts along the perimeter of the designated Urban -
Industrial District that existed as of October 1997 shall be deemed consistent with this Land Use
District. Industrially designated areas shall have access to a road classified as an arterial or collector
in the Traffic Circulation Element, or access may be provided via a local road that does not service a
predominately residential area. Intensities of use shall be those related to:
a. Manufacturing;
b. Processing;
c. Storage and warehousing;
d. Wholesaling;
e. Distribution;
f. High technology;
g. Laboratories;
Text with underline is added to current GMP, text with :t~!zcthrct:g~ is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
36
As Adopted 10/22/02 FLUE
Assembly;
Computer and data processing;
Business services;
Other basic industrial uses as described in the Industrial Zoning District of the Land
Development Code;
Business Park uses as discussed below and as described in the Business Park Zoning District
of the Land Development Code; and
Support commercial uses, such as child care centers and restaurants.
1. Business Park Subdistrict
The Business Park Subdistrict is intended to provide for a mix of industrial uses and non-
industrial uses, designed in an attractive park-like environment with Iow structural density
where building coverage ranges between 25% to 45% and landscaped areas provide for
buffering and enjoyment by the employees and patrons of the Park. Business Parks shall be
allowed as a Subdistrict in the Urban Industrial District subject to the criteria set forth under the
Business Park Subdistrict in the Urban-Mixed Use District.
(VI)2. Research and Technology Park Subdistrict
The Research and Technology Park Subdistrict is intended to provide for a mix of targeted
industry uses - aviation/aerospace industry, health technology industry, information
technology industry, and light, Iow environmental impact manufacturing industry - and non-
industrial uses, designed in an attractive park-like environment where landscaped areas,
outdoor spaces and internal interconnectivity provide for buffering, usable open space, and a
network of pathways for the enjoyment of the employees, residents and patrons of the park.
Research and Technology Parks shall be allowed as a subdistrict in the Urban - Industrial
District subject to the criteria set forth under the Research and Technology Park Subdistrict in
the Urban Mixed Use District.
II. AGRICULTURAL/RURAL DESIGNATION
(I) Rural & Agricultural Area Assessment
The Governor and Cabinet sitting as the Administration Commission, on June 22, 1999, issued the
Final Order (AC-99-002) pursuant to Section 163.3184(10)(b), Florida Statutes, in Division of
Administrative Hearing Case No. 98-0324GM. Pursuant to the Order, Collier County is required to
prepare a Rural and Agricultural Assessment (Assessment). This Assessment may be phased.
The Geographic Scope of the Assessment Area shall be as follows:
Includes: All land designated Agricultural/Rural
Big Cypress Area of Critical State Concern
Conservation lands outside the Urban Boundary
South Golden Gate Estates
Excludes: All Urban designated areas
Northern Golden Gate Estates
The Settlement District
The Assessment has been completed, and the Interim Development Provisions are no Ionqer
applicable, for these areas:
The Aqricultural/Rural area encompassed by the Rural Lands Stewardship Area Overlay,
which includes a portion of the Bi.q Cypress Area of Critical State Concern;
The Conservation designated lands within the Eastern (Rural) Lands Study Area, known
as the Okaloacoochee Slouqh State Forest - which includes a portion of the Big Cypress
Area of Critical State Concern, and the Corkscrew Marsh CREW Trust Lands; and
The Conservation desiqnated lands lying outside of both the Eastern (Rural) Lands Study
Area and the Rural Frinqe Study Areal which includes the lar.qest portion of the Biq
Cypress Area of Critical State Concern.
Text with underline is added to current GMP, text with ~trilccthrcug~ is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
37
As Adopted 10/22/02 FLUE
The Assessment, or any phase thereof, shall be a collaborative, community-based effort with full
and broad-based public participation and assistance from applicable State and Regional agencies.
At a minimum, the Assessment must identify the means to accomplish the following:
1. Identify and propose measures to protect prime agricultural areas. Such measures
should prevent the premature conversion of agricultural lands to other uses.
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 and plant 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 Assessment, or any phase thereof, shall recognize the substantial
advantages of innovative approaches to development which may better serve to
protect environmentally sensitive areas, maintain the economic viability of agricultural
and other predominantly rural land uses, and provide for the cost efficient delivery of
public facilities and services.
Interim Development Provisions for the Agricultural/Rural Assessment Area
Amendments based on the Assessment shall be completed by June 22, 2002 for the Rural Frinqe
Area, and by November 1,2002 for the balance of the Assessment Area. Residential and other
uses in the Area for which completed applications for development approval, rezoning, conditional
use, subdivision approval, site plan approval, or plats were filed with or approved by Collier County
prior to June 22, 1999, shall be processed and considered under the Comprehensive Plan as it
existed on June 22, 1999. If the County elects to address a specific geographic portion of the Area
as a phase of the Assessment, the interim land use controls shall be lifted from the specific
geographic area upon completion of the applicable phase of the Assessment and the implementing
Comprehensive Plan amendments for that phase becoming effective. Until the Assessment is
complete and comprehensive plan amendments to implement the Assessment, or any phase
thereof, are in effect, the only land uses and development allowable in the area shall be those set
forth in the Agricultural/Rural Mixed Use District and the Land Development Code (Section 2.2.2) in
effect on June 22, 1999 for the Agricultural/Rural District, except the following uses are prohibited
and shall not be allowed:
1. New golf courses or driving ranges.
2. Extension or new provision of central water and sewer service into the Area.
3. New package wastewater treatment plants.
4. Residential development except farmworker housing or housing directly related to
support farming operations, or staff housing (12 du/ac) and other uses directly
related to the management of publicly-owned land, or one single family dwelling unit
per lot or parcel created prior to June 22, 1999.
5. Commercial or industrial development except gas and telephone facilities, electric
transmission and distribution facilities, emergency power structures, fire and police
stations, emergency medial stations.
6. Transient residential such as hotels, motels, and bed and breakfast facilities.
7. Zoo, aquarium, botanical garden, or other similar uses.
8. Public and private schools.
9. Collection and transfer sites for resource recovery.
10. Landfills
11. Social and fraternal organizations.
12. Group care facilities.
Text with underline is added to current GMP, textwith' ............. ~,.~,u ..... ~,,,u is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
38
O)
As Adopted 10/22/02
13. Sports instructional schools and camps.
14. Asphalt and concrete batch making plants.
15. Recreational Vehicle Parks
FLUE
These interim development standards shall not affect or limit the continuation of existing uses.
Existing uses shall also include those uses for which all required permits have been issued, or uses
for which completed applications have been received by the County prior to June 22, 1999. The
continuation of existing uses shall include expansions of those uses if such expansions are
consistent with or clearly ancillary to the existing use and do not require a rezoning or
comprehensive plan amendment.
Natural Resource Protection Areas (NRPAs)
The following areas shall be generally mapped and identified as Natural Resource Protection Areas
(NRPAs): Comp,k""";c.w. v.,°*'""~. ,~, CREW Lands, ~""'v,.~,v~..,.,~'"~,..., Slough, Belle Meade and South
Golden Gate Estates.
Natural Resource Protection Areas (NRPAs) are designated on the Future Land Use Map:
1. Within these areas, only agriculture and directly-related uses and one single family dwelling unit
per parcel or lot created prior to June 22, 1999, shall be allowed;
2. These interim development standards shall not affect or limit the continuation of existing uses.
Existing uses shall also include those uses for which all required permits have been issued, or
uses for which completed applications have been received by the County prior to June 22, 1999.
The continuation of existing uses shall include expansions of those uses if such expansions are
consistent with or clearly ancillary to the existing use and do not require a rezoning or
comprehensive plan amendment;
3. The general location shall be identified on a map as the interim NRPAs and shall be refined as
actual data and analysis is made available during the Collier County Rural and Agricultural Area
Assessment.
(I) The Agricultural/Rural Land Use Designation is for those areas that are remote from the
existing development pattern, lack public facilities and services, are environmentally sensitive or
are in agricultural production. Urbanization is not promoted, therefore most allowable land uses
are of Iow intensity in an effort to maintain and promote the rural character of these lands.
The following uses and densities are generally permitted ~ under this Dictdct Desi.qnation,
subject to the Interim Development Provisions+, where applicable - but may not be permitted in all
Districts and Subdistricts, and may be subject to specific criteria, conditions, development
standards; permitted densities may be greater, or lesser, than that stated below, in some Districts
and Subdistricts. Alternatively, the Rural Lands Stewardship Area Overlay contains specific
provisions for uses, intensities and residential densities for Stewardship Receivinq Areas
participating in the Stewardship Credit System.
a. Agricultural uses such as farming, ranching, forestry, bee-keeping;
b. Residential uses at a maximum density of one dwelling unit per five gross acres, except for
legal non-conforming lots of record;
c. Habitat preservation uses;
d. Parks, open space and recreational uses, golf courses;
e. Essential services as defined in the Land Development Code;
f. Safety service facilities;
g. Community facilities such as churches, group housing uses, cemeteries; and schools which
shall be subject to the following criteria:
· Site area and school size shall be subject to the General Educational Facilities Report
submitted annually by the Collier County School Board to the Board of County
Commissioners.
Text with underline is added to current GMP, text with strikct~rcug~ is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
39
(v) o.
As Adopted 10/22/02 FLUE
· The Site must comply with the State Requirements for Educational Facilities adopted by
the State Board of Education.
· The site shall be subject to all applicable State or Federal regulations.
Communication and utility facilities, except for central water and sewer facilities as noted
above;
Migrant labor housing as provided in the Land Development Code;
Earthmining, oil extraction and related processing;
Asphalt plant as a Conditional Use as defined in the Land Development Code provided that
the asphalt plant: is compatible with surrounding land uses; is not located in a County, State
or Federal jurisdictional wetland area and any required buffer zones; is not located within
the asphalt plant: is compatible with surrounding land uses; is not located in a County, State
or Federal jurisdictional wetland area and any required buffer zones; is not located within
1,000 feet of a Florida State Park; is not located within the Area of Critical State Concern as
depicted on the Future Land Use Map; and, is not located within 1,000 feet of a natural
reservation;
Commercial uses accessory to other permitted uses, such as restaurant accessory to golf
course or retail sales of produce accessory to farming, so long as restrictions or
limitations are imposed to insure the commercial use functions as an accessory,
subordinate use. Such restrictions or limitations could include limiting the size and/or
location of the commercial use and/or limiting access to the commercial use;
Commercial uses as principal uses, within the Rural Commercial Subdistrict, based upon the.
criteria set forth therein;
Industrial uses within the Rural - Industrial District;
Travel trailer recreational vehicle parks, provided the following criteria are met:
1. The density is consistent with the Land Development Code;
2. The site has direct principal access to a road classified as an arterial in the Transportation
Element, direct principal access defined as a driveway and/or local roadway connection to
the arterial road, provided the portion of local roadway intended to provide access to the
RV park is not within a residential neighborhood and does not service a predominately
residential area; and
3. The use will be compatible with surrounding land uses.
A. Agricultural/Rural - Mixed Use District
The purpose of this District is to protect and encourage agricultural activities, conserve and preserve
environmentally sensitive areas, provide for Iow density residential development, and other uses
identified under the Agricultural/Rural Designation. These areas generally lack public facilities and
services. Urbanization is not promoted, therefore most allowable land uses are of Iow intensity in an
effort to maintain and promote the rural character of these lands. Residential uses are allowed as
fo!!c'::s listed below, subject to the Interim Development Provisions:
a. Low density residential dwelling units, at a maximum density of one dwelling unit per five gross
acres, except for legal non-conforming lots of record.,
b. Dormitories, duplexes and other types of staff housing, as may be incidental to, and in support
of, ..... ..,4,,,4 .. .... ~ .... ,i ..... ~"- conservation uses, at a dcnclt¥ ~ ...... ,4 .... with ?'" ' .,,,,4
c. Group housing uses subject to the followin.q density/intensity limitations: :t a dcnsit:,' in
· Family Care Facilities: I unit per 5 acres;
· Group Care Facilities and other Care Housinq Facilities: Maximum Floor Area Ratio
(FAR) not to exceed 0.45.
d. Staff housing as may be incidental to, and in support of,,,, ~''' vv,,j~,,,,,,~,,""'~'~ .... *~ ..... ..,,,,i*~' safety service
facilities and essential services,~."* ~" ...., ,~,.~,4"""~*" i,,, ...... ~v~, ~, ,v~,4 ....... ..,., ,~*~' *~'c.,. ~, ,..' "",4 Dcvc!cpmcnt Codo;
Text with underline is added to current GMP, text with :tr~.!zct~rcug5 is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
40
As Adopted 10/22/02 FLUE
Farm labor housing limited to 10 acres in any single location: in accordance with thc Farm
Hou
· Single family/duplex/mobile home: 11 dwelling units per acre;
· Multifamily/dormitory: 22 dwellinq units/beds per acre.
Sporting and Recreation camps within which the odqinq component shall not exceed 1
cab n/odging unit per 5 gross acres, which may be achieved through clustering; as defi,",od !n,
Existing units approved for the Fiddler's Creek DRI may be reallocated to those parts of
Sections 18 and 19, Township 51 South, Range 27 East added to Fiddler's Creek DRI
together with part of Section 29, Township 51 South, Range 27 East, at a density greater than
1 unit per 5 gross acres provided that no new units are added to the 6,000 previously approved
units, which results in a gross density of 1.6 units per acre for the Fiddler's Creek DRI; and
further provided that no residential units shall be located on that part of Section 29 within the
Fiddler's Creek DRI; and further provided that South Florida Water Management District
jurisdictional wetlands impacted by the DRI in said Sections do not exceed 10 acres.
0) 1.
Rural Commercial Subdistrict
Within the Agricultural/Rural - Mixed Use District, commercial development, up to a maximum
of 200 acres, may be allowed providing the following standards for intensity of use are met and
subject to the Interim Development Provisions:
a. The project, or that portion of a larger project, which is devoted to commercial
development, is 2.5 acres or less in size;
b. The project, or that portion of a larger project which is devoted to commercial development,
is no closer than 5 miles, measured by radial distance, from the nearest developed
commercial area, zoned commercial area or designated Mixed Use Activity Center;
c. The proposed uses are limited to office, retail, and personal services intended to serve the
rural population and the travelinq public, and are identified as are-those uses permitted in
the C-1, C-2 and C-3 Zoning Districts of the Land Development Code;
d. Commercial intensity shall not exceed 10,000 square feet of gross leasable floor area per
acre;
d.e. The project is located on an arterial or collector roadway as identified in the Traffic
Circulation Element; and
~f_. The project is buffered from adjacent properties.
(I) B. Rural - Industrial District
The Rural - Industrial District, which encompasses approximately 600 acres of existing industrial
areas outside of Urban designated areas, is intended, and shall be reserved, for industrial type
uses, subject to the Interim Development Provisions. Besides basic Industrial uses, limited
commercial uses are permitted. Retail commercial uses are prohibited, except as accessory to
Industrial uses. The C-5 Commercial Zoning District on the perimeter of lands designated Rural -
Industrial District, as of October 1997, shall be deemed consistent with this Land Use District. All
industrial areas shall have direct access to a road classified as an arterial or collector in the Traffic
Circulation Element, or access may be provided via a local road that does not service a
predominately residential area. No new industrial land uses shall be permitted in the Area of Critical
State Concern. For the purposes of interpreting this policy, oil and gas exploration, drilling, and
production ("oil extraction and related processing") shall not be deemed to be industrial land uses
and shall continue to be regulated by all applicable federal, state, and local laws. Intensities of use
shall be those related to:
a. Manufacturing;
b. Processing;
c. Storage and warehousing;
d. Wholesaling;
Text with underline is added to current GMP, text with :tr~Itcthrcugh is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
41
As Adopted 10/22/02
Distribution;
Hiqh technolo_av;
Laboratories;,
Assembly;
Computer and data processinq;
Business services;
FLUE
Other basic industrial uses as described in the Industrial Zoning District in the Land
Development Code;
Business Park uses as described in the Business Park Zoninq District of the Land
gm.
Development Code; and,
Support commercial uses, such as child care centers and restaurants.
(V)C. Rural - Settlement Area District
This District consists of Sections 13, 14, 23, 24, and a portion of 22, Township 48 South, Range 27
East (the former North Golden Gate Subdivision), which was zoned and platted between 1967 and
1970. In settlement of a lawsuit pertaining to the permitted uses of this property, this property has
been "vested" for the types of land uses specified in that certain "PUD by Settlement" zoning
granted by the County as referenced in that certain SETTLEMENT AND ZONING AGREEMENT
dated the 27th day of January, 1986. This Settlement Area is commonly known as Orangetree
PUD. Refer to the Golden Gate Area Master Plan for permitted uses and standards.
II1. ESTATES DESIGNATION
The Estates Land Use Designation encompasses lands which are already subdivided into semi-rural
residential parcels (2.25 acres as an average) essentially consisting of the Golden Gate Estates
Subdivision. The area is identified as having potential for population growth far removed from
supportive services and facilities. Expansion of the area shall be discouraged.
Pursuant to Policy 4.1 of the Future Land Use Element, the Golden Gate Area Master Plan
encompassing the Estates Designation was adopted by the Collier County Board of County
Commissioners on February 5, 1991. Refer to the Golden Gate Area Master Plan for siting criteria
and development standards for specific land uses.
IV. CONSERVATION DESIGNATION
The overall purpose of the Conservation Designation is to conserve and maintain the natural
resources of Collier County and their associated environmental, and recreational and economic
benefits. All native habitats possess ecological and physical characteristics that justify attempts to
maintain these important natural resources. Barrier Islands, coastal bays, end wetlands, and habitat
for listed species deserve particular attention because of their ecological value and their sensitivity
to perturbation. It is because of this that all proposals for development in the Conservation
Designation must be subject to rigorous review to ensure that the impacts of the development do not
destroy or unacceptably degrade the inherent functional values.
The Conservation Designation is intended to protect certain vital natural resource areas of the
County. which are primarily owned, primarily, by the public, although private in-holdings and
privately owned conservation areas do exist. This Designation includes such areas as Everglades
National Park, Big Cypress National Preserve, Florida Panther National Wildlife Refuge,
Fakahatchee Strand State Preserve, Collier-Seminole State Park, Rookery Bay National Estuarine
Research Reserve, Delnor-Wiggins Pass State Recreation Area, and the National Audubon
Society's Corkscrew Swamp Sanctuary (privately owned). The boundaries of the Conservation
Designation may periodically change as properties are acquired by public entities or private land
manaqement or conservation .qroups.
Text with underline is added to current GMP, text with :trlkcthrcugh is deleted from currant GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
42
O)
As Adopted 10/22/02 FLUE
Natural resource protection strateqies and Sstandards for development in the Conservation
Designation are found in the Conservation and Coastal Management Element and the County's
Land Development Regulations. The Conservation Designation will accommodate limited residential
development and future non-residential uses. The following uses are .... ~.~, ,,,,..~""-'~ authorized in this
Designation, subject to the Interim Development Provisions identified in the Agricultural/Rural
Designation Description Section:
For privately held lands, Ssingle family dwelling units, and mobile homes where the Mobile
Home Zoning Overlay exists, at a maximum density of one dwelling unit per five gross acres,
or one dwelling unit per 3 gross acres for private in-holdings within the Big Cypress National
Preserve - each dwelling unit must be physically situated on a minimum five acre parcel, or
minimum 3 acre parcel for private in-holdings within the Big Cypress National Preserve. This
Plan does not allow residential density on publicly owned lands.
For publicly and privately held lands, Ddormitories, duplexes and other ctaff types of housing,
as may be incidental to, and in support of,~.,...,,...~'~"'~ ,,,~ .... vv,,,..,,...,..,," .... *~ ..... ..,.,,'h conservation uses,-at.~
,.~ ~,~rou",, ,u~'ous;n" uses o,., ,~o.,..;,,,; ...... ,~ ....... ;*h *h..* .... ;**..~ ;.. *h,., ...,,~
Cede subiect to the following density/intensity limitations:
· Family Care Facilities: 1 unit per 5 acres;
· Group Care Facilities an0 other Care Housinq Facilities: Maximum Floor Area
Ratio {FAR) not to exceed 0.45:
Farm '"~'"' h .... ;..~; ......,~ ....... ;*~ *h,. '-,....., ..h,.. U .... ;..,. · ·
........................................................~ ~
Sporting and Recreationa_! camps inci0ental to Conservation uses on public lands; or, on
privately held lands, within which the lodging component shall~"-'
.., ..... ,~ h,, ,h,. ~ ~,.`l Davc!cpment r...,~, not exceed 1 unit per 5 gross acres, which may be
achieved throuqh clusterinq;
Habitat preservation and conservation uses;
Passive ~tparks, Ol~m-otaaoo an0 other passive recreational uses;
".,"t""O m m ,j,,~, ;~.,, ,~,-,,..;i;H ......,., h ~oo ~,'-'h,., .... ~,1" ~,,-. ,,~ ...... h .... ; ........... ~'"' ";'"' ~' ' -~- ,~, d ~,,-,1~ ,,, ,.,I ,.- ,.. .... h;,..h
~i.l-,,-, ,.~,.,~ ~,-,.,-.I ~.-,-,.h~l z..,;--,,..,, ~h..~ll ha ~,, .h-,ia,.-,* .I.,-, ~.h~ ~ ..... I r-,h .,.,,,.~+i,,-,r.,,.>l ~',~,",ili.H,,-,,-, D,-.,r',,'-,.r.l'
^,-,,,;,.,..I, .... Agricultural uses consistent with Chapter 823.14(6) Florida Statutes (Florida Riqht
to Farm Act);
Essential Services necessary to serve permitted uses identified in Section a throuqh ,q above
such as the followinq: private wells and septic tanks; utility lines, except sewer lines; sewer
lines and lift stations, only if located within non-NRPA Conservation Lands, and only if located
within already cleared portions of existing rights-of-way or easements, and if necessary to
serve a publicly owned or privately owned central sewer system providing service to urban
o:h
Text with underline is added to current GMP, text with st.~icct~rm:g~ is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
43
As Adopted 10/22/02 FLUE
areas; and, water pumping stations necessary to serve a publicly owned or privately owned
central water system providing service to urban areas.
Essential services necessary to ensure public safety;
Oil extraction and related processinq. Where practicable, directional-drilling techniques and/or
previously cleared or disturbed areas shall be utilized to minimize impacts to native habitats.
The followinq uses may be permitted as Conditional Uses:
a) The following uses are conditionally permitted subject to approval throuqh a public hearinq
process:
(1) Essential services not identified above in Paraqra.qh h and i. 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 Conservation
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 Conservation desiqnated lands shall be approved.
(2) Staff housinq in conjunction with safety service facilities and essential services, at a
density in accordance with the Land Development Code, as it existed on June 19,
2002.
(3) Commercial uses accessory to permitted uses e, f and .q above, such as retail sales of
produce accessory to farming, or a restaurant accessory to a park or preserve, so Ion.q
as restrictions or limitations are imposed to insure the commercial use functions as an
b)
accessory, subordinate use.
In addition to the criteria set forth in the Land Development Code, Conditional Uses shall
be allowed subject to the followinq additional criteria:
(1) The applicant shall submit a plan for development that demonstrates that wetlands,
listed species and their habitat are adequately protected. This plan shall be part of the
required ElS as specified in the Conservation and Coastal Management Element.
(2) Conditions may be imposed, as deemed appropriate, to limit the size, location, and
access to the conditional use.
V. OVERLAYS AND SPECIAL FEATURES
A. Area of Critical State Concern Overlay
The Big Cypress Area of Critical State Concern (ACSC) was established by the 1974 Florida
Legislature. The Critical Area is displayed on the Future Land Use Map as an overlay area. The
Critical Area encompasses lands designated Conservation, Agricultural/Rural, Estates and Urban
(Port of the Islands, Plantation Island and Copeland). Chokoloskee is excluded from the Big
Cypress Area of Critical State Concern. All Development Orders within the Critical Area shall
comply with Chapter 28-25, Florida Administrative Code, "Boundary and Regulations for the Big
Cypress Area of Critical State Concern". Those regulations include the following:
1. Site Alteration
a. Site alteration shall be limited to 10% of the total site size, and installation of
non-permeable surfaces shall not exceed 50% of any such area. However, a minimum of
2,500 square feet may be altered on any permitted site.
b. Any non-permeable surface greater than 20,000 square feet shall provide for release of
surface run off, collected or uncollected, in a manner approximating the natural surface
water flow regime of the area.
c. Soils exposed during site alteration shall be stabilized and retention ponds or performance
equivalent structures or systems maintained in order to retain run off and siltation on the
construction site. Restoration of vegetation to site alteration areas shall be substantially
completed within 180 days following completion of a development. Re-vegetation shall be
Text with underline is added to current GMP, text with :tr;.ketkr.vug~ is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
As Adopted 10/22/02 FLUE
accomplished with pre-existing species or other suitable species except that undesirable
exotic species shall not be replanted or propagated. Exotic species are listed below.
Australian Pine - (Casuarina spp.)
Bishopwood - (Bischofia javanica)
Brazilian Pepper - (Shinus terebinthfolius)
Melaleuca (cajeput) - (Melaleuca leucadendra spp.)
Downy Rosemyrtle - (Rhodomytus tomentosa)
Earleaf Acacia - (Acacia auriculiformis)
Catclaw Mimosa - (Mimosa pigra)
Java Plum - (Syzygium cumini)
d. No mangrove trees or salt marsh grasses shall be destroyed or otherwise altered. Plants
specifically protected by this regulation include: All wetland plants listed by the Florida
Department of Environmental Regulation in Chapter 17-301, Florida Administrative Code,
as amended.
e. Fill areas and related dredge or borrow ponds shall be aligned substantially in the direction
of local surface water flows and shall be separated from other fill areas and ponds by
unaltered areas of vegetation of comparable size. Dredge or borrow ponds shall provide
for the release of storm water as sheet flow from their downstream end into
unaltered areas of vegetation. Access roads to and between fill areas shall provide for
the passage of water in a manner approximating the natural flow regime and designed to
accommodate the 50 year storm. Fill areas and related ponds shall not substantially
retain or divert the total flow in or to a slough or strand or significantly impeded tidal action
in any portion of the estuarine zone.
f. Man-made lakes, ponds, or other containment works shall be constructed with a maximum
slope of 30 degrees to a depth of six feet of water. Whenever mineral extraction is
completed in new quarrying lakes, shoreline sloping, planting of littoral shelves with nursery
grown aquatic vegetation, restoration or revegetation of the property and disposal of spoils
or tailings shall be completed before abandonment of the site. Existing quarrying lakes are
exempt from this provision, except that whenever any person carries out any activity
defined in Section 380.04, Florida Statutes, as amended as development or applies for a
development permit as defined in Section 380.031, Florida Statutes, as amended to
develop any existing quarrying lake area, these regulations shall apply.
g. Finger canals shall not be constructed in the Critical Area.
h. This rule shall not apply to site alterations undertaken in connection with the agricultural
use of land or for the conversion of land to agricultural use.
2. Draina,qe
a. Existing drainage facilities shall not be modified so as to discharge water to any coastal
waters, either directly or through existing drainage facilities. Existing drainage facilities
shall not be expanded in capacity or length except in conformance with paragraph (2)
below; however, modifications may be made to existing facilities that will raise the ground
water table or limit salt water intrusion.
b. New drainage facilities shall release water in a manner approximating the natural local
surface flow regime, through a spreader pond or performance equivalent structure or
system, either on site or to a natural retention, or natural filtration and flow area. New
drainage facilities shall also maintain a ground water level sufficient to protect wetland
vegetation through the use of weirs or performance equivalent structures or systems. Said
facilities shall not retain, divert, or otherwise block or channel the naturally occurring flows
in a strand, slough or estuarine area.
c. New drainage facilities shall not discharge water into any coastal waters either directly or
through existing drainage facilities.
d. This rule shall not apply to drainage facilities modified or constructed in order to use land
for agricultural purposes or to convert land to such use.
Text with underline is added to current GMP, text with :tri!~ethrough is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
As Adopted 10/22/02 FLUE
3. Transportation
a. Transportation facilities which would retain, divert or otherwise block surface water flows
shall provide for the re-establishment of sheet flow through the use of interceptor spreader
systems or performance equivalent structures and shall provide for passage of stream,
strand, or slough water through the use of bridges, culverts, piling construction or
performance equivalent structures or systems.
b. Transportation facilities shall be constructed substantially parallel to the local surface flow,
and shall maintain a historic ground water level sufficient to protect wetland vegetation
through the use of weirs or performance equivalent structures or systems and as feasible,
the flows in such works shall be released to natural retention filtration and flow areas.
c. Transportation facility construction sites shall provide for siltation and run-off control
through the use of settling ponds, soil fixing or performance equivalent structures or
systems.
4. Structure Installation
a. Placement of structures shall be accomplished in a manner that will not adversely affect
surface water flow or tidal action.
b. Minimum lowest floor elevation permitted for structures shall be at or above the 100 year
flood level, as established by the Administrator of the Federal Flood Insurance
Administration. The construction of any structure shall meet additional Federal Flood
b. Insurance Land Management and Use Criteria (24 CFR 1910), as administered by the
appropriate local agency.
d. This rule shall not apply to structures used or intended for use in connection with the
agricultural use of the land.
All Development Orders issued for projects within the Big Cypress Area of Critical State Concern
shall be rendered to the State of Florida Department of Community Affairs for review with the
potential for appeal to the Administration Commission per Chapter 9J-1, Florida Administrative
Code, "Development Order Requirements for Areas of Critical State Concern".
Arcac c* env!rcnmcnta! .......... i,~,~..,;,;.,,~ ..,. *~'c ~' '* .... ' ""d "~' Map ~'"'"""
reprcccnt .... *'-' ~"-'-,-~-'-" marchcc, ~'"-'~ ..... '~ cwampc ~"'~ ........ ~ .... * ......
................ , .............. ~. ................ D _ralricc
I
p'J'rpccc: cn"",~, ;* '~'-'-" nc+` .... ,;,,,~,, ...... ,,~.. .~ .... ~ .....~ o~,~,~,,~o .,,~,~ k .........
thc Land Dcvclcpment Rcgulatlcnc.
~. B. Airport Noise Area Overlay
The Naples Airport Authority developed an airport noise compatibility plan under the guidelines of
the Federal Aviation Regulation, Part 150. This plan included identifying noise contours at the 65,
70 and 75 Ldn (day-night average sound level). The Airport Noise Area Overlay shown on the
Future Land Use Map reflects the 65 Ldn contour, the least severe impact of these three noise
contours. Residential and other noise sensitive land uses are considered "normally unacceptable" in
areas exposed to levels between 65 Ldn and 75 Ldn. This Overlay is informational and has no
regulatory effect. However, the Land Development Code contains an Airport Overlay District, which
regulates development near the Naples Municipal Airport.
Text with underline is added to current GMP, text with :tr;.kctkrcugS is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
46
(IV)
As Adopted 10/22/02
C. Rural Lands Stewardship Area Overlay
FLUE
INSERT RLSA OVERLAY HERE - Consists of I Goal, ~ Objective, 5
Groups of Policies, and 3 Attachments. (The RLSA Overlay Map and Natural
Resource Index Maps become part of the Future Land Use Map Series.)
D. 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 devellpment 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:
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.
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.
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.
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 #9, 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 to be
approved by the Board of County Commissioners at a later time. 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, as identified in the Bayshore Drive Mixed Use
Zoning Overlay District, are allowed a maximum density of 12 residential units per acre. In
Text with underline is added to current GMP, text with stfiketSrcug5 is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
47
As Adopted 10/22/02 FLUE
order to be eligible for this higher density, the property must meet the specific development
standards that will apply to residential and mixed-use development along the Bayshore Drive
corridor, and must comply with the standards identified in Paragraph #9, 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.
The Bayshore Drive Zoning Overlay will be developed and adopted into the Land Development
Code in the present or next available amendment cycle. Expansion of existing commercial
zoning boundaries along Bayshore Drive within the Bayshore Drive Mixed Use Zoning Overlay
District will not be allowed until the zoning overlay is in place. Non-commercially zoned
properties within the Bayshore Drive Mixed Use Zoning Overlay District may be eligible for in-
fill, Iow-intensity commercial development provided they meet the criteria listed below:
If one parcel in the proposed project abuts commercial zoning on one side, the commercial
zoning may be applied for the entire project site. The following requirements must be met:
joint access and/or vehicular interconnection; pedestrian interconnection; and the entire
project site must comply with Division 2.8 of the Land Development Code, as may be
modified by the Bayshore Drive Mixed Use Zoning Overlay.
The depth of a parcel for which commercial zoning is sought may exceed the depth of the
abutting commercially zoned property. Adequate buffers must be provided between the
commercial uses and non-commercial uses and non-commercial zoning.
c. The project must be compatible with existing land uses and permitted future land uses on
surrounding properties.
Parcels currently within the boundaries of Mixed Use Activity Center #16 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.
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.
To qualify for 12 dwelling units per acre, 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.
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.
Text with underline is added to current GMP, text with st:'2cet~rct:gk is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
48
As Adopted 10/22/02 FLUE
10.
For purposes of this Overlay, each 14 feet of building height shall be considered one stow.
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.
For 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.
For properties within the Coastal High Hazard Area (CHHA), only the affordable housing
density bonus, as provided in the 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.
11. A maximum of 388 dwelling units are permitted to be utilized in this Overlay for density
bonuses as provided in #4 and #5 above for that portion of the Overlay lying within the CHHA,
except that 156 dwelling units with direct access to US-41 East shall not be counted towards.
this 388 dwelling unit limitation. These 388 dwelling units correspond with the number of
dwelling units to be rezoned from the botanical gardens sites, as provided for below, resulting
in a shift of dwelling units within the CHHA. There is no such density bonus limitation for that
portion of the Overlay lying outside of the CHHA.
12. The Botanical Garden, Inc. properties located in Section 23,Township 50 South and 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.
13. Within one year of the effective date of this amendment establishing the Bayshore/Gateway
Triangle Redevelopment Overlay, the properties to be developed with a botanical garden or
other non-residential use, will be rezoned from the present 388 residential zoning districts to a
non-residential zoning district(s). No portion of the dwelling unit density bonuses within the
CHHA can be utilized until a corresponding number of dwelling units has been rezoned from
the botanical gardens site(s), as provided for above.
(v)
FUTURE LAND USE MAP SERIES
Future Land Use Map
Mixed Use & Interchange Activity Centers
Properties Consistent by Policy (5.9,5.10,5.11)
Natural Resources Wetlands Map
(I) Wellhead Protection Areas
Bayshore/Gateway Triangle Redevelopment Overlay Map
Stewardship Overlay Map
Rural Lands Study Area Natural Resource Index Maps
E. Lands FLUE FINAL ADOPTION-No Maps
G, Comp, David, E. Lands GMPAs
dw/Oct. 10-28-02
Text with underline is added to current GMP, text w~th ~trt ......... ~,,, is deleted from current GMP - all since June 12, 2002 BCC
Transmittal hearing. At Transmittal, the Rural Lands Stewardship Area Overlay was proposed as a separate document.
DADE COUNTY
8ROWARD COUNTY
T 49 8]
S ~:9 I $ Z9 £ $ Lg i S 06 i
S 6t~ .L
S 9'k .L J
As Adopted 10/22/02 CCME Goals (1, 6 and 7)
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
[Relative Portions Only: Goals 1, 6 and 7]
Prepared By
Collier County Environmental Resources Department, and
Collier County Planning Services Department, Comprehensive Planning Section
Prepared for
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
October, 1997
AMENDMENTS TO GROWTH MANAGEMENT PLAN
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Symbol
(i)
Date Amended
May 9, 2000
May 9, 2000
May 9, 2000
Ordinance No.
Ordinance No. 2000-25
Ordinance No. 2000-26
Ordinance No. 2000-27
Ordinance No. 2000-25, rescinded and repealed in its entirety Collier County
Ordinance No. 99-63, which had the effect of rescinding certain EAR-based objectives
and policies at issue in Administration Commission Case No. ACC-99-02
(DOAH Case No. 98-0324GM).
Ordinance No. 2000-26, amended Ordinance No. 89-05, as amended, the Collier County
Growth Management Plan, having the effect of rescinding certain EAR-based
objectives and policies at issue in Administration Commission Case No. ACC-99-02
(DOAH Case No. 98-0324GM), more specifically portions of the Intergovernmental
Coordination Element (Ord. No. 98-56), Natural Groundwater Aquifer Recharge
Element (Ord. No. 97-59) and Drainage (Ord. No. 97-61) sub-elements of the Public
Facilities Element, Housing Element (Ord. No. 97-63), Golden Gate Area Master Plan
(Ord. No. 97-64), Conservation and Coastal Management Element (Ord. No. 97-66), and
the Future Land Use Element and Future Land Use Map (Ord. No. 97-67); and re-adopts
Policy 2.2.3 of the Golden Gate Area Master Plan.
Ordinance No. 99-82, amended Ordinance No. 89-05, as amended, the Collier
County Growth Management Plan, pursuant to the Final Order dated June 22, 1999,
in Administration Commission Case No. ACC-99-02 (DOAH Case No. 98-0324GM).
This Ordinance was found "in compliance" by DCA, that determination was
Challenged, an Administrative Law Judge issued a Recommended Order that sided
with DCA, and DCA issued a Final Order finding the Ordinance "in compliance."
Indicates adopted portions
Note: the support document will be updated as current information becomes available.
As Adopted 10/22/02
GOAL 1: THE COUNTY SHALL CONTINUE TO
CONSERVATION, MANAGEMENT AND
NATURAL RESOURCES.
CCME (Goals 1, 6 and 7)
PLAN FOR THE PROTECTION,
APPROPRIATE USE OF ITS
OBJECTIVE 1.1:
By August 1, 1994, the County will complete the development and implementation of a
comprehensive environmental management and conservation program that will ensure that the
natural resources, including species of special status, of Collier County are properly,
appropriately, and effectively identified, managed, and protected. Species of special status are
defined as species listed in the current "Official Lists of Endangered and Potentially
Endangered Fauna and Flora in Florida", published by the Florida Game and Fresh Water Fish
Commission.
Policy 1.1.1:
By August 1, 1989, appoint, and establish operational procedures for a technical advisory
committee to advise and assist the County in the activities involved in the development and
implementation of the County Environmental Resources Management Program.
Policy 1.1.2:
By the time mandated for the adoption of land development regulations pursuant to Chapter
163.3202, F.S., including any amendments thereto August 1, 1989 incorporate the goals,
objectives, and policies contained within this Element into the County's land development
regulations as interim environmental resources protection and management standards.
Policy 1.1.3:
By January 1, 1990, the County will have in place an appropriately administered and
professionally staffed governmental unit capable of developing, administering, and providing
long-term direction for the Collier County Environmental Resources Management Program.
Policy 1.1.4:
Ensure adequate and effective coordination between the Environmental Resources
Management Program staff and all other units of local government involved in land use
activities and regulations.
Policy 1.1.5:
Avoid unnecessary duplication of effort and continue coordination and cooperation with private,
Regional, State, and Federal agencies and organizations. Work with other local governments
to identify and manage shared natural resources.
Policy 1.1.6:
When developing the County conservation program, attempt to equitably balance the
relationship between the benefits derived and the costs incurred to both the public and private
sectors.
Policy 1.1.7:
Continue with the phased preparation and adoption of all natural resources management and
environmental protection standards and criteria needed for use in the Collier County land
development review process. Implementation shall occur on an annual basis as standards and
criteria are developed.
Text with underline is added to current GMP, text with ~ ~' ..... ~' is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -1 -
As Adopted 10/22/02 CCME (Goals 1, 6 and 7)
Policy 1.1.8:
Continue with the phased preparation and adoption of all natural resources management and
environmental protection standards and criteria needed for use in the Collier County land
development review process. Implementation shall occur on an annual basis as standards and
criteria are developed.
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.
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 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 1.2.:t:
Collected and/or compiled data will be organized by established water-shed 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 1.2.5:
The system will be maintained by the County staff and updated on a cooperative basis by
qualified public and private organizations.
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 Resource Protection Area (NRPA). program as part of the
required Collier County Rural and Agricultural Assessment. -'-~',, ,v .......... ~., ~.v~ v,~ ,~""'D ^., ,, , .~ .... ..,,,n~ ~V'" *,..v
tAIH~41H:~ t'~ ....... +;t.,,-, C',.~.,.{~-o{,.~.~ ..~,~ +~,,.;. ~...~,{+.~+~- Through this Assessment, the County
has determined that the NRPA proqram is not the only mechanism to protect siqnificant
environmental systems. Accordinqly, within the Rural Lands Stewardship Area Overlay in the
Future Land Use Element, the County has delineated Stewardship Sendinq Areas that will
function to protect larqe environmental systems. Pursuant to the following policies, the County
Text with underline is added to current GMP, text with -+~;'~ +'' ..... "'
............ ~,. ~s deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -2 -
As Adopted 10/22/02 CCME (Goals 1, 6 and 7)
shall protect identified environmental systems through the NRPA and Rural Lands Stewardship
pro.qrams.
Policy 1.3.1:
The purpose of-~the NRPA program is to direct incompatible land uses away from siqnificant
environmental systems that exist at a landscape scale, contain larqe systems of connected
wetland and upland habitats, and support a wide variety of listed species. The pro.qram willT
;'-"+ .... '"+;"" "~ +~'" ^~'oe ..... + ""'~ cdcpticn ''~ +~'c ...... ~'""~'"' plan amendments,
subj~,
include the following:
a. Identification of the NRPAs in map form as an overlay to the Future Land Use Plan Map= ;.
Pursuant to the Final Order, the general areas of Camp Koa!c Strand, CREW Lands,
Oka!cachccchco S!ough, Belle Meade and South Golden Gate Estates have been mapped and
identified as NRPAs on the Future Land Use Map. These areas shall be further refined as the
Assessment is implemented as a collaborative and community-based effort.
All available data shall be further considered and refined during the Assessment to determine
the final boundaries of these NRPAs. As part of the Assessment, the County shall evaluate the
merits of including additional areas into these boundaries including, but not limited to, the area
of Northern Belle Meade ............................ ~.,~, ...............................
(CR ESE). These additional study areas are shown on the Future Land Use Map. Within these
study areas, the following shall be the primary focus of addition study:
North Belle Meade Study Area
(a) examine the extent to which existing agricultural operations, improvements and facilities
have impacted water flow and quality, wetlands and habitat for the Florida panther and
other listed species;
(b) examine the impacts of abutting urban and Estates development;
(c) examine access into the area and connectivity to other habitat as it relates to the Florida
panther;
Text with underline is added to current GMP, text with strike tkrcugh is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -3 -
As Adopted 10/22/02 CCME (Goals 1, 6 and 7)
(d) examine opportunities for restoration of flow-ways, buffering from abutting development
and improvements for listed species habitat through actions to include consideration of
the addition of underpasses to Interstate 75;
(e) examine the impacts of potential earth mining activities on the above resources; and
(f) examine whether use of transfer of development rights would be appropriate in this area
and, if so, whether there should be any restrictions on their use;
(g) examine the possibility of public acquisition of these properties.
listcd spcdcc and thdr hah!tat;
.,,,,,,,-,.I.,~,-,.I.i,,.~.,,, +,-,, lic,.I.,c,N c,.,.,,,~,..,i,~c, ,-~.~,,-4 fl-,~ir
In addition to the moratorium referenced above, the County shall give notice to the Florida
Department of Community Affairs of all applications to develop or otherwise impact the above
special study areas.
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 within NRPAs are found 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 and, ~''' +~' ........... ~.,:,.. :n,,; ...... +,.,
Text with underline is added to current GMP, text with -'-:'-~ *~- ..... "is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -4 -
fo
As Adopted 10/22/02 CCME (Goals 1, 6 and 7)
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 riqhts;
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;
.q. 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 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
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 1.3.23_:
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 1.3.~_:
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 1.3.45_:
Where possible, the implementation of the NRPA program shall be coordinated with the
preparation and implementation of watershed and sub-basin management plans.
Text with underline is added to current GMP, text with s*~?,:e thrc~:gh is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -5 -
GOAL 6:
As Adopted 10/22/02
THE COUNTY SHALL IDENTIFY, PROTECT,
APPROPRIATELY USE ITS NATIVE VEGETATIVE
WILDLIFE HABITAT.
CCME (Goals 1, 6 and 7)
CONSERVE AND
COMMUNITIES AND
By ,4"`F;"~' and
Juno q 4000 invcntoW, ,..,
Text with underline is added to current GMP, text with strike thrct:gh is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -6 -
As Adopted 10/22/02 CCME (Goals 1, 6 and 7)
Altered er disturbcd ';:stlands ars
"""~--"lt'l;+;'"'"*ie'~' *,~,. ,.-1 .... [ ..... + ;..,,...,+.....,4 ......; ...... -..+'" n.4.- .-~...[t in.-,, ,.4,...n~. ....... + "' restoration
a!tered wet!ands in "-'~"- +~' '"-';* ......'~+; ..... 'q specific impacts ~.n r',.oo+..~ .... +~-.n,q and
Wetlands, including +
........................ , ................ pursuant ~-,-,,~ ~,h,..~ ........ ~.,, ~, ,,1' ~,,, ,,.,~..~'4~"¢ini+l'""""' of
Text with underline is added to current GMP, text with str?~z through is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -7 -
As Adopted 10/22/02 CCME (Goals 1, 6 and 7)
Text with underline is added to current GMP, text with str;,l:c thrc'agh is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -8 -
As Adopted 10/22/02 CCME (Goals 1, 6 and 7)
...... ~ ........ ~ ................................ ant t~O
........... ~. ............... , ................. .: ....... ~. ........... ~'~'. ~, ..... pert!on ~-* tho
Text with underline is added to current GMP, text with strike thrcugh is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -9 -
As Adopted 10/22/02 CCME (Goals 1, 6 and 7)
a)
b)
c)
d)
Text with underline is added to current GMP, text with str?.~o through is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -10 --
As Adopted 10/22/02 CCME (Goals 1, 6 and 7)
OBJECTIVE 6.1
The County shall protect native veqetative communities through the application of minimum
preservation requirements. The following policies provide criteria to make this objective
measurable.
Policy 6.1.1:
For the County's Urban Desiqnated Area, Estates Desiqnated Area~ Conservation
Desi.qnated Area~ and Agricultural/Rural Mixed Use District~ Rural-Industrial District and
Rural-Settlement Area District as desiqnated on the FLUM, native veqetation shall be
preserved on-site through the application of the followinq preservation and veqetation 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.
Notwithstandinq the ACSC requirements, this policy shall apply to all non-aqricultural
development except for single-family dwelling units situated on individual lots or parcels. The
standards and criteria provided for in this policy may change for the area governed by the
Golden Gate Area Master Plan, which is currently under restudy, by Plan amendment.
Coastal Hiqh Hazard Area Non-Coastal Hi,qh Hazard Area
Less than 2.5 acres 10% Less than 5 acres. 10%
Residential and Mixed Use Equal to or qreater Greater than 5 acres
Development than 2.5 ac. 25% and less than 20 acres. 15%
Equal to or
qreater than 20 ac. 25%
Golf Course 35% 35%
Commercial and Industrial Less than 5 acres. 10% Less than 5 acres. 10%
Development
Equal to or .qreater Equal to or
than 5 acres. 15% qreater than 5 acres. 15%
Industrial
Development (Rural- 50%, not to exceed 25% of the 50%, not to exceed 25% of the
Industrial District only) project site. project site.
The followinq standards and criteria shall apply to the veqetation retention requirements
referenced above:
(1) For the purpose of this policy, "native vegetation" is defined as a veqetative community
havinq 75% or less canopy coverage of melaleuca or other invasive exotic plant species
The ve.qetation retention requirements specified in this policy are calculated based on the
amount of "native veqetation" that conforms to this definition.
(2) The preservation of native ve.qetation shall include canopy, under-story and qround cover
emphasizing the largest contiguous area possible.
Text with underline is added to current GMP, text with -*~;~-~ '~- ..... ~' is deleted from current GMP all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -11 -
As Adopted 10/22/02 CCME (Goals I, 6 and 7)
(13) Areas that fulfill the native vegetation retention standards and cdteda of this policy shall be
set aside as preserve areas. All on-site or off-site preserve areas shall be identified as
separate tracts and protected by a permanent conservation easement to prohibit further
development, consistent with the requirements of this policy.
(4) Selection of preservation areas shall reflect the followinq criteria in descendinq order of
priority:
a. Onsite wetlands shall be preserved pursuant to Policy 6.2.4 of this element;
b. 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 movement of wildlife
throuqh the site. This criterion shall be consistent with the requirements of Policy 7.1.1
of this element. Parcels containing gopher tortoises shall protect the largest, most
contiguous gopher tortoise habitat with the .qreatest number of active burrows, and
provide a connection to off site adiacent gopher tortoise preserves.
Upland habitat shall be part of the preservation requirement when wetlands alone do not
constitute all of the requirement. Upland habitats have the followinq descending order
of priority:
1. Any upland habitat that serves as a buffer to a wetland area,
2. Listed plant and animal species habitats,
3. Xeric Scrub,
4. Dune and Strand, Hardwood Hammocks,
5. Dry Prairie, Pine Flatwoods, and
6. All other upland habitats.
d. Exceptions to these priorities are noted in (7) below.
(5) Passive recreational uses such as pervious nature trails or boardwalks are allowed within
the preserve areas, as long as any clearinq required to facilitate these uses does not impact
the minimum required veqetation.
(6) A management plan shall be submitted 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, and maintenance of
permitted facilities.
(7) Exceptions, by means of mitiqation in the form of increased landscape requirements shall
be qranted for parcels that cannot reasonably accommodate both the preservation area and
the proposed activity. Criteria for allowinq these exceptions include:
(a) Where site elevations or conditions requires placement of fill thereby harming or
reducinq the survivability of the native veqetation in its existinq locations;
(b) Where the existing vegetation required by this policy is located where proposed site
improvements are to be located and such improvements can not be relocated as to
protect the existinq native vecletation;
(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 and
trees), utilizing larger plant materials so as to more quickly re-create the lost mature
ve.qetation.
(8) Parcels that were legally cleared of native veqetation prior to January 1989 shall be exempt
from this requirement.
(9) Preservation areas shall be interconnected within the site and to adjoining off-site
preservation areas or wildlife corridors.
(10) Should the amount of wetland veqetation exceed the minimum veqetation requirements as
specified herein, retention of wetland vegetation havinq significant habitat or hydrologic
value is encouraqed. Increased preservation shall be fostered throuqh incentives
including, but not limited to: clustered development, reduced development standards such
Text with underline is added to current GMP, text with r,~;~.~ ,~ ..... ~ is deleted from current GMP all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -12 -
As Adopted 10/22/02 CCME (Goals 1, 6 and 7)
as open space1 setbacks, and landscape buffers, to allow for increased areas of preserved
wetland veqetation. Siqnificant habitat or hydroloqic value is determined by wetland
function, not the size of the wetland.
Policy 6.1.2
Reserved for the County's Rural Frinqe Area.
Policy 6.1.3
For the County's Rural Lands Stewardship Area (RLSA) Overlay, as desiqnated on the
FLUM, native ve.qetation shall be preserved pursuant to the RLSA policies found in the Future
Land Use Element.
Policy 6.1.4
Prohibited invasive exotic veqetation shall be removed from all new developments.
(1) Applicants for development permits shall submit and implement plans for invasive exotic
plant removal and long-term control.
(2) Maintenance plans shall describe specific techniques to prevent re-invasion by prohibited
exotic veqetation of the site in perpetuity.
(3) The County shall maintain a list of prohibited invasive exotic veqetation in the Land
Development Code and update it as necessary.
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 clearinq 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 veqetation preserved shall be
calculated on the amount of veqetation occurrinq at the time of the a.qricultural clearinq, 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 veqetation. Agricultural clearinq within the Rural
Lands Stewardship Area (RLSA) Overlay shall be allowed and guided by the RLSA policies
found in the FLUE.
Policy 6.1.6
The County shall require native veqetation to be incorporated into landscape designs in order to
promote the preservation of native plant communities and to encouraqe water conservation.
This shall be accomplished by:
(1) Providinq incentives for retaininq existing native ve.qetation in landscaped areas;
(2) Establishinq minimum native veqetation requirements for new landscaping; and,
(3) Wet detention ponds 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.
(4) Stormwater manaqement systems within the Rural Lands Stewardship Area (RLSA) Overlay
shall be desiqned pursuant to the RLSA policies found in the Future Land Use Element.
Policy 6.1.7
An Environmental Impact Statement (ELS) is required, to provide a method to obiectively
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 plannin.q
Text with underline is added to current GMP, text with gtr;.lzc thro~:g~ is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
P~e-13-
As Adopted 10/22/02 CCME (Goals 1, 6 and 7)
and zonin.q decisions are made with a complete understanding of the impact of such decisions
upon the environment, to encouraqe projects and developments that will protect, conserve and
enhance, but not de.qrade, the environmental quality and resources of the particular project or
development site, the general area and the greater community. An ElS shall be required for:
1. Any site with an ST or ACSC-ST overlay, or within the boundaries of NRPAs.
2. All sites seaward of the Coastal Hiqh Hazard Area boundary that are 2.5 or more acres.
3. All sites landward of the Coastal Hiqh Hazard Area boundary that are ten or more acres.
4. Any other development or site alteration, which in the opinion of the development
services director, would have substantial impact upon environmental quality.
The ElS requirement does not apply to a single family or duplex use on a sinqle lot or parcel.
The ElS requirement may be waived subiect to the following:
1. Agricultural uses as defined in 9J-5.003(2), includin.q aquaculture for native species.
2. After inspection by County staff and filing of a written report, any land or parcel of land
has been so altered as to have irreparable damaqe to the ecological, drainage, or
.qroundwater recharqe functions; or that the development of the site will improve or
correct the existing ecological functions or not require any major alteration of the
existinq landforms, drainage, or flora and fauna elements of the property. For the
purpose of this policy, major alteration shall mean .qreater than 10% of the site.
3. Exemptions shall not apply to any parcel with an ST or ACSC-ST overlay, or within the
boundaries of NRPAs except for single family homes or as otherwise allowed by the ST
or ACSC-ST criteria.
Policy 6.1.8
The County shall provide for adequate staff to implement the policies supportin.q Objective 6.1.
OBJECTIVE 6.2:
The County shall protect and conserve wetlands and the natural functions of wetlands. The
following policies provide criteria to make this objective measurable.
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 iurisdictional field delineation, subject to Policy 6.2.2 of this
element, at the time of project permittinq to determine the exact location of iurisdictional
wetland boundaries.
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 6.2.3
Collier County shall implement a comprehensive process to ensure 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 larqe connected 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 Urban boundary. Many fall within public lands or lands
tar.qeted for acquisition. Hiqh quality wetlands systems located on private property are primarily
protected through native veqetation preservation requirements, or through existing PUD
Text with underline is added to current GMP, text with :tr;&e t~rcugh is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -14 -
As Adopted 10/22/02 CCME (Goals 1, 6 and 7)
commitments, conservation easements, NRPA designations, or Stewardship Sendinq Area
Designations. Within the Urban and Estates desiqnated areas of the County, the County will
rely on the 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 desiqnated areas and require mitiqation for such impacts, this shall be deemed to
preserve and protect wetlands and their functions.
The large connected wetland systems that exist at the landscape scale in Collier County shall
be protected throuqh various Land Use Desiqnations and Overlays that restrict higher intensity
land uses and require specific land development standards for the remaininq allowable land
uses. Collier County shall direct incompatible land uses away from these larqe landscape
scale wetland systems by the followinq mechanisms:
(1) Conservation Desiqnation
Best available data indicates that 76% of all wetlands found in Collier County are contained
within the boundary of the land desiqnated as Conservation on the Future Land Use Map.
The overall purpose of the Conservation Desiqnation 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
Desi.qnation (Reference FLUE Land Use Desiqnation 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 larqe connected wetland systems.
(2) B~q Cypress Area of Critical State Concern Overlay (ACSC)
Best available data indicates that 74% of the County's wetlands are within the Biq Cypress
Area of Critical State Concern Overlay. The land development requlations contained in the
ACSC Overlay District on the Future Land Use Map provide standards that facilitate the
goal of directinq hiqher intensity land uses away from wetland systems. The development
standards for the ACSC Overlay specifies that site alterations shall be limited to 10% of the
total site. A large percentage of the land contained within the ACSC is also within the
Conservation Desiqnation and thus is subject to the land use limitations of that Land Use
Desi.qnation. (Land Use Desiqnation Section V.)
(3) Natural Resource Protection Areas (NRPAs)
Major wetland systems and reqional flow-ways were used as criteria to establish the NRPA
Overlay District as shown on the Future Land Use Map. These areas identify high
functioning wetland systems in the County and represent an additional 12%_+ of County
wetlands that are not located in Conservation Lands. Based on the relatively hi.qh
concentration of wetlands within NRPA desiqnated lands, incompatible land uses shall be
directed away from these areas. Allowable land uses for NRPAs are also subject to native
vegetation and preservation standards of 90%. (Reference the NRPA Overlay in the FLUE.)
(4) Flowway Stewardship Areas
Within the Rural Lands Stewardship Area (RLSA) Overlay as desiqnated on the Future
Land Use map, Flowway Strewardship Areas (FSAs) are primarily privately owned wetlands
that are located within the Camp Keais Strand and Okaloacoochee Slouqh. These lands
form the primary wetland flowway systems in the RLSA. The Overlay provides an incentive
to permanently protect FSAs by the creation and transfer of Credits, elimination of
incompatible uses, and establishment of protection measures
Collier County shall allow for more intensive development to occur in Rural Frinqe Receiving
Lands, North Golden Gate Estates, the Rural-Settlement Area District, and the Urban
Desiqnated Areas subject to the land uses identified in the Future Land Use Element, the
Text with underline is added to current GMP, text with strike tSroug~ is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -15 -
As Adopted 10/22/02 CCME (Goals 1, 6 and 7)
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 Desiqnated Area, 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 Frinqe Sendin.q Lands.
On a proiect-specific basis, wetlands and wetland functions shall be protected throuqh the
followinq mechanisms:
(1) Federal and State jurisdictional agency review and wetland permitting;
(2) Vegetation preservation policies supporting CCME Obiective 6.1;
(3} Wetland protection policies supporting CCME Obiective 6.2; and
Policy 6.2.4
Within the Urban Desiqnated area, the County shall rely on the wetland iurisdictional
determinations and permit requirements issued by the applicable iurisdictional aqency. This
policy shall be implemented as follows:
(1) Where permits issued by such iurisdictional aqencies allow for impacts to wetlands within
this designated area and require mitiqation 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.
(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.
(3) Collier County will work with the jurisdictional agencies and applicants to encourage
mitigation to occur within tarqeted areas of the County includinq, but not limited to: Natural
Resource Protection Areas (NRPAs); lands targeted for a acquisition by a public entity such
as CREW lands; public or private mitigation banks; and other areas appropriate for
mitigation, such as flow ways and areas containinq habitat for listed species.
(4) Within the Immokalee Urban Desiqnated Area, there exists high quality wetland system
connected to the Lake Trafford/Camp Keais system. These wetlands require greater
protection measures and therefore the wetland protection standards set forth in Policy 6.2.5
shall apply in this area. As part of the County's Evaluation and Appraisal Report (EAR), the
County shall identify this area and map its boundaries on the Future Land Use Map.
Policy 6.2.5
Reserved for the County's Rural Frinqe Area
Policy 6.2.6
Required Wetland preservation, buffer areas, and mitiqation 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 Cateqory I invasive exotic plants, as defined by the Florida
Exotic Pest Plant Council. Land uses allowed shall not include any other activities that are are
detrimental to drainaqe, flood control, water conservation, erosion control or fish and wildlife
habitat conservation and preservation. The followinq land uses are considered to be compatible
with wetland functions and are allowed within these areas:
1. Passive recreational areas, boardwalks and recreational shelters;
2. Pervious nature trails;
Text with underline is added to current GMP, text with stri!zc tSrct:g~ is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -16 -
As Adopted 10/22/02 CCME (Goals 1, 6 and 7)
3. Water management structures;
4. Mitiqation areas;
5. Any other conservation and related open space activity or use which is comparable
in nature with the foreqoing uses.
Policy 6.2.7
Within the Estates Desiqnated Area and the Rural Settlement Area, the County shall rely on
the wetland iurisdictional determinations and permit requirements issued by the applicable
iurisdictional agency. This policy shall be implemented as follows:
(1) For sinqle-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 buildinq permit.
(2) Outside of Southern Golden Gate Estates and the 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. The County shall also notify
the applicable federal and state agencies of single family buildinq permits applications in
these areas.
(3) Within one (1) year of the adoption of these amendments, Collier County shall work with
federal and state agencies to identify properties that have a hiqh probabilities of wetlands or
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 it is sufficiently accurate to require federal and state wetland approvals prior to
issuing a buildin.q permit within these areas. The County shall use this information to inform
property owners of the potential existence of wetlands on their property.
Policy 6.2.8
For the County's Rural Lands Stewardship Area (RLSA) Overlay, as des~qnated on the
FLUM, wetlands shall be preserved pursuant to the RLSA Overlay policies found in the Future
Land Use Element.
Policy 6.2.9
The County shall provide for adequate staff to implement the policies supporting Obiective 6.2.
OBJECTIVE 6.3
The County shall protect and conserve submerqed marine habitats.
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-qrass beds are less than 100 square feet. When mom,
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 6.3,2
Impacts to sea-qrass 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-qrass 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.
Text with underline is added to current GMP, text with s~;.ke through is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -17 -
As Adopted 10/22/02 CCME (Goals 1, 6 and 7)
Policy 6.3.3
The protection of sea-grass beds shall be a factor in establishinq new, or revising existinq,
speed zones to regulate boat traffic.
OBJECTIVE 6.~_
The County will protect, conserve and appropriately use ecological communities shared with or
tangential to State and Federal lands and other local governments.
Policy 6.7-4.1:
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 6.74_:2:
Continue to meet with the appropriate counties at a specified frequency to discuss upcoming
land development projects that would have an impact on ecological communities in both
Counties.
Policy 6.7-4_3:
The County shall assist to assure compliance with all State and Federal Regulations pertaining
to endangered and rare species living in such "shared" ecological systems.
OBJECTIVE 6.8.:
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 sinqle-family dwellinq units situated on individual lots or parcels.
Policy 6.8,.1:
All requests for land development within !000 fcct of contiguous to natural reservations shall be
reviewed as part of the County's development review process. *'- incurc .......... *-'~,~,,
Policy 6.8.2:
Criteria contained in """";""~"" "'~';""*; ...... '~ "'"';"""" "~ *~';" '-I .... * the County's Rural Lands
Stewardship Area (RLSA) Overlay shall apply to development within the RLSA that is
contiquous to ncar natural reservations.
Text with underline is added to current GMP, text with str:Jcc t?.r.cugh is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -18 -
GOAL 7:
WILDLIFE.
As Adopted 10/22/02 CCME (Goals 1, 6 and 7)
THE COUNTY SHALL PROTECT AND CONSERVE ITS FISHERIES AND
OBJECTIVE 7.41
The County shall direct incompatible land uses away from listed animal species and their
habitats.
Policy 7.4-1.1
Incompatible land uses are directed away from listed species and their habitats by the followinq
mechanisms:
(1) Conservation Desi.qnation on the Future Land Use Map
The overall purpose of the Conservation Desiqnation is to conserve and maintain the
natural resources of Collier County and their associated environmental1 recreational and
economic benefits. These areas have been demonstrated to have hiqh wildlife value. The
allowed land uses specified in the FLUE's Conservation Desiqnation 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 Desiqnation. (Reference FLUE: Future Land Use
Des~qnation, Description Section.)
(2) Big Cypress Area of Critical State Concern Overlay (ACSC)
The land development requlations contained in the ACSC Overlay district provide standards
that facilitate the .qoal of directinq incompatible land uses away from listed species and their
habitats. (Reference FLUE: Future Land Use Desiqnation, Description Section.)
(3) Natural Resource Protection Areas (NRPAs)
The purpose of Natural Resource Protection Areas (NRPAs) is to support State and Federal
a.qencies' efforts to protect endanqered or potentially endan.qered species and their habitats
(Reference CCME: Objective 1.3). These areas describe larqe, intact and relatively
unfraqmented 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) Habitat Stewardship Areas (HSAs)
Listed animal and plant species and their habitats shall also be protected throuqh the
establishment of Habitat Stewardship Areas (HSAs) within the RLSA Overlay. HSAs are
privately owned a.qricultural 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 auqment habitat values. The Overlay provides an incentive
to permanently protect HSAs by the creation and transfer of Credits resultinq in the
elimination of incompatible uses and the establishment of protection measures. (Reference
FLUE: RLSA Overlay.)
(5) All other policies supporting Objective 7.1 of this element.
Policy 7.4-1.2
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 complyin.q with the followinq guidelines and standards:
Text with underline is added to current GMP, text with ~*~;~-~ **- ..... ~' is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -19 -
As Adopted 10/22/02 CCME (Goals 1, 6 and 7)
(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 manaqement plans for listed species shall be submitted for County approval.
A plan shall be required for all proiects where the wildlife survey indicated listed species are
utilizin.q the site, or the site contains potential habitat for listed species. These plans shall
describe how the prelect 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 neqative impacts of proposed development. Developments shall
be clustered to discouraqe 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
fencinq, walls, or other obstructions shall be provided to minimize development impacts
to the wildlife and to facilitate and encouraqe wildlife to use wildlife corridors.
Appropriate roadway crossinqs, underpasses, and siqnaqe shall be used where roads
must cross wildlife corridors
1. The followin.q references shall be used, as appropriate, to prepare the required
manaqement plans;
a. South Florida Multi-Species Recovery Plan, USFWS, 1999.
b. Habitat Management Guidelines for the Bald Eaqle in the Southeast Reqion,
USFWS, 1987.
c. Ecology and Habitat Protection Needs of Gopher Tortoise (Gopherus
polyphemus) Populations found on Lands Slated for Larqe 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.
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, subiect 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 preservinq the listed
species habitats first, as a part of the retained native veqetation 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
paraqraph (3) of this policy.
(b) For parcels containinq gopher tortoises (Gopherus pol~/phemus), priority shall be given
to protecting the largest most contiguous qopher tortoise habitat with the greatest
number of active burrows, and for providinq a connection to off site adiacent .qopher
tortoise preserves.
(c) Habitat preservation for the Florida scrub lay (Aphelocoma coerulescens) shall conform
to the guidelines contained in Technical Report No. 8, Florida Game and Fresh Water
Text with underline is added to current GMP, text with str;.kc through is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -20 -
As Adopted 10/22/02 CCME (Goals 1, 6 and 7)
Fish Gommission, 1991. Tho required manaqement 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
pro.qram to educate residents about the on-site preserve and the need to maintain the
scrub veqetation. These requirements shall be consistent with the UFWS South Florida
Multi-Species Recovery Plan, May 1999, subiect to the provisions of paraqraph (3) of
this policy.
For the bald eagle (Haliaeetus leucocephalus), the required habitat management plans
shall establish protective zones around the eaqle nest restrictinq certain activities. The
plans shall also address restrictinq certain types of activities durinq the nestinq season.
These requirements shall be consistent with the UFWS South Florida Multi-Species
(e)
(f)
Recovery Plan, May 1999, subject to the provisions of paragraph (3) of this policy.
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 mitiqate for impacts that
remain. These requirements shall be cgnsistent with the UFWS South Florida Multi-
Species Recovery Plan, May 1999, subiect to the provisions of paragraph (3) of this
policy.
In areas where the Florida black bear (Ursus americanus floridanus) may be present,
the mana.qement plans shall require that garbage be placed in bear-proof containers,'at
one or more central locations. The manaqement plan shall also identify methods to
inform local residents of the concerns related to interaction between black bears and
(,q)
humans. Mitigation for impacting habitat suitable for black bear shall be considered in
the management plan.
For prelects located in Priority I and Priority II Panther Habitat areas, the manaqement
plan shall discoura.qe the destruction of undisturbed, native habitats that are preferred
by the Florida panther (Fells concolor coryO by directinq 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 proiect by
using Iow intensity land uses (e.g., parks, passive recreational areas, .qolf courses).
Golf courses within the Rural Frinqe Mixed Use District shall be desiqned and manaqed
usin.q standards found in that district. The manaqement plans shall identify appropriate
li.qhtinq controls for these permitted uses and shall also address the opportunity to
utilize prescribed burninq to maintain fire-adapted preserved veqetative 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 the West Indian Manatee (Trichechus manatus) and its habitat, a
marina siting ratinq system based on water depth, native marine habitat and manatee
abundance shall be used to limit new or expanded wet-slip densities to no more than 18
boat slips per 100 feet of shoreline for all multi-slip dockinq facilities with ten (10) slips or
more, and for all marina facilities. All multi-slip docking facilities with ten slips or more,
and all marina facilities, shall adopt and implement a Manatee Awareness and
Protection Plan to include an Education and Public awareness program and the posting
and maintaininq of Manatee awareness siqns. These requirements shall be consistent
with the UFWS South Florida Multi-Species Recovery Plan, May 1999, subiect to the
provisions of Policy 7.1.2(3) of this element.
(i) In order to protect Ioq.qerhead (Caretta caretta) and other listed sea turtles that nest
along Collier County beaches, proiects within 300 feet of the MHW line shall limit
Text with underline is added to current GMP, text with str;.!ze t!.rm:g~ is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -21 -
As Adopted 10/22/02 CCME (Goals 1, 6 and 7)
outdoor li.qhtinq to that necessary for security and safety. Floodli.qhts 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 monitorin.q 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
ssuin.q development orders on property containin.q listed species. It is recoqnized that
these aqency recommendations, on a case by case basis, may change the requirements
contained within these wildlife protection policies and any such chanqe shall be deemed
consistent with the Growth Management Plan.
Policy 7.1.3
For the County's Rural Lands Stewardship Area (RLSA) Overlal5 as desi. qnated on the
FLUM, listed species shall protected pursuant to the RLSA policies found in the Future Land
Use Element.
Policy 7.1.4
All development shall comply with
regarding listed species protection.
applicable federal and state permitting requirements
Policy 7.1.5
The County shall provide for adequate staff to implement the policies supporting Obiective 7.1.
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.
Throuqh Policies 7.2.1 throuqh 7.2.4, the County's obiective is to minimize the number of
manatee deaths due to boat related incidents.
Policy 7.2.1:
................. map .... ~ ......................................................
.... *,-,-* ,-,-*-,,,*;'-I *~--""*" The County shall apply the marina siting criteria contained in Policy
7.1.2 (2)(h) of this element in order to direct increased boat traffic away from sensitive manatee
habitats.
Policy 7.2.2:
,.,~,,-,,,- *~, ..... *,-,-,* *~-~,-,',* *,', ;,,; ...... ~ .... *""" ;" *-"'"" ~'"'"*" Sea-grass beds shall be
protected throuqh the application of Policies 6.3.1,6.3.2 and 6.3.3 of this element.
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 11.1.5).The County
shall maintain the manatee protection speed zones that were adopted in the Collier County
Manatee Protection Plan and make revisions as needed. Pelley-~2~---The County wi!! shall
continue to work with appropriate State and Federal agencies to identify areas where the use of
Text with underline is added to current GMP, text with str:.!:e thrct:g?, is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -22 -
As Adopted 10/22/02 CCME (Goals I, 6 and 7)
propeller driven boats may be restricted or wi44-be prohibited:, or where speed zones may need
to be chan__.ngg~.
Text with underline is added to current GMP, text with st?.ke thrc'.:gk is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -23 -
As Adopted 10/22/02
CCME (Goals 1, 6 and 7)
OBJECTIVE 7.3
Historical data from 1996-1999 shows that the averaqe number of sea turtle disorientations is
5% of total nests. Throuqh the followinq policies, the County's objective is to minimize the
number of sea turtle disorientations.
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 hatchlin.qs from adverse ,qhtin.q conditions.
Policy 7.3.2:
County staff shall conduct re,qular inspections to ensure coastal properties comply with proper
i.qhtin,q conditions and with applicable prohibitions of overni.qht stora,qe of furniture and other
equipment durin,q sea turtle season (May 1 throuqh October 30).
Policy 7.3.3:
The County shall update the public awareness materials desi,qned to inform coastal residents
and visitors how they can protect sea turtles.
OBJECTIVE 7.,1~_
The County shall continue to improve marine fisheries productivity by building
artificial reefs.
additional
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 7..1,~_.2:
The County will coordinate its activities with the Florida Department
Protection, the Marine Extension Office and other appropriate agencies.
of Environmental
E. Lands CCME FINAL ADOPTION (Policies 1-6-7)
G, Comp, David, E. Lands GMPAs
BL-dw/10-28-02
Text with underline is added to current GMP, text with str:Jcc through is deleted from current GMP - all since June
12, 2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
Page -24 -
As Adopted 10/22/02
IAMP
IMMOKALEE AREA MASTER PLAN
(Excerpt of relevant portion)
LAND USE DESIGNATION DESCRIPTION SECTION
The following section describes land use designations shown on the Immokalee Master Plan
Future Land Use Map. These designations generally indicate the types of land uses for which
zoning may be requested. However, these land use designations do not guarantee that a zoning
request will be approved.
Residential Designation
This designation is intended to accommodate a variety of residential land uses including
single-family, duplexes, multi-family, and mobile homes, which does not preclude seasonal,
temporary and migrant farmworker housing.
1. Low Residential District
The purpose of this designation is to provide for a Iow density residential district. Residential
dwellings shall be limited to single-family structures and duplexes. Multi-family dwellings shall be
permitted provided they are within a Planned Unit Development. Mobile home development shall
be permitted in the form of mobile home sub-divisions or parks and as a mobile home overlay as
defined by the Land Development Code.
A density less than or equal to four (4) dwelling units per gross acre is permitted.
2. Mixed Residential District
The purpose of this designation is to provide for a mixture of housing types within medium density
residential areas. Residential dwellings shall include single-family structure, multi-family
dwellings, individual mobile homes, and duplexes on a lot by lot basis.
A density less than or equal to six (6) dwellings units per gross acre is permitted.
3. High Residential District
The purpose of this designation is to provide for a district of high density residential development.
Residential dwellings shall be limited to multi-family structures and less intensive units such as
single family and duplexes provided they are compatible with the district. Mobile home
developments shall be permitted only in the form of mobile home subdivisions or parks as defined
in the Land Development Code. A density less than or equal to eight (8) dwelling units per gross
acre is permitted.
Nonresidential Uses
Non-residential uses permitted within the Residential designation are limited to those uses that
are compatible and/or support the residential character of the area. The allowed uses include:
parks, open space and recreational uses, churches, libraries, cemeteries, public and private
schools, day-care centers and essential services as defined in the Land Development Code.
Special Provisions
1. Density Bonuses
a. Proximity to Neighborhood Center and Commerce
If 50% or more of a project is within a Neighborhood Center or the Commerce Center-Mixed Use
District, then the maximum density allowed within the Neighborhood Center or Commerce
Center-Mixed Use District of twelve (12) units per acre can be averaged in with the density of the
Text with single underline or single str:2:ct?.rct:gh reflects Transmittal language as proposed changes to the current
GMP - originally proposed to the FLUE, now proposed in the IAMP. Text with double underline or double
ztr:.'.::.tu..rz'.:'g?, reflects changes to the Transmittal language as adopted by the BCC on October 22, 2002.
As Adopted 10/22/02 1AMP
portion of the project outside of the Neighborhood Center for the entire project; however,
appropriate buffering to adjacent lower intensity uses must be achieved.
b. Affordable Housing
Provision of Affordable Housing as defined in the Housing Element would add eight (8) dwelling
units per gross acre above the maximum density of the district; however, no density may exceed
sixteen (16) units per acre. This bonus may be applied to an entire project or portions of a project
provided that the project is located within Neighborhood Center (NC), Commerce Center Mixed
Use (CC-MU), and all residential districts.
c. Residential In-fill
To encourage residential in-fill, three (3) residential dwelling units per gross acre may be added if
the following criteria are met: the project is ten (10) acres or less in size; at the time of
development, the project will be served by central public water and sewer; at least one abutting
property is developed; the project is compatible with surrounding land uses; the property in
question has no common site development plan with adjacent property; there is no common
ownership with any adjacent parcels; and the parcel in question was not created to take
advantage of the in-fill residential density bonus and was created prior to the adoption of this
provision in the Growth Management Plan on January 10, 1989.
d. Roadway Access
If the project has direct access to two (2) or more arterial or collector roads or if there is project
commitment for provision of interconnection of roads with existing or future adjacent projects, one
(1) residential dwelling unit per gross acre may be added above the maximum density of the
district.
Density and Intensity Blending
This provision is intended to encoura.qe unified plans of development and to preserve the high
quality wetlands1 wildlife habitat, and other natural features that exist within areas of the
Immokalee Urban Area. which are proximate to Lake Trafford and Camp Keats Strand. In the
case of properties which are contiguous to Lake Trafford or Camp Keats Strand. which straddle
the Immokalee Urban Area and the Rural Lands Stewardship Area Overlay (RLSA) as depicted
on the count.vwide Future Land Use Map, and which were in existence and under unified control
as of October 22; 2002, the allowable gross density and/or intensity may be shifted from the
Urban designated lands to lands within the RLSA which are contiguous and under unified control,
and which are designated as a Stewardship Receiving Area (SRA) in the RLSA. The density
and/or intensity may be shifted on an acre per acre basis. This Density and Intensity Blendina
provision is further subject to the following conditions and limitations:
Text with single underline or single stril~.tF,~c',~gh reflects Transmittal language as proposed changes to the current
GMP - originally proposed to the FLUE, now proposed in the IAlVlP, Text with double underline or double
~+-:'-"- .....'- reflects changes to the Transmittal language as adopted by the BCC on October 22, 2002.
2
As Adopted 10/22/02 lAMP
The prelect in aq.qre.qate must be a minimum of 200 acres in size and the Urban
portion must be --'ct, cd designated Rcc!d:,",t!c! Recreational/Tourist District (RT) in
the Irnmokalee Area Master Plan?;
It must be demonstrated the lands desiqnated Urban have a high natural resource
value as indicated by the presence of Group 1 or Group 2 FLUCCS Codes
;'~^~*;~:~ cn ~"'~ ' ~"~ ' '"" °~ ...... ~';~ ~';~ and a score of greater than 1.2
(both as identified on the Stewardship Credit Worksheet in the RLSA); "'"*'
Density and Intensity may only be shifted from lands within the Immokalee Urban
Area containing this hig. h natural resource value (as measured above) to the lands
within a contiguous SRAr. on an acre per acre basis; providing such lands were
under unified control as of October 22~ 2002; and
Lands within the Urban area, from which the density and/or intensitv has been
shifted~shall be placed in a conservation easement in perpetuity.
E. Lands lAMP FINAL ADOPTION
G, Comp, David, E. Lands GMPAs
rjm-dw/Oct. 2002
Text with single underline or single str:.kct?.rc~:g5 reflects Transmittal language as proposed changes to the current
GMP - originally proposed to the FLUE, now proposed in the IAMP. Text with double underline or double
~'-:"~'~' .....'- reflects changes to the Transmittal language as adopted by the BCC on October 22, 2002.
3
As Adopted 10/22/02 PW Sub-E.
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
PUBLIC FACILITIES ELEMENT
Potable Water Sub-Element
Prepared for
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
Adopted October, 1997
AMENDMENTS TO COLLIER COUNTY GROWTH MANAGEMENT PLAN
PUBLIC FACILITIES ELEMENT
Potable Water Sub-Element
Symbol
DATE AMENDED
October 28, 1997
ORDINANCE NO.
Ordinance No. 97-57
** This is the EAR-based amendment. Due to the magnitude of the changes - which included
reformatting the entire Element, affecting every page of the Element - a Roman Numeral is not
assigned.
* Indicates adopted portions
Note: the support document will be updated as current information becomes available.
Text with underline is added to current GMP, text with s~ri!:c :bLrcu?~h is deleted from current GMP - all since June 12, 2002
BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
As Adopted 10/22/02
V. GOALS~ OBJECTIVES AND POLICIES
PW Sub-E.
GOAL 1: TO PROTECT THE HEALTH AND SAFETY OF THE PUBLIC BY ENSURING ACCESS
TO ENVIRONMENTALLY SOUND, COST EFFECTIVE AND IMPLEMENTABLE POTABLE WATER
FACILITIES AND SERVICES.
OBJECTIVE 1.1:
The County will locate and develop potable water supply sources to meet the needs of the County
owned and operated systems for the five (5) and ten (10) year planning time frames of this Plan, said
supply sources meeting the minimum Level of Service Standards established by this Plan.
Policy 1.1.1:
By June 1998 complete the pilot ASR ( Aquifer Storage and Recovery) system Study as a potential
emergency and seasonal potable water source.
Policy 1.1.2:
Continue to implement a program for the protection of existing and potential potable water supply
sources.
Policy 1.1.3:
Identify sufficient quantities of brackish water to meet the County's estimated 10 year growth related
needs.
OBJECTIVE 1.2:
The County will 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 followinq policies.
Policy 1.2.1:
Continue the development of a Collier County Regional Potable Water System consistent with the
Capital Improvement Element and Water Master Plan Update to correct existing deficiencies and
provide for future growth.
Policy 1.2.2:
Consistent with the urban 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 and Sewer District Map (PW-1); and, to areas where the County
has legal commitments to provide facilities and services as of the date of adoption of this Plan.
Additionally, Towns, Villa.qes, Hamlets, and Compact Rural Developments within the Rural Lands
Stewardship Area Overlay may be served by the County, 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
PW- 1
Text with underline is added to current GMP, text with str~!c,e t~rc'ag~ is deleted from current GMP - all since June 12,
2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
As Adopted 10/22/02 PW Sub-E.
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
provided.
For the purposes of this policy and policies 1.2.4, 1.5.1 ,and 1.5.3, within the Rural Lands Stewardship
Area Overlay, central potable water facilities includes decentralized community treatment systems;
and, innovative alternative water treatment systems such as decentralized community treatment
systems shall not be prohibited by this policy provided that they meet all applicable requlatory criteria.
Policy 1.2.3:
By the time mandated for the adoption of land development regulations pursuant to Chapter
163.3202, F.S., including any amendments thereto, require to the extent of the County's authority
private sector potable water service utilities, establish and file with the County a statement of their
policy and criteria, consistent with the goals, objectives and policies of this Plan for the expansion,
replacement, and/or repair of their facilities to correct existing deficiencies and provide for future
growth within their respective service areas.
Policy 1.2.4:
P=rm!t '~ .... ~..p....,..., .., .... , ....... ~ .... , ..... .'...~;.,;.,.,..~ ..,..r., ..... , ....... ~ ...... , ....
............... pctab!c ........ ~.~..~ wy .................... p .............. ~.~.,~ ...............
*~-" County ,-,,-,i ...... ""+"'"'"" ~'"""c when ccnnectlcn * ..... ;°+; ..... ~, ,.,+'"', .... +"'-" ;" ""+ readily
acc......;~.m.. + .... ,~ ...... ; ....., ..... ~ ........+~,... +.. +~.,. r. .... +" Reg!cna! Syctcm "'~' ...... ...~.1,~
Permit development of potable water supply systems as follows: within the Desiqnated Urban Areas
of the Plan, ncludin.q the outlying urban areas of Immokalee, Copeland, Chokoloskee, Plantation
Island, and Port of the Islands; within the areas depicted on the Collier County Water and Sewer
District Map (PW-1); in Towns, Villa,qes, Hamlets and Compact Rural Developments within the Hural
Lands Stewardship Area Overlay; and, in areas where the County has le,qal commitments to provide
facilities and services as of the date of adoption of this Plan. For lands within an area to receive
County water service, 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 and Sewer District Map (PW-1) on an interim basis until County water service is
available; individual potable water supply wells may be permitted in all Urban desiqnated areas
outside of the areas depicted on Map PW-1 on an interim basis until a potable water supply system is
available; and, individual potable water supply wells may be permitted on lands outside of the Urban
desiqnated areas, outside of areas depicted on Map PW-1, and outside of Towns, Villages and those
Compact Rural Developments greater then 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 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.
Policy 1.2.$:
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 88-4.
PW- 2
Text with underline is added to current GMP, text with strilcc through is deleted from current GMP - all since June 12,
2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
As Adopted 10/22/02 PW Sub-E.
Policy 1.2.6:
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 88-76, the Utilities Standards and
Procedures Ordinance, adopted September 27, 1988 or its latest revision, and District construction
and operating policies.
OBJECTIVE 1.3:
By the time mandated for the adoption of land development regulations pursuant to Chapter
163.3202, F.S., including any amendments thereto, implement 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.
Policy 1.3.1:
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 water usage data since 1989 indicated the LOS standard for finished water should be
increased to 185 gpcd. 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 gcpd and the total finished water demand is 185 gpcd.
FACILITY/SERVICE AREA
COLLIER COUNTY FACILITIES
County Water and Sewer District
Marco Water and Sewer District
Goodland Water District
LEVEL OF SERVICE
STANDARD
185 gpcd
200 gpcd
163 gpcd
CITY OF NAPLES FACILITIES
Unincorporated Service Area
163 gpcd
EVERGLADES CITY FACILITIES
Unincorporated Service Area
163 gpcd
INDEPENDENT DISTRICTS/PRIVATE SECTOR SYSTEMS
The standard hereby adopted is the following "sewage" flow design standards, unless otherwise
approved by the Board of County Commissioners to address economic, social and construction
method variations between individual systems · (Source: Chapter 10D-6, Florida Administrative
Code)
TYPE OF GALLONS PER
ESTABLISHMENT DAY (GPO)
Commercial
Airports
a. per passenger 5
b. add per employee 20
PW- 3
Text with underline is added to current GMP, text with stri!:c t~re, ug~ is deleted from current GMP - all since June 12,
2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
As Adopted 10/22/02
TYPE OF
ESTABLISHMENT
Barber and Beauty Shops (per chair)
Bowling Alleys (toilet wastes only per lane)
Country Club
a. per resident member
b. per member present
c. per employee
Dentist Offices
a. per wet chair
b. per non-wet chair
PW Sub-E.
GALLONS PER
DAY (GPD)
100
100
100
25
2O
200
50
Doctors Offices (per doctor)
25O
Factories, exclusive of industrial wastes (gallons per person per shift)
a. no showers provided
b. showers provided
20
35
Food
a.
b.
C.
d.
e.
f.
Service Operations
Ordinary Restaurant (per seat)
24 hour Restaurant (per seat)
Single Service articles only (per person)
Bar and Cocktail Lounge (per person)
Drive-in Restaurant (per car space)
Carry Out only
i. per 100 square feet of floor space
ii. add per employee
Institutions (per meal)
50
75
25
3O
5O
5O
2O
5
Hotels and Motels
a. Regular (per room)
b. Resort Hotels, Camps, Cottages (per person)
c. add for establishments with self service laundry facilities (per machine)
150
75
4OO
Office Building (per employee per 8 hour shift)
20
Service Stations (per water closet and per urinal)
25O
Shopping Centers without food or laundry (per square foot of floor space)
0.1
Stadiums, Race Tracks, Ball Parks (per seat)
5
Stores per square foot of floor space
0.1
Swimming and Bathing Facilities, public (per person)
10
Theaters
a. indoor, Auditoriums (per seat) 5
b. Outdoor, Drive-ins (per space) 10
Trailer/Mobile Home Park (per trailer space)
2OO
PW- 4
Text with underline is added to current GMP, text with str:,l~c t~rcug5 is deleted from current GMP - all since June 12,
2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
As Adopted 10/22/02 PW Sub-E.
TYPE OF GALLONS PER
ESTABLISHMENT DAY (GPD)
Travel Trailer/Recreational Vehicle Park
a. Travel Trailer (overnight), without water and sewer hookup (per trailer space) 75
b. Travel Trailer (overnight), with water and sewer hook-ups (per trailer space). 100
INSTITUTIONAL
Churches (per seat)
Hospitals (per bed) (does not include kitchen wastewater flows)
3
2O
Nursing, Rest Homes (per bed) (does not include kitchen
wastewater flows)
100
Parks, Public Picnic
a. with toilets only (per person)
b. with bathhouse, showers and toilets (per person)
5
10
Public Institutions other than Schools & Hospitals (per person)
lO0
Schools (per student)
a. day-type 15
b. add for showers 5
c. add for cafeteria 5
d. add for day school workers 15
e. boarding-type 75
Work/Construction Camps Semi-permanent (per worker)
50
RESIDENTIAL
Residences
a. Single or multiple family (per dwelling unit)
1 bedroom and 600 square feet or less heated or cooled area bedrooms
and 601 - 1000 square feet heated or cooled area
3 bedrooms and 1001 - 2000 square feet heated or cooled area
150
3OO
45O
4 or more bedrooms and more than 2000 square feet heated or cooled area 600
Other (per occupant) 75
FOOTNOTES:
1. For food service operations, kitchen wastewater flows shall normally be calculated as sixty-six
percent (66%) of the total establishment wastewater flow.
Systems serving high volume establishments, such as fast food restaurants and service stations
located near interstate type highways, require special sizing considerations due to above
average sewage volume expected from restroom facilities.
Policy 1.3.2:
In order to ensure these Level of Service 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.
PW- 5
Text with underline is added to current GMP, text with ~tri!ze throug5 is deleted from current GMP - all since June 12,
2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
As Adopted 10/22/02 PW Sub-E.
Policy 1.3.3:
These Level of Service Standards are the minimum criteria for replacement, expansion or increase in
capacity of potable water supply facilities.
Policy 1.3.4:
Annually review historical potable water demand records and adjust these Level of Service Standards
if so indicated by said annual review.
OBJECTIVE 1.4:
The County will 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.
Policy 1.4.1:
Negotiate agreements with area golf courses to accept and use treated wastewater effluent for
irrigation when and where same is available from existing and future wastewater treatment plants.
Policy 1.4.2:
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.
Policy 1.4.3:
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.
Policy 1.4.4:
Pursuant to general law (Chapter 91-68, Laws of Florida), by November 1, 1992, adopt a resolution
promoting the use of xeriscape techniques (drought resistant landscaping) to minimize potable water
use for landscaping irrigation.
Policy 1.4.5:
By January 1, 1998, develop a public water conservation program for reducing potable water use.
Policy 1.4.6:
At such time as excess effluent is available, permit construction and connection of dual water
systems to the County's effluent transmission system (i.e., separate potable water and treated
wastewater effluent) in new subdivisions when the construction and or connection of a dual water
system will not negatively impact the potable water systems regulatory compliance or operation.
Policy 1.4.7:
By January 1998 complete a study to determine the feasibility of using treated effluent to create a
salinity barrier to reduce the potential for salt water intrusion in to the County current and future
wellfields.
OBJECTIVE 1.5:
The County will 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.
PW- 6
Text with underline is added to current GMP, text with ~tr:.!~c t~rot:g~ is deleted from current GMP - all since June 12,
2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
As Adopted 10/22/02 PW Sub-E.
Policy 1.5.1:
Discourage urban sprawl by permitting universal availability of central potable water systems only: in
the Designated Urban Area of the Future Land Use Element of this Plan, 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 and Sewer District Boundaries on Map
PW-1 of the Potable Water 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; 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 1.5.2:
The County will discourage urban sprawl and the proliferation of private sector and/or package
potable water treatment systems through the development order approval process to insure
maximum utilization of the existing and planned public facilities. 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 DER permits.
Policy 1.5.3:
As provided for in the Rural Lands Stewardship Area Overlay, and in Policies 1.2.2 and 1.2.4, central
potable water systems are permitted in Towns, Villaqes, Hamlets, and Compact Rural Developments.
Though not anticipated, it is possible that central potable water system distribution lines mav 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 is
permitted to connect to these distribution lines.
MAP PW-1 Collier County's Three (3) Water and/or Sewer Districts - Boundaries
(purposely omitted)
MAP PW-2 Collier County Water and Sewer (CWS) District - Potable Water Facilities
(purposely omitted)
TABLE PW-11 Collier County Water and Sewer (CWS) District
Potable Water Facilities FY88/89 - FY94/95
(purposely omitted)
MAP Collier County Water and Sewer District
Revised Potable Water Facilities FY 90/91 - FY 93/94
(purposely omitted)
E. Lands PWS-E FINAL ADOPTION-No Maps G, Comp, David, E.Lands GMPAs dw/Oct. 2002
PW- 7
Text with underline is added to current GMP, text with str?,cc t~,rcugh is deleted from current GMP - all since June 12,
2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
As Adopted 10/22/02 SS Sub-E.
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
PUBLIC FACILITIES ELEMENT
Sanitary Sewer Sub-Element
Prepared for
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
Adopted October, 1997
AMENDMENTS TO COLLIER COUNTY GROWTH MANAGEMENT PLAN
PUBLIC FACILITIES ELEMENT
Sanitary Sewer Sub-Element
Symbol
DATE AMENDED
October 28, 1997
ORDINANCE NO.
Ordinance No. 97-58
This is the EAR-based amendment. Due to the magnitude of the changes - which included
reformatting the entire Element, affecting every page of the Element - a Roman Numeral is not
assigned.
Indicates adopted portions
Note: the support document will be updated as current information becomes available.
Text with underline is added to current GMP, text with str~ltc t?,rct:g~ is deleted from current GMP - all since June 12, 2002
BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
As Adopted 10/22/02 SS Sub-E.
'~'. GOALS~OBJECTIVES AND POLICIES
GOAL I:
TO PROTECT THE HEALTH AND SAFETY OF THE PUBLIC BY ENSURING
ACCESS TO ENVIRONMENTALLY SOUND, COST EFFECTIVE AND
IMPLEMENTABLE SANITARY SEWER FACILITIES AND SERVICES
OBJECTIVE 1.1:
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, as provided for in the following policies.
Policy 1.1.1:
Continue the development of the Collier County Regional Sanitary Sewer System consistent with
the Capital Improvements element to provide for future growth.
Policy 1.1.2:
Consistent with the urban 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 Water and Sewer District Map (PW-1); and~ to areas where the
County has legal commitments to provide facilities and services as of the date of adoption of this
Plan. Additionally, Towns, Villages, Hamlets, and Compact Rural Developments within the Rural
Lands Stewardship Area Overlay may be served by the County, 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 countvwide Future Land Use Map and map series.
Within the Rural Lands Stewardship Area Overlav: 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 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. These facilities may be provided bv the private
sector, an independent wastewater authority, or some other non-County utility provider.
For the purposes of this policy and policies 1.1.4, 1.5.1 ,and 1.5.3, within the Rural Lands
Stewardship Area Overlay, central sewer facilities includes decentralized community treatment
systems; and, innovative alternative wastewater treatment systems such as decentralized
community treatment systems shall not be prohibited by this policy provided that they meet all
applicable requlatory criteria.
A decentralized community wastewater 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 applicable
regulations. System facilities 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 desiqned to
meet the adopted level of service standards set forth in Policy 1.2.1 of this Sub-Element.
SS- 1
Text with underline is added to current GMP, text with str:.l~e, thro::g5 is deleted from current GMP - all since June 12,
2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
As Adopted 10/22/02 SS Sub-E.
Policy 1.1.3:
By the time mandated for the adoption of land development regulations pursuant to Chapter
163.3202, F.S., including any amendments thereto, the County will establish and implement a
program requiring that private sector sanitary sewer service utilities establish and file with the Collier
County Utilities Division an annual statement of their policy and service criteria, including level of
service provided, consistent with the goals, objectives and policies of this Plan, for the expansion
and/or replacement of their facilities to correct existing deficiencies and provide for future growth
within their respective service areas. Also, County Ordinance 80-112 requires and new
development connecting to private STP submit capacity availability information with building permit
applications.
Policy 1.1.4:
Permit development of package sewage treatment plant systems only within the Designated Urban
Area of the Plan in areas where County wastewater service is not currently available, and allow only
on an interim basis until County service is available. Allow individual septic systems within the
County only when connection to an existing central system is not readily accessible to render
service and note that where septic systems are allowed, and future County sewer service becomes
available, said septic systems will be required to connect to the County regional system.
Within the Rural Lands Stewardship Overlay, consistent with policy 1.1.2: septic systems are
permitted within Hamlets; septic systems may or 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 .qreater 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.
Policy 1.1.5:
Continue enforcement of ordinances requiring connection of existing and new development to
central sanitary sewer systems when they become available. Connections to a central system shall
be made pursuant to Collier County Ordinance 88-4.
Policy 1.1.6:
The County will give planning and budgetary priority to regional sanitary sewer system projects
which will provide the means for phase out and connection of existing package sewage treatment
plants and areas of high concentrations of septic tanks where such facilities may reasonably be
expected to adversely affect public health and safety or the environment.
Policy 1.1.7:
Where Community Development Districts, or similar special districts are established to provide a
tool for developers to finance infra-structure or other purposes, wholly or partially within the Collier
County Water-Sewer District, sewer service will 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 88-76; the Utilities Standards
and Procedures Ordinance, adopted September 27, 1988 or its latest revision, and District
construction and operating policies.
OBJECTIVE 1.2:
By the time mandated for the adoption of land development regulations pursuant to Chapter
163.3202,, F.S., including any amendments thereto, implement procedures to ensure that at the
time a development order is issued, sanitary sewer facility capacity that meets or exceeds the
SS- 2
Text with underline is added to current GMP, text with str~!~e *~',,..v.~,.~ is deleted from current GMP - all since June 12,
2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
As Adopted 10/22/02 SS Sub-E.
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.
Policy 1,2.1:
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:
[Note: The County Standard of 100 gpcd (gallons per capita per day) plus the 21% non-
residential adjustment factor discussed in Section III is presented below as 121 gpcd (100 x
1.21 = 121 ) for simplicity.] LEVEL OF SERVICE
FACILITY/SERVICE AREA STANDARD
Collier County Facilities
North Sewer Service Area
Central Sewer Service Area
South Sewer Service Area
Marco Sewer Service Area
121 gpcd
121 gpcd
121 gpcd
121 gpcd
City of Naples Facilities
Unincorporated Service Area
121 gpcd
Ever.qlades City Facilities
Unincorporated Service Area
121 gpcd
Independent Districts/Private Sector Systems
The standards hereby adopted are the following sewage flow design standards (Source: Chapter
10D-6, Florida Administrative Code) unless otherwise approved by the Board of County
Commissioners to address economic, social and construction method variations between individual
systems.
TYPE OF GALLONS PER
ESTABLISHMENT DAY (GPD)
Commercial
Airports
a. Per passenger 5
b. add per employee 20
Barber and Beauty Shops (per chair)
lO0
Bowling Alleys (toilet wastes only per lane)
lO0
Country Club
~. per resident member 100
b. per member present 25
c. per employee 20
Dentist Offices
~. per wet chair 200
b. per non-wet chair 50
SS- 3
Text with underline is added to current GMP, text with strike through is deleted from current GMP - all since June 12,
2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
As Adopted 10/22/02 SS Sub-E.
TYPE OF
ESTABLISHMENT
Doctors Offices (per doctor)
Factories, exclusive of industrial wastes (gallons per person per shift)
a. no showers provided
b. showers provided
Food Service Operations
a. ordinary restaurant (per seat)
b. 24 hour restaurant (per seat)
c. single service articles only (per person)
d. bar and cocktail lounge (per person)
e. drive-in restaurant (per car space)
£. carry out only
~.. per 100 square feet of floor space
~.. add per employee
Hotels and Motels
a. Regular (per room)
b. Resort hotels, camps, cottages (per person)
c. add for establishments with self service laundry facilities (per machine)
Office Building (per worker)
Service Stations (per bay)
Shopping Centers without food or laundry (per square foot of floor space)
Stadiums, Race Tracks, Bali Parks (per seat)
Stores (without food service)
a. private toilets, for employees only (per employee)
b. public toilets (per square foot of floor space)
Theaters
&.
b.
Indoor, auditoriums (per seat)
Outdoor, drive-ins (per space)
Trailer/Mobile Home Park (per trailer space)
Travel Trailer/Recreational Vehicle Park
a. Travel trailer (overnight), without water and
sewer hook-up (per trailer space)
b. add for water and sewer hook-up (per trailer space)
Swimming and bathing facilities (per person)
GALLONS PER
DAY (G PD)
25O
2O
35
5O
75
25
3O
5O
5O
2O
100
75
400
20
Institutional
Churches (per seat) 3
5OO
0.1
2O
0.1
5
10
2OO
5O
100
10
SS- 4
Text with underline is added to current GMP, text with ~tr~l~c t~rcug5 is deleted from current GMP - all since June 12,
2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
TYPE OF
ESTABLISHMENT
Hospitals (per bed)
Nursing, rest homes (per person)
As Adopted 10/22/02
SS Sub-E.
GALLONS PER
DAY (GPD)
200
lO0
Parks, public picnic
a. with toilets only (per person)
b. with bathhouse,showers and toilets (per person)
5
10
Public institutions other than schools and hospitals (per person)
lO0
Schools (per student)
a. day type
b. add for showers
c. add for cafeteria
d. add for day school workers
e. boarding type
15
5
5
15
75
Work/Construction camps semi-permanent (per worker)
50
Residential
Residences
a. Single family (per bedroom)
b. apartment (per bedroom)
c. Mobile home not in a trailer park (per bedroom)
d. Other (per occupant)
150
150
150
75
Footnotes:
1. For food service operations, kitchen wastewater flows shall normally be calculated as sixty-six
percent (66%) of the total establishment wastewater flow.
Systems serving high volume establishments, such as fast food restaurants and service stations
located near interstate type highways, require special sizing considerations due to above
average sewage volume expected from restroom facilities.
Policy 1,2.2:
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.
Policy 1.2.3:
These LOS standards are the minimum criteria for replacement, expansion or increase in capacity
of sanitary sewer treatment facilities.
Policy 1.2,4:
Annually review historical sanitary sewer demand records and adjust these LOS standards if so
indicated by said annual review.
Objective 1.3:
The County will continue to ensure utilization of environmentally sound and economically beneficial
methods for disposal of treated sludge and septage.
SS- 5
Text with underline is added to current GMP, text with ~tr~!~c t?~rcug~ is deleted from current GMP - all since June 12,
2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
As Adopted 10/22/02 SS Sub-E.
Policy 1.3.1:
Include sludge de-watering and stabilization facilities with all County wastewater treatment plants 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.
OBJECTIVE 1.4:
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.
Policy 1.4.1:
Negotiate agreements with area golf courses to accept and use treated wastewater effluent for
irrigation when and where same is available from existing and future wastewater plants.
Policy 1.4.2:
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 and in accordance with the direction and policy of the Board of County Commissioners.
Policy 1,4.3:
Connect existing and future privately owned land suitable for irrigation with treated wastewater
effluent, such as cemeteries, nurseries and commercial/industrial parks, when economically
feasible and in accordance with the direction and policy of the Board of County Commissioners.
Policy 1.4.4:
At such time that effluent will be available, permit the construction and connection of dual water
systems to the county's effluent system (i.e., separate potable water and treated wastewater
effluent) in new subdivisions, provided that said connection causes no adverse impact to the
potable water system.
Policy 1,4.5:
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 master metered by the County.
OBJECTIVE 1.5:
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.
Policy 1.5.1:
Discourage urban sprawl by permitting universal availability of central sanitary sewer systems only:
in the Designated Urban Area of the Future Land Use Element of this Plan, and in Towns, Villa.qes,
Hamlets, and Compact Rural Developments within the Rural Lands Stewardship Area Overlay.
These areas are further identified as: within the Collier County Water and Sewer District Boundaries
on Map PW-1 of the Potable Water Sub-element, except the outlying urban areas of Immokalee,
Copeland, Chokoloskee, Plantation Island, and Port of the Islands; within the Rural Lands
SS- 6
Text with underline is added to current GMP, text witho...~"*-;~ *~,,~v-~,,~' is deleted from current GMP - all since June 12,
2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).
As Adopted 10/22/02 SS Sub-E.
Stewardshi Area Overla as each Town Villa e Hamlet and Com act Rural Develo merit is
desi,qnated; 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 1.5.2:
The County will discourage urban sprawl and the proliferation of private sector and/or package
sanitary sewer treatment systems through the development order approval process to insure
maximum utilization of the 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 DER permits.
~ sewer
As rovided for in the Rural Lands Stewardshi Area Oveda and in Polic 1.1.2 central~
facilities are ermitted in Towns Villa es Hamlets and Com act Rural Develo merits. Thou h not
antici ated it is ossible that central sanitar sewer collection lines ma extend throu h lands not
desi nated as a Town Villa e Hamlet or Com act Rural Develo ment' no re erties desi nated
other than as a Town Villa e Hamlet or Com act Rural Develo ment is ermitted to connect to
these collection lines:
MAP SS-3 North Sewer Service Area - Sanitary Sewer Facilities
(purposely omitted)
MAP SS-5 North Sewer Service Area - Sanitary Sewer Facilities
(purposely omitted)
MAP SS-6 Marco Sewer Service Area - Sanitary Sewer Facilities
(purposely omitted)
TABLE SS-18 COLLIER COUNTY SANITARY SEWER FACILITIES FY88/89 - FY94/95
(purposely omitted)
MAP SS-34 Collier County Sanitary Sewer Facilities, Capital Improvements FY88/89 -
FY94/95
(purposely omitted)
E. Lands SSS-E FINAL ADOPTION-No Maps
G, Comp, David, E. Lands GMPAs
dw/Oct. 2002
SS- 7
Text with underline, is added to current GMP, text with str~!~c tSrc'cg5 is deleted from current GMP - all since June 12,
2002 BCC Transmittal hearing (there were no amendments to this Sub-Element proposed at Transmittal hearing).