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Agenda 06/10/2014 Item #17C 6/10/2014 17.C. EXECUTIVE SUMMARY Recommendation to approve(adopt)a portion of the 2013 Cycle 1 of Growth Management Plan Amendments specific to the Olde Florida Golf Club petition. (Adoption Hearing) (Companion to rezone petition PUDZ-PL20130001374, Golf Club of the Everglades Residential Planned Unit Development) OBJECTIVE: For the Board of County Commissioners (BCC) to approve (adopt) one petition in the 2013 cycle 1 of amendments to the Collier County Growth Management Plan (GMP) and approve said amendment for transmittal to the Florida Department of Economic Opportunity (Olde Florida Golf Club petition). CONSIDERATIONS: • Chapter 163, F.S., provides for an amendment process for a local government's adopted Growth Management Plan. • Resolution 12-234, provides for a public petition process to amend the Collier County GMP. • For this Adoption hearing, only one of the three petitions in the 2013 cycle 1 of GMP amendments is being considered, that being petition PL20130000365/CP-2013-4, Olde Florida Golf Club. • The Collier County Planning Commission(CCPC), sitting as the"local planning agency" under Chapter 163.3174, F.S., held its Transmittal hearing for the subject petition, being a portion of the 2013 cycle 1 of GMP amendments, on September 19, 2013. The BCC held its transmittal hearing on November 12, 2013. The respective transmittal hearings recommendations/actions are contained in the CCPC adoption hearing Staff Report (which also addresses the other two petitions in the 2013 cycle 1 of GMP amendments). • The CCPC held its adoption hearing on May 1, 2014. The staff and CCPC adoption hearing recommendations are presented further below. • The Comments Letter from the Florida Department of Economic Opportunity (DEO), dated December 18,2013, indicated "no comment"within the Agency's authorized scope of review. Similarly, Comments Letters from the Florida Department of Transportation, Florida Department of Environmental Protection and South Florida Water Management District all indicated either "no comments" or "no concerns" within those Agencies' authorized scope of review. The Florida Department of Agriculture and Consumer Services commented that a community wildfire protection plan should be created for the project, and that project residents should be made aware of possible smoke from periodic prescribed fire at Picayune Strand State Forest. The remaining review agencies did not provide a Comments Letter. All review agency Comments Letters received are contained in the back-up materials. • This adoption hearing considers amendments to the Future Land Use Element's countywide Future Land Use Map(FLUM). Note: Because the support materials are voluminous, and some exhibits may be oversized, the Agenda Central system does not contain all of the related documents pertaining to this GMP amendment petition. The entire Executive Summary package, including all support materials, is 1 Packet Page-2208- 6/10/2014 17.C. included in the binder that is available for review in the Comprehensive Planning Section office /-1 at 2800 North Horseshoe Drive, Naples, as well as in the Clerk of Courts/Minutes and Records office at 3299 Tamiami Trail East, Suite 401. Or, to view all back-up materials, see http://www.colliergov.net/ftp/AgendaJune10/GrowthMgmt/8a%29 PL20130000365 CP-2013- 4 Olde FLA Pit l.pdf and http://www.colliergov.net/ftp/AgendaJune10/GrowthMgmt/8b%29 PL20130000365 CP-2013- 4 Olde FLA Prt.2.pdf Petition PL20130000365/CP-2013-4 is a petition submitted by Olde Florida Golf Club, Inc. requesting an amendment to the Future Land Use Map to change the designation of the Olde Florida Golf Club property from Rural Fringe Mixed Use District Neutral Lands to Rural Fringe Mixed Use District Receiving Lands. The Olde Florida Golf Club comprises 553.7 acres and is located on the north side [at the easterly terminus] of Vanderbilt Beach Road, two miles east of Collier Boulevard (CR 951), in Section 31, Township 48 South, Range 27 East. [Coordinator: Corby Schmidt,AICP,Principal Planner] With this re-designation, the property would be allowed all uses and densities, and be subject to all development standards, of the Receiving Lands designation, including use of TDR Credits to increase the maximum density from presently allowed 1 dwelling unit/5 acres to 1 dwelling unit/acre. If this GMP amendment is adopted,then the property will need to be rezoned from the RFMUO Neutral Lands zoning overlay to the RFMUO Receiving Lands zoning overlay-which is proposed in the companion rezone petition for the Golf Club of the Everglades Residential Planned Unit Development(RPUD). Staff analysis of this petition is included in the Transmittal CCPC Staff Report. There were no public speakers at the CCPC adoption public hearing. LEGAL CONSIDERATIONS: This item is approved as to form and legality. An affirmative vote of four is needed for Board action to approve the.adoption and transmittal of the proposed Growth Management Plan Amendment.—HFAC FISCAL IMPACT: There will be no fiscal impacts to Collier County,as a result of approving petition CP-2013-4. GROWTH MANAGEMENT IMPACT: This is an adoption public hearing for one petition in the 2013 cycle 1 of amendments to the Collier County Growth Management Plan. Based upon statutory changes that occurred during the 2011 Florida Legislative session, this GMP amendment is presumed to be "in compliance" with applicable Florida Statutes. After adoption, the DEO and other applicable review agencies will have 30 days(from the date DEO determines the adoption packages are complete) to review the adopted Plan amendment and, should they believe the amendment is not "in compliance," file a challenge [appeal] to the presumed "in compliance"determination with the Florida Division of Administrative hearings. Similarly, any affected party also has 30 days(from the date of BCC adoption) in which to file a challenge. If a timely challenge is not filed by DEO or an affected party, then the amendment will become effective. 2 Packet Page-2209- 6/10/2014 17.C. ENVIRONMENTAL ISSUES: The subject site contains jurisdictional wetlands, and listed plant and/or animal species may occur on site. An existing conservation easement(s) encompasses some or all of these wetlands. Also, as part of the process of obtaining subsequent development orders (e.g. site development plan) for any future development, the site will be subject to all applicable local, state and federal environmental protection regulations, including applicable portions of the Conservation and Coastal Management Element of the Growth Management Plan,and the Land Development Code. HISTORICAL/ARCHAEOLOGICAL IMPACT: The subject property contains one identified archaeological site. As part of the process of obtaining subsequent development orders (e.g. site development plan), the site will be subject to all applicable local, state and federal protection regulations relevant to historical and archeological sites. COMPREHENSIVE PLANNING STAFF RECOMMENDATION: That the CCPC forward petition PL20130000365/CP-2013-4 to the BCC with a recommendation to adopt. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The Collier County Planning Commission, also acting as the Environmental Advisory Council, held its required Adoption public hearing on May 1, 2014. The CCPC recommended that the BCC adopt petition CP-2013-4(vote: 6/0). Prepared by: David Weeks, AICP, GMP Manager, Comprehensive Planning Section, Planning &Zoning Department, Growth Management Division/Planning and Regulation Attachments: 1) CCPC Adoption Staff Report; 2) CP-2013-4 Ordinance with Exhibit"A"Map; 3) Transmittal Executive Summary 2013 Cycle 1; 4) CCPC Transmittal Staff Report CP-2013-4; 5)EAC Transmittal Staff Report CP-2013-4 Executive Summary Adoption 2013 cycle 1 Olde FL G:\CDES Planning Services\Comprehensive\COMP PLANNING GMP DATA\Comp Plan Amendments\2013 Cycles & Small Scale Petitions\2013 Cycle I-February\2013.1 BCC Adoption dw/5-15&20-14 3 Packet Page-2210- • 6/10/2014 17.C. COLLIER COUNTY Board of County Commissioners Item Number: 17.17.C. Item Summary: Recommendation to approve (adopt) a portion of the 2013 Cycle 1 of Growth Management Plan Amendments specific to the Olde Florida Golf Club petition. (Adoption Hearing) (Companion to rezone petition PUDZ-PL20130001374, Golf Club of the Everglades Residential Planned Unit Development). Meeting Date: 6/10/2014 Prepared By Name: WeeksDavid Title: Manager-Planning, Comprehensive Planning 5/15/2014 5:15:45 PM Submitted by Title: Manager-Planning,Comprehensive Planning n Name: WeeksDavid 5/15/2014 5:15:46 PM Approved By Name: BosiMichael Title: Director-Planning and Zoning,Comprehensive Planning Date: 5/16/2014 8:15:54 AM Name: PuigJudy Title: Operations Analyst, Community Development&Environmental Services Date: 5/16/2014 4:18:35 PM Name: AshtonHeidi Title: Managing Assistant County Attorney, CAO Land Use/Transportation Date: 5/21/2014 1:49:53 PM Name: MarcellaJeanne Title: Executive Secretary, Transportation Planning Date: 5/28/2014 7:50:58 AM Packet Page-2211- 6/10/2014 17.C. Name: IsacksonMark Title: Director-Corp Financial and Mngmt Svs,Office of Management&Budget Date: 5/28/2014 1:50:02 PM Name: KlatzkowJeff Title: County Attorney, Date: 5/28/2014 3:37:38 PM Name: OchsLeo Title: County Manager, County Managers Office Date: 5/29/2014 3:36:41 PM Packet Page-2212- 6/10/2014 17.C. Agenda Items 9.A, B, D • foltrffe-ri /""•■ STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DIVISION/PLANNING AND REGULATION, PLANNING AND ZONING DEPARTMENT, COMPREHENSIVE PLANNING SECTION HEARING DATE: MAY 1, 2014 SUBJECT: 2013 CYCLE ONE GROWTH MANAGEMENT PLAN AMENDMENTS (ADOPTION HEARING) ELEMENTS: FUTURE LAND USE ELEMENT (FLUE) AND FUTURE LAND USE MAP AND MAP SERIES NOTE: The CCPC will act as the EAC, Environmental Advisory Council, for petition CP-2013-4 only. Transmittal hearings on these amendments were held on August 7, 2013 (EAC, Environmental Advisory Council) for petition 4CP-2013-4 only; September 19, 2013 (CCPC, Collier County Planning Commission) and November 12, 2013 (BCC). The respective Transmittal recommendations/actions n are presented further below, following each petition number and title. Within the CCPC binder you will find the Transmittal Executive Summary from the November 12, 2013 BCC hearing and certain attachments referenced therein, the Transmittal CCPC staff report for each petition, and the Transmittal EAC staff report (for petition CP-2013-4 only), all of which provide staffs detailed analysis of each petition. REVIEW AGENCY COMMENT LETTERS After review of the Transmitted GMP amendments, the Florida Department of Economic Opportunity (DEO) rendered its Comment Letter indicating "no comment" within the Agency's authorized scope of review, as did the Florida Department of Environmental Protection, Florida Department of Transportation, and South Florida Water Management District. The Florida Department of Agriculture and Consumer Services (DACS) rendered comments within their authorized scope of review, indicating a Community Wildfire Protection Plan should be developed for the property involved in petition CP-2013-4. The remaining reviewing agencies did not provide a Comment Letter. The Comments Letters received are located within the CCPC binder. In response to the DACS Comment, staff notes the Rural Fringe Mixed Use District Receiving Lands provision in the FLUE contains a requirement for an applicant to work with the Florida Forestry Service to prepare a Wildfire Prevention and Mitigation Plan which is then submitted to the County with the proposed development order (rezone petition, site development plan, plat). The subject petition, CP-2013-4, has a companion PUD rezone petition for which the required Wildfire Prevention and Mitigation Plan was submitted. Within the CCPC binder is an Ordinance with Exhibit "A" text and/or map for each petition; those exhibits reflect the text and/or map as approved by BCC for transmittal. - 1 - STAFF REPORT ON 2013 CYCLE ONE GROWTH MANAGEMENT PLAN AMENDMENTS (ADOPTION HEARING) Packet Page-2213- 6/10/2014 17.C. Agenda Items 9.A, B, D PROPOSED AMENDMENTS A. PETITION CP-2013-1/PL-20130000139, Petition requesting amendments to the Future Land Use Element (FLUE), to: Allow the Urban Residential Fringe portion of the Naples Reserve Residential Planned Unit Development to utilize Transfer of Development Rights from any lands designated as Sending Lands within the Rural Fringe Mixed Use District. The subject property, consisting of 668 acres, is located approximately 1-1/2 miles east of Collier Boulevard and one mile north of US 41 in Section 1, Township 51 South, Range 26 East, Collier County, Florida. [Coordinator: Corby Schmidt, AICP, Principal Planner] This petition seeks to amend the Future Land Use Element (FLUE) text of the Growth Management Plan to introduce specific exceptions from Transfer of Development Rights (TDR) program limitations, affecting the transfer of TDR credits among properties in the Rural Fringe Mixed Use District (RFMUD) and the Urban Residential Fringe (URF) Subdistrict. Note: A companion PUD rezone petition is scheduled for this same hearing. TRANSM ITTAL STAFF RECOMMENDATION: Transmit to DEO. CCPC RECOMMENDATION: Transmit to DEO (vote: 6/0). BCC ACTION: Transmitted to DEO (vote: 3/1), per CCPC recommendation. The BCC also directed the applicant to speak with Maureen Bonness about an arrangement to obtain a percentage of TDRs from within one mile of the Urban designated area (Ms. Bonness spoke at the hearing, and owns property in the Sending Lands within one mile of the Urban boundary). This direction was given with the purpose to make such an arrangement, not as part of GMP provisions, but by mutual agreement. ADOPTION STAFF RECOMMENDATION: Adopt with revisions, as depicted below. (The results of the Board- directed negotiations have not been reported to Comprehensive Planning personnel. In their absence, staff recommends including requirements for TDR acquisition by location as part of GMP provisions.) [Words underlined are added-as proposed by the applicant and approved for Transmittal; Words double underlined are added,and words double std are deleted-as recommended by staff] [Page 29] 2. Urban Residential Fringe 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 base density of 1.5 units per gross acre, plus any density bonus that may be achieved via CCME Policy 6.2.5 (6) b.1., and either "a" or "b" below: a. Up to 1.0 unit per gross acre via the transfer of up to one (1.0) dwelling unit (transferable development right) per acre from lands located within one mile of the Urban Boundary and designated as Rural Fringe Mixed Use District Sending Lands, except in the case of properties that straddle the Urban Residential Fringe and the Rural Fringe Mixed Use Sending Lands designations, and meet the other Density Blending criteria provided for in subsection 5.2 of the Density Rating System, which may achieve an additional maximum density of up to 1.3 units per gross acre for all lands designated as Urban Residential Fringe via the transfer of up to 1.3 -2 - STAFF REPORT ON 2013 CYCLE ONE GROWTH MANAGEMENT PLAN AMENDMENTS (ADOPTION HEARING) Packet Page-2214- 6/10/2014 17.C. Agenda Items 9.A, B, D dwelling units (transferable development rights) per acre from lands located within one mile of the Urban Boundary and designated as Rural Fringe Mixed Use District Sending Lands. The Urban Residential Fringe portion of the Naples Reserve Residential Planned Unit Development located in Section 1, Township 51 South, Range 26 East, shall not be subiect to the one mile limitation set forth above but shall utilize no less than thirty percent (30%) of TDRs from Rural Fringe Mixed Use District f to achieve u to the maximum allowable density; or, **** **** **** **** **** **** **** **** **** **** **** **** [Page 49] B. DENSITY RATING SYSTEM: This Density Rating System is only applicable to areas designated on the Future Land Use Map as: Urban, Urban Mixed Use District; and, on a very limited basis, Agricultural/Rural. It is not applicable to the Urban areas encompassed by the lmmokalee Area Master Plan, and the Golden Gate Area Master Plan; these two Elements have their own density provisions. The Density Rating System is applicable to that portion of 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 provisions for Affordable Housing and Transfer of Development Rights, and except as provided for in the Bayshore/Gateway Triangle Redevelopment Overlay. The final determination of permitted density via implementation of this Density Rating System is made by the Board of County Commissioners through an advertised public hearing process (rezone or Stewardship Receiving Area designation). **** **** **** **** **** **** **** **** **** **** **** **** 2. 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 rezone criteria in the Land Development Code. **** **** **** **** **** **** **** **** **** **** **** **** f. Transfer of Development Rights Bonus To encourage preservation/conservation of natural resources, density transfers are permitted as follows: **** **** **** **** **** **** **** **** **** **** **** **** (c) From Sending Lands located within one mile of the Urban Boundary into lands designated Urban Residential Fringe, at a maximum density increase of one unit per gross acre, except for properties that straddle the Urban Residential Fringe and the Rural Fringe Mixed Use Sending Lands designations, and meet the other Density Blending criteria provided for in subsection 5.2 of the Density Rating System, which may transfer TDRs from Sending Lands located within one mile of the Urban Boundary into lands designated Urban Residential Fringe, at a maximum density increase of 1.3 units per gross acre. The Urban Residential Fringe portion of the Naples Reserve Residential Planned Unit Development located in Section 1, Township 51 South, Range 26 East, shall not be subject to the one mile limitation set forth above but shall utilize no less than thirty TDRs from - 3 - STAFF REPORT ON 2013 CYCLE ONE GROWTH MANAGEMENT PLAN AMENDMENTS (ADOP77ONl-HEARING) Packet Page-2215- 6/10/2014 17.C. Agenda Items 9.A, B, D Rural Fringe Mixed Use District Sending Lands within one mile of --� the Urban boundary to achieve up to the maximum allowable density increase. B. PETITION CP-2013-3/PL-20120002909, Petition requesting amendment to the Future Land Use Element and Future Land Use Map and Map Series (FLUE/FLUM), to: Revise the Buckley Mixed Use Subdistrict of the Urban Mixed Use District to remove the office and retail caps and allow up to 7,500 square feet of gross floor area of commercial uses per acre or 11 residential dwelling units per acre, to make residential development optional, to prohibit commercial and residential uses on the same parcel, to limit multi-tenant commercial buildings to no more than 50% of the commercial square footage, to revise development standards including the cap on the size of the footprint of commercial buildings. The subject property consisting of 21.70 acres is located on the west side of Airport Road, approximately 330 feet north of Orange Blossom Drive in Section 2, Township 49 South, Range 25 East, Collier County, Florida. [Coordinator. Michele Mosca, AICP, Principal Planner] This petition seeks to amend the Future Land Use Element (FLUE) text by amending the Urban Mixed Use District, specifically the existing Buckley Mixed Use Subdistrict to remove the office and retail square feet caps; allow up to 7,500 square feet of gross floor area of commercial uses per acre or 11 residential dwelling units per acre; to make residential development optional; to prohibit commercial and residential uses on the same parcel; to limit multi-tenant commercial buildings to no more than 50% of the commercial square footage in order to provide for stand-alone commercial development; and, to revise development standards, including the elimination of the cap on the size of commercial building footprints. Note:A companion PUD rezone petition is scheduled for this same hearing. TRANSMITTAL STAFF RECOMMENDATION: Not to transmit to DEO, as submitted. Staff proposed two alternatives and recommended approval of either. CCPC RECOMMENDATION: Transmit to DEO (vote: 6/0) subject to stipulations. These stipulations encourage rezone to be in form of a PUD; require a common theme for architecture, signage, lighting and landscaping; limits residential density to 11 DU/acre; limit commercial uses to those allowed in C- 1 to C-3; limit commercial floor area to 162,750 square feet; limit individual commercial use floor area to 100,000 square feet; limit multi-tenant buildings to 50% of the commercial floor area; encourage multi-use buildings; provide for a balance of commercial and residential uses; allow just one fast-food restaurant with a drive through facility; prohibit gas stations and convenience stores; require Type C buffers on perimeter lot lines where residential uses are adjacent; among those already recommended by staff. Additionally, the CCPC's motion expressed desire for the owner to pay his fair share towards cost of a traffic signal at project entrance, should a signal be warranted in the future — and acknowledged such a condition would be appropriate at time of rezoning. BCC ACTION: Transmitted to DEO (vote: 4/0), per CCPC recommendation. POST-TRANSMITTAL: For adoption, the petitioner requests changes to new paragraph g., as shown below. The petitioner explains: "The GMPA language for the Buckley project consisted of language under item (g) that was a hold-over from the previously approved language but is inconsistent with the stated intent of the amendment. Where item (g) as written encourages residential and commercial uses in mixed use buildings, it has been the position of the applicant that residential and commercial uses shall NOT be in the same building. In order to be consistent with what has been presented to neighbors to date, I ask that the language be modified as shown." 4- STAFF REPORT ON 2013 CYCLE ONE GROWTH MANAGEMENT PLAN AMENDMENTS (ADOPTION HEARING) Packet Page-2216- 6/10/2014 17.C. Agenda Items 9.A, B, D Text as approved for transmittal by BCC, and modified by the petitioner using double underline/double stFike414. format:• -- - = - - - 2- -- :2 • - - - • - - -e•- •- . Residential uses • shall not be inte•rated •- - --• -- -- - • - . with commercial uses jn the same building. Clean text provided for ease in reading: g. Residential uses shall not be integrated with commercial uses in the same building ADOPTION STAFF RECOMMENDATION: Not to Adopt. C. PETITION CPSP-2013-4/PL-20130000365, Petition requesting amendment to the Future Land Use Map and Map Series (FLUE), to: Change the designation of the Olde Florida Golf Club property from Rural Fringe Mixed Use District (RFMUD) Neutral Lands to Rural Fringe Mixed Use District (RFMUD) Receiving Lands. The subject property, consisting of 554± acres, is located on the north side of Vanderbilt Beach Road Extension, two miles east of Collier Boulevard in Section 31, Township 48 South, Range 27 East, Collier County, Florida. [Coordinator: Corby Schmidt, A/CP, Principal Planner] This petition seeks to amend the Future Land Use Map (FLUM) of the Growth Management Plan to re-designate the subject site from Agricultural/Rural, Rural Fringe Mixed-Use District (RFMUD) Neutral Lands to RFMUD Receiving Lands. This re-designation would allow for an increase in residential density from 1 dwelling unit/5 acres to 1 dwelling unit/acre for non-Rural Village development, through participation in the TDR program; allow for development of a Rural Village (density of 2-3 dwelling units/acre; commercial, civic and recreational uses; greenbelt on the project perimeter), also through participation in the TDR program; and, decrease the native vegetation retention requirement from 60% to 40% of the native vegetation present on site. Note: A companion PUD rezone petition is scheduled for this same hearing. TRANSMITTAL STAFF RECOMMENDATION: Transmit to DEO. EAC RECOMMENDATION: Transmit to DEO (vote: 5/0). CCPC RECOMMENDATION: Transmit to DEO (vote: 6/0). BCC ACTION: Transmitted to DEO (vote: 3/1), per CCPC recommendation. ADOPTION STAFF RECOMMENDATION: Adopt as transmitted. LEGAL CONSIDERATIONS: This staff report has been approved as to form and legality by the Office of the County Attorney. - 5 - STAFF REPORT ON 2013 CYCLE ONE GROWTH MANAGEMENT PLAN AMENDMENTS (ADOP77ONHEARING) Packet Page-2217- 6/10/2014 17.C. Agenda Items 9.A, B, d STAFF RECOMMENDATION OVERALL: That the CCPC forward one petition to the BCC with a recommendation not to adopt(CP-2013- 3); forward one petition with a recommendation to adopt as transmitted (CP-2013-4), and one petition with a recommendation to adopt as revised in this Report CP-2013-1), and to transmit both of those petitions to the Florida Department of Economic Opportunity and to reviewing agencies who provided comments. PREPARED BY: DATE: 10 /Tr 1 CORBY SCHMIDT, AICP, PRINCIPAL PLANNER COMPREHENSIVE PLANNING SECTION, PLANNING AND ZONING DEPARTMENT REVIEWED BY: DATE: t -,.4 DAVID WEEKS,AICP, GROWTH MANAGEMENT PLAN MANAGER COMPREHENSIVE PLANNING SECTION, PLANNING AND ZONING DEPARTMENT REVIEWED BY: DATE: "/-10 MIKE BOSI, AICP, DIRECTOR, PLANNING AND ZONING DEPARTMENT APPROVED BY: { DATE: l NICK CASALANGUIDA,ADMINISTRATOR GROWTH MANAGEMENT DIVISION 2013 Cycle 1 GMPAs - Adoption (petitions CP-2013-1/PL-2013-0000139; CPSP-2013-3IPL-2012- 0002909; CPSP-2013-4/PL-2013-0000365). Staff Report for the May 1, 2014, CCPC Meeting. NOTE: This cycle of petitions has been scheduled for the June 10, 2014, BCC Meeting. G:\CDES Planning Services\Comprehensive\COMP PLANNING GMP DATA\Comp Plan Amendments\2013 Cycles & Small Scale Petitions\2013 Cycle 1 - February\2013.1 CCPC Adoption12013.1 Cycle GMPAs_Adoption all CCPC staff rprt_final,docx -6- STAFF REPORT ON 2013 CYCLE ONE GROWTH MANAGEMENT PLAN AMENDMENTS (ADOPTION HEARING) Packet Page-2218- 6/10/2014 17.C. ORDINANCE NO. 14- AN ORDINANCE AMENDING ORDINANCE 89-05,AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN OF THE UNINCORPORATED AREA OF COLLIER COUNTY FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT FUTURE LAND USE MAP AND MAP SERIES TO CHANGE THE DESIGNATION OF THE OLDE FLORIDA GOLF CLUB PROPERTY FROM RURAL FRINGE MIXED USE DISTRICT (RFMUD) NEUTRAL LANDS TO RURAL FRINGE MIXED USE DISTRICT (RFMUD) RECEIVING LANDS, AND PROVIDING FOR TRANSMITTAL OF THE ADOPTION AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY; PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT PROPERTY IS LOCATED ON THE NORTH SIDE OF VANDERBILT BEACH ROAD EXTENSION TWO MILES EAST OF COLLIER BOULEVARD IN SECTION 31, TOWNSHIP 48 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 554+\-ACRES. [PL20130000365/CP-2013-4] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Community Planning Act, formerly the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, Petitioner, Olde Florida Golf Club, Inc., has initiated this amendment to the Future Land Use Element Future Land Use Map and Map Series; and WHEREAS, Collier County transmitted the Growth Management Plan amendments to the Department of Economic Opportunity for preliminary review on November 20, 2013, after public hearings before the Collier County Planning Commission and the Board of County Commissioners; and WHEREAS, the Department of Economic Opportunity reviewed the amendments to the Future Land Use Element to the Growth Management Plan and transmitted its comments in writing to Collier County within the time provided by law; and 1 Words underlined are additions;Words struck through are deletions *** *** *** ***are a break in text PL20130000365/CP 2013-4 Rev. 5/13/14 Packet Page-2219- 6/10/2014 17.C. WHEREAS, Collier County has 180 days from receipt of the Comments Report from the Department of Economic Opportunity to adopt, adopt with changes or not adopt the proposed amendments to the Growth Management Plan; and WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of these amendments, including the following: the Collier County Staff Report, the documents entitled Collier County Growth Management Plan Amendments and other documents, testimony and information presented and made a part of the record at the public hearings of the Collier County Planning Commission held on May 1, 20I4, and the Collier County Board of County Commissioners held on June 10, 2014; and WHEREAS, all applicable substantive and procedural requirements of the 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 GROWTH MANAGEMENT PLAN The amendment to the Future Land Use Element Future Land Use Map and Map Series attached hereto as Exhibit "A" and incorporated herein by reference, is hereby adopted in accordance with Section 163.3184, Florida Statutes, and shall be transmitted to the Florida Department of Economic Opportunity. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after the state land planning agency notifies the local government that the plan amendment package is complete. If timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development permits, or land uses dependent on this amendment may be issued or commenced before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a resolution affirming its effective status, a copy of which resolution shall be sent to the state land planning agency. 2 Words underlined are additions;Words s#eek-Neagh are deletions *** *** *** ***are a break in text PL20130000365/CP-2013-4 Rev.5/13/14 Packet Page-2220- 6/10/2014 17.C. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of 2014. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA BY: Deputy Clerk TOM HENNING, Chairman Approved as to form and legality: Heidi Ashton-Cicko ,� \4 Managing Assistant County Attorney,, Attachment: Exhibit A 13-CMP-00902/23 3 ^ Words underlined are additions;Words stuck ugh are deletions *** *** *** ***are a break in text P L2013 00003 6 5/CP-2 013-4 Rev. 5/13/14 Packet Page-2221- 6/10/2014 17.C., .1. 1435 T 47 4 1 1438 ! 1435 I 1838 T It S ' T 62 4 I 1538 t•-••■ 0 I ' ' 1 ik ii i it i II 3010: 41111' 1.i Lji 1, , . .f ,., i ,/ ,!.,..r.R !.• ,g i Illiriiii l‘lif ili I .z144 IX IP IfirrE....v.i.,,eliiiiieliii I , 1,11-. I v ! ?.... ,i,.,,,,, .,. .; II, -iLli lit1t 0,- St§0 i 11111{1 „1 11S1 1 el1 0 11 ililii811;1 Si i i !i_ '' . 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CI = wial leal illow... , 0=== Mil!'irtilidell46:: lkre/:/, /131' = ..- ,.', so ''4- ':, ..=_.,,, 7.-..- -"RI.' . cx. , ,, ige.ix ,;_ , - .., _ ''''. - ' -tcialk" r . 11111111 . = L-.. .11,-'.........-- . , G ILI".7."0 f ivieT1 i„- s LI i { i it, i S e, 1 s as 1 s Is i s zs .1. i e ss 1 -2 , • .... • •• •• . Packet Page-2222- 6/10/2014 17.C. EXECUTIVE SUMMARY Recommendation to consider approving the 2013 Cycle 1 of Growth Management Plan Amendments for transmittal to the Florida Department of Economic Opportunity for review and Comments response. (Transmittal Hearing) OBJECTIVE: For the Board of County Commissioners to review the 2013 cycle 1 of amendments to the Collier County Growth Management Plan (GMP) and consider approving said amendments for transmittal to the Florida Department of Economic Opportunity. CONSIDERATIONS: • Chapter 163, F.S., provides for an amendment process for a local government's adopted Growth Management Plan. • The Collier County Planning Commission (CCPC), sitting as the "local planning agency" under Chapter 163.3174, F.S., held their Transmittal hearing for the 2013 cycle 1 petitions on September 19, 2013 (petitions CP-2013-1, CP-2013-3 and CP-2013-4). • This Transmittal hearing for the 2013 cycle 1 considers amendments to the Future Land Use Element and Future Land Use Map. Note: Because the support materials are voluminous, and some exhibits are oversized, the Agenda Central system does not contain all of the related documents pertaining to these GMP amendment petitions. The entire Executive Summary package, including all support materials, is included in the binders provided separately to the BCC specifically for the 2013 cycle 1 of GMP amendment petitions. The complete binder is available for review in the Comprehensive Planning Section office at 2800 North Horseshoe Drive, Naples, as well as in the Clerk of Courts/Minutes and Records office at 3299 Tamiami Trail East, Suite 401. Or, see http://www.colli ergov.net/index.aspx?page=2460. Petition PL20130000139/CP-2013-1 is a petition submitted by iStar Development Company, SFI Naples Reserve, LLC, and Wilton Land Company, LLC, requesting amendments to the Urban Residential Fringe Subdistrict and the Density Rating System in the Future Land Use Element (FLUE) to allow the use of Transfer of Development Rights (TDR) Credits from any Rural Fringe Mixed Use District (RFMUD) Sending Lands to be used in the Naples Reserve PUD. A portion of the Naples Reserve PUD is designated Urban Residential Fringe Subdistrict and a portion is designated RFMUD Receiving Lands. The FLUE presently limits the use of TDR Credits in the Urban Residential Fringe Subdistrict to those derived from RFMUD Sending Lands located within one (1) mile of the Urban Residential Fringe Subdistrict boundary. The Naples Reserve PUD is located approximately 11/2 miles east of Collier Boulevard (CR 951), and approximately 1/2 mile north of US 41 East, north of the Reflection Lakes development (Walnut Lakes PUD), in Section 1, Township 51 South, Range 26 East. The purpose of the re-designation is to remove the limitation on where TDR Credits may be derived so as to allow the Naples Reserve PUD to obtain TDR Credits from distant RFMUD Sending Lands. During the creation of the RFMUD GMP amendments, it was asserted by some that the [then proposed] Sending Lands located closest to the Urban Residential Fringe were of higher value, 1 Packet Page-2223- 6/10/2014 17.C. .-� therefore should receive a higher compensation, perhaps a greater number of TDR Credits per five acres than other Sending Lands. The RFMUD GMP amendments were adopted without a different compensation ratio but the amendments did restrict the usage of TDR Credits in the Urban Residential Fringe to only those derived from Sending Lands located within one mile. Stated differently, TDR Credits derived from Sending Lands located greater than one mile from the Urban Residential Fringe cannot be used in the Urban Residential Fringe. The proposed amendment would remove that restriction but only for the Naples Reserve PUD. Staff analysis of this petition is included in the CCPC Staff Report. Petition PL20120002909/CP-2013-3 is a petition submitted by McGuire Development Company requesting amendments to the Buckley Mixed Use Subdistrict in the Future Land Use Element (FLUE) to: a) modify the intent section so as to no longer require small scale, mixed use development; b) eliminate the requirement to develop a mixed use project, i.e. no longer require development of residential uses; c) eliminate the cap on retail uses square feet/acre; d) eliminate the cap on office uses square feet/acre; e) eliminate the maximum building footprint (of 15,000 square feet); f) eliminate the requirement to develop a specified portion of total square feet in multi-story buildings; g) eliminate the restriction on drive-through establishments to banks only, and add allowance for four establishments with drive-through facilities; h) eliminate the internal access requirement; i) eliminate the requirement for all sides of buildings to have a common architectural theme; j) eliminate the specified buffer requirement along Airport Road; k) eliminate the specified landscape buffer requirement along all other property lines; 1) eliminate the screening requirement for parking areas; m) add allowance for maximum of 50% of the total square feet to be within multi-tenant buildings (shopping centers/plazas); and, n) add correlating reduction of commercial square feet to number of residential units and visa versa. The result of these proposed amendments is that the site could now be developed as all residential or all commercial; if developed all commercial, it could now be all retail or all office; commercial uses could now include "big box" stores (up to 100,000 sq. ft.) and shopping centers/plazas; building profiles could now be uniform (all the same story/height) rather than varying; other uses with drive-through facilities besides banks would now be allowed, and up to four of them; architectural standards and landscape buffer requirements would now be as per the Land Development Code rather than more stringent. In short, development would be allowed similar to Activity Centers except uses limited to C-1 —C-3. At the CCPC hearing, the petition agents asserted numerous errors in the CCPC staff report pertaining to available commercial inventory, and a petition consultant spoke about local market conditions. Upon staff and CCPC request, the agents agreed to provide the information and statements they provided to the CCPC in written form. The agents have submitted a petition supplement (Memorandum dated October 3, 2013) which reflects the substance of their comments at the CCPC meeting. It includes parameters for site selection and analysis. There is a difference in perspective between the petitioner and staff. The petitioner has demonstrated there is a limited supply of available vacant lands that would accommodate C-1 through C-3 uses within the site's market area but has not demonstrated a demand for such vacant lands. Staff has consistently requested the demand analysis be provided for such GMP amendments, which typically consists of population data, disposable income, etc. in order to 2 Packet Page-2224- 6/10/2014 17.C. determine supportable commercial acreage within the identified market area. Staff views the demand for additional commercial from an inventory perspective (and recognizes that variables for the commercial lands inventory include location, size, depth, zoning intensity, etc.) —is there a need/demand for more commercial in the subject area? If there isn't, then adding more commercial may negatively impact lands already designated and/or zoned for commercial. Staff does not view the demand, or lack thereof, for additional commercial as an indicator of success or failure for the subject site; that is determined by the market. In considering the appropriateness of location, staff notes this site is at a mid-block location proposing uses—including big box up to 100,000 square feet - which the GMP generally directs to Activity Centers which are located at major intersections. Additional staff analysis of this petition is included in the CCPC Staff Report. Petition PL20130000365/CP-2013-4 is a petition submitted by Olde Florida Golf Club, Inc. requesting an amendment to the Future Land Use Map to change the designation of the Olde Florida Golf Club property from Rural Fringe Mixed Use District Neutral Lands to Rural Fringe Mixed Use District Receiving Lands. The Olde Florida Golf Club comprises 553.7 acres and is located on the north side [at the easterly terminus] of Vanderbilt Beach Road, two miles east of Collier Boulevard(CR 951), in Section 31, Township 48 South, Range 27 East. With this re-designation, the property would be allowed all uses and densities, and be subject to all development standards, of the Receiving Lands designation, including use of TDR Credits to increase the maximum density from presently allowed 1 dwelling unit/5 acres to 1 dwelling unit/acre. If this GMP amendment is adopted, then the property will need to be rezoned from the RFMUO Neutral Lands zoning overlay to the RFMUO Receiving Lands zoning overlay. Staff analysis of this petition is included in the CCPC Staff Report. FISCAL IMPACT: There are no fiscal impacts to Collier County as a result of these three amendments. Petition fees account for staff review time and materials, and for the cost of associated legal advertising/public notice. LEGAL CONSIDERATIONS: This item is approved as to form and legality. A majority vote of the Board is needed for transmittal to DEO. --HFAC GROWTH MANAGEMENT IMPACT: Approval of these proposed amendments by the Board for Transmittal to the Florida Department of Economic Opportunity will commence the Department's thirty-day (30) review process and ultimately return these amendments to the Planning Commission and the Board for final Adoption hearings to be held in 2014. ENVIRONMENTAL ISSUES: The site of petition CP-2013-4 contains State and County jurisdictional wetlands (previously deemed U.S. Army Corps of Engineers jurisdictional wetlands), and listed plant and/or animal species may occur on site. An existing conservation easement(s) encompasses some or all of these wetlands. Further, as part of the process of obtaining subsequent development orders (e.g. site development plan), the site will be subject to all applicable local, state and federal environmental protection regulations, including applicable 3 Packet Page-2225- 6/10/2014 17.C. portions of the Conservation and Coastal Management Element of the Growth Management Plan, and the Land Development Code. HISTORICAL/ARCHAEOLOGICAL IMPACT: Petition CP-2013-4 contains one identified archaeological site. As part of the process of obtaining subsequent development orders (e.g. site development plan), the site will be subject to all applicable local, state and federal protection regulations relevant to historical and archeological sites. STAFF RECOMMENDATION: That the CCPC forward petitions CP-2013-1 and CP-2013-4 to the Board with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity, and that the CCPC forward petition CP-2013-3 to the Board with a recommendation not to approve, as submitted, for transmittal to the Florida Department of Economic Opportunity but to approve one of two alternatives provided in the CCPC Staff Report. COLLIER COUNTY PLANNING COMMISSION RECOMMENDATION: The CCPC forwarded petition CP-2013-1 to the Board with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity (vote: 6/0). There was one public speaker, opposed to this petition due to affect upon owners of Sending Lands within one mile of the Urban Residential Fringe Subdistrict. The CCPC forwarded petition CP-2013-3 to the Board with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity(vote: 6/0), subject to changes to: (a) cap individual user size at 100,000 square feet; (b) limit to one fast food restaurant with drive through facility; (c) prohibit convenience store use; (d) reduce residential density to a maximum of 11 units/acre; and, (e) incorporate select text changes from staff's Alternative #1 text in the CCPC staff report. The CCPC's motion is reflected in the Resolution Exhibit A text for this petition. Additionally, the CCPC's motion expressed desire for the owner to pay his fair share towards cost of a traffic signal at project entrance, should a signal be warranted in the future — and acknowledged such a condition would be appropriate at time of rezoning. Note: A PUD amendment petition for the Buckley PUD is presently under review and is anticipated to be heard on the same schedule as the Adoption hearings for this GMP amendment petition. There were two public speakers,both in support. The CCPC forwarded petition CP-2013-4 to the Board with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity (vote: 6/0). There were two public speakers - one in support, and one expressing concerns about impact upon wildlife in the area. Prepared By: David Weeks, AICP, GMP Manager, Comprehensive Planning Section, Planning and Zoning Department, Growth Management Division/Planning and Regulation Attachments: 1) CP-2013-1 CCPC Staff Report; 2) CP-2013-1 Resolution with Exhibit"A"text; 3) CP-2013-3 Memorandum (petition supplement) dated October 3, 2013; 4) CP-2013-3 CCPC Staff Report; 5) CP-2013-3 Resolution with Exhibit"A"text; 6) CP-2013-4 CCPC Staff Report; 7) CP-2013-4 Resolution with Exhibit"A"map Executive Summary Transmittal 2013 Cycle 1 GMPAs4-Final G:\CUES Planning Services\Comprehensive\COMP PLANNING GM?DATA\Comp Plan Amendments\2013 Cycles&Small Scale Petitions\2013 Cycle 1—February dw/10-29-13 4 Packet Page-2226- 6/10/2014 17.C. Agenda Item 9.B. C.o -roptnty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DIVISION/PLANNING AND REGULATION, PLANNING AND ZONING DEPARTMENT, COMPREHENSIVE PLANNING SECTION HEARING DATE: September 19, 2013 RE: PETITION CP-2013-4/ PL20130000365, Growth Management Plan Amendment (TRANSMITTAL HEARING) APPLICANTS/AGENTS: Olde Florida Golf Club, Inc. William Barton, Corporate Secretary 9393 Vanderbilt Beach Road Naples, Florida 34120 Margaret Perry,AICP Richard D. Yovanovich, Esq. Stantec Consulting Services, Inc. Coleman, Yovanovich & Koester, P.A. 3200 Bailey Lane, Suite 200 4001 Tamiami Trail North, Suite 300 Naples, Florida 34105 Naples, Florida 34103 GEOGRAPHIC LOCATION: The ±554 acre subject property is located on north side of [the eastern terminal end of] Vanderbilt Beach Road, in Section 31, Township 48 South, Range 27 East, Collier County, Florida. The Cypress Canal abuts the southerly boundary, and the northern terminal ends of 17th St. NW thru 23`d St. NW are across this stomiwater management canal to south. REQUESTED ACTION: This petition seeks to amend the Future Land Use Map (FLUM) of the Growth Management Plan to re-designate the subject site from Agricultural/Rural, Rural Fringe Mixed-Use District (RFMUD) Neutral Lands to RFMUD Receiving Lands, affecting approximately 553.7 acres. This re-designation would allow for an increase in residential density from 1 dwelling unit/5 acres to 1 dwelling unit/acre for non-Rural Village development, through participation in the TDR program; allow for development of a Rural Village (density of 2- 3 dwelling units/acre; commercial, civic and recreational uses; greenbelt on the project perimeter), also through participation in the TDR program; and, decrease the native vegetation retention requirement from 60% to 40% of the native vegetation present on site. - 1 - CP-2013-4/PL20130000365 2013-4, Olde Florida Golf Club: changing RFMUD Neutral Lands to Receiving Lands Packet Page-2227- 6/10/2014 17.C. Agenda Item 9.B. SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION: Subject Site: The subject site is zoned A-MHO-RFMUO, Neutral Lands (Rural Agricultural District-Mobile Home Overlay, Rural Fringe Mixed Use-Neutral Lands Overlay) and designated Agricultural/Rural, Rural Fringe Mixed Use District, Neutral Lands on the Future Land Use Map. The subject site is partially developed with a golf course and is elsewhere wooded lands. Surrounding Lands: North: Lands to the north of the subject site are zoned A-MHO-RFMUO, Receiving Lands and designated Agricultural/Rural, Rural Fringe Mixed Use District, Receiving Lands on the Future Land Use Map. Conservation Collier lands and an adjacent Wildlife Corridor lie immediately north of the "Existing Conservation Easement" located at the northeast corner of the subject site. With the exception of scattered large-lot single-family residences built on Richmond Street, Krapke Road, Rivers Road and Moulder Drive, this area is also a portion of undeveloped TwinEagles AGR South. There are some nursery and land care businesses, horse stables and equestrian facilities, and other rural businesses in this area. The southern terminal ends of [all but one of] these rural roads do not reach as far south as the subject site. The maximum density achievable for non-Rural Village Receiving Lands' development is 1 dwelling unit per acre, through participation in the Transfer of Development Rights (TDR) program. West: Lands to the west of the subject site are zoned A-RFMUO, Receiving Lands and designated Agricultural/Rural, Rural Fringe Mixed Use District, Receiving Lands on the Future Land Use Map. They are currently developed with a golf course (Golf Club of the Everglades). This neighbor has approached the County with the prospect of combining their property with the subject site to develop a unified residential community. The maximum density achievable for non-Rural Village Receiving Lands' development is 1 dwelling unit per acre, through participation in the Transfer of Development Rights (TDR) program. South: Lands to the south of the subject site are zoned E-Estates, and designated Estates on the Future Land Use Map. This area is developed with single-family residences in the antiquated Golden Gate Estates subdivision. Residential density for residential estates is 1 dwelling unit per 2.25 acres, or 1 dwelling unit per legal non-conforming lot/parcel of record. East: The zoning on lands to the east of the subject site is split between A-MHO-RFMUO, Sending Lands-designated Agricultural/Rural, Rural Fringe Mixed Use District, Sending Lands on the Future Land Use Map (southerly portion), and A-MHO-RFMUO, Receiving Lands - designated Agricultural/Rural, Rural Fringe Mixed Use District, Receiving Lands on the Future Land Use Map (northerly portion). A 300-foot wide linear Wildlife Corridor lies between the subject site and developable lands to the east. With the exception of a few residences, this area is undeveloped. This neighbor has submitted the preliminary plat plans to the County to develop a residential community, as TwinEagles Phase III. Density is limited to 1 dwelling unit per 40 acres, or 1 dwelling unit per legal non-conforming lot/parcel of record, in Sending Lands. The maximum density achievable for non-Rural Village Receiving Lands' development is 1 dwelling unit per acre, through participation in the Transfer of Development Rights (TDR) program. In summary, the existing land uses in the area immediately surrounding the subject site are predominantly undeveloped or sparsely developed rural-type residential. The Receiving Lands FLUM designation allows the same land uses in these areas as proposed on the subject site, - 2 - CP-2013-4/PL20130000365 2013-4, Olde Florida Golf Club: changing RFMUD Neutral Lands to Receiving Lands Packet Page-2228- 6/10/2014 17.C. Agenda Item 9.B. except to the south and except on Conservation Collier lands, the adjacent Wildlife Corridor and the Sending Lands to the north and east. .•••• , STAFF ANALYSIS: Background and Considerations- History of the Rural Fringe GMP Amendments: The Governor and Cabinet issued a Final Order on June 22, 1999, pertaining to GMP amendments adopted in 1997 pursuant to the 1996 Evaluation and Appraisal Report (EAR). The Final Order required the County to conduct a Rural and Agricultural Assessment for the Rural and Conservation Designated lands within the County, and then adopt measures to protect natural resources such as wetlands, wildlife and their habitats, and prevent the premature conversion of unique agricultural lands to other uses. This was to be accomplished while directing incompatible land uses away from these sensitive lands by employing creative land planning techniques. The Final Order allowed the County to conduct this Assessment in phases. Accordingly, the County divided the Assessment into two geographical areas, the Rural Fringe Area and the Eastern (Rural) Lands Area. Relevant to this petition, the Rural Fringe Mixed Use District (RFMUD) was established. The RFMUD represents a transitional area between Golden Gate • Estates and the County's urban area, and between the urban area and vast agricultural lands and agricultural operations farther to the east. The RFMUD consists of approximately 73,222 acres and is divided into three distinct designations: Sending Lands (±41,535 acres originally; ± 41,414 acres now), Receiving Lands (± 22,020 acres originally; ± 22,373 acres now), and Neutral Lands (± 9,667 acres originally; ± 9,427 acres now). Allowable uses, density, and preservation standards vary by designation. n Note: If Olde Florida Golf Club amendment is adopted, acreage figures would be closer to: Sending Lands (± 41,414 ac.) - no change, Receiving Lands (± 23,128 ac.), and Neutral Lands (±8,873 ac.). Sending Lands are those lands that have the highest degree of environmental value and sensitivity and generally include significant wetlands, uplands, and habitat for listed species. The preservation standard for non-NRPA (Natural Resource Protection Area) Sending Lands is eighty percent (80%) of the native vegetation on site while the standard for NRPA Sending Lands is ninety percent (90%). Density is limited to 1 dwelling unit per 40 acres or 1 dwelling unit per legal non-conforming lot/parcel of record (created on or before June 22, 1999). Transfer of development rights from Sending Lands may occur at a rate of 1 dwelling unit credit per five acres (0.2 du/ac.) or 1 dwelling unit per legal non-conforming lot/ parcel of record - or as much as 4 dwelling unit credits per five acres or lot of record with use of density bonus credits. Permitted non-residential uses are limited to: agricultural uses, consistent with the Florida Right to Farm Act; habitat preservation and conservation uses; passive parks and other passive recreational uses; sporting and recreational camps; limited essential services; and oil extraction and related processing. Receiving Lands are those lands identified as being the most appropriate for development and to which residential units may be received from areas designated as Sending Lands. The preservation standard for Receiving Lands, except for the North Belle Meade Overlay, is forty percent (40%) of the native vegetation present, not to exceed twenty-five percent (25%) of the total site area to be preserved. The base residential density (non-Rural Village development) is - 3 - CP-2013-4/PL20130000365 2013-4, Olde Florida Golf Club: changing RFMUD Neutral Lands to Receiving Lands Packet Page-2229- 6/10/2014 17.C. Agenda Item 9.B. 1 dwelling unit per 5 acres (0.2 du/ac.) or 1 dwelling unit per legal non-conforming lot/parcel of record. The maximum density achievable for non-Rural Village development is 1 dwelling unit per acre, through the Transfer of Development Rights (TDRs). The minimum and maximum density for Rural Village development within Receiving Lands is 2 dwelling units per acre and 3 dwelling units per acre, respectively, except that the minimum density for Rural Village development on Receiving Lands within the North Belle Meade Overlay is 1.5 dwelling units per acre. Permitted non-residential uses are primarily the same as those uses permitted in the agricultural zoning district prior to the Final Order in 1999 (e.g. full range of agricultural uses, community facilities, recreational uses, etc.). Neutral Lands are those lands suitable for semi-rural residential development. Generally, Neutral lands have a higher ratio of native vegetation than lands designated as Receiving Lands, but do not have values approaching those in the Sending Lands. The preservation standard for Neutral Lands is sixty percent (60%) of the native vegetation present, not to exceed forty-five percent (45%) of the total site area to be preserved. The maximum residential density is limited to 1 dwelling unit per 5 acres (0.2 du/ac.) or legal non-conforming lot/parcel of record. These lands are "neutral" to the TDR program and do not generate or receive residential density. Permitted non-residential uses are primarily the same as the uses permitted in the agricultural zoning district prior to the Final Order in 1999 (e.g. full range of agricultural uses, community facilities, recreational uses, etc.). Considerations Specific to the Olde Florida Golf Club: The Olde Florida Golf Club property lies within the Agricultural/Rural Designation, Rural Fringe Mixed Use District (RFMUD), Neutral Lands, as depicted on Collier County's Future Land Use Map (FLUM). Neutral Lands designated areas allow golf courses and single-family residential units by right. Olde Florida Golf Club was approved by Conditional Use in 1999, and in November 2001, by Site Development Plan (AR-1383). The 18-hole golf course, its clubhouse and maintenance facilities occupy the developed portions of the subject site. An existing conservation area comprising approximately 51 acres would remain unchanged. The County's Transfer of Development Rights (TDR) program provisions were not applicable at the time of Olde Florida original approval. TDR program provisions apply only to extent that they presently prohibit the transfer of development rights into or out of Neutral Lands. If approved, the Olde Florida development would be eligible to utilize not only the base density entitlements generated by developing property located in Receiving Lands but also the TDR entitlements accompanying the new FLU designation, as the transfer of development rights into the development would no longer be prohibited. Environmental Impacts: Collier County Department of Natural Resources personnel reviewed this petition and provided the following analysis: The GMP amendment proposes to change the FLUM designation of Olde Florida Golf Club from RFMUD Neutral Lands to RFMUD Receiving Lands. The applicant states that adoption of the amendments would allow the petitioner to utilize TDRs from RFMUD Sending Lands and add residential density in the Olde Florida Golf Club. Environmental information submitted with the application, are as follows: 1. FLUCFCS Code map with standard modifiers identifying percent exotic and nuisance vegetation coverage - 4 - CP-2013-4/PL20130000365 2013-4, Olde Florida Golf Club: changing RFMUD Neutral Lands to Receiving Lands Packet Page-2230- 6/10/2014 17.C. Agenda Item 9.B. 2. Native vegetation retention calculations based on the updated FLUCFCS Code map, and information in accordance with Ordinance No. 10-08 3. Listed species survey for the site, dated October 15, 2008 4. A list of state and federal listed species know to inhabit biological communities similar to those fond on site 5. SFWMD and USACOE wetland jurisdiction determinations 6. Cultural resource summary and assessment for the site According to the application submitted, the subject property is 553.7 acres in size. The FLUCFCS Code map provided identifies 88.4 acres of native vegetation within the golf course, 51 acres of native vegetation in existing conservation easement and 246.8 acres of native vegetation outside the golf course, for a total of 386.2 acres of native vegetation on subject property. Exotic vegetation within the native vegetative communities on site are primarily in the E2 (25-49%) range, with some areas of El (0-24%) and E3 (50-74%). The same is true of the level of exotic vegetation in the existing conservation easement. According to the Property Appraisers website, the Olde Florida Golf Club is divided into two parcels. The golf course parcel (parcel No. 00219400103) is 254.84 acres and future development parcel (parcel No.00219160003), 299.16 acres. The approved site plans for the Olde Florida Golf Club Clubhouse Facility Expansion (SDPA-2010-1104) required exotic vegetation to be removed from the golf course parcel and for it to be maintained free of exotic vegetation in perpetuity. The Olde Florida Golf Club occupies most of Section 31 and falls within one of two Sections of land in Sections 31 & 32, Township 48 South, Range 27 East, both of which were designated as Neutral Lands when the RFMUD was created. These two Sections of land are surrounded by RFMUD Receiving Lands and Estates (Golden Gate Estates). Growth Management Plan amendment number CP-2004-2 for the TwinEagles South property changed the FLUM designations of land immediately to the east of Olde Florida Golf Club, from Neutral Lands to Receiving Lands (153 acres) and Sending Lands (79 acres). The 79 acres of Sending Lands approved with the GMP amendment are located at the southern terminus of the property, adjacent to Vanderbilt Beach Road and the golf course at Olde Florida Golf Club. Although not part of the application package, there is a verbal agreement between the owners of TwinEagles South and the local wildlife special interest groups to retain a 300 foot wide wildlife corridor along the west side of TwinEagles South. This wildlife corridor starts by the wildlife underpass at Immokalee Road and terminates at the Sending Lands along Vanderbilt Beach Road, at the southern end of TwinEagles South. This wildlife corridor runs alongside the east side of the existing conservation easement and golf course on Olde Florida Golf Club. There are also approximately 76.74 acres of Conservation Collier land (Rivers Road Preserve) in the area, abutting the north side of Olde Florida Golf Club and west side of the 300 foot wide wildlife corridor. The listed species survey identified gopher tortoise (Gopherus polyphemus), Big Cypress fox squirrel (Sciurus niger avicennia), American alligator (Aligator mississippensis) and several listed species of wading bird on subject property. Seventeen active and inactive gopher tortoise burrows were found in the undeveloped area on the west side of the property, in the future development parcel. The listed wading birds and American alligator were observed in the gold course stormwater management lakes. Listed species of wading bird were also located in the scraped down (created)wetlands on the south-west portion of the site. - 5 - CP-2013-4/PL20130000365 2013-4, Olde Florida Golf Club: changing RFMUD Neutral Lands to Receiving Lands Packet Page-2231- 6/10/2014 17.C. Agenda Item 9.B. Undeveloped land within the Olde Florida Golf Club and in Sections 31 & 32, are within the USFWS Panther Secondary Zone. No panther or signs of panther were observed on the subject property during the listed species survey. According to the Listed Species Survey Report, two collared panthers have occurred within 1.3 mile of the subject property (Florida Fish and Wildlife Conservation Commission (FWC) telemetry data). Panther and black bear telemetry points provided in the Listed Species Survey Report show most panther and black bear activity beyond two miles from the subject property, primarily on undeveloped lands adjacent to and within RFMUD lands to the north and south, and in the Golden Gate Estates along Everglades and Desoto Boulevards. Panthers have been documented utilizing the underpass for TwinEagles South, at Immokalee Road. The wetland jurisdictional determinations provided, show wetlands on site being drained by the major canals in the area and converting to uplands. According to the Formal Determination of Wetlands and Surface Waters received from the State, 30.88 acres of jurisdictional wetlands occur on the property, within the future development parcel. The Determination also states that habitats within the existing 38.71 acre conservation easement on site were excluded from the application, and thus not included in the Formal Determination. The loss of jurisdiction wetlands on the property is documented by the jurisdictional wetland determinations provided with the application. Pursuant to the Supreme Court ruling, USACOE jurisdiction wetlands on site are no longer jurisdictional since they are not connected to waters of the United States. Wetlands on site are also not within flowways or connected to wetlands off-site. In March, 2013, the Archaeological and Historical Conservancy, Inc. conducted a reconnaissance cultural resource assessment of the site, in accordance with the specifications set forth in Chapter IA-46, F.A.C. One archaeological site, 8CR1305, was recorded as a result of the assessment and can be characterized by two non-local chert flacks found on a disturbed surface. These flacks are consistent with the Archaic Period (ca. 7,000 to 3,000 BP (before present)), and likely represent a small prehistoric camp. According to the assessment, the site is not eligible for listing in the National Register of Historic Places due to the paucity of the material and disturbances associated with the site. The cultural resource assessment also states that the parcel has an overall low to medium probability for cultural resources, based on the field reconnaissance and aerial imagery. The consultant's site review with the Florida Division of Historic Resources determined no previously recorded archaeological sites on the subject property. In summary, the lands within Sections 31 & 32, Township 48 South, Range 27 East are surrounded by RFMUD Receiving Lands and Estates (Golden Gate Estates). These designations allow for a greater percentage of land to be developed and will, in time, reduce use of the subject property by larger free roaming listed species of wildlife such as panther and black bear. Other lands designated Neutral in the RFMUD abut at least on one side land designated either Sending or Conservation, thus providing greater protection for native habitat in those areas and for viability of corridors for the movement of wildlife. The agreement between the wildlife special interest groups and owners of TwinEagles South does provide a wildlife corridor linking Olde Florida Golf Club to undeveloped land to the north, within Bonita Bay East Golf Club. Conservation Collier lands in the immediate area, also provide additional long term protection of native habitat in the area. One of the major purposes of the RFMUD is to preserve higher quality habitat for listed species, flowways and corridors for the movement of wildlife, in particular that for Florida panther and black bear. When the RFMUD was created, lands within the RFMUD were afforded greater protection based on the quality of habitat and location within the landscape. Although currently - 6 - CP-2013-4/PL20130000365 2013-4, Olde Florida Golf Club: changing RFMUD Neutral Lands to Receiving Lands Packet Page-2232- 6/10/2014 17.C. Agenda Item 9.B. surrounded by native vegetation, areas around Sections 31 & 32 are allowed to be developed more intensely with less or, in the case of single-family residences in the Estates, no native vegetation required to be retained on individual lots. This will, in time, decrease the habitat value of the land and use of the subject property by larger free roaming listed species of wildlife. Creation of a 300 foot wide wildlife corridor on the neighboring TwinEagles South property, coupled with adjoining Conservation Collier lands and higher native vegetation retention requirement for Neutral and Sending Lands within Section 31 & 32 will benefit wildlife, but may not be suitable for long term use by listed species such as panther and black bear, particularly when the adjoining properties are all developed. Given the environmental efforts which have occurred in the area, along with the level of development allowed for the area, allowing density to be transferred into Olde Florida Golf Club while retaining the Neutral Designation and therefore greater requirement for retention of native vegetation, may be an option for the Neutral Lands within Section 31 & 32. [Stephen Lenberger, Senior Environmental Specialist] [Refer to Exhibits E through G-8, FLUCCS Map, Soils Map, Listed Species Survey and Table, and Wetland determinations, of the GMP amendment exhibit package.] Historical and Archaeological Impacts: Historic or archaeological resources have not been identified on the subject property, based on a review of the Collier County Index of Historic/Archaeological Maps, and the site is not identified on County Historical and Archaeological Probability Maps. A reconnaissance assessment team led by Robert Carr, M.S. of Archaeological and Historical Conservancy, Inc., has since surveyed the subject site and identified one archeological site. [Refer to AHC Technical Report No. 982, dated April 2013, of the GMP amendment exhibit package.] Traffic Capacity/Traffic Circulation Impact Analysis, Including Transportation Element Consistency Determination: Capital Improvement Element (CIE) Policy 1.2 sets forth that the County Board shall not approve any such petition or application which would directly access a deficient roadway segment or if it impacts an adjacent roadway segment that is deficient, or which significantly impacts either: (1) a deficient roadway segment or adjacent roadway segment; This language is mirrored in Policy 5.1 of the Transportation Element (TE) and adds, [the Board] shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. CIE Policy 1.2 states, "Significant impact is hereby defined... as generating potential for increased countywide population greater than 2% of the population projections for parks, solid waste, potable water, sanitary sewer, and drainage facilities, or as generating a volume of traffic equal to or greater than 2% of the adopted LOS standard service volume of an impacted roadway." TE Policy 5.1 provides for same, and allows certain petitions and applications to be approved with "specific mitigating stipulations". — 7 - CP-2013-4/PL20130000365 2013-4, Olde Florida Golf Club: changing RFMUD Neutral Lands to Receiving Lands Packet Page-2233- 6/10/2014 17.C. Agenda Item 9.B. Transportation Element: Transportation Planning staff has reviewed the petitioner's Traffic Impact Statement (TIS) and has determined that the adjacent roadway network has sufficient capacity to accommodate this project within the 5 year planning period. Staff recommends that the subject application can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP). Vanderbilt Beach Road Impacts: The first link of Vanderbilt Beach Road East of CR-951 is a Public roadway, but is not listed on the County AUIR as an Arterial or Collector roadway and as such is not reviewed by staff for consistency with policy 5.1 of the Transportation element. However, the applicant has identified a significant (though not adverse) impact on this roadway. At such time that the applicant proposes a plat or site plan that will create operational impacts on this local roadway, staff will analyze operational impacts and determine any operational mitigation for the 238 Peak Direction trips, if warranted. The first [concurrency] link that is impacted by this project is Link 112.0, between Collier Boulevard and Logan Boulevard. The project generates 86 new directional p.m. peak hour, peak direction trips, which represents a 2.87% impact. This segment of Vanderbilt Beach Road currently has a remaining capacity of 1,684 trips, and is currently at LOS "B" as reflected by the 2012 AUIR. The next link that is impacted by this project is Link 111.1, between Logan Boulevard and Airport Road. The project generates 60 new directional p.m. peak hour, peak direction trips, which represents a 2.00% impact. This segment of Vanderbilt Beach Road currently has a remaining capacity of 1,137 trips, and is currently at LOS "C" as reflected by the 2012 AUIR. County Road 951 (Collier Boulevard) Impacts: The first link that is impacted by this project is Link 30.1, between Vanderbilt Beach Road and Immokalee Road. The project generates 72 new directional p.m. peak hour, peak direction trips, which represents a 2.40% impact. This segment of Collier Boulevard currently has a remaining capacity of 1,067 trips, and is currently at LOS "C" as reflected by the 2012 AUIR. The next link that is impacted by this project is Link 30.2, between Golden Gate Boulevard and Vanderbilt Beach Road. The project generates 17 new directional p.m. peak hour, peak direction trips, which represents a 0.57% impact. This segment of Collier Boulevard currently has a remaining capacity of 921 trips, and is currently at LOS "C" as reflected by the 2012 AUIR. Immokalee Road Impacts: The first concurrency link Immokalee Road that is impacted by this zoning amendment is Link 43.2, between Logan Boulevard and Collier Boulevard. The project generates 100 new directional p.m. peak hour, peak direction trips, which represents a significant 3.13% impact. This segment of Immokalee Road currently has a remaining capacity of 1,223 trips, and is currently at LOS "C" as reflected by the 2012 AUIR. The second concurrency link Immokalee Road that is impacted by this zoning amendment is Link 43.1, between 1-75 and Logan Boulevard. The project generates 83 new directional p.m. peak hour, peak direction trips, which represents a significant 2.37% impact. This segment of Immokalee Road currently has a remaining capacity of 1,142 trips, and is currently at LOS "C" as reflected by the 2012 AUIR. — 8 — CP-2013-4/PL20130000365 2013-4, Olde Florida Golf Club: changing RFMUD Neutral Lands to Receiving Lands Packet Page -2234- 6/10/2014 17.C. Agenda Item 9.B. No subsequent links beyond these segments are found to be significantly impacted by this project. [John Podczerwinsky, Transportation Planning Project Manager] n [Refer to Exhibit J, Traffic Impact Statement, of the GMP amendment exhibit package.] Public Facilities Impact: This petition will result in increased impacts on certain Category "A" public facilities (potable water, wastewater treatment, stormwater management, solid waste disposal, and community parks), but these impacts will not be significant (generating potential for increased countywide population greater than 2% of the BEBR medium range growth rate population projections for parks, solid waste disposal, potable water, wastewater treatment and stormwater management facilities, per CIE policy 1.2) as defined in the Capital Improvement Element. • Planning Community= Rural Estates • Population density = 2.15 persons/DU* • x number of additional DU's = 444 new units maximum for non-Rural Village (955 population increase) OR 1,552 new units maximum for Rural Village (3,337 population increase) • BEBR-based population projection = 371,914 (2018) • x .02 = ±7,438 • based upon 2010 Census population and housing unit figures for Tract 104.12 The Collier County Sheriff's Department will provide police protection/law enforcement services. The Sheriff's Golden Gate Substation, District No. 2 is located at 4741 Golden Gate Parkway; and the temporary Golden Gate Estates Substation, District No. 4 is located on Oil Well Road. The Golden Gate Fire Control and Rescue District Station 73, located at 14575 Collier Boulevard, will provide fire protection. (There is also a Sheriff's Department presence at Fire Station No. 10.) The [Zone 10] EMS station [Medic 10, located at 14756 Immokalee Road; OR, the [Zone 42] EMS station [Medic 42, located at 7010 Immokalee Road; OR, Medic 71, located at 95 13th Street SW]will provide emergency medical services. The Public Utilities and Engineering Department has no objection to the proposed re- designation. WATER & SEWER DEMAND Water(gallons/day) Sewer(gallons/day) PROPOSED (Receiving Lands) 235,450 138,500 CURRENT (Neutral Lands) 46,750 27,500 Appropriateness of Change: The table below identifies potential changes in density, use of TDR Credits, and preservation standards, resulting from the proposed re-designation of the subject site from Neutral Lands to Receiving Lands (±554 acres). If this amendment were approved as proposed, the required native vegetation preservation amount would decrease by±111 acres. Neutral Land's Proposed Receiving Lands (554 acres) (554 acres) Eligible Density ± 110 dwelling units +554 dwelling units - 9 - CP-2013-4/PL20130000365 2013-4, Olde Florida Golf Club: changing RFMUD Neutral Lands to Receiving Lands Packet Page-2235- 6/10/2014 17.C. Agenda Item 9.B. (@ 1du /5ac.) (@ 1du/ac.) Preservation + 249.3 ac. (60%, + 138.5 ac. (40%, presume presume 45% w/100% 25% w/100% native native vegetation) vegetation) • Neutral Lands native vegetation retention standard is 60%, not to exceed 45% of the site. • Receiving Lands native vegetation retention standard is 40%, not to exceed 25% of the site. Approximately 88.4 acres of native vegetation are identified within the Olde Florida golf course, 51 acres of native vegetation in existing conservation easement and 246.8 acres of native vegetation outside the golf course, for a total of 386.2 acres of native vegetation on subject property. [Source: FLUCFCS Code mapping] Much of these areas remain undisturbed. As proposed by this amendment, residential density will be allowed to increase in the proposed Receiving Lands. The present designation allows residential density at 1du/5 acres or a total of + 110 dwelling units, while the proposed Receiving Lands re-designation will allow density at 1 du/1 acre or + 554 dwelling units for non-Rural Village Development and 3dus/acre or ± 1,662 dwelling units for Rural Village development. Based upon cluster development requirements, and property sizes-which afford flexibility in site design and provision of buffers, staff believes the development patterns allowed by the proposed amendment could generally be considered compatible with surrounding development as it exists and is allowed. The native vegetation preservation requirements, however may not. The destruction of more than 110 acres of preserved vegetation and habitat on the subject property will have the result of interrupting/disrupting a long development history, during which time adjacent lands have been configured and reserved for uses typical to and interconnections among open space and habitat preserved in the immediate area, if not ending it entirely. The practicality of the application's proposed Subdistrict was established through an evaluation of environmental characteristics predominantly, and other relevant factors, to ascertain insufficient need for retaining the Neutral Lands designation and the appropriateness of the Receiving Lands designation. The intent of the RFMUD is to direct development away from properties with high environmental values. Re-designating the property to Receiving will direct higher intensity land uses into an area that warrants semi-rural development and environmental protection. While the open space, environmentally sensitive and preservation areas of the Olde Florida Golf Club property may now have a lesser degree of environmental or listed species habitat value, their value has not been disturbed through development, agricultural operations or other factors relative to how values are determined. The aggregation of on-site and off-site environmentally sensitive areas should be recognized and maintained at the highest possible retention or preservation levels. [Refer to Exhibits I through 1-9, Public Facilities Report and supporting exhibits, of the GMP amendment exhibit package.] NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS: A Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05 F was [duly advertised, noticed and] held on Tuesday, July 16, 2013, 5:30 p.m. at the Golden Gate Fire Control and Rescue District Headquarters, located at 14575 Collier Boulevard, Naples. Approximately seven persons other than the applicant's team and County staff attended, and heard the following information: - 10- CP-2013-4/PL20130000365 2013-4, Olde Florida Golf Club: changing RFMUD Neutral Lands to Receiving Lands Packet Page-2236- 6/10/2014 17.C. Agenda Item 9.B. The applicant's agent provided a full description of the proposed amendment to the group, including the two-step GMPA process, the Rural Fringe Mixed Used designation and the TDR program. Also overviewed was the history of the Olde Florida property. The presentation indicated that natural vegetation preserve areas already exist on the site-and they would not change as a result of residential development. The present golf course and proposed residential uses were described, particularly abandoning earlier plans to expand the 18-hole golf course to 36 holes. Although no firm plans are in place, residential development would be limited to a specific development sub-area. The Olde Florida Golf Club was more recently approached by the neighboring Golf Club of the Everglades with the prospect of combining the two properties to provide a unified residential community. Questions generated during the subsequent discussion focused on the nature of the changed environmental characteristics [progressively dryer conditions], how the existing on-site preserve area would be affected [not by new residential areas], and if future development would include different or additional access to Vanderbilt Beach Road [none are contemplated]. Also questioned was the County's timetable for extending Vanderbilt Beach Road eastward [not in its present financially feasible planning schedule] and the possibility of aggregating additional large tracts to establish a Rural Village [extremely improbable]. An "unrecorded" conservation easement located along the northeast side of the Olde Florida Golf Course property was questioned. [This is the 300-foot wide wildlife corridor discussed in the Environmental Impacts section above.] It was explained that this easement does exist and would remain in place, while any further recordation would be the responsibility of another party. At least one party in attendance expressed opposition to the proposal. The meeting was n completed by 6:10 p.m. [Synopsis prepared by C. Schmidt,AICP, Principal Planner] FINDINGS AND CONCLUSIONS: The following findings and conclusions result from the reviews and analyses of this request: • The present designation on the subject site allows development consistent with the surrounding development patterns, both existing and proposed. • Development allowed by the proposed amendment is generally compatible with development existing and allowed on surrounding lands. • Original RFMUD designations were based upon landscape scale analysis. Since then, proposals for re-designation have relied on site-specific environmental findings in order to demonstrate different property characteristics. The application provides data and analysis that the subject site's specific environmental condition supports the re- designation. • The subject site is reported to have approximately 70% native vegetation on site and no longer contains jurisdictional wetlands. • The re-designation of the subject site as proposed would allow for a loss of approximately 111 acres of native vegetation. • This property will be subject to all GMP requirements and limitations of the Receiving Lands designation, including the native vegetation preservation/retention requirements of the Conservation & Coastal Management Element(CCME). n - 11 - CP-2013-4/ PL20130000365 2013-4, Olde Florida Golf Club: changing RFMUD Neutral Lands to Receiving Lands Packet Page-2237- 6/10/2014 17.C. Agenda Item 9.B. • The history of preserving native vegetation and wildlife habitat in this area through .-. Collier County and non-governmental organizations are important aspects to consider. • The Receiving Lands in this area now are characterized by the presence of 300 ft. wide wildlife corridor, 150 ft. wide golf course buffer, established native vegetation Preservation acreage on Olde Florida Golf Club property, Conservation Collier lands, wildlife passage crossing under Immokalee Road. • Utility of the adjacent wildlife corridor and its interconnecting habitat areas may be reduced over the long term by the loss of native vegetation from Olde Florida Golf Club property; a drainage canal, future Vanderbilt Beach Road Extension, and Estates development to the south; a future roadways through the lands to the east of the property and, Receiving Lands to the north. • Although currently surrounded by native vegetation, areas around Sections 31 & 32 are allowed to be developed more intensely with less or, in the case of single-family residences in the Estates, with no native vegetation required for individual lots. This will, in time, decrease the habitat value of the land and use of the subject property by listed species. • Impact upon the TDR program could be noteworthy. Potentially, this amendment could result in a new demand for over 400 TDR credits. • Subsequent zoning activity must include a request to modify ("rezone") the RFMU Overlay, changing the RFMU Overlay— Neutral Lands zoning overlay on the subject site to RFMU Overlay — Receiving Lands zoning overlay. This request may be concurrent with the Adoption phase of this GMPA application. EAC RECOMMENDATION: The Environmental Advisory Council heard and vetted this application on August 7, 2013. Council members heard presentations from the petitioner's agent and environmental team, with emphasis placed on the changed conditions — of native vegetation retention areas specifically, and in the development market generally. By a 5-0 vote, the EAC recommended to the Planning Commission and the Board of County Commissioners to transmit this GMPA application to the DEO. LEGAL CONSIDERATIONS: This staff report has been approved as to form and legality by the Office of the County Attorney. [HFAC] STAFF RECOMMENDATION: That the Collier County Planning Commission forward Petition CP-2013-4 to the Board of County Commissioners with a recommendation to approve this petition for transmittal to the Florida Department of Economic Opportunity. — 12 — CP-2013-4/PL20130000365 2013-4, Olde Florida Golf Club: changing RFMUD Neutral Lands to Receiving Lands Packet Page-2238- 6/10/2014 17.C. Agenda Item 9.B. PREPARED BY: DATE: CORBY SCHMIDT,AICP, PRINCIPAL PLANNER COMPREHENSIVE PLANNING SECTION, PLANNING AND ZONING DEPARTMENT REVIEWED BY: DATE: DAVID WEEKS,AICP, GROWTH MANAGEMENT PLAN MANAGER COMPREHENSIVE PLANNING SECTION, PLANNING AND ZONING DEPARTMENT REVIEWED BY: DATE: MIKE BOSI, AICP, DIRECTOR, PLANNING AND ZONING DEPARTMENT APPROVED BY: DATE: NICK CASALANGUIDA,ADMINISTRATOR GROWTH MANAGEMENT DIVISION PETITION NO.: CP-2013-4/ PL-2013-0000365 Staff Report for the September 19, 2013, CCPC Meeting. NOTE: This petition has been scheduled for the November 12, 2013, BCC Meeting. G:\CDES Planning Services\Comprehensive\COMP PLANNING GMP DATA\Comp Plan Amendments\2013 Cycles& Small Scale Petitions\2013 Cycle 1 -February\CP-2013-4, Olde Florida Golf Club\Sbstntv Rvws\CP-2013-4 Transmittal CCPC staff report-8-27 FINAL.docx — 13 — CP-2013-4/ PL20130000365 2013-4, Olde Florida Golf Club: changing RFMUD Neutral Lands to Receiving Lands Packet Page-2239- 6/10/2014 17.C. CP-2013-4,Olde Florida Golf Club GMP Amendment—Transmittal Meeting AGENDA ITEM VII.A ENVIRONMENTAL ADVISORY COUNCIL STAFF REPORT MEETING OF AUGUST 7,2013 NAME OF PETITIONER/PROJECT Petition No's: CP-2013-4/PL-20130000365 Petition Name: Petition to amend the Future Land Use Map (FLUM) of the Growth Management Plan to re-designate land from the Agricultural/Rural, Rural Fringe Mixed-Use District (RFMUD)Neutral Lands Designation to the RFMUD Receiving Lands Designation. [TRANSMITTAL MEETING] Applicant/Owner: Olde Florida Golf Club, Inc. William Barton, Corporate Secretary Agents: Margaret Perry,AICP Richard D.Yovanovich, Esq. Stantec Consulting Services, Inc. Coleman,Yovanovich &Koester,P.A. Engineering Consultant: Raymond Piacente, PMP, LEED AP Stantec Consulting Services, Inc. Environmental Consultants: Thomas Trettis,PWS, CSE Stantec Consulting Services, Inc. II. LOCATION The ±554 acre subject property is located on north side of [the eastern terminal end of] Vanderbilt Beach Road, in Section 31, Township 48 South, Range 27 East, Collier County, Florida. The Cypress Canal abuts the southerly boundary, and the northern terminal ends of 17th St.NW thru 23rd St.NW are across this stormwater management canal to south. M. DESCRIPTION OF SURROUNDING PROPERTIES Subject Site: The subject site is zoned A-MHO-RFMUO, Neutral Lands (Rural Agricultural District-Mobile Home Overlay, Rural Fringe Mixed Use-Neutral Lands Overlay) and designated Agricultural/Rural, Rural Fringe Mixed Use District, Neutral Lands on the Future Land Use Map. The subject site is partially developed with a golf course and is elsewhere wooded lands. Surrounding Lands: North: Lands to the north of the subject site are zoned A-MHO-RFMUO, Receiving Lands and designated Agricultural/Rural, Rural Fringe Mixed Use District, Receiving Lands on the Future Land Use Map. With the exception of scattered large-lot single-family residences built on Packet Page-2240- CP-2013-4,Olde Florida Golf Club GMP Amendment—Transmittal Meeting 6/10/2014 17.C. AGENDA ITEM VII.A Richmond Street, Krapke Road, Rivers Road and Moulder Drive, this area is also a portion of n undeveloped TwinEagles AGR South. There are some nursery and land care businesses, horse stables and equestrian facilities, and other rural businesses in this area. The southern terminal ends of [all but one of] these rural roads do not reach as far south as the subject site. The maximum density achievable for non-Rural Village Receiving Lands'development is 1 dwelling unit per acre,through participation in the Transfer of Development Rights (TDR)program. West: Lands to the west of the subject site are zoned A-RFMUO, Receiving Lands and designated Agricultural/Rural, Rural Fringe Mixed Use District, Receiving Lands on the Future Land Use Map. They are currently developed with a golf course (Golf Club of the Everglades). This neighbor has approached the County with the prospect of combining their property with the subject site to develop a unified residential community. The maximum density achievable for non-Rural Village Receiving Lands' development is 1 dwelling unit per acre, through participation in the Transfer of Development Rights (TDR)program. South: Lands to the south of the subject site are zoned E-Estates, and designated Estates on the Future Land Use Map. This area is developed with single-family residences in the antiquated Golden Gate Estates subdivision. Residential density for residential estates is 1 dwelling unit per 2.25 acres, or 1 dwelling unit per legal non-conforming lot/parcel of record. East: The zoning on lands to the east of the subject site is split between A-MHO-RFMUO, Sending Lands—designated Agricultural/Rural, Rural Fringe Mixed Use District, Sending Lands on the Future Land Use Map (southerly portion), and A-MHO-RFMUO, Receiving Lands — designated Agricultural/Rural, Rural Fringe Mixed Use District, Receiving Lands on the Future n Land Use Map (northerly portion). A 300-foot wide linear Wildlife Corridor lies between the subject site and developable lands to the east. With the exception of a few residences,this area is undeveloped. This neighbor has submitted the preliminary plat plans to the County to develop a residential community, as TwinFagles Phase III. Density is limited to 1 dwelling unit per 40 acres, or 1 dwelling unit per legal non-conforming lot/parcel of record, in Sending Lands. The maximum density achievable for non-Rural Village Receiving Lands' development is 1 dwelling unit per acre,through participation in the Transfer of Development Rights (TDR)program. In summary, the existing land uses in the area immediately surrounding the subject site are predominantly undeveloped or sparsely developed rural-type residential. The Receiving Lands FLUM designation allows the same land uses in these areas as proposed on the subject site, except to the south and except on the Sending Lands to the east. IV. PROJECT DESCRIPTION This Petition seeks to amend the Future Land Use Map (FLUM) of the Growth Management Plan to re-designate the subject site from Agricultural/Rural, Rural Fringe Mixed-Use District (RFMUD) Neutral Lands to RFMUD Receiving Lands, affecting approximately 553.7 acres. This re-designation would allow for an increase in residential density from 1 dwelling unit/5 acres to 1 dwelling unit/acre for non-Rural Village development, through participation in the TDR program, and would decrease the native vegetation retention requirement from 60% to 40%. Packet Page-2241- CP-2013-4,Olde Florida Golf Club GMP Amendment—Transmittal Meeting 6/10/2014 17.C. AGENDA ITEM VII.A V. GROWTH MANAGEMENT PLAN CONSISTENCY Background and Considerations— History of the Rural Fringe GMP Amendments: The Governor and Cabinet issued a Final Order on June 22, 1999, pertaining to GMP amendments adopted in 1997 pursuant to the 1996 Evaluation and Appraisal Report (EAR). The Final Order required the County to conduct a Rural and Agricultural Assessment for the Rural and Conservation Designated lands within the County, and then adopt measures to protect natural resources such as wetlands, wildlife and their habitats, and prevent the premature conversion of unique agricultural lands to other uses. This was to be accomplished while directing incompatible land uses away from these sensitive lands by employing creative land planning techniques. The Final Order allowed the County to conduct this Assessment in phases. Accordingly, the County divided the Assessment into two geographical areas, the Rural Fringe Area and the Eastern Lands Area. Relevant to this petition, the Rural Fringe Mixed Use District (RFMUD) was established. The RFMUD represents a transitional area between Golden Gate Estates and the County's urban area, and between the urban area and vast agricultural lands and agricultural operations farther to the east. The RFMUD consists of approximately 73,222 acres and is divided into three distinct designations: Sending Lands (± 41,535 ac. orig.; ± 41,414 ac. now), Receiving Lands (±22,020 ac. orig.; ± 22,373 ac. now), and Neutral Lands (± 9,667 ac. orig.; ± 9,427 ac. now). Allowable uses, density, and preservation standards vary by designation. Note: If Olde Florida Golf Club amendment is adopted, acreage figures would be closer to: Sending Lands (± 41,414 ac.) —no change, Receiving Lands (± 23,128 ac.), and Neutral Lands (±8,873 ac.). Sending Lands are those lands that have the highest degree of environmental value and sensitivity and generally include significant wetlands, uplands, and habitat for listed species. The preservation standard for non-NRPA (Natural Resource Protection Area) Sending Lands is eighty percent (80%) of the native vegetation on site while the standard for NRPA Sending Lands is ninety percent(90%). Density is limited to 1 dwelling unit per 40 acres or 1 dwelling unit per legal non-conforming lot/parcel of record (created on or before June 22, 1999). Transfer of development rights from Sending Lands may occur at a rate of 1 dwelling unit credit per five acres (0.2 du/ac.) or 1 dwelling unit per legal non-conforming lot/parcel of record—or as much as 4 dwelling unit credits per five acres or lot of record with use of density bonus credits. Permitted non-residential uses are limited to: agricultural uses, consistent with the Florida Right to Farm Act; habitat preservation and conservation uses; passive parks and other passive recreational uses; sporting and recreational camps; limited essential services; and oil extraction and related processing. Receiving Lands are those lands identified as being the most appropriate for development and to which residential units may be received from areas designated as Sending Lands. The preservation standard for Receiving Lands, except for the North Belle Meade Overlay, is forty percent (40%) of the native vegetation present, not to exceed twenty-five percent (25%) of the total site area to be preserved. The base residential density (non-Rural Village development) is 1 dwelling unit per 5 acres (0.2 du/ac.) or 1 dwelling unit per legal non-conforming lot/parcel of record. The maximum density achievable for non-Rural Village development is 1 dwelling unit Packet Page-2242- CP-2013-4, Olde Florida Golf Club GMP Amendment—Transmittal Meeting 6/10/2014 17.C. AGENDA ITEM VU.A per acre, through the Transfer of Development Rights (TDRs). The minimum and maximum n density for Rural Village development within Receiving Lands is 2 dwelling units per acre and 3 dwelling units per acre, respectively, except that the minimum density for Rural Village development on Receiving Lands within the North Belle Meade Overlay is 1.5 dwelling units per acre. Permitted non-residential uses are primarily the same as those uses permitted in the agricultural zoning district prior to the Final Order in 1999 (e.g. full range of agricultural uses, community facilities,recreational uses, etc.). Neutral Lands are those lands suitable for semi-rural residential development. Generally,Neutral lands have a higher ratio of native vegetation than lands designated as Receiving Lands, but do not have values approaching those in the Sending Lands. The preservation standard for Neutral Lands is sixty percent (60%) of the native vegetation present, not to exceed forty-five percent (45%) of the total site area to be preserved. The maximum residential density is limited to 1 dwelling unit per 5 acres (0.2 du/ac.) or legal non-conforming lot/parcel of record. These lands are "neutral" to the TDR program and do not generate or receive residential density. Permitted non-residential uses are primarily the same as the uses permitted in the agricultural zoning district prior to the Final Order in 1999 (e.g. full range of agricultural uses, community facilities, recreational uses, etc.). Considerations Specific to the Olde Florida Golf Club: The Olde Florida Golf Club property lies within the Agricultural/Rural Designation, Rural Fringe Mixed Use District (RFMUD), Neutral Lands, as depicted on Collier County's Future Land Use Map (FLUM). Neutral Lands designated areas allow golf courses and single-family residential units by right. Olde Florida Golf Club was approved by Conditional Use in 1999, and in November 2001, by Site Development Plan (AR-1383). The 18-hole golf course, its clubhouse and maintenance facilities occupy the developed portions of the subject site. An existing conservation area comprising approximately 51 acres would remain unchanged. The County's Transfer of Development Rights (TDR)program provisions were not applicable at the time of Olde Florida original approval. TDR program provisions apply only to extent that they presently prohibit the transfer of development rights into or out of Neutral Lands. If approved, the Olde Florida development would be eligible to utilize not only the base density entitlements generated by developing property located in Receiving Lands but also the TDR entitlements accompanying the new FLU designation, as the transfer of development rights into the development would no longer be prohibited. Environmental Impacts: Collier County Department of Natural Resources personnel reviewed this petition and provided the following analysis: The GMP amendment proposes to change the FLUM designation of Olde Florida Golf Club from RFMUD Neutral Lands to RFMUD Receiving Lands. The applicant states that adoption of the amendments would allow the petitioner to utilize TDRs from RFMUD Sending Lands and add residential density in the Olde Florida Golf Club. Environmental information submitted with the application, are as follows: Packet Page-2243- CP-2013-4,Olde Florida Golf Club GMP Amendment—Transmittal Meeting 6/10/2014 17.C. AGENDA ITEM VII.A 1. FLUCFCS Code map with standard modifiers identifying percent exotic and nuisance vegetation coverage 2. Native vegetation retention calculations based on the updated FLUCFCS Code map, and information in accordance with Ordinance No. 10-08 3. Listed species survey for the site, dated October 15,2008 4. A list of state and federal listed species know to inhabit biological communities similar to those found on site 5. SFWMD and USACOE wetland jurisdiction determinations 6. Cultural resource summary and assessment for the site According to the application submitted, the subject property is 553.7 acres in size. The FLUCFCS Code map provided identifies 88.4 acres of native vegetation within the golf course, 51 acres of native vegetation in existing conservation easement and 246.8 acres of native vegetation outside the golf course, for a total of 386.2 acres of native vegetation on subject property. Exotic vegetation within the native vegetative communities on site are primarily in the E2 (25-49%) range, with some areas of El (0-24%) and E3 (50-74%). The same is true of the level of exotic vegetation in the existing conservation easement. According to the Property Appraisers website, the Olde Florida Golf Club is divided into two parcels. The golf course parcel (parcel No. 00219400103) is 254.84 acres and future development parcel (parcel No.00219160003), 299.16 acres. The approved site plans for the Olde Florida Golf Club Clubhouse Facility Expansion (SDPA-2010-1104) required exotic vegetation to be removed from the golf course parcel and for it to be maintained free of exotic --, vegetation in perpetuity. The Olde Florida Golf Club occupies most of Section 31 and falls within one of two Sections of land in Sections 31 & 32, Township 48 South, Range 27 East, both of which were designated as Neutral Lands when the RFMUD was created. These two Sections of land are surrounded by RFMUD Receiving Lands and Estates (Golden Gate Estates). Growth Management Plan amendment number CP-2004-2 for the TwinEagles South property changed the FLUM designations of land immediately to the east of Olde Florida Golf Club, from Neutral Lands to Receiving Lands (153 acres) and Sending Lands (79 acres). The 79 acres of Sending Lands approved with the GMP amendment are located at the southern terminus of the property, adjacent to Vanderbilt Beach Road and the golf course at Olde Florida Golf Club. Although not part of the application package, there is a verbal agreement between the owners of TwinEagles South and the local wildlife special interest groups to retain a 300 foot wide wildlife corridor along the west side of TwinEagles South. This wildlife corridor starts by the wildlife underpass at Immokalee Road and terminates at the Sending Lands along Vanderbilt Beach Road, at the southern end of TwinEagles South. This wildlife corridor runs alongside the east side of the existing conservation easement and golf course on Olde Florida Golf Club. The listed species survey identified gopher tortoise (Gopherus polyphemus), Big Cypress fox squirrel (Sciurus niger avicennia), American alligator (Aligator mississippensis) and several listed species of wading bird on subject property. Seventeen active and inactive gopher tortoise burrows were found in the undeveloped area on the west side of the property, in the future Packet Page-2244- CP-2013-4, Olde Florida Golf Club GMP Amendment—Transmittal Meeting 6/10/2014 17.C. AGENDA ITEM VII.A development parcel. The listed wading birds and American alligator were observed in the gold course stormwater management lakes. Undeveloped land within the Olde Florida Golf Club and in Sections 31 & 32, are within the USFWS Panther Secondary Zone. No panther or signs of panther were observed on the subject property during the listed species survey. According to the Listed Species Survey Report, two collared panthers have occurred within 1.3 mile of the subject property (Florida Fish and Wildlife Conservation Commission (FWC) telemetry data). Panther and black bear telemetry points provided in the Listed Species Survey Report show most panther and black bear activity beyond two miles from the subject property, primarily on undeveloped lands adjacent to and within RFMUD lands to the north and south, and in the Golden Gate Estates along Everglades and Desoto Boulevards. The wetland jurisdictional determinations provided, show wetlands on site being drained by the major canals in the area and converting to uplands. According to the Formal Determination of Wetlands and Surface Waters received from the State, 30.88 acres of jurisdictional wetlands occur on the property, within the future development parcel. The Determination also states that habitats within the existing 38.71 acre conservation easement on site were excluded from the application, and thus not included in the Formal Determination. The loss of jurisdiction wetlands on the property is documented by the jurisdictional wetland determinations provided with the application. Pursuant to the Supreme Court ruling, USACOE jurisdiction wetlands on site are no longer jurisdictional since they are not connected to waters of the United States. Wetlands on site are also not within flowways or connected to wetlands off-site. In March, 2013, the Archaeological and Historical Conservancy, Inc. conducted a reconnaissance cultural resource assessment of the site, in accordance with the specifications set forth in Chapter IA-46, F.A.C. One archaeological site, 8CR1305, was recorded as a result of the assessment and can be characterized by two non-local chert flacks found on a disturbed surface. These flacks are consistent with the Archaic Period (ca. 7,000 to 3,000 BP (before present)), and likely represent a small prehistoric camp. According to the assessment, the site is not eligible for listing in the National Register of Historic Places due to the paucity of the material and disturbances associated with the site. The cultural resource assessment also states that the parcel has an overall low to medium probability for cultural resources,based on the field reconnaissance and aerial imagery. The consultant's site review with the Florida Division of Historic Resources determined no previously recorded archaeological sites on the subject property. In summary, the subject property and land within Section 31 & 32, Township 48 South, Range 27 East are surrounded by RFMUD Receiving Lands and Estates (Golden Gate Estates). These designations allow for a greater percentage of land to be developed and will, in time, reduce use of the subject property by larger free roaming listed species of wildlife such as panther and black bear. Other lands designated Neutral in the RFMUD abut at least on one side land designated either Sending or Conservation,thus providing greater protection for native habitat in those areas and for viability of corridors for the movement of wildlife. The agreement between the wildlife special interest groups and owners of TwinEagles South does provide a wildlife corridor linking Olde Florida Golf Club to undeveloped land to the north, within Bonita Bay East Golf Club. Packet Page-2245- CP-2013-4,Olde Florida Golf Club GMP Amendment—Transmittal Meeting 6/10/2014 17.C. AGENDA ITEM VII.A One of the major purposes of the RFMUD is to preserve higher quality habitat for listed species, flowways and corridors for the movement of wildlife, in particular that for Florida panther and black bear. When the RFMUD was created, lands within the RFMUD were afforded greater protection based on the quality of habitat and location within the landscape. Although currently surrounded by native vegetation, areas around Sections 31 & 32 are allowed to be developed more intensely with less or, in the case of single-family residences in the Estates, no native vegetation required to be retained on individual lots. This will, in time, decrease the habitat value of the land and use of the subject property by listed species. Creation of a 300 foot wide wildlife corridor on the neighboring TwinEagles South property, coupled with the higher native vegetation retention requirement for Neutral Lands on the subject property will benefit wildlife, but may not be suitable for long term use by listed species such as panther and black bear, particularly when adjoining properties are all developed. Given this staff do not have strong evidence to support retaining the higher native vegetation retention standard for Neutral Lands on the subject property and find the subject property more consistent with the intent of RFMUD Receiving Lands. [Stephen Lenberger, Senior Environmental Specialist] VI. NEIGHBORHOOD INFORMATION MEETING(MM) SYNOPSIS A Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05 F was [duly advertised, noticed and] held on Tuesday, July 16, 2013, 5:30 p.m. at the Golden Gate Fire Control and Rescue District Headquarters, located at 14575 Collier Boulevard, Naples. Approximately seven persons other than the applicant's team and County staff attended, and heard the following information: �-. The applicant's agent provided a full description of the proposed amendment to the group, including the two-step GMPA process, the Rural Fringe Mixed Used designation and the TDR program. Also overviewed was the history of the Olde Florida property. The presentation indicated that natural vegetation preserve areas already exist on the site — and they would not change as a result of residential development. The present golf course and proposed residential uses were described,particularly abandoning earlier plans to expand the 18- hole golf course to 36 holes. Although no firm plans are in place,residential development would be limited to a specific development sub-area. The Olde Florida Golf Club was more recently approached by the neighboring Golf Club of the Everglades with the prospect of combining the two properties to provide a unified residential community. Questions generated during the subsequent discussion focused on the nature of the changed environmental characteristics [progressively dryer conditions], how the existing on-site preserve area would be affected [not by new residential areas], and if future development would include different or additional access to Vanderbilt Beach Road [none are contemplated]. Also questioned was the County's timetable for extending Vanderbilt Beach Road eastward[not in its present financially feasible planning schedule]and the possibility of aggregating additional large tracts to establish a Rural Village[extremely improbable]. An "unrecorded" conservation easement located along the northeast side of the Olde Florida Golf Course property was questioned. [This is the 300 foot wide wildlife corridor discussed in the Environmental Impacts section above.] It was explained that this easement does exist and Packet Page-2246- CP-2013-4, Olde Florida Golf Club GMP Amendment—Transmittal Meeting 6/10/2014 17.C. AGENDA ITEM VII.A would remain in place, while any further recordation would be the responsibility of another Party. At least one party in attendance expressed opposition to the proposal. The meeting was completed by 6:10 p.m. [Synopsis prepared by C. Schmidt,AICP, Principal Planner] VII. RECOMMENDATION That the Collier County Environmental Advisory Council forward Petition CP-2013-4 to the Board of County Commissioners with a recommendation to approve this petition for transmittal to the Florida Department of Economic Opportunity. PREPARED BY: 00.2 I V DATE: '4 ' ,,,� CORBY SCHMIDT,AICP,P CIPAL PLANNER COMPREHEN IVE PLANNING SECTION,PLANNING AND ZONING DEPARTME REVIEWED B ': DATE: ' DAVID WEEKS,AICP, GROWTH MANAGEMENT PLAN MANAGER COMPREHENSIVE PLANNING SECTION,PLANNING AND ZONING DEPARTMENT REVIEWED BY: - DATE: 7 -Z iI_ / ) MIKE BOSI,AICP, DIRECTOR, PLANNING AND ZONING DEPARTMENT APPROVED BY: 7' DATE: 7 _ 2 'I- /1 NICK CASAI: GU •A,ADMINISTRATOR GROWTH MANAGEMENT DIVISION PETITION NO.:CP-2013-4/PL-20130000365 Staff Report for the August 7,2013,EAC Meeting NOTE: This petition has been scheduled for the September 19,2013,CCPC Meeting and November 12,2013, BCC Meeting. Packet Page-2247- 6/10/2014 17.0. • NAPLES DAILY NEWS a Wednesday,May 21,2014 (19A . PUBLIC NOTICE . PUBLIC NU'inet; .rUJsLIC NOTICE • NOTICE OF PUBLIC HEARING AND NOTICE OF INTENT TO CONSIDER ORDINANCES Notice is hereby given that the Collier County Board of County Commissioners will hold a public hearing on Tuesday,June 10,2014 in the Board of County Commissioners Chambers,Third Floor,Collier County Government Center,3299 Tamiami Trail East,Naples,FL The meeting will commence at 9:00 A.M. The purpose of the hearing is to consider recommendation to the Board of County Commissioners to transmit to the Florida Department of Economic Opportunity(DEO),the transmittal of adoption amendments of the 2013 Cycle 1 Growth Management Plan Future Land Use Element and the Future Land Use Map and Map Series(FLUE/FLUM),and recommendation to consider adoption of an amendment to the appropriate zoning atlas map or maps,changing the zoning classification of the described property as shown below.The ORDINANCE titles are as follows: ORDINANCE 14- AN ORDINANCE AMENDING ORDINANCE 89-05,AS AMENDED,THE COLLIER COUNTY GROWTH MANAGEMENT PLAN OF THE UNINCORPORATED AREA OF COLLIER COUNTY FLORIDA,SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT FUTURE LAND USE MAP AND MAP SERIES TO CHANGE THE'DESIGNATION OF THE OLDE FLORIDA GOLF CLUB PROPERTY FROM RURAL FRINGE MIXED USE DISTRICT(RFMUD)NEUTRAL LANDS TO RURAL FRINGE MIXED USE DISTRICT(RFMUD)RECEIVING LANDS,AND PROVIDING FOR TRANSMITTAL OF THE ADOPTION AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY;PROVIDING FOR SEVERABILITY;PROVIDING FOR AN EFFECTIVE DATE THE SUBJECT PROPERTY IS LOCATED ON THE NORTH SIDE OF VANDERBILT BEACH ROAD EXTENSION TWO MILES EAST OF COWER BOULEVARD IN SECTION 31, TOWNSHIP 48 SOUTH,RANGE 27 EAST,COLLIER COUNTY,FLORIDA,CONSISTING OF 554+\-ACRES.(PL20130000385/CP-2013-4) AND: ORDINANCE NO.14-_ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,FLORIDA AMENDING ORDINANCE NO. 2004.41,AS AMENDED,THE COLLIER COUNTY LAND DEVELOPMENT CODE,WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COWER COUNT(FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL IA)ZONING DISTRICT WITHIN THE RURAL FRINGE MIXED USE DISTRICT-RECEIVING LANDS AND NEUTRAL LANDS OVERLAYS,TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT IRPUD)ZONING DISTRICT WITHIN THE RURAL FRINGE MIXED USE DISTRICT-RECEIVING LANDS OVERLAY,TO BE KNOWN AS THE GOLF CLUB OF THE EVERGLADES RPUD TO ALLOW UP TO 750 RESIDENTIAL DWELLING UNITS,A GOLF COURSE AND RELATED RECREATIONAL USES AND 172 ACRES OF NATIVE VEGETATION PRESERVE.THE SUBJECT PROPERTY IS LOCATED ON VANDERBILT BEACH ROAD EXTENSION,JUST EAST OF COLLIER BOULEVARD,IN SECTION 31,TOWNSHIP 48 SOUTH,RANGE 27 EAST AND SECTION 38,TOWNSHIP 48 SOUTH,RANGE 26 EAST,COWER COUNTY,FLORIDA CONSISTING OF 835.684±ACRES;PROVIDING FOR REPEAL OF RESOLUTION NOS.99-61,00- 189,07-117 AND ORDINANCE NO.10-08;AND BY PROVIDING AN EFFECTIVE DATE.(PUDZ-PL201300001374) 23 W..W. 24 16 20 21 WW1 meD.N$mom •NLESEaCKM.Ef won E.Ft.0 WT ft WM 110.0 M 1 EAN • com MW eWOMB j OW s OnlITAL m i'git& w PROJECT LOOATION I 1 ar • • ' $ .s .• YI R Oe OW» �*wow wr u m , �ma,oncl 2 1 6 • m GOLD FR ClAm mm CALF mA16 We!MR mein • m16D1 6016 m6 . 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All interested parties are invited to appear and be heard.'Copies of the proposed Growth Management Plan Amendments will be made available for inspection at the Planning&Zoning Department,Comprehensive Planning Section,2800 N.Horseshoe Dr., Naples,between the hours of 8:00 A.M.and 5:00,P,M.,Monday through Friday.Furthermore the materials will be made available for inspection at the Collier County Clerk's Office,Fourth Floor,Collier County Government Center,3299.Tamiaml Trail East,Suite 401,Naples,FL,one week prior to the scheduled hearing.Any questions pertaining to the documents should be directed to the Comprehensive Planning Section of the Planning&Zoning Department.Written comments filed with the Clerk to the Board's Office prior to Tuesday,June 10.2014,will be read and considered at the public hearing... - If a person decides to appeal any decision made by the Collier County Board of County Commissioners with respect to any matter considered at such meeting or hearing,he will need a record of that proceeding,and for such purpose he may need to ensure that a verbatim record of the proceedings is made,which record includes the testimony and evidence upon which the appeal is to be based. . If you are a person with a disability who needs any accommodation in order to participate in this proceeding,you are entitled, at no cost to you,to the provision of certain assistance. Please contact the Collier County Facilities Management Department, • located at 3335 Tamiami Trail East,Suite 101,Naples,FL,:34112-5356,(239)252-8380,at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. •�� BOARD OF COUNTY COMMISSIONERS ' • COWER COUNTY,FLORIDA TOM HENNING,CHAIRMAN DWIGHT E.BROCK,CLERK • By: Ann Jennejohn Deputy Clerk(SEAL) No.2402148050 - M•y 21,2014 Packet Page .•