Resolution 2004-200
8B
RESOLUTION NO. 04- 200
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS PROPOSING AMENDMENTS TO THE
COLLIER COUNTY GROWTH MANAGEMENT PLAN,
ORDINANCE 89-05, AS AMENDED, SPECIFICALLY
AMENDING THE FUTURE LAND USE ELEMENT AND
FUTURE LAND USE MAP AND MAP SERIES, GOLDEN
GATE AREA MASTER PLAN AND THE GOLDEN GATE
MASTER PLAN FUTURE LAND USE MAP AND MAP
SERIES, CAPITAL IMPROVEMENT ELEMENT,
CONSERVATION AND COASTAL MANAGEMENT
ELEMENT; TRANSPORTATION ELEMENT, AND
IMMOKALEE AREA MASTER PLAN, AND
FURTHERMORE RECOMMENDING TRANSMITTAL OF
THESE AMENDMENTS TO THE FLORIDA DEPARTMENT
OF COMMUNITY AFFAIRS.
WHEREAS, Collier County, pursuant to Section 163.3161, et. sea.. Florida
Statutes, 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 Local Government Comprehensive Planning and Land
Development Regulation Act of 1985 provides authority for local governments to amend
their respective comprehensive plans and outlines certain procedures to amend adopted
comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes;
and
WHEREAS, Collier County has prepared plan amendments to the following
Elements of its Growth Management Plan:
Future Land Use Element, including the Future Land Use Map and Map Series;
Golden Gate Area Master Plan, including the Golden Gate Area Master
Plan Future Land Use Map and Map Series;
Capital Improvement Element;
Transportation Element; and the
Immokalee Area Master Plan;
Conservation and Coastal Management Element;
and
WHEREAS, the Collier County Planning Commission has considered the
proposed amendments to the Growth Management Plan pursuant to the authority
granted to it by Section 163.3174, Florida Statutes, and has recommended approval of
said amendments to the Board of County Commissioners; and
WHEREAS, upon receipt of Collier County's proposed Growth Management Plan
Amendments, various State agencies and the Department of Community Affairs (DCA)
Words underlined are additions; Words 61rblsk tRFGblgh are deletions
88
have ninety (90) days to review the proposed amendments and DCA must transmit, in
writing, to Collier County, its comments along with any objections and any
recommendations for modification, within said ninety (90) days pursuant to Section
163.3184, Florida Statutes; and
WHEREAS, Collier County, upon receipt of the written comments from DCA
must adopt, adopt with changes or not adopt the proposed Growth Management Plan
Amendments, within sixty (60) days of such receipt pursuant to Section 163.3184,
Florida Statutes; and
WHEREAS, the DCA, within forty-five (45) days of receipt of Collier County's
adopted Growth Management Plan Amendments, must review and determine if the Plan
Amendments are in compliance with the Local Government Comprehensive Planning
and Land Development Act of 1985; the State Comprehensive Plan; the appropriate
Regional Policy Plan and Rule 9J-5, Florida Administrative Code, pursuant to Section
163.3184, Florida Statutes.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
The Board of County Commissioners hereby approves the proposed Growth
Management Plan Amendments, attached hereto as Exhibit A and incorporated by
reference herein, for the purpose of transmittal to the Department of Community Affairs
thereby initiating the required State evaluation of the Growth Management Plan
Amendments, prior to final adoption and State determination of compliance with the
Local Government Comprehensive Planning and Land Development Regulation Act of
1985 and Rule 9J-5, Florida Administrative Code, Minimum Criteria for Review of Local
Government Comprehensive Plans and Determination of Compliance.
T!1I$ RESOLUTION ADOPTED after motion, second and majority vote this
~ day of cJ-u}.. P , 2004.
IIH\\:IIII!t"t
"A;rr~1=:-!~"';:;,
.:'::.~~~~~CK, Clerk
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Approved a-s' to ldrin and legal sufficiency:
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY:
Item # AA
OlIo:?t'd'''YY}.~
Marjorie . Student
Assistant County Attorney
Agenda Cc:.~~ -b~
Date
Date Cc-ll ~t)~
Rec'd
Words underlined are additions; Words 6trblsk thrGbllilh are deletions
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Exhibit A
FUTURE LAND USE ELEMENT
CP-2002-02
FUTURE LAND USE ELEMENT
Agricultural/Rural - Mixed Use District
2.
Naples Bia Cypress Commerce Center Subdistrict
[new text, page 56]
This Subdistrict. which comprises approximate Iv 9.79 acres. is located at the northwest corner
of the intersection of U.S. 41 East (Tamiami Trail) and Trinitv Place. It is intended to
accommodate commercial development primarilv associated with adjacent commercial lands
(zoned C-4 and C-5) under common ownership with the subject property. as further explained
below. It is further intended that the existina C-4 and C-5 zoned parcels. toaether with the land
contained in this Subdistrict. will be part of a unified plan of development. which incorporates
the proposed development of a flea market on the existina C-4 and C-5 commerciallv zoned
parcels. toaether with the land comprisina this Subdistrict. The intent of the Subdistrict is to
allow for the expansion of the flea market. with certain limitations as herein defined. and to
allow complementarv additional mixed-use commercial activities in the Subdistrict.
Development of the Subdistrict. will be aoverned bv the followina criteria:
a. The rezonina is encouraaed to be in the form of a PUD.
b. A unified plan of development is reauired. It shall include a common architectural theme
that is consistent with the architectural theme of the flea market proposed for the
adjacent C-4 and C-5 zonina districts and shall include a parkina lot and pedestrian
circulation system intearated with the adjacent C-4 and C-5 zonina districts.
c. The Subdistrict shall allow all uses permitted in the C-4 and C-5 zonina districts. in effect
as of the date of adoption of the reaulations establishina and aovernina the Subdistrict,
includina the aeneral ranae of retail merchandise, food service. aasoline service station
and motel/hotel accommodations.
d. The maximum aross floor area of all uses in combination shall not exceed 7.500 sauare
feet per acre~ or 75.000 sauare feet total. whichever is the lesser.
e. Land uses not functional Iv a part of the flea market shall be limited to 25.000 sauare feet
of aross floor area. With the exception of a motel/hotel. no structure independent of the
flea market shall exceed a floor area of 5.000 sauare feet. Land uses shall be limited to
those havina a neiahborhood market service area and those that serve the travelina
public (recoanizina the scenic hiahwav attributes of the East Tamiami Trail.)
f. No buildina shall exceed a heiaht of 20 feet with the exception of a motel/hotel. which
may be 35 feet in heiaht.
g. Access shall be limited to Basik Drive and Trinitv Place.
h. A 50 foot landscaped buffer is reauired parallel and adjacent to the East Tamiami Trail.
Automobile parkina lots shall be visuallv screened from views from the East Tamiami
Trail with veaetation and/or earthen berms~ to the areatest extent possible.
i. Development of the land may not proceed until such time as buildina permits have been
issued for at least 40,000 sauare feet of retail space in the contiauous C-4 and C-5
zonina districts.
j. Approval of the subject Growth Manaaement Plan amendment is dependent upon the
petitioner providina four (4) TDR Credits to Collier County.
[W ords underlined are added. Words struck through are deleted]
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EXHIBIT A
FUTURE LAND USE ELEMENT
CP-2003-1
Urban Mixed Use District
10. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict [revised text, page 27]
This Subdistrict is located 00 in the north sido northwest auadrant of the intersection bot'.\'oon
tho t't.'o (2) major roadwaye of Vanderbilt Beach Road and Collier Boulevard, consisting of
approximately 33.45 acres of land for the existina area and 15.88 acres of land for the
expansion area as depicted on Map 5-B. The intent of the Vanderbilt Beach/Collier Boulevard
Commercial Subdistrict is to provide convenient shopping, personal services and employment
for neighboring and Golden Gate Estates residential areas, as well as to promote mixed-use
development (residential uses over commercial uses). The Vanderbilt Beach/Collier Boulevard
Commercial Subdistrict will reduce driving distances for neighboring roeidonts and Golden Gate
Estates residents, assist in minimizing the road network required, and reduce traffic impacts in
this part of Collier County. This s§.ubdistrict is further intended to create a neighborhood focal
point and any development within this Subdistrict will be designed in a manner to be compatible
with the existing and future residential and institutional development in this neighborhood.
Pursuant to Policv 1.1.2 of the Collier County Capital Improvement Element and Policv 5.1 of
the Transportation Element. approval of any subseauent rezone petition for the subject property
bv the Collier County Board of County Commissioners shall be continaent upon prohibition of
issuance of further development orders until all impacted roadways are no lonaer deficient or
improvement is included in the first or second year of the Schedule of Capital Improvements.
Rezonings are encouraged to be in the form of a PUD zoning district", which must contain
development and desian standards to ensure that all commercial uses will be compatible with
neighboring residential and institutional uses. In addition to retail uses and other uses permitted
in the Plan, financial institutions, business services, and professional and medical offices shall
be permitted. Exclusivo of tho 33.45 acree within tho proviouely approvod Mission Hille PUD
Within the 15.88-acre expansion area, the followina land uses shall not be permitted: aas
stations. convenience stores with aas pumps. fast food restaurants with drive-throuah lanes.
and tire stores.
To encourage mixed use projects, this Subdistrict also permits residential development when
located in a mixed-use building (residential uses over commercial uses). Such residential
development is allowed at a maximum density of 16 dwelling units per acre; the gross acreage
of the project is used in calculating residential density.
Retail uses shall be limited to a single-story. Financial services and offices shall be limited to
three stories. A combination of these uses in a sinale buildina - financial services and/or offices
over retail uses - shall be limited to three stories. Mixed-use buildinas, containina at least two
floors of residential uses over commercial uses. shall be limited to four stories. All principal
buildings shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each
foot of building height. Development within each project or vet to be established PUD District
tho Subdistrict shall be required to have common site, signage and building architectural
elements. Tho proporty Each project or PUD District shall provide for potontial both pedestrian
and vehicular interconnection§ with adjacent properties.
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EXHIBIT A
FUTURE LAND USE ELEMENT
CP-2003-2
B. Urban Commercial District
10.) Livinaston/Radio Road Commerciallnfill Subdistrict
This Subdistrict consists + 5.0 acres located at the northwest corner of the intersection
of Livinqston Road and Radio Road.
This Subdistrict allows for those permitted and conditional uses set forth in Commercial
Intermediate Zoninq District (C-3) of the Collier County Land Development Code.
Ordinance 91-102. in effect as of the effective date of adoption of this Subdistrict.
(Should this Subdistrict be adopted. the correct date and Ordinance Number will be
substituted in this sentence). However. the followinq conditional uses shall not be
permitted:
1. Amusements and recreation services (Groups 7911.7922 community theaters onlv.
7933.7993.7999 boat rental. miniature qolf course. bicvcle and moped rental. rental
of beach chairs and accessories onlv.
2. Homeless shelters. as defined bv the Land Development Code.
3. Social Services (8322-8399)
4. Soup kitchens. as defined bv the Land Development Code.
To encouraqe mixed use proiects. this Subdistrict also permits residential development
when located in a mixed-use buildinq (residential uses over commercial uses). Such
residential development is allowed at a maximum density of 16 dwellinq units per acre;
the qross acreaqe of the project is used in calculatinq residential density.
The purpose of this Subdistrict is to provide services. includinq retail uses. to
surroundinq residential areas within a convenient travel distance to the subiect property.
These uses are not an entitlement. nor is the maximum density for residential uses in a
mixed-use buildinq. Such uses. and residential density. will be further evaluated at the
time of rezoninq approval to insure appropriateness in relation to surroundinq properties.
The maximum development intensity allowed is 50.000 square feet of buildinq area for
commercial uses with a maximum heiqht of three (3) stories. not to exceed 35 feet.
However. for mixed use buildinqs - those containinq residential uses over commercial
uses - the maximum heiqht is four (4) stories. not to exceed 45 feet. Access to the
property within the Subdistrict may be permitted from Radio Road. Market Avenue and
Livinqston Road. Anv access to Livinqston Road shall be limited to the northern one-
third of the project's Livinqston Road frontaqe and shall be limited to riqht-in. riqht-out
access. Further. access shall be consistent with the Collier County Access Manaqement
Policv in effect at the time of either rezoninq or SDP application. whichever policv is the
more restrictive.
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EXHIBIT A
FUTURE LAND USE ELEMENT
CP-2003-3
B. Urban Commercial District
9. Livinaston RoadNeterans Memorial Boulevard Commercial Infill
Subdistict
This Subdistrict consists of + 2.25 acres and is located at the southeast corner of
the intersection of Livinqston Road and Livinqston Road/East - West to be
known as Veterans' Memorial Boulevard. The Subdistrict allows those office
uses. medical uses and financial institutions permitted by riqht and by conditional
use. Within the C-1 Zoninq District, of the Collier County Land Development
Code, as the effective date of adoption of this Subdistrict. (Should this Subdistrict
be adopted, the correct date and Ordinance number will be substituted in this
sentence.) This Subdistrict is desiqned to serve the surroundinq residential uses
within a convenient travel distance to the subject property. It is further desiqned
to be compatible with the neighborinq residential uses through the development
standards provided herein, alonq with other planninq considerations.
The maximum development intensity allowed is 50.000 square feet of buildinq
area with a maximum heiqht of 3 stories, not to exceed 35 feet. Access to the
property within the Subdistrict shall only be permitted from Veterans Memorial
Boulevard. There shall be no access permitted directly to or from Livinqston
Road.
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EXHIBIT A
CPSP-2003-10
GOLDEN GATE AREA MASTER PLAN
Introduction Section:
[revised text: page 2]
Collior County hQG oxporioncod Q tromondouc; rato of population grO'.vth sinoo 1980 Qnd
tho trend ic Qnticipatod to oontinuo. In rocponco to tho QntioipQtod popubtion inoroaGo
Qnd tho Grev'Jth MQnQgomont Aot of 1985, In January of 1989, Collier County adopted a
revised Growth Management Plan. in January of 1989 QG PQrt of a Gtatowido offort to
offocti'.'oly mQnago grov.'th. Tho Goldon GQto .A.reQ (GOO Map 1) hQf: grown Qt Qn ovon
highor rato thQn tho County Wido rato cinoo 1980 Qnd if: projootod to oontributo
GignificQntly to County'.^lide growth in tho futuro. As part of the revised Growth
Manaaement Plan, the County adopted the oriainal Golden Gate Area Master Plan
(GGAMP) in 1991. The GGAMP was further revised in 1996. The Golden Gate Area
Master Plan provides arowth manaaement reaulations for the desianated Golden Gate
Area (see Map 1 ).
The Golden Gate Area was previously subject to the regulations outlined in the County's
Growth MQnQgomont Pbn Future Land Use Element (FLUE). However, in 1991, the
unique characteristics of the area resulted in adoption of a coparato Master Plan for
Golden Gate, as a separate Element of the Collier County Growth Manaaement Plan.
This Master Plan booame a cepQrato Elomont of the County'c GrO'.vth Managomont Plan
aM supersede.Q8 former Objective 1, Policy 1.1, and Policy 1.3 of the County Wido
Futuro Land Uco Elomont FLUE. All other Goals, Objectives, and Policies contained in
the Futuro LQnd Uco Eloment FLUE and all other Elements of the Growth Manaaement
Plan remain afe applicable to the Golden Gate Area. In addition, the Golden Gate Area
Future Land Use Map will be used instead of the County-Wide Future Land Use Map.
In April 1996, the Board of County Commissioners adopted the Evaluation and Appraisal
Report (EAR) for Collier County. As a result of the recommendations made in the EAR,
Ordinance 91-15, which adopted the original Golden Gate Area Master Plan, , was
repealed and a new Ordinance 97-64 was adopted.
In Februarv of 2001. the Board of County Commissioners directed staff to initiate a
restudy of the Golden Gate Area Master Plan. Accordinalv. in June of 2001,
Comprehensive Plannina Section Staff reauested that the Board appoint an advisory
committee. consistina of residents of Golden Gate City and Golden Gate Estates. to aid
Staff in the restudy process. The Golden Gate Area Master Plan Restudv Committee
met on over twenty (20) occasions. between June 2001 and June 2003. to consider
proposed amendments to the GGAMP. as well as other matters related to the Golden
Gate Area. All meetinas were open to the public, many of these meetinas were well
attended.
The restudy process was divided into two phases. The County transmitted Phase I
amendments to the Florida Department of Community Affairs (DCA) in March 2003.
These amendments were adopted, as Ordinance 2003-44. in October 2003. Phase II
amendments were transmitted in September 2003. The Phase II amendments were
adopted in Januarv 2004, as Ordinance 2004-200.
Words ctruck through are deletions; words underlined are additions
5
8B~,
This plan includes three major sections:
The OVERVI EW section provides an introduction to County '.'Vido Countywide and
Golden Gate Area planning efforts.
The IMPLEMENTATION STRATEGY places the Plan into effect. Strategies have been
developed to address land use, public facilities, transportation, rural character,
emerqency manaqement and natural resources. This section also includes the Goals,
Objectives, and Policies, and the Golden Gate Area Future Land Use Map.
The SUPPORT DOCUMENT outlines data and information used to develop the
implementation strategy, aM including the Goals, Objectives, and Policies.
Overview Section:
[revised text: page 4]
II. OVERVIEW
A. COUNTY-WIDE PLANNING PROCESS
Pursuant to ,^.c mandatod by Chapter 163, Florida Statutes, the "Local Comprehensive
Planning and Land Development Regulations Act" and Chapter 9J-5, Florida
Administrative Code, "Minimum Criteria for Review of Local Comprehensive Plans and
Determination of Compliance", the Collier County adoptod a now Growth Management
Plan in January of 1989 shall contain the followinq elements: Thic 10giE:lation roquiroE: all
CountioE: and munioipalitios throughout tho Stato of Florida to dovolop a plan, whioh
concictc of tho following olomonts:
1. Land UE:O;
2. Transportation;
3. Housing;
1. Public Faoilitiec;
5. Capital Improvement;
6. Reoreation and Open Spaoe;
7. Intergovernmental Coordination;
8. Houcing; and
9. Concorvation and Coastal Managomont (Coactal Countiec).
1. Future Land Use
2. Housinq
3. Public Facilities
4. Conservation and Coastal Manaqement (Coastal Counties only)
5. Interqovernmental Coordination
6. Capital Improvements
7. Transportation
8. Recreation and Open Space.
In addition to the above Elements, local government comprehensive plans in Florida
may, by decision of the local legislative body, contain one or more optional elements.
Optional elements are required to comply with certain general criteria under Rule 9J-5,
Florida Administrative Code, but are not subject to specific requirements (with some
exceptions). In 1991, the Board of County Commissioners chose the option of adopting
Words struok through are deletions; words underlined are additions
6
88
.,
.
the Golden Gate Area Master Plan, in recognition of the unique characteristics of the
Golden Gate Area.
In addition to establishina the Collier County Growth Manaaement Plan's mandatory
structure, Chapter 163, F.S. and Rule 9J-5, F.A.C.. also subject requiro that the GrO'.\'th
Managomont Plan to a mandatory evaluation process bo ovaluatod every 7 years.:. This
process involves the preparation of and preparo an Evaluation and Appraisal Report
(EAR) to determine Aew whether. and to what extent the existing Growth Management
Plan has carried out its stated Goals, Objectives and Policies. In !\pril 1996, tho Board of
County Commi€:eionore adoptod tho E^R. Tho Goldon Gato .^,roa Ma€:tor Pbn hae boon
roadoptod to carry out tho reoommondation€: of tho E.^,R.
B. GOLDEN GATE AREA PLANNING PROCESS
Collior County'c Futuro land Uco Elomont i€: dividod into two cootione. Tho firct cootion
outlinoe tho Goalo, Objootivoc and Polioio€:. Tho socond eootion ic tho land Uoo Data
and /\nalye;iB.
Polioy 1.1, oontainod within tho Goale, Objootivos and Polioioe eoction, 6tatoB tho
foIlO'....ing:
"A detailed sector plan for Golden Gate Estates shall be developed and incorporated into
this Growth Management Plan by August, 1991. The sector plan shall address
Natural Resources, Future land Use, Water Management, Public Facilities and
other considerations."
Objective 4 of the Collier County Future land Use Element (FLUE) allows the
countywide planning process to "address specific geographic or issue areas." Policy 4.1
of this Objective reads as follows:
"A detailed Master Plan for Golden Gate Estates has been developed and was
incorporated into this Growth Management Plan in February, 1991. The Master Plan
addresses Natural Resources, Future land Use, Water Management, Public Facilities
and other considerations."
In February 1991, the Board of County Commissioners adopted the original Golden Gate
Area Master Plan:. The oriainal Master Plan incorporated the attor aeeiBtanoo and
recommendations of ffem a Citizens Steering Committee. A revised and updated
Master Plan was adopted in 1997. pursuant to recommendations of the County's 1996
Evaluation And Appraisal Report. In 2001. the Board of County Commissioners
established the Golden Gate Area Master Plan restudy Committee and directed Staff to
work with the Committee to further revise and update the Master Plan. The Board of
County Commissioners adopted revisions to the GGAMP. incorporatina the
recommendations of the Restudv Committee. in 2003 and 2004.
Policy 1 .1 .1 :
[revised text, page 5]
The URBAN Future land Use Designation shall include Future land Use Districts and
Subdistricts for:
1. URBAN - MIXED USE DISTRICT
a. Urban Residential Subdistrict
Words etruol< through are deletions; words underlined are additions
7
b. High Density Residential Subdistrict
2. URBAN - COMMERCIAL DISTRICTS
a. Activity Center Subdistrict
b. Golden Gate Commercial In-fill Subdistrict
c. Commercial Under Criteria Subdistrict
d. Interstate Activity Center Subdistrict
e. Santa Barbara Commercial Subdistrict
f. Golden Gate Parkway Professional Office Commercial Subdistrict
g. Downtown Center Commercial Subdistrict
h. Collier Boulevard Commercial Subdistrict
Policy 1.2.2:
[deleted text, page 7]
Tho Goldon Gato Aroa MaE:ter Plan chall be updated on an annual ba£ic to refloot
ohangoc in programmed publio faoility improvomento.
[Policies 1.2.3 through 1.2.5, are renumbered to 1.2.2 through 1.2.4]
Policy 1.2.6:
[deleted text, page 7]
Tho Goldon Gato Firo Dictriot in oooporation ·....ith County ontitioE: if appropriato, chall
invostigato tho oetabliE:hment of permanont drafting etationc ctratogioally looatod along
the oanale in Goldon Gato Ectatoc aG a water rOE:ouroe to fight firoD within tho aroa.
Polioy 1.3.2:
[deleted text, page 8]
The Golden Gate ,A,roa MaE:ter Plan chall be updatod 'Nithin a roaconable timo period
aftor the date set forth for oomplotion in PolioiOE: 1.1 and 1.3 of tho Concervation and
CoaE:tal Management Element of the GrO'.vth Management Plan.
Polioy 2.2.2:
[deleted text, page 9]
The County will docignate a member of the Community Dovolopment and Environmontal
Sorvioee DiviE:ion to aot aE: liaiE:on botwoon proporty ownorE: and DEP E:O ae to provide
aoourato information regarding the aoquieition of land in SGGE.
[Policy 2.2.3 becomes 2.2.2]
OBJECTIVE 2.3:
[deleted text, page 10]
In ordor to further thiE: Goal, Collior County reoognizeE: tho DEP'E: '-A/ork Plan and timo
framoo for oomplotion of tho reappraiE:al and purohaE:e of lando in SGGE aE: follo'.\'e:
. Roappraical of landc by Dooombor 1998, ucing the Uniform Standarde of
Profoecional ^ppraioal PraotiooD, without limiting oonditionE:.
. Comploto purohaeo of tho SGGE projoot by Dooembor 31,2000.
Polioy 2.3.1 :
[deleted text, page 10]
Words etruol< through are deletions; words underlined are additions
88
,'~ ....
8
88
Reoognizing the time framec decoribed in Objeotive 2.3 3bove, if oither the ro3ppraiE:31
or puroh3co is not oompleted by the datec cpooified in the Work Pl3n, the B03rd of
County Commiccionom '.viII initiate the prooecc to amond the Growth M3n3gement Pl3n
to deleto G031 2 and itc rol3ted ObjectiveE: 3nd PolicieE: during the fimt 3mendmont oyolo
following tho firct coheduled oompletion date of Deoember, 1998 de6cribed in tho 'JI.fork
P-IaR,.
Goal 4:
[new text, page 10]
COLLIER COUNTY PLANNING EFFORTS WITHIN GOLDEN GATE CITY SHALL
SEEK TO PRESERVE AND ENHANCE A MIX OF RESIDENTIAL AND COMMERCIAL
LAND USES THAT PROVIDES FOR THE BASIC NEEDS OF BOTH THE LOCAL
RESIDENTS AND THE RESIDENTS OF THE SURROUNDING AREA.
Objective 4.1 :
[new text, page 10]
Development and redevelopment within Golden Gate City shall focus on the provision of
residential .and commercial that meet the needs of the surroundina area.
Policv 4.1.1 :
[new text, page 10]
Bv 2005. Collier County shall develop an implementation schedule for the
creation of a communitv-plannina proaram for Golden Gate City. The
implementation schedule shall take into consideration the followina issues:
a) Affordable housina based upon home ownership;
b) Commercial re-vitalization. to include:
i. Sidewalks
ii. Traffic calmina measures
iii. Improved street liahting:
c) Neiahborhood parks. open space and recreational centers: and
d) Crime reduction.
e) Consistent enforcement of land development reaulations.
f) Improved liahtina for streets and parkina areas.
Policv 4.1.2:
[new text, page 10]
Bv 2005. Collier County shall beain to examine. bv holdina community meetinas. the
feasibilitv of establishina neiahborhood-based plannina proarams within Golden Gate
City that focus on the uniaue or distinct features of the different portions of the
community. While focusina on distinct areas within the community. such neiahborhood
plannina efforts as may be established shall not nealect Golden Gate City as a whole.
Policv 4.1.3:
[new text, page 10]
Words ctruok through are deletions; words underlined are additions
9
88
Bv 2005. Collier County shall examine the feasibilitv of craftina land development
reaulations specific to the Golden Gate City community. Such reaulations shall focus on
the uniaue circumstances of this community.
Goal 5:
[new text, page 10]
FUTURE GROWTH AND DEVELOPMENT WITHIN GOLDEN GATE ESTATES WILL
BALANCE THE DESIRE BY RESIDENTS FOR URBAN AMENITIES WITH THE
PRESERVATION OF THE AREA'S RURAL CHARACTER, AS DEFINED BY WOODED
LOTS. THE KEEPING OF LIVESTOCK, THE ABILITY TO GROW CROPS, WILDLIFE
ACTIVITY. LOW-DENSITY RESIDENTIAL DEVELOPMENT, AND LIMITATIONS ON
COMMERCIAL AND CONDITIONAL USES.
Objective 5.1 :
[new text, page 10]
Bv 2005, the Collier County Land Development Code shall provide that new commercial
development within Golden Gate Estates shall complv with specific rural desian
standards.
Policv 5.1.1 :
[new text, page 10]
Upon the adoption of these provisions. all new commercial development within the
Estates-Mixed Use District shall be subject to the architectural and landscape desian
standards. referenced within the Estates Desianation. Compliance with these desian
standards shall be in addition to any standards that may be reauired in specific
subdistricts.
Policv 5.1 .2:
[new text, page 10]
Consistent with public safety reauirements, street, recreational and structure liahtina
within Golden Gate Estates shall be placed, constructed and maintained in such manner
as to prevent or reduce liaht pollution. In implementina this Policv, the County shall
applv the followina standards:
a. If a streetliaht or an area liaht is reauired, it shall be of the type specified
to protect neiahbors from direct alare. Area liahtina shall be shielded
such that direct rays do not pass property lines. Low-pressure sodium lamps are
encouraaed while haloaen type liahts are discouraaed.
1. Where reauired, the street lamp shall be of the hiah pressure sodium type
and have a "cobra head with flat bottom" style or be fullv shielded so that
liaht is directed onlv downward. Street lamps shall be mounted on a
wood pole at a heiaht and wattaae recommended bv the appropriate
electric utility and as appropriate for a rural area.
2. Parkina lot lamps shall be low-pressure sodium type lamps and shall be
mounted so that they point downward without direct rays extendina past
the parkina lot, buildina entrance, walkwav, or other area intended to be
illuminated.
Words struck through are deletions; words underlined are additions 10
88
.~
b. Where liqhtinq of recreational areas are required. such liqhtinq shall be mounted
so as to focus illumination on the areas intended to be illuminated. and to limit
the amount of liqht that extends outside of the intended area.
Objective 5.2:
[new text, after page 10]
The provision of public infrastructure shall be balanced with the need to preserve the
rural character of Golden Gate Estates.
Policv 5.2.1 :
[new text, after page 10]
Future road and bridqe improvements in Golden Gate Estates shall not onlv provide for
safety and reasonable mobilitv. but shall also contribute to the rural character of the
area. Transportation improvements shall be desiqned in context with their settinq.
Policv 5.2.2:
[new text, after page 10]
The Collier County Parks and Recreation Department shall create a public network of
qreenwav corridors within Golden Gate Estates that interconnects public lands and
permanentlv protected qreenspace. The first seqment of qreenwav shall be in place bv
2005. The qreenwav network shall consist of interconnected trails and paths, which
allow people to move about the Estates Area bv means other than. motorized vehicles.
All qreenwavs shall be constructed within existinq or future public riqhts-of-wav. In
creatinq the qreenwav network, the County shall not emplov eminent domain
proceedinqs.
Policv 5.2.3:
[new text, after page 10]
Recoqnizinq the existinq residential nature of the land uses surroundinq the planned 1-
75 interchanqe at Golden Gate Parkway. as well as the restrictions on conditional uses
of the Conditional Uses Subdistrict of the Golden Gate Area Master Plan. there shall be
no further commercial zoninq for properties abuttinq Golden Gate Parkway between
Livinqston Road and Santa Barbara Boulevard. No new commercial uses shall be
permitted on properties abuttinq streets accessinq Golden Gate Parkway within the
above-defined seqment. This policv shall not applv to that existinq portion of the Golden
Gate Estates Commerciallnfill Subdistrict. which is located at the northwest corner of
the intersection of Golden Gate Parkway and Santa Barbara Boulevard.
Obiective 5.3:
[new text, after page 10]
BV 2005. the Collier County Land Development Code shall provide for the protection of
the rural character of Golden Gate Estates. These provisions shall require preservation
of such rural amenities as. but not limited to. wooded lots. the keepinq of livestock, the
abilitv to qrow crops. wildlife activity. and low-densitv residential development.
Policv 5.3.1 :
[new text, after page 10]
Bv 2005. the Collier County Land Development Code will provide for staqqered
structural setback requirements for adioininq 75-foot-wide lots. The purpose of this
requlation is to allow parkinq of work vehicles. commercial vehicles and equipment in
rear yards.
Words ctruol< through are deletions; words underlined are additions 11
88
.~
ì~
Policy 5.3.2:
[new text, after page 10]
The qrowinq of food crops and/or the keepinq of livestock on properties within Golden
Gate Estates shall be permitted, provided that such activities are conducted accordinq to
the Land Development Code.
Policy 5.3.3:
[new text, after page 10]
By 2005. the Land Development Code shall be amended so as to encouraqe the
preservation of wooded residential lots and the preservation of native veqetation and
wildlife common to the Estates Area.
GOAL 6:
[new text, after page 10]
FUTURE TRANSPORTATION IMPROVEMENTS WITHIN THE GOLDEN GATE AREA
SHALL PROVIDE FOR A SAFE AND EFFICIENT COUNTY AND LOCAL ROADWAY
NETWORK. WHILE AT THE SAME TIME SEEKING TO PRESERVE THE RURAL
CHARACTER OF GOLDEN GATE ESTATES.
Obiective 6.1:
[new text, after page 10]
The Collier County Transportation Division will continue to increase the number of route
alternatives for traffic movinq throuqh the Golden Gate Area on both east-west and
north-south directions. consistent with neiqhborhood traffic safety considerations. and
consistent with the preservation of the area's rural character.
Policy 6.1.1:
[new text, after page 10]
In planninq to increase the number of route alternatives throuqh the Estates Area, the
Collier County Transportation Division will prioritize the followinq routes over other
alternatives.
a. The extension of Vanderbilt Beach Road from its current terminus to DeSoto
Boulevard.
b. The development of a north-south connection from the eastern terminus of White
Boulevard to Golden Gate Boulevard.
c. The development of a new east-west roadway crossinq the Estates Area south of
Golden Gate Boulevard.
Policy 6.1.2:
[new text, after page 10]
Collier County shall coordinate with the Florida Department of Transportation to initiate a
study of a potential interchanqe in the vicinity of 1-75 and Everqlades Boulevard.
Objective 6.2:
[new text, after page 10]
Words struok through are deletions; words underlined are additions 12
88
4 ..~
'...
The Collier County Emerqencv Manaqement Department. Collier County Sheriff
Department. Emerqencv Medical Services. Golden Gate Area Fire District. and other
appropriate aqencies. will continue to maintain and implement public information
proqrams to inform residents and visitors of the Greater Golden Gate Area reqardinq the
means to prevent. prepare for and cope with disaster situations.
Policv 7.1.1:
[new text, after page 10]
The County. Golden Gate Area Fire Districts. and appropriate aqencies. shall embark on
an education proqram to assist residents in knowinq and understandinq the value and
need for prescribed burninq on public lands in hiqh risk fire areas.
Policv 7.1.2:
[new text, after page 10]
The Golden Gate Area Fire District and Collier County Emerqencv Manaqement
Department shall active Iv promote the Firewise Communities Proqram throuqh public
education in Golden Gate Estates.
Policv 7.1.3:
[new text, after page 10]
Bv 2005. the Collier County Community Development and Environmental Services
Division shall evaluate the Land Development Code for Golden Gate Estates and shall
eliminate any requirements that are found to be inconsistent with acceptable fire
prevention standards. This evaluation process shall be coordinated with the Golden
Gate Area Fire District and the Collier County Emerqencv Manaqement Department.
Policv 7.1.4:
[new text, after page 10]
The Golden Gate Area Fire District and the Collier County Emerqencv Manaqement
Department shall hold one or more annual "open house" presentations in the Golden
Gate Area emphasizinq issues related to wildfires. floodinq, emerqenCV access issues
and qeneral emerqencv manaqement.
Objective 7.2:
[new text, after page 10]
Capital improvement projects within the Golden Gate Area shall be coordinated with all
applicable emerqencv manaqement aqencies to ensure that the needs of these entities
are included in the overall public project desiqn.
Policv 7.2.1:
[new text, after page 10]
Preparation of Collier County's annual Schedule of Capital Improvements for projects
within the Golden Gate Area shall be coordinated with the Fire Districts. public and
private utilities. Emerqencv Medical Services Department and the Collier County Sheriff
Department to ensure that public project desiqns are consistent with the needs of these
aqencies.
Policv 7.2.2:
[new text, after page 10]
Words e:truol< through are deletions; words underlined are additions 14
88
. ",1oIiiI
....
The Golden Gate Fire District. Emeraencv Medical Services Department and the Collier
County Sheriff Department shall receive copies of pre-construction plans for capital
improvement proiects in the Golden Gate Area and shall be invited to review and
comment on plans for the public projects.
Objective 7.3:
[new text, after page 10]
While the County Transportation Department is in the process of developina strateaies
for the enhancement of roadway interconnection within Golden Gate City and the
Estates Area. interim measures to assure interconnection shall be developed.
Policv 7.3.1:
[new text, after page 10]
Bv 2005. the Collier County Emeraencv Manaaement Department. the Collier County
Transportation Division. Golden Gate Area Fire District. and other appropriate Federal.
State or local aaencies shall beain establishina one or more of the followina routes for
emeraencv evacuation purposes:
a.
b.
c.
An 1-75 Interchanqe at Everalades Boulevard.
Improved emeraencv access from Everalades Boulevard to 1-75.
Construction of a north-south bridae on 23rd
Street. SW. between White Boulevard and Golden Gate
Boulevard.
Policv 7.3.2:
[new text, after page 10]
All new residential structures shall complv with NFPA (National Fire Protection
Association, Incorporated) 299 Standard for Protection of Life and Property from
Wildfire. 1997 Edition as adopted by reference in the Florida Fire Code or the most
recent edition.
Policv 7.3.3:
[new text, after page 10]
Modified portions of existina structures shall meet NFPA Standards throuah the adoption
of appropriate reaulations in the County buildina Codes.
Policv 7.3.4ê:
[new text, after page 10]
Beainnina in 2005. County-owned property within Golden Gate Estates shall be subject
to an active. on-aoinq manaqement plan to reduce the damaae caused bv wildfires
oriainatinq from County-owned properties.
(2) Golden Gate Urban Commercial In-fill Subdistrict, [deleted text, page 16,17]
f) ^ny pr01ect loc3ted within the in fill 3re3 at the northwe£t corner of Golden G3tO
P3rkw3Y and Sant3 B3rb3r3 Boulovard, le££ 3nd excopt 3n oacoment for S3nt3
B3rb3r3 Boulov3rd right of way, £h311 be cubjoot to the following addition31
dovelopmont rootrictiom:
1. Tho oito ch311 be limited to thirty five thoucand (35,000) cquaro feet of
building 3re3.
Words ctruok through are deletions; words underlined are additions 15
88 ~
2. Land u~ec chall be rectricted te officec only.
3. /\11 prinoipal ctructurec chall be required to have a minimum eetbaol< of
one hundred (100) feet from the projeot'c northern boundary.
1. Tho northorn coventy five (75) feet of the woctern cixty (60) percent of the
eite chall be a green area (open cpace area). It chall be utilized for only
water management facilitiec, landcoape bufferc, and cimibr ucec.
5. The \'lectern cixty (60) percent of the cite Ghall have an outdoor
pedectrian friendly patie area(c), that total at leaet five hundred (500)
square feet in area and incerperate a minimum ef: benchec or ceating
areac fer at least twelve (12) persons, and vegetative shading, and a
waterfall or water feature of at least one hundred (100) cquare feet in
area, and brick paverc.
6. .^. twenty five (25) feet '.vide landscaped ctrip ahall be provided along the
entire frontage of both Golden Gate Parkway and Santa Barbara
Boulevard.
7. ,II.. minimum buffer of thirty five (35) feet in width chall be provided along
the project'c '.Vectern boundary and along the eactern ferty (10) peroent of
the projeot'c northern boundary. 1\ minimum buffer of fifty (50) feot in
width chall be previded aleng the wectern cixty (60) percent of the
project'c northern boundary. '."¡horo feasible, existing nativo vegetatien
shall be retained '",ithin thece bufferc along the preject'c 'Noctern and
northern boundariec. Thece buffers chall be cupplementod with Oak or
Mahogany treec planted a maximum of t'l:enty (20) feet apart in a
ctaggered manner; and a ceven (7) foot ':all, fonce, or hedge that will,
within two (2) yearc of planting, grow te a minimum height of coven (7)
feet and be a minimum of ninety five (95) percent opaque.
S. ^II buildingc shall have tile or motal rook, or decorativo parapet 'Nallc
above the roof line, and buildingc chall be finichod in light subduod colorc
exoept for docorative trim.
9. Building heightc chall be limited to one (1) ctory and a maximum of thirty
fi'.'e (35) feet.
10. ^II lighting facilitiec chall be arohitecturally decigned, and limitod to a
height of t'Nenty fivo (25) feet. Such lighting faoilitios chall be chielded
from neighboring recidentialland ucec.
11 . There chall be no ingrecc or egress on Santa Barbara Boulevard.
4) Interchanqe InterGtate Activity Center Subdistrict [revised text, page 18]
On the fringes of the Golden Gate Area Master Plan boundaries, there are several
parcels that are located within tRe I nterstatechanqe Activity Center #10 at 1-75 and Pine
Ridge Road as detailed in the County-wide Future Land Use Element (FLUE). Parcels
within this Activity Center are subject to the County-Wide FLUE and not this Master
Plan.
See Map 6 for a detailed map of this Activity Center.:. Boundary
5)
Pine Ridge Road Mixed Use Subdistrict
[revised text, page 18]
Adjacent to tRe Interchange Activity Center #10 on the west side of 1-75 and on the north
side of Pine Ridge Road is a property comprising 16.23 acres located to the west of the
Naples Gateway PUD, which is designated as the Pine Ridge Road Mixed Use
Words ctruol< through are deletions; words underlined are additions 16
88 4
Subdistrict and consists of Tracts 1, 12, 13, and 28 of Golden Gate Estates, Unit 35, as
recorded in Plat Book 7, Page 85, of the Public Records of Collier County. The intent of
the Pine Ridge Road Mixed Use Subdistrict is to provide for a mix of both retail and
office uses to provide for shopping, and personal services for the surrounding residential
areas within a convenient travel distance, and to provide commercial services in an
acceptable manner along a collector roadway, Livingston Road. Well-planned access
points will be used to improve current and future traffic flows in the area. Within this
Subdistrict no more than 35,000 square feet of office related uses on ± 3.2 acres are
permitted within the eastern portion of this property which includes a portion of Tract 28
and a portion of Tract 13. A maximum of 80,000 square feet of gross leasable retail or
office area, as allowed in the Commercial Intermediate District (C-3) of the Collier
County Land Development Code as of the effective date of the adoption of this
Subdistrict [Ordinance No. 03-01, adopted January 16, 2003], are permitted within the
western 10.52 acres of this property. The C-3 uses are not an entitlement. Such uses
will be further evaluated at the time of rezoning approval to insure appropriateness in
relationship to surrounding properties.
Building heights shall be limited to 35 feet. A rezone to such permitted principal uses
shall be encouraged to be submitted as a Planned Unit Development for the western
10.52 acres of the subject property, with special attention to be provided for shared
access. Water management uniform landscaping, signage, screening and buffering will
be provided at the time of rezoning to ensure compatibility with nearby residential areas,
and subject to the following additional criteria:
· There shall be no access onto Livingston Woods Lane.
· There shall be a minimum setback area along the north property line of 75
feet.
· Driveway access, parking and water management facilities may be allowed
within the 75' setback area along the north property line but none of these
uses shall be located closer than 30 feet to the north property line.
· No freestanding automobile parking lots, homeless shelters or soup kitchens
shall be permitted.
· The eastern 2.59 acres, more or less, of Tract 28 shall be preserved as
wetlands and no development may occur within this area.
· Within the western 10.52 acres, a loop road /easement will be constructed
through the property to provide access from Pine Ridge Road to Livingston
Road and to reduce traffic at the intersection.
See Map 6 for a detailed map of this Subdistrict.
~-ºl Santa Barbara Commercial Subdistrict
[revised text, page 20]
The intent of this Subdistrict (Map 7) is to provide Golden Gate City with additional
opportunities for small-scale commercial development. Such development is intended to
serve the surrounding neighborhoods and persons traveling nearby. This Subdistrict is
intended to: contain low intensity uses which generate/attract relatively low traffic
volumes; be appropriately landscaped and buffered to protect nearby residential areas;
be architecturally designed so as to be compatible with nearby residential areas; and,
limit access to promote public safety and lessen interruptions to traffic flow on Santa
Barbara Boulevard. Aggregation of lots is strongly encouraged so as to allow greater
Words ctruol< through are deletions; words underlined are additions 17
88
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flexibility in site design and ease in compliance with parking requirements and other
development standards. The types of uses permitted are low intensity retail, offices,
personal services, and institutional uses, such as churches and day care centers.
The boundaries of the Subdistrict are hereby expanded to include the former
Commercial Subdistrict and also to extend approximately one (1) block to the east of the
former boundary (see Map 7). The intent of the Santa Barbara Commercial Subdistrict
is to provide Golden Gate City with an area that is primarily commercial. with an
allowance for certain conditional uses. The types of uses permitted within this
Subdistrict are low intensity retail. offices. personal services. and institutional uses. such
as churches and day care centers. Such development is intended to serve the needs of
residents within the Subdistrict and surroundinq neiqhborhoods and persons travelinq
nearby.
Commercial and institutional uses permitted within this Subdistrict are those that:
· Generate/attract relatively low traffic volumes:
· Are appropriately landscaped and buffered to protect nearby residential
properties;
· Are architecturally desiqned to be compatible with nearby residential areas:
· Limit access and traffic flow to or from Santa Barbara Boulevard: and
This Subdistrict is intended to promote commercial and institutional development
opportunities. Therefore. in order to reduce the potential conflicts that may result from
residential. commercial and institutional uses in close proximity: existinq residential uses
shall cease to exist no later than seven (7) years after the effective date of the adoption
of the revised Subdistrict boundaries. This does not require the removal of the
residential structures if they can be. and are. converted to uses permitted in this
Subdistrict. within one additional year. The requirement to cease existinq residential
uses does not apply to owner-occupied dwellinq units.
Within ono yoar of the effective date of the adoptien of thic Subdictriot, the Land
Development Code chall be amended te provide epeoific ueee and development
etandardc to implement thie Subdictriot. Thece ehall include:
1. Landeoaping and buffering requirementc.
2. !\rchitectural deeign etandarde.
3. Requirement to ceaee recidential ucee.
1. Prohibition ef automobile aervice ctationa and cimilar repair faoilitiec. Thic dooe
not preclude convenienoe marte with gaeoline pumpc.
5. Encouragement of chared parking with adjacent projeot!::, wherever poccible.
6. .^. minimum projeot area requirement ef 1 aare.
7. Encouragement of chared aacecc.
8. Encouragement of pedectrio.n traffio by requiring eidewo.lIΠand requiring
adjaoent projecte to ooordinate location of cide'Nalkc.
9. Building height limitation ef t'.\'o ctoriee maximum, not to exoeed 35 feet.
10. Signage Reatrictiem:.
11. Variance pro'licion applicable to the above iteme, exoept Number "1".
Words struck through are deletions; words underlined are additions 18
88
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Within one year of the effective date of the adoption of the revised Subdistrict
boundaries. the Land Development Code shall be amended to provide specific uses and
development standards to implement the revised Subdistrict. These shall include. but
not necessarily be limited to:
1. Landscapinq and bufferinq requirements.
2. Water manaqement provisions.
3. Architectural desiqn standards.
4. Prohibition of automobile service stations and similar repair facilities. This does
not preclude convenience marts with qasoline pumps.
5. Encouraqement of shared parkinq and access with adjacent projects. wherever
possible.
6. Provisions allowinq local street vacation or relocation. if alternate access is
provided.
7. A minimum project size of one acre.
8. Encouraqement of submittal of proposed development in the form of a PUD
Zoninq District.
9. Provisions for sidewalks and coordination of sidewalk location between adjacent
properties.
10. Siqnaqe restrictions.
11. Buildinq heiqht limitation of two stories. not to exceed a maximum of 35 feet.
12. Variance provisions applicable to the above items, except items 4, 6. 9, and 11.
8)
Downtown Center Commercial Subdistrict
[new text, page 23]
The types of uses permitted within the Downtown Center Subdistrict (see Map 18) are
low intensity retail, offices, personal services, and institutional uses. such as churches
and day care centers. Such development is intended to serve the needs of residents
within the Subdistrict and surroundinq neiqhborhoods and persons travelinq nearby.
Therefore. in order to reduce the potential conflicts that may result from residential.
commercial and institutional uses in close proximity. existinq residential units located
alonq Golden Gate Parkway shall cease to exist no later than seven (7) years after the
effective date of the adoption of this Subdistrict. The requlations for this Subdistrict do
not require removal of residential units that are not located alonq Golden Gate Parkway.
Nor do the requlations for this Subdistrict require the removal of any residential
structures if they can be. and are. converted to uses permitted in this Subdistrict. within
one additional year. The requirement to cease existinq residential uses alonq Golden
Gate Parkway does not apply to owner-occupied dwellinq units.
In addition to the above. the purpose of the Downtown Commercial Subdistrict is to
encouraqe the creation of a pedestrian-oriented activity area alonq Golden Gate
Parkway without unduly impedinq the flow of automobile traffic alonq the Parkway. The
provisions of the Subdistrict are intended to ensure the construction of commercial
buildinqs that are compatible with each other, and the adjacent residential areas. while
also relatinq to the pedestrian. All new construction or redevelopment within the
boundaries of the Downtown Commercial Subdistrict shall be consistent with the
followinq provisions:
A. The Downtown Commercial Subdistrict is intended to provide for a mix of uses.
includinq liqht commercial, office. cultural. residential and institutional. The
permitted uses in this Subdistrict shall be mixed. with emphasis on multiple uses
Words struok through are deletions; words underlined are additions 19
88
within the same structure. The dwellina units within this Subdistrict are intended
for emplovees who work within Golden Gate City or Golden Gate Estates.
retirees and seasonal residents. The primary function of this Subdistrict is to
encouraae the redevelopment of Golden Gate Parkway. improve the aesthetics
and phvsical appearance of the area. and establish a prosperous downtown for
Golden Gate City and Golden Gate Estates. Development and redevelopment
themes for the Subdistrict shall include:
a) Provisions for. and encouraaement of. bicvcle and pedestrian travel.
b) An emphasis on buildina aesthetics and appearance.
c) Encouraaement of mixed uses. includina residential. in a sinale structure.
d) Emphasis on an orderlv circulation pattern for automobile. bicvcle and
pedestrian traffic.
e) A relation of uses to a walkable scale.
f) Provision of comfortable sidewalks or pathways.
g) Enhanced streetscapina in the riahts-of-wav and medians.
h) Encouraaement of common parkina areas for multiple properties. as
opposed to individual parkina lots for each buildina.
i) Encouraaement of aualitv desians includina buildina facades. street
liahtina. harmonious sianaae and landscapina.
B. The uses permitted within this Subdistrict shall be similar to those uses permitted
within the C-1. C-2 and C-3 Zonina Districts. as outlined in the Collier County Land
Development Code. All uses that are conditional uses in these zonina districts shall
be conditional uses in this Subdistrict. Outdoor dinina not directlv abuttina the
Golden Gate Parkway riaht-of-wav shall also reauire conditional use approval. Uses
that are not listed as permitted or conditional uses within the C-1. C-2. and C-3
Zonina Districts shall be prohibited. The followina uses are also prohibited:
1. Automatic food and drink vendina machines located exterior to a
buildina.
2. Anv commercial use emplovina drive-up. drive-in or drive-
throuah deliverv of aoods or services.
3. Manufacturina. stomae or distribution facilities as a primary use.
However. these uses are permitted if secondary to an artist's or
craft studio.
4. Enamelina. paintina or platina as a primary use. However. these
uses are permitted if secondary to an artist's or craft studio.
5. Cartina. movina or haulina businesses as a principal use. These
activities may be permitted for the purpose of supplvina other
businesses within the Subdistrict.
6. Sinale-room occupancy hotels. prisons. detention facilities.
halfwav houses. soup kitchens or homeless shelters.
7. Businesses that manufacture. store, or use hazardous materials
as a primary use. includina businesses that store or dispose of
hazardous wastes.
8. Scrap or salvaae yards.
9. Mobile homes. Recreational Vehicles. and mobile home or
Recreational Vehicles sales or service.
10. Kennels. except as ancillarv to a veterinary practice or Sheriff's
substation.
Words E:truok through are deletions; words underlined are additions 20
88 :f
11. Any use which is incompatible with the intended purpose of this
Subdistrict.
C. First floors shall be for retail use only. Second floors may be used for retail.
office, or residential use, except that restaurants and cocktaillounaes are not
permitted on second floors. Third floors shall be limited to residential use.
D. Commercial and residential uses are reauired to a minimum depth of 30 feet from
the frontaae line of all floors. The remainina depth may be used for parkina. If
the existina lot (adjacent to Golden Gate Parkway) is adiacent to a rear alleyway,
the parkina area shall be across the alley from the structure it serves. Parkina
exposure on the frontaae line shall be limited to an openina not wider than 25
feet.
E. Outdoor restaurant seatina shall be permitted to encroach upon the public
sidewalks adiacent to the private property, provided that a minimum clear
pedestrian passaae of 5 feet is left between the seatina area and the streetward
edae of the sidewalk.
F. There shall be a minimum of three (3) public parkina areas for every 1,000 sauare
feet of commercial space and 1- Y2 parkina spaces for every residential unit.
Parkina space reauirements shall be calculated on the basis of the net buildina
area. There shall be no parkina reauirement for outdoor restaurant areas.
Wherever possible, adioinina property owners shall share parkina areas between
their properties. All parkina areas shall provide adeauate liahtina. consistent with
Policy 4.1 .2 of this Element.
8) Collier Boulevard Commercial Subdistrict [new text, after page 23]
The Collier Boulevard Commercial Subdistrict (see Map 19) includes C-3 and C-4. and
C-5 Zonina Districts. The purpose of the Subdistrict is to provide incentives for the
expansion of such zonina into immediately adiacent portions of Golden Gate City. The
provisions of this Subdistrict are intended to allow. but not reauire. cessation of
residential uses in favor of C-3 or C-4 commercial uses, dependina upon the existina
adiacent commercial use. Within this Subdistrict. buildinas may utilize a second story,
limited to 35 feet in heiaht. with parkina areas under the buildina.
The uses permitted within this Subdistrict will be in accordance with the Standard
Industrial Classification Codes for the C-3 and C-4 Zonina Districts (dependina upon
existina zonina as of the date of adoption of this Subdistrict) as identified in the Collier
County Land Development Code. However. any such uses are reauired to provide
suitable landscapina, control inaress and earess, and ensure compatibility with abuttina
residential zonina districts. This Subdistrict shall allow local street vacation or relocation
if alternate access is provided.
a. Estates-Mixed Use District
1) Residential Estates Subdistrict
[revised text, page 25]
Words ctruok through are deletions; words underlined are additions 21
88
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Single-family residential development may be allowed within the Estates:Mixed Use
SOODåistrict at a maximum density of one unit per 2 1,4 gross acres unless the lot is
considered a legal non-conforming lot of record.
2)
Neighborhood Centers Subdistrict, Part c
[revised text, page 26]
b) Criteria for land uses at the centers are as follows:
· Commercial uses shall be limited to intermediate commercial so as to provide
for a wider variety of goods and services in areas that have a higher degree
of automobile traffic. These uses shall be similar to C-1 , C-2, or C-3, Zoning
Districts outlined in the Collier County Land Development Code (Ordinance
91-102, adopted October 30,1991).
· The Neighborhood Center located at the intersection otPine Ridge Road and
Collier Boulevard CR 051 may be developed at 100% commercial and must
provide internal circulation. Any rezoning is encouraged to be in the form of a
PUD. This Neighborhood Center may also be utilized for single-family
residential or conditional uses allowed in the Estates zoning district such as
churches, social or fraternal organizations, childcare centers, schools, and
group care facilities.
· Parcels immediately adjacent to commercial zoning within any Neighborhood
Center may qualify for Conditional Use under the transitional use provision of
the Conditional Use Subdistrict of this Master Plan Element.
· A single project shall utilize no more than 50 % of the total allowed
commercial acreage. The percentage may be increased at the discretion of
the Board of County Commissioners.
· The project shall make provisions for shared parking arrangements with
adjoining developments.
· Access points shall be limited to one per 180 feet commencing from the right-
of-way of the major intersecting streets of the Neighborhood Center. A
maximum of three curb cuts per quadrant shall be allowed.
· Driveways and curb cuts shall be consolidated with adjoining developments,
whenever possible.
· Driveways accessing parcels on opposite sides of the roadway shall be in
direct alignment, except when the roadway median between the two parcels
has no opening.
· Projeots directly abutting EctateG zoned property chall provide, at a minimum,
a 75 foot buffer of retained native vegetation in INhioh no parking or '.,,'ater
management ucoc are permitted; exoept that for valid, approved oonditional
uses, no such buffer ic required.
· Projects shall provide a 25-foot wide landscape buffer abutting the external
right of way. This buffer shall contain two staggered rows of trees that shall
be spaced no more than 30 feet on center, and a double row hedge at least
24 inches in height at time of planting and attaining a minimum of three feet
height within one year. A minimum of 50% of the 25-foot wide buffer area
shall be comprised of a meandering bed of shrubs and ground covers other
than grass. Existing native trees must be retained within this 25-foot wide
buffer area to aid in achieving this buffer requirement; other existing native
vegetation shall be retained, where possible, to aid in achieving this buffer
requirement. Water retention/detention areas shall be allowed in this buffer
Words ctruok through are deletions; words underlined are additions 22
88 4f
area if left in natural state, and drainage conveyance through the buffer area
shall be allowed if necessary to reach an external outfall.
· For Tract 114, Golden Gate Estates, Unit 26, access shall be restricted to
11th Avenue S.W. Also, vehicular interconnection shall be provided to the
adjacent property(s) in the Pine Ridge Road/Collier Boulevard Neighborhood
Center.
· All buildinas shall have tile roofs, 'Old Style Florida' metal roofs or decorative
parapet walls above the roofline. The buildinas shall be finished in liaht.
subdued colors. except for decorative trim.
· Buildina heiahts shall be limited to one (1) story. with a maximum heiaht of
thirty-five (35) feet. This provision only applies east of Collier Boulevard.
· Allliahtina facilities shall be architecturally-desianed. and shall be limited to a
heiaht of twenty-five (25) feet. Such liahtina facilities shall be shielded from
neiahborina residential land uses.
· Commercial uses shall encouraae pedestrian traffic throuah placement of
sidewalks. pedestrian walkways. and marked crosswalks within parkina
areas. Adjacent projects shall coordinate placement of sidewalks so that a
continuous pathway throuah the Commercial Subdistrict is created.
· All buildinas and projects within any sinale specific auadrant of the Subdistrict
shall utilize a common architectural theme. This theme shall be applicable to
both buildina desian and sianaae.
· No buildina footprint shall exceed 5.000 sauare feet. unless the project is
submitted in the form of a PUD. Walkways or courtyards shall connect
adjacent buildinas. This provision only applies east of Collier Boulevard.
· Drive-throuah establishments shall be limited to banks. with no more than 3
lanes; the drive-throuah areas shall be architecturally intearated with the rest
of the buildina. This provision only applies east of Collier Boulevard.
· Fences or walls may be constructed on the commercial side of the reauired
landscape buffer between adjacent commercial and residential uses. If
constructed, such fences or walls shall not exceed five (5) feet in heiaht.
Walls shall be constructed of brick or stone. Fences shall be of wood or
concrete post or rail types. and shall be of open desian (not covered by slats.
boards or wire).
· Projects directly abuttina residential property shall provide. at a minimum. a
seventy-five (75) foot wide buffer in which no parkina uses are permitted.
Twenty-five (25) feet of the width of the buffer alona the developed area shall
be a landscape buffer. A minimum of fifty- (50) feet of the buffer width shall
consist of retained native veaetation and must be consistent with subsection
3.9.5.5.6 of the Collier County Land Development Code (LDC). The native
veaetation retention area may consist of a perimeter berm and be used for
water manaaement detention. Any newly constructed berm shall be
reveaetated to meet subsection 3.9.5.5.6. of the LDC (native veaetation
replantina reauirements). Additionally, in order to be considered for approval,
use of the native veaetation retention area for water manaaement purposes
shall meet the followina criteria:
a. There shall be no adverse impacts to the native veaetation beina
retained. The additional water directed to this area shall not increase the
annual hydro-period unless it is proven that such would have no adverse
impact to the existina veaetation.
Words ctruck through are deletions; words underlined are additions 23
88
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b. If the proiect reauires permittina by the South Florida Water Manaaement
District. the proiect shall provide a letter or official document from the
District indicatina that the native veaetation within the retention area will
not have to be removed to comply with water manaaement reauirements.
If the District cannot or will not supply such a letter. then the native
veaetation retention area shall not be used for water manaaement.
c. If the proiect is reviewed bY Collier County. the County enaineer shall
provide evidence that no removal of native veaetation is necessary to
facilitate the necessary storaae of water in the water manaaement area.
. Projects within the Neighborhood Center Designation that are submitted
as PUDs shall provide a functional public open-space component. Such
public open-space shall be developed as green space within a pedestrian-
accessible courtyard, as per Section 2.4.5.4 of the Collier County Land
Development Code, as in effect at the time of P.U.D. approval.
. The following principal permitted uses are prohibited within Neighborhood
Centers:
Drinking Places (5813) and Liquor Stores (5921)
Mail Order Houses (5961)
Merchandizing Machine Operators (5962)
Power Laundries (7211)
Crematories (7261) (Does not include non-crematory Funeral Parlors)
Radio. TV Representatives (7313) and Direct Mail Advertising Services
(7331 )
NEC Recreational Shooting Ranges, Waterslides, etc. (7999)
General Hospitals (8062), Psychiatric Hospitals (8063), and Specialty
Hospitals (8069)
Elementary and Secondary Schools (8211), Colleges (8221), Junior Colleges
(8222)
Libraries (8231)
Correctional Institutions (9223)
Waste Management (9511)
Homeless Shelters and Soup Kitchens.
1 )
Rocidential EE:tateE: Subdietriot
[revieed text, page 25]
Single family rocidontial dovolopmont may bo allovvod within the Eetatec Mixod
UE:O SubDdictriot at a maximum doncity of one unit por 2 ~4 groec aorce unlocE:
the lot ic ooneidored alogal non oonforming lot of rooord.
4) Commercial Western Estates Infill Subdistrict
[revised text, page 31]
a) Size and Location:
. The Subdistrict includes a 6.23-acre parcel, located at the southwest
corner of Vanderbilt Beach Road and Collier Boulevard (see Map +á
12). The parcel is identified as Tract 105, Unit 2, Golden Gate
Estates.
5)
Conditional Uses Subdistrict, Part b
[revised text, page 31]
b) Golden Gate Parkway and Collier Boulevard Special Provisions:
Words etruok through are deletions; words underlined are additions 24
¿jB
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Conditional ucoc chall only be pormitted on Goldon Gate Parl(way, oa£t of Livingcton
Road and wect of Santo. Barbara Boulevard, and on tho woct cido of Colli or Boulovard,
north of Groen Boulevard and eouth of Vandorbilt Beaoh Road Extoncion, if the cubjoot
paroel ic dirootly boundod by exicting conditional usoe on two (2) or moro side yarde,
with no intorvoning rightc of way or waterways, exoopt for the following:
Conditional uses (except essential services, as described in Paragraph a), above) shall
not be permitted:
. On those parcels immediately adjacent to the west side of CR 951
Collier Boulevard within the Estates Designated Area unless the
parcel is directly bounded by conditional uses on two (2) or more side
yards with no intervening rights-of-ways or waterways;
. Recoqnizinq the existinq residential nature of the land uses
surroundinq the planned 1-75 interchanqe at Golden Gate Parkway.
there shall be no further conditional use or commercial zoninq for
properties abuttinq Golden Gate Parkway. between Livinqston Road
and Santa Barbara Boulevard. Further. no properties abuttinq streets
accessinq Golden Gate Parkway within the above-defined seqment
shall be classified for conditional or commercial uses. This provision
shall not be construed to affect the area described in Paraqraph 1.
below. nor shall this provision be construed to affect that portion of the
Golden Gate Estates Commerciallnfill Subdistrict. which is located at
the northwest corner of Golden Gate Parkway and Santa Barbara
Boulevards.
1. Eccentiûl eorvioee, ae providod in Paragraph a), above; and
12. In consideration of the improvements associated with the proposed interchange at
Interstate 75 and Golden Gate Parkway, the existing conditional use (church and
related facilities) located at the southeast corner of Golden Gate Parkway and
66th Street, S.W. may be expanded in acreage and intensity along the south side
of Golden Gate Parkway to the east of 66th Street, S.W. , but the total project
area shall not exceed 8.212+ acres (see Map 15). ^dditionallY' tho parcol
propoeod for expam:ion ehall not bo subjoot to tho roquiromont that it bo dirootly
bounded on at leaet t'.\'o eido yarde by oonditional ucee.
2ð. The parcel located immediately south of the Commercial Western Estates Infill
Subdistrict, on the west side of Collier Boulevard, and at the southwest quadrant
of the intersection of Vanderbilt Beach Road and Collier Boulevard, shall be
eligible for a transitional conditional use designation.
e) Special Exceptions to Conditional Use Locational Criteria: [revised text, page 31.3]
Temporary use (TU) permits for model homes, as defined in the Collier County Land
Development Code, may be allowed anywhere within the Estates-Mixed Use District.
Conditional use permits submitted for the purpose of extending the time period for use of
the structure as a model home shall not be subject to the locational criteria of the
Conditional Uses Subdistrict, and may be allowed anywhere within the Estates-Mixed
Use District. Temporary Use permits for model homes shall have a duration of three (3)
years from the date of approval. No subsequent issuance of a Conditional Use permit
Words struol{ through are deletions; words underlined are additions 25
shall be for a duration exceeding two (2) years. The total time period for Temporary Use
and Conditional Use permits together shall not exceed five (5) years.
3. AGRICULTURAURURAL DESIGNATION - RURAL SETTLEMENT AREA DISTRICT
[revised title, page 34]
Rural Settlement Area District
Words E:truok through are deletions; words underlined are additions 26
88
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EXHIBIT A
2003-1èf~:,~j. ~
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MAP 1
GOLDEN GATE AREA MASTER PLAN
STUDY AREAS
COLLIER COUNTY, FLORIDA
HENDRY CO.
STUDY AREA
COLLIER CD,
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TRAFFOR~
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LEE CD.
COLLIER CD.
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101.41.
PREPARED BY: GRAPHICS AND 1ECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
FILE: GGMP-9B.OWG OA1E: 5/04
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EXHIBrr A
MAP 2
LEGEND
t;/J · INnLl COMMERCiAl 0 SETTLEIIIENT "RE"
...
"" · 0 GOLDEN GATE
Eo- ACTIVITY CENTER ESTAT[S
· GOlDEN CATE PAAI<WA'I · NRPA OvtRLA't'
PROFESSIONAL OFfiCE
COMNERCIAL SUBDlsrRlCi
0 SANTA BARBARA · DO'M'-Il0WN CENTER
C0t.4~ERClAl SUBD!STRICT C~M[RC AL SUBDISTRICT
0 UPBAN RESIDENTIAL · COLLIER BOULEVARD
CO~hlEACIAl SUBDISTRICT
· FlANDÞI.LL BOULEVAAD 0 NEIGHBORHOOD
COMMERCIAL SUBDISTRICT CENTERS
· PINE RIDGE ROAD ,f1II' ....
NIXED USE SUBDISTRICT
· RESIDENTIAL
WESTERN ESTATES , , DENSITY BAND
INFllL SUBDISTRICT ~..,
· INTERCHANGE .-.CTIVlTY CENTER
AS DESCRIBED IN COUNTY WIDE
COMPREHENSlV( PLAN,
t;/J NOTE: :1~:~i~~~'EBi l~~E~~~TE~SE WI~(:~Ar.r~N Gg:~RIPTION
QO
"" SECTION Of THE GOLDEN (¡"it loRE'" MASTER PLAN.
Eo-
NAPLES IMMOKALEE ROAD
GOLDEN GATE AREA
FUTURE LAND USE MAP
CPSP-2003-1 0
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CPSP-2003-1 0
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CPSP-2003-10
-
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~ AMENDED - SEPTEMBER B. 199B
AMENDED - rEBRUARY 23. 1999
AÞr.tENDEO - MAY 9. 2000
AMENDED - t.lARCH 1.5, 2001
AM£NDED - MAY 1-4. 2002
AÞr.tENDEO - SEPTO.lBER 10, 2003
ORD NO. 2"003-,4.04
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ADOPTED - FEBRUAR'Y. 1991
AMENDED - NAY 19, 1992
AMENDED - NAY 25. 1993
"'WENDED - JULY 27, '99:3
AMENDED - APRIL 12, 199"
AMENDED - MAACH 1", 1995
ANENDED - OCTOBER 27, 1997
AMENDED - ,A.PR'IL u, \998
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1 MI.
2 "'
PREP...RED 8Y: GRAPHICS "'ND TECHNICAL SVPPORT SECTION
COMNUNIT'Y DE\'ELOPNENT AND ENVlRONkAENTAl SERVICES DIVISION
FILE: GGfLU-CPSP-2003-1Q-A,DWC DATE: 5/20<>-4 PLOT~ AUTQC...O.PAL
R 26 E
R 27 E
R 28 E
6
EXHIBIT A
MAP 7
SANTA BARBARA COMMERCIAL SUBDISTRICT
COLLIER COUNTY. FLORIDA
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PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
CO~MUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
FILE: GG~P-39-2.DWG DATE: 5/2004
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EXHIBIT A
8 BpSP-200~1 ~,;
MAP 9
GOLDEN GATE ESTATES
NEIGHBORHOOD CENTERS
Collier County, Florida
IMMOKALEE ROAD
CPSP-2003-10
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AMENDED - SEPTEMBER 10, 2003
Ord. No. 2003-44
PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
FILE: GGMP-47.DWG DATE: 5/2004
_ NEIGHBORHOOD
CENTERS
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2 MI
EXHIBIT A
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CPSP-2003-10 !.,
MAP 13
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LEGEND
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ADOPTED - SEPTEMBER 10. 2003
Ord. No. 2003-44
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PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COt.4t.4UNITY DEVELOPt.4ENT AND ENVIRONt.4ENTAL SERVICES DIVISION
FILE: GGt.4P-44.DWG DATE: 5/2004
EXHIBIT A
-2003-10' .,,~
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MAP 16
COMMERCIAL WESTERN ESTATES IN FILL SUBDISTRICT
Collier County, Florida
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Ord. No. 2003-44
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o 1/2 MI. 1 MI.
PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNIT'f DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
FILE: GGMP-48.DWG DATE: 5/2004
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EXHIBIT A
I
(PROPOSED)
MAP 19
COLLIER BOULEVARD COMMERCIAL SUBDISTRICT
COLLIER COUNTY, FLORIDA
GREEN BOULEVARD
THE OAKS AP,f.RlYENTS
+ + +®+ +
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21ST AVENUE S,W.
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COLDEN GAT( INN
&
CQUNffi'r' CWB
PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
FILE: GGMP-51.DWG DATE: 5/2004
! LEGEND
~ COLLIER BOULEVARD
COMMERCIAL
sc.ti£ SUBDISTRICT
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EXHIBIT A
FUTURE LAND USE ELEMENT
FUTURE LAND USE DESIGNATION
CPSP-2003-11
OVERVIEW
A. and B. No change.
C. UNDERLYING CONCEPTS [pages 4-5]
The land use strategy established by this Element is based on a series of concepts, which
emerge from the foundations cited earlier. The policy direction and implementation
mechanisms closely relate to these underlying concepts.
Protection of Natural Resource Systems
Collier County is situated in a unique, sensitive and intensely interactive physical
environment. Natural resources are abundant: a subtropical climate with annual wet and dry
seasons; enormous groundwater productivity; vast wetland areas; large ranges of habitat
with diverse and unique flora and fauna, including many species that are Federally and/or
State listed, warranting special protection; extensive and highly productive estuarine
systems; and, many miles of sandy beach. In addition to their habitat value, these natural
resources perform functions that are vital to the health, safety and welfare of the human
population of the County, and serve as a powerful magnet to attract and retain visitors and
residents. Therefore, protection and management of natural resources for long-term viability
is essential to support the human population, ensure a high quality of life, and facilitate
economic development. Important to this concept is management of natural resources on a
system-wide basis.
The Future Land Use Element is designed to protect and manage natural resource systems
in several ways:
· Urban Designated Areas on the Future Land Use Map are located and configured to
guide concentrated population growth and intensive land development away from
areas of great sensitivity and toward areas more tolerant to development.
· Within the Urban Designated Areas this Element encourages Planned Unit
Development zoning and assigns maximum permissible residential density based on
the gross land area. Through site plan review procedures in the Land Development
Regulations (LDRs), development is guided to the portions of the property that j.s are
of lesser environmental quality, thus, in effect, constituting an on-site transfer or
clustering of development rights.
· A broader "off-site" Transfer of Development Rights (TOR) provision and
Stewardship Credit System, set forth in this Element and primarily applicable to the
Rural Fringe Mixed Use District and Rural Land Stewardship Area is a key
component of the County's overall strategy to direct incompatible land and uses
away from important natural resources, including large connected wetland systems
and listed species and their habitat.
· An Area of Critical State Concern Overlay is included on the Future Land Use Map to
ensure implementation of all applicable Land Development Regulations in the
Okaloacoochee Slough, Big Cypress Swamp, Fakahatchee Strand and Ten
Thousand Islands areas.
· The County has designated several interim Natural Resource Protection Area
(NRPA) overlays 38 permanent NRP^o v.'hioh within the Rural Fringe Mixed Use
27
Words Struokthrough are deletions; words underlined are added
88
"'~
District. The County has also desiqnated Flowwav Stewardship Areas (FSAs) and
Habitat Stewardship Areas (HSAs) within the Rural Lands Stewardship Overlav.
These areas are intended to maintain the connection between and the preservation
of, large connected wetland systems and critical habitat areas for listed species by
allowing very limited land uses and through high native vegetation preservation
standards and buffers from adjacent land uses. These permanent NRP^ overlay
areas are primarily located within the Rural Fringe Mixed Use District and the Rural
Lands Stewardship Overlav where these large connected wetlands systems and
habitat areas occur.
· The County has desiqnated Water Retention Areas (WRAs) within the Rural Lands
Stewardship Overlav for the further protection of surface water qualitv and quantity
and protection of habitat for listed species.
· The County's Land Development Regulations provide standards for protection of
groundwater, particularly in close vicinity to public water supply wells by
implementing policies set forth in the Natural Groundwater Aquifer Recharge
Element.
· Natural resources are also protect through close spatial and temporal coordination of
land development with the availability of adequate infrastructure (public or private
facilities) to ensure optimized accommodation of human impacts, particularly in
relation to water supply, sewage treatment, and management of solid waste. This
coordination is accomplished through the provision of public facilities as detailed in
the Capital Improvements and Public Facility Elements and through the Level of
service Standards (LOS) found herein.
Of crucial importance to the relationship between natural resources and land use is the
completion and implementation of multi-objective watershed management plans as
described in the Drainage Element. Water is the greatest integrator of the physical
environment in that it links together dynamic ecological and human systems. Therefore,
the watershed management plan must take into account not only the need for drainage
and flood protection but also the need to maintain water table levels and an
approximation of natural discharge to estuaries. The watershed management plans will
have implications for both water management and land use practices.
Coordination of Land Use and Public Facilities through Protection of Private
Property Rights No change.
D. No change.
E. FUTURE LAND USE MAP [page 10]
The Future Land Use Map depicts the desired extent and geographical distribution of
land uses in the County. Mixed-use categories are used to generally describe the
character of allowed development. Within each of these categories, a range of uses is
permitted based upon specific standards as described in the Designation Description
Section of this Element. These educational, community, and public facilities.
The Future Land Use Map series includes additional map series:
North Belle Meade Overlav Map
Future Land Use Map - Mixed Use Activity Centers and Interchange Activity Centers
Future Land Use Map - Properties Consistent by Policy (5.9, 5.10, 5.11)
Future Land Use Map - Natural Resources: Wetlands;
Future Land Use Map - Wellhead Protection Areas
28
Words Struokthrough are deletions; words underlined are added
88
. ....
i~
Future Land Use Map - Bayshore/Gateway Trianale Redevelopment Overlay Map
Future Land Use Map - Stewardship Area Overlay;
Urban-Rural Frinae Transition Zone Overlay
Future Land Use Map - Rural Lands Study Area Natural Resource Index Maps
IMPLEMENTATION STRATEGY
GOALS, OBJECTIVES AND POLICIES
No change.
DESCRIPTION SECTION
I. URBAN DESIGNATION
A. Urban-Mixed Use District
No change.
1. through 14. No change
DENSITY RATING SYSTEM [pages 37-39]
a.1. through a.3. No change.
a.4. Residential in-fill.
(a) through (g) No change.
(h) Projects qualifying under this provision may increase the Ða6e density
administratively by a maximum of one dwelling unit per acre by transferring that
additional density from Sending Lands. Within ono yoar, tho County will adopt
LORe to imploment thie: "by right" Rural to Urban tr:lnc:for procO!::c, eubjoct to tho
above criteria, excluding (c).
5. through 7. No change.
b. and c. No change.
d. Density Blending:
This provision is intended to encourage unified plans of development and to preserve
wetlands, wildlife habitat, and other natural features that exist within properties that
straddle the Urban Mixed Use and Rural Fringe Mixed Use Districts or that straddle
Receivina and Neutral Land within the Rural Frinae Mixed Use District. In the case of
such properties, which were in existence and under unified control (owned, or under
contract to purchase, by the applicant(s)) as of June 19, 2002, the allowable gross
density for such properties in aggregate may be distributed through the project
regardless of whether or not the density allowable for a portion of the project exceeds
that which is otherwise permitted", . when the followina conditions are met:
1. and 2. No change.
3. Density Blendina Conditions and Limitations for Properties Straddlina Receivina and
Neutral Lands within the Rural Frinae Mixed Use District:
(a) The project must straddle Receivina Land and Neutral Land in the Rural Frinae
Mixed Use District.
(b) The project in aaareaate must be a minimum of 80 acres in size.
(c) At least 25% of the project must be located in Receivina Land. The project must
extend central water and sewer to serve the entire project. unless alternative
interim sewer and water provisions are authorized by the County.
(d) The project must be zoned PUD.
(e) It must be demonstrated that development on the site is to be located so as to
preserve and protect the hiahest auality native veaetation and/or habitat on-site
and to maximize the connectivity of such native veaetation and/or wildlife habitat
with adjacent preservation and/or habitat areas.
29
Words Struokthrough are deletions; words underlined are added
8B
:1..
(f) The project shall comply with the native veaetation reauirements applicable to
Neutral Lands. as set forth in the CCME.
(a) Permitted uses for density blendina under this provision shall include residential
development and associated amenities. includina oolf courses meetina the
criteria for oolf courses within the Neutral Area. This provision is not intended to
eliminate any uses permitted within the applicable underlyina land use
desianation.
B. through C. No change
II. AGRICUL TURAURURAL DESIGNATION [pages 52-
Tho Go\rornor and Cabinot citting aG tho I\dminictration CommiGsion, on Juno 22, 1999, iccuod
tho Final ardor (.^.C 99 002) pursuant to Sootion 163.3181(1 O)(b), Florida Statutos, in Divicion
of Adminietrativo Hoaringe Caeo No. 98 0321GM. Pursuant to tho Order, Collior County ie
requirod to preparo a Rural and Agricultural .^.€:eoccmont (/'.cco£emont). Thi£ I\csoecmont may
bo phacod.
Tho Goographio Soopo of tho /\ecoccmont ¡'.roa ehall bo ae foIlO'.'Yc:
Includoc: .^.lIland docignatod Agrioultural/Rural, oxoopt ae notod bolow;
Big Cyprocc ¡'.roa of Critioal Stato Conoorn (/\CSC), oxoopt ae notod bolo'll;
Concorvation landc outcido tho Urban Boundary, oxoopt ao notod bolow; and,
South Goldon Gato Eetatoe.
Exoludoc: 1\11 Urban docignatod areac;
Northern Goldon Gato Eetatoc;
Tho Sottlomont Dictriot.
Tho A£ceeemont hac boon oomplotod and tho Intorim Devolopment Provicione aro no longor
applioable, for theco area£:
Tho Agricultural/Rural aroa enoompC\Gcod by tho Rural Landc Sto'Nardehip Area
Ovorlay, whioh inoludoe a portion of tho Big Cyprocc .^,roa of Critioal Stato Conoern;
Tho Coneervation docignatod landc within tho EC\storn (Rural) Lande Study Aroa,
known ac tho Ok3loaoooohoo Slough Stato Foro£t whioh inoludos a portion of tho
Big Cypro£e Aroa of Critioal Stato Conoorn, and tho Corkeorow March CREW Truct
Lande; and
Tho Coneorvation doeignatod lando outGido of both tho Eactern (Rural) Lande Study
Aroa and tho Rural Fringo Study Aroa, whioh inoludoc tho largeGt portion of tho Big
Cyprocc Aroa of Critioal Stato Conoorn.
Tho Rural Fringe Mixod Ueo Dictriot,
Othor privatoly ownod Ian de gonorally looatod north of Evorgbdoe City; and,
North Bolio Moad, Bolio Moado, and CREW NRP/\s.
Tho /\eeocsmont, or any phaGo theroof, shall bo a oollaborativo, oommunity bacod offort with full
and broC\d basod publio partioipation and ûcsictanoo from applicablo Stato and Rogional
agonoioe. N a minimum, tho I\ccosemont mUGt idontify tho moanc to aooomplish tho foIlO'....ing:
1. Idontify and propoee moacuroe to proteot primo agrioultural aroas. Suoh moacureG chould
provont tho promature oonvorcion of agrioulturallande to othor ucec.
2. Diroot inoompatiblo ucoe C\'Nay from wotland€) and upland habitat in ordor to protoot '!:,lÌer
quality and quantity and maintain the natural water regime as well as to protoot licted animal
and plant cpooiee and their habitate.
3. .^.ccece tho growth potontial of the /'.rea by aceeccing the potontial oonvercion of rurallandc
to othor ueec, in appropriato looationc, while diaoouraging urban cpra'.vl, dirooting
inoompatible land UGOC away from oritioal habitat and onoouraging dovolopment that utilizoc
30
Words Struokthrough are deletions; words underlined are added
88
:" ..
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oroativo land uco planning toohniquoc inoluding, but not limitod to, public and privato
cohoolc, urban ':illagoc, now tov./nc, catollito oommunitioc, aroa bm::od allooationo, oluetoring
and opon cp:J:oo provicionc and mixod uco dovolopmont. Tho ,^.ccoocmont, or any phaeo
thoroof, Ghall rooognizo tho cubctantial advantagoc of innovativo approaohoc to
dovolopmont which may bottor corvo to protoot onvironmontally concitivo aroac, maintain
tho oconomio viability of agrioultural and othor prodominantly rurallandc, and provido for tho
ooct officiont dolivory of public faoilitioc and corvicoc.
Interim Development Provisions of Agricultural Assessment Area
Amondmontc bacod on tho Accocemont chall bo oomplotod by Juno 22, 2002, for tho
Rural Fringo Aroa, and by Novombor 1, 2002, for tho balanoo of tho /\ccoccmont ,^.roa.
Rocidontial and othor ucoc in tho Aroa for whioh complotod applioationc for dovolopmont
approval, rozoning, oonditional ueo, cubdivicion approval, cito plan approval, or platc
woro filod with or approvod by Collior County prior to Juno 22, 1099, ehall bo proooccod
and ooncidorod undor tho Comprohoncivo Plan ae it oxistod on Juno 22, 1999. If tho
County oloote to addroGe a spooifio goographio portion of tho Aroa ac a phaeo of tho
,^.eGoeemont, tho intorim land uco oontrole ehall bo liftod from tho cpooifio goographic
aroa upon oomplotion of tho applioablo phaGo of tho ,^.ccoecmont and tho implomonting
ComprohonGivo Plan amondmontG for that phaco booomo offootivo. Until tho
,^.ssoccmont is complete and oomprehom::ivo plan amondmontc to implomont tho
Aceoosmont, or any ph:J:co thoreof, aro in offoot tho only land ueoc and dovolopmont
allmvablo in tho area chall bo thoco cot forth in tho Agricultural/Rural Mixod Ueo Dietrict
:J:nd tho Land Dovolopmont Codo (Sootion 2.2.2) in offoot on Juno 22, 1999, for tho
,^.gricultural/Rural Dictriot, oxoopt tho following UGQE; aro prohibitod and chall not bo
allowod: Anv application for conditional use filed prior to Julv 22. 2003. relatina to that
land subject to an Aareed Order Abatina Case dated April 8. 2003. which application
also includes properties under common or related ownership with and operated and
maintained bv the same or related operator of such land. shall be processed and
considered pursuant to the Interim Development Provisions that were in effect from
March 7. 2001. until Julv 22. 2003.
1. Now golf oourcoc or driving rangoc.
2. Extoncion or now provicion of central wator and GOwor eorvioo into tho ,\roa.
ð. NO'N paokago wactowator troatmont plante.
1. Rocidontial dovolop oxoopt farm'.\'orkor houcing or houGing dirootly rolatod to cupport
farming oporationc, or ctaff houcing (12 du/ao) and othor ueoc dirootly relatod to tho
managomont of publioly ownod land, or one single family d'J'/olling unit por lot or parcel
oroatod prior to Juno 22, 1999.
5. Commoroial or induGtrial dovolopmont oxoopt gaG and tolophono facilitioe, olootrio
tranemicsion and dictribution facilitioG omorgonoy powor struoturoG, firo and polioo
stationc, omorgonoy modioal stations.
6. Tranciont rOGidontial cuoh ae hotols, motolc, and bod and broald:J:ct faoilitioc.
7. Zoo, aquarium, botanioal gardon, or othor eimilar aroac.
8. Publio and privato sohoole.
9. Collootion and trancfor sitoe for rocouroo rooovory.
10. Landfills.
11. Sooial and fratornal organizationc.
12. Group oaro faoilitioe.
1 ð. Sports inetruotional echoolc and oampc.
11. Asphalt and ooncreto batch making plante.
15. Rooroational Vohiolo Parlœ.
31
Words Struokthrough are deletions; words underlined are added
88
..it¥J
f:;} .41
':';.
Thece interim develepment ctandarde chall not affoot or limit the oontinuation of exieting
uees. Exicting usec ehall 31so inolude thoE:e UOOE: for whioh all required permitE: have beon
iccuod, or uceE: for 't:hioh oompleted applioationc have been rooeivod by the County prior to
Juno 22, 1900. The oontinuation of oxiE:ting ucoc ahall include expanE:ions of thoGe ucec if
suoh expancions are ooncictent with or olearly anoillary to the exicting uce and do net
require a rezoning or oomprehenE:ive plan amendment.
Natural Resource PrÐteGtion Areas (NRPAs)
The follO'.ving areac chall be gener311y mapped and identified as NRPAc:
TheE:e NRPAE: are deE:Ìgnated on the Future land Uce Map:
1. '¡''''ithin thece areac, only agrioulture and direotly related ucec and one Gingle bmily dl,,\'elling
unit per paroel or lot oreate prior to June 22, 1999, E:h311 be 3110wod;
2. These interim development E:tandardE: chall not affeot or limit the oontinuation of exiE:ting
uceE:. Exicting UE:eE: E:hall also inolude thoE:e uces for 'Nhioh all required permitc have been
iE:E:ued, or useE: for whioh oompleted applioations have been reoeivod by the County prior to
June 22, 1009. The oontinuation of exiE:ting UE:eE: ch311 inolude expancions of thoce ucec if
E:uoh expansionE: are oonsistent with or olearly anoillary to the exicting usec and do not
require 3 rezening or oomprehensive plan amendment;
3. The genorallooation chall be identified on a map aE: the interim NRP.^.E: and shall be refined
ac actual data and 3nalYE:ic is made available during the Collier Ceunty Rural and
Agrioultural Area .'\sseE:E:ment.
The Agricultural/Rural land Use Designation is fer those areas that are remete from existing
development pattern, lack public facilities and services, are environmentally sensitive or are in
agricultural production. Urbanization is not promoted, therefore most allowable land uses are of
low intensity in an effort to maintain and promote the rural character of these lands.
The following uses and densities are generally permitted under this Designation subjeot to the
Interim Development Provicione, where applioable - but may not be permitted in all Districts and
Subdistricts, and may be subject to specific criteria, conditions, development standards;
permitted densities may be greater, or lesser, than that stated below, in some Districts and
Subdistricts. Alternatively, the Rural lands Stewardship Area Overlay contains Areas
participating in the Stewardship Credit System.
a. through k. No change.
I. Commercial uses as principal uses, as provided for within the Rural Commercial
Subdistrict and Rural Villages within the Rural Fringe Mixed Use SubdiGtriot District,
and based upon the criteria set forth therein, respectively.
m. Industrial uses as provided for within the Rural-Industrial Subdistrict and for
Research and Technology Parks within Rural Villages in Rural Fringe Mixed Use
SubdiE:triot District, and based upon the criteria set forth therein, respectively;
n. No change.
A. Agricultural/Rural - Mixed Used District No change.
1. Rural Commercial Subdistrict
Within the Agricultural/Rural Mixed Use District, commercial development, up to a
maximum of 200 acres, may be allowed providing the following standards for intensity of
use are met and cubjeot to the Interim Development Pro'liE:ionG:
a. The project, or that portion of a larger project, whioh that is devoted to commercial
development, is 2.5 acres or less in size;
b. through f. No change.
32
Words StnJOl<through are deletions; words underlined are added
88
i .
.~;,
B. Rural Fringe Mixed Use District [pages 57-63]
No change.
1. Transfer of Development Rights (TDR), and Sending. Neutral. and Receiving
Designations: The primary purpose of the TOR process within the Rural Fringe mixed
Use District is to establish an equitable method of protecting and conserving the most
valuable environmental lands, including large connected wetland systems and significant
areas of habitat for listed species, while allowing property owners of such lands to
recoup lost value and development potential through an economically viable process of
transferring such rights to other.1 more suitable lands. Within the Rural Fringe Mixed Use
District and within docignatod aroac of tho /\grioultural/Rural Mixod Uoo District,
residential density may be transferred from lands designated as Sending Lands to lands
designated as Receiving Lands on the Future Land Use map, subject to the following:
provisions below. Residential density may not be transferred either from or into areas
desiqnated as Neutral Lands throuqh the TOR process.
A) Receiving Lands: No change.
1. Maximum Density: The base residential density allowable for designated
Receiving Lands is one (1) unit per five (5) gross acres (0.2 dwelling units per
acre). The maximum density achievable in Receiving Lands through the TOR
process is one (1) dwelling unit per acre. This maximum density is exclusive of
the Densitv Blendinq provisions. Dwellinq Units may onlv be transferred into
Receivinq Lands in whole unit increments (fractional transfers are prohibited).
Once the maximum density is achieved through the use of TORs Credits,
additional density may be achieved as follows:
ill. a ð. density bonus of no more than 10% of the maximum density per acre
shall be allowed for each additional acre of native vegetation preserved
exceeding the minimum preservation requirements set forth in Policy 6.1.2 of
the CCME.
Ql A density bonus of no more than 10% of the maximum density per acre shall
be allowed as provided in Policv 6.2.5(6)b of the CCME.
Thic maximum doncity ie oxcIUf~;ivo of tho Dom:ity Blonding proviciom:. D"'Jolling
Unite may only bo trancforrod into Rocoiving Lands in 'Nholo unit incromonte
(fraotional tranefors aro prohibitod).
2. through 4. No change.
5. Pormittod Allowable Uses: Uses within Receiving Lands are limited to the
following:
a) Agricultural uses ouoh as farming, ranching, foroctry and beo keeping;
b) No change.
c) Multi-family residential structures shall be permitted under the Residential
Clustering provisions of this plan.1 subject to the development of
appropriate development standards to ensure that the transitional semi-
rural character of the Rural Fringe Mixed Use District is preserved. These
development standards shall include, but are not limited to: building
heightsT.1 design standards.¡.-a.OO, buffers.1 and setbacks.
d) through j) No change.
k) Golf courses or driving ranges, subject to the following standards:
(1) The minimum density shall be as follows:
(a) For golf coun::o projocts utilizing Doncity Blending Provisione sot
forth in tho Denoity Rating System of tho FLUE: one (1) dwolling
unit por fivo (6) groGs acree
33
Words Struckthrough are deletions; words underlined are added
88
..' ~iII
.¡~
f91-For golf course projects not utilizing OenÐity Blending Provicionc,
including both freestanding golf courses and qolf courses with
associated residential development: the minimum doncity chall be one
(1) d'.\'elling unit por five aorOE:, and one additional dwolling unit por
five (5) groE:S: aorec for the one TOR Credit shall be required for everv
five (5) qross acres of land area utilized as part of the golf course,
including the clubhouse area, rough, fairways, greens and lakes, but
excluding any area dedicated as conservationr=whioh that is non-
irrigated and retained in a natural state. The additional requirod
dens:ity for cuoh golf oourso dovelopmont shall bo aohioved by
aoquiring TORe Creditc from Sending Land€:. Any residential
development associated with the qolf course shall have a minimum
density of one (1) dwellinq unit per five acres.
(2) Golf courses shall be designed, constructed, and managed in
accordance with the best manaqement practices of Audubon
International's Gold Signature Program and the Florida Department of
Environmental Protection.
(3) through (7) No change.
I) through n) No change.
0) Public educational plants and ancillary plants, cubjeot to the follmving
critoria:
Sito aroa and sohool sizo chall bo subject to the Goneral Eduoational
Faoilitie€: Report €:ubmittod annually by tho Collier County Sohool Board
to the Board of County Commiccionorc.
The Site muct oomply with tho Stato Roquirement€: for Eduoational
Faoilitioc adoptod by the Stato Board of Eduoation.
The cite E:hall bo wbjeot to all applicable Stato or Fodoral regulations.
p) through u) No change.
v) Parks. open space. and recreational uses.
w) Private schools.
6. Density Blending.; shall be permitted S§ubject to the provisions set forth in the
aDensity fRating s§ystem.
7. No change.
8. Adjustment to Receivinq Land Boundaries. For all properties desiqnated
Receivinq Lands where such property is contiquous to a Receivinq Land/Sendinq
Land boundary. the property owner may submit data and analysis to the County
in an attempt to demonstrate that a chanqe in the boundarY is warranted. Within
one year from the effective date of this provision. the County may initiate a
Growth Manaqement Plan amendment to consider such boundary chanqes upon
a showinq of the followinq:
a) The property is contiquous to Sendinq Lands:
b) Site specific environmental data submitted by the property owner, or other
data obtained by the County. indicates that the subiect property contains
characteristics warrantinq a Sendinq desiqnation: and
c) An adjustment to the Receivinq Land boundary will not adversely affect the
TDR proqram.
B) Neutral Lands: No change.
1 . and 2. No change
34
Words StruokthroLJgh are deletions; words underlined are added
88
. J,~
3. Pormittod Allowable Uses:
a) Agricultural uses such ac farming, ranching, forootry and boo kooping;
b) No change.
c) Multi-familv residential structures shall be permitted under the Residential
Clusterinq provisions of this plan. subject to the development of appropriate
development standards to ensure that the transitional semi-rural character of
the Rural Frinqe Mixed Use District is preserved. These development
standards shall include. but are not limited to: buildinq heiqhts. desiqn
standards. buffers. and setbacks.
Renumber c) through h) to d) through i).
+tÏl Golf courses or driving ranges, subject to the following standards:
(1) Golf courses shall be designed, constructed, and managed in accordance
with the best manaqement practices of Audubon International's Gold
Signature Program and the Florida Department of Environmental
Protection.
(2) through (6) No change.
Renumber j) to k).
kth Public and privato sohools, educational plants and ancillarv plants subjoot to
tho following oritoria.:
Sito aroa and cohool cizo chall bo subjoot to tho Gonoml Eduoational Facilitios
Roport E:Ubmittod annually by tho Collior County Sohool Board to tho Board of
County Commiscionors.
Tho Sito must oomply with tho Stato Roquiromonts for Educational Faoilitioc
adoptod by tho Stato Board of Eduoation.
Tho sito shall bo subjoot to all applicable Stato or Fodoral regulations.
Renumber I) through 0) to m) through p).
q) Parks. open space. and recreational uses.
r) Private schools.
dA. Native vegetation and preservation requirements: Native vegetation shall be
preserved as set forth in CCME Policy 6.1.2.
5. Densitv Blendinq shall be permitted subject to the provisions set forth in the
Density Ratinq System.
6. Adjustment to Neutral Land Boundaries. For all properties desiqnated Neutral
Lands where such property is contiquous to a Neutral Land/Sendinq Land
boundary. the property owner may submit data and analvsis to the County in an
attempt to demonstrate that a chanqe in the boundary is warranted. Within one
year from the effective date of this provision. the County may initiate a Growth
Manaqement Plan amendment to consider such boundary chanqes upon a
showinq of the followinq:
a) The property is contiquous to Sendinq Lands;
b) Site specific environmental data submitted by the property owner. or other
data obtained bv the County. indicates that the subject property contains
characteristics warrantinq a Sendinq desiqnation: and
c) An adjustment to the Neutral Land boundary will not adverselv affect the TDR
proqram.
C) Sending Lands: No change. [pages 64-65]
1. through 3. No change.
4. Permitted Uses: Permitted uses are limited to the following:
a) through g) No change.
35
Words Struckthrough are deletions; words underlined are added
88
:!~
h) Oil oxtr::lOtion and rolatod proco€>€>ing Qas exploration. Where practicable,
directional-drilling techniques and/or previously cleared or disturbed areas
shall be utilized to minimize impacts to native habitats.
5. Conditional Uses:
a) The following uses are conditionally permitted subject to approval through a
public hearing process:
(1) Essential services not identified above in ð 1f). Within one year, Collier
County will review essential services currently allowed in the Land
Development Code and will define those uses intended to be conditionally
permitted in Sending designated lands. During this on-year period or if
necessary until a comprehensive plan amendment identifying
conditionally permitted essential services, no conditional uses for
essential services within Sending designated lands shall be approved.
(2) No change.
(3) Commercial uses accessory to permitted uses é-:- 4.a), é-:- 4.c), é-:- 4.d),
such as retail sales of produce accessory to farming, or a restaurant
accessory to a park or preserve, so long as restrictions or limitations are
imposed to insure the commercial use functions as an accessory
subordinate use.
(4) Oil and Qas field development and production. Where practicable.
directional-drillinQ techniques and/or previouslv cleared or disturbed areas
shall be utilized to minimize impacts to native habitats.
b) No change.
6. through 8. No change.
D) Additional TDR Provisions: [pages 66-67]
No change.
1. The establishment of a simple, expeditious process whereby private property
owners may, by right, "sell" residential dwelling units from lands designated as
~Sending Lands~. Said units (TDR Credits) may then be ~transferred~ by right to
lands designated as ~Receiving Lands~, or to Urban Lands where authorized.
Once established, the TDR program shall be administratively reviewed and
approved, requiring no further public hearing or Board approval if consistent with
the provisions for administrative approval.
2. The establishment of a process for tracking and recording all tran€>forE: of
roddontial unite TDR Credits in the public records of Collier County. This shall
include the identification of the entity or department responsible for the on-going
administration of the TDR program. In addition, the County shall consider the
feasibility of establishing a "TDR Bank," to be administered by the County or
some other not-for-profit governmental or quasi-governmental public agency
established for this purpose. Tho County ehall coneidor and ovaluato tho funding
option€> and €>ourcoc: of rovonuoc for cuoh a TDR Bani" DC part of tho FY01
budgot roviO'.,., procoec. Sourcoe of funds to coneider includo, but are not limited
to, General Fund re'Jenuoc, and federal and eta.to grant€> and loane. A primary
objective of the TDR Bank is to make funds available to support the TDR
program by offering initial minimal purchase prices of TDRs Credits. As part of
thece conc:ideration€>, projection€> for an annual budget for admini€>tration of tho
TDR program Ghall be doveloped.. which '.Yould includo the projected co€>te and
funding appropriation for the FY01 a€>€>ociatod with initial purohaee of recidential
de'lelopmentc.
3. Limitations and Procedures:
36
Words Struokthrough are deletions; words underlined are added
88
.:,
,'.,: r.Ìi
"~i~;
a) Tran/::ferc TOR Credits shall not be allO'.\'ed Qenerated from s§ending l.!:ands
where a conservation easement or other similar development restriction
prohibits residential development.
b) The trancfer of unite Qeneration of TOR Credits throuah the severance of
residential density from Sendina Lands shall be recorded in public records
utilizing a legal instrument determined to be appropriate by the County
Attorney's Office. Said instrument shall clearly state the remaining allowable
lands uses on the subject property after all, or a portion, of the residential
density has been tranderred severed from the property.
c) Where residential density has been tranÐforrod severed from Sending Lands,
such lands may be retained in private ownership or may be sold or deeded by
gift to another entity.
4. No change
5. A 25-year prohibition on utilizing qeneratina TORE: vvhoro a Credits from any
parcel , or portion thereof. within Sending Lands has been cleared for agricultural
purposes after June 19, 2002.
2. No change
3. Rural Villages: No change [pages 68-69]
A) and B) No change
C) Rural Village Sizes and Density:
1. and 2. No change
3. Density may be achieved as follows:
a) No change
b) The additional density necessary to achieve the minimum required density for
a Rural Village shall be achieved by an equal amount of TORs Credits and
bonus units. That is, for each TOR Credit acquired one bonus unit shall be
granted.
c) Additional density between the minimum and maximum amounts established
herein may be achieved through any of the followina. either individuallv or in
combination:
11 Additional TORc, and/or through Credits.
g} through a 8 0.5 unit bonus for each unit that is provided for lower income
residents and for entry level and workforce buyers, and/or through a.:.
-ª1-ð. density bonus of no more than 10% of the maximum density per acre
allowed for each additional acre of native vegetation preserved exceeding
the minimum preservation requirements set forth in Policy 6.1.2 of the
CCME.
4) A density bonus of no more than 10% of the maximum density per acre
as provided in Policv 6.2.5(6)b of the CCME.
Within one (1) year of tho offootivo date of thoco Rural Fringe amondmontc,
tho County will amond tho land developmont oodo to ectablieh ho
following: a dofinition of "worldoroo how:::ing;" minimum qualifioation/:: for
tho abovo roforenood dom:ity bonuo; and a minimum poroont of tho
allowablo doncity that Ðhall moot tho dofinition of workforoo/affordable
hou¡::;ing within a rural village.
D) No change.
E) Open Space and Environmental Protection:
1. No change.
37
Words Struokthrough are deletions; words underlined are added
88
.,~
J,f
2. Open Space and Native Vegetation Retention.
a) No change.
b) Open Space: Within the Rural Village and required Greenbelt, in aggregate, a
minimum of 7G% 40% of Open Space shall be provided.
3. No change.
F) and G) No change.
4. No change.
C. and D. No change.
III. ESTATES DESIGNATION
No change.
\4IV. CONSERVATION DESIGNATION
No change.
V. OVERLAYS AND SPECIAL FEATURES
A. No change.
B. North Belle Meade Overlay
No change.
A.J.:. IN GENERAL [pages 76-77]
The North Belle Meade area is surrounded by Golden Gate Estates to the north, east,
and west and 1-75 to the south. The area, designated as the North Belle Meade
Overlay, comprises ± 24 sections of land (± 15,552 acres, depending on the size of
individual sections) and is depicted on the Future Land Use Map and North Belle Meade
Overlay Map. The NBM Overlay area is unique to the Rural Fringe area because it is
surrounded by areas that are vested for development on three sides. Because this area
is largely undeveloped and includes substantial vegetated areas, the Sending Lands can
and do provide habitat for wildlife, including endangered species. Within the NBM
Overlay area are also areas that have been previously impacted by canal construction
and past clearing and agricultural practices which have altered the natural hydroperiod.
The challenge for the NBM Overlay area is to achieve a balance of both preservation
and opportunities for future development that takes into account resource protection and
the relationship between this area and the Estates developing around the NBM Overlay
area. Accordingly, a more detailed and specific plan for the NBM Overlay is set forth
herein. Unless otherwise specifically stated, no other Goals, Objectives and Policies of
the Future Land Use Element, other than those relatinq to densitv and allowable uses,
Conservation and Coastal Management Element, or Public Facilities Element in the
Growth Management Plan or implementing LDRs, including specifically but not limited to
wetlands and wildlife protection, shall be applicable to the NBM Overlay Receiving
Lands other than this NBM Overlay Plan and its implementing LDRs. On Receiving
Lands any development shall comply with the non-environmental administrative review
procedures of Collier County for site development plans and platting.
Within the NBM Overlay there are four distinct areas, as depicted on the Future Land
Use Map and Map series, that require separate treatment based on existing conditions
within this area. These areas include the natural Resource Protection Area (NRPA), the
Receiving and the Sending Areas for the transfer of development rights, and a Neutral
38
Words Struokthrough are deletions; words underlined are added
88
: .:;.
area, which is neither a Sending nor a Receiving Area comprising two sections of land.
It is the intent to perform the physical planning of the NBM Sending Lands within twelve
(12) months after the effective date for Red Cockaded Woodpeckers, Greenways, and
Wildlife Crossings.
Planning Considerations
Renumber 1. through 4. to a. through d.
Renumber B. to 2.
Planning Considerations [page 79]
Renumber 1 and 2 to a. and b.
3.c. Sending Area
The NBM NRPA shall be designated as a-s§ending afea Lands for purposes of the
Transfer of Development Rights (TDR) proqram.
4.d. TDRs
Ownero of I::1nds looated in TOR Credits qenerated from the NBM NRPA may
tranÐfer their development rights be transferred to Sections 21 and 28 and the west
14 of s§ection§. 22 and 27, and/or to other suitable locations within the Rural Fringe
Mixed Use Afea. District. or to the Urban Area at a ratio of 1 unit per 5 acres from
Sending Lands or one unit per individual deeded parcel or lot that existed as of June
22, 1999, whichever is greater.
G-.3. RECEIVING AREAS [pages 79-80]
Within the NBM Overlay, Receiving Areas are identified for clustering of residential
dwelling units, central water and sewer service, and for the transfer of development
rights and comprise ± 3,368 acres in the northern portion of NBM Overlay. The
Receiving Areas are generally located in the northern portion of NBM Overlay and
generally contiguous to Golden Gate Estates. Two sections are directly to the south of
the APAC earth Mining Operation. The Receiving Area exhibits areas of less
environmental sensitivity than other portions of the NBM Overlay, because of their
proximity to Golden Gate Estates and prior clearing and disturbance to the land. Within
the Receiving Area of the NBM Overlay, are located Sections 21, 28, and the west 14 of
Sections 22 and 27, which have been largely assembled under one property ownership.
These lands are located south of the existing APAC earth mining operation and have
been largely impacted by agricultural operations. The location of Sections 21 and 28 is
just to the south and west of Wilson Boulevard located in the southern portion of north
Golden Gate Estates. Because an earth mining operation and asphalt plant uses have
existed for many years in the area, and the surrounding lands in Sections 21, 28, and
the western halveG quarters of Sections 22 and 27 are reported to contain Florida
Department of Transportation grade rock for road construction, these uses are
encouraged to remain and expand. However, until June 19, éQQ42005, mining
operations and an asphalt plant may be expanded only to the western half of Section 21
and shall not generate truck traffic beyond average historic levels. If by June 19,
éQQ42005, an alignment has been selected, funding has been determined, and an
accelerated construction schedule established by the Board and the mining operator for
an east-west connection roadway from County Road 951 to the extension of Wilson
Boulevard, mining operations and an asphalt plant may expand on Sections 21 and 28
and the western quarters of 22 and 27 as a permitted use. If no such designation has
been made by June 19, éQQ42005, any mining operations or asphalt plant in these
areas, other than continued operations on the western half of Section 21 at historic
Words Struokthrough are deletions; words underlined are added
39
88·
levels, shall be permitted only as a conditional use, unless the mine operator upon
failure to attain Board selection of an alignment commits by June 19, 2GG42005 to
construct a private haul road by June 19, 200ê2007 without the allocation of any public
funds. The County's existing excavation and explosive regulations shall apply to all
mining operations in these areas.
The extension of Wilson Boulevard to the south with an ultimate connection to the
vicinity of Interstate 75, will serve to alleviate traffic congestion on Golden Gate
Boulevard and serve as an alternate evacuation route for Golden Gate Estates.
Sufficient area for right-of-way is available at the present time for the extension of this
roadway. Additional right-of-way may be required outside of Sections 21 and 28.
Because of the proximity of Sections 21 and 28 and west 14 of section 22 and 27 to
Golden Gate Estates, as well as other locations in the NBM Overlay Receiving Area,
they are a logical locations for the development of a Rural Village or Neighborhood
Village Center with a mix of uses which may include clustering of residential uses and
civic and institutional uses, including limited retail uses at an intersection to be
established with Wilson Boulevard.
Planning Considerations
a. Densitv Bonuses. Once the maximum density of one (1) unit per acre is achieved
outside of the NBM Rural Villaae. throuah the combination of base density and
density obtained with TOR Credits, additional density may be achieved as follows:
1) Veaetation Retention. A density bonus of no more than 10% of the maximum
density per acre shall be allowed for the retention of at least 10% of the native
veaetation on site.
2) Wetlands Mitiaation and Habitat Protection. A density bonus of no more than
10% of the maximum density per acre shall be allowed as provided in Policy
6.2.5(6)b of the CCME.
+'b. North Belle Meade Rural Village
The standards for the Rural Villages/Commeroial in the NBM Overlay Receiving Area
shall be generally the same as provided for in the Rural Fringe Mixed Use District.:.
AHowever, because of the NBM Receiving Area's location adjacent to Estates, the
NBM NRPA, and other Sending lbands, it does not have access to existing
commercial uses, which should be encouraged on NBM Receiving Lands. The
following exceptions shall apply:
11 The minimum gross density shall be 1.5 dwelling units per gross acre and a
maximum of 3 units per gross acre.
g} A minimum of Q.5 dwelling units per acre shall be acquired through tho trancfer of
dovolopment righto TOR Credits.
m Sidewalks shall be required on both sides of the streets in the NBM Rural Village.
11 Greenbelts shall not be required for any NBM Receiving Lands including any
Rural Village. However. any Greenbelt that is provided shall be included ín the
calculation of Open Space for purposes of determinina compliance with the 40%
Open Space reauirement.
§l Schools should be located with the NBM Rural Village whenever possible in
order to minimize busing of students and to co-locate schools with public facilities
and civic structures such as parks, libraries, community centers, public squares,
greens, and civic areas.
Words Struol(through are deletions; words underlined are added
40
88
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ill. Elementary schools shall be accessed by local streets, pedestrian and bicycle
facilities, and shall be allowed in and adjacent to the Rural Village Center,
provided such local streets provide adequate access as needed by the School
Boa rd.
OA. SENDING AREAS
No change.
Planning Considerations [page 81]
Renumber 1. to a.
2. Mitigation Credit
Lands,looatod in tho NRPA and the adjoinin~ buffor areos, whioh ~~~~ ~.:::¿::
: ~u~~ ~~~~~ ~;~~,,~r oonsorvatlon uso may also bo orodlto .. r I
:~:. ~~vornm~ntal mitiga~ion roquir?montc and o,n a one ,to ono aor~~g~ ~~c~ . ,
toward€; mooting tho on81to vogotatlon prosorvatlon roqulromont€; 0 J 1\ ol'/Ing
baRes.
Renumber 3. to b.
4.-c. Public Acquisition
The County should support the public acquisition of Sending Afe.as Lands in the
NBM Overlay, particularly in locations where endangered or threatened species are
located.
E.5. NEUTRAL LANDS [page 81]
Within the NBM Overlay there are ±1 ,280 acres of land that are identified as Neutral
Areas. The Neutral Areas consist of two Y2 sections located at the northeast corner of
the Overlay and section 24 located in the northwest portion of this Overlay. The
preservation standards for Neutral Lands shall be those contained in CCME Policy 6.1.2
for Neutral Lands. The County shall porform has performed an RCW study for Section
24 and, if the results of the study warrant, the Plan will be amended.
C. Natural Resource Protection Area Overlay [pages 81-82]
The purpose of the Natural Resource Protection Area (NRPA) Overlay designation is to
protect endangered or potentially endangered species and to identify large connected intact
and relatively unfragmented habitats, which may be important for these listed species.
NRPAs may include major wetland systems and regional flow-ways. These lands generally
should be the focus of any federal, state, County or private acquisition efforts.
NRPAs are located in the following areas:
1. Clam Bay Conservation Area (within Pelican Bay Plan Unit Development);
2. CREW (Corkscrew Regional Ecosystem Watershed);
3. North Belle Meade;
4. Belle Meade;
5. South Golden Gate Estates;
6. Okaloaoooohoo Slough (into rim);
7. Camp KoaiG (into rim).
NRPAs located in the Rural Fringe Mixed Use District, or on noarby or adjaoont
Con€;or'.'ation Do€;igna.tod La.ndc are identified as Sending Lands. Private property owners
within these NRPAs may transfer residential development rights from these important
environmentally sensitive lands.
4]
Words Struokthrough are deletions; words underlined are added
88
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Natural Resource Protection Areas (NRPAs) that are not identified <1C "interim" above shall
have the following standards:
1. through 3. No change.
4. For privately owned lands within a NRPA Overlay and designated Sending ~.bands ef
Estatec recpeotively, permitted and conditional uses shall be those as set forth in the Rural
Fringe Mixed Use District for Sending Lands.
5. and 6. No change.
D. Rural Lands Stewardship Area Overlay
Goal
No change.
Objective
No change.
Groups 1 and 2 No change
Group 3 - No change.
Policies 3.1 through 3.8 No change.
Policy 3.9 [page 90]
1. Agriculture will continue to be a permitted use and its supporting activities will continue
to be permitted as conditional uses within FSAs and HSAs, pursuant to the Agriculture
Group classifications described in the Matrix. The Ag 1 group includes row crops, citrus,
specialty farms, horticulture, plant nurseries, improved pastures for grazing and
ranching, aquaculture and similar activities, including related agricultural support uses.
In existing Ag 1 areas within FSAs and HSAs, all such activities are permitted to
continue, and may convert from one type of Agriculture to another and expand to the
limits allowed by applicable permits. Once the Stewardship Credit System is utilized and
an owner receives compensation as previously described, no further expansion of Ag 1
will be allowed in FSAs and HSAs beyond existing or permitted limits within property
subject to a credit transfer, except for incidental clearina as set forth in 2 below.
2. In order to encouraae viable Aa 1 activities. and to accommodate the abilitv to convert
from one Aa 1 use to another. incidental clearina is allowed to ioin existina Aa 1 areas.
sauare up existina farm fields. or provide access to or from other Aa 1 areas. ~rovided
that the Aa 1 Land Use Laver has been retained on the areas to be incidentall_ cleared.
and the Natural Resource Index Value score has been adiusted to reflect the proposed
chanae in land cover. Incidental clearina is defined as clearina that meets the above
criteria and is limited to 1 % of the area of the SSA. In the event said incidental clearing
impacts lands havina a Natural Resource Index Value in excess of 1.2. appropriate
mitiaation shall be provided.
Policies 3.10 through 3.14 No change.
Group 4- No change
Policies 4.1 through 4.14 No change.
Words Struckthrough are deletions; words underlined are added
42
88
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Renumber Policy 4.15 to 4.15.1
Policv 4.15.2 [page 97]
The BCC may. as a condition of approval and adoption of an SRA development. require that
suitable areas for parks. schools. and other public facilities be set aside. improved. and/or
dedicated for public use. When the BCC requires such a set aside for one or more public
facilities. the set aside shall be subiect to the same provisions of the LDC as are applicable
to public facilitv dedications required as a condition for PUD rezoninq.
Policv 4.15.3 [page 97]
Applicants for SRA desiqnation shall coordinate with Collier County School Board staff to
allow planninq to occur to accommodate any impacts to the public schools as a result of the
SRA. As a part of the SRA apPlication, the fOllowinq information shall be provided:
1. Number of residential units bv type:
2. An estimate of the number of school aqed children for each type of school impacted
(elementarv. middle. hiqh school); and
3. The potential for locatinq a public educational facilitv or facilities within the SRA. and the
size of any sites that may be dedicated or otherwise made available for a public
educational facility.
Policy 4.16 [page 97]
A SRA shall have adequate infrastructure available to serve the proposed development, or
such infrastructure must be provided concurrently with the demand. The level of
infrastructure provided will depend on the ty¡:te. form of SRA development, accepted civil
engineering practices, and LDC requirements. The capacity of infrastructure sorving
necessary to serve the SRA at build-out must be demonstrated during the SRA designation
process ~ ~~ordanoo \\'ith tho Collior County Conourronoy Managomont Syctom in offoot at
tho timo of SR^ dOÐignation. Infrastructure to be analyzed includes transportation, potable
water, wastewater, irrigation water, stormwater management, and solid waste.
Transportation infrastructure is discussed in Policy 4.14. Centralized or decentralized
community water and wastewater utilities are required in Towns, Villages, and those CRDs
exceeding 100 acres in size. Centralized or decentralized community water and wastewater
utilities shall be constructed, owned, operated and maintained by a private utility service, the
developer, a Community Development District, the Immokalee Water Sewer Service District,
Collier County, or other governmental entity. Innovative alternative water and wastewater
treatment systems such as decentralized community treatment systems shall not be
prohibited by this policy provided that they meet all applicable regulatory criteria. Individual
potable water supply wells and septic systems, limited to a maximum of 100 acres of any
Town, Village or CRD of 100 acres are permitted on an interim basis until services from a
centralized/decentralized community system are available. Individual potable water supply
wells and septic systems are permitted in Hamlets and may be permitted in CRDs of 100
acres or less in size.
Policv 4.17 [page 97]
The Board of County Commissioners will review and approve SRA desiqnation applications
in accordance with the provisions of Policv 1.1.2 of the Capital Improvement Element of the
GMP for Cateqorv A public facilities. Final local development orders will be approved within
a SRA desiqnated bv the Board in accordance with the Concurrency Manaqement System
of the GMP and LDC in effect at the time of final local development order approval.
Policy 4.1 +!! [page 98]
Words Stwol<through are deletions; words underlined are added
43
-,~.,,-..,.,_._--._-,--, '"
-~--,..~'-_._.,-,---"---_.._,~-
88
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::;~" -
The SRA will be planned and designed to be fiscally neutral or positive to tRe Collier
County tax baeo at the horizon year based on a modifiod por oapita cost/benefit fiscal
impact analysis model (Modifiod per capita cost/benefit fisoal analysis por Buroholl
et.al.,1 99<1, Dovolopmont Impaot f.ssocomont H::mdbook, ULI.) acceptable to or as mav be
adopted bv the County. The BCC may grant exceptions to this policy to accommodate
affordable housing, as it deems appropriate. Techniques that may support promote fiscal
solf Ðuffioienoy neutralitv such as Community Development Districts, and other special
districts. shall be encouraged. At a minimum, the analysis shall consider the following public
facilities and services: transportation, potable water, wastewater, irrigation water, stormwater
management, solid waste, parks, law enforcement, and schools. Development phasing..
develo~er contributions and mitiqation, and other public/private partnerships and funding
moohanleme shall address any potential adverse Impacts to adopted minImum levels of
service standards pursuant te tho County Conourrenoy Managemont Systom.
Renumber Policies 4.18 through 4.20 to 4.19 through 4.21.
Group 5 No change.
Policies 5.1 through 5.4 No change.
Policy 5.5 [pages 100-101]
No change.
1. No change.
2. Wildlife habitat management plans for listed species shall be submitted for County
approval. A plan shall be required for all projects where the wildlife survey indicated
listed species are utilizing the site, or the site is capable of supporting wildlife and
can be anticipated to be potentially occupied by listed species. These plans shall
describe how the project directs incompatible land uses away from listed species and
their habitats.
a. Management plans shall incorporate proper techniques to protect listed species
and their habitats from the negative impacts of proposed development. Open
space and vegetation preservation requirements shall be used to establish buffer
areas between wildlife habitat areas and areas dominated by human activities.
Provisions such as fencing, walls, or other obstructions shall be provided to
minimize development impacts to wildlife and to facilitate and encourage wildlife
to use wildlife corridors. Appropriate roadway crossings, underpasses and
signage shall be used where roads must cross wildlife corridors.
i. No change.
ii. The County shall consider any other techniques recommended by the
USFWS and FFWCC, subject to the provision of paragraph f31 of this policy.
Hi. When listed species are directly observed on site or indicated by evidence,
such as denning, foraging, or other indications, priority ehall bo givon to
presorving the listod Ðpeoioo habitat first, alS part of the retained Rative
vogotation roquirement of a minimum of 40% of native veqetation on site
shall be retained. with the exception of clearinq for aqricultural purposes. The
County shall also consider the recommendation of other agencies, subject to
the provisions of paragraph f31 of this policy.
c. through h. No change.
3. No change.
Policy 5.6 [pages 102-103]
Words Struckthrough are deletions; words underlined are added
44
8 8 ::jilt
No change.
1. and 2. No change
3. FSAs, HSAs and WRAs, as provided in Policy 5.3, and the ACSC have stringent site
clearing and alteration limitations, nonpermeable surface limitations, and
requirements addressing surface water flows which protect wetland functions within
the wetlands in those areas. Other wetlands within the RLSA are isolated or
seasonal wetlands. These wetlands will be protected based upon the wetland
functionality assessment described below, and the final permitting requirements of
the South Florida Water Management District.
a. The County shall apply the vegetation retention, open space and site
preservation requirements specified within this Overlay to preserve an
appropriate amount of native vegetation on site. Wetlands shall be preserved as
part of this vegetation requirement according to the following criteria:
i. The acreage requirements specified within this Overlay shall be met by
preserving wetlands with the highest wetland functionality scores. Wetland
functionality assessment scores shall be those described in paragraph fbt of
this policy. The vegetative preservation requirements imposed by Policyies
5.3 and 5.5 shall first be met through preservation of wetlands having a
WRAP functionality assessment score of 0.65 or a Uniform Wetland
Mitiaation Assessment Method score of 0.7. or greater. Within one year, from
the effective date of this Amendment, the County shall develop specific
criteria in the LDC to be used to determine those instances in which wetlands
with a WRAP functionality assessment score of 0.65 or a Uniform Wetland
Mitiqation Assessment Method score of 0.7. or greater must be preserved in
excess of the preservation required by Policy 5.3.
ii. and iii. No change.
b. In order to assess the values and functions of wetlands at the time of project
review, applicants shall rate functionality of wetlands using the South Florida
Water Management District's Wetland Rapid Assessment Procedure (WRAP), as
described in Technical Publication Reg-001, dated September 1997, and
updated August 1999, until cuoh timo ac tho Distriot adopto tho Propoۓod Unifiod
or the Uniform Wetland Mitigation Assessment Method, dOE:oribod in draft form
afI:à identified as F.A.C. Chapter 62-345 Uniform Wotbnd Mitigation ^cE:occmont
Mothod. The applicant shall submit to 6County staff aQencv-accepted WRAP
scores or Uniform Wetlands Mitiaation Assessment scores., County staff shall
review shall ro'/ioy: this functionality assessment as part of the County's EIS
provisions and shall use the results to direct incompatible land uses away from
the highest functioning wetlands according to the requirements found in
paragraph 3 above.
c. through g. No change.
E. through G. No change.
Words Struokthrough are deletions; words underlined are added
45
GOAL 1:
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
THE COUNTY SHALL CONTINUE TO PLAN FOR THE PROTECTION,
CONSERVATION, MANAGEMENT AND APPROPRIATE USE OF ITS
NATURAL RESOURCES
8 B "'.
OBJECTIVES 1.1 No change.
Policies 1.1.1 through 1.1.8 No change.
Policy 1.1.9 [page 2]
In those areas of Collier County where Oil Extraction and Related Processinq is an
allowable use. such use is subiect to applicable state and federal oil and qas permits
and Collier County non-environmental site development plan review procedures.
Directional-drillinq and/or previously cleared or disturbed areas shall be utilized in order
to minimize impacts to native habitats, where determined to be practicable. This
requirement shall be deemed satisfied upon issuance of a state permit in compliance
with the criteria established in Chapter 62C-25 throuqh 62C-30. F.AC.. as those rules
exist on the effective date of this amendment to the Collier County Comprehensive
Plan, reqardless of whether the activity occurs within the Biq Cypress Watershed. as
defined in Rule 62C-30.001 (2). FAC. All applicable Collier County environmental
permittinQ requirements shall be considered satisfied by evidence of the issuance of all
applicable federal and/or state oil and Qas permits for proposed oil and Qas activities in
Collier County. so lonq as the state permits comply with the requirements of Chapter
62C-25 throuqh 62C-30. FAC. For those areas of Collier County outside the boundary
of the Biq Cypress Watershed. the applicant shall be responsible for conveninq the Bi~
Cypress Swamp Advisory Committee as set forth in Section 377.42. F.S.. to assure
compliance with Chapter 62C-25 throuqh 62C-30, FAC. even if outside the defined
Biq Cypress Watershed. All oil and qas access roads shall be constructed and
protected from unauthorized uses accordinq to the standards established in Rule 62C-
30.005(2)(a)(1) throuQh (12). F.AC.
OBJECTIVE 1.2 No change.
OBJECTIVE 1.3:
No change.
Policy 1.3.1 [page 3]
No change.
a. Identification of the NRPAs in map form as an overlay to the Future Land Use Map;
~~::~~~~ the Final Order, the goneral oroos, of C¡:U¡W L~n~ :: :~:,d =th
~~~:"ato Esta!os havo beon mapped and ,denl,f!od as . f ;' :;; =: ~':"
~~ ~~'. ~~ÐO aroa€: ch?" bo furthor rofinod ao tho .^.€:€:~~~~;t ~ i I 0 ~ a
selbboratlvo and oommunlty baÐod offort.
~~+~~i;bbIO da~~ Ðhall bo f~rthor oonsidorod ~1nd ~ofinod ~u;~~g ~~~~~:~~;n;: ~ .. .
Ë~= E:;~~~;;~:~;~~~~:';~f~;~::~~o~~ ¡;;;;;;;::'i::'~~'":ty
81::1t Ret IIAuteEl te, tho aroa of Northorn Bolla Moado. DUring the Assessment for the
Words Struokthrough are deletions; words underlined are added
46
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Rural Fringe area, the County has determined that CREW Trust lands, tRe Belle Meade,
aRå a portion of the Northern Belle Meade shall be identified as NRPAs. The County
also has determined that the South Golden Gate Estates is a NPRA. The specific
boundaries have been identified as NRPAs on the Future Land Use Map. :~ ~:: oj
~~().~~::~~~~~ ~~M. and .t"dy a'ea. chown on tho Futu;:,;.,an,:. ~6~<>~:.'::.
~~~~~Od at tho oomplotlon of tho ^oeoÐsmont. Within tho I A a , t
following shall bo tho primary fooue of addition otudy:
In a?dition to tho moratorium ro~orono~d abovo, tho, CO,unty ~h: ~~o n;t~~~ ~~co
:.:.~~~ ~opartmont of Community .^.ffaln:; of all applloatlon£: t v ep '.' 0
impact tho abovo £:pooial study aroac.
b. through g. No change.
Policies 1.3.2 through 1.3.5 No change.
GOALS 2 through 5 No change.
GOAL 6:
No change
OBJECTIVE 6.1
No change.
POLICY 6.1.1: [pages 15-16J
No change.
Coastal Hiah Hazard Area Non-Coastal Hiah Hazard Area
Residential and Mixed Less than 2.5 acres 10% Less than 5 acres 10%
Use Development
Equal to or greater Eaual to or Ggreater than 5 acres
than 2.5 acres 25% and less than 20 acres 15%
Equal to or greater
than 20 acres 25%
Golf Course 35% 35%
Commercial and Less than 5 acres 10% Less than 5 acres 10%
Industrial Development
Equal to or greater Equal to or greater
than 5 acres 15% than 5 acres 15%
Industrial Development 50%, not to exceed 25% of the 50%, not to exceed 25% of the
(Rural-Industrial District project site project site
Only)
The following standards and criteria shall apply to the vegetation retention requirements
referenced above:
(1) through (3) No change.
(4) Selection of preservation areas shall reflect the following criteria in descending order of
priority:
a. Onsito wotlands shall bo prosorvod purouant to Polioy 6.2.1 of thiG olomont;
Words Struokthrough are deletions; words underlined are added
47
... .-....-.-..-... -----.-----...
88
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e.:.a. Areas known to be utilized by listed species or that serve as corridors for the
movement of wildlife~ shall be preserved and protected in order to facilitate the
movement of wildlife through the site. ThiÐ oritorion Ðhall bo.1 consistent with the
requirements of Policy 7.1.1 of this element. Paraoi. o:::r: =:~:::
shall pro~~t t~~ I~~~:t, moot oontlguouG gophor tOrtOI-- -'---~-tHt1iJf6aÌ -t
~u~~ ~ ~c:..t~: burrows, and provido a oonnootion to off ;;¡;; ;dþoont gophor
teftelSe- ~co rvOG.
b. Onsite wetlands preserved pursuant to Policy 6.2.4 of this element:
c. and d. No change.
(5) through (10) No change.
Policy 6.1.2 [page 17]
No change.
a. and b. No change.
c. Non-NRPA Sending Lands:
Calculated at the higher value of 80% of the native vegetation present, or 80~( of tho
total cito aroa as may otherwise be permitted under the Density Blendino provisions
of the FLUE.
d. NRPA Sending Lands:
Calculated at the higher value of 90% of the native vegetation present, or QO~(' of tho
total cito aroa, or as may otherwise be permitted under the Density Blending
provisions of the FLUE.
e. through g. No change.
(1) through (12) No change.
Policies 6.1.3 through 6.2.4 No change.
Policy 6.2.5 [page 24]
No change.
(1) No change.
a. The acreage requirements of Policy 6.1.2 of this element shall be met be preserving
wetlands with the highest wetland functionality scores. Wetland functionality
assessment scores shall be those described in paragraph (2) of this policy.
Wetlands having funotionality aSGoccmont sooroe a WRAP score of at least 0.65 .QLÊ.
Uniform Wetland Mitiaation Assessment Method score of 0.7 shall be preserved on
site. This policy is not intended in all cases to require preservation of wetlands
exceeding the acreage required by Policy 6.1.2 of this element. Within one year, the
County shall develop specific criteria to be used to determine when wetlands having
a funotionality aCSOGsmont WRAP score greater than 0.65 or a Uniform Wetland
Mitiaation Assessment Method score of oreater than 0.7 shall be required to be
retained exceeding the acreage required by Policy 6.1.2 of this element.
b. through e. No change.
(2) In order to assess the values and functions of wetlands at the time of project review,
applicants shall rate functionality of wetlands using the South Florida Water
Management District's Wetland Rapid Assessment Procedure (WRAP), as described in
Technical Publication Reg-001, dated September 1997, and updated August 1999, HAtH
suoh timo ao tho Distriot ûdopto or the Proposod Unifiod Uniform Wetland Mitigation
Assessment Method, dOGoribOd in draft form and idontifiod ao F.A.C. Chapter 62-345-
Uniform Wotland Mitigation J\GGoGGmont Mothod. The applicant shall submit to eCounty
staff, agency accepted WRAP scores or Uniform Wetland Mitiaation Assessment
Method scores. County staff shall review this functionality assessment as part of the
Words Stru8kthrough are deletions; words underlined are added
48
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County's EIS provisions and shall use the results to direct incompatible land uses away
from the highest functioning wetlands according to the requirements found in paragraph
(1) above.
(3) through (6) No change.
Policies 6.2.6 through 6.5.3 No change.
Words Struokthrough are deletions; words underlined are added
49
88
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CAPITAL IMPROVEMENT ELEMENT
GOALS, OBJECTIVES AND POLICIES
GOAL 1: No change.
OBJECTIVE 1:
No change
Policy 1.1.1: No change.
Policy 1.1.2: [page 3J
No change.
A. No change.
B. The County Commission will review all rezone requests, SRA desiqnation applications,
and proposed amendments to the Future Land Use Element (FLUE) affecting the overall
County-Wide density or intensity of permissible development with consideration of their
impact on both the variable "D" in the formula Q = (S x D) - I, and the overall roadway
system. The County Commission shall not approve any such rezone request, SRA
desiqnation. or FLUE amendment that significantly impacts either: (1) a deficient
roadway segment or; (2) the BEBR high range growth rate population projections
through the five years of the annually updated Capital Improvement Plan, on a
continuously rolling basis, and then 95% of the BEBR high range growth rate thereafter,
for the variable "D", unless one of the following simultaneously occurs:
1. Specific mitigating stipulations are approved in conjunction with the rezone or SRA
desiqnation resolution to restore or maintain the Level of Service on the impacted
roadway segment;
2. The adopted population standard used for calculation of "Q" in the formula Q = (S x
D) -I is amended based on appropriate data and analysis;
3. The Schedule of Capital Improvements is updated to include any necessary projects
that would support the additional public facility demand(s) created by the rezone..
SRA desiqnation resolution or amendment to the Future Land Use Element.
C. No change.
D. No change.
Any public facility that is determined to be needed as a result of any of the factors listed in
Section Band D of this Policy shall be included in the regular Schedule of Capital Improvements
contained in this Capital Improvement Element. All capital improvement projects for such public
facilities shall be approved in the same manner as the projects that are identified according to
the quantitative analysis described in Section A of this policy.
Policies 1.1.3 through 1.1.5 No change.
OBJECTIVES 1.2 through 1.5 No change.
Words Struokthrough are deletions; words underlined are added
50
88 :.1
TRANSPORTATION ELEMENT
GOALS, OBJECTIVES AND POLICIES
GOALS 1 No change.
OBJECTIVES 1 through 4 No change.
OBJECTIVE 5: No change.
Policy 5.1: [page 14]
The County Commission will review all rezone requests and SRA desianation applications with
consideration of their impact on the overall system, and shall not approve any such request that
significantly impacts a roadway segment already operating and/or projected to operate at an
unacceptable Level of Service within the five year planning period, unless specific mitigating
stipulations are approved. Traffic analyses to determine significant project impact shall use the
following to determine the study area:
a. through c. No change.
Policy 5.2: No change.
OBJECTIVES 6 through 12 No change.
Words Struükthrough are deletions; words underlined are added
51
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GOLDEN GATE AREA MASTER PLAN
I. and II. No change.
III. IMPLEMENTATION
No change.
A. GOALS. OBJECTIVES. AND POLICIES
GOALS 1 through 3 No change
B. LAND USE DESIGNATION DESCRIPTION SECTION
No change.
1. No change.
2. ESTATES DESIGNATION
No change.
a. Estates-Mixed Use District
1) through 5) No change.
6) Southern Golden Gate Estates Natural Resource Protection Overlay
[page 32]
Southern Golden Gate Estates is identified as a Natural Resource Protection
Area (NRPA) Overlay on the Golden Gate Area Future Land Use Map, and is
subject to the fOllo'.ving pro'.'iGionc: NRPA Overlav provisions of the FLUE.
1. =~:::: :~:' ~y"~grìsulture and diresÍl; r:= :'~:~ :~~iO
~~awollffi§-t/nlt por parcel or lot oroatod prior t---~ __,_ ___,__~I _
allowod.
2. ;;.':~":.~:~ dO'/olo~"'ont .¡aAda,ds shall not bo ~nt:::~==~:,:r ~~it
~ o~~~:n~tlon of oXIe::tlng ue::oc. EXisting usoe:: e::h-II ~~-I---tt1:Ht-it1öt:H::l6B6 f--
::::: :~eq~~~ ~or"'ito have beon issued, or us~ ~':"::'a ~~
~:~~?:~: ~QVO boon rooolvod by tho County prlO-t----~-~ ,ho
~~~~"~ ef oxisting uses shall inslude ex~an.ions .;iï¡;;;';; ~GOG n :::
:~~=i~s a~~ co~e::ie::tont with or olo~rly anoillary to tho oxie::tin UGO a 0
Aet-ffiEtulro a rozonlng or oomprohoncl'Io plan amondm~~~
3. ~~:;:~ ~~~ e::~all bo rofinod ao aotual ~ata and ~;~--;i~ ; :~~ Q'lailablo
at/ring tho Collior County Rural and Agrloultural /...__~. _ Ð- .e::-~--t.
7) No change.
3. No change.
Maps 1 through 16 No change.
Delete Map 17 [page 40]
Words Struokthrough are deletions; words underlined are added
52
88
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EXHIBIT A
FUTURE LAND USE ELEMENT
"DENSITY RATING SYSTEM
CPSP-2003-12
This Density Rating System is only applicable to areas designated: Urban, Urban _
Mixed Use District, as identified on the Future Land Use Map, and those properties
specifically identified within the Urban Residential Fringe Subdistrict, which are eligible to
apply for an Affordable Housing Density Bonus only, and exclusive of Urban areas
encompassed by the Immokalee Area Master Plan, Golden Gate Area Master Plan, and
Marco Island Master Plan; and, Agricultural/Rural, as provided for in the Rural Lands
Stewardship Area Overlay for the Affordable Housing Density Bonus only. The Density
Rating System is applicable to the Urban Coastal Fringe Subdistrict to the extent that the
residential density cap of 4 dwelling units per acre is not exceeded, except for the
density bonus provisions for Affordable Housing and Transfer of Development Rights,
and except as provided for in the Bayshore/Gateway Triangle Redevelopment Overlay.
Within the applicable Urban Designated Areas, a base density of 4 residential dwelling
units per gross acre is permitted, though not an entitlement. This base level of density
may be adjusted depending upon the location and characteristics of the project. For
purposes of calculating the eligible number of dwelling units for a project (gross acreage
multiplied by eligible number of dwelling units per acre), the total number of dwelling
units may be rounded up by one unit if the dwelling unit total yields a fraction of a unit .5
or greater. Acreage to be used for calculating density is exclusive ot the commercial
and industrial portions of a project, except where authorized in a Subdistrict, such as the
Orange Blossom Mixed-Use Subdistrict, ~ and... exoopt for mixed residential and
commercial uses as provided for in the C-1 through C-3 zoning districts in the Collier
County Land Development Code, via conditional use; and. portions of a proiect for land
uses havina an established residential densitv in the Collier County Land Development
Code.
This Density Rating System only applies to residential dwelling units. This Density
Rating System is not applicable to accessory dwellings or accessory structures that are
not intended and/or not designed for permanent occupancy... and is not applicable to
accessory dwellinas or accessory structures intended for rental or other commercial use;
such accessory dwellings and structures include guest houses, servants quarters,
mother-in-Iaw's quarters, cabanas, guest suites, and the like.
All new residential zonina located within Districts. Subdistricts and Overlays identified
above that are subiect to this Density Ratina System shall be consistent with this Density
Ratina SYstem. except as provided in:
· Policy 5.1 of the Future Land Use Element;
· The Urban - Mixed Use District for the ''vested'' Port of the Islands
development:
· The Buckley Mixed Use Subdistrict:
· The Commercial Mixed Use Subdistrict.
Words struok through are deletions; words underlined are additions
53
88
a. Densitv 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. All now
::~~:~~~ Z:i.~~ ~hal~ ~ oonsictont with tho Donoity Rating Systom, oxoopt aG
I*e~eee-m-Pehcy 5.1 of tho Futuro Land Uco Elomont.
:~
-'
1. Conversion of Commercial Zoning
If the project includes conversion of commercial zoning that is not consistent with
any Subdistrict ailowinQ commercial uses whioh is A~t I,:~ :~~ :: ~:~ ~so
~~~~t~ ~ or Intorohango AotlVlty Contor, or 'Nh h to It' R
Noighborhood Villago Contor Subdistriot, a bonus of up to 16 dwelling units may be
added for every 1 acre of commercial zoning which is converted. These dwelling
units may be distributed over the entire project. The project must be compatible
with surrounding land uses."
FUTURE LAND USE ELEMENT
"6. Livingston Road/Eatonwood Lane Commerciallnfill Subdistrict
This Subdistrict consists of 12.5 acres located on the west side of Livingston Road,
south of Pine Ridge Road, and north of Eatonwood Lane. The Subdistrict allows
professional and medical offices, financial institutions (SIC Code 6011-6099) and indoor
self-storage facilities to serve surrounding residential areas within a convenient travel
distance to the subject property. The Subdistrict is designed to be compatible with
neighboring commercial and residential uses.
The maximum allowed development intensities include 91,000 square feet of
professional or medical office use in buildings containing a maximum height of 35 feet,
or 200,000 square feet of indoor self-storage area in buildings containing a maximum of
three stories and at a maximum height of 50 feet. Should a mix of office and indoor self-
storage facilities develop on the property, for each two square feet of indoor self-storage
area, one square foot of office area shall be reduced from the maximum allowable office
area permitted. Access to the property within the Subdistrict shall be limited to a sinale
ri ht in/out turnin movement onto Livin ston Road or to a sin Ie access oint onto
Livin ston Road located alon the north boundar shared with the La Costa A artments
ro·ect. The shared access oint is the referred alternative. However if the ri ht in/out
o tion is first utilized in absence of a shared access a reement but a shared access
a reement is later reached with the La Costa A artments ro'ect. then Collier Count
shall have the riaht to reauire the removal of the riaht in/out access point and reauire
construction 01 Ihe shared a~cess ~oint. ^ 1m", ~~:'::'.:..~ ~al: ::: G~I ?,e =~ ':
~: ::~ :,,:t :~ r~,:,:,~bl} poss 10. . .ddlllo ;;;~;_ :;~' : ::':~ : ::. :.:
:zi"~~~~. ~~~~~ Livingstan Road. FRay ba al~.~;:;;;~ ,. .: 0
estal3hsRee with Co/hor County ^OOOSG Managomo t ."
FUTURE LAND USE MAP
Create inset maps as part of the FLUM Map Series to depict the Copeland Urban
designated area and the Plantation Island Urban designated area.
Words struck through are deletions; words underlined are additions
54
88
"'." .~".
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" "..
CAPITAL IMPROVEMENT ELEMENT
"Policy 1.1.2:
The quantity of public facilities that is needed to eliminate existing deficiencies and to
meet the needs of future growth shall be determined for each public facility by the
following calculation:
Q = (S x D) - I.
Where Q is the quantity of public facility needed,
S is the standard for level of service,
o is the demand, such as the population, and
I is the inventory of existing facilities.
A. The calculation will be used for existing demand in order to determine existing
deficiencies. The calculation will be used for projected demand in order to
determine needs of future growth. The estimates of projected demand will
account for demand that is likely to occur from previously issued development
orders as well as future growth.
B. The County Commission will review all rezone requests, SRA desianation
applications. conditional use petitions. and proposed amendments to the Future
Land Use Element (FLUE) affecting the overall County-Wide density or intensity
of permissible development.. with consideration of their impact on both the
variable "0" in the formula Q = (S x D) - /, and the overall roadway system. The
County Commission shall not approve any such rezone request, SRA
desianation, conditional use petition. or FLUE amendment.. that significantly
impacts either: (1) a deficient roadway segment or; (2) the BEBR high range
growth rate population projections through the five years of the annually updated
Capital Improvement Plan, on a continuously rolling basis, and then 95% of the
BEBR high range growth rate thereafter, for the variable "0", unless one of the
following simultaneously Occurs:
1. Specific mitigating stipulations are approved in conjunction with the
rezone, SRA desianation resolution, conditional use petition. or FLUE
amendment. to restore or maintain the Level of Service on the
impacted roadway segment;
2. The adopted population standard used for calculation of "Q" in the
formula Q = (S x D) - I is amended based on appropriate data and
analysis;
3. The Schedule of Capital Improvements is updated to include any
necessary projects that would support the additional public facility
demand(s) created by the rezone, SRA desianation resolution,
conditional use petition, or amendment to the Future Land Use
Element.
Words struok through are deletions; words underlined are additions
55
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88
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,
C. Significant impact is hereby defined for Section B of this Policy as generating
potential for increased County-Wide population greater than 3% of the ߀BR
high rango population projections for Parks, Solid Waste, Water, Sewer and
Drainage facilities, or as generating a volume of traffic equal to or greater than
3%of the adopted LOS standard service volume of an impacted roadway.
TRANSPORTATION ELEMENT
"Policy 5.1:
The County Commission will review all rezone requests, SRA desianation applications,
conditional use petitions, and proposed amendments to the Future Land Use Element
(FLUE) affectina the overall County-wide density or intensity of permissible
development, with consideration of their impact on the overall system, and shall not
approve any such request that significantly impacts a roadway segment already
operating and/or projected to operate at an unacceptable Level of Service within the five
year planning period, unless specific mitigating stipulations are approved. Traffic
analyses to determine significant project impact shall use the following to determine the
study area:
a. On links (roadway segments) directly accessed by the project where project
traffic is equal to or exceeds 3% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is
equal to or exceeds 3% of the adopted LOS standard service volume;
c. For all other links the project traffic is considered to be significant up to the point
where it is equal to or exceeds 5% of the adopted LOS standard service volume."
Words struok through are deletions; words underlined are additions
56
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(I)(IV) A4
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A7.1
A7.2
(III) A7.3
Category 8
81
(1)(11)(111) 82
(III) 83
(III) 84
(VI) 85
Exhibit A
CPSP-2003-13
sa
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County Potable Water Systems:
County systems
County Water District - 185 gallons per capita per day
Goodland Water District - 185 gallons per capita per day
City of Naples = 185 gallons per capita per day in the unincorporated
service area
City of Everglades - 185 gallons per capita per day in the unincorporated
service area
Private potable water systems:
Sewage flow design standards as identified in Policy 1.3.1 of the Potable
Water Subelement of this Growth Management Plan.
County Sanitary Sewer Systems:
County systems:
North Sewer Service Area = 145 gallons per capita per day
South Sewer Service Area = 100 gallons per capita per day
City of Naples = 145 gallons per capita per day in the unincorporated
service area
Private sanitary sewer systems:
Sewage flow design standards as identified in Policy 1.2.1 of the Sanitary
Sewer Subelement of this Growth Management Plan.
County Solid Waste Disposal Facilities:
Two years of constructed lined cell capacity at the average disposal rate for
the previous five (5) years
Ten years of permittable capacity at the average disposal rate for the
previous five (5) years.
County Parks and Recreation Facilities:
Regional Park land = 2.9412 acres per 1,OOO/pop.
Community Park land = 1.2882 acres per 1,OOO/pop.
Recreation facilities = $240.00 capital investment per capita
Public Facilities:
County Library Buildings: 0.33 square feet per capita
County Library Collection: 2.05 books per capita by FY 10
County Jail: 0.0024 beds per capita (2.4 beds per 1000 population)
County Emergency Medical Service: .000068 EMS units per capita
(1 Unit/15,OOO_Population)
County General Government Buildinqs: 1.9 square feet per functional
resident (weiahted)
CIE-6
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EXHIBIT A
TRANSPORTATION ELEMENT
CPSP-2003-14
A. FUTURE SYSTEM NEEDS [Page 1]
(III) 1. Travel Demand
The MPO Long Range Transportation Plan's Financially Feasible Plan and Needs Plan as
adopted on March 23, 2001, are hereby incorporated to define the major roadway needs for
Collier County. The 2025 Financially Feasible Plan is presented as Map TR-1 and shows the
needed roadway improvements that can be funded through the year 2025. Map TR-2 shows
the total projected roadway improvements needed by 2025. Note that the Financially Feasible
Plan does not include all needs identified through the Urban Area Transportation Study. It only
includes the projects that can be funded from reasonably anticipated revenues. While the total
2025 needs are estimated to require funding of approximately 1.7 billion dollars, the cost
feasible plan reflects funding of approximately $1.5 billion. Based on recent efforts to treat
transportation as a top priority, the Board of County Commissioners has committed to increase
revenues so that future needs are fully met. As directed by the Board of County Commissioners,
efforts are underway to develop measures to close the 0.2 billion dollar shortfall between the
total needs plan and cost feasible plan through public/private partnerships such as reserving
right of way and drainage.
Appendix A presents the 2025 Transportation Plan resulting from the Urban Area Transportation
Study prepared by the MPO as additional data and analysis.
Map TR - 1 also serves as the Traffic Circulation Map that presents the number of lanes on
Collier County Roadways in 2025. Map - TR 3 shows the functional classification of the
roadways and TR 3A shows the future functional classifications tho multi modal boilitioE in the
county. The refinement of these plans to incorporate updates to the MPO's Plan, development
of a collector road system and results of corridor specific studies, shall occur on a regular basis
upon approval of the Collier County Board of County Commissioners (BCC).
(III) 2. Traffic Circulation Constraints
In many parts of the Naples Urban Area, traffic circulation movements are constrained by the
natural features of the landscape such as the Gordon River. Still other parts offer constraints of
the man-made variety, such as golf courses and the Naples Airport. In many instances
approved developments (some existing, others not yet built) block the way of logical extensions
of urban collector and arterial roads.
The single most noticeable constraint is the Gordon River as it extends from the Naples Bay
northward under the East Tamiami Trail (US 41) to its connection with the Golden Gate canal
system.
The characteristics of the highway network at this location resembles an "hour-glass". On the
western extreme, US 41 and Goodlette Road converge on the narrow "straits" of the Gordon
River bridge, while to the east, US 41 and Davis Boulevard do likewise. The result is the typical
"bottleneck" effect when too much traffic volume is forced through a constricted area.
The other contributing factor to current and future congestion problems is associated with the
northwest/southeast configuration of the East Trail (US 41). Because this roadway converges
with the east/west and north/south roadways at an angle it has the impact of forcing or
"squeezing" the travel demand into the confined area of the Gordon River corridor. This one
roadway serves both the north/south and the east/west travel demand in the East Naples area.
Words ctruokthrough are deletions; words underlined are added
58
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Exhibit A
Smart Growth GOPs
Future Land Use Element
88
'.
CPSP-2003-15
OBJECTIVE 7
In an effort to support the Dover. Kohl & Partners publication. Toward Better Places:
The Community Character Plan for Collier County. Florida. promote smart arowth
policies. and adhere to the existina development character of Collier County. the
followina policies shall be implemented for new development and redevelopment
projects. where applicable.
Policv 7.1
The County shall encouraae developers and property owners to connect their properties
to frontina collector and arterial roads. except where no such connection can be made
without violatina intersection spacina reauirements of the Land Development Code.
Policv 7.2
The County shall encouraae internal access or loop roads in an effort to help reduce
vehicle conaestion on nearbY collector and arterial roads and minimize the need for
traffic sianals.
Policv 7.3
All new and existina developments shall be encouraaed to connect their local streets
and their interconnection points with adioinina neiahborhoods or other developments
reaardless of land use type.
Policv 7.4
The County shall encouraae new developments to provide walkable communities with a
blend of densities. common open spaces. civic facilities and a ranae of housina prices
and types.
Policv 7.5
The County shall encouraae mixed-use development within the same buildinas by
allowina residential dwellina units over and/or adiacent to commercial development.
This policy shall be implemented throuah provisions in specific subdistricts.
Policv 7.6
The County shall explore the creation of an urban "areenway" network alona existinq
maior canal banks and powerline easements.
Policv 7.7
The Community Development and Environmental Services Division will continue to
research smart arowth practices in an effort to improve the future of Collier County by
specifically addressina land use and transportation plannina techniaues for inclusion in
future land development reaulations.
Words atruok through are deletions; words underlined are additions 59
Exhibit A
Smart Growth GOPs
Future Land Use Element
8B
-
~ EXHIBIT
1 ¡3(..c. 'i3 - 1:3
I tole ¡~ y¿l-
CPSP-2003-15
OBJECTIVE 7
In an effort to support the Dover. Kohl & Partners publicatiön, Toward Better
Places: The Community Character Plan for Collier County, Florída. promote
smart qrowth policies. and adhere to the exjstinq development character of
Collier County. the followinq policies shall be implemented for new development
and redevelopment projects. where applicable.
Policv 7.1
The County shall encouraae developers and property owners to connect their
properties to frontina collector and arterial roads. except where no such
connection can be made without violatinq intersection spacinq requirements of
the Land Development Code.
Policv 7.2
All new and exjstinq developments shall be encouraqed to connect their local
streets and their interconnection points wjth adioinina neiahborhoods or other
developments reaardless of land use type.
Policv 7.3
The County shall encouraqe new developments to provide walkable communities
with a blend of densities. common open spaces. cjvic facilities and a ranqe of
housinq prices and types.
Policv 7.4
The County shall encouraae mixed-use development within the same buildinqs
by allowina residential dwellina units over and/or adiacent to commercial
development. This policv shall be implemented throuqh provisions in specific
subdistricts.
Policv 7.5
The County shall explore the creation of an urban "qreenway" network alonq
existinq major canal banks and powerline easements.
Policv 7.6
The Community Development and Environmental Services Divisjon will continue
to research smart qrowth practices in an effort to improve the future of Collier
County bv specificallv addressinq land use and transportation planninq
techniques for inclusion in future land development requlations.
Words ctruck through are deletions; words underlined are additions 60