Loading...
Backup Documents 12/10/2019 Item # 9E - Rivergrass Team PresentationRIVERGRASS VILLAGE SRA December 10, 2019 Overview 2 The Planning and Zoning Division has collaborated with the various Departments, Divisions, and Sections contributing to this Rivergrass Team Presentation. The multiple components involved will be presented in the following order: •Comprehensive Planning •Transportation Planning •Environmental Review •Community and Human Services •Public Utilities •Staff Conditions of Approval A separate presentation by Transportation Planning addressing the Rivergrass Landowner Agreement will follow. Rivergrass Village SRA -PL20190000044 Collier County Review Team: Planning and Zoning -Ray Bellows, Manager and Nancy Gundlach, AICP, PLA, Principal Planner Comprehensive Planning -David Weeks, AICP, Manager and Corby Schmidt, AICP, Principal Planner Transportation -Trinity Scott, Planning Manager Environmental -Jaime Cook, M.S., Principal Environmental Specialist Community and Human Services -Cormac Giblin, AICP, Housing, Grant Development and Operations Manager Public Utilities -Eric Fey, P.E., Principal Project Manager Fiscal Analysis -Amy Patterson, Division Director 3 Comprehensive Planning 4 Rivergrass Village SRA Is consistent with the FLUE -complies with RLSAO objective requirements: size, permitted uses, density, open space, non-residential uses However, does not fully meet the intent of the RLSAO policies pertaining to: innovative design, compactness, housing diversity, walkability, mix of uses, use density/intensity continuum or gradient, interconnectedness, etc. Is, with some exceptions, a typical suburban development plan placed in the RLSA, contrary to RLSAO intent. This is greenfield development -there are no known natural resource (or other) constraints that preclude: •A more compact development with majority of DUs proximate to the Village Center •Village Center located in the interior rather than on the edge •Commitment to provide some DUs in the Village Center •A grid street system •Greater number of multi-family DUs •Commitment to provide some affordable housing •Interconnections to future nearby developments to the north/east/south 5 Transportation Planning 6 Growth Management Plan & Land Development Code Transportation Element of the GMP -Policy 9.3: The County shall require, wherever feasible, the interconnection of local streets between developments to facilitate convenient movement throughout the road network. The LDC shall identify the circumstances and conditions that would require the interconnection of neighboring developments and shall also develop standards and criteria for the safe interconnection of such local streets. LDC Section 4.08.07.J.3.a.iii: Create an interconnected street system designed to disperse and reduce the length of automobile trips. 7 Interconnected Roadways Benefit the RLSA Area Reduction in Vehicle Miles Travelled and Vehicles Hours Travelled Interconnectivity Collier County Master Mobility Plan (Section 4) –RLSA Sub Area Modeling 8 RLSA History RLSA is an OVERLAY to the existing Agricultural land use. Participation is voluntary. Base Zoning (1 unit per 5 acres) remains in place. The system is based on scientific data. RLSA uses incentives, not regulations Conservation is provided at no cost to tax payers. Rivergrass Village SRA The pink “Open Stewardship Area is eligible for development. 9 10 11 Connectivity The Village is designed to encourage pedestrian and bicycle circulation with interconnected streets and sidewalks Interconnected systems of streets will disperse and reduce number and length of vehicle trips Direct access to Oil Well Road (classified as an arterial road) and to future Big Cypress Parkway Rivergrass SRA Mobility & Interconnectivity Plan 12 Environmental Review For RLSA Development 13 Purpose and Intent of RLSA Program Protect agricultural and prevent premature conversion of agricultural land to non- agricultural uses Direct incompatible uses away from wetland and upland habitats Enable the conversion of rural land to other uses in appropriate locations Led to creation of SSA’s (areas to protect) and SRA’s (areas to develop) 14 Natural Resource Index (NRI) Assessment Original RLSA Study and current LDC define all Index Values for the entire RLSA Quantifies the number of acres by Index Values (4.08.07.D.3) •All lands within proposed SRA with an Index Value ≤ 1.2 •Any lands within SRA with an Index Value > 1.2 must be retained as open space •If the Index Values are no longer valid, document the current Index Value GIS Data is analyzed in 1-acre polygons to obtain NRI score Applicant submits a summary of NRI Values and total acreage for each Value 15 Aerial photograph delineating the SRA boundary Natural Resource Index Map of the SRA FLUCFCS (Vegetation) Map of the SRA Listed Species Map of the SRA Soils Map of the SRA Documentation to support a change in NRI Values, if appropriate NRI Supporting Documentation 16 Environmental Reviews •Document Review: •Listed Species Survey •FLUCFCS (Vegetation) Map •Soils Map •On-site Verification: •Field verification of specific locations 17 Community and Human Services Housing Affordability Review 18 Housing Element of the Comprehensive Growth Management Plan •Goal 1: To create an adequate supply of decent, safe, sanitary, and Affordable Housing for all residents of Collier County. •Objective 1: Provide new affordable housing units in order to meet the current and future housing needs of legal residents with very-low, low, moderate and affordable workforce incomes,including households with special needs such as rural and farmworker housing in rural Collier County. •Objective 2: Increase the number of affordable housing units, by the methods contained in Objective 1 and subsequent Policies, for very-low, low, moderate and affordable workforce income residents with the assistance of for-profit and not-for-profit providers of affordable housing, within the County and its municipalities. •Policy 2.2: Partnerships shall be encouraged between private developers, non-profit entities, local governments and other interested parties to ensure the development of housing that meets the needs of the County’s very-low, low, moderate and affordable workforce income residents. Future Land Use Element of the Comprehensive Growth Management Plan •Policy 4.7.2: Villages are primarily residential communities with a diversity of housing types and mix of uses appropriate to the scale and character of the particular village………Design criteria for Villages shall be included in the LDC Stewardship District. Land Development Code •4.08.07 -SRA Designation J. Design Criteria. 3. Village Design Criteria. a. General criteria. iv. Offer a range of housing types and price levels to accommodate diverse ages and incomes. Accessory dwelling units shall not count towards the maximum allowed density. Standard of Review (applicable sections of GMP and LDC): Housing Affordability Review 19 Staff has continued to recommend that a Housing Needs Analysis be performed to estimate affordable housing demand, and to create a plan to address the supply of affordable housing units for the Rivergrass Village SRA o The applicant has not undertaken such an analysis The Applicant’s Economic Assessment states: “The average assessed value for Rivergrass single-family homes is $370,000, which is 41% higher than the County’s median value” The Rivergrass Village SRA submission offers no details as to how many residential units will meet the County’s affordability standards for various income levels o It also offers no detail on the number of affordable units, or price points that will be included to accommodate the additional need for affordable units that is created as a result of the Village While a Housing Needs Analysis itself is not a requirement of the Code, it would have provided the needed data with which to review this application for compliance with the applicable Codes If approved as submitted, Rivergrass Village would be the first development of its scale to be approved in Collier County without addressing Housing Affordability in at least the past 20-years Housing Affordability Review 20 Northeast Service Area (NESA) Utility Extension Project 21 Proposed NE Developments and Pipe Corridors 22 (Borders are approximate) Immokalee Road Rural Village NESA October 2019 Northeast Utility Facilities Hyde Park Village Rivergrass Village Longwater Village Bellmar Village Hogan Island Village Staff Conditions of Approval 1.The companion Landowner Contribution Agreement pertaining to transportation facilities is required to be approved with this SRA request.Staff and the applicant are not in agreement with all items as noted in the companion item for the Landowner Contribution Agreement. 2.Provide for potential interconnections (north, east, and south) on the Master Plan and acknowledgment that residents on the north side of Oil Well Road will have internal access to the commercial area on the south side of Oil Well Road without requiring trips on Oil Well Road or the future Big Cypress Parkway. 3.Prior to issuance of the first SDP and/or PPL, a Listed Species Management Plan must be provided for review, with approval from FWCC and/or USFWS for management of the Florida panther and all other listed species. 4.The negotiated Interlocal Agreement between Collier County Water-Sewer District and the Big Cypress Stewardship District must be adopted concurrently with the SRA Resolution. 5.The following CCPC requested revisions shall be incorporated into the SRA Document: •Add “as depicted on Master Plan” after the Clubhouse and Amenities reference in Section 5.1.1. A. 6) •Increase the front yard setbacks for all land uses to 12 feet to avoid utility easement conflicts •Make the lake symbol on the Master Plan one color, not two colors •Add the words “at least” to Note 2 on Page 3 of the Master Plan •Change the minimum width of the Right-of-Way Cross Section from 48 feet to 50 feet 23 24 A separate presentation by Transportation Planning will now address the Rivergrass Landowner Agreement. Next The Following Slides are For Reference Only 25 Policy 9.3 of the Transportation Element of the Growth Management Plan Staff Recommendation: Amend the Master Plan to show the planned interconnections to the adjacent villages and incorporate the construction into each development order as it proceeds forward. 26 Rivergrass = 0 Rivergrass = 0 Rivergrass = 0 Varies Varies Varies Stewardship Credit Worksheet: 27 Preferred and Tolerated Panther Habitats (LDC 4.08.01.Q): •FLUCFCS Codes: 310, 321, 411, 425, 428, 434, 617, 6172, 621, 6218, 6219, 624, 630 Listed Species Habitat Indices Panther occupied habitat (preferred and tolerated) plus other listed species 0.8 Panther occupied habitat (preferred and tolerated)0.5 Other documented listed species habitat 0.4 None of the above 0.0 Stewardship Credit Worksheet: Listed Species 28 Stewardship Credit Worksheet: Soils/Surface Water Soil Types (LDC 4.08.01.GG): Classification NSLP Category Open Water / Muck Depression Soils NSLP 1 and NSLP 5 Sand Depression Soils NSLP 6 Flats (Transitional) Soils NSLP 7 Non-Hydric Soils NSLP 8, NSLP 9, NSLP 11 Soils/Surface Water Indices Open Water and Muck Depression soils 0.4 Sand Depression soils 0.3 Flats (Transitional) soils 0.2 Non-hydric soils 0.0 29 Map Source: USDA NRCS Table Source: SFWMD Soils Classification Technical Report 30 Stewardship Credit Worksheet: Land Use / Cover FLUCFCS Codes Vegetation Groups (LDC 4.08.01.N): Land Use –Land Cover Indices FLUCCS Code Group 1 0.4 FLUCCS Code Group 2 0.3 FLUCCS Code Group 3 0.2 FLUCCS Code Group 4 0.0 Group 1 617, 6172, 621, 6218, 6219, 624, 630, 641, 643 Group 2 321, 411, 4119, 425, 434, 439, 428 Group 3 211, 212, 213, 214, 221, 222, 241, 242, 243, 250, 260, 261, 310, 329, 330, 422, 510, 521, 523, 533, 534 Group 4 All Other Codes 31 Index Factor Subject Acre Value Assigned Stewardship Designation No Designation 0.0 Proximity Index None 0.0 Listed Species Habitat Other Documented Listed Species Habitat (Sandhill Crane) 0.4 Soils / Surface Water Index Flatwood Soil (Immokalee Fine Sand) 0.0 Restoration Potential None 0.0 Land Use / Land Cover FLUCFCS 210 (Group 3) (Cropland and Pasture Land) 0.2 Total NRI Score 0.6 Scale: 1 acre 32 Index Factor Subject Acre Value Assigned Stewardship Designation No Designation 0.0 Proximity Index None 0.0 Listed Species Habitat None 0.0 Soils / Surface Water Index Sand Depression (Holopaw & Okeelanta Depression) 0.3 Restoration Potential None 0.0 Land Use / Land Cover FLUCFCS 4221 (Group 3) (Brazilian Pepper, Hydric) 0.2 Total NRI Score 0.5 Scale: 1 acre 33 NESA Project -5 Segments 34 Rivergrass Village Utilities NESA Segment/Area NESA Plan Completion Developer’s Schedule Segment 1: 39th Avenue NE Fairgrounds 1/26/2020 90% Complete Fire Service and Full Service by 9/30/2020 per Integration Agreement Regional systems capable of handling initial projected flows Segment 2: Big Corkscrew Island Regional Park site 9/28/2019 Complete Segment 3 Pipes: NE Utility Facilities site 9/20/2020 50% Complete Segment 4: 41st Avenue GG Canal to Rivergrass 8/30/2020 1/6/2020 Start Segment 3 Plants: NE Utility Facilities site 6/1/2021 6/2/2020 Start (1) Interim Plants online to handle increased flows (1)Assumes receipt of ACOE permit by 6/2/20 35