Ordinance 2007-18
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. ~ L JEB 200 ~\\ ORDINANCE NO. 07--LB-
!\ RECEIVED i~).N ORDINANCE AMENDING ORDINANCE NUMBER 89-
tool!' _/<';/05, AS AMENDED, THE COLLIER COUNTY GROWTH
6?&Zl.Z91-r:;~\l;'/ MANAGEMENT PLAN FOR THE UNINCORPORATED
AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING
THE FUTURE LAND USE ELEMENT AND FUTURE
LAND USE MAP AND MAP SERIES; BY PROVIDING
FOR SEVERABILITY; AND BY PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, the Board of County Commissioners adopted the Collier County
Growth Management Plan on January 10,1989; and
WHEREAS, Collier County has held public hearings to provide for and
encourage public participation throughout the 2006-07 plan amendment process; and
WHEREAS, Collier County did submit the 2006-07 Growth Management Plan
Amendments to the Department of Community Affairs for preliminary review on May 26,
2006; and
WHEREAS, the Department of Community Affairs did review and did make
written objections to the FUTURE LAND USE ELEMENT AND FUTURE LAND USE
MAP AND MAP SERIES Amendments to the Growth Management Plan and trans'mitted
the same in writing to Collier County within the time provided by law; and
WHEREAS, Collier County has 120 days from receipt of the written objections
from the Department of Community Affairs to adopt, adopt with changes or not adopt
the proposed FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND
MAP SERIES Amendments to the Growth Management Plan; and
WHEREAS, the Board of County Commissioners of Collier County did take
action in the manner prescribed by law and did hold public hearings concerning the
adoption of the FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND
MAP SERIES Amendments to the Growth Management Plan on January 25,2007; and
WHEREAS, all applicable substantive and procedural requirements of law have
been met; and
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE: ADOPTION OF AMENDMENTS TO THE FUTURE LAND USE
ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES OF
THE GROWTH MANAGEMENT PLAN.
This Ordinance as described herein, shall be known as the FUTURE LAND USE
ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES Amendments to the
Growth Management Plan for Collier County, Florida. The Collier County Growth
Management Plan FUTURE LAND USE ELEMENT FUTURE LAND USE MAP AND
MAP SERIES Amendment is attached hereto as Exhibit A and incorporated herein by
reference.
1
SECTION TWO: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by
any court of competent jurisdiction, such portion shall be deemed a separate, distinct
and independent provision and such holding shall not affect the validity of the remaining
portion.
SECTION THREE: EFFECTIVE DATE.
The effective date of this Amendment to the FUTURE LAND USE ELEMENT
AND FUTURE LAND USE MAP AND MAP SERIES shall be the date a final order is
issued by the Department of Community Affairs or Administration Commission finding
the Element in compliance in accordance with Section 163.3184, Florida Statutes,
whichever occurs earlier. No development orders, development permits, or land uses
dependent on this Element may be issued or commence before it has become effective.
If a final order of noncompliance is issued by the Administration Commission, this
amendment may nevertheless be made effective by adoption of a Resolution affirming
its effective status, a copy of which Resolution shall be sent to the Department of
Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3rd Floor,
Tallahassee, Florida 32399-2100.
PASSED AND DULY ADOPTED by the Board of County Commissioners of
Collier County this 25th day of January. 2007.
. CK, CLERK
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BOARD OF COUNTY COMMISSIONERS
COLLIER COUNfY, FL ID
BY:
JAMEStOLETTA, CHAIR
APPROVED' AS'"TO FORM AND
LEGAL SUFFICIENCY:
~~R(~L ~.l~T~.(N~-~i-(~~ ~
ASSISTANT COUNTY ATTORNEY
2007 FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES
This ordinance filed with th0
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2
Future Land Use Element
As Adopted by BCC
2-2-07
EXHIBIT "An
Goal, Objectives and Policies
Future Land Use Element (FLUE)
GOAL:
[No change to text, page 11]
OBJECTIVE 1:
[No change to text, page 11]
Policy 1.1:
[Revised text, page 11]
A. URBAN - MIXED USE DISTRICT
1. Urban Residential Subdistrict
2. Urban Residential Fringe Subdistrict
3. Urban Coastal Fringe Subdistrict
4. Business Park Subdistrict
5. Office and Infill Commercial Subdistrict
6. PUD Neighborhood Village Center Subdistrict
7. Residential Mixed Use Neighborhood Subdistrict
8. Orange Blossom Mixed-Use Subdistrict
9. Goodlette/Pine Ridge Commercial Infill Subdistrict
-1*)9. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict
HlO. Henderson Creek Mixed-Use Subdistrict
+2-11. Research and Technology Park Subdistrict
H12. Buckley Mixed-Use Subdistrict
+4U. Commercial Mixed Use Subdistrict
M-14. Davis Boulevard/County Barn Road Mixed-Use Subdistrict
15. Livingston/Radio Road Commercial Infill Subdistrict
16. Vanderbilt Beach Road Neighborhood Commercial Subdistrict
B. URBAN - COMMERCIAL DISTRICT
1. Mixed Use Activity Center Subdistrict
2. Interchange Activity Center Subdistrict
3. LivingstonlPine Ridge Commercial Infill Subdistrict
4. Business Park Subdistrict
5. Research and Technology Park Subdistrict
6. Livingston Road/Eatonwood Lane Commercial Infill Subdistrict
7. Livingston Road Commercial Infill Subdistrict
8. Commercial Mixed Use Subdistrict
9. LiviRgstoHlRadio Road Commercial Infill Subdistrict
-1*)2.. Livingston RoadlVeterans Memorial Boulevard Commercial Infill
Subdistrict
11. VaRderbilt Beach Road Neighborhood Commercial Subdistrict
10. GoodlettelPine Ridge Commercial Infill Subdistrict
Words underlined are added; words Gtruol< through are deleted. 1
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Future Land Use Element
As Adopted by BCC
2-2-07
Policy 1.2:
[No change to text, page 12]
Policy 1.3:
[No change to text, page 12]
Policy 1.4:
[No change to text, page 12]
Policy 1.5:
[No change to text, page 12]
OBJECTIVE 2:
[No change to text, page 12]
Policy 2.1:
[No change to text, page 12]
Policy 2.2:
[No change to text, page 12]
Policy 2.3:
[No change to text, page 12.1]
Policy 2.4:
[Revised text, page 12.1]
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Developmeats \vithin the SmIth U.s. TCEi\ that obtain an exception from concurrency
requirements for transportation, p\:l rs\:l ant to the certification process described in
Traasportation Elemeat, Policy 5.6, and that include affordable housing (as per Sectioa
2.7.7 of the Collier County Land Development Code, as amended) as part of their plan of
development shall not be subject to the Traffic Congestion Deasity Reduction as
coataiaed ia the Density Rating System of this Element.
Developmeats v:ithin the Northwest and East Central TC~V\.s that meet the req\:lirements
of FLUE Policies 6.1 through 6.5, and Transportation Policies 5.7 aad 5.&, aad that
include affordable housiag (as per Section 2.7.7 of the Collier County Land Developmeat
Code, as amended) as part of their plan of development shall not be subject to the Traffic
Congestion Density Reduction, as contained in the Density Rating System of this
Elemeat.
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Policy 2.5:
[No change to text, page 12.1]
Policy 2.6
[New text]
Traffic impacts generated by new development are regulated through the implementation
of a .checkbook' transportation concurrency management system. which incorporates
two Transportation Concurrency Management Areas (TCMAs) and a Transportation
Concurrency Exception Area (TCEA). New developments within the TCMAs and the
TCEA that commit to certain identified traffic management strategies shall reduce (the
TCMAs) the traffic impact mitigation measures that would otherwise be applied to such
developments.
Words underlined are added; words struok through are deleted. 2
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Future Land Use Element
As Adopted by BCC
2-2-07
OBJECTIVE 3:
[Revised text, page 13]
Land Development Regulations have been adopted to implement this Growth
Management Plan pursuant to Chapter 163.3202, Florida Statutes (F.S.l, in order to
ensure protection of natural and historic resources, ensure the availability of land for
utility facilities, promote compatible land uses within the airport noise zone, and to
provide for management of growth in an efficient and effective manner.
Policy 3.1:
[Revised text, pages 13, 14]
Land Development Regulations have been adopted into the Collier County Land
Development Code (LDC) that contain provisions to implement the Growth Management
Plan through the development review process~ aaa These include the following
prOVIsIOns:
a. The LDC contains Collier County Subdivision Code shall proyidc for procedures
and standards for the orderly development and subdivision of real estate in order
to ensure proper legal description, identification, documentation and recording of
real estate boundaries and adequate infrastructure for development.
b. The LDC contains provisions that PQrotect environmentally sensitive lands and
provide for the retention of open space. This shall be has been accomplished~
through the implementation of various zoning districts and zoning overlays that
restrict higher intensity land uses in the Rural Fringe Mixed Use District through
'/ariol:ls Land Use Designations that restrict higher intensity land uses and. which
require specific land development standards for the remaining allowable land
uses~ aaa through the adoption of permanent Natural Resource Protection Area
(NRP Al Overlays~ aaa integration of State of Florida Big Cypress Area of Critical
State Concern regulations into the Collier County Land Dcwelopment Code LDC,
and.. in part.. through implementation of the Rural Lands Stewardship Overlay.
This sftaH. has also been accomplished through the implementation of regulations
such as minimum open space requirements. aaa native vegetation preservation
requirements, and/or through the creation of incentives that encourage the use of
creative land use planning techniques and innovative approaches to development
in the County's Agricultural/Rural Designated Area.
c. Drainage and stormwater management practices shall be regulated governed by
the implemeatation of the South Florida Water Management District Surface
Water Management regulations.
d. Identified potable water wellfields are depicted on the Future Land Use Map
Series as wellhead protection areas. Policy 3.1.1 of the Conservation and Coastal
Management Element specifies prohibitions and restrictions on land use in order
to protect these identified wellfields.
Words underlined are added; words struok through are deleted. 3
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Future Land Use Element
As Adopted by BCC
2-2.07
e. Signage regulations in the LDC Regulate signage through the Sign Ordinance,
which shall provide for include frontage requirements for signs, require shared
signs for smaller properties, contain definitions. and establishment of include an
amortization schedule for non-conforming signs.
f. The safe and convenient flow of on-site traffic flew, as well as the design of
vehicle parking areas needs shall be are addressed through the site design
standards as '.vell as and site development plan requirements of the LDC, which
include: access requirements from roadways, parking lot design and orientation,
lighting, building design and materials, and landscaping and buffering criteria.
g. The LDC ~nsure~ the availability of suitable land for utility facilities, and other
essential services necessary to support proposed development. by providing feI:-a
Public Use Zoning District for the location of public facilities and other essential
services in the Public Use Zoning District, and in other zoning districts via the
Essential Services regulations.
h. The LDC provides for the protection of historically significant properties shall be
accomplished, in part, through regulations that: provide for the adoption of the
Historic/Archaeological Preservation Regulations v/hich include the creation of an
Historic/Archaeological Preservation Board; provides for the identification of
mapped areas of Hhistoric/A~rchaeological probability; requires completion of a
survey and assessment of discovered sites; and. provides a process for designation
of sites, structures, buildings and properties as historically and/or archaeologically
significant.
1. The mitigation of incompatible land uses within the area designated as the Naples
,\irport Noise Zone Airport Noise Area on the Future Land Use Map shall be
accomplished through~ implementation of regulations wffieft that require sound-
proofing for all new residential structures built within the 65 LDN Contour as
identified on tHe FutHre Land Use Map; recording of the legal descriptions of the
noise contours boundary in the property records of the County~ and. through an
the inter-local agreement with the Naples Airport Authority that requires te the
County to notify the Naples ,A.irport Authority of all development proposals
located within 20,000 feet of the airport wffieft that exceed height standards
established by the Federal Aviation Administration.
J. Collier County shall not Ne issue development orders shall be issued vlhich that
are inconsistent with the provisions of this Growth Management Plan. Some
projects and properties may be inconsistent with densities and land use intensities
established in the Future Land Use Designation Description Section of this
Element, but these proiects and properties are have been found to be consistent
with this Plafl. Element via consistency with one or more of Policies 5.9 through
5.13.
Words underlined are added; words &truok through are deleted. 4
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Future Land Use Element
As Adopted by BCC
2-2-07
Policy 3.2:
[Revised text, page 14]
The Land Development Regulations have been codified into a single unified Land
Development Code (Ordinance 91 102 04-41, as amended). The development review
process has been evaluated and improved to focus on efficiency and effectiveness
through unification of all review staff into a single organizational unit and through
streamlining procedures of the review process.
OBjECTIVE 4:
[No change to text, page 14]
Policy 4.1:
[Revised text, page 14]
A detailed Master Plan for the Golden Gate Estates Area has been developed and was
incorporated into this Growth Management Plan in February 1991. Subsequent maior
revisions were adopted in 1997 following the 1996 Evaluation and Appraisal Report, and
in 2002 and 2004 principally based upon recommendations of the Golden Gate Area
Master Plan Restudy Committee. The Golden Gate Area Master Plan encompasses
Golden Gate Estates subdivision, Golden Gate City, and the Rural Settlement Area
formerly known as North Golden Gate. The Master Plan addresses Nnatural Rresources,
I<future bland Ygse, preservation of the Estates' rural character. '.If ater Management,
transportation improvements, other PQublic I<faci1ities.. and the provision of emergency
services other considerations.
Policy 4.2:
[Revised text, page 15]
A detailed Master Plan for the Immoka1ee Urban designated area has been developed and
was incorporated into this Growth Management Plan in February, 1991. Maior revisions
were adopted in 1997 following the 1996 Evaluation and Appraisal Report. The
Immokalee Area Master Plan addresses Natural Resources conservation, I<future bland
Ygse, population, recreation, transportation Public Facilities, Hhousing, Urban Design,
and the local economy Land DevelopmeFlt Regl:llations and other consideratioFls. Major
purposes of the Master Plan shall be are coordination of land use~ and transportation
planning, redevelopment or renewal of blighted areas.. and elimination of laFld I:lses
iFlcoFlsistent with the community's character the promotion of economic development.
Policy 4.3:
[Revised text, page 15]
A detailed Master Plan for Marco Island has been developed and was incorporated into
this Growth Management Plan in January 1997. The Marco Island Master Plan
addressegs PQopulation, PQublic I<facilities, I<future bland Ygse, Ygrban Dgesign, bland
Dgevelopment Rregulations.. and other considerations. However. all lands that were
encompassed by the Master Plan are now within the City of Marco Island and are subiect
to its comprehensive plan and land development regulations. Accordingly, the Marco
Island Master Plan has been deleted from the Collier County Growth Management Plan.
Words underlined are added; words E:trlJok throlJgh are deleted. 5
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Future Land Use Element
As Adopted by BCC
2-2.07
Policy 4.4:
[Revised text, page 15]
Corridor Management Plans have been developed by Collier County in conjunction with
the City of Naples. These Plans identify appropriate urban design objectives and
recommend Land Development Regulations and Capital Improvements to accomplish
those objectives. Plans have been completed for the follO'.ving road corridors: Goodlette-
Frank Road south of Pine Ridge Road, and for Golden Gate Parkway from US 41 to
Santa Barbara Boulevard. The Corridor Management (zoning) Overlay has been adopted
into the Land Development Code; it imposes additional development standards and
limitations upon properties located along these two road segments. Future Corridor
Management Plans may be prepared iointly with the City of Naples as directed by the
Board of County Commissioners. The geals objectives for each Corridor Management
Plan will be established prior to the development of the Plan. Corridors that may be
considered jointly with the City of Naples include:
a. Pine Ridge Road from US 41 to Goodlette-Frank Road;
b. Davis Boulevard from US 41 to Airport-Pulling Road;
c. US 41 from Creech Road to Pine Ridge Road; and
d. US 41 from Davis Boulevard to Airport-Pulling Road.
Policy 4.5: [Revised text, page 15]
An Industrial Land Use Study has been developed and a summary of the Study has been
incorporated into the support document of this Growth Management Plan. The S,5tudy
includes a detailed inventory of industrial uses, projections of demand for industrial land,
and recommendations for future land use allocations and locational criteria. Yren
Subsequent to completion of the Economic Plaft Element of this Growth Management
Plan. adopted in December 2003. staff shall prepare an update to the Industrial Land Use
Study a study """ill be undertaken to ideatify the need for additional IndMstrially
designated laRd v;ithia the Coastal Urban Area.
Policy 4.6:
[Revised text, pages 15, 16]
Access Management Plan proVISIOns have been developed for Mixed Use and
Interchange Activity Centers designated on the Future Land Use Map have been
developed and these provisions have been incorporated into the Collier County Land
Development Code. The intent of the Access Management Plan provisions is defined by
the following guidelines and principles:
a. The number of ingress and egress points shall be minimized and shall be
combined and signalized to the maximum extent possible.
b. Spacing of access points shall meet, to the maximum extent possible, the
standards set forth in the Collier County Access Control Policy (Resolution #01-
247, adopted June 26,2001).
Words underlined are added; words struok through are deleted. 6
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Future Land Use Element
As Adopted by BCC
2-2-07
c. Access points and turning movements shall be located and designed to minimize
interference with the operation of existing and planned interchanges and
intersections.
d. Developers of blots, parcels, and subdivisions, which are created, shall be
encouraged to dedicate cross-access easements, rights-of-way, and limited access
easements, as necessary and appropriate, in order to ensure compliance with ili:at
the above-mentioned standards (a. - c.) are complied '.vith.
Policy 4.7:
[Revised text, page 16]
The Board of County Commissioners may consider whether to adopt &redevelopment
P12lans for existing commercial and residential areas may be considered by the Board of
County Commissioners. +hese Such plans may consider include alternative land use~
~, modifications to development standards, and incentives that may be necessary to
encourage redevelopment. The Bayshore/Gateway Triangle Redevelopment Plan was
adopted by the Board on March 14. 2000: it encompasses the Bayshore Drive corridor
and the triangle area formed by US 41 East. Davis Boulevard and Airport-Pulling Road.
For properties that have been reviewed under the Zoning Reeval1:1ation Program, chaRges
to the deRsity and intensity of \:Ise permitted may be considered, in order to encourage
redeyelopment in these areas. Some of the Other specific areas that may be considered
by the Board of County Commissioners for redevelopment include.. but are not
necessarily limited to:
a. Pine Ridge Road, between U.S. 41 North and Goodlette-Frank Road;
b. Bayshore Drive betv/een U.S. 11 East aRd Thomasson Drive;
c. U.S. 11 East betvleen Da'lis Boulevard aRd ,^..irport Pulling Road;
d. Davis Boule'/ard betv:een U.S. 41 East and ,^..irport Pulling Road;
eQ.. U.S. 41 North in Naples Park; and.
f. c.R. 951 between GreeR Boulevard and Golden Gate Parkway; and
gf. Bonita Beach Road between Vanderbilt Drive and the west end of Little Hickory
Shores #1 Subdivision.
Policy 4.8:
[Revised text, page 16]
Maintain and update, on an annual basis, the following demographic and land use
information: existing permanent population, existing seasonal population, projected
population, existing dwelling units, and projected dwelling units. Included with this
database shall be a forecast of the geographic distribution of anticipated growth.
Population estimates and projections shall be based upon the most recent population
bulletin from the University of Florida's Bureau of Economic and Business Research
(BEBR), except where decennial census estimates are available. For the five years of the
annually updated Capital Improvement Plan, on a continuously rolling basis, v/eighted
population projections shall be calculated for all public facilities except potable water and
sanitary se'.ver using BEBR's htgft medium range growth rate. Population definitions are
Words underlined are added; words Gtruok through are deleted. 7
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Future Land Use Element
As Adopted by BCC
2-2-07
provided in Policy 1.2 of the Capital Improvement Element. ; thereafter, projections shall
be calculated based upon 95% of the BEBR high range growth rate. For potable ':,'ater
and sanitary sewer facilities, the peale population shall be calculated, based upon the
BEBR high range growth rate population projections through the first ten years, on u
continuously rolling basis; thereafter, projections shall be calculated based upon the
average of the medium and high range gro',J,'th rate population projections.
Policy 4.9:
[Revised text, page 16]
Prepare Pursuant to the Final Order (AC-99-002) issued by the Administration
Commission on June 22. 1999, a Rural and Agricultural Area Assessment was prepared
between 1999 and 2002. , or any phase thereof, and adopt plan amendments necessary to
implement the Based upon the findings and results of the Assessment, amendments to
this comprehensive plan were adopted in 2002. including establishment of the Rural
Fringe Mixed Use District and Rural Lands Stewardship Area Overlay. or any phase
thereof, pursuant to the Final Order (l\'C 99 002) issued by the ,'\dministration
Commission on June 22, 1999. The geographic scope of the assessment area, public
participation procedures, interim development pro'/isions, and the designation of Natural
Resource Protection ,Aseas on the Future Land Use Map are described in detail in the
,\griculturullRural Designation Description Section.
Policy 4.10:
[Revised text, page 17]
Public participation and input was shall be a primary feature and goal of the Rural and
Agricultural Assessment. planning and assessment effort. Representatives of state and
regional agencies shall be invited to participated in. and assisted in.. the aAssessment.
The ComIty shall ensure During the three-year Assessment and subsequent
comprehensive plan amendment process. community input through each phase of the
Assessment ',vhich may include was provided through workshops, public meetings,
appointed committees, technical working groups, and established advisory boards
including the Environmental Advisory Council Committee and the Collier County
Planning Commission in each phase of the Assessment.
OBjECTIVE 5:
[No change to text, page 17]
Policy 5.1:
[Revised text, page 17]
All rezonings must be consistent with this Growth Management Plan. Property zoned
prior to adoption of the Plan (January 10, 1989) and found to be consistent through the
ZaRing Re evaluation Program are consistent with the Growth Management Plan and
designated on the Future Land Use Map series as Properties Consistent by Policy.
ZaRing changes will be permitted to these properties, aRd to other properties deemed
consistent with this Future Land Use Element via Policies 5.9 through 5.12, pro'.'ided the
amount of commercial land use, industrial land use, permitted number of dv,'elling units,
and the overall intensity of de'/e1opmeRt allowed by the new zoning district, except as
allov/ed by Policy 5.11, are not increased. Howe'ler, for these properties approved for
Words underlined are added; words struok throllgh are deleted. 8
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Future Land Use Element
As Adopted by BCC
2-2-07
commercial and residential uses, an increase in the number of dwelling units may be
permitted if accompanied by a reduction in commercial area such that the overall
intensity of development allo'.ved by the new zoning district is not increased. Further,
though an increase in overall intensity may result, for these properties approved for
commercial uses, residential units may be added as provided for in the Commercial
Mixed Use Subdistrict. For properties that are zoned inconsistent with the Future Land
Use Designation Description Section but have nonetheless been determined to be
consistent with the Future Land Use Element. as provided for in Policies 5.9 through
5.14. the following provisions apply:
a. For such commercially-zoned properties. zoning changes will be allowed
provided the new zoning district is the same or a lower intensity commercial
zoning district as the existing zoning district. and provided the overall intensity of
commercial land use allowed by the existing zoning district. except as allowed by
Policy 5.11. is not exceeded in the new zoning district. The foregoing
notwithstanding. such commercial properties may be approved for the addition of
residential uses. in accordance with the Commercial Mixed Use Subdistrict.
though an increase in overall intensity may result. A zoning change of such
commercial-zoned properties to a residential zoning district is allowed as
provided for in the Density Rating System of this Future Land Use Element.
b. For such industrially-zoned properties. zoning changes will be allowed provided
the new zoning district is the same or a lower intensity industrial. or commercial.
zoning district as the existing zoning district. and provided the overall intensity of
industrial land use allowed by the existing zoning district is not exceeded in the
new zoning district.
c. For such residentially-zoned properties. zoning changes will be allowed provided
the authorized number of dwelling units in the new zoning district does not
exceed that authorized by the existing zoning district. and provided the overall
intensity of development allowed by the new zoning district does not exceed that
allowed by the existing zoning district.
d. For property deemed to be consistent with this Element pursuant to one or more
of policies 5.9 through 5.14. said property may be combined and developed with
other property. whether such other property is deemed consistent via those same
policies or is deemed consistent with the Future Land Use Designation
Description Section. For residential and mixed use developments only. the
accumulated density between these properties may be distributed throughout the
proiect. as provided for in the Density Rating System or the Commercial Mixed
Use Subdistrict. as applicable.
e. Overall intensity of development shall be determined based upon a comparison of
public facility impacts as allowed by the existing zoning district and the proposed
zoning district.
Policy 5.2:
[Revised text, page 17]
All applications and petitions for proposed development shall be consistent with this
Growth Management Plan. as determined by reviewed for consistency with the
Words underlined are added; words Gtruok through are deleted. 9
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Future Land Use Element
As Adopted by BCC
2.2.07
Comprehensi'/e Plan and those found to be inconsistent with the Plan by the Board of
County Commissioners shall not be permitted.
Policy 5.3: [No change to text, page 17]
Policy 5.4:
[Revised text, page 17]
New developments shall be compatible with, and complementary to, the surrounding land
uses, as set forth in subject to meeting the compatibility criteria of the Land Development
Code (Ordinance 91 102 04-41, adopted June 22, 2004 and October 30, 1991 effective
October 18, 2004, as amended}.
Policy 5.5:
[Revised text, page 18]
Encourage the use of land presently designated for urban intensity uses before
designating other areas for urban intensity uses. This shall occur by planning for the
expansion of County owned and operated public facilities and services to existing lands
designated for urban intensity uses, the Rural Settlement District (Orangetree PUD
formerly known as North Golden Gate), and the Rural Fringe Mixed Use District.. before
servicing new areas.
Policy 5.6:
[No change to text, page 18]
Policy 5.7:
[No change to text, page 18]
Policy 5.8:
[Revised text, page 18]
Group Housing, which may include the following: Family Care Facility, Group Care
Facility, Care Units, Assisted Living Facility, and Nursing Homes, shall be allowed
permitted within the Urban ggesignated Agrea, and may be allowed in other future land
use designations, subject to the definitions and regulations as outlined in the Collier
County Land Development Code (Ordinance 04-41 91 102, adopted June 22, 2004 and
effective October 18, 2004 30, 1991) and consistent with the 10cational requirements in
Florida Statutes (Chapter 419.001 F.S.). Family Care Facilities, which are residential
facilities occupied by not more than six (6) persons, shall be permitted in residential
areas.
Policy 5.9:
[Revised text, page 18]
Former Policy 3.1k. of the Future Land Use Element provided for the establishment of a
Zoning Reevaluation Program to evaluate properties whose zoning did not conform with
the Future Land Use Designation Description Section of the Future Land Use Element.
This Program was implemented through the Zoning Reevaluation Ordinance No. 90-23.
Where such properties were determined, through implementation of that Ordinance, to be
"improved property", as defined in that Ordinance, the zoning on said properties
Properties 'Nhich do not conform to the Future Land Use Element but are improved, as
determined thro1:lgh the Zoning Re e'/aluation Program described in former Policy 3.1K
Words underlined are added; words struok through are deleted. 10
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Future Land Use Element
As Adopted by BCC
2.2-07
and implemented through the Zoning Reevaluation Ordinance No. 90 23, shall be
deemed consistent with the Future Land Use Element and those properties have been
identified on the Future Land Use Map Series as Properties Consistent by Policy.
Policy 5.10:
[Revised text, page 18]
The zoning on PJ2.ropertyies for which an exemptions has been granted based on vested
rights, dedications, or compatibility determinations, and the zoning on propertyies for
which a compatibility exceptions J:n.:we has been granted, both as provided for in the
Zoning Re-evaluation Program established pursuant to former Policy 3.1K and
implemented through the Zoning Reevaluation Ordinance No. 90-23, and as identified on
the Future Land Use Map series as Properties Consistent by Policy, shall be considered
consistent with the Future Land Use Element. Such property These properties shall be
considered consistent with the Future Land Use Element only to the extent of the
exemption or exception granted and in accordance with all other limitations and timelines
that are provided for in the Zoning Re-evaluation Program. Nothing contained in this
policy shall exempt any development from having to comply with any provision of the
Growth Management Plan other than the zoning reevaluation program. Additionally, the
Copeland, Plantation Island and Chokoloskee Urban areas were exempted from the
Zoning Re-evaluation Ordinance. Existing zoning on properties within these
communities shall also be considered consistent with the Future Land Use Element.
Policy 5.11:
[Revised text, page 19]
Properties whose zoning has been determined to comply with the former Commercial
under Criteria provision of the Future Land Use Element shall be deemed consistent with
the Future Land Use Element. These properties are identified on the Future Land Use
Map Series as Properties Consistent by Policy. These properties are not subject to the
building floor area or traffic impact limitations contained in this former provision.
Policy 5.12:
[Revised text, page 18]
The zoning on PJ2.roperties rezoned under the former Industrial Under Criteria provision,
or pursuant to wi#l the former provision contained in the former Urban-Industrial District
that wlHeh allowed expansion of industrial uses adjacent to abutting lands designated or
zoned Industrial, both provision as adopted in Ordinance 89-05 in January, 1989, shall be
deemed consistent with the Future Land Use Element. These properties are identified on
the Future Land Use Map Series as Properties Consistent by Policy.
Policy 5.13:
[Revised text, page 19]
The following properties identified by in Ordinance # Numbers 98-82;~ 98-91;~ 98-9~~
99-02;~ 99-11;~ 99-19;~ 99-33;~ and, 2000-20;-~ were previously located in Activity Centers
# No.1, 2, 6, 8, 11 & and 18, and were rezoned pursuant to those previous the Activity
Centers boundaries designated in the 19&9 Comprehensive Plan, as amended. Ordinance
No. 2000-27, adopted May 9,2000, modified those Activity Center boundaries to exclude
Words underlined are added; words struok through are deleted. 11
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Future Land Use Element
As Adopted by BCC
2.2-07
those +hese properties-,- were rezoned dMring the interim period between the adoption of
the Future LaRd Use Element in October, 1997 which was not effective due to the notice
of intent finding the Future Land Use Element not "in compliance". DCA.' s issuance of a
Final Order, on July 22, 2003, brought the Element into compliance. The zoning on
+!hose properties, identified herein, vlhich have modified the boundaries of the 1997
Activity Centers are shall be deemed consistent with the Future Land Use Element.
Policy 5.14:
[No change to text, pages 19, 19.1 and 19.2]
OBjECTIVE 6:
[No change to text, page 19.2]
Policy 6.1:
[No change to text, page 19.2]
Policy 6.2:
[No change to text, pages 19.2, 19.3]
Policy 6.3:
[Revised text, page 19.3]
In order to be exempt from link specific concurrency, new residential development or
redevelopment within Collier County's designated Transportation Concurrency
Management Areas (TCMAs) shall utilize at least two of the following Transportation
Demand Management (TOM) strategies, as may be applicable:
a) Including neighborhood commercial uses within a residential project.
b) Providing transit shelters within the development (must be coordinated with
Collier County Transit).
c) Providing bicycle and pedestrian facilities, with connections to adjacent abutting
commercial properties.
d) Including affordable housing (minimum of 25% of the units) within the
development.
e) Vehicular access to adjacent abutting commercial properties.
Policy 6.4: [No change to text, page 19.3]
Policy 6.5: [No change to text, page 19.3]
OBjECTIVE 7: [N 0 change to text, page 19.3]
Policy 7.1: [No change to text, page 19.4]
Policy 7.2: [No change to text, page 19.4]
Policy 7.3: [No change to text, page 19.4]
Policy 7.4: [No change to text, page 19.4]
Policy 7.5: [Revised text, page 19.4]
Words underlined are added; words Gtruol< through are deleted. 12
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Future Land Use Element
As Adopted by BCC
2-2-07
The County shall encourage mixed-use development within the same buildings by
allowing residential dwelling units over and/or adjacent to abutting commercial
development. This policy shall be implemented through provisions in specific
subdistricts in this Growth Management Plan.
Policy 7.6:
[N 0 change to text, page 19.4]
Policy 7.7:
[No change to text, page 19.4]
FUTURE LAND USE DESIGNATION DESCRIPTION SECTION No change to
text, page 20]
I.
URBAN DESIGNATION
[Revised text, pages 20, 21]
Urban 9Q.esignated A~reas on the Future Land Use Map include two general portions of
Collier County: areas with the greatest residential densities, and areas in close proximity,
which have or are projected to receive future urban support facilities and services. It is
intended that Urban 9Q.esignated A~reas accommodate the majority of population growth
and that new intensive land uses be located within them. Accordingly, the Urban A~rea
will accommodate residential uses and a variety of non-residential uses. The Urban
9Q.esignated A~rea, which includes Immokalee. Copeland. Plantation Island.
Chokoloskee. Port of the Islands. and Goodland Marco Island, in addition to the greater
Naples area. represents less than 10% of Collier County's land area.
The boundaries of the Urban 9Q.esignated A~reas have been established based on several
factors, including: patterns of existing development; patterns of approved, but unbuilt,
development; natural resources; water management; hurricane risk; existing and proposed
public facilities; population projections and the land needed to accommodate the
projected population growth.
Urban 9Q.esignated A~reas will accommodate the following uses:
a. Residential uses including single family, multi-family, duplex, and mobile home.
The maximum densities allowed are identified in the Districts, afI:tl Subdistricts
and Overlays that follow. except as allowed by certain policies under Obiective 5.
b. Non-residential uses including:
*** *** *** *** *** *** *** *** *** *** *** ***
3. Water-dependent and water-related uses (see Conservation and Coastal
Management Element, Objective 10.1 and subsequent policies and the Collier
County Manatee Protection Plan (NR-SP-93-0l), May 1995};
*** *** *** *** *** *** *** *** *** *** *** ***
5. Community facilities such as churches.. group housing uses, cemeteries,
schools and school facilities co-located with other public facilities such as
parks, libraries, and community centers, where feasible and mutually
acceptable;
*** *** *** *** *** *** *** *** *** *** *** ***
Words underlined are added; words struck through are deleted. 13
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Future Land Use Element
As Adopted by BCC
2.2-07
11. Support medical facilities:: such as physicians' offices, medical clinics,
medical treatment centers, medical research centers and medical rehabilitative
centers, and pharmacies:: provided the dominant use is medical related and
the site is located within 14, mile of existing or approved hospitals or medical
centers which offer primary and urgent care treatment for all types of injuries
and traumas, such as, but not limited to, North Collier Hospital. The distance
shall be measured from the nearest point of the tract that the hospital is located
on or approved for, to the project boundaries of the support medical facilities.
Approval of such support medical facilities may be granted concurrent with
the approval of new hospitals or medical centers which offer primary and
urgent care treatment for all types of injuries and traumas. Stipulations to
ensure that the construction of the support medical facilities are is concurrent
with hospitals or medical centers shall be determined at the time of zoning
approval. Support medical facilities are not allowed under this provision if
the hospital or medical center is a short-term leased facility due to the
potential for relocation.
12. Commercial uses subject to criteria identified in the Urban - Mixed Use
District, PUD Neighborhood Village Center Subdistrict, Office and Infill
Commercial Subdistrict, Residential Mixed Use Neighborhood Subdistrict,
Orange Blossom Mixed-Use Subdistrict, Goodlette/Pine Ridge Commercial
Infill Subdistrict, Buckley Mixed Use Subdistrict, Vanderbilt Beach/Collier
Boulevard Commercial Subdistrict, Commercial Mixed Use Subdistrict,
Henderson Creek Mixed Use Subdistrict, Davis Boulevard/County Barn Road
Mixed-Use Subdistrict, Livingston/Radio Road Commercial Infill Subdistrict,
Vanderbilt Beach Road Neighborhood Commercial Subdistrict; and, in the
Urban Commercial District, Mixed Use Activity Center Subdistrict,
Interchange Activity Center Subdistrict, Livingston/Pine Ridge Commercial
Infill Subdistrict, Livingston Road/Eatonwood Lane Commercial Infill
Subdistrict, Livingston Road Commercial Infill Subdistrict, Commercial
Mixed Use Subdistrict, Livingston/Radio Road Commercial Infill Subdistrict,
Livingston RoadN eterans Memorial Boulevard Commercial Infill Subdistrict,
GoodlettelPine Ridge Commercial Infill Subdistrict, Vanderbilt Beach Road
Neighborhood Commercial Subdistrict; ;i:Hltl in the Bayshore/Gateway
Triangle Redevelopment Overlay; and, as allowed by certain FLUE policies.
*** *** *** *** *** *** *** *** *** *** *** ***
14. Industrial uses subject to criteria identified in the Urban - Industrial District,
in the Urban Mixed Use District, and in the Urban Commercial District,
certain quadrants of Interchange Activity Centers.
15. Hotels/motels as may be allowed in various Subdistricts and Overlays, and by
certain FLUE Policies, consistent by Policy 5.9, 5.10, and 5.11, or as
permitted ifl the Immokalee Area, Golden Gate .:\rea and Marco Island Master
Plans, and as permitted in the Bayshore/Gateway Triangle Rede':elopmeflt
Overlay.
*** *** *** *** *** *** *** *** *** *** *** ***
Words underlined are added; words struok through are deleted. 14
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Future Land Use Element
As Adopted by BCC
2-2-07
A.
Urban - Mixed Use District:
in 3rd paragraph, page 22]
[Revised text, remove hyphen in title and
3rd paragraph
Port of the Islands is a unique development, which is located within the Urban
Designated Area, but is also totally within the Big Cypress Area of Critical State
Concern. However, a portion of the development was determined "vested" by the State
of Florida, thus exempting it from the requirements of Chapter 380, Florida Statutes.
Further, there is an existing Development Agreement between Port of the Islands, Inc.
and the State of Florida Department of Community Affairs dated July 2, 1985, which
regulates land uses at Port of the Islands. Port of the Islands is eligible for all provisions
of the Urban - Mixed Use District in which it is located to the extent that the overall
residential density and commercial intensity does not exceed that permitted under zoning
at time of adoption of this Plan.
1.
Urban Residential Subdistrict:
[N 0 change to text, page 22.1]
~ J.. Urban Coastal Fringe Subdistrict:
page 23]
[Renumbered, Revised text,
The purpose of this Subdistrict is to provide transitional densities between the
Conservation 9Qesignated A.!!rea (primarily located to the south of the Subdistrict) and
the remainder of the Urban 9Qesignated A.!!rea (primarily located to the north of the
Subdistrict). It The Subdistrict comprises those Urban includes that area~ south of US 41~
betv/ccn generally east of the City of Naples, and generally west of the Rural Fringe
Mixed Use District Neutral Lands. but excludes Section 13. Township 51 South. Range
26 East. Collier Seminolc State Park, including Marco Island and comprises
approximately 18,000 11.354 acres and +3-% 10% of the Urban Mixed Use District. The
entire Subdistrict is located seaward of the Coastal High Hazard Area Boundary. In order
to facilitate hurricane evacuation and to protect the adjacent environmentally sensitive
Conservation 9Qesignated A.!!rea, residential densities within the Subdistrict shall ee
limited to not exceed a maximum of 4 dwelling units per acre, except as allowed ffi Qy
certain FLUE Policies under Obiective 5 the Density Ratiflg System to cxceed 4 units per
acre through pro'/ision of .\ffordab1e Housing and Transfer of De','elopmeRt Rights, and
except as provided in the Bayshore Gateway Triangle Redevelopment Overlay. New
rezones to permit mobile home development within this Subdistrict are prohibited.
Rezones are recommended to be in the form of a Planned Unit Development. The Marco
Island Master Plan shall provide for density, inteflsity, siting criteria and specific
staRdards for land use districts encompassed by the Marco Island Master Plan but outside
the incorporated area of Marco IslaRd.
J ~. Urban Residential Fringe Subdistrict: [Renumbered, Revised text, pages 23,
23.1, and 23.2]
The purpose of this Subdistrict is to provide transitional densities between the Urban
Designated Area and the Agricultural/Rural Area and comprises approximately 5,500
Words underlined are added; words fJtruol< through are deleted. 15
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Future Land Use Element
As Adopted by BCC
2-2-07
acres and 5% of the Urban Mixed Use District. Residential land uses may be allowed at a
maximum density of 1.5 units per gross acre, or up to 2.5 units per gross acre via the
transfer of up to one dwelling unit per acre from lands designated as Rural Fringe Mixed
Use District Sending or, in the case of properties specifically identified below, a density
bonus of up to 6.0 additional units per gross acre may be requested for projects providing
affordable-workforce housing (home ownership only) for low and moderate income
residents of Collier County, pursuant to Section ~ 2.06.00 of the Land Development
Code, or its successor ordinance, except as provided for in paragraph "c" below. Within
the Urban Residential Fringe, rezone requests are not subject to the density rating system,
except as specifically provided in c. below, but are subject to the following conditions:
*** *** *** *** *** *** *** *** *** *** *** ***
c. Properties eligible for the Affordable-workforce Housing Density Bonus (home
ownership only) will be specifically identified herein. The actual number of
bonus units per gross acre shall be reviewed and approved in accordance with the
conditions and procedures set forth in Section ~ 2.06.00 of the Land
Development Code, except that, Section 2.7.7.3 2.06.03 shall not apply, and the
number of dwelling units required to be sold to buyers earning 80% or less of
Collier County's median income, as calculated annually by the Department of
Housing and Urban Development (HUD), shall be at least thirty percent (30%).
The following properties are eligible for an Affordable-workforce Housing Density
Bonus (home ownership only) of up to 6.0 additional dwelling units per acre.
*** *** *** *** *** *** *** *** *** *** *** ***
4 ~. PUD Neighborhood Village Center Subdistrict: [Renumbered, Revised text,
page 23.2]
The purpose of this Subdistrict is to allow for small-scale retail, offices, and service
facilities to serve the daily needs of the residents of a Planned Unit Development (PUD.l
zoning district. The acreage eligible for Neighborhood Village Center designation and
uses shall be sized in proportion to the number of units to be served, but in no event shall
the acreage within the Village Center designated for small scale retail, offices, and
service facilities exceed 15 acres. These Neighborhood Village Center uses may be
combined with recreational facilities or other amenities of the PUD and shall be
conveniently located to serve the PUD. The Village Center shall not have independent
access to any roadway external to the PUD and shall be integrated into the PUD. Phasing
of construction of the Neighborhood Village Center shall be controlled so that it occurs
concurrent with the residential units. The Planned Unit Development district of the Land
Development Code has been shall be amended within one (1) year to provide standards
and principles regulating access, location and ef integration of the Village Center within
the PUD of the Village Center, allowed uses, floor area ratio, and sq\:lare footage aRdlor
acreage thresholds.
s ~. Business Park Subdistrict:
[Renumbered text, pages 24, 25]
Words underlined are added; words struok through are deleted. 16
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Future Land Use Element
As Adopted by BCC
2.2-07
6~.
Office and In-fill Commercial Subdistrict:
hyphen from title, revised text, pages 25, 25.1]
[Renumbered,
Remove
The intent of this Subdistrict is to allow low intensity office commercial or in-fill
commercial development on small parcels within the Urban-Mixed Use District located
along arterial and collector roadways where residential development, as allowed by the
Density Rating System, may not be compatible or appropriate. Lower intensity office
commercial development attracts low traffic volumes on the abutting roadway(s) and is
generally compatible with nearby residential and commercial development. The criteria
listed below must be met for any project utilizing this Subdistrict. For purposes of this
Subdistrict, "abuts" and "abutting" excludes intervening public street, easement (other
than utilities) or right-of-way, except for an intervening local street; and "commercial"
refers to C-1 through C-5 zoning districts and commercial components of PUDs.
*** *** *** *** *** *** *** *** *** *** *** ***
f. The depth of the subject property in its entirety, or up to 12 acres for parcels
greater than 12 acres in size, for which commercial zoning is being requested,
does not exceed the depth of the commercially zoned area on the abutting
parcel(s). Where the subject site abuts commercial zoning on both sides, and the
depth of the commercially zoned area is not the same on both abutting parcels, the
Board of County Commissioners shall have discretion in determining how to
interpret the depth of the commercially zoned area which cannot be exceeded, but
in no case shall the depth exceed that on the abutting property with the greatest
depth of commercial area. This discretion shall be applied on a case:by:case basis.
*** *** *** *** *** *** *** *** *** *** *** ***
1. For properties zoned commercial pursuant to any of the Infill Subdistricts in the
Urban-Mixed Use District or in the Urban-Commercial District, said commercial
zoning shall not qualify to cause the abutting property(s) to become eligible for
commercial zoning under this Office and Infill Commercial Subdistrict.
*** *** *** *** *** *** *** *** *** *** *** ***
q. The maximum acreage eligible to be utilized for the Office and Infill Commercial
Subdistrict within the Urban-Mixed Use District is 250 acres.
7.
Residential Mixed Use Neighborhood Subdistrict:
25.1, 25.2]
[Revised text, pages
***
***
***
***
***
***
***
***
***
***
***
***
k. The project shall provide street, pedestrian pathway and bike lane
interconnections with adjacent abutting properties, where possible and
practicable.
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m. The commercial component of the project shall be internally located with no
direct access to adjacent abutting external roadways, or the commercial
component shall have frontage on a road classified as an arterial or collector in the
Transportation Element.
*** *** *** *** *** *** *** *** *** *** *** ***
Words underlined are added; words struok through are deleted. 17
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Future Land Use Element
As Adopted by BCC
2-2-07
o. For projects located along an arterial or collector road, the number and type of
access points shall be limited, as appropriate, so as to minimize disruption of
traffic flow on the adjacent abutting arterial or collector roadway.
8. Orange Blossom Mixed -Use Subdistrict: [Remove hyphen from title,
revised text, page 26]
The intent of this Subdistrict is to allow for limited small-scale retail, office and
residential uses while requiring that the project result in a true mixed-use development.
The Activity Centers to the Nnorth and g.~outh provide for large-scale commercial uses,
while this S.subdistrict will promote small:scale mixed-use development with a pedestrian
orientation to serve the homes.. both existing and future.. in the immediate area. This
Subdistrict is intended to be a prototype for future mixed-use nodes, providing residents
with pedestrian scale development while also reducing existing trip lengths for small-
scale commercial services. Commercial uses.. for the purpose of this section.. are limited
to those uses allowed in the C-1, C-2 and C-3 zoning districts in the Land Development
Code in effect as of the date of adoption of this Subdistrict (May 9, 2000). except as
noted below. The development of this S.subdistrict will be governed by the following
criteria:
*** *** *** *** *** *** *** *** *** *** *** ***
b. A unified planned development with a common architectural theme.. which has
shared parking and cross access agreements, will be developed.
*** *** *** *** *** *** *** *** *** *** *** ***
h. Primary entrances to all retail and commercial uses shall be designed for access
from the interior of the site. Buildings fronting on Airport-Pulling Road and
Orange Blossom ~ Drive will provide secondary accesses facing those streets.
*** *** *** *** *** *** *** *** *** *** *** ***
J. A residential component equal to at least 25% of the allowable maximum base
density under the density rating system must be constructed before the
S.subdistrict completes an aggregate total of 40,000 square feet of retail ef or
office uses.
k. Residential units may be located both on the Nnorth and g.~outh side~ of Orange
Blossom Drive.
*** *** *** *** *** *** *** *** *** *** *** ***
o. No building shall exceed three ill stories in height: with no allOi,vaRce for any
under building parking provided shall count towards this height limit.
p. Drive-through establishments. which must be architecturally integrated into the
main building. will be limited to banks with no more than 3 lanes architocturally
int-cgrated into the main building.
*** *** *** *** *** *** *** *** *** *** *** ***
s. Twenty:foot wide landscape Type D buffers along Orange Blossom Drive and
Airport-Pulling Road and a W twenty-foot wide Type C buffer along all other
perimeter property lines will be required.
t. Parking areas will be screened from Airport-Pulling Road and Orange Blossom
Drive.:. .,
Words underlined are added; words struok through are deleted. 18
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Future Land Use Element
As Adopted by BCC
2.2-07
u. The Office and Infill Commercial Subdistrict pro'lision is not applicable to any
properties adjacent to this Subdistrict.
9. CoodlettelPiae Ridge COlRmereial IaflllSabdistriet:[Relocated text, page 27]
This s1:lbdistrict cOflsists of 31 acres afld is located at the northeast q1:ladrant of two major
arterial roadways, Pine Ridge Road afld Goodlette Frank Road. Ifl addition to uses
allm,ved in the Plan, the intent of the GoodlettelPifle Ridge Commercial Infill S1:lbdistrict
is to provide sHopping, personal services and employmeflt for the surro1:lnding residential
areas '.vithin a convenient travel distance. The subdistrict is intended to be compatible
'/lith the fleighboring Pine Ridge Middle School afld nearby residential developmeflt and
therefore, emphasis will be placed on common buildiflg architecture, signage, landscape
design afld site accessibility for pedestrians and bicyclists, as \\'1311 as motor vehicles.
,^.:ccess to the Goodlette.'Pine Ridge Commercial Infill S1:lbdistrict may feat1:lre a traffic
signalized access point on Goodlette Frank Road, \vhich may provide for access to the
fleighboring Pifle Ridge Middle School. Other site access locations ',vill be desigfled
consistent with the Collier County access management criteria.
Development intensity within the district 'Hill be limited to siRgle story retail commercial
uses, while professional or medical related offices, incl1:lding financial instit1:ltiofls, may
occur in three story buildiflgs. l\ maximum of 275,000 sq1:lare feet of gross leasable area
for retail commercial and office and financial institution development may occur within
this s1:lbdistrict. Retail commerciall:lses shall be limited to a maximum of 125,000 square
feet of gross leasable area on the south II 23 acres. No ifldividual retail tenant may
exceed 65,000 square feet of gross leasable area.
Unless othef'.Yise required by the South Florida Water Maflagement District, the .87 I.'
acre vletland area located on the northeasteffl portion of the site '.vill be preserved.
W2. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict: [Renumbered
text, revised text, pages 27, 28]
*** *** *** *** *** *** *** *** *** *** *** ***
Retail uses shall be limited to single-story. Financial services and offices shall be limited
to three stories. A combination of these uses in a single building financial services and/or
offices over retail uses - shall be limited to three stories. Also, mixed-use buildings,
containing residential uses over commercial uses, shall be limited to three stories. All
principal buildings shall be set back a minimum of one (1) foot from the Subdistrict
boundaries for each foot of building height. Development within each project or yet to be
established PUD District shall be required to have common site, signage and building
architectural elements. Each project or PUD District shall provide for both pedestrian
and vehicular interconnections with adjacent abutting properties.
1110. Henderson Creek Mixed-Use Subdistrict: [Renumbered, remove hyphen
from title, revised text, pages 28, 29]
Words underlined are added; words Gtruok through are deleted. 19
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Future Land Use Element
As Adopted by BCC
2-2-07
The Henderson Creek Mixed-Use Subdistrict consists of approximately 83 acres and is
located east of Collier Boulevard (S.R. 951) and south of U.S. 41 (Tamiami Trail. East).
The intent of the Subdistrict is primarily to provide for a mixture of regional commercial
uses and residential development,;, , the regional commercial uses are intended to serve the
South Naples, and Royal Fakapalm Planning Communities, and the Marco Island areas.
Conversely, the +be primary intent of the Subdistrict is not to provide for community and
neighborhood commercial uses. The focus of the residential component of the
Subdistrict shall be the provision of affordable-workforce housing to support the
commercial uses within the Subdistrict, as well as in the South Naples, and Royal
Fakapalm Planning Communities, and the Marco Island areas. The entire Subdistrict
shall be developed under a unified plan; this unified plan must be in the form of a
Planned Unit Development.
For purposes of this Subdistrict, the term "regional commercial" is defined as: Retail uses
typically dominated by large anchors, including discount department stores, off-price
stores, warehouse clubs, and the like, some of which offer a large selection in a particular
merchandise category. Regional retail uses also typically utilize square footages ranging
from 20,000 to over 100,000 square feet. Regional commercial uses generally have a
primary trade area of 5 to 10 radial miles, with a typical store separation of 5 radial miles
for any individual regional commercial business.
Specific requirements and limitations for the Henderson Creek Mixed-Use Subdistrict are
as follows:
.:I:. a. Access to the Subdistrict shall be provided from Collier Boulevard (SR 951) and
U.S. 41. These access points shall be connected by a loop road that is opea to the
public. A loop road that is open to the public shall connect these access points.
. b. Vehicular and pedestrian interconnections shall be provided between the residential
and commercial portions of the Subdistrict.
. c. The unified plan of development within the Subdistrict shall include provisions for
vehicular and pedestrian interconnection to properties to the north.
. d. Commercial components of this Subdistrict shall front on Collier Boulevard.
. e. Commercial uses are limited to a maximum of 40 acres and 325,000 square feet of
gross leasable floor area.
. f. The maximum intensity of commercial uses are those allowed in the C-4, General
Commercial, Zoning District.
. &. At least one regional commercial use is required to occupy a minimum of 100,000
square feet of gross leasable floor area. Each remaining regional commercial use must
occupy a minimum of 20,000 square feet of gross leasable floor area.
. h. Non-regional commercial uses prohibited in this Subdistrict include grocery stores,
fitness centers, auto repair, auto sales, and personal service uses.
. h Non-regional commercial uses are limited to a maximum of 10% of the total
allowed commercial square footage (32,500 square feet).
. i A maximum of four out-parcels are allowed, all of which must abut Collier
Boulevard. All out-parcels shall provide internal vehicular access. All out-parcels are
limited to nonregional commercial uses. No out-parcel shall exceed five acres.
Words underlined are added; words Gtruok through are deleted. 20
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Future Land Use Element
As Adopted by BCC
2-2-07
. k. Commercial development shall be restricted to one-story buildings with a
maximum height of 35 feet.
. 1. Residential development shall be limited to a maximum of 360 dwelling units,
subject to the Density Rating System. However, a minimum of 200 affordable:
workforce housing units shall be provided.
. m. Residential dwellings shall be limited to a maximum height of two habitable
stories.
. n. Both commercial and residential development shall be designed in a common
architectural theme.
. o. Prior to commencement of any development in the Subdistrict, a unified plan of
development for the entire Subdistrict must be approved by the Board of Collier
County Commissioners.
. Q.:. The type of landscape buffers within this Subdistrict shall be no less than that
required in mixed:use activity centers.
~11. Research and Technology Park Subdistrict:
text, pages 29, 30, 31]
[Renumbered text, revised
The Research and Technology Park Subdistrict ... ... and shall comply with the
following general conditions:
a. Research and Technology Parks shall be permitted to include up to 20% of the
total acreage for non-target industry uses of the type identified in paragraph "d"
below; and, up to 20% of the total acreage for affordable-workforce housing,
except as provided in paragraph j below. Similarly, ... ... demonstrate compliance
with this requirement.
*** *** *** *** *** *** *** *** *** *** *** ***
1. When located in a District other than the Urban Industrial District, the Research
and Technology Park must be abutting adjaeeflt to, and have direct principal
access to.. a road classified as an arterial or collector in the Transportation
Element. Direct principal access is defined as a local roadway connection to the
arterial or collector road, provided the portion of the local roadway intended to
provide access to the Research and Technology Park is not within a residential
neighborhood and does not service a predominately residential area.
J. Research and Technology Parks shall only be allowed not be located on land
abutting residentially zoned property, unless if the Park provides affordable-
workforce housing. When abutting residentially zoned land, up to 40% of the
Park's total acreage may be devoted to affordable-workforce housing~ aHd all.. or
a portion.. of the affordable-workforce housing is encouraged to be located
proximate to affiH such abutting adjacent land where feasible.
k. Whenever affordable-workforce housing is provided, it shall be fully integrated
with other compatible uses in the park through mixed use buildings and/or
through pedestrian and vehicular interconnections.
1. Whenever affordable-workforce housing (affordable housing) is provided, it is
allowed at a density consistent with the Density Rating System.
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Words underlined are added; words struok through are deleted. 21
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Future Land Use Element
As Adopted by BCC
2-2-07
lJ12. Buckley Mixed Use Subdistrict:
[Renumbered text, pages 31, 31.1]
lJ 15. Livine:stonlRadio Road Commercial Infill Subdistrict: [Renumbered,
relocated, revised text, after page 31.1]
This Subdistrict consists of + 5.0 acres located at the northwest corner of the intersection
of Livingston Road and Radio Road.
This Subdistrict allows for those permitted and conditional uses set forth in the
Commercial Intermediate Zoning District (C-3) of the Collier County Land Development
Code, in effect as of the effective date of adoption of this Subdistrict. (adopted October
26, 2004 by Ordinance No. 2004-71). The following conditional uses, as set forth in the
C-3 district in the Land Development Code, shall not be allowed:
1. Amusements and recreation services (Groups 7911, 7922 community theaters
only, 7933, 7993, 7999 boat rentaL miniature golf course, bicycle and moped
rentaL rental of beach chairs and accessories only.)
2. Homeless shelters, as defined by the Land Development Code, as amended.
3. Social Services (Groups 8322-8399).
4. Soup kitchens, as defined by the Land Development Code, as amended.
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 proiect is used in calculating residential density.
The purpose of this Subdistrict is to provide services. including retail uses, to surrounding
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
building. Such uses, and residential density, will be further evaluated at the time of the
rezoning application to insure appropriateness in relation to surrounding properties.
The maximum development intensity allowed is 50,000 square feet of building area for
commercial uses with a maximum height of three (3) stories, not to exceed 35 feet.
However, for mixed-use buildings - those containing residential uses over commercial
uses - the maximum height is four (4) stories, not to exceed 45 feet. Access to the
property within the Subdistrict may be permitted from Radio Road, Market A venue and
Livingston Road. Any access to Livingston Road shall be limited to right-in, right-out
access. Further. access shall be consistent with the Collier County Access Management
Policy in effect at the time of either rezoning or Site Development Plan application,
whichever policy is the more restrictive.
Words underlined are added; words e:truok through are deleted. 22
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Future Land Use Element
As Adopted by BCC
2-2.07
t4 13. Commercial Mixed Use Subdistrict:
31.1]
[Renumbered, Revised text, page
The purpose of this Subdistrict is to encourage the development and re-development of
commercially zoned properties with a mix of residential and commercial uses. The
residential uses may be located above commercial uses, in an attached building, or in a
freestanding building. Such mixed-use projects are intended to be developed at a human
pedestrian-scale, pedestrian oriented, and interconnected with adjacent abutting projects -
whether commercial or residential. This subdistrict is allo'lled in the Urban Mixed Use
District subject to the standards and criteria set forth uader the Commercial Mixed Use
Subdistrict in the Urbafl Commercial District. Within one year of the effective date of
regulation establishing this Subdistrict. the Land Development Code shall be amended. as
necessary. to implement the provisions of this Subdistrict.
Proiects utilizing this Subdistrict shall comply with the following standards and criteria:
1. This Subdistrict is applicable to the C-1 through C-3 zoning districts. and to
commercial PUDs and the commercial component of mixed use PUDs where
those commercial uses are comparable to those found in the C-l through C-3
zoning districts.
2. Commercial uses and development standards shall be in accordance with the
commercial zoning district on the subiect property.
3. Residential density is calculated based upon the gross commercial proiect
acreage. For property in the Urban Residential Fringe Subdistrict. density shall be
as limited by that Subdistrict. For property not within the Urban Residential
Fringe Subdistrict. but within the Coastal High Hazard Area. density shall be
limited to four dwelling units per acre: density in excess of three dwelling units
per acre must be comprised of affordable-workforce housing in accordance with
Section 2.06.00 of the Land Development Code. Ordinance No. 04-41. as
amended. For property not within the Urban Residential Fringe Subdistrict and
not within the Coastal High Hazard Area. density shall be limited to sixteen
dwelling units per acre: density in excess of three dwelling units per acre and up
to eleven dwelling units per acre must be comprised of affordable-workforce
housing in accordance with Section 2.06.00 of the Land Development Code.
Ordinance No. 04-41. as amended.
4. In the case of residential uses located within a building attached to a commercial
building. or in the case of a freestanding residential building. building square
footage and acreage devoted to residential uses shall not exceed seventy percent
00%) of the gross building square footage and acreage of the project.
5. Street. pedestrian pathway and bike lane interconnections with abutting
properties. where possible and practicable. are encouraged.
Words underlined are added; words struok through are deleted. 23
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Future Land Use Element
As Adopted by BCC
2.2-07
t-S 14. Davis Boulevard/County Barn Road Mixed Use
[Renumbered, Revised text, pages 31.1, 31.2, 31.3]
Subdistrict
***
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11. A minimum of 91 residential units shall be developed in the Subdistrict
(this reflects the Density Rating System's base density of four dwelling
units per acre, applied to the total site acreage). For the project's total
density - whether it is the minimum of 91 dwelling units, or a greater
amount as allowed by the Density Rating System density bonus provisions
and approved via rezoning - a minimum of ten percent (10%) must be
affordable-workforce housing units provided for those earning less than or
equal to 80% of the median household income for Collier County and
another minimum of ten percent (10%) must be affordable-workforce
housing units provided for those earning greater than 80%, but no greater
than 100%, of the median household income for Collier County.
B.
DENSITY RATING SYSTEM:
[Revised text, page 36, 37, 37.1, 38]
This Density Rating System is only applicable to areas designated on the Future Land
Use Map as: Urban, Urban-Mixed Use District~ , and. on a very limited basis.
Agricultural/Rural. as identified on the Future Land Use Map, and those properties
specifically identified ';;ithin the Urban Residential Fringe Subdistrict, which are eligible
to apply for an Affordable Housing Dt:lHsity Bonus and exclusive of It is not applicable
to the Urban areas encompassed by the Immokalee Area Master Plan, and the Golden
Gate Area Master Plan, and Marco Island Master Plan; these two Elements have their
own density provisions. and, ,'\griculturallRural, as proyided for in the Rural Lands
Stevlardship /\.rea O';erlay for the ,'\ffordable Housing Density Bonus only. The Density
Rating System is applicable to that portion of the Urban Coastal Fringe Subdistrict to the
extent that the residential density cap of 4 dwelling units per acre is not exceeded~ except
for the density bonus provisions for Affordable Housing and Transfer of Development
Rights, and except as provided for in the Bayshore/Gateway Triangle Redevelopment
Overlay. The final determination of permitted density via implementation of this Density
Rating System is made by the Board of County Commissioners through an advertised
public hearing process (rezone or Stewardship Receiving Area designation).
1. The Densitv Ratine System is applied in the followine manner:
a. Within the applicable Urban Designated Areas, a base density of 4 residential
dwelling units per gross acre may be is permitted allowed, 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 of: the
commercial and industrial portions of a project, except where authorized in a
Words underlined are added; words struok through are deleted. 24
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Future Land Use Element
As Adopted by BCC
2-2-07
Subdistrict, such as the Orange Blossom Mixed-Use Subdistrict; and, 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 project for land uses having an established equivalent residential
density in the Collier County Land Development Code.
b. Within the Urban Residential Fringe Subdistrict, the Density Rating System is
applicable for the Affordable-workforce Housing Density Bonus only, as
specifically provided for in that Subdistrict.
c. Within the Rural Lands Stewardship Area Overlay (RLSA), the Density Rating
System is applicable for the Affordable-workforce Housing Density Bonus only,
as specifically provided for in the RLSA for Stewardship Receiving Areas.
LThis 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 dwellings or accessory structures intended for rental
or other commercial use; such accessory dwellings and structures include guest
houses, servants quarters, mother-in-law's quarters, cabanas, guest suites, and the
like.
e. All new residential zoning located within Districts, Subdistricts and Overlays
identified above that are subject to this Density Rating System shall be consistent
with this Density Rating System, except as provided in:
all Policy 5.1 of the Future Land Use Element;. .:.
all The Urban-Mixed Use District for the "vested" Port of the Islands
development~ .:.
all The Buckley Mixed Use Subdistrict~.:.
al1 The Commercial Mixed Use Subdistrict.
5) The Vanderbilt Beach/Collier Boulevard Commercial Subdistrict
6) Livingston/Radio Road Commercial Infill Subdistrict
7) Vanderbilt Beach Road Neighborhood Commercial Subdistrict
A~. Density Bonuses:
[No change to text, page 36]
I!!. Conversion of Commercial Zoning Bonus:
[Revised text, page 37]
If the f! project includes the conversion of commercial zoning that has been found
to be "Consistent By Policy" through the Collier County Zoning Re-eva1uation
Program (Ordinance No. 90-23), then is not consistent \'1ith any Subdistrict
allowing commercial uses, a bonus of up to 16 dwelling units per acre may be
added for every one ill acre of commercial zoning that wlH€h is converted to
residential zoning. These bonus dwelling units may be distributed over the entire
project. The project must be compatible with surrounding land uses.
Words underlined are added; words struok through are deleted. 25
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Future Land Use Element
As Adopted by BCC
2-2.07
~!!. Proximity to Mixed Use Activity Center or Interchange Activity Center:
[Re- numbered, page 37]
~. Affordable-workforce Housing Bonus:
[Revised text, page 37]
As used in this density bonus provision. the term "affordable" shall be as defined
in Chapter 420.9071. F.S. To encourage the provision of affordable-workforce
housing within certain Districts and Subdistricts in the Urban Designated Area, a
maximum of up to 8 residential units per gross acre may be added to the base
density if the project meets the definitions and requirements of the Affordable:::
workforce Housing Density Bonus Ordinance (Section ~ 2.06.00 of the Land
Development Code, Ordinance #91 102 04-41, as amended. adopted June 22,
2004 and effective October W ~, +99-l- 2004). and if the affordable-workforce
housing units are targeted for families earning no greater than 150% of the
median income for Collier County. In the Urban Coastal Fringe Subdistrict,
proiects utilizing the Affordable-workforce Housing Density Bonus projects must
provide appropriate mitigation consistent with Objective 12.1 and subsequent
policies, as applicable, of the Conservation and Coastal Management Element.
Also, for those specific properties identified within the Urban Residential Fringe
Subdistrict, this density bonus is allowed but only to a maximum of 6 residential
units per gross acre. Additionally, the Affordable-workforce Housing Density
Bonus may be utilized within the Agricultural/Rural designation, as provided for
in the Rural Lands Stewardship Area Overlay, subject to the aforementioned
Section 2.06.00 ~ of the Land Development Code.
4Q. Residential In-fill:
[Re- numbered, pages 37, 37.1]
~.Roadway Access:
[Re- numbered, page 37.1]
'f. Transfer of Development Rights Bonus: [Re-numbered, revised text, page 38]
To encourage preservation/conservation of natural resources, density transfers are
permitted as follows:
(a) From Urban designated areas into \Vithin that portion of the Urban designated
area subject to this Density Rating System, density may be increased above
and beyond the deflsity otherwise allowed by the Density Rating System in
accordance with the Transfer of Development Rights (TOR) provision
contained in Section 2.2.24.11 2.03.07 of the Land Development Code..
adopted by Ordinance No. #91 10204-41, as amended, on June 22. 2004 and
effective October W ~, +99-l- 2004., us amEmded For proiects utilizing this
TOR process. density may be increased above and beyond the density
otherwise allowed by the Density Rating System.-;-
(b) From Sending Lands in conjunction with qualified infill development
(c) From Sending Lands located within one mile of the Urban Boundary into
lands designated Urban Residential Fringe, at a maximum density increase of
one (1) unit per gross acre.
Words underlined are added; words struok through are deleted. 26
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Future Land Use Element
As Adopted by BCC
2.2-07
In no case shall density be transferred into the Coastal High Hazard Area from
outside the Coastal High Hazard Area. Lands lying seaward of the Coastal High
Hazard Boundary, identified on the Future Land Use Map, are 'tVithin the Coastal
High Hazard r.rea.
+g. Transportation Concurrency Management Area (TCMA) Bonus: [Re-
numbered text, Revised title, page 38]
IJ~.
Density Reduction:
[No changes to text, page 38]
I!. Traffic Congestion Area:
[Revised text, pages 38, 38.1]
If the project lies is within the Traffic Congestion Area, an area identified as
subiect to long range traffic congestion, + one dwelling unit per gross acre would
be subtracted from the eligible base density of four dwelling units per acre. The
Traffic Congestion Boundary is shown on the Future Land Use Map and consists
of the western coastal Urban Designated Area seaward of a boundary marked by
Airport-Pulling Road (including an extension north to the Lee County boundary),
Davis Boulevard, County Barn Road, and Rattlesnake Hammock Road consistent
with the Mixed Use Activity Center's residential density band located at the
southwest quadrant of the intersection of Rattlesnake Hammock Road and County
Road 951 (including an extension to the east). Properties adjacent to the Traffic
Congestion Area shall be considered part of the Traffic Congestion Area if their
only access is to a road forming the boundary of the Area; however, if that
property also has an access point to a road not forming the boundary of the Traffic
Congestion Area it will not be subject to the density reduction. Futhermore, the
density reduction shall not apply to developments located within the South U.S.
41 TCEA (as identified within Transportation Element, Map TR-4, and
Transportation Element, Policies 5.5 and 5.6, and FLUE Policy 2.4) that obtain an
exception from concurrency requirements for transportation, pursuant to the
certification process described in Transportation Element Policy 5.6, and that
include affordable housing (as per Section 2.7.7 of the Collier County Land
Development Code, as amended) as part of the plan of development. This
reduction shall likewise not be applied to developments within the Northwest and
East-Central TCMAs that meet the requirements of FLUE Policies 6.1 through
6.5, and Transportation Element, Policies 5.7 and 5.8, and that include Affordable
Housing (as per Section 2.7.7 of the Collier County Land Development Code, as
amended) as part of the plan of development.
~.
Density Conditions:
[No changes to text, page 38.1]
I!. Maximum Density:
[Revised text, page 38.1]
The maximum allowed permitted density shall not exceed 16 residential dwelling
units per gross acre within the Urban designated area, except when utilizing the
Words underlined are added; words Gtruok through are deleted.
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27
Future Land Use Element
As Adopted by BCC
2.2-07
Transfer of Development Rights (TDR) provision contained in Section 2.2.21.10
2.03.07 of the Land Development Code adopted by Ordinance No. #91 102 04-
41, as amended, on June 22, 2004 and effective October W lli, +99-l- 2004, as
amended.
d~. Density Blending:
[No changes to text, pages 39, 40]
Be. Urban Commercial District:
[No changes to text, page 40]
1. Mixed Use Activity Center Subdistrict: [Revised text, pages 41, 41.1, 42-44]
Mixed Use Activity Centers have been designated on the Future Land Use Map Series
identified in the Future Land Use Element. The locations are based on intersections of
major roads and on spacing criteria. When this Plan was originally adopted in 1989, there
were 21 Activity Centers. There are now 19 Mixed Use Activity Centers, listed below,
which comprise approximately 3,000 acres~ , this includes includiflg 3 Interchange
Activity Centers (#4, 9, 10) which will be discussed separately under the Interchange
Activity Center Subdistrict. Two Activity Centers" # 19 and 21" have been deleted as they
are now within the incorporated City of Marco Island and replaced by tho land use
desigflations identified in the Marco Island Master Plan afld FMtMre Land Use Map.
# 1 Immokalee Road and Airport-Pulling Road
# 2 US 41 and Immokalee Road
# 3 Immokalee Road and Collier Boulevard
# 4 1-75 and Immoka1ee Road (Interchange Activity Center)
# 5 US 41 and Vanderbilt Beach Road
# 6 Davis Boulevard and Santa Barbara Boulevard
# 7 Rattlesnake-Hammock Road and Collier Boulevard
# 8 Airport-Pulling Road and Golden Gate Parkway
# 9 1-75 and Collier Boulevard and Davis Boulevard (Interchange Activity Center)
#10 1-75 and Pine Ridge Road (Interchange Activity Center)
#11 Vanderbilt Beach Road and Airport-Pulling Road
#12 US 41 and Pine Ridge Road
#13 Airport-Pulling Road and Pine Ridge Road
#14 Goodlette-Frank Road and Golden Gate Parkway
#15 Golden Gate Parkway and Coronado Boulevard
#16 US 41 and Airport-Pulling Road
#17 US 41 and Rattlesnake-Hammock Road
#18 US 41 and Collier Boulevard
#20 US 41 and Wiggins Pass Road
The Mixed-Use Activity Center concept is designed to concentrate almost all new
commercial zoning in locations where traffic impacts can readily be accommodated, to
avoid strip and disorganized patterns of commercial development, and to create focal
points within the community. Mixed Use Activity Centers are intended to be mixed-use
in character. Further, they are generally intended to be developed at a human-scale, to be
pedestrian-oriented, and to be interconnected with abutting proiects - whether
Words underlined are added; words otruol< through are deleted. 28
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Future Land Use Element
As Adopted by BCC
2-2-07
commercial or residential. Street. pedestrian pathway and bike lane interconnections with
adiacent abutting properties. where possible and practicable. are encouraged.
l\dditionally, some commercial development is allowed outside of Mixed Use :\ctivity
Centers in the PUD Neighborhood Village Center Subdistrict, Office and Infill
Commercial Subdistrict, Interchange Activity Center Subdistrict, Traditional
Neighborhood DesigR Subdistrict, Orange Blossom Mixed Use Subdistrict,
GoodlettelPiRe Ridge Commercial Subdistrict, Vanderbilt Beach/Collier Boulevard
Commercial Subdistrict, LivingstonlPine Ridge Commercial Infill Subdistrict, HeRderson
Creek Mixed Use Subdistrict, Li'.ingstoR RoadlEatomvood Lane Commercial Infill
Subdistrict, LiviRgston Road Commercial Infill Subdistrict, Buckley Mixed Use
SHbdistrict and the Bayshore/Gate\.vay Triangle Rede';elopment Overlay and by Policies
5.9,5.10, and 5.11 of the FHture Land Use ElemeRt.
Mixed Use i\cti'.ity Centers are inteRded to be mixed use in character. Allowable land
uses in Mixed Use Activity Centers include the full array of commercial uses. residential
uses. institutional uses. hotel/motel uses at a maximum density of 26 units per acre.
community facilities. and other land uses as generally allowed in the Urban designation.
The actual mix of the various land uses ',llhicfl may include the full array of commercial
uses, resideRtial uses, institutional uses, hotel/motel uscs at a density consisteRt with the
Land Development Code shall be determined during the rezoning process based on
consideration of the factors listed below. Except as restricted below under the provision
for Master Planned Activity Centers. all Mixed Use Activity Centers may be developed
with any of the land uses allowed within this Subdistrict.
For residential-only development, if a project is located within the boundaries of a Mixed
Use Activity Center which is not within the Urban Residential Fringe Subdistrict or
Urban Coastal Fringe Subdistrict, up to 16 residential units per gross acre may be
permitted. If such a proiect is located within the boundaries of a Mixed Use Activity
Center which is within the Urban Coastal Fringe Subdistrict. the eligible density shall be
limited to four dwelling units per acre. except as allowed by the density rating system. If
such a proiect is located within the boundaries of a Mixed Use Activity Center which is
within the Urban Residential Fringe Subdistrict. eligible density shall be as allowed by
that Subdistrict. For a residential-only proiect located partially within and partially
outside of an Activity Center. the density accumulated from the Activity Center portion
of the proiect This density may be distributed throughout the project, including any
portion located o\:ltside of the boundary of the Mixed Use Activity Center.
Mixed-use developments - whether consisting of residential units located above
commercial uses, in an attached building, or in a freestanding building - are allowed and
encouraged within Mixed Use Activity Centers. Such mixed use projects are intended to
be de'.eloped at a lmmaR scale, pcdestriaR oriented, and interconnected with adjacent
projects whether commercial or residential. Street, pedestrian pathway and bike lane
intcrconnectioRs '.vith adjacent properties, '",'here possible and practicable, arc
encouraged. Density for such a proiect is calculated based upon the gross project acreage
within the Activity Center. If such a project is located within the boundaries of a Mixed
Use Activity Center which is not within the Urban Residential Fringe Subdistrict and is
Words underlined are added; words struok through are deleted. 29
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Future Land Use Element
As Adopted by BCC
2-2-07
not within the Coastal High Hazard Area, the eligible density is sixteen dwelling units per
acre. If such a project is located within the boundaries of a Mixed Use Activity Center
that is not within the Urban Residential Fringe Subdistrict but is within the Coastal High
Hazard Area, the eligible density shall be limited to four dwelling units per acre. If such a
project is located within the boundaries of a Mixed Use Activity Center which is within
the Urban Residential Fringe Subdistrict, eligible density shall be as allowed by that
Subdistrict. For a project located partially within and partially outside of an Activity
Center. and the portion within an Activity Center is developed as mixed use. some of the
density accumulated from the Activity Center portion of the project may be distributed to
that portion of the project located outside of the Activity Center. In order to promote
compact and walkable mixed use proiects. where the density from a mixed use project is
distributed outside the Activity Center boundary:
(1) the mixed use component of the project within the Activity Center shall include a
minimum of thirty percent (30%) of the Activity Center-accumulated density;
(2) the dwelling units distributed outside the Activity Center shall be located within one
third (1/3) of a mile of the Activity Center boundary: and.
(3) the portion of the project within the Activity Center shall be developed at a human
scale. be pedestrian-oriented. and be interconnected with the remaining portion of the
project with pedestrian and bicycle facilities.
The factors to consider during review of a rezone petition for a project. or portion
thereof. within an Activity Center. are as follows:
a. Rezones v/ithin Mixed Use ,^..ctivity Ceflters are encouraged to be in the form of a
Planned Unit Development. There shall be no minimum acreage limitation for
such Planned Unit Developments except all requests for rezoning must meet the
requirements for rezoning in the Land Development Code.
b. The amount, type and location of existing zoned commercial land, and developed
commercial uses, both within the Mixed Use Activity Center and within two road
miles of the Mixed Use Activity Center;.:.
c. Market demand and service area for the proposed commercial land uses to be
used as a guide to explore the feasibility of the requested land uses-;-:.
d. Existing patterns of land use within the Mixed Use Activity Center and within
two radial miles-;-:.
e. Adequacy of infrastructure capacity, particularly roads-;-:.
t. Compatibility of the proposed development with, and adequacy of buffering for,
adjoining properties-;-:.
&. Natural or man-made constraints-;-:.
h. Rezoning criteria identified in the Land Development Code-;-:.
Words underlined are added; words struok through are deleted. 30
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Future Land Use Element
As Adopted by BCC
2.2-07
1. Conformance with Access Management Plan provisions for Mixed Use Activity
Centers, as contained in the Land Development Codet.:.
L Coordinated traffic flow on-site and off-site, as may be demonstrated by a Traffic
Impact Analysis, and a site plan/master plan indicating on-site traffic movements,
access point locations and type, median opening locations and type on the
abutting roadway(s), location of traffic signals on the abutting roadway(s), and
internal and external vehicular and pedestrian interconnectionst.:.
k. Interconnection(s) for pedestrians, bicycles and motor vehicles with existing and
future adjacent abutting projectst.:.
1.:. Conformance with the architectural design standards as identified in the Land
Development Code.
The approximate boundaries of Mixed Use Activity Centers have been delineated on the
maps located at the end of this section as part of the Future Land Use Map Series. These
map boundaries are the actuaL fixed boundaries and cannot be adiusted without a
comprehensive plan amendment, except as provided below for Master Planned Activity
Centers of Mixed Use Activity Centers listed belo'l; by Activity Center and location are
specifically defined on the maps and shall be considered to delineate the bOl:Uldaries for
those Mixed Use Activity Centers.
# 1 Immokalee Road and ,\irport Road
# 6 Da'lis Bouleyard and Saflta Barbara Bouleyard
# 8 ,^..irport Road and Golden Gate Parkway
# 11 Vanderbilt Beach Road and '^Lirport Road
#12 US 11 and Pine Ridge Road
# 13 '^Lirport Road and Pine Ridge Road
#15 Golden Gate Park'l/ay and Coronado Boulevard
# 16 US 11 and ,\irport Road
# 17 US 41 and Rattlesnake Hammock Road
#18 US 11 and Isles of Capri Road
#20 US 41 aad \Xliggins Pass Road
The mix of uses in all of these speeifically designated, except for #6 at Davis Bouleyard
and Santa Barbara Bou1e'lard, illlll range from 80 to 100% commercially zoned and/or
dt:weloped property. Activity Center #6 is approximately 60% commercially zoned and/or
developed. For purposes of these specifically designated ,\ctivity Centers, the entire
ActiYity Center is eligible for up to 100%, or any combination thereof, of each of the
follov;ing uses: commercial, residential and/or community facilities.
Master Planned Activity Centers
Any of the five Mixed Use Activity Centers listed below may be designated as ~ Master
Planned Mixed Use Activity Centers. A Master Planned Mixed Use Activity Centers-are
Words underlined are added; words struck through are deleted. 31
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Future Land Use Element
As Adopted by BCC
2.2-07
is one these which hiwe has a unified plan of development in the form of a Planned Unit
Development, Development of Regional Impact or an area-wide Development of
Regional Impact. Property owners within such Mixed Use Activity Centers shall be
required to utilize the Master Planned Mixed Use Activity Center process, as provided
below.
# 2 US 41 and Immokalee Road
# 3 Immokalee Road and CR 951 Collier Boulevard
# 5 US 41 and Vanderbilt Beach Road
# 7 Rattlesnake-Hammock Road and CR 951 Collier Boulevard
#14 Goodlette-Frank Road and Golden Gate Parkway
In recognition of the benefit resulting from the coordination of planned land uses and
coordinated access points to the public road network, Master Planned Activity Centers
are encouraged through the allowance of flexibility in the boundaries, and thus mix and
location of uses permitted within a designated Mixed Use Activity Center.:. atld may be
permitted to modify the designated configuration. The boundaries of Master Planned
Mixed Use Activity Centers depicted on the Future Land Use Map Series are understood
to be flexible and subject to modification as provided for below during final site design;
Hhowever, the approved acreage within amount of commercial development the
reconfigured Activity Center shall not be exceedetl that within the existing Activity
Center. The actual mix of land uses shall be determined using the criteria for other Mixed
Use Activity Centers. All of the following criteria must be met for a project to qualify as
a Master Planned Mixed Use Activity Center:
1. The applicant shall have unified control of the maJonty of a quadrant in a
designated Activity Center. Majority of the quadrant shall be defined as at least
51 % of the privately owned land within any Activity Center quadrant. However,
if a property owner has less than 51 % ownership within a quadrant, that property
owner may still request a rezoning under the provisions of a Mixed Use Activity
Center Subdistrict subject to the maximum acreage allowed in Paragraph 2 below.
Property owners with less than 51 % ownership are encouraged to incorporate
vehicular and pedestrian accesses with adjacent properties within the Activity
Center. Any publicly owned land within the quadrant will be excluded from
acreage calculations to determine unified control-;-.:.
2. The permitted allowable land uses for a Master Planned Mixed Use Activity
Center shall be the same as for other designated Activity Centers; however, a
Master Planned Mixed Use Activity Center encompassing the majority of the
property in two or more quadrants shall be afforded the flexibility to redistribute a
part or all of the allocation from one quadrant to another, to the extent of the
unified control. The maximum amount of commercial uses allowed permitted at
Activity Center # 3 (lmmokalee Road and Collier Boulevard) is 40 acres per
quadrant for a total of 160 acres maximum in the entire Activity Center; the
balance of the land area shall be limited to fef non-commercial uses as allowed in
Mixed Use Activity Centers residential and/or community facility uses. The
Words underlined are added; words struck through are deleted. 32
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Future Land Use Element
As Adopted by BCC
2-2-07
maximum amount of commercial uses allowed permitted at Activity Center #7
(Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant,
except that the northeast quadrant may have a total of 59 acres, for a total of 179
acres maximum in the entire Activity Center; the balance of the land area shall be
limited to fef non-commercial uses as allowed in Mixed Use Activity Centers
residential afld/or comml:lflity facility uses. With respect to the +/- 19 acres in the
northeast quadrant of Activity Center #7, said acreage lying adjacent to the east of
the Hammock Park Commerce Center PUD, commercial development (exclusive
of the allowed "1/4 mile support medical uses") shall be limited to a total of
185,000 square feet of the following uses: personal indoor self-storage facilities -
this use shall occupy no greater than 50% of the total (185,000) building square
feet; offices for various contractorlbuilder construction trade specialists inclusive
of the offices of related professional disciplines and services that typically serve
those construction businesses or otherwise assist in facilitating elements of a
building and related infrastructure, including but not limited to architects,
engineers, land surveyors and attorneys - these offices of related professional
disciplines and services shall occupy no greater than 50% of the total (185,000)
building square feet; warehouse space for various contractorlbuilder construction
trades occupants; mortgage and land title companies; related businesses including
but not limited to lumber and other building materials dealers, paint, glass, and
wallpaper stores, garden supply stores - all as accessory uses only, accessory to
offices for various contractorlbuilder construction trade specialists or accessory to
warehouse space for various contractorlbuilder construction trades occupants;
management associations of various types of buildings or provision of services to
buildings/properties; and, fitness centers. Activity Center #14 (Goodlette-Frank
Road and Golden Gate Parkway) shall have a maximum of 45 acres for
commercial use, the balance of the land uses shall be limited to fef non-
commercial uses as allowed in Mixed Use Activity Centers. residential and/or
community facility I:lses. i\ctivity Centers #2 and #5 have approximately 80% of
the area zOfled or developed for commercial I:lses. For purposes of these t'.vo
.\ctivity Centers, the efltire Activity Ceflter is eligible for up to 100%~ or any
combination thereof, of the follO'.viflg uses: commercial, residential and/or
commuflity facilities.
3. The location and configuration of all land uses within a Master Planned Mixed
Yse Activity Center shall be compatible with and related to existing site
Ffeatures, surrounding development, and existing natural and man made
constraints. Commercial uses shall be oriented so as to provide coordinated and
functional transportation access to major roadways serving the Activity Center,
and functionally related or integrated with surrounding land uses and the planned
transportation network-;--afld.:.
4. Adjacent properties within the Activity Center that are not under the unified
control of the applicant shall be considered and appropriately incorporated (i.e.
pedestrian, bicycle and vehicular interconnections) into the applicant's Master
Plan.
Words underlined are added; words Gtruok through are deleted. 33
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Future Land Use Element
As Adopted by BCC
2.2-07
New Mixed Use Activity Centers may be proposed if all of the following criteria are met
and an amendment is made to delineate the specific boundaries on the Future Land Use
Map series for Mixed Use Activity Centers:
· +lhe intersection around which the Mixed Use Activity Center is located consists
of an arterial and collector road, or two arterial roads, based upon roadway
classifications contained in the Transportation Traffic Circulation Element.
· +lhe Mixed Use Activity Center is no closer than two miles from any existing
Mixed Use Activity Center, as measured from the center point of the intersections
around which the existing and proposed Mixed Use Activity Centers are located.
· Mmarket justification is provided demonstrating the need for a Mixed Use
Activity Center at the proposed location.
2. Interchange Activity Center Subdistrict: [Revised text, pages 44, 45]
Interchange Activity Centers have been designated on the Future Land Use Map at eaeh
eHfte three of the County's four Interstate 75 interchanges and include numbers 4, 9 and
10: there is no Activity Center at the new I-75/Golden Gate Parkway interchange. The
boundaries of these Interchange Activity Centers have been specifically defined on the
maps located at the end of this Section as part of the Future Land Use Map Series. Any
changes to the boundaries of these Interchange Activity Centers shall require an
amendment to the Future Land Use Map Series.
Interchange Activity Centers #4 (1-75 at Immoka1ee Road) and #10 (1-75 at Pine Ridge
Road) allow for a the same mixture of land uses as allowed in the Mixed Use Activity
Centers: additionally, ';<,hich may include 100% or any combination thereof, of each of
the following uses: the full array of commercial uses, residential and non residential uses,
institutional uses, hotel/motel uses at a
density consistent 'l<,ith the Land Development Code,~ and Business Parks; and industrial
uses~ as identified below, are allowed in the southwest and southeast quadrants of
Interchange Activity Center #4. No industrial uses shall be allowed in Interchange
Activity Center #10. The actual mix of uses shall be determined during the rezoning
process based on consideration of the same factors listed under the Mixed Use Activity
Center Subdistrict.
Interchange Activity Center # 9 (1-75 at Collier Boulevard) shall be is subject to the
requirement of the development of an Interchange Master Plan (IMP), which was~
IMP is intended to create an enhanced "gate'Nay" to Naples. The IMP process shall be
initiated by the property owners and/or their representatives by meeting 'Nith the County
planning staff within 60 days of the adoption of this Growth Management Plan
amendment and a finding of compliance from the Department of Community "^1ffairs.
The purpose of the meeting v..ill be to establish a mutually acceptable vision statement for
Activity Center it 9. The Interchange Master Plan shall be adopted by Resolution by the
Board of County Commissioners, and to the implementing provisions adopted into the
Words underlined are added; words Gtruok through are deleted. 34
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Future Land Use Element
As Adopted by BCC
2-2-07
Land Development Code. All rezones thereafter shall meet the intent of the VISIOn
statement.
Subsequent to the development of the vision statement, All new projects within Activity
Center #9 are encouraged to have a unified plan of development in the form of a Planned
Unit Development. The mixture of uses allowed in Interchange Activity Center # 9 shall
include all land uses allowed in the Mixed Use Activity Centers; additionally. the full
array of commercial uses; residential and non residential uses; institutional uses;
Business Park; hotel/moteluses at a density consistent '.vith the Land Development Code;
industrial uses shall be allowed in the northeast, southv;est and southeast quadrants of I-
75 and Collier Boulevard. and in the southwest quadrant of Collier and Davis
Boulevards. The mix and intensity of land uses shall meet the intent of the vision
statement and be defined during the rezoning process. The above allowed uses
notwithstanding, entire Interchange ,\ctivity Center is eligible for up to 100% of the
entire acreage to be de'leloped for any of the uses referenced above, except commercial
zoning the maximum amount of commercial acreage shall not exceed 55% of the total
acreage (632.5 ac.) of Interchange Activity Center # 9. The factors to consider during
H)'/iev.' of a rezone petition shall be compliaflce with the 'Iision statement and those
included for the Mixed Use !hlli ,^..ctivity Center. The actual mix of uses shall be
determined during the rezoning process based on consideration of the same factors listed
under the Mixed Use Activity Center Subdistrict, and based on the adopted IMP.
For residential-only development, if a project is located within the boundaries of an
Interchange Activity Center, which is not within the Urban Residential Fringe Subdistrict
and flOt within tbe Estates Designatiofl, up to 16 residential units per gross acre may be
allowed permitted. If such a proiect is located within the boundaries of an Interchange
Activity Center which is within the Urban Residential Fringe Subdistrict. eligible density
shall be as allowed by that Subdistrict. For a residential-only proiect located partially
within and partially outside of an Activity Center. the density accumulated from the
Activity Center portion of the proiect Thi~; density may be distributed throughout the
project, including any portion located outside of the boundary of the Activity Center.
Mixed-use developments - whether consisting of residential units located above
commercial uses. in an attached building. or in a freestanding building - are allowed and
encouraged within Interchange Activity Centers. Such mixed-use proiects are intended to
be developed at a human-scale. pedestrian-oriented. and interconnected with adiacent
proiects - whether commercial or residential. Street. pedestrian pathway and bike lane
interconnections with adiacent properties. where possible and practicable. are
encouraged. Density for such a proiect is calculated based upon the gross proiect acreage
within the Activity Center. If such a proiect is located within the boundaries of an
Interchange Activity Center which is not within the Urban Residential Fringe Subdistrict,
the eligible density is sixteen dwelling units per acre. If such a project is located within
the boundaries of a Mixed Use Activity Center which is within the Urban Residential
Fringe Subdistrict. eligible density shall be as allowed by that Subdistrict. For a proiect
located partially within and partially outside of an Activity Center. and the portion within
Words underlined are added; words struok through are deleted. 35
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Future Land Use Element
As Adopted by BCC
2-2-07
an Activity Center is developed as mixed use. the density accumulated from the Activity
Center portion of the proiect shall not be distributed outside of the Activity Center.
Based on the unique location and function of Interchange Activity Centers, some
Industrial land uses - those that serve regional markets and derive specific benefit when
located in the Interchange Activity Centers :. shall be allowed in the Activity Center
quadrants previously identified. These uses shall be limited to: manufacturing.
warehousing. storage. and distribution. , provided During the rezone process. each such
use shall be is reviewed to determine if it will and found to be compatible with existing
and approved land uses. Industrial uses shall be limited to: manufacturing, '.varehousing,
storage, and distribution.
The following conditions shall be required to ensure compatibility of Industrial land uses
with other commercial, residential and/or institl:ltional land uses allowed in the
Interchange Activity Centers; to maintain the appearance of these Interchange Activity
Centers as gateways to the community; and to mitigate any adverse impacts caused by
noise, glare or fumes to the adjacent property owners. The Planned Unit Development
and/or rezoning ordinance shall contain specific language regarding the permitted
Industrial land uses, compatibility requirements, and development standards consistent
with the following conditions. Site:.specific development details will be reviewed during
the Site Development Plan review process.
a. Landscaping, buffering and/or berming shall be installed along the Interstate;
b. Fencing shall be wooden or masonry;
c. Wholesale and storage uses shall not be permitted immediately adjacent to the
right-of-way of the Interstate;
d. Central water and sewage systems shall be required;
e. Ingress and egress shall be consistent with State Access Management Plans, as
applicable;
L. No direct access to the Interstate right-of-way shall be permitted;
&. Joint access and frontage roads shall be established when frontage is not adequate
to meet the access spacing requirements of the Access Control Policy, Activity
Center Access Management Plan provisions, or State Access Management Plans,
as applicable;
h. Access points and median openings shall be designed to provide adequate turning
radii to accommodate truck traffic and to minimize the need for U-turn
movements;
h The developer shall be responsible to provide all necessary traffic improvements
to include traffic signals, turn lanes, deceleration lanes, and other improvements
deemed necessary - as determined through the rezoning process; and.
.h A maximum floor area ratio (FAR) for the designated Industrial land uses
component of the projects shall be established at 0.45.
3. LivingstonlPine Ridge Commercial Infill Subdistrict: [Revised text, page 46]
*** *** *** *** *** *** *** *** *** *** ***
a. Southeast Quadrant
Words underlined are added; words e:truol< through are deleted. 36
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Future Land Use Element
As Adopted by BCC
2.2.07
If permitted by the South Florida Water Management District, emergency access
to the North Naples Fire District fire station located immediately east of the
property will be provided improving response times to all properties located south
along Livingston Road. Interconnection to adjacent abutting properties
immediately to the South and immediately to the East will be studied and
provided if deemed feasible, as a part of the rezoning action relating to the subject
property.
Building height is limited to one story with a 35 foot maximum for all retail and
general commercial uses. General and medical office uses are limited to three
stories with a 50 foot maximum height. Any project developed in this Quadrant
may be comprised of any combination of retail commercial and/or office uses,
provided that the total square footage does not exceed 125,000 square feet.
A minimum 50-foot buffer of existing native vegetation will be preserved along
all project boundaries located adjacent to abutting areas zoned agricultural.
b. Northwest Quadrant
The feasibility of interconnections to the adjacent abutting properties to the North
and West will be considered and, if deemed feasible, will be required during the
rezoning of the subject property.
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4. Business Park Subdistrict: [No change to text, page 46]
s. Research and Technology Park Subdistrict: [No change to text, page 46]
6.
Livingston RoadlEatonwood Lane Commercial Infill Subdistrict:
change to text, page 48]
[No
7. Livingston Road Commercial Infill Subdistrict: [No change to text, page 48]
8.
Commercial Mixed Use Subdistrict:
48, 48.1]
[Relocated text, Revised text, pages
The purpose of this Subdistrict is to encourage the development and re-development of
commercially zoned properties with a mix of residential and commercial uses. The
residential uses may be located above commercial uses, in an attached building, or in a
freestanding building. Such mixed-use projects are intended to be developed at a human-
scale, pedestrian-oriented, and interconnected with adjacent abutting projects - whether
commercial or residential. 'Nithifl one year of the effective date of this Subdistrict, the
Land Developmeflt Code shall be amended, as necessary, to implement developing
pursuant to the regulation governing this Subdistrict. This Subdistrict is allowed in the
Urban Commercial District subiect to the standards and criteria set forth under the
Commercial Mixed Use Subdistrict in the Urban Mixed Use District.
Projects utilizing this Subdistrict shall comply with the follo'.viflg standards and criteria:
Words underlined are added; words GtrlJok through are deleted. 37
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Future Land Use Element
As Adopted by BCC
2-2-07
1. This Subdistrict is applicable to the C 1 through C 3 zoning districts, and to
commercial PUDs and the commercial component of mixed use PUDs where
those commercial uses are comparable to those found in the C 1 through C 3
zoning districts.
2. Commercial Hses and de',elopment standards shall be in accordance '.vith tae
commercial zoning district on the sHbject property.
3. Residential density is calculated based upon the gross commercial project
acreage. For property in the Urban Residential Fringe Subdistrict, density shall be
as limited by that Subdistrict. For property not ',vithin the Urban Residential
Fringe Subdistrict but \vithin the Coastal High Hazard ,^~rea, density saall be
limited to four dwelling Hnits per acre. For property not within the Urban
Residential Fringe Subdistrict and not within the Coastal High Hazard ,^..rea,
density shall be limited to sixteen dV/elling units per acre.
4. In the case of residential I:lses located 'Ilithin a building attached to a commercial
building or in the case of a freestanding residential building, building square feet
and acreage de','oted to residential uses shall not exceed se'/enty percent (70%) of
the gross bl:lilding sqHare footage and acreage of the project.
5. Street, pedestrian pathway and bike lane interconnections with adjacent
properties, where possible and practicable, are encouraged.
9.
Livingston Road/V eterans
Subdistrict:
Memorial Boulevard Commercial Infill
[No changes to text, page 48.1]
10. LiviagsteB!Radio Read CeIHmeFeial Iafill SubdistFiet: [Relocated text, pages
48.1, 48.2]
This SHbdistrict consists of .-'-5.0 acres located at the northwest corner of the intersection
of Livingston Road and Radio Road.
This Subdistrict allo,;,'s for those permitted and conditional uses set forth in Commercial
Intermediate Zoning 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.
(Adopted October 26, 2004 by Ordinance No. 2004 71) Howc'/er, the follov/ing
conditional uses shall not be permitted:
1. ;\musements and recreation services (Groups 7911, 7922 community theaters
only, 7933, 7993, 7999 boat r~ntal, miniatl:lre golf course, bicycle and moped
rental, rental of beach chairs and accessories only.)
2. Homeless shelters, as defined by the Land Development Code.
3. Social Services (8322 83990)
Words underlined are added; words struok through are deleted. 38
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Future Land Use Element
As Adopted by BCC
2-2.07
4. Soup kitchens, as defined by the Lund Development Code.
To encourage mixed use projects, this Subdistrict also permits residential development,
\-..hen located in a mixed use building (residential uses over commercial uses). Such
residential development is allowed at a maxiffil:lm density of 16 d'l/elling units per acre;
the gross acreage of the project is used in calculating residential density.
The purpose of this Sl:lbdistrict is to provide services, iRcluding retail uses, to surrounding
resideRtial areas '.vithin a convenient travel distaFlce to the subject property. These uses
arc not an entitlement, nor is the maximum density for residential uses in a mixed use
building. Such I:lses, and residential density, will be further eyaluated at the time of
rezoning approval to insmc appropriateness in relation to surrounding properties.
The maximum development intensity a-llO'.ved is 50,000 square feet of building area for
commercial uses with a maximum height of three (3) stories, not to exceed 35 feet.
Ho\vever, for mixed use buildings those contaiRing residential uses over commercial
uses the maximum height is four ('1) stories, not to exceed 45 feet. Access to the
property 'IIi thin the Subdistrict may be permitted from Radio Road, Market ,A1 venue and
Livingston Road. ,A1ny access to Livingston Road shall be limited to right in, right out
access. Further, access shall be consistent with the Collier County Access Management
Policy in effect at the time of either rezoning or SDP application, '.vhichever policy is the
more restrictive.
16 H. Vanderbilt Beach Road Neighborhood Commercial Subdistrict [Relocated,
Renumber, revise text - 5th paragraph, pages 48.2, 48.3]
*** *** *** *** *** *** *** *** *** *** ***
d. Parcel 2
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At the time of rezoning of Parcel 2, the developer shall provide restrictions
and standards to insure that uses and hours of operation are compatible with
surrounding land uses. Permitted uses such as assisted living facilities,
independent living facilities for persons over the age of 55, continuing care
retirement communities, and nursing homes, shall be restricted to a
maximum of 200 units and a maximum floor area ratio (FAR) of 0.6. The
developer of Parcel 2 shall provide a landscape buffer along the eastern
property line, adjuceRt to abutting the Wilshire Lakes PUD, at a minimum
width of thirty (30) feet. At the time of rezoning, the developer shall
incorporate a detailed landscape plan for that portion of the property
fronting Vanderbilt Beach Road as well as that portion along the eastern
property line, adjacent to abutting: the Wilshire Lakes PUD.
10. GoodlettelPine Ridee Commercial Infill Subdistrict:
[Relocated from page 27 to after page 48.3, renumbered, revised text]
Words underlined are added; words struol< through are deleted. 39
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Future Land Use Element
As Adopted by BCC
2.2-07
This Ssubdistrict consists of 31 acres and is located at the northeast quadrant of two
maior arterial roadways. Pine Ridge Road and Goodlette-Frank Road. In addition to uses
generally allowed in the Urban designation. the intent of the Goodlette/Pine Ridge
Commercial Infill Subdistrict is to provide shopping. personal services and employment
for the surrounding residential areas within a convenient travel distance. The Subdistrict
is intended to be compatible with the neighboring Pine Ridge Middle School and nearby
residential development and therefore. emphasis will be placed on common building
architecture. signage. landscape design and site accessibility for pedestrians and
bicyclists. as well as motor vehicles.
Access to the Goodlette/Pine Ridge Commercial Infill Subdistrict may feature a
signalized traffic access point on Goodlette-Frank Road. which may provide for access to
the neighboring Pine Ridge Middle School. Other site access locations will be designed
consistent with the Collier County access management criteria.
Development intensity within the Subdistrict will be limited to single-story retail
commercial uses. while professional or medical related offices. including financial
institutions. may occur in three-story buildings. A maximum of 275.000 square feet of
gross leasable area for retail commercial and office and financial institution development
may occur within this Subdistrict. Retail commercial uses shall be limited to a maximum
of 125.000 square feet of gross leasable area on the south +1- 23 acres. No individual
retail commercial use may exceed 65.000 square feet of gross leasable area.
Unless otherwise required by the South Florida Water Management District. the .87 +1-
acre wetland area located on the northeastern portion of the site will be preserved.
(;D. Urban - Industrial District: [Remove hyphen from title, no changes to text,
page 51]
1. Business Park Subdistrict: [No change to text, page 51]
2. Research and Technology Park Subdistrict: [No change to text, page 51]
II. AGRICULTURALIRURAL DESIGNATION: [No change to text, page 52]
A. AgriculturaVRural- Mixed Use District: [Remove hyphen from title,
Relocate text of sub-paragraph g., pages 53, 54]
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g. ExistiB.g UB.its approved for the Fiddler's Creek DRI may be realloeated to those
parts of Sections 18 and 19, TO';/nship 51 South, Range 27 East added to Fiddler's
Creek DRI together 'llith part of Section 29, Tov/Rship 51 South, Range 27 East,
at a density greater than 1 unit per 5 gross acres provided that no nC'N units are
added to the 6,000 previously approved units, '.yhich results in a gross demsity of
1.6 units per acre for the Fiddler's Creek DRI; and further provided that no
residential UB.its shall be located OR that part of Section 29 'Nithin the Fiddler's
Creek DRI; and further provided that South Florida \Vater ManagemeRt District
Words underlined are added; words struok through are deleted. 40
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Future Land Use Element
As Adopted by BCC
2-2-07
jurisdictional v/etlands impacted by the DRI in said Sections do not exceed 10
~
1.
***
Rural Commercial Subdistrict:
*** *** *** *** ***
[Revised text - paragraph e., page 54]
*** *** *** *** *** ***
e. The project is located on an arterial or collector roadway as identified in
the Traffic Circldation Transportation Element; and
B. Rural Fringe Mixed Use District: [No changes to text, page 54]
1. Transfer of Development Rights (TDR), and Sending, Neutral, and Receiving
Designations: [No changes to text, page 55]
A)
***
Receiving Lands:
*** *** ***
***
***
***
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[Revised text, page 58, 59]
*** *** *** ***
5. Allowable Uses:
u) Travel trailer recreational vehicle parks, provided the following criteria are
met:
1) The subject site is adjacent to abutting an existing travel trailer recreational
vehicle park site; and,
2) The subject site is no greater than 100% the size of the existing
adjacent abutting park site.
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7. Open Space and Native Vegetation Preservation Requirements:
a) Usable Open Space: Within Receiving Lands projects greater than 40
acres in size shall provide a minimum of 70% usable open space. Usable
Open Space includes active or passive recreation areas such as parks,
playgrounds, golf courses, waterways, lakes, nature trails, and other
similar open spaces. Usable Open Space shall also include areas set aside
for conservation or preservation of native vegetation and lawn, yard and
landscape areas. Open water beyond the perimeter of the site, street right-
of-way, except where dedicated or donated for public uses, driveways, off-
street parking and loading areas, shall not be counted towards required
Usable Open Space.
B)
***
Neutral Lands:
*** *** ***
[Relocated text, new subparagraph s), pages 59, 60]
*** *** *** *** *** *** *** ***
s) Existing units approved for the Fiddler's Creek DRI may be reallocated to those
parts of Sections 18 and 19, Township 51 South, Range 27 East added to Fiddler's
Creek DRI together with part of Section 29, Township 51 South, Range 27 East,
at a density greater than 1 unit per 5 gross acres provided that no new units are
added to the 6,000 previously approved units, which results in a gross density of
1.6 units per acre for the Fiddler's Creek DR!: and further provided that no
Words underlined are added; words Gtruok through are deleted. 41
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Future Land Use Element
As Adopted by BCC
2-2-07
residential units shall be located on that part of Section 29 within the Fiddler's
Creek DR!: and further provided that South Florida Water Management District
iurisdictional wetlands impacted by the DRI in said Sections do not exceed 10
acres.
C)
Sending Lands:
[No changes to text, pages 62, 63, 64]
D)
Additional TDR Provisions:
{Revised text, first paragraph, page 65]
'Within ono year of adoption of this plan amondment, Collier County will amoRd has
amended its land development regulations to adopt a formal process for authorizing and
tracking the Transfer of Development Rights. This process will include~ , at a minimum
the following provisions:
2. ButTers Adjacent to Major Public Rights-of-way: [No changes to text, page 65]
3.
C)
***
Rural Villages: [Revised text, pages 66, 67, 68, 69]
Rural Village Sizes and Density:
*** *** *** *** *** *** *** *** ***
***
***
3. Density shall be achieved as follows:
c) Additional density between the minimum and maximum amounts
established herein may be achieved through any of the following,
either individually or in combination:
1) Additional TDR Credits.
2) TDR Bonus Credits.
3) A 0.5 unit bonus for each unit that is provided for lower income
residents and for entry level and workforce buyers.
4) A 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.
5) A density bonus of no more than 10% of the maximum density per
acre as provided in Policy 6.2.5(6)b.:. of the CCME.
*** *** *** *** *** *** *** *** *** *** *** ***
G) As part of the development of Rural Village provisions, land development
regulations shall identify specific design and development standards for
residential, commercial and other uses. These standards shall protect and promote
a Rural Village character and shall include requirements for parks, greens,
squares, and other public places. In addition to the public spaces required as
a part of a Village Center or Neighborhood Center. Rural Villages shall
incorporate a Village Park and neighborhood parks. In addition, the following
shall be addressed:
1. Rural Village, Village Center and neighborhood design guidelines and
development standards.
*** *** *** *** *** *** *** *** *** *** ***
· Interconnection between the Rural Village and adjacoRt abutting
developments shall be encouraged.
Words underlined are added; words Etruok through are deleted. 42
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Future Land Use Element
As Adopted by BCC
2-2-07
2. Specific allocations for land uses including residential, commercial and
other non-residential uses within Rural Villages, shall include, but are not
limited to:
· A mixture of housing types, including single-family attached and
detached, as well as multi-family. Proiects providing affordable-
workforce housing as required in the Rural Fringe Mixed Use Overlay
contained in the Collier County Land Development Code Housing that
is provided for lO';ler income residents and for entry level and
workforce buyers shall receive a credit of 0.5 units for each unit
constructed. Collier County shall develop, as part of the Rural Village
Overlay, a methodology for determining the rental and fee-simple
market rates that will qualify for such a credit, and a system for
tracking such credits.
4. Exemptions from the Rural Fringe Mixed Use District Development
Standards: [No changes to text, pages 69,70]
c. Rural- Industrial District: [Remove hyphen from title, revise text, page 70]
The Rural - Industrial District, which encompasses approximately 900 acres of existing
industrial areas outside of Urban designated areas, is intended, and shall be reserved, for
industrial type uses, subject to the Interim Dcyelopment Provisions. Besides basic
Industrial uses, limited commercial uses are permitted. Retail commercial uses are
prohibited, except as accessory to Industrial uses. The C-5 Commercial Zoning District
on the perimeter of lands designated Rural - Industrial District, as of October 1997, shall
be deemed consistent with this Land Use District. All industrial areas shall have direct
access to a road classified as an arterial or collector in the Traffic Circulation
Transportation Element, or access may be provided via a local road that does not service
a predominately residential area. No new industrial land uses shall be permitted in the
Area of Critical State Concern. For the purposes of interpreting this policy, oil and gas
exploration, drilling, and production ("oil extraction and related processing") shall not be
deemed to be industrial land uses and shall continue to be regulated by all applicable
federal, state, and local laws. Intensities of use shall be those related to:
D. Rural - Settlement Area District: [Remove hyphen from title, revise text,
page 70]
This District consists of Sections 13, 14, 23, 24, and a portion of 22, Township 48 South,
Range 27 East (the former North Golden Gate Subdivision), which was zoned and platted
between 1967 and 1970. In settlement of a lawsuit pertaining to the permitted uses of
this property, this property has been "vested" for the types of land uses specified in that
certain "PUD by Settlement" zoning granted by the County as referenced in that certain
SETTLEMENT AND ZONING AGREEMENT dated the 27th day of January, 1986.
This Settlement Area is encompassed by the commonly known as Orangetree PUD and
Orange Blossom Ranch PUD. Refer to the Golden Gate Area Master Plan for allowable
permitted uses and standards.
Words underlined are added; words struck through are deleted. 43
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Future Land Use Element
As Adopted by BCC
2.2-07
III.
ESTATES DESIGNATION:
[No changes to text, page 71]
IV.
CONSERVATION DESIGNATION:
[No changes to text, pages 71, 72]
V. OVERLA YS AND SPECIAL FEATURES: [No changes to heading, page 73]
A. Area of Critical State Concern Overlay: [Revised text, pages 73, 74, 75]
The Big Cypress Area of Critical State Concern (ACSC) was established by the 1974
Florida Legislature. The Critical Area is displayed on the Future Land Use Map as an
overlay area. The Critical Area encompasses lands designated Conservation,
Agricultural/Rural, Estates and Urban (Port of the Islands, Plantation Island and
Copeland). The ACSC regulations notwithstanding. there is an existing Development
Agreement between Port of the Islands. Inc. and the State of Florida Department of
Community Affairs. approved in July 1985. which regulates land uses in the Port of the
Islands Urban area: and. there is an Agreement between the Board of County
Commissioners and the Florida Department of Community Affairs. approved in April
2005. pertaining to development in Plantation Island. Chokoloskee is excluded from the
Big Cypress Area of Critical State Concern. All Development Orders within the Critical
Area shall comply with Chapter 28-25, Florida Administrative Code, "Boundary and
Regulations for the Big Cypress Area of Critical State Concern". Those regulations
include the following: ...
B. North Belle Meade Overlay: [No changes to text, pages 75, 76,
77,78,79,80]
*** *** *** *** *** *** *** *** *** *** *** ***
1. IN GENERAL
*** *** *** *** *** *** *** *** *** *** *** ***
Planning Considerations
d. Red Cockaded Woodpeckers (RCW) [Revised text, page 77]
*RCW nesting and foraging habitat has been mapped and used to delineate areas that are
appropriately designated as Sending Lands shall be mapped and protected from land use
activities 'lIithifl Sending Lands, and Section 24 designated Neutral Lands. ,'\lthough
RC\V nesting and foraging habitat shall be mapped '.vithin all Sending areas withifl the
NBM Oyerlay, this shall be accomplished by a study specific to Section 21 cOflducted by
Collier COUflty v.ithifl ORe year of the effective date of the NBM Overlay. Within Section
24, the Neutral designation may be adjusted based upon the findings of the updated RC\V
Restiflg and foragiflg habitat study.
*** *** *** *** *** *** *** *** *** *** *** ***
3. RECEIVING AREAS [Revised text, page 78]
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 :t 3,368 acres in the northern and northwestern
portions of the NBM Overlay. The Receiving Areas are generally located in the
Words underlined are added; words struok through are deleted.
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44
Future Land Use Element
As Adopted by BCC
2.2-07
northern portion of NBM Overlay and are generally contiguous to Golden Gate
Estates. Two sections are directly to the south of the AP AC 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 v.. of Sections
22 and 27, which have been largely assembled under one property ownership.
These lands are located south of the existing AP AC 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 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, 2005, 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, 2005, 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 19,2005, any mining operations or asphalt plant in these areas,
other than continued operations on the western half of Section 21 at historic
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 19,2005 to
construct a private haul road by June 19, ~ 2010 without the allocation of any
public funds. The County's existing excavation and explosive regulations shall
apply to all mining operations in these areas.
*** *** *** *** *** *** *** *** *** *** *** ***
s. NEUTRAL LANDS
Within the NBM Overlay there are :t 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 this 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 has performed an
RCW study for Section 24 and determined the appropriate designation is Neutral.
The following additional requirements and limitations shall apply to Section 24. -;
if the results of the study warrast, the Plan '.'lill be amended.
a. Prior to site development. a survey to identify RCW cavity trees shall be
required.
b. The retained native vegetation. as required by CCME Policy 6.1.2. shall be
managed for the red-cockaded woodpecker where the vegetation is suitable
RCW habitat. Mechanical means to manage the understory will be allowed.
Words underlined are added; words struok throLlgh are deleted. 45
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Future Land Use Element
As Adopted by BCC
2.2-07
c. Allowable uses shall be limited to:
1) Single family residential dwelling units;
2) Multi-family residential structures, subject to the Residential Clustering
provisions of the Rural Fringe Mixed Use District Neutral Lands, except
that there is no minimum project size;
3) Agricultural uses consistent with Chapter 823.14(6), Florida Statutes
(Florida Right to Farm Act)
4) Habitat preservation and conservation uses;
5) Passive parks and other passive recreational uses;
6) Essential services necessary to serve allowable uses identified in Section
c.1) through c.5) such as the following: private wells and septic tanks;
utility lines; water pumping stations; and,
7) Essential services necessary to ensure public safety.
d. Conditional Uses:
The following uses are conditionally permitted subject to approval through a
public hearing process:
1) Essential Services not identified above in c.6);
2) Commercial uses accessory to permitted uses c.3), c.4) and c.5), 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;
3) Oil and gas field development and production. Where practicable,
directional-drilling techniques and/or previously cleared or disturbed areas
shall be utilized to minimize impacts to native habitats.
e. Residential clustering is encouraged so as to allow preservation of the greatest
amount of contiguous red-cockaded woodpecker habitat. If residential units
are clustered, central water and sewer are required. If clustering is employed,
the retained vegetation shall be placed in a preserve subject to the
requirements of Policy 6.1.2 (3).
f. Vegetation Retention requirements are identified in CCME Policy 6.1.2.
c. Natural Resource Protection Area Overlay: [No changes to text, pages 80, 81]
D. Rural Lands Stewardship Area Overlay: [Revised text, as noted below]
Policy 1.15 [Revised text, page 85]
Land becomes designated as an SRA upon the adoption of a resolution by the Collier
County Board of County Commissioners (BCC) approving the petition by the property
owner seeking such designation. Any change in the residential density or non-residential
intensity of land use on a parcel of land located within a SRA shall be specified in the
resolution reflecting the total number of transferable Credits assigned to the parcel of
land. Density and intensity within the RLSA or within an SRA shall not be increased
beyond the Baseline Standards except through the provisions of the Stewardship Credit
System, the Affordable-workforce Housing Density Bonus as referenced in the Density
Rating System of the FLUE, and the density and intensity blending provision of the
Immokalee Area Master Plan.
Words underlined are added; words Gtruok through are deleted. 46
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Future Land Use Element
As Adopted by BCC
2-2-07
Policy 4.7
[Revised text, page 93]
There are four specific forms of SRA permitted within the Overlay. These are Towns,
Villages, Hamlets, and Compact Rural Development (CRD). The Characteristics of
Towns, Villages, Hamlets, and CRD are set forth in Attachment C and are generally
described in Policies 4.7.1, 4.7.2, 4.7.3 and 4.7.4. Collier County shall establish more
specific regulations, guidelines and standards within the LDC Stewardship District to
guide the design and development of SRAs to include innovative planning and
development strategies as set forth in Chapter 163.3177 (11), F.S. and 01-5.006(5)(1).
The size and base density of each form shall be consistent with the standards set forth on
Attachment C. The maximum base residential density as set forth in Attachment C may
only be exceeded through the density blending process as set forth in density and
intensity blending provision of the Immokalee Area Master Plan or through the
affordable-workforce housing density bonus as referenced in the Density Rating System
of the Future Land Use Element. The base residential density is calculated by dividing
the total number of residential units in a SRA by the overall area therein. The base
residential density does not restrict net residential density of parcels within a SRA. The
location, size and density of each SRA will be determined on an individual basis during
the SRA designation review and approval process.
Policy 4.7.1
[Revised text, page 94]
Towns are the largest and most diverse form of SRA, with a full range of housing types
and mix of uses. Towns have urban level services and infrastructure whieh that support
development that is compact, mixed use, human scale, and provides a balance of land
uses to reduce automobile trips and increase livability. Towns shall be not less than
1,000 acres or more than 4,000 acres and are comprised of several villages andlor
neighborhoods that have individual identity and character. Towns shall have a mixed-use
town center that will serve as a focal point for community facilities and support services.
Towns shall be designed to encourage pedestrian and bicycle circulation by including an
interconnected sidewalk and pathway system serving all residential neighborhoods.
Towns shall have at least one community park with a minimum size of 200 square feet
per dwelling unit in the Town.
Towns shall also have parks or public green spaces within neighborhoods. Towns shall
include both community and neighborhood scaled retail and office uses, in a ratio as
provided in Policy 4.15. Towns may also include those compatible corporate office and
light industrial uses a'i those permitted in the Business Park and Research and
Technology Park Subdistricts of the FLUE. Towns shall be the preferred location for the
full range of schools, and to the extent possible, schools and parks shall be located
adjaceRt to abutting each other to allow for the sharing of recreational facilities. Design
criteria for Towns shall be included in the LDC Stewardship District. Towns shall not be
located within the ACSC.
Policy 4.16
[Revised text, pages 97 -98]
Words underlined are added; words Gtruok through are deleted. 47
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Future Land Use Element
As Adopted by BCC
2.2-07
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 form of SRA development, accepted civil
engineering practices, and LDC requirements. The capacity of infrastructure necessary to
serve the SRA at build-out must be demonstrated during the SRA designation process.
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 one hundred 0001
acres in size. and may be required in CRDs that are one hundred (100) acres or less in
size. depending upon the permitted uses approved within the CRD. 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.
Policy 4.18
[Revised text, page 98]
The SRA will be planned and designed to be fiscally neutral or positive to Collier County
at the horizon year based on a costlbenefit fiscal impact analysis model acceptable to or
as may be adopted by the County. The BCC may grant exceptions to this policy to
accommodate affordable-workforce housing, as it deems appropriate. Techniques that
may promote fiscal neutrality 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, developer contributions and mitigation, and other
public/private partnerships shall address any potential adverse impacts to adopted levels
of service standards.
Policy 5.6 [Revised text, page 102, 103, 104]
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3.e. The County shall separate preserved wetlands from other land uses with
appropriate buffering requirements. The County shall require a minimum 50-foot
vegetated upland buffer adjacent to abutting a natural water body, and for other
wetlands a minimum 25-foot vegetated upland buffer adjaceflt to abutting to the
wetland. A structural buffer may be used in conjunction with a vegetative buffer
that would reduce the vegetative buffer width by 50%. A structural buffer shall
Words underlined are added; words Gtruol< through are deleted. 48
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Future Land Use Element
As Adopted by BCC
2-2-07
be required adjacent to abutting wetlands where direct impacts are allows.
Wetland buffers shall conform to the following standards:
*** *** *** *** *** *** *** *** *** *** *** *** *** *** *** *** *** *** ***
3.f.ii. Loss of storage or conveyance volume resulting from direct impacts to
wetlands shall be compensated for by providing an equal amount of storage or
conveyance capacity on site and within or adjacent to abutting the impacted
wetland.
E.
Airport Noise Area Overlay:
[No changes to text, page 105]
F.
Bayshore/Gateway Triangle Redevelopment Overlay:
105 - 108]
*** *** *** *** *** *** *** ***
[Revise text, pages
***
***
***
***
4. Properties with access to US-41 East are allowed a maximum density of 12
residential units per acre. In order to be eligible for this higher density, the
project must be integrated into a mixed-use development with access to existing
neighborhoods and adjoining commercial properties and comply with the
standards identified in Paragraph #B. 9, below, except for mixed use projects
developed within the "mini triangle" catalyst project site as identified on the
Bayshore/Gateway Triangle Redevelopment Overlay Map. The "mini triangle"
project site is eligible for the maximum density of 12 units per acre, with
development standards as contained in the Gateway Triangle Mixed Use District
zoning overlay, adopted February 28, 2006 (Ordinance No. 06-08), and amended
December 14, 2006 (Ordinance No. 06-63) to be approved by the Board of
County Commissioners at a later time. For projects that do not comply with the
requirements for this density increase, their density is limited to that allowed by
the Density Rating System and applicable FLUE Policies, except as may be
limited by a future zoning overlay.
5. Properties with access to Bayshore Drive, as identified in the Bayshore Drive
Mixed Use Zoning Oyerlay District, are allowed a maximum density of 12
residential units per acre. In order to be eligible for this higher density, the
property must meet the specific development standards that will apply to
residential and mixed use de';elopment along the Bayshore Driye corridor, and
proiect must be integrated into a mixed-use development with access to existing
neighborhoods and adioining commercial properties and must comply with the
standards identified in Paragraph #B.9, below. For projects that do not comply
with the requirements for this density increase, their density is limited to that
allowed by the Density Rating System and applicable FLUE Policies, except as
may be limited by a future zoning overlay.
6. The Bayshore Driye Zoning Overlay will be developed and adopted into the Land
Development Code in the present or next available amendment cycle. Expansion
of existing commercial zoning bouRdaries aloRg Bayshore Drive within the
Bayshore Drive Mixed Use Zoning Overlay District will not be allowed until the
zoning overlay is in place. Non commercially zoned properties within the
Bayshore Driye Mixed Use ZORing Overlay District may be eligible for in fill,
Words underlined are added; words struck through are deleted. 49
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Future Land Use Element
As Adopted by BCC
2-2-07
low intensity commercial development provided they meet the criteria listed
below.
a. If one parcel in the proposed project abuts commercial zoning on one side,
the commercial zoning may be applied for the entire project site. The
follov/ing requirements must be met: joint access and/or yehicular
interconnection; pedestrian interconnection; and the entire project site
must comply with DivisioR 2.8 of the Land De'.'elopment Code, as may be
modified by the Bayshore Drive Mi){ed Use ZORing Overlay.
b. The depth of a parcel for '/lhich commercial zoning is sOHght may exceed
the depth of the abutting commercially zORed property. Adequate buffers
must be provided bet'Neen the commercial uses and non commercial uses
and non commercial zoning.
c. The project must be compatible '.vith existing land uses and permitted
future land uses on surrounding properties.
+fl. For pParcels currently within the boundaries of Mixed Use Activity Center #16..
land uses will continue to be governed by the Mixed Use Activity Center
Subdistrict. A zoning overlay may be developed for these properties within the
Mixed Use Activity Center to provide specific development standards.
&1. Existing zoning districts for some properties within the Bayshore/Gateway
Triangle Redevelopment Overlay allow uses, densities and development standards
that are inconsistent with the uses, densities and development standards allowed
within this Overlay. These properties are allowed to develop and redevelop in
accordance with their existing zoning until such time as a zoning overlay is
adopted which may limit such uses, densities and development standards.
9~. To qualify for 12 dwelling units per acre, as provided for in paragraphs #4 and #5
above, mixed use projects within the Bayshore/Gateway Triangle Redevelopment
Overlay must comply with the following standards:
a. Buildings containing only commercial uses are limited to a maXImum
height of three stories.
b. Buildings containing only residential uses are limited to a maXImum
height of three stories except such buildings are allowed a maximum
height of four stories if said residential buildings are located in close
proximity to US-41.
c. Buildings containing mixed use (residential uses over commercial uses)
are limited to a maximum height of four stories.
d. Hotels/motels will be limited to a maximum height of four stories.
e. For purposes of this Overlay, each building story may be up to 14 feet ef
building in height shall be considered one story for the first floor only.
f. For mixed-use buildings, commercial uses are permitted on the first two
stories only.
g. Each building containing commercial uses only is limited to a maximum
building footprint of 20,000 square feet gross floor area.
h. One or more zoning overlays may be adopted which may include more
restrictive standards than listed above in Paragraphs a -g.
+92. For all properties outside of the Coastal High Hazard Area, any eligible density
bonuses, as provided in the Density Rating System, are in addition to the eligible
Words underlined are added; words Gtruok thr{)ugh are deleted. 50
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Future Land Use Element
As Adopted by BCC
2-2-07
density provided herein. However. Pior properties within the Coastal High
Hazard Area (CHHA), only the affordable-workforce housing density bonus, as
provided in-the Density Rating System, is allowed in addition to the eligible
density provided herein. For all properties, the maximum density allowed is that
specified under Density Conditions in the Density Rating System.
+1-10. A maximum of 388 dwelling units are permitted to be utilized in this Overlay for
density bonuses.. as provided in paragraphs #4 and #5 above.. for that portion of
the Overlay lying within the CHHA only. , except that 156 dV/elling units with
direct access to US 41 East shall not be cOMRted towards this 388 d'.velling unit
limitation. These This 388 dwelling units density bonus pool correspond~ with
the number of dwelling units previously entitled to to be rezoned from the
botanical gardens sites prior to their rezone in 2003 to establish the Naples
Botanical Gardens PUD. The "mini triangle" catalyst proiect is not subject to this
density bonus pool. , as provided for belm'.', resulting in a shift of d'.velling units
within the CHH.\. There is no such deasity bonus limitation for that portioR of
the Overlay lying outside of the CHH.\.
+2-11. The Botanical Garden, Inc. properties located in Section 23, Township 50 South..
aad Range 25 East.. and shown on the Bayshore/Gateway Triangle
Redevelopment Overlay Map, shall be limited to non-residential uses except for
caretaker, dormitory, and other housing integrally related to the Botanical Garden
or other institutional and/or recreational open space uses.
13. Within one year of the effecti'/e date of this amendment establishiRg the
Bayshore/Gateway Triangle Redevelopment Overlay, the properties to be
developed with a botanical garden or other non residential use, v..ill be rezoned
from the present 388 residential zoning districts to a non residential zoning
district(s). No portion of the dwelling unit density bonuses within the CHH;\. can
be utilized until a corresponding number of d'llelling units has been rezoned from
the botanical gardens site(s), as provided for above.
G. Urban-Rural Fringe Transition Zone Overlay: [No changes to text, pages
108 - 110]
H.
Coastal Hie:h Hazard Area:
[New text, page 110]
Policy 12.2.5 of the Conservation and Coastal Management Element (CCME) defines the
Coastal High Hazard Area (CHHA). The CHHA boundary is depicted on the Future
Land Use Map: all lands lying seaward of that boundary are within the CHHA. New
rezones to permit mobile home development shall not be allowed within the CHHA. The
Capital Improvement Element and Conservation and Coastal Management Element both
contain policies pertaining to the expenditure of public funds for public facilities within
the CHHA.
ATTACHMENTS
[New text, page 110]
There are three Attachments to the Future Land Use Element. all pertaining to the Rural
Lands Stewardship Area (RLSA) Overlay. as follows:
Words underlined are added; words Gtruol< through are deleted. 51
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Future Land Use Element
As Adopted by BCC
2-2-07
1. Attachment A, Collier County Rural Lands Stewardship Overlay, Stewardship
Credit Worksheet.
2. Attachment B, Collier County Rural Lands Stewardship Overlay, Land Use
Matrix.
3. Attachment C. Collier County RLSA Overlay, Stewardship Receiving Area
Characteristics.
FUTURE LAND USE MAP SERIES [Revise text, add four map names, and re-
locate maps within FLUE text, page 111 and throughout FLUE document]
Add the names of all maps presently located throughout the FLUE text, modify the order
on this map list, and re-Iocate all FLUM maps presently interspersed throughout the text
to follow the text so that the complete FLUM series is located together at the end of the
FLUE document.
Future Land Use Map
Mixed Use & Interchange Activity Centers Maps
Properties Consistent by Policy (5.9, 5.10, 5.11) Maps
Collier County Natural Res8urees Wetlands Map
Collier County Wellhead Protection Areas and Proposed Wellflelds and ASRs Map
Rivers and Floodplains Map
Estuarine Bays Map
Soils Map
Existine Commercial Mineral Extraction Sites Map
Bayshore/Gateway Triangle Redevelopment Overlay Map
Stewardship Overlay Map
Rural Lands Study Area Natural Resource Index Maps
North Belle Meade Overlay Map
Existing Public Educational Plants (Schools) and Ancillary Plants (Support
Facilities) Map
Existing Sites for Future Public Educational Plants and Ancillary Plants Map
Plantation Island Urban Area Map
Copeland Urban Area Map
Railhead Scrub Preserve - Conservation Designation Map
Lely Mitigation Park - Conservation Designation Map
Urban - Rural Frinee Transition Zone Overlay Map
Oranee Blossom Mixed Use Subdistrict Map
Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map
Davis Boulevard/County Barn Road Mixed Use Subdistrict
GoodlettelPine Ridee Commercial Inflll Subdistrict
Henderson Creek Mixed-Use Subdistrict
Buckley Mixed-Use Subdistrict
LivinestonlPine Ridee Commercial Inflll Subdistrict
Vanderbilt Beach Road Neiehborhood Commercial Subdistrict
Livineston RoadlEatonwood Lane Commercial Inflll Subdistrict
Words underlined are added; words struok through are deleted. 52
*** *** *** 'It** *** *** *** *** *** *** Indicates break in text *** *** *** *1t. *** *** *** 'It.. ***** ***
Future Land Use Element
As Adopted by BCC
2-2-07
Livinl!ston Road Commercial Infill Subdistrict
MAP/ATTACHMENT CHANGES:
1. Countywide Future Land Use Map:
a) change Key Marco (Hoff's Island) from Urban Coastal Fringe Subdistrict
to Incorporated Areas (gold color) - to reflect its annexation into City of
Marco Island. Similarly, change the surrounding islands within the city
limits of Marco Island to gold color.
b) Change the property at southeast corner of US-41 East and Sandpiper
Street (Sandpiper Village PUD aJk/a Ruffina) from Urban Coastal Fringe
Subdistrict to Incorporated Areas - to reflect its annexation into the City
of Naples.
c) Change color of Rural Industrial Subdistrict to dark gray - to distinguish
from the lighter gray denoting Urban Industrial.
d) Add missing link of Livingston Road between Vanderbilt Beach Road and
Immokalee Road.
e) Delete "Naples-" in the label "Naples-Immokalee Road".
f) New order of Subdistricts within Urban Mixed Use District:
1. Urban Residential Subdistrict
2. Urban Residential Fringe Subdistrict
3. Urban Coastal Fringe Subdistrict
4. Business Park Subdistrict
5. Office and Infill Commercial Subdistrict
6. PUD Neighborhood Village Center Subdistrict
7. Residential Mixed Use Neighborhood Subdistrict
8. Orange Blossom Mixed Use Subdistrict
9. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict
10. Henderson Creek Mixed Use Subdistrict
11. Research and Technology Park Subdistrict
12. Buckley Mixed Use Subdistrict
13. Commercial Mixed Use Subdistrict
14. Davis Boulevard/County Barn Road Mixed Use Subdistrict
15. Livingston/Radio Road Commercial Infill Subdistrict
16. Vanderbilt Beach Road Neighborhood Commercial Subdistrict.
g) New order of Subdistricts within Urban Commercial District:
1. Mixed Use Activity Center Subdistrict
2. Interchange Activity Center Subdistrict
3. LivingstonlPine Ridge Commercial Infill Subdistrict
4. Business Park Subdistrict
5. Research and Technology Park Subdistrict
6. Livingston RoadlEatonwood Lane Commercial Infill Subdistrict
7. Livingston Road Commercial Infill Subdistrict
8. Commercial Mixed Use Subdistrict
Words underlined are added; words struok through are deleted. 53
*** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *** *** *** ***** ***
Future Land Use Element
As Adopted by BCC
2-2.07
9. Livingston Road/Veteran Memorial Boulevard Commercial Infill
Subdistrict
10. GoodlettelPine Ridge Commercial Infill Subdistrict.
j) Add "Lands" to "Neutral" in map label legend so as to read "Neutral
Lands".
k) Modify FLUM Note as follows:
(3) The ,'\reas of Environmental Concern Overlay is a general
representation of ';,'etlands.
f4till The Conservation Designation is subject to change as areas are
acquired and may include out-parcels. The Futme Land Use Map
Series identifies areas proposed for public acquisition.
~ill The Future Land Use Map Series includes numerous maps in
addition to this countywide Future Land Use Map; these are listed at
the end of the Future Land Use Element text the follo.....ing: Mixed Use
I Interchange i\.ctivity Centers; Properties Consistent By Policy and
Collier County Wetlands.
f6till Refer to the Golden Gate Area Master Plan, and the Immokalee
Area Master Plan and the Mareo Island Master Plan for Future Land
Use Maps of those communities.
2. Map FLUE-9 (Zoning Consistent by Policy):
Add to title: "Township 48, Range 25 & 26".
3. Map FLUE-I0 (Zoning Consistent by Policy):
Add to title: "Township 49, Range 25 & 26".
4. Map FLUE-ll (Zoning Consistent by Policy):
Add to title: "Township 50, Range 25 & 26".
5. Map FLUE-12 (Zoning Consistent by Policy):
Add to title: "Township 51, Range 25 & 26".
6. Map FLUE-13 (Zoning Consistent by Policy):
a) Add to title: "Township 52, Range 26 & 27".
b) Revise to exclude properties within City of Marco Island.
c) Correct San Marco Road from "S.R. 951" to c.R. 92".
7. Map FLUE-14 (Zoning Consistent by Policy):
Add to title: "Immokalee Area".
8. North Belle Meade Overlay Map:
a) Revise the legend to correct the spelling of "Receiving", and to add
"Sending" to "NRPA" so as to read "NRPA Sending".
9. Bayshore/Gateway Triangle Redevelopment Overlay Map
Words underlined are added; words struok through are deleted. 54
*** *** *** *** *** *** *** *** *** *** Indicates break in text *** *** *** *** *** *1r1r *** *** ***** ***
Future Land Use Element
As Adopted by BCC
2-2-07
a) Revise the boundary to exclude the property at southeast comer of US-4l
East and Sandpiper Street (Sandpiper Village PUD alk/a Ruffina) as it has
been annexed into the City of Naples.
10. Stewardship Overlay Map
a) Add approved Stewardship Receiving Area (Ave Maria Town).
11. Attachment C, Collier County RLSA Overlay, Stewardship Receiving Area
Characteristics
a) Revise to add the word "workforce" in the third footnote so as to read
"Affordable-workforce Housing Density Bonus."
EAR-FLUE Adopted by BCC
G: Comprehensive/EAR Amendment Modifications/BCC Adoption Final
dw/2-2-07
Words underlined are added; words struok through are deleted. 55
*** *** *** *** *** *"It* *** **. *.* *** Indicates break in text *** ... *** *** *** *** *"It. *** ***** ***
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PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
SOURCE: COLLIER COUNTY POLLUTION CONlIlOL AND PREVENTION DEPT.
DATE: 9/2006 FlLE: 'M'PZR1Z-Z006,DWG
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SOilS
Western Collier County, Florida
HENDRY CDUN'N
SOilS OF lHE MANMADE AREAS
G URBANIZED - UDORTHEN'TS - BASINGER ASSOClAll0N
SOILS OF THE nDAL AREAS
o DURBIN - WULFERT - CANAVERAl ASSOCIATION
o KESSON - ANCLOTE - PECKISH ASSOCIATION
S~lS OF THE SWAMPS, PRAIRIES AND FRESHWATER MARSHES
~. OCHOPEE - PENNSUCO ASSOClATlON
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5. WINDER - RMERA - CHoaEE ASSOCIATION
SOILS OF THE FLA TWOODS. SLOUGHS AND HAMMOCKS
W. PINEDA - BOCA - HALlANDALE ASSOCIATION
B. It.AMOI<AI..EE - BASINGER - OLOSMAR ASSOCIATION
9. HOLOP,4,W - BASINGER - IMMOKAlEE ASSOCIATION
10. WABASSO - WINDER - HOlOPAW ASSOCIATION
Pl.EASE NOTE l'liAT THIS LEGEND AND ATTACHED GENERAl
SOILS MAP ARE PREUMINARY DRAFTS. MINOR ADJUSTMENTS
ARE UKELY BEFORE PUBUCATION.
LEGEND
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SOURCE: U.S. DEPARTMENT OF AGRICULTURE, SOIL CONSERVA nON SERVICE, JUNE 1988
PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
DATE: 9/2006 FILE: LU-94-2006,DWG
EACH AREA OUTLINED ON THIS MAP CONSISTS OF
MORE THAN ONE KIND OF SOIl. THE MAP IS THUS
MEANT FOR GENERAL PLANNING RATHER THAN A BASIS
FOR DECISIONS ON THE USE OF SPECIFIC TRACTS.
BROWARD COUNTY DADE COUNTY
---1 COLLIER COUNTY COLLIER COUNTY
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~ BOTANiCAl GARDENS' PROPERTY
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CONTRACT BEING NEGOTlA TED
(ELIGIBLE FOR DENSITY TRANSFER IF PURCHASED)
-
BAYSHORE I GATEWAY lRIANGLE
REDEVaOPMENT OVERLAY BOUNDARY
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PREPARED BY: CRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
DATE: 2/2006 FILE; BAYGATE-OVERLAY-1C.DWG
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GOLDEN~ATE BLVD I
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COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT
STEWARDSHIP OVERLAY MAP
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STATE OF FLORIDA)
COUNTY OF COLLIER)
I, DWIGHT E. BROCK, Clerk of Courts in and for the
Twentieth Judicial Circuit, Collier County, Florida, do
hereby certify that the foregoing is a true and correct
copy of:
ORDINANCE 2007-18
Which was adopted by the Board of County Commissioners
on the 25th day of January, 2007, during Special Session.
WITNESS my hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 2nd
day of February, 2007.
DWIGHT E. BROCK
Clerk of Courts and Clerk
Ex-officio to Board of
County Commissioners,
lluu ~ 0'<'.
By: Ann Jennejohn,
Deputy Clerk