Resolution 2021-068 RESOLUTION NO. 2021- 68,
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS PROPOSING AMENDMENT TO THE
COLLIER COUNTY GROWTH MANAGEMENT PLAN,
ORDINANCE 89-05, AS AMENDED, SPECIFICALLY
AMENDING THE FUTURE LAND USE ELEMENT AND MAP
SERIES TO CREATE THE IMMOKALEE ROAD RURAL
VILLAGE OVERLAY (IRRVO) ON PROPERTY WITHIN THE
AGRICULTURAL, RURAL DESIGNATION, RURAL FRINGE
MIXED USE DISTRICT, TO ESTABLISH 210.78± ACRES OF
NEUTRAL LANDS, 1998± ACRES OF RECEIVING LANDS
AND 578.49± ACRES OF SENDING LANDS; TO ALLOW A
MAXIMUM OF 4042 DWELLING UNITS WITHIN THE IRRVO
OF WHICH A MINIMUM OF 3,000 DWELLING UNITS WILL
BE LOCATED IN THE RECEIVING LANDS; TO PROVIDE
FOR GENERATION OF TRANSFER OF DEVELOPMENT
RIGHTS CREDITS FROM SENDING LANDS INCLUDING ONE
CREDIT FOR RESTORATION OF FARM LANDS; TO
PROVIDE FOR USES ON SENDING LANDS TO INCLUDE
ALLOWABLE USES IN COUNTY PRESERVES; TO PROVIDE
FOR USES ON NEUTRAL LANDS TO INCLUDE USES
PERMITTED BY LDC SECTION 2.03.08.A.3 ON NEUTRAL
LANDS WITHOUT LIMITATION INCLUDING BUT NOT
LIMITED TO AGRICULTURAL ACTIVITIES, SINGLE
FAMILY DWELLING UNITS, GROUP HOUSING, SPORTS
AND RECREATION CAMPS, FARM LABOR HOUSING,
SCHOOLS AND EDUCATIONAL PLANTS; TO PROVIDE FOR
USES ON RECEIVING LANDS TO INCLUDE A MINIMUM OF
25,000 SQUARE FEET AND A MAXIMUM OF 125,000 SQUARE
FEET OF CIVIC/INSTITUTIONAL/GOVERNMENT USES, A
MINIMUM OF 50,000 SQUARE FEET AND A MAXIMUM OF
250,000 SQUARE FEET OF COMMERCIAL USES PERMITTED
BY RIGHT AND CONDITIONAL USE IN THE GENERAL
COMMERCIAL (C-4) ZONING DISTRICT, WITH NON-
RESIDENTIAL USES SUBJECT TO A CAP OF 375,000
SQUARE FEET IN THE RECEIVING LANDS; PROVIDING
FOR A GREENBELT AND NATIVE VEGETATION
REQUIREMENTS; AND FURTHERMORE DIRECTING
TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA
DEPARTMENT OF ECONOMIC OPPORTUNITY. THE
SUBJECT PROPERTY IS 2787.27± ACRES AND LOCATED ON
THE EAST SIDE OF IMMOKALEE ROAD, APPROXIMATELY
TWO MILES NORTH OF OIL WELL ROAD, IN SECTIONS 1
AND 2, TOWNSHIP 48 SOUTH, RANGE 27 EAST, IN
SECTIONS 25, 35 AND 36, TOWNSHIP 47 SOUTH, RANGE 27
EAST, COLLIER COUNTY, FLORIDA. [PL20180002660]
[18-CMP-01040/1607994/1]159
IRRVO FLUE/PL20180002660 Page 1 of 3
2/24/21
Words underlined are additions,words struck through are deletions.
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act,
was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, 27th Pico Boulevard Ltd Partnership and Brentwood Holdings Ltd.
Partnership requested an amendment to the Future Land Use Element and Future Land Use Map
and Map Series to add the Immokalee Road Rural Village Overlay; and
WHEREAS, on February 18, 2021, the Collier County Planning Commission considered
the proposed amendment to the Growth Management Plan pursuant to the authority granted to it
by Section 163.3174, F.S., and has recommended approval of said amendment to the Board of
County Commissioners; and
WHEREAS, on March 23, 2021, the Board of County Commissioners at a public hearing
approved the transmittal of the proposed amendment to the state land planning agency in
accordance with Section 163.3184, F.S.; and
WHEREAS, upon receipt of Collier County's proposed Growth Management Plan
Amendment, various State agencies and the Department of Economic Opportunity (DEO) have
thirty (30) days to review the proposed amendment and DEO must transmit, in writing, to Collier
County its comments within said thirty (30) days pursuant to Section 163.3184, F.S.; and
WHEREAS, Collier County, upon receipt of the written comments from DEO must
adopt, adopt with changes or not adopt the proposed Growth Management Plan Amendment
within one hundred and eighty (180) days of such receipt pursuant to Section 163.3184, F.S.; and
WHEREAS, the DEO, within five (5) days of receipt of Collier County's adopted
Growth Management Plan Amendment, must notify the County of any deficiencies of the Plan
Amendment pursuant to Section 163.3184(3), F.S.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
The Board of County Commissioners hereby approves the proposed Growth Management
Plan Amendment, attached hereto as Exhibit "A" and incorporated by reference herein, for the
purpose of transmittal to the Department of Economic Opportunity and other reviewing agencies
thereby initiating the required State evaluation of the Growth Management Plan Amendment
prior to final adoption.
[18-CMP-0 1 04 0/1 607994/1 11 5 9
IRRVO FLUE/PL20180002660 Page 2 of 3
2/24/21
Words underlined are additions,words stru^' h are deletions.
,-k
THIS RE OLUTION ADOPTED after motion, second and majority vote this a>
day of m , 2021.
ATTEST. BOARD OF COUNTY COMMISSIONERS
CRYSTAL,:l INZEL, CLERK COLLIE C TY, FLORIDA
,� µ ,� C.. BY.
4 Jerk Penny Ta , Chairm
�Attat P $
' natureofl
Approvedl8rm and legality:
beL,t
dA
Heidi As ton-Cicko a
Managing Assistant County Attorney
Attachment: Exhibit A—Proposed Text Amendment & Map Amendment
[18-CMP-01040/1607994/1]159
IRRVO FLUE/PL20180002660 Page 3 of 3
2/24/21
Words underlined are additions,words struck through are deletions.
Wednesday,February 24,2021
PL20180002660/CPSS-2018-5
EXHIBIT A
IMMOKALEE ROAD RFMUD/RURAL VILLAGE OVERLAY
FUTURE LAND USE ELEMENT
Amend II. IMPLEMENTATION STRATEGY, Policy 1.9, Page 10 as follows:
Policy 1.9:
Overlays and Special Features shall include:
A. Area of Critical State Concern Overlay
B. North Belle Meade Overlay
1 C. Immokalee Road Rural Village Overlay
G D. Natural Resource Protection Area Overlays
14 E. Rural Lands Stewardship Area Overlay
Amend V. OVERLAYS AND SPECIAL FEATURES Starting on Page 95, as follows:
V. OVERLAYS AND SPECIAL FEATURES
A. Area of Critical State Concern
**********************************Text Break***********************************
B. North Belle Meade Overlay
**********************************Text Break***********************************
C. IMMOKALEE ROAD RURAL VILLAGE OVERLAY (IRRVO)
The Immokalee Road Rural Village Overlay(IRRVO)is depicted on the Future Land Use Map
Series. The IRRVO comprises all of Sections 1 & 2, Township 48 South, Range 27 East, and
Sections 35 and 36 in Township 47 South, Range 27 East), and approximately one third of
Section 25,Township 47 South,Range 27 East). The Overlay is 2,787.27±acres in size. Within
the Overlay, 210.78 ± acres are designated Neutral, 578.49 ± acres are designated Sending,
and the remaining 1,998.00+ acres are designated Receiving. The Overlay has approximately
2.38 miles of frontage on Immokalee Road.
The entire IRRVO shall be rezoned to a single mixed-use Planned Unit Development(MPUD),
which shall include and delineate the boundaries of the Rural Village Receiving, Sending, and
Neutral Lands.
The IRRVO allows for up to 4,042 dwelling units. Receiving Areas are limited to a maximum
of 4,000 dwelling units and Neutral Areas are limited to a maximum of 42 dwelling units. A
Page 1 of 8
Words underlined are added;words struck-through are deleted.
•
Wednesday,February 24,2021
PL20180002660/CPSS-2018-5
minimum of 400 units shall be affordable housing restricted. The location and Area Median
Income targets shall be defined in the PUD.
1. SENDING LANDS — DESIGN AND DEVELOPMENT STANDARDS
No development is permitted in Sending Lands other than that allowed in LDC Section
3.05.07.H.1.b. - Allowable uses within County required preserves.
TDR Generation from Sending Lands Within the IRRVO:
TDR Credits and TDR Bonus Credits may be achieved as follows:
A. Base TDR Credits: 0.4 per acre (2.0 per five acres); and,
B. Environmental Restoration and Maintenance TDR Bonus: 0.2 Bonus Credits per acre
(1.0 per five acres) generally, and an additional 1.0 Bonus Credit per acre (5.0 per five
acres)for restoration of cleared areas utilized for farming activities to functional native
habitat, including upland, wetland and wading bird habitat; and,
C. Conveyance Credits: 0.2 Bonus Credits per acre (1.0 per five acres). This credit is
only available for those areas generating the Environmental Restoration and
Maintenance TDR bonus. The Conveyance Bonus Credits are available after the
Environmental Restoration and Maintenance in B, above is completed, and
maintenance shall be the responsibility of the property owner of the applicable
Sending Lands. The property owner shall include, in the annual PUD monitoring
report,a status of the Environmental Restoration and Maintenance efforts in B,above.
D, In the event Collier Country amends the Rural Fringe Mixed Use District to allow for
the generation of a greater number of Base TDR Credits or TDR Bonus Credits than is
provided for in Paragraphs A, B, or C, above., and such amendment occurs prior to the
severance of the TDRs from Sending land within the IRRVO, such additional Base or
Bonus Credits may also be generated from IRVO Sending lands.
2. NEUTRAL LANDS
The allowable density, uses, development standards, and other limitations and
requirements set forth in LDC Section 2.03.08.A.3 shall apply within the IRRVO.
I RECEIVING LANDS —DESIGN AND DEVELOPMENT STANDARDS
The allowable uses,development standards and other limitations and requirements set forth
in the LDC Section 2.03.08.A.2.b. shall apply within the IRRVO, except as follows:
Page 2 of 8
Words underlined are added;words struck-through are deleted.
Wednesday,February 24,2021
PL20180002660/CPSS-2018-5
A. Maximum Rural Village Size:
The IRRVO includes 1,998.00± acres of Receiving designated lands, all of which are
included within the Rural Village.
B. Rural Village Required Land Use Mix:
1. The Rural Village shall include a centrally located Village Amenity Center, which
shall be a minimum 29.13 acres in size. The Village Amenity Center Tract may
also allow multi-family residential use.
2. The Rural Village shall include a Village Center limited in size to a maximum of
10% of the Rural Village acreage (199.8 acres).
3. The Village Center shall:
al Be accessible from a public spine road within the Village and may also have an
access on Immokalee Road;
bj Include a minimum of 50,000 square feet and a maximum of 250,000 square
feet of allowable uses in the C-1 through C-4 zoning districts, excluding any
uses deemed to be incompatible and therefore not permitted in the MPUD.
Include a minimum of 25,000 square feet and a maximum of 125,000 square
feet of civic/institutional/governmental space to be utilized for any of the
following uses:
i. Public or private schools;
ii. Parks, both active and passive;
iii. Medical clinics;
iv. An Assisted Living Facility, not to exceed 20 acres and FAR of 0.45;
v. Government offices;
vi. Collier County Road and Bridge Maintenance Facility;
vii. Collier Area Transportation Maintenance Facility;
viii. Collier County School District bus barn;
ix. Essential Services, including but not limited to fire stations, emergency
medical services, and sheriff substations.
x. Churches; and
xi. Other comparable civic, community, governmental and institutional
uses.
dl A Research and Technology and/or Business Park may be permitted,consistent
with the provisions of the Research and Technology or Business Park
Subdistricts in the Urban Mixed-Use District, except that the maximum
allowable size shall be 20 acres and 125,000 square feet of uses.
Page 3 of 8
Words underlined are added;words struck-through are deleted.
Wednesday,February 24,2021
PL20180002660/CPSS-2018-5
The Village Center shall include a minimum of 100 multifamily dwelling units.
The MPUD shall provide a timing trigger mechanism identifying the minimum
number of multi-family dwelling units to be built within the Village Center as
well as the total number of dwelling units that may be developed within the
Village prior to development of a minimum amount (square footage) of
commercial uses as allowed in the C-1 through C-4 zoning districts.
4. The total square footage of any combination of uses listed in in paragraphs 3.b).
3.c), and 3.d) above shall not exceed 375,000 square feet.
5. Neighborhood Centers:
The Village shall be designed to include Neighborhood Centers located such that
majority of residential development is located within a one-quarter mile of a
Neighborhood Center (or the Village Center). Neighborhood Centers may include
small scale retail and office uses, limited to a maximum of 5,000 square feet within
any Neighborhood Center and 10,000 square feet in total for the Rural Village.Any
commercial square footage developed within a Neighborhood Center shall be
subject to the maximum allowable 250,000 square foot limitation for commercial
uses established in paragraph 3.b), above. Neighborhood Centers shall include a
neighborhood park, square, green, or other similar passive use, and may include,
restroom facilities, gazebos, arbors, fountains, docks or piers if located along lake
frontage, mail kiosks, and similar structures for the use and enjoyment of
neighborhood residents and guests. To encourage compact development, a
minimum of four Neighborhood Centers shall include attached residential dwelling
units. The location and size of each Neighborhood Centers shall be identified on
the PUD Master Plan. Neighborhood Centers providing attached residential
dwelling units shall be a minimum of two acres in size.
C. Receiving Lands Minimum and Maximum Density:
1. The minimum required density is 3,000 dwelling units (1.5 units per acre) and the
maximum density is 4,000 dwelling units (2.002 units per acre).
D. Methods to Achieve Density on Receiving Lands:
1. From lands within the IRRVO:
a. Base Density: 0.20 dwelling units per acre; and,
b. Affordable Housing Bonus: 0.50 dwelling unit for each unit that is provided for
lower income residents and for entry level and workforce buyers; and,
c. TDRs from Sending Lands; and,
d. One (1.0) additional Rural Village Bonus Credit for each TDR utilized.
2. From lands outside of the IRRVO:
Page 4 of 8
Words underlined are added;words struck-through are deleted.
Wednesday,February 24,2021
PL20180002660/CPSS-2018-5
a. TDRs from Sending Lands and for each TDR from Sending Lands outside of
the IRRVO, one additional Rural Village Bonus Credit for each TDR utilized.
E. Greenbelt/Perimeter Buffer and Native Vegetation Retention:
1. Greenbelt/Perimeter Buffers: Within the Rural Village: A Greenbelt/Perimeter
Buffer shall be provided by the Developer along the perimeter of the Rural Village
in order to provide buffering from adjacent Estates and A-Agricultural zoned
parcels. Where the Village is adjacent to Sending designated lands, such Sending
lands may be used to meet this requirement. No Greenbelt/Perimeter Buffer shall
be required between Neutral and Receiving designated lands within the Immokalee
Road Rural Village Overlay.
2. The Greenbelt/Perimeter Buffer shall be a minimum of 200 feet in width except:
adjacent to the Village Center along Immokalee Road, where the
Greenbelt/Perimeter Buffer shall be a minimum of 100 feet in width; and, along the
eastern perimeter of the Village, adjacent to the 120' wide public roadway, where
the Greenbelt shall be a minimum of 120 feet in width and located on the east side
of the 120' wide public roadway. The MPUD shall include a graphic rendering of
an enhanced buffer, identifying the minimum amount, spacing, and size of
plantings at time of installation.
3. The Greenbelt/Perimeter Buffer may include utility easements. Structures
necessary to support utility infrastructure are permitted within such easements but
shall be buffered from adjacent lands. The MPUD shall include a graphic rendering
of an enhanced buffer, identifying the minimum amount, spacing, and size of
plantings at time of installation.
4. The Greenbelt/Perimeter Buffer may include multi-use pathways and stormwater
retention or conveyance, provided the planting areas within all required perimeter
landscape buffers are a minimum of 25 feet in width.
5. Native Vegetation Retention:
a) Receiving Lands: The required native vegetation within the Receiving
designated lands shall be 40% of the on-site native vegetation, not to exceed
25% of the total Receiving Land area, with the following exceptions:
i. Pursuant to LDC Section 3.05.07.C.1.b., where schools and other public
facilities are co-located on a site the minimum required native vegetation
retention is 30% of the native vegetation present, not to exceed 25% of the
site. Several public facilities are proposed to be co-located, including a fire
station, a Collier Area Transit (CAT) and/or County Road and Bridge
Maintenance Facility, and a Collier County School District Bus Barn. If the
MPUD and/or companion Developer's Contribution Agreement (DCA)
includes agreement to provide such co-located sites (or similar public
facilities), the required native vegetation within the Receiving designated
Page 5 of 8
Words underlined are added;words struck-through are deleted.
Wednesday,February 24,2021
PL20180002660/CPSS-2018-5
portion of the PUD shall be 30% of the on-site native vegetation, not to
exceed 25%, of the Receiving designated portion of the PUD.
b) Neutral and Sending Lands. Within Neutral and Sending Lands, native
vegetation shall be retained as required by LDC Section 3.05.07.C.
Additionally, pursuant to LDC Section 3.05.07..C.1.a.i., land set aside for off-
site native preservation within Sending Lands outside of the Rural Village
exceeding the minimum required native vegetation preservation amount for
non-NRPA Sending Lands, may be credited on a 1 to 1 ratio toward meeting
the required native preservation amount for Receiving Lands.
**********************************Text Break***********************************
Amend FUTURE LAND USE MAP SERIES, Page 147, as follows:
FUTURE LAND USE MAP SERIES
**********************************Text Break***********************************
Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Map
Mini Triangle Mixed Use Subdistrict Map
East Tamiami Trail Commercial Infill Subdistrict Map
Seed to Table Commercial Subdistrict Map
Immokalee Road Rural Village Overlay Map
Page 6 of 8
Words underlined are added;words struck-through are deleted.
EXHIBIT A PL2UI80002660 C'P-2018-5
��� IMMOKALEE ROAD RURAL VILLAGE OVERLAY
�� COLLIER COUNTY,FLORIDA
FP'
•
SUBJECT
SITE
J
m
C.9
� W
CD
0
E..
Oil Well RD
ADOPTED-XXXX,XXXX LEGEND
(Ord. No. XXXX-X) 0 2,000 4,000 8,000 Feet
! file i 1 it PROPOSED OVERLAY
Page 7 of 8
I srsi sass I sass Su"- I soul I soul I ill save
. 0 l 1 i1 9 �i 9Te ice' �� O °
tIC .ID .. L
h
rtn1° N
e N O 3 %/.'%//�/ 1 f g O OD cnn z m"nii ' q -- ---- -'r ill I FM%I IX/I ry m
-.
i �� t *�I / % / r ' AillibrA I jai 1 .w 0%Migii
� _ *°Zm N
x°Ka N m
�A -. .. .. �7 E,r R1 m —1
€ I v i__ m ti. 1k; i '.. m
1•' " gi
- :::
As
::;:;:*:::::::e
. .�
l=
N
g IIiIirm1 '
/ 7
j IIIIIIIIII E x —
,,..L 1 —
73
L ,. ,
, . ,, g ,,„ (,,,, m
, , P -
I r, , ; ;,,, . ,
. „ „ .
fir' a
„ . L
i z
I ilk
t1-
-
uuuuuui ®®o_ u . m
9 ! of _ olis itlii I ; igE
lE3 i god m
i" A
t i 6 li 4g
V
E1 11 I 1111 _1 _1 1 111 = 1
Ni; i 4 m
1111 E 1 11 r r i a
73
m _ _
m m m = g 3--a= 69 6a=ao 0 0 0 o a 5 m
aoaoom:414 000 o=ao -o oa0000000=o�o0 0 0 o a _0®010_0 1 _11 _ 1101!00
Loy tizv ,', '�' n c8mo"oN�oy ?a`ogmN n _ < < x � � @'� �` g�g� � � $ � 5 � a 1110111 —
q. N�o; .ig nwilan,,: s o . i 111 / $ > 0 3 d s S
EA U N N U W ` _ _ m _$_W_g"'S y8_S % $ m n $ �, >' $
9.
co
�a=a°ageo=e;°5amNy s r ,S£S1 I SZS1 I SLS1 I SOS1 I S641 I S941 I SL41 I S941