Ordinance 97-67 ORDINANCE NO. 97- 67
~ AN ORDINANCE AMENDING THE FUTURE LAND USE ELEMENT
.,' OF ORDINANCE NUMBER 89-05, AS AMENDED, THE COLLIER
Ph COUNTY GROWTH MANAGEMENT PLAN, FOR THE ~ ,=,
,,,... UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA; BY
,~fF..,~ .. AMENDING THE FUTURE LAND USE ELEMENT 89-05; BY
PROVIDING FOR SEVERABILITY; AND BY PROVIDING AN
.<
EFFECTIVE DATE. c, =' FTI
WHEREAS, the Board of County Commissioners adopied the Collier County ~rowth
Management Plan on January 10, 1989; and
WHEREAS. Collier County has held public hearings to provide for and encourage public
participation throughout the 1996-97 plan amendment process; and
WHEREAS, Collier County did submit the 1996-97 Growth Management Plan Amendments
to the Department of Community Affairs for preliminary review on April 29, 1997; and
WHEREAS, the Department of Community Affairs did review and make written objections to
FUTURE LAND USE ELEMENT Amendments to the Growth Management Plan and transmitted
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 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 Amendments to the Growth Management Plan on October 28, 1997; 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:
.S. EC_~'L~: ADOPTION OF AMENDMENTS TO THE FUTURE LAND USE ELEMENT OF
THE GROWTH MANAGEMENT PLAN.
This Ordinance as described herein, shall be known as the FUTURE LAND USE ELEMENT
Amendments to the Growth Management Plan for Collier County, Flodda. The Collier County
Growth Management Plan FUTURE LAND USE ELEMENT Amendment is attached hereto as
Exhibit A and incorporated herein by reference.
>SEC, ZLOj:j~3~Q: 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,
~,S. ECTIQN__~IdI3EF.: EFFECTIVE DATE.
The effective date of this Amendmenl to Ihe FUTURE LAND USE ELEMENT shall be the
date a final order is issued by the Depadment of Community Affairs or Administration Commission
finding the Element in compliance in accordance with Section 163.3184, E~aLu~_~,
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 nevedheless be
made effective by adoption of a Resolution affirming its effective slatus, a copy of which Resolution
shall be sent to the Depadment of Community Affairs, Bureau of Local Planning, 2555 Shumard
Oaks BIrd.. 3~ Floor, Tallahassee, Florida 32399-2100.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County
this,:2~'%ay of October, 1997.
..
A't'TEST: BOARD OF COUNTY COMMISSIONERS
DWIGHT E. BROCK, CLERK '/] '
~...-,
',
· CHAIRMAN
.-
API~ROVED.,~,S TO FORM AND T~is
LEGAL SUFFICIENCY:
MARJQ~iE M. STODENT
ASSISTANT COUNTY ATTORNEY
1997 FUTURE LAND USE ELEMENT
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 tru~ copy of:
Cr. DINANCE NO. 97-67
Which was adopted by the Board of County Commissioners on the 28th day
of October, 1997, during Regular Session.
WITNESS my hand and the official seal of the Board of County
Commissioners of Collier County, Florida, this 5th day of November,
1997.
DWIGHT E. BROCK
Clerk of Courts and Clerk. %~8S
Ex-officio to Board of ."."'
Count Commissioners ~.'
By: /s/Susan Barbir~ti-. Deputy Clerk .~
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
FLFFU~ LAND USE ELEMENT
~1 II III
COLLIER COUNTY
GROW'rH MANAGEMENT PLAN
FUTURE LAND USE ELEMENT
Prepared By
Collier County Comprehensive Planning Section
Planning Services Department
October, 1997
AMENDMENTS TO COLL>ER COUNTY GROVV'T'H MANAGEMENT PLAN
FUTURE LAND USE ELEMENT
Symbol Date Amended Ordinance No.
*INDICATES ADOPTED PORTIONS
NOTE: THE SUPPORT DOCUMENT WILL BE UPDATED AS CURRENT INFORMATION
BECOMES AVAILABLE.
T_.~_BL~ QECONTE_N!~
B_.~g~
SUMMARY 3
I, OVERVIEW
A. PURPOSE 4
B. BASIS 4
C. UNDERLYING CONCEPTS 4
Protection of Natural Resource Systems
Coordination of Land Use & Public Facilities
Management of Coastal Development
Provision of Adequate & Affordable Housing
Attainment of High Quality Urban Design
Improved Efficiency and Effectiveness in the
Land Use Regulatory Process
Protection ,.. ,' Private Property Rights
D. SPECIAL ISSUES 7
Coordination of Land Use and Public Facility
Planning
Level of Service Standards
Vested Rights
Eo FUTURE LAND USE MAP 10
I1. *IMPLEMENTATION STRATEGY
* GOALS, OBJECTIVES AND POLICIES 11
* FUTURE LAND USE DESIGNATIONS DESCRIPTION SECTION 21
Urban Designation
Density Rating System
Agricultural/Rural Designation
Estates Designation
Conservation Designation
Overlays and Special Features
* FUTURE LAND USE MAP SERIES
*Future Land Use Map
'Mixed Use & Interchange Activity Centers
*Properties Consistent by Policy (5.9, 5.10, 5.11)
*Natural Resources - Wetlands
Support Document:
Public Facilities
Natural Resources - Waterwells, Cones of Influence
River, Bays, Lakes, Floodplains, Harbors, and
Minerals (includes lands acquired for conservation
and lands proposed for acquisition for conservation)
Soils
i11. SUPPORT DOCUMENT: LAND USE DATA AND ANALYSIS (Separate Table of Contents)
_$_UMMARY
The Future Land Use Element includes three major sections:
Overview,
Implementation Strategy,
and
Land Use Data and Analysis.
The Overview simply provides an introduction as to the purpose, basis, underlying concepts and
special issues addressed by the Element.
The Implementation Strategy is where the Element is brought into effect. Included are the Goals,
Objectives, Policies and Future Land Use Map.
The third section consists of Support Document: Land Use Data and Analysis. The information
found there provides a basis for the Implementation Strategy and serves to meet the requirements
of Section 9J-5.006, Florida Administrative Code, minimum requirements for the Future Land Use
Element.
1, OVERVIEW
A, PURPQ~$.~,
The geographic framework for growth in Collier County is established by the Future Land Use
Element. As such. the Element is central to planning for and management of natural resources,
public facilities. coastal deve(opment. housing and urban design. The Element is also important to
the County's system of land development regulatiens and to private property righis.
The purpose of the Future Land Use Element is to guide decision-making by Collier County on
regularcry, financial and programmatic matters pertaining to land use. Most directly. this Element
controls the location, type, intensity and timing of new or revised uses of land. The land use
strategy in this Element is closely coordinated with a strategy for provision of public facilities as
found in the Capital Improvements and Public Facility Elements of the Comprehensive Plan.
~. BA,SJ_.~.
This Element is based in large part on the Future Land Use Element adopted as part of the 1983
and 1989 Collier Counly Comprehensive Plans. The land use strategy put forth in those Plans
have served Collier County well, thereft,,e, a general continuation is provided. The best
characteristics of the 1983 and 1989 Comprehensive Plan~ included the use of a binding Future
Land Use Map with designated "Urban" areas and the confinement of intensive Zoning Districts.
thus intensive land uses, to those areasFond the-use-ofa-peint ra.fifKJ system,, to dete-rm, ine
~ia4--densities. An Eva!uatbn-and--A~sa! Repo,'1 on the ! 983 P!an is inc!uded
if~lbe q ...... , Docu,.me+nNeq4:~s~=4ep~a.~.
In addition, this Element is based on the Support Document: Land Use Data and Analysis. and the
summation of the detailed planning conducted for each of the other portions of the Gr-ew~
Manage!an COmprehensive Plan. Data, analysis and implementation strategies from the
various elements have contributed to the geographic framework through the configuration of the
designations on the Future Land Use Map and the associated standards for use of land.
New a.nd-ex-ieting research and !iterate, re have a!so contributed to the Future Land Use E!en~nt.
A4eferenc.,-~N,¢,-ef-~,q. t4i~er-alur-e4e4een, d ,::ithin the Suppod
The State Comprehensive Plan and the Southwest Florida Regional Comprehensive Policy Plan
form another basis for the Fulure [.and Use Element. Chapter 163, Florida Statutes, the "Local
Comprehensive Planning and Land Development Regulation Act" and Chapter 9J-5, Florida
Administrative Code, "Minimum Criteria for Review of Local Comprehensive Plans and
Determination of Compliance," provide detailed requirements on the scope and content of the
Element.
Finally. major contributjons to this Element have been provided by the public through the Collier
County G~wth .~,,4an,a~e-~en~ Citizens Advisory Committee 'nlD_C. pnjunction with the EvaluatiQrl and
Ap.p_Eaisal R_C. pgrt._a_Cjp_p_t~d by the l~_Qard of C_..~unly C.ommiss_iener$ in April. 1996. the Collier County
Planning Commission, .~hich is the loCal planning agency., and other groups and individuals.
_C.., UNDERLYING CONCEPTJ
The land use strategy established by this Element is based on a series of concepts which emerge
from the foundation cited earlier. The policy direction and implementation mechanisms closely
relate to these underlying concepts.
Protection of Natural Resource Systems
Collier County is situated in an unique, sensitive and intensely interactive physical environment.
Natural resources are abundant: a subtropical climate with annual wet and dry seasons; enormous
groundwater productivity; vast wetland areas; large ranges of habitat with diverse and unique flora
and fauna; extensive and highly productive estuarine systems; and many miles of sandy beach.
These natural resources pe~orrn functions which are vital to the health. safety and welfare of the
human population of the County, and serve as a powerful magnet to attracl and retain visitors and
residents. Therefore. prolection and rnanagement of natural resources for long-term viability is
essential to support the human population. ensure a high quality of life, and facilitate economic
development, Important to this concept is management of natural resources on a system-wide
basis.
The Future land Use Element is designed to protect and manage natural resource systems in
several ways. Urban Oesignated Areas on the Future Land Use Map are located and configured to
guide concentrated population growth and intensive land development away from areas of great
sensitivity and toward areas more tolerant to development. Within the Urban Designated Areas this
Element encourages Planned Unit Development zoning and assigns maximum permissible
residential density based on the gross land area. Through site plan review procedures in the Land
Development Regulations land alteration and construction is guided to the portions of the property
more tolerant to development, thus, in effect. an on-site transfer of development rights. Also, a
broader Transfer of Development Rights provision exists in the Land Development Regulations.
An Area of Critical State Concern Overlay is included on the Future Land Use Map to ensure
implementation of all applicable Land Development Regulations in the Okaloacoochee Slough. Big
Cypress Swamp, Fakahatchee Strand and Ten Thousand Islands areas. :~he The
County's Land Development Regulations are-provide standards for protection of groundwater,
padiculady in dose vicinity to public water supply wells as explained in the Natural Groundwater
Aquifer Recharge Element.
Of crucial importance to the relationship between natural resources and land use is the completion
and implementation of multi-objective watershed management plans as described in the Drainage
Element. Water is the greatest integrator of the physical environment in that it links together
dynamic ecological and human systems. Therefore, the watershed management plan must take
into account not only the need for drainage and flood protection but also the need to maintain water
table levels and an approximation of natural discharge to estuaries. The watershed management
plans will have implications for both water management and land use practices.
Finally, natural resources are also protected through close spatial and temporal coordination of land
development with the availability of adequale infrastructure (public or private facilities) to ensure
optimized accommodation of bunyan impacts, particularly in relation to water supply. sewage
treatment, and management of solid waste. This coordination is accomplished through the
provision of public facilities as detailed in the Capital Improvements and Public Facility Elements
and through the Level of Service Standards found herein.
.Coordina, tion of Land Use and Public Facilitie~
At the heart of Florida's Growth Management Act (Chapter 163, Florida Statutes) is the requirement
that adequate service by public facilities must be available at the time of demand by new
development. This requirement is achieved by spatial coordination of public facilities with land uses
through the Future Land Use Map; and temporal coordination through Level of Service Standards.
The Level of Service Standards are binding - no final local Development Order may be issued
which is not consistent with the Concurrency Management System. Binding Level of Service
Standards have been established for roads, water supply, sewage treatment, water management,
solid waste and parks. While the standards in the Capital Improvements and Public Facility
Elements serve to guide public provision of infrastructure, within the context of the Future Land Use
Element the Standards serve to assure the availability of adequate facilities whether public or
private.
The Urban Service Area concept manifested in this Element is crucial to successful coordination of
land development and the provision of adequate public facilities. It is within Urban Designated
Areas on the Future Land Use Map that the more intensive Zoning Districts are permissible, thus
the more intensive land uses. Since Urban Designated Areas are where intensive land uses are
guided, it is also where fiscal resources ate concentrated for the provision of roads, water supply,
sewage treatment and water management. Also, facilities and services such as parks, government
buildings, schools and emergency services are primarily located within Urban Designated Areas.
Outside o1' the Urban Designated Areas only lower intensity land use is permissible, thus fewer
roads and a lower level of water management is provided, and there is no, or very limited, central
water and sewer. It is important that the drban Designated Area not be so large that public
facilities cannot be efficiently and effectively planned for and delivered; and not be so small that the
supply of land available for development is extremely limited with resultant lack of site selection
options and competition leading to elevated land prices. It is also important that the time frames for
land use and public facility planning be coordinated as discussed later in this Overview.
Management of Coa,ttal Developrne_nJ;
Two major coastal development issues in Collier County are the protection of natural resources and
the balancing of risk in natural hazard areas.
Extensive populated areas in Collier County are vulnerable to periodic salt water inundation from
tropical storms. It is extremely important that an acceptable balance between at-risk population
and evacuation capability be achieved. In addition, public and private investment in such
vulnerable areas must be carefully considered.
This issue is addressed here and in the Hurr,i.sane Ev3cu3tion E!ement Conservation and Coastal
Management Element through several measures. A Coastal Management Area is identified on the
Future Land Use Map essentially as all lands seaward of US 41. This line is based on the close fit
to the storm Category 1 SLOSH area (potential for salt water flooding from 1 storm in 12 years) and
evacuation planning areas. Within the Coastal Management Area maximum permissible residential
density is limited in recognition of the level of risk, the existing deficiency of evacuation shelter
space and existing patterns of density. A Coastal High Hazard Area is identified in t-he44ur4c,.ane
Evacuation E!ement Conservation and Coastal Management Element and policies are provided.
Finally, coastal natural hazards are addressed through Land Development Regulations already in
effect relating to coastal building standards, per Chapter 161, Florida Statutes, and protection of
structures from floods, per County padicipation in the FEMA Flood Insurance Program.
ProvisiQrt Qj'.A.dequate and Affordable Housing
An emerging issue in Collier County is the availability of adequate and affordable housing for low
and moderate income populations. The Future Land Use Element encourages the creation of
affordable housing through provisions which allow for increased residential density if the proposed
dwelling units would be affordable based on the standards found in the Housing Element.
Attainment of High Q3La_[Lty Urban DesigQ
The report of the Regional/Urban Design Team for the Naples area, daled April 1987, and
subsequenl recommendations of the R/UDAT Citizen Committee, provide another underlying
concept. While the Growth Management Plan as a whole provides the requisile foundation for
superior urban design through a sound framework for growth (protection of natural resources,
thoughtful guidance of land uses, adequate public facilities and adequale housing), Ihe Future Land
Use Element provides several additional measures.
Major attention is given to the patterns of commercial development in Collier County. Concern
about commercial development relates to transpodation impacts both on a micro (access to road
network) and macro (distribution of trip attractors and resultant overall traffic circulation) level and it
relates to aesthetics and sense of place. Within the Traffic Circulation Element a commitment to
adopt standards for road access as a part of the-L-a-mJ-De~ejlepment Regu!3tiens is !n~,...,,~e~. has
been accomplished through the Access Co__QtrOI POliCy adopted by Resolution and the
Management Plans for Mixed Use Activity Centers included in the Land Development Regulations.
The Future Land Use ElemenI includes improved Iocational criteria for commercial development.
Aiso~-Uq)s ~ .... ~ ...... H,~ ~,-,,- Cornreef'-'*~~er-s4esaL-:NJ--away~~s subject to
The Mixed Use Activity Centers are intended to provide for concentrated commercial development
but with carefully configured access to the road network. Superior urban design is therefore
promoted by carefully managing road access, avoiding strip commercial development. improving
overall circulation patterns, and providing for community focal points.
A second urban design initiative relates to Corridor Management Plans. The Future Land Use
Element commitsted to the completion of such plans for two roadways initially and to extend the
concept to other roads in the future. The plans will identify an urban design theme for a padicular
road and recommend a package of Land Development Regulations (land use, height, setback,
landscaping, signage, lighting, etc.) and public works (landscaping, lighting, signage, etc.) to
achieve that theme. The City of Naples and Collier County are have cooperath::~jed on the first
roads to be treated with this approach. The Streetscape Master Plan adopted by the Board of
County Commissioners identifies appropriate landscaping treatments for the different corridors in
the County.
Collier County has also adopted Design Standards for all commercial development into the Land
Development Code. These development standards include building design. parking lot orientation.
pedestrian access. vehicular movement. landscaping and lighting, These standards will provide for
quality development that is responsive to the Community's character.
Improved Efficiency and Effectiveness in the Land Use Regulatory_ Process
Attention has been devoted to improving the land use regularpry process through straightforward
requirements and procedures. This has led to the style and structure of this Plan; a ~
~ reorganization of the County's development review process; and U~ough future efforl to
som,',i!e ~fs i ~,-,H Develep~u!stions ;"'~"' ,;,-,,-,h~ code the compilation of all Land
Development Regula!ions into a single. unified Land Development Code,
Protection of Private Property Rights
Important to every facet of this Element is maintenance of a careful balance between private
property rights and the general public interest. Although sound land use management by definition
establishes limits on use of properly, care has been taken to ensure the limits are rational; fair;
based on the health, safety and welfare of the public; and that due process is provided. Of
particular importance is the issue of vested rights which is addressed later in this Overview.
IP_,_82_F,.C_IAJ, _L~_.~S_U E S
.C.p__o_~ination of.._L._aD_d. LUse ~d P~c Fa~lity Pla~
It is impo~ant that the time frames of land use planning and public facifities planning be
coordinated. During the devebpment o[ the-~~~n[ P4an ~ Area B~i~S[u~
it became clear that an incongruity exists~ in that under the 4~9 Collier County
Comprehensive Plan, enough land in the western coastal area was designated Urban for
approximately~7,0~ 275~ dwelling units (eindusive of the City of Naples) w~h w~4ake
until thee/ear 205~~ut, ~4h~, app~y 53,800
! 20~~ing u~s~e~~as of Japan/~ ' ' y¢~ With a
population of 458,q~0~wit~build~qJ~_urring b~veeE~O 19j~~pendingjn th[. growth
~bJf the County. Qf t~iLBOproXi~J:~0.0O0 dwelling]it5 w~Ze bu It ~ of ADdU~J_9~
(inc!u. sive of the Q~f Naples). in the Immokalee Urban Area. enough land had been included for
8~.~ly 39.~_~W~li2g ~Ri~wit~ a build-out time horizon of 2105. This ~ ZbeS~ui!dout
~ [[am~conlrasted by the time frames for public facility planning which are at 10 years for
all facilities except roads where a
~~i~xc]u~~y of Na¢~) ~P20 fin~~ibie plan exists f~r thjounty.
T~e 2D.~njs designed t~aCcDmmgaate approximately 24~0 dwel!i~g~nits and a population
~9~nClU$iv~f theater N~les).
As previously discussed. Level of SeNice Standards for public facilities which are binding on land
development are adopted for roads, water supply, sewage treatment, water management, parks
and solid waste. Of these, the first are most dosely tied to the development of a properly -
adequate roads, water, sewer and water management must be on or adjacent to a property in
order for it to be develop~e~. Parks and solid waste are a matter of ensuring adequate
count~ide capacity. To narrow the issue furlher, it is recognized that the approach to adequate
water management is regulato~ - a level of on-site storm flood protection is required. In the case
of water and sewer, a~though th~ County has provided utility systems which pro substantial and
expanding. 3 large amount of s'j~ s~ without major adverse ram~fi~4tions.
Thus, the criti~l issue becomes coordination of land use and transpodation time frames.
The difficulties that this incongruity - in land use planning and transpodation planning time frames -
could lead to. include:
An internally inconsistent Plan;
Failure to rese~e adequate right-of-way at time of zoning;
Condemnation of land after zoning or after development in order to obtain adequate
right of way;
- Tempora~ prohibitions on issuance of Development Orders due to violations of Level
of SeNice Standards; and
Progressive lowering of Level of Seaice Standards.
The Growth M3~ Comprehensive Plan responds to the time frame discrepancy through
immediate action and through pr~ess oriented commitments. First, the Tra~c Circulation Element
includes an Objective to coordinate with the Future Land Use Element and a policy to complete
long range transpo~ation planning ~ich co~n-jde w~th the timeframe of the Future Lan~~
~e Urban Area Buildout Study was prepared to assist in the development qf a long range "vision"
of the Coastal Urban Area with a specific focus on the infrastructure improvements needed to
accommodate the Urban area's potential growth based on the Future Land Use Map. Phase I.
.QO.l]3.pJ~ted in 1994. D/p_vided a comprehensive re_viJ_w of the urban plea p_g_pulation while Phase I!
w.a_La.a_aDalysis of iQ.f_r_a_.~.U.G. ture needed to accommoda!_e that pop_~lation, Second, the Density
Ratin9 System has been adjusted to moderate maximum permissible densities in areas subject to
long range congestion. Third, commercial development opportunities in the form of _Mixed Use
Activity Centers are provided away-f~laia-ct to !ong r3r'~je4faff:Fc---sof~estk:m: tO include a
.mixture of us.e_s whicb_h_a_.s thLp. otential to lessen the ;,ripact On the transport. ation s~stem. Foudh.
LI~ Level of Service Standards that are binding on the issuance of Development Orders are
adopted as part of this Element, as well as the Capital Improvements Element. Finally. a Zoning
F~g~evaluation Program has been established and implemented whichre_vj_e,_wed a./!Cj:p_.odified. whe/e
pos.,C_ble,_j..oj3ing with a hig~rL.C_e..a~i t. LY_e/j_~tc_D_.si. Lty th~np_rovid¢_~ the 1989 Com preh_.en_,S.j_~
The areas identified as subject to tong range traffic congestion consist of the western coastal Urban
Designated Area seaward of a boundary marked by Airport Road (including an extension north to
the Lee County boundary), Davis Boulevard, County Barn Road, and Rattlesnake Hammock Road
consistent with the 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). The basis for this deterrnina'hon was the 2015 Transportation Plan which forecasts future
land use based on existing development, potential development and population projections. The
land use forecasts are the basis for projected unconstrained traffic circulation from which, once
compared to the existing roadway network, future roadway needs are derived.
r-oa~way-p, eeg~r:,-The 2020 Financially Feasible ROad Plan, as well as the Needs Assessment Plan.
which represents buildoul of the Urban Area, have not met with public acceptance. Therefore, lhe
strategy discussed above is promoted, (be=..whiCh include: extend time frame of transportation
planning; moderate maximum permissible densities in areas subject to long range congestion;
provide commercial development opportunities which serve to modify the overall traffic circulation
pattern; and re-evaluate existing zoning.-)
Level of Service SLandardj
Standards for adequate service for roads, water, sewer, water management, parks and solid waste
are adopted as a part of the Capital Improvements Element. While a major purpose of the
standards in the Capital Improvements Element is to drive the funding of facility expansion
commensurate with the demand created by population growth, the major purpose for inclusion in
this Element is to serve as a regulatory tool.
Objective 2 states:
... No local Development Order shall be issued unless required public facilities meet the
requirements of the Concurrency Management System found in the Capital Improvements
Element ...
As discussed in the previous section. implementation of the Standards will rely on the following
strategies:
Parks - Annual Cedification of Adequate Capacity;
Solid Waste - Annual Certification of Adequate Capacity;
Water Management - Project-Specific Regulatory Requirement;
Sewage - Project-Specific Capacity Test (may be provided publicly or privately as a central or
individual system);
Water - Project-Specific Capacity Test (may be provided publicly or privately as a central or
individual system); and
Roads - Project-Specific Capacity Test.
It is recognized that difficulties may arise in situations where the County is not providing the facility
or service but is responsible for implementation of a regulatory Level of Service Standard. This is
the case with State Roads running through the County; with independent and City of Naples water
and sewer districts within the County; and conversely, with County Roads running through the City
of Naples. In these instances effort has been made to coordinate the "regulatory" Level of Service
Standard witl~ the "funding" Level ol Sen/ice Standard. However, il there is a failure by the service
provider, adjustment to the regulatory effort may be forced. For example, if the State Department
of Transportation allows a road to fall below its "funding" standard (which is the same as the
County's "regulator-,/" standard) and there is no commitrnent to accelerate funding and construction.
four options are available:
A moratorium may be imposed but may not be sustainable if there is no commitment to
improve the road by a deftnile and reasonable time;
The County may improve the road;
The private sector may improve the road; or
The regulatory Level of Service Standard may be lowered through a Comprehensive Plan
amendment process.
Vest~l:~igb~
The issue of vested rights for approved but unbuilt development is an impodant consideration in the
Future Land Use Element. The issue emerges with regard to existing zoning which is inconsistent
with this Plan; with regard to the magnitude of approved but unbuitt residential dwelling units in
relation to the difficulty of forecasting development trends and resultant facility needs; with regard
to transportation planning time frames and right-of-way needs; and with regard to approved but
unbuilt commercial zoning in !igh! '-'~ *~'~ r""mmer-cjol ~ ~,-,H I ~,~ m, ,a ..... F,;,-F, r .... H tF,~ ,-,~ ~he
de-vebpeaL(C-I-C-5 and PUD~ in 1995 which found that of the approximately 4.152 acres of
commercially zoned land. 1.780 acres. or 43%, are developed.
This Growth .Manageme~ Comprehensive Plan responds to the vested rights issue by establishing
a program which reviewed all previously approved zoning. Within three years after Plan adoption
was adopted, all zoning will be was reviewed. If it is w8~ determined to be inappropriate and is not
vested, the zoning will-be was adjusted to an appropriate classification. Annually thereafter, zoning
will be re-evaluated on the fifth anniversary of its approval as identified in the Land Development
Regulations. (See Appendix C of the Support Document for a complete discussion of the vested
rights issue).
E. FUTURE LAND USE MAP
The Future Land Use Map depicts the desired extent and geographical distribution of land uses in
the County. Mixed use categories are used to generally describe the character of allowed
development. Within each of these categories, a range of uses are permitted based upon specific
standards as described in the Designation Description Section of this Element. These uses include
residential, commercial. industrial, agricultural, recreational, conservation, educational. community.
and public facifities.
The Future Land Use Map series includes six-additional map series:
Future Land Use Map - Mixed Use Activity Centers
Interchange Activity Centers
Future Land Use Map - Properties Consistent by Policy (5.9.5.10.5,11}
9
The following Future Land Use Maps are located in the Support Document;
Future Land Use Map - Public Facilities, which shows existing and planned public
facilities:
Future Land Use Map, Natural F~_~E.c~.E;_VYater'wells,._Qones of Influence, Riv~r_s. Bays,
La.k.es, Floodplains, Harbors and Minerals (this map also show,s
Ll~se properties proposed for Dubtic acquisition by the State
Departme_.n_I of E,3.vironmental Protection Conse~_a.tL~n and
Recreational LanC~,J~.r...O, gram ('CARL~ and the South Florida Water
Management District's Save Our
Rivers Program):
Future Land Use Map - Natural Resources: Weftands:
Future Land tJ~_e MaD - Nat~r laLP~sources: Soils,
V'!itt', the expar'-t,>b~i-vity Ce~er--Mapsr these-maps--are bcated-at-lhe-end of the--Pature
Land Use-E4ement. Activity Cenler--map, s are bsa~a~44;q~,4k',~E4eme~.
lO
II, IMPL_]EMENTA_!LON STRATEGY
_G_QAL. S_.,__OBJB._C31LV_E_S__&_ND PQ~JGIF._$
GOAL -~: TO GUIDE LAND USE DECISION-MAKING SO AS TO ACHIEVE AND MAINTAIN A
HIGH QUALITY NATURAL AND HUMAN ENVIRONMENT WITH A WELL
PLANNED MIX OF COMPATIBLE LAND USES WHICH PROMOTE THE PUBLIC'S
HEALTH, SAFETY AND WELFARE CONSISTENT WITH STATE PLANNING
REQUIREMENTS AND LOCAL DESIRES.
OBJECTIVE 1:
Unless otherwise permitted in this Growth Management Plan, new or revised uses of land shall be
consistent with designations outlined on the Future Land Use Map. The Future Land Use Map and
companion Future Land Use Designations, Districts and Sub-districts shall be binding on all
Development Orders effective with the adoption of this Growth Management Plan. Standards and
Dermitted~es for each Future Land U~(EtriCt and Subdistrict are identified in the D_eEignation
DescriDtion Section. Through the magnitude, location and configuration of its components, the
Future Land Use Map is designed to coordinate land use with the natural environment including
topography. soil and other resources; promote a sound economy; coordinate coastal population
densities with the Regional Hurricane Evacuation Plan; and discourage unacceptable levels of
urban sprawl.
Policy 1.1:
The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts
for:
A. URBAN - MIXED USE DISTRICT
1. Urban Residential Subdistrict
2. Urban Residential Fringe Subdistrict
3. ~rban Coastal Fringe Subdistrict
4. BuEine~ Park ~t~l ~er C~ Subdistrict
5. ' ' ' Office and Infill Commercial Subdistrict
6. P_UD Neighborhood Village Ce~er $~,bdistrict
7. Traditional Neighborhood SubdistriCt
B. URBAN - COMMERCIAL DISTRICT
1. Mixed Use Activity Center Subdistrict
DI I~ kl~;~hhnrhn~
2. Interchange Activity Cen~er Subdis~ric~
3. Business Park Subdis~ric~
C. URBAN - INDUSTRIAL DISTRICT
L Business Park Gubdis[ric~
11
Policy 1.2:
The AGRICULTURAL/RURAL Future Land Use Designation shall include Future Land Use Districts
and Subdistricts for:
A. AGRICULTURAL/RURAL- MIXED USE DISTRICT
1, Rural Col~mercj.aJ Ur'-,~ef-CriteFia ~$_Ubdistrict
B. RURAL - INDUSTRIAL DISTRICT
C. RURAL - SETTLEMENT AREA DISTRICT
St3nd3r~s 3,nd per-4q~teaLuses-fer-eaeh-Future L3nd Use D!str!ct 3nd S'jbdistr!ct 3re
Designation Descript4e4=FSec~ien=.
Policy 1.3:
The ESTATES Future Land Use Designation shall include a Future Land Use District.S. and
Subdistrict.,S 4of: as described in the Golden Gate Area Master Plan,
A. ESTATES - M!XED USE-D!ST.R;C-~ -t; Ree4~a~t~-,~states-S4abdistri~
2. Commerc!a! under Cdter;~
.... ~ .............. ~ ......~ .....
Policy 1.4:
The CONSERVATION Future Land Use Designation shall include a Future Land Use District and
S"Jbdis[ri~ for:
A. CONSERVATION - MIXED U~~
.... ~ .............. H ..............
Policy 1
Overlays and Special Features shall include;
A. Area of Criti~l State Concern Overlay
B. Areas of Environmental Concern Overl~
C. Airpod Noise Area Owday
12
OBJECTIVE 2:
~ The coordination of land uses with the availability of public facilities; shall be
accomplished through the u.se-of--t4~ ft'~lov;L"~J--r:,t-andards for !and4eYelopmont -,,-ha~be-requifefJ-~y
t-he-t~e, d4or-lhe-ado ptio n-o,f La,'-~J Developrp~nt--R-e~jat~ns pufouar~--to--C_J'~'~plef
!63.32:02, F.S., inc!',.~ng any-amen-dments thor . ^ 'e~pr;~,nt-Or-de-r-eha~--be4ssued
uffie,so4eej.:~d public fac4~eo~-requ-if~t-s--ef the Concurrency Management System
Go,q,taineC4n ~ the Capital Improvement~ Element and implemenLe_d throu..gh the Ad_e,,_q~La_t~.Eublic
FacilitieS_Ordin ra/!;e of_the Land DeveJ_Lol.pm_~p_D! COde, -A-levekof--ser~,~,,e-~dir'~nc, e-wilH~_prepafe~l
as p3+-!, of th~eloppnon~r-egju4alier~s-Lb, at--w~l-pr~vide-guideP'+es-t~4mFJemenl4eve! of serv~,e
s~ndards. :LL-oo3! Development -OfdeFz-eh,-3lPbe-def-hqe,':J-o.~ar, y-apprgval h,, tt+~,--C:,oun~y-~avi9
effect of--pe,rfT~t-ing .de~lgpr'f~n-t=.
Policy 2.1:
L-eve4-of-Se~ioe Stap,4~-d--R,e,,3~ds: Adequale~_,apacity sha!Pbe--ava4~Js~-as def~qeCby-the
et-andardo4n the-gapita! !mp4'~~.~Eqer:pep, t. As par't,--oMhe--~tevehg.p~-evePof-Sep~,c__,e
ordinance and imp!emen,f~-n.9~r~r~rr4~-~.4~+etw~rk~-~fJ~enve~pe~h`~:~eve~ped~r"~und.~m~j~
roa~n~s-whi-C'+-fepr-e~-er+N:Jeegr-a;.' ,; c areas w,here~leve4opf:nef~-4:nay impac. d-lhet: road. Any
regu~ureo--per:,4.~!-tjn~from -8,q-ineu~t-L--e~e! of Sep,4c-e-fof-g4oodway shaft-be-applied
Ih,roug-hou~n~ifezLeP,-ve4o~-he--L-e-,ceLof-Sep,,~,e-otar;dards 3~ed on peak-season, hou~
vo!um~ T_b.he__Count_y shall prepare annually the AnnUal Update and Inventory. Re~p_r!tZ_AUIR) on
Eublic Facilities which shall include a determination of the existing conditions of capital public
facilities. determine the remaining available capacity, forecast future needs in the five year capital
improvement schedule and identify needed improvements and funding to maintain the level of
service adopted in Policy 1.1.5 of the Capital Improvements Element,
Policy 2.2:
..... ~ ....... ~ v,~,,~ .... ~,~, I'-'P' ~,,~,, ~
standards ~ .... ~ in ~F,,= r--~,,;~o~ !mprovo,mop~-4~qq~q:~ Deficiencies or potential deficiencies that
have been determined through the Annual Update and Inventory. Report on capital public facilities
_m_ay include the fOllowing remedial actions: establish an area of significant infiuenc.e for roads. add
projects to the Gapital Improvements Element or defer development Until imprOvementS can be
made or the level of service is amended to ensure available capacib,
Policy 2.3:
r:,,ta,.,~ards ~ .... ~ in ~h.~ C',~,-,;~-,~ ~ .......... ~ E!emen~. Continue the Certificate of Adeauate Public
Facility Adequacy regulatory program. which reauires the certification of public facility availability
prior to the issuance of a final local development order.
~-~, ~, ~, -,~ v,~,,~,~ ,,~,~ ...... ~,,,~,,, . ·
Po!!cy 2.5;
~rdc Parks: Ad~pagi4'~~nod-by~he
stan~.ards !n the Cap~a~n:~-Elemoa~,
Pc!icy
~t-~,~a~,,~o in fh,~ r'a it~l ~ ....... ,~,~,-,t E!e,menL.
13
OBJECTIVE 3:
,qq-er-der to e~saf*e-p r--et, ec_.,t4en,, of Ra~al-a~erkT,-res~ar-ses,~B~sure-f, he-ava i-labi li ty-o f-r_~i~ble
land for u~4~.-ly--fasili~es. ensa-pet~easiste~.cy of devebpm~nt v; i-tb4evel-of-sep,4c, e-standards-dafemele
¢.empa-~i.b4e4a~L~ses-wi!hin t,he-a~po,,1 neise-zor+e=a~a44y-previde4opma~agement-ef
gro';4h in 3,mef,f~e. Rt-a,ad-effe-Gl~e-R'~nReFr-|he-felbwi-r~j4egulalep/strategy ~ha!! be-folbwe~.'
- Lar-~LDev-e~pm~egubtio, n.s !o imple~e~Growtt: Mana~:sb, albbe
3dgp. ted-a~d-t_,edified-and-4b, e-develepment--feview proc-ess-~,a~,caluated-a,qd-4mproved
by 4he4ime map, daled4ef-lhe-adep~n- of Land Dovebpn:~a~Wa-,eg~la~.ions p~fr~dant-te
Chalatef-4-6~.-8202, F.S., !,aCudi,qg any amer/Yme.nts-t-hefeto-~These-Reg,alaliens shall
encourage-cfeati'~-~=~b,'".s~.;hiGh addresr~the-gn4que situatbn,s-of
Land Development Reg¢~l,j.ons have be_en ado~J.e,._d to implement thi~ Grow.Lh Manage_menl Plan
pursuant to Chanter 16..,3.32~. F.S. in order to_e, Zt,tu. reJpJrotec.[ion of nstLu. L~l a. nd hist0ri¢.r.e_sources.
the availability of land for utility facilities. promote c.¢_m_patible landa~es within the airport noise
zone. and to provide for managemen~ QLgrowth in an e~ent and effective manner.
Policy 3.1:
A~ept Land Development Regulations bare been adopted into the Land Development Code that
contain provisions to implement this the Growth Management Plan through the development review
process and include the following pr0vi$i0n~,: and ,..;hich at 3 minimum
a. Re""u!ate the subdivision ,.,r :~,-,~ 'rh,, S~xie~t:~g--e.~,alat-iOnS ~evided-fer in
~ ~, ,~,,~. ,,,~
~,~e~ Code-ef-dinar. c,e-sbaW-be-~p~.ate~Land-FesedufaPrequireme~s
r::,4~ The Collier County Subdivision Code shall provide for procedures and
slandards for the orderly development and subdivision of real estate in order to
ensure proper legal ¢escription. identification. documentation and recording of real
estate boundaries and adequate infrastructure for development.
Environmentally sensitive lands shall be Protected and open space provided througtl
lhe required dedication of useable open space. preservation of 25% of the viable.
naturally occurring. native vegetation and removal of exotic species; and through
environmental impact statement which shall provide for a protected species survey
and habitat identi~c..~nliOn,
c. Reeu!ate ........ s.,~,,,-, ~,-, ....... I ..,,-,H ,-,,.,i,-.,H~,-- n,-,,.,al .... ,~ ..... i,~ for UDrainage
and stormwater management, shall be regulated by the This shaft be
,~,te~ implementation.a.r.~,e,q~,'~,~a.-t.e of the South Florida Water
Management District Surface Water Management regulations.
~ '. '~-ehall-eelablish:sen-esofin~a.p,t~W:,,a. eed~ongfeundwate~
.... ~ ......~, ,~ ........... ~ ...............................................
"""'*"""*~ ~' .... "'""" The Groundwater Protection Ordinance shall be implemented
to protect existing and future wellfields. natural aquifer recharge are;~ ~nd
groundwater resources through standards for develr_O_p_n_lent invOlVing_ ht,.b~use. storage.
g_~neral. ion and disposal of hazardou_S_W_~te produC.~s.C.~p_.Q..E81 of se,,¥age and
effluent. stormwater management...earthmining. petroleum
and other rela_tC._d aspects_of !ap_..C._u_.,se and development within lhe maP_.D. eJ;Lwellfield
EEetection zones.
e. Regulate signage thLg_U. gb the exi~i,qg Sign Ordinance
miFfiaman~,-t-he orCiP..anC, e-s~!! a.men~ which Shall prov_i~e for frontage
requirements for signs, c.,ensider-al4~,.4~ shared signs for smaller properties. ~lefin. e
~_¢.~fi~n..~4eFmsw~4~l~rF~-~e~rdina~.e-te~anf~ its intern. and establish_m_~_n_L~ an
amortization schedule for non-conforming signs.
f. E4-+sum The safe and convenient on-site traffic flow and vehicle parking needs shall be
addressed through-st4c. t-enfo-r--ce-ment of the-Z~,ning Ordmanc.-e-and develoF'nent--of
detailed ~ sile plan+"+ing-af~ design standards--i,qtjudin9~ a.s well as .~jJ.? development
plan requirements which inc ude; access requirements from roadways, parking lot
design and orientation, lighting, surfacing building design and materials,4eta~ione!
Fequir~m:nef:Fts r-elat4ve-to ,F, ...... ~ ~F,,~,, Ser';e and landscaping and buffering criteria.
meet the ..... ; ..... ~. ,-,r ~,~. Concursrent,, ~a ........ ~ S"stem contakqed-ia--,tf~
a ....... ~ by-t-he-g~vin. g the-effect ,',~ .... ~m,-,,-, a .... ~ ..... * to occur. ',r~,,,.
~!opn~nt Regulalbr+zw_hbh-implements the Concurrency .~.~nagerne~
S,,stem. ~H.,n inc!ude-Fev~ion for revie:.; of existin"' ""-"~ p!anneC-pub4ic faail4ly
definition of-and ,-,.,.HiH;~;,-,,-, ,-,r issuance "'~ a "~""""~ H ....~ ..... ~ ,-,.,~.,." thah..,Ou,t~Lbe
~-m~t on zoning ........ I.- reAuiring4bat ~{ ,-,,-, H ....i ..... , ~, .......... H ,.,;~H;,-, ..,
. ................... ppr ....... zoning ..... zoning ....... re evalualeet-by
the Board of Co'J~y Com,.mi-sei~qefs-(8¢C)
cbssifiaation.
_.q..b. Ensure the availability of suitable land for utility facilities necessary to support
proposed development_l~= For pr-4¥atefy ...... ;ri~rl facilities this .-F,.-,n F,,~ accomplished
Ihrough conti.,",,ueaLc. empfi~i-lh-lhe Zoning Ordinance whfc, br-e~he
i~ep44fi.'~ation and !o".2.~tion of 3!! utilities :".'hich '.".'i]! seFveqhe--~evebp~F~e,q~. providing for
a Public U~e Zoning District for the location of public facilities and other Essential
Services~
-ib. The Pl;2rotection of historically significant properties. This shall be accomplished. in
part. through the adoption of the Historic/Archaeological Preservation Regulations
whk;h .... H,...,,-,, ,,, ,h,. ..,,~.,;,,,-, 7~,~,;,-,-, n.~ ..... based on rec. ommo~,a~4ept.4,q4~
~;o,,-,,~,-..,,-,,~ ^.,-k..,~,,~,-,,.i,-~ ~ ....... ~ include the creation of an
Historic/Archaeological Preservation Board; provides for the identification of mapped
p_r~as of Historic/Archaeological 0robability: requires a survey and assessment of
discovered sites: and provides a process for designation of sites. structures. buildings
and properties. provisions ,.,h~,-k require ;H,~,-,,in.--~,;,-,,-, ,-,{ -.,-,H ,..;,i,,~,b,, {,-,~ known
hist~ia resources on a ..... '-' .... ,'+ '
,. ~v~, ,; ~-a-pa,, of-project revie'."; at ti. me of rezoning.
15
j=.i. Th~ Mi4~.ete mitiga~on of incompatible land uses~ with the area designated as the
Naples Airpod Noise Zone-r-eGeivi-ng-fir-st-pf-ier4ty-Zer-,e=.-This shall be accomplished
through adept.4on of regulations which require sound-proofing for all new residential
structures within the 65 LDN Contour as identified on the Future Land Use Map=;
AJs~, recording the legal descrj.QJj.on,t~f tlte,_0oise conto...ur. rj_a-N ~ the properly records
of the County .sha144ndi-Gale thaI-Ibe~e~vei~~e witbin4be-A-ifpo,,1 Noise
Z-e-no= :T-be-be~p, dar,/of t,he-Naplea,4~fia. ed-Noiee-Z~H be made--coneielem with
the-65 L[;~-t-~:,4eur4~en~~r~imort--Pafl--l-84;kSt~.KSy w,her+-app~we~t--by
the Federa! Aviation Authority=. Estab!is,hf~r-e~-and through an inter-local
agreement to notify the Naples Airpod Authority of all development proposals within
20,000 feet of the airport which exceed height standards established by the Federal
Aviation Administration.
(!!)k j. No development orders shall be issued which are inconsistent with the Growth
(!X) Management Plan, except for pre~,imjna.'-y developmentswhere or~ler-s
a Compatibility Exception or Exemption has been granted or where a
positive Determination of ~.'~' sted Rights has been made pursuant to the ZOning
neevaluation Program. A-ze~h~ re e,:a!,dation program shah be adop~ed-as-a
Land D~gu!atfon to ide-n~~a!uate unimproved bLkL,TOne~
..... H,, "" '~';" regaf~-Ihe Coup. t,,'s La,qd Devekapment Regu4at4ens s.hafi
er-Jab4~ criteria:
-1. le-de~~her4he-zon ing on such a p~opef:t. y4s-c.~ent-w ilh~he
Growth Management--~,
2. te~le,tefm4ne v:hether inconsistent zoning on such. a pmper4y4.s
nonetheless
.... ~'*""-'* """"~ ........'H not be-or whemer--anethepinc, onsislent--bu~Hes-s
imensive-zoning c!assi~.~tion ,'":ou~,~J-~~urthe~
tn rtt',t~rr"nin~. ,,.,heather ;nnnneiel~.nt .'~ntl ;r'.,nnrnn-',tihl~,. zoning on suoh-a
property is nonethe!ess vested; ap,~l
4-~determine to "".'hat zonirKJ c!assi~g~ie,oAp~s+s~m, inc.ompa~,i-b~.
non-.-vested '-'-"-'; ........ h a prOpSFry shou!d-be~.e-zened-te-be-Gensistemt
,,,,h ,h,:. Gro,:4h Management o~.-,,-, .,,-,~ ,,-, ~,.-,, ,,, .... ,-..-.,-,,,,,~h ,h.,t re--
--,,,, · .,~ ,
zoning. Any n"'mp"nhility
~'
requirements '''~' fh.~ n_,-,-,,i,lh ~.,~n~,',,,m,~,-,f gl."'an
............ ~ I~"~ ...................... ~.,,~,~ .......
property !n *~"' p .... ,,, ~,,, ~ ....... ~n ~oo~ {^, -~, commerc, i~l-rez-ep~and
issuance ,,t ~n,, t"'nmn-'.at[Hilif~..' l:vt'~ '
..... pt4e... '-' ........
..... · ..... i"' ........ 7 P' ................ i ',~
m~t,,~,~, t,.-. ,-,~n,~-~ ....t~,.,H use .....
.... H Compat4bi!ity p ....
.......... ~ ...... Bui!di,":'~;J-p~mits for any suc,h Compalibifi4y-E--xc~
,sb, all4~a,~]ent upon ~:,,-Managen~ent Plan An:te,,mJ,qm~nbbe~e~.
At .'~II f; ........ H,, ~.h,'~ll H ..... [II~.H ~ minimUn",Jae,~ef,~,~Pe.Se~,ubjeCt te4he-et-her
·" ~ ......... , I""~F~"· ....... ~ i"'~ .......
H ............................... ::1 ....................... I" ........ · ..... H ......
De~,~,~,;,,-~,; .... ~ w,~,,~,~ Riga!! ~' .... ~,;,-,-~ t ...... i ~,, **,,, Board ,-~ Cour'~y
16
1-,. -4r~rdef--te-eP,~re- that ade~nte-~b!ic fa~it~-s-are-avaiJable-r~ncL~en~-with-eervice
dema,=K~e-Gjep, e~a~w growtb-ar'-,d-{tevelefa~rda~h--the
re~ife,q~e-ef4be4_-eta! Gover-n~ehensiv~nd
Land Develo~en.~:~:~latio~Iion !c,,-3~eb.-eeq.-F4erk~
Sta,hate~bbe-t-he-l~lb'y-~~t~~~r~
tbroun-h a Cene~e~c-~q~ae~e~ adopted .... ~ ,-,r
Capita! !mprevemeni[,-E4eme~.---~-additi~q,-ae4he~meP, k~f Ihe~tyze
concurrency ....... th,~.P .... t" "ha" a velopment---regulalior~s
r"'~'~' ..... , "'~ --'~" .7 .... ,
to-be-f~ - - -within on, e--year of the-r~bmitta! da,te-ef--this-P~an~,
imta~me~p~a~~~ and--zoned-devele, pment-oapadty
into 3!if'~me,~wit,b,4he-Ga-t~ncity of-exist~ammed and-pl~tal
impr~vemenls. The pf~ram-of-aligning--developmertt-Gapadty ,,":ith capital
;mnrnx~.r"n~nt'" ,*,,"an~,w,i¶~.t c'h,"a|l nrt~t~Hx~ {nr eht~ fx~,,-,f'v~nitlt~n ,'anH nrt-,.fc.t",linn t,.f vested
p,~,,~, ,~ ,.~ .............. ,_. ...... ~nd~wdua! properly owners ,,";ith a teasenable
Policy 3.2:
As pad ~4t',e~s4e4o. r~u~e4he Th~ Land Development Regulations have been codi~ed
into a single unified Land Development Code (Ordinance 91-102), Tlhe development review
process sha!! be b_a__s beej3..evaluated and improved-b'~ted.4eN~tion of Land
n ....~ .....~ D ....|..,,~ ............* e"' ChaSer '~'~ '~on'~ ~ ~ including any amendmente4her-el~.
~'~'~1" .......... U ......... ~ .................. , ....,
LmFe-vements shah to focus on efficiency and effectiveness through unification of all review staff in
a single organizational unit and through--a streamlining el--procedures. Also, an assessfront
be~nade~Li~rating ~, ....... ;"*'~ ~ ~'-a Deve!opmont
OBJECTIVE 4:
In order to improve coordination of land uses with natural and historic resources, public facilities,
economic development, housing and urban design, the Future Land Use Element shall be
continually refined through detailed planning. Future studies might address specific geographic or
issue areas. All future studies must be consistent with the Growth Management Plan and furlher its
intent.
Policy 4.1:
A detailed Sec~e~ Master Plan for Golden Gate Estates sh~!l has been developed and was
incorporated into this Growth Management Plan ~,,, August in February. 1991 The Sector
Master Plan sha!! address_e,~. Natural Resources, Future Land Use, Water Management, Public
Facilities and other considerations.
A detailed Master Plan for the Immokalee has been developed and was incorporated into this
Growth Management Plan in February.. 1991. The Master Plan addresses Natural Resources.
Future Land Use. Public Facilities. Housing. Urban Design. Land Development Regulations and
other considerations. Ma_ior purposes of the Master Plan shall be coordination of land use and
transportation planning. redevelopment or renewal of blighted areas and elimination of land uses
inconsistent with the community's character.
EpIj cy 4.3:
A detailed Master Plao for M_a/;o l.~Jand has_been r,J~',,e, lCzp_~a_n..~Lwas incoroorated into this Grow~
Manag~.nle, a.t. lR. Ja.n in .~ua~.._297. The Master Plan a.;Ld_r_e..gtes PQp_.uJa!_i'EQ~l._Pub!ic Fa.c_~[i.~s.
Eutur.~.L~a.d U~e. Urban O_~_sign_,_J.~._n_d_P.._c~_elopmen_LF~eC~.lations and or_her con_.si. CL~r..~lion~
Policy 4,3. 4:
Corridor Management Plans shall have be.e..~_developed by Collier Courtly in conjunction with the
City of Naples. and incorp_"&-ated intoj,-h. is Gro,,,,rlh4~,ana~t Plan by ,z~l~l. Sg--l=-.The Plans
sh~!! identify appropriate urban design objectives and recommend Land Development Regulations
and Capital Improvements 1o accomplish those objectives. Plans shall- have been completed for
e the following road corridors: Goodlette-F.rank Road .~,OUth Of Pine Ridge Road. and Golden Gate
......... ~ *~ .....;~,"" plans -~-.~" be
Parkway from US 41 to Santa Barbara Boulevard. A major ,_,~,. ......................
elim, in~tion or reduction of uses !n,',.,o"'nsistent ,..;i[h the co,m~unit~~Future Corridor
Management Plans may be pre~aared as directed by the Board of County Commissioners. The
goals for each Corridor Management Plan will be established prior tQ ~he dev¢10Dment of the Plan.
Corridors thal may be considered jointly with the City of Naales include:
a, Pine Ridge Road from US 41 ~0 Goodlette-Frank Road:
b. Davis Boulevard from US 4! ~.q Airport Road:
c. US 41 from Creech Road tO Pine Ridge Road: and
d, US 41 from___Davis Boulevard to Airport Road.
The Board of County Commissioners will determine the b..~Jndari?s of the corridors selected and.
the time frame for completion.
z~v~ Policy 4~j:
An Industrial Land Use Study ~.ha!! has been developed and a summary_ incorporated into the
support document of lhis Growth Management Plan. by *~'~ r. ...... ~,, Deve!op~
Di,:ision by Se~.~e.m~44~-The study shah includes a detailed inventory of industrial uses,
projections of demand for industrial land. and recommendations for future land use allocations and
Iocational criteria. Af~ n~j.~,-~;,,~ or Po!icy direction created-as a ""~ ''* *~"~ ~'-'H' .~,-i~t ~ ~,-,~ ~ ~-,.
Ol..~n t.~
Stud" ~'~' ~'~; ........ ,.~H i,~ ,~,,,. ;,-,.,~,~ ....~;,-,,-, ,-,~,-.,i,-,,- ,-,r ,~,,~ r: .....*~' Management ...........
~e !993 ar~n~-me;~t~-'~:,~*Z4:~ study shah be-eeerdinaled ;..dth the Economic D~
r. ..... a ,-,~ n,-,,.~,- r- .... *" Upon C0mp~?tion of the Economic Plan. a study will be undertaken tO
identify th~._need for additional Industrially designa!~d land within the Coastal Urban Area..
nu~ z,Jn (Xi4) Policy 4.4 ~:
Access Management Plans for each of the Mixed U~.~ Activity Centers designated on the Future
Land Use Map s,~,ll have been developed and incorporated into the Collier County Land
Development Code. by n .... ~.~. "laa~ THD A ..... F./I ........ f DI ...... ;nt~ntt~tl ft', mlnlt,n;'~n
*~' .....~-'~. "'~ ......,.. '- ~thc. d~s-euch as frontage ""'~'
~, .........H~ ~,-,,~ ,-,, ........~,"~ ,-,~ pre-jects. (X!!) The intent of ther:~-Access Management Plans
,,:~is defined by a~ccomp!ished using 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 Management Policy (Resolution #92-442,
adopted August 18, 1992).
c. Access points and turning movements shall be located and designed to minimize
interference with the operation of interchanges and intersections.
d. Lots, parcels, and subdivisions which are created shall be encouraged to dedicate
cross-access easements, rights-of*way, and limited access
:]-8
easements, as necessary and appropriate, in order to ensure that Ihe
above-mentioned standards (a. - c.) are complied with.
P01i_gy 4,7;
Redevelopment Pla__nj for existing commercial and residential areaS, may be conside_L?.d by
the Board of County .C__o_._~~c~. The,~,e plans mayJ;D_~sider ~rn~eJ.land u.,te_p.!ans,
modifications to de,_velopment standards. and incentiaLe,~, that may be n__e._¢_e.~_,taE.rY_te_encoura_ge
redevelo0ment. For properties that have been reviewed under the Zoning Roevaluation Program.
changes to the density and intensity of use permitted may be considered. in order to encourage
redeveloDment in these areas. Some of the specific areas that may be considered by the Board of
County Commissioners for redevelopmerit include:
a. Pine Ridge Road between U.S. 41 N0dh and Goodlette-Frank
b. Bayshore Drive between U,$, 41 East and ThomassOn Drive:
c. U.S. 41 East between Davis Boulevard and AirpOrt-PUlling Road:
d. Davis Boulevard between U.,% 41 E,A~t and AirpOrt-PUlling
e, U.S. 41 North in Naples Park;
f. C,R. 951 between Green B¢,-,Jevard and Golden Gate Parkway: and.
g. Bonita Beach Road between Vanderbilt Drive and the west end of Little
HiCkOry Sh0re~; #1,
Policy
Maintain and update_on an annual basisjhe following demographic and land use information:
F=existing permanent population. existing seasonal population. projected population. existing
dwelling units~and projected dwelling units. Included with this data base shall be a forecast of the
geographic distribution of anticipated growth.
OBJECTIVE 5:
In order to promote sound planning, ensure compatibility of land uses and further the
implementation of the Future Land Use Element, the following general land use policies shall be
implemented upon the adoption of the Growth Management Plan.
Policy 5.1:
All rezonings must be consistent with this Growth Management Plan. P!anned Unit Deve!.epme~s
6DUD) Property zoned appr-eve~l prior to adoption of the Plan (January 10, 1989) and found to be
consistent through the Zoning Re-evaluation Program are consistent with the GrOwth Management
Plat] and designated on the Future Land Use Map series as Properties Consistent by Policy.
Z~39.z, blag~ will be permitted ~'-' "'-"'~',~ ,-.h ..... to these properties. and to other properties
deemed consistent with this Future Land Use Element via Policies 5.9 through 5.12. provided the
amount of commercial land use, industrial land use. permitted number of dwelling units. and the
overall intensity of development allowed by the new zoning district, except as allowed by Policy
5.11 -P~c:,bding impacts * .... '~ .....~ ......... ,~r.,i ...... ~ ..... ~'~ ""'~ parks) are not
.............................. ~ .................
increased. Changes * .... ;H,~,.,~;~l zoning H;-~";'-~ ....~,i,-.P, ....tit, .~,~ a ""~, ,,"*;,',,", in densit .....
................................................... ., .....
Policy 5.2:
All proposed development shall be reviewed for consistency comp!ianoe-with the Comprehensive
Plan and those found to be inconsistent with the Plan by the Board of County Commissioners
*;~'~" shall not be permitted.
Policy 5.3:
Discourage unacceptable levels of urban sprawl in order to minimize the cost of community
facilities by confining urban intensity development to areas designated as Urban on the Future
Land Use Map. and by requiring that any changes to the Urban Designated Areas be contiguous to
an existing Urban Area boundary.
Policy 5.4:
New developments shall be compatible with...and complementary to...the surrounding land uses.
subject to meeting the coEL~atibility criteria of the Land DeveJQpment Code (Ordinance 91-102.
adooted October 30. 199!. as amended.
Policy 5.5: Encourage the use of existing land zoned for urban intensity uses before permitting
development of other areas. This shall occur by planning for the expansion of County owned and
operated public facilities and services to existing zoned land before servicing other areas.
Policy 5.6:
Permit the use of cjuster housing, Planned Unit Development techniques.and other
innovative approaches. i_n order to cons,~rve open space and environmentally sensitive areas.
Continue lo review and a Amend the zoning and subdivision regulations as necessary to allow
innovative land development techniques.
Policy 5.7:
Encourage recognition of identifiable communities within the urbanized area of western Collier
County. Presentation of economic and demographic data shall be based on Planning
Communities and commonly recognized neighborhoods.
f~/n Policy 5.8:
Group Housingswhich may include the following: Family Care Facility, Group Care Facility, Care
Units, ~H, ,u r' ....... ~' Assisted_Living FacilityLand Nursing Homes, shall be permitted within the
Urban Designated Area subject to the definitions and regulations as outlined in the Collier County
Land Development Code (Ordinance 91-102, adopted October 30, 1991 ) and consistent with the
Iocational 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.
m.~ Policy 5.9:
Properties which do not conform to the Future Land Use Element but are improved. as determined
or 3re ~' .... ~ t''- F, ....ve~in9 ,-;,-,F,~. through the Zoning Re-evaluation Program described in
,~ ......... ~ ,,~,,,~
Policy 3.1 K...shall be deemed consistent with the Future Land Use Element and identified on the
Future Land Use Map Series as Properties Consistent by Policy.
m,, ,r~./m, Policy 5.10:
Properties for whig:h-E-exemptions based on vested rights, dedications ,or compatibility
determinations, and compatibility exceptions lhat-afe have been granted._as provided for in the
Zoning Re-evaluation Program established pursuant to Policy 3.1K._and identified i~-Appendix ! on
the Future Land Use Map series as Properties Consistent by Policy. shall be considered consistent
with the Future Land Use Element. 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 se~policy-)-shall exempt any development from having to
20
comply with any provision of the Growth Management Plan other than the zoning reevaluation
program.
(-V4)-Policy-5, ! !:
.... ,,~a ....... ;'~'~ far in ,h,:. 7,-,,.,;,-,.-, D .....~' "";'-"' Prografr~es|ablie,he~l
Co..mpatibi!i.b, exc.ept4ens u ......... ,- .................. u
p~,~:aaf,~te-Pelic:,, 3. ! K *..ha!! be cons!dared consistent with the Future Land Use Element. These
..... ~,,., ,-.h-,u k ..... h~,,,,~a "'~'~n.".iStent--witt'N.he~Ulure ~ ~,.,.H ~ ~.,. c~,..,,.~,-,, ,-.,-,h, ,,-, ,h,~ extent of
~' ".7
the-f, eFp, palibility ..... n,-,,-, granted ..,,.,,-e !n accordan~ with "" athe: n,.,.,~on,,,-,,, provided n.,, in the
7.-,,,,-,,, D,., c'.,ah:~ation Proatom. Nothing conrabbis po!icy she!! exe..mpt-any-develepme~
~ .......tl ' '~ .l:l
from having to comp!y wiUq-any provision of4he Gro,.";th M. anagerF~P,i-PlarHalher-Uqap,-4he Zoning
Re-evaluation. Program. Compatibility exceptions :,zh!ch raGe~leterminaUep,-ehall-be
klenUfieCon n,.~ ~,,, .... ~ -,,-,4 i~,, u~p ,-e~s,~T4:~qapping ,-,~ compatibi!it,, exceptions ~h~" ~,~,
., ....... 7, and ma'hbeamaf~ed as ne~ssa."/*"' ;,-,,.h ,H~ any
, ~ ......... ~ , ~,,
c, em. patibifily-exeeptions g,--',teH p~Hsuant ',-, th,, D ...... Th,~. n ....t,, ,h-~, review this ,-,,-,n,-,, ,,-,
H'~l'~*" ~h" referenc, eB-4o *h'~ ?'-,,;,,,~ D ..... h ,~,,,, Pro"'ram ,.,; .hen-suc, h-refe~
,,~ ~,,~, ~,,,~,,, ,~ ~,~,~ ,, {H~)
Policy 5.11:
Properties 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
propedies are identified on the Future Land Use MaD Series as Properties Gonsistent by Policy.
These properties are not subject to the building floor area or traffic impact limitations contained in
this former provision,
Policy 5.12
Properties razened under the former Industrial Under Griterie. or with the provision contained irl
the former Urban-Industrial District which allowed expansion of industrial uses adjacent to land.~
designated or zoned Industrial Orevision 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 MaD Series as Properties Consistent by Policy,
0BJECT!VE .~
In nrHt~r in nrn~t;Ht~ e-~ft~ Ht~t~t~nf -~nH e~ni~n, I~n: ,e;n~ fnr ~It ~it~¢ P^~ :nh/r~elHtsn~e {ht~ n: ,nnht~r nf
, ,~.,,~ ~ ~,_,,,~,,w.
A,-. ,-,-,,-t ,-,f ,h ........,,-, ~' .....I-,,~. ~ ~,-,H n ....I .....* Roguiafions, a ........~
c.h....all k.c, .",,-Innt.c,.H I.-.,..r 'lrh,~. tin.'..~ mandated ~""' ,h,, .-,H,-,,,n,-,,-, ,,~ t -,,-,H n ....: .....m Re""..4.a4ions pursuant
fn I~hnnfz)r I~t) Q9/')9 ~ (:~ int",li,t(jntl ,'ant,, ')mt~nHmt~nfe. {ht~r~fn Tht~ t~rHin-~ne~el ~k-~ll address
'~ ~""F'v' '~'~ ...... , "'~'"~"'l;I ~""y ~"'~, .....~"'~ '"'~'~'~. ,,,~ ~,~,,,--,.~ ~,,--,,
m]n;m~nllm efrlme-tmtr-'~l et-'~nHnrHo fnr hn, meinnunits.
.......... .,,. ~,,.~..,_, ~..,,~,~ ...........
Po)icy 6.2:
~ .... I~c- t..f th ........... ;n.,-h ,H,~ th,, r" ......a,, n ....t ..... ' ..Ble~r3nt proefa. m (CDBG).;.
[he r". ...... i,,, D,~; ..... +,.,-,t.-,t/%,-{,/t-'D t~'~ tk,:, qF..,h-, ,g, ousing Finance A'-enoy-and ,k,, Fan'r, eFB
Home Administration.
21
22
E.IJ_TURE LAND USE DESJ_G.NA'I'IOJ~
.IZESC.~_IPTLON SECTION
The following section deschines the land use designations shown on the Future Land Use Map.
These designations generally indicate the types of land uses for which zoning may be requested.
However. these land use designations do not guarantee that a zoning request will be approved.
Requests may be denied by the Board of County Commissioners based on criteria in the Land
Development Code or ion special studies completed for the County.
I, URBAN DESIGNATION
Urban Designated Areas on the Future Land Use Map include two general podions 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
Designated Areas accommodate the m"!ority of population growth and that new intensive land uses
be located within them. Accordingly. the Urban Area will accommodate residential uses and a
variety of non-residential uses. The Urban Designated Area. which includes Immokalee3n_0.~
Marco Island. represents less than 10% of Collier County's land area.
The boundaries of the Urban Designated Areas 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 projeC,_ted population growth.
(IV) (VII TF,~ ~,k.~,-, Designa~ion ,.,;, ~b,-, accommodale4~r~:~esidentia! uses indudin9
..... ~;,~ ....i .....H,~r,,,.,~H k,, ,k ....t .....~ r.,.n;,:.,- r,-,un~,, Zoning n,,~i .....n~k.-,. oermitted
~,,,,~, ~, ,,~ ~,,,,~ ~1 .,,~ .,,~..~,.. v~,,,~, ~ ,1 ~'~"'~"~, ~','~, r'
non res!dentia! I~,-,H .........;,-,,-h ,H,:.. ,-,~,~, ............
~ .,,~ H~,,~,~ ,~, ~,,,,,.~1 ~"'~"~/, '~',','~ ~"
cemeteries. ,-,-h,.,-,lo ~,,~ -,,,H ,,,-,i;,-,:. ~ations;, ,fifi~.,, .-anH t. nn.,.rn, ,n;t..,"afi.~n f-.~t-ilitiee..e...~rth mini,-.,"', ..",;I
~ ..... ~, .... ~"~ t''~''~ ..... ,] ~"~ ~ ...... ~"'~',~" '~ ..... ~, ~ .... ,',","','~t, ~",
· ,g; ~,-,,;,.-, ,it ..... and travel recreational vehicle parks provided that
the following criteria are met - the site has ~lif-ec;,t-a~r~;abaaCt~e
Qs
use ;",,i!! be compatible-~bs~rounding !and uses. ~,~, ........................... ~,,., ........
,.-,,'¢~ .....Hit.~t ,,-Ih'~ine ~'rO.,?.tr'nnnf .......h --anH rnh~hilit-'atl ......t .....rlphar.mac;,ies-(as long as
the ,~,-,,~,~,,o,,t use is ,,'f~4cabr-eble~l) may ~l,-,, be4a. ef~
gf-e-x4~px:J .......... ' hosp!ta!s .... ,~:,-.., ,-,,.nt,,..- :..'h!sl~ "'ff
f^r ~11 tunne ^{ ]n;e sHne ona tr'al~lT,~,,,oe/e.,~Gh ~e h, ,l' nat lln~it,~H
r,_~t,~ s I ...., n-,,,~ ^ ....... l ,-,f ....h sup~,~,--medi~! faci!ities
........ l .-~f .....H^t. nit-~! ..... t4h-~l ,-,~,,t,~,~ ;';hic-h offer priman/
...... H medical r~,--;I;~;.:.. are eonc, gr-f*e,q,Lwi~
CO;n, ,I.-,I;.,.-,ne t.,., .......th,~t th~construction ''f such ~_,...~..
h,-,~,,a~. Or .... h me~.,--~l ,-,:.,-, .... k.n be4e~-efmined -,t ,h,~ t;,-,-,,, of-zoning 3"'prgva!. In acl~ition~
· '~1'''"'v'~ ~ ...... ~' v~"'v'~ ~'~"' ~' "'~ '""'~ I"'
~'=ta~,a,~ase~d undef-c, Fi4eria as described later-:.
Urban Designated Areas will accommodate the following uses;
a, Residential u.~es in(;IuCng single family· multi-family. duplex. and mobile home, Th~
maximum densities allowed are identified in the Districts and Subdistricts that follow.
23
Non-residential uses including:
1. Es..sential services asrL.efined by the m.~st recent Land D_.e_v..eJ,epment Code,,,
2. Parks. open space and rec, J:c,_i~lLOJ3a!
3, Water-dep,..endenl a,,a.cLw_ater-related use_s (see Conser'3Lation and Coastal M,a_qpgement
Element. Obiecfrve 11.1 and subsequent oolicies, and th~._Manatee Protectio__n Plan
Contained in the Land Development Code):
4. Child care cenlers:
5. Community_ facilities such as churches, group housing uses. cemeteries. and schools:
6. Safety service facilities:
7. Utility, and communication facilities:
8. Earth mining, oil. extraction. and related processing:
9. Agriculture:
10. Travel trailer recreational vehicle parks. provided the following criteria are met:
(a~ The density is consistent with thai permitted in the Land Development Code:
(b) The site has direct priC, mlpal access to a road classified as an arterial in the Traffic
Circulation Element. direct principal access defined as a driveway and/or roadway
connection to the aderial road. with no access points from intervening properties:
(c) The use will be compatible with surrounding land uses.
11. Support medical facilities such as physicians' offices, medical clinics. treatment.
research and rehabilitative centers. and pharmacies provided the dominant use is
ELedical related and located within ¼ 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 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 potenlial for
relocation.
12. Commercial uses subject to criteria identified in the Urban - Mixed Use District. PUP.
PUD Neighborhood Village Center Subdistrict, and in the Urban Commercial District.
Mixed Use Activity Center Subdistrict and Interchange Activity Center Subdistrict,
Commercial uses accessory_ to other permitted uses. such as a restaurant accessory_ to
a golf course or retail sales accessory, to manufacturing. so long as restrictions or
limitations are imposed to insure the commercial use functions as an accessory_.
subordinate use. Such restrictions or limitations could include limiting the size and/or
location of the commercial use and/or limiting access to the commercial use.
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
Jnterc-21aFIge Activi,ty Centers.
15. Hotels/motels consistent by Policy 5.9, 5.10. and 5.11. or as permitted in the Immokale~
Area. Golden Gate Area and Marco Island Master Plans.
16. Business park uses sub!ect to criteria identified in the Urban-Mixed Use District. Urbaq
Commercial District and Urban-Industrial District.
&, Urban - Mixed_Use Di,tlJ:j_c_t
This District. which represents approximately 116,000 acres, is intended to accommodate a variety
of residential 13nd use~ !nc!uding-eingle-famify, muqtN'am!!y, duplex, mobi!e homc snd mixed ,.~se
(Pbnned ~";' n .... ~ ..... '~ and non-residential land uses. includina mixed use developments
~,,,, ~v,~,~p,,,,v,,,l _
such as Planned Unit Developments. Certain industrial and commercial uses are also allowed
subject to criteria.
This may be accomplished by encouraging coordinated mixed-use sites of Water-dependent and
water-related land uses are permitted within the coastal region of this District. Mixed-use sites of
Water-dependent and water-related uses and other recreational uses may include water-related
parks. marinas (public or private). yacht clubs. and related accessory_ and recreational uses. such
as boat storage. launching facilities. fueling facilities. and restaurants. Any water-dependent and/or
water-related land use shall encourage the use of the Planned Unit Development technique and
other innovative approaches to conserve environmentally sensitive features and to assure
compatibility with surrounding land uses,
Priorities for shoreline land use shall be given to water dependent principal uses over water-related
land uses. In addition to the criteria of compatibility with surrounding land uses and consistency
with the siting policy of the Gonservation and Goastal Management Element (Policy 11.1.4). the
following land use criteria shall be used for prioritizing the siting of water-dependent and
water-related uses:
a. Presently developed sites:
b. Sites where water-dependent or water-related uses have been previously established:
C. Sites where shoreline improvements are in place:
d. Sites where damage to v abe naturally functioning wetlands. or other environmentally
sensitive features. could be minimized.
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.
tnnl Urban Residential Subdistrlct
The purpose of this Subdistrict is to provide for higher densities in an area with fewer natural
resource constraints and where existing and planned public facilities are concentrated.
.~.,~,...w. ~,.~,..,/ .,,~ vv~.w, ~ ..... ~..~.. ~ ~.~.,,....~.
.......... ~ "'~'~"' +~' c~e(a) region ,,m ,~ subdistrict. This Subdistrict comprises
approximately 93.000 acres and 80% of the Urban Mixed Use District. Maximum eligible
residential density shall be determined through the Density Rating System but shall not
exceed I 6 dwelling units DeF acre except in accordance with the Transfer of Development
Bighis Section of the Land Development Code.
25
~f,al~t 3nd--walef4-elated !a . ,,'~d uc-es-afe-permi tted wit4~if~|be-c, eaetal4egien-ef4~s-
Dir~Mixed-c~e r~-~e s of wat er~lepep, dent-a r,,d-wa te r4elated4aee~-a~d-ol l:~e r--rec-rea|ior, at-
~se-s--peay4r'-tJude water-rela~ed--parkc~ marir'-,a~.-(public or ppivate)-r-yac, ht ~ubs, and--felaled-
a-~.ct, eeson./a~{l r-eefeatier'al4Jee s, s~beat~r_.4<}ragerlauf:P,=,b, ing fa~|~es, fuelif~cj-fa c, il~ier~,
A+'W-waler---deper-~ter, t-aneVer water4elate~e,e-~hall-ep, c,c, grage4he4ase-e~he-P-lanr~ed-
L,~ment4e~b~i<~-ge and-g~roac-hes to ~irencn, entally-
r, ep, eit~e4eat~e~-andJe-ar~u~e-c, ompalbiiity-wilh-~rour~dir~ bnd-use~.
P,~,~,~k~-~,ar~a4af~ehal~iven4e-water de~~~! use~-ever-
we,tef4elated I--,,,~ u~s. I'- .-~Htiltl,.,n tn th~ t.,-~t~.,-i-., t.,.tr CO.n-,.,.n3~iJ~.~,., with surrounding-land uses
and consistenc:, .....
za,,~,-,, ~ ~ ~ ,~ the foliowin,'a-lan~14ase-f, r4t~-4a--~halPee~:~! f,',, prior4tizing the-6,iting of-
~, ~,,~7 ...... ,,~ ,~,
a. PresenI!,' ds,velep~-.
b. S~e~whe~wa~,ep-deper~ler~f~-er-walef4ela~,ed4~ses-f~a~,~e-bee,q--Feviouel~
c. Sites ';:here shore!ine improvements are in
,~ m~,-, where-~aff~a4e~',4able, ,-~ .... m, func.4iening wet4ar'-,ds~ o.r-elhep
,1-,2, Urban Coastal Fringe Subdistrict
The purpose of this Subdistrict is to provide transitional densities between the Conservation
Designated Area and the Urban Designated Area. It includes that area south of US 41
between the City of Naples and Collier-Seminole State Park, including Marco Island and
comprises approximately 18.000 acres and 15% of the Urban Mixed Use District. In order to
facilitate hurricane evacuation and to protect the adjacent environmentally sensitive
Conservation Designated Area, residential densities shall be limited to a maximum of 4
dwelling units per acre. excepl as allowed in the Density Rating System to exceed 4 units per
acre through provision of Affordable Housing and Transfer 9f Development Rights. Rezones
are recommended to be in the form of a Planned Unit Development. _The Marc9 ISland Master
Plan shall provide for density. intensity. siting criteria and specific standards for land use
districts on Marco Island.
~].. Urban Residential t=ripge Subdistrict
The purpose of this Subdistrict is to provide transitional densities between the Urban
Designated Area and the Agricultural/Rural Area and comprises approximately 5.500 acres
and 5% of the Urban Mixed Use District. Residential land uses may be allowed at a
maximum density of 1.5 units per gross acre, subject to the following conditions;~ and are not
subject to the Density Rating System:
a. All rezones must are encouraged to be in lhe form of a Planned Unit Development; and
b. Proposed development in the area shall be fully responsible for all necessary water
management improvements, including the routing of all on-site and appropriate off-site
water through the project's water management system, and a fair share cost of necessary
improvements to the CR 951 canal/out-fall system made necessary by new development
in the area.
4, PUD Neighborhood Village Center Subdistrict
The purpose of thi~..subdistrict is to allow for small scale re.~ail. offices, and service facilities
serve the daily nC...~s of the residents of a PUP. The acreage eligible for Neighborhood
Village Center dC_S. jgnation and uses shall be sized in proportion to the number of units to be
.terved, but in no event shall the acreage exceed 15 acres, The Neighborhood Village Center
uses may be combined with re_EeationaJ_La_.C_[ities or other amenities of the PUP and shall be
conveniently located to serve the PUP. The Vi!tage Center ~;hall not have independent
accessto_any roadway eZ~t.e, Za.a! tO the PUD and shaH_be in_.te. gLaLed into Ib~_P_.U_D, Phasing of
construction of the Nei,qb_borhooLVi!lage Center shall be controlled_,S.O that it occurs
concurrent with Lh?,,,!esidential units. The Planned Unit De._~Iopment distric~ Of the Land
Developm_e_Et_Q_Q.de shall be amended within one (1} year to provide standards a_.Q.d prinCip!e~
regulating access. Iocatio_._n or ip_Legration within the PUD of the Village Center. allowed uses,
and square footage and/or acreage thresholds,
5, Bu~;iness Park Subdistrict
The Business Park Subdistrict is intended to provide for a mix of ind~Jstrial uses and
nOn-industrial uses. designed if).an attractive park-like environment with low structural
density where building coverac~ ranges between 25% to 45% and where
landscaped areas provide for buffering and enjoyment by the employees and patrons
of the park. Business Parks shall be allowed as a subdistrict in the Urban-Mixed Use
District. Urban Commercial District and Urban Industrial District and may include the
general uses allowed within each District. the specific uses set fodh below. and shall
comply with the following general COnditions:
a Business Parks shall be permitted to include up to 30% of the total acreage for non-
industrial uses of the type identified in "c" below. and will reserve land within the
industrially designated areas for industrial uses. The percentage and mix of each
category_ of use shall be determined at the time of zoning in accordance with the criteria
specified in the Land Development Code.
b Access to arterial road systems shall be in accordance with the Collier County Access
Management Policy and consistent with Objective 7 and PoliCy 7.1 of the Traffic
Circulation Sub-Element.
c Non-industrial uses may include uses such as certain offices. financial institutions. retail
services, institutional. cultural facilities. medical facilities. hotels/motels at a density of 26
units per acre. and recreational facilities. Retail Uses shall be limited to those uses which
serve the employees of businesses within the Park or are related to the products. goods
and services that are manufactured. distributed. produced or provided by businesses in
the Park.
d When the Business Park is located within the Urban Industrial District or includes
industrially zoned land. those uses allowed in the Industrial Zoning District shall be
permitted provided that the total industrial acreage is not greater than the amount
previously zoned or designated industrial. When a Business Park is located in the Urban
Commercial District or Urban-Mixed Use District. the industrial uses shall be limited to
light industry. such as light manufacturing. processing. and packaging in fully enclosed
buildings: research. design and product development: printing. lithography and publishing:
and similar light industrial uses that are compatible with non-industrial uses permitted in
the district: and. the Planned Unit Development Ordinance or Rezoning Ordinance for a
Dusiness Park project shall list specifically all permitted uses and development standards
consistent with the criteria identified in this provision.
[ 8~siness Parks must be a minimum of 35 acres in size.
2'/
f Business Parks located within Interstate Activity Center Quadrants that permit Industrial
Uses shall also be reOuired to meet the standards as stated under the Interstate Activity
Center Subdistrict for commercial and industrial land uses,
g.. Business Parks shall a.~LO_pt s~artd_ard.LC.or the development of individual building parcels
and.g_eneral sla_n_~ards for bufferingJandscaping. open .Space, signage. lighting,
screening OLO3J.tdQO_Lstorage,._p_.arking and access management,
h When locatejjn a Dis1.Ect olher than the Urban Industrial District. the Business Park mu,sJ
have direct access L~.a_.Lo_a.d_._c!a_Ls. jfied as an arterial in the Traffic Circulation Sub-
L ~usiness Parks ace_encourag_.e_dJ~_C_ti_litiliz....e PUD_7-onin.g`
j_ The maximum additional acreZ~.g~_eligible to_be utilized for a BuSiness Park Subdistrict
w_ithin tb..e Urban-Mixed Use District is 500 acres. exclusive of open spa__c~ and
.c. Dnservat_ion areas.
6. Office i~C~d In-fill Cornm...e_[Cial Subdistrict
The intent of th_._i.s._$_ubdi<-,;tricl 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
cotlector roadways where residen,al develo. Ernent. as allowed by the Density Rating System.
may not be compiatible or appropriate. LOWer intensity office commercial development
attracts low Iraffic volumes on the abutting roadway(S) and iS generally compatible with
nearby residenti~ and commercial development. The criteria listed below must be met feZ
any project utilizing this Subdistrict. For ourposeS_Of this Subdistrict. "abuts" and "abutting:.
excludes intervening public street. easement (other than utilities~ or right-of-way. except for an
irltervening local street: and "commercial" refers to C-1 through C-5 zoning districts and
commercial components of PUDs.
a. The subject site ab~Jt.~ a road classified as an aderial or collector as identified on the Five
Year Future Traffic Circulation Map. as contained in the Traffic Circulation Sub-Element.
_b~ The site utilized for commercial use is 12 acres or less in size. and the balance of the
property in excess of 12 acres. if any. is limited to an environmental conservation
easement or open space:
c. The site abuts commercial zoning:
(i) On One side and non-commercial zoning on the other side: or,
(it)on both sides:
d. The depth of the reeuested commercial does not exceed the depth of the abutting
COmmercial parcel(s):
e. Project uses are limited to office or low intensity commercial. except for land abutting
Commercial zoning on both sides. as provided for in (c:) above. the project uses may
include those of the highest intensity abutting commercial zoning district:
f. The parcel in Question was not created to take advantage of this provision and
created prior to the adoption of this provision in the Growth Management Plan on October
28.1997:
g.,_ At time of development. the project will be served by central public water and sewer: and
b.,_ The project will be compatible with existing land uses and permitted future land u~;es on
Surrounding properties.
k For those sites that have existing commercial zoning abutting one side. commercial
zoning used pursuant to this subsection shall only be applied one time to serve as a
transitional use and will not be permitted to expand.
j_,_ The maximum acreage eligible to be utilized for the Office and Infill Subdistrict within the
Urban-Mixed Use District is 250 acres.
28
7, Traditional Neighborhood Design
The ourpose of this provision is to encourage the development of Traditional Neighborhood
Design (TND1 projects. TNDs are typically human-scale. pedestrian-oriented. interconnected
residential neighborhood projects that are centered around a village green with a mix of
commercial uses including retail. office and civic amentries that complement each other.
Residential uses are often located above retail uses. A grid pattern is the basis for the
transDodation network. The main street component of the TND is appropriately integrated in
the TND and sized in proportion to the scale of the project with a maximum of 1,5 acres of
commercial permitted. StaQdards shall be deveIQ.i;~d in the Land Development Code which
will regulate acc~.~s. permitted us._e_,S.j_quare foO!~.gCL.and/or acreage_Lb. reshQLrJ.~Jot frontage
¢imensions. street widths. setbacks. and other standards that are integral to the TND_
concept,
DENSITY RATING SYSTEM
W.h~,, Yrb~'n ne~""'~teeLAr ..... iH,~,,,m=,~ on tho Furze Land-Use M3p 3 b3,se~LcHr'~s~f-
4-pesideptial~we~fiag-un~s-per-gross-asfe4sd~rm~tte~.-Howevef~hat-base4eve! of dens~ty-
may-be-a~j~p~ng on
consis-tency-v,4th-~he4el4ow~g-character-isti-ss-v;ou!d add to the-base-den~ty:
This D_.c_nsity Rating System i.%QnJQb,a..Qplicable to areas designated Urban. Urban - Mixed Use
District. as identified on the Future Land Use MaD, exclusive of the Urban Residential Fringe
Subdistrict. and exclusive of U_rban areas encom__passed by the lmmokalee Area MaSter Plan.
_Golden Gate Area Master Plan. and Marco Island Master Plan, The Density Rating System is
r,,qppli.cable to the Urban Coastal Fringe Su.bdistriCt to the extent that the residential__density
pap of 4 dwelling units D._er acre is not exceeded. except for the density bonus for Affordable
Housing and Transfer of Development Rights. This Density Rating System 0nly applies to
residential dwelling units, Within th.e_appficable Urban Designated Areas. a base density of 4
residential dwelling units oar grOSS acre i,s permitted. though not an entitlement. This base
level of density may be adjusted depending upon the characteristics of the project.
.~, Density Bonuses
Consistency with the following characteristics may add to the base density. Density bonuses
are discretionaN.. not entitlements. and are dependent upon meeting the criteria for each
bonus provision and compatibility with surrounding properties. as well as the criteria in the
Land Development Code, All new residential zoning shall be consistent with the Density
Rating System. except as provided in policies 5.9.5.10 and 5.11 of the Future Land Use
Element.
1. Conversion of Commercial Zonina
If the project includes conversion of commercial zoning which is not located within an
Mixed Use Activity Center or Interchange Activity Center. or which is not consistent with
~,~,.,,-,~,,~ .-,; ....i~,,~., ~ .........;-d h,,,~ use th(~ Neiahborhood Villaae Center
Subdistrict, a bonus of up to 16 dwelling units may be added for every 1 acre of
commercial zoning which is converted. These dwelling units may be distributed over the
entire project. The project must be compatible with surrounding land uses.
2. -P-r-ox!m!ty to Activity Center PrOximity tO Mixed Us.__q_Activity Center or
Interchange Activity Center
If ~h ....;,,,-tjC !n ''~ .......;~,, *" 3n 3pp!i~b!e Activity r,~,-,,~,
29
----lP, he-preject is w~hi n an-Ast4~t~e r, up to484-esidep, Iia! units per-gross ac, r-e
may be perm!lle&.
~~n-,M,,~ily-Center-sha4Uae-measured-~he '~;~ ~;~' ....
fro,~ntor of the intersection aFg~nd :,,,hic~ the A~ivil~.~C~:~,qs.~luated. !f 50% or
re, ore-of a proje~is wi!hin-lhe-~ensity bandrlheadd~ionat~e,qsit~e-the-enlire-
Fgje~=4~af:~P~,-ban4Js-sh.a!! ..,-Dt-app!y withir,~stat~
If the project is within one mile of a Mixed Use Activity Center or Interchange Activity
Center and located within a residential density band. 3 residential units per gross acre
may be added. The density band around a Mixed Use Activity Center or Inlerchange
ActiVity Center shall be measured by the radial distance from the center of the intersection
aroun_d whic, h the Mixed Use Activity Center or Intercha. D_ge Activily Center is situated. If
50% or more of a proj.e_c,J i~, within ~he density band. the a_dJiliQnal densily applies to the
gross acreage of the entire prq/ect. Pepsi_b, bands are alesignaled on the Future Land
Use .M_a_p and shall not aooly.~,,;thin the EstateS; Designation or for properties within the
Traffic Congestion Area.
(-VI);). Affordable Housing
Aff~dable-F:busing-Densi~-y4a-,-aling System - FLJJE-~: To encourage the provision of
affordable housing within the Urban Designated Area, a maximum of up to 8 residential
units per gross acre may be added to the bas.e density if the project meets the definitions
and requirements of the Affordable Housing Density Bonus Ordinance (Se_c, EQn_.jL7.7 of
lhe Land Development Code. Ordinance #91 .I 02, adopted October 30, 1991 ). ~
Urban Coastal Fringe Subdistrict. Affordable Housing projects must provide appropriate
mitigation consistent with Policy 13.t,2 of the Conservation and Coastal Management
Element.
4, Residential In-fill
m .............. ;~;~1 i~_nn q ~;~t;~i ~ .... n; ....~;*~ ~ gr-ess ~e may be 3~
if the ~,~;~t bIn ..... OF f~ee j~ e;~ In~t~H ,,,ith; .......... ;th ~,~f pU~wat~
plan,,,;th ~Hinininn~r~e~y;th~r~ jS n~ CO~mO~ ........ hi .... ilk ..... 4; .... t ~
and '~ ...... i; ......+; .........t ....,~H ~ t~ ~,,~,~ ~ ,h~ ;~ nn res~nti31
To encourage residential in-fill in areas with existing development. 3 residential dwelling
].mits per gross acre may be added if lhe following criteria are met:
la) The project is 10 acres or less in size:
(b) At time of development. the pro!ect will be served by central public water and sewer:
(¢:) The project is compatible with surrounding land uses;
(d) The properly in auestion has no common site development plan with adjacent
property_;
{fi There is no common ownership with any adjacent parcels: and
(g) The parcel in Question was not created to take advantage of Ihe in-fill residential
density bonus and was created prior to the adoption of this provision in the Growth
Management Plan on January. 10. 1989.
30
5. Roadway Access
If the project has direct access to 2 or more aderial or collector roads as identified in the
Traffic Circulation Element, 1 residential dwelling unit per gross acre may be added.
Density credits based on future roadways will be awarded if the developer commits to
construct a portion of the roadway (as determined by the County Transportation
Depadment) or the road is scheduled for completion during the first five years of the-GlP
Capital Improvements Plan. The Roadway Access bonus is not applicable to prOpedies
located wilhin the Traffic Congestion Area,
6. Transfer of Develo_oment Rights
To encourage preservation/conservat on of natural resources. density transfers
permitted within that POrtiOn Of the Urban designated area subject to this Density Rating
System. However. density shall not be transferred into the Coastal Management Area
from outside the Coastal Management Area. Lands lying seaward of the Coastal
Management Boundary.. identified on the Future Land Use Map. are within the Coastal
Management Area. Density may be increased above and beyond the density otherwise
allowed by the Density Ratin:, System in accordance with the Transfer of Development
Rights (TDR~ SectiOn 2,2.24.11 of the Land DCveJ.l.~pment Code adopted by Ordinance
#91-t02. on October 30. 1991. as amended.
b, Density Reduction
Consistency with the following characteristic would subtract density:
!. !f the p'H~,I4S wil-h,!n the area-i~entifieGLas-subject to 4eng ra~ge-traffiG--r~ngestien
which consists of the-wester-n coasta:14J~an-~teCAfea--r_.,ea,;;ard-of a
maf-.ked b~per~--P. ead-Cr-~uding a~x4ension .,'~.H.h to the-Lee Co~nt-y
bound-at,).
c. er-siste~t-w~h*-t-he--Ast~ib~fzs-f-esi~-ntial-~le,o, sit~!ocated 3l-kb, e--segthwesl
q,a.a~t~ap.~ef~4%~ip)afs~f Rat,qes~mm, eck Roa~ad--984
z~,-,,-.i,,,~; ....imaginary e~t-e.qsion ~,', ~F,,...asn ~ dwe4r
~ ..........~ ........... ~, . .".:J unit per-gfoss-ac.z-e--weu!d be
2. l~he prejec! fai!s to i~terconnect with 3!! cxisli-ag--~hen--pl~sic;.a!-ly-pessible
and fai~s4e~4~te4~ePconnectiof:Fw. ith a!! f'jt'.:re adjacent projects. up-Ie-4-dwe~
in.,', unit pergross ac. re-ma~raete~t-a,s~.rpa~Lapp,~}priate-by-4be-BGC,
1. Traffic Congestion Area
If the pro!oct is within the Traffic Congestion Area. an area identified as subject to long
range traffic congestion. 1 dwelling unit per gross acre would be subtracted. 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 densi_ty 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 Ihe 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 reducti0rl.
¢. Density Conditions:
The following density condition applies to all properties subject to the Density Rating System.
1, Maximum Density
The maximum permitted density shall not exceed 16 residential dwelling units per gross
acre within the Urban designated area. except when utilizing the Transfer of Development
Rights (TDR) Section 2.2.24.10 of the Land Development Code adopted by Ordinance
#91-102, on October 30, 1991. as amended. :f4~e44~bse~ie.'-.a!!ows for the maximum
~amb~,f4ee~e~ia!, ,,',~' ..... ,~,~,~, ,.H~, the zoni~ district t~x~y 3
~.. ..} ~v.w... x~'ul ~"~ v"~" ~"'~""~ ~v w.,~.~.~... -.,.,....~
Rating System. Lands
%~'t ~'~"~ ~'~"'~'" ~.,u..] ~,.~ .... ~.~ ..~..~.v..v~ .... ~ ...~
~ ~.~ ...~ ~..~....~..~...~...
. ..~ ~v,..,.,.~ .... ~..~ ~ ....... ~.~v....~.
..... ~,~ ,,"~" ~' ~ ...... ~'~'~' ~ ..... U, H'~"~'~"
..~ ..... ~.~. ~, .~., ~..~..~.,~..] ...~.~v~ .........
A,t~,,;,,, n~.~, Pro~ed)es ,H; .... f in th~ Tr,f6, Con~ion ~e3 ~
y .................... ~ ............... ~" Y ...... ~ ....
~rming ,h~, ..... d ....{ the Area. '~ ,h. r~,~t,, u ........ , Ar~, TnP'e ,h~ll
~red from "S? parses lo~~hin the Coasta~ Mana~~
Fe~iving areas within the
Pn~et~l ~A~n~n~m~nt Ar~ ~nelh, eh~ll nnl h~ tr~ne~rr~H int~ fh~
u ........ ' ~'~ fie,. ' ~!anagement Area. m~ de~
...~,.~...~ ......~ · ..~
reaMrig area shah not ~~rict by 3 maximum of 20% and
~as m~~~~~~~
~hin a p~~astal M~9e,,, "s boun~~~
~to the ..... "~ ~ ~ *~ m~ noah ~H m~ A .... ~ n.m~.~ m.,~ Concern ~
~s~ng Marco !sf~d, which ~~ed ~e 6 dw~~r~
~re for p~~~aHfy for 3 ~mmerdaf zoni~ conversion ben,de as set fo~h ~n
~ ...... Y ~, ~. ~ z pr~ro
~ ...... ~ .~. ~.. ~.,~ ~..~..
~p~t a H .... ~ ............ ,~. ~ r~. ,H~ pratt, w~~t ~ review
~8~f~ D~rector. A second
~ysta~ ,h~,, h~ ~H~ ,~ ~,, .... a maximum ~r ~ o dwe~!~n ~ s
.......................... ~
~akmum 8 dwe!!ing ,units p~ss acre on Marco Island) for afforda~
housing ~* '~ ~ a maximum ~r ~nn a~rda~ h .... ~ Unit~
............ ~ ....~_ ~ ........~,.~..~.~ ......~ ........pr
! 3. ! .2 of th~ Cons~Nation and Coastal
(X) The 600 ~-~'~ housing u~itc '~ ~ ~" ..... ~ in m~ ~ p~.h, =.~ ~ .....
On hi ..... h~r O? loon ~.H eh~ll ha H;etHk,,t~H t~out ,h~ ,,,k~. Coasta!
.....
32
Are3 based ~ hurdc,3-.qe-e,,ac, uation routes-ar.-defma4--I~y-4he-Emergensy
Man.~ect~ ^l, ,,,,,~ (inc!uding-mad,,et ,~ ...... H,.H b" the ANDEl
Ordin3,~,e-al~e~it~ed base-density-el 4 dwetling-~nits--per gross~c, rerplus
a~easit-yJaor~s available-minus any-densily-Feductien for traffic .sor+geslion-or
.... ""~ mana"'ement 3r-ea sha~a~Fr~,(>unled
Fequ~'~sistent ': ; ith Perle7 ! 3.! .2. cg-4he Cor"'..,er';ation and CoGslat. Managemenl
~ransfer~d into4he Coasla! M3n3gement Are3 from-ouls,kie4he
Coastal .Mana~s-qu~fyingos sending areas must
,, ,
so~sistent-wilh-lhe-gonine~
in-the 7,-,,-,;,-,,-, n,.a~ ....~""' !ndus~i3! 3nd Light-4n, dusiria! Zoning DistricJr~-Ihe~aP~also-allows for
Pegardin9 access, traffic circulation-and infr-aslruct~s~n. !n 3dditjen, ceFte. in !ndustrj, alLland
................................................................................. printing;
:r-he~a~he proposed project mu~sR-iena!~ therefore, ~F, ....... I,.,,-,,. ~h,.,
pe~'ir~,,,e~ers .... e F,,. comp~-r'~;ndustdsPases. T~'9--pr-e;.,,'~ musi--ha~ct 3c, c, ess49-an
~t4'~as; The project must ha,;e "'~ntr3! waler 3nd se,;;er and sha]~ not -
gens,~B-¢~s~F~r so as--t~ b94ncompat~unding !and-u-se~.
As~~nty's Land Deve:opment--R-eOu~ticnsran !ndustr!3~ P!anned Unit Deve!opmer~
Standards fg~n over~!! M, aster De;'eh;~pme~-t-P4a~4g~ pgr-Ge! ef !and and require
List of pef-r-~:~t-~d us~;
M!nimum tract
~S~nts end maximum bui!ding heig,b,t-:.
~. Co.,rm'~rc, ialAJnder Cr!tec-ia
~qthin the Urb3n-Mixed Use District casein in-tiff cornmeSa! d~~~ted. T~s
~, ~,,, 3p~~alr~dy su~t~!!y z~r suc~~~
~,~,,~,~ ,,,,,~ ........ , ,,,~ ,, ,,v, ,~,,1 ~, ~v ,,,~,
(X) a. T~ ....~j~' .....' ...., ~ ~~~~~p~y or
~cpe~y ~ ....................
meet the ~ntent cf the C!~ Ccm~erc~ Profe~on~!~mn~R~on~ D~stdct ~r~
~u}r~ to be bo,jn~e~ on one ~i~e by ~prove~ co~erci~ pro~~
....... ~ ~.~../~ ................. ~ ....... c~t=b~hty
..... ,; ..... ro~ed ~n m~ 7~;~ D ..... ~, ,~;~ Proofs. For ~ur~s of
....... ;~, ,~ .... ;~,; ...... ;~ "bound~ on H~m sides" may in~e
intep/ening ~' '~;- r!~ht-of-w&'' m~ is ~* ~; .... * ~ .....~ .......~'
~"~ ~ I "'~' "~' ~J~"' '~ ~'~"~ ~' "~'~'
u~u,,,, ,~ ~,
~~s and t.he dept.h of comm~al z~ing ..... ~ ................... ~ .....
c. The ....... ~ ........ t nnt ..... ~ 3 fl ........ f o~ n~ .......
~ ....... ~ .............. ZORIRg .......... y~ ..... ~ ..................... ~ ..............
~gram. Th~ n .... h, eh~ll ..... I~rl ...... 4 th~ [, ,t ....I ~ ~ b~ U~ series t~ incor~~
"'~ ~""1 ~"~" '~'~"1 ~'"'~ ..... 'v ' ~'~'~ ~"~ ~ "'~Y
,,, ,,,~ ~ .... ~,,,,,~ ,,,,,,,,, ,,,~ ~,~ .... ,,,,~ ~ ~,~,,,~,.
O)B. Urban Commercial District
Thro?~ th~~~ity Centers and neighborhoo~rs ,,,;m;~ ~ .... D~ line th;e
· ,,,,,,,, ,~,~ , ~, ,,,,~
~trict is in~~mmod~i~ua~!y aH new c~g within
Z~is District is intended to ~ommodate almost an new commercial zoning: a .variety of residential
~es. including higher densities for arcpaStes not located within the Urban Coastal Fringe or Urban
Residential Fringe Subdistricts: and a variety of non-residential uses.
(~)(m)~)(vu~)(~x)
:~~~r S~trict Mixed Use Activity Center Subdistrict
Mixed Use Activity Centers have been designated on the Future Land Use Map Series
identified jn the Future Land Use Element. The loftions are based on intersections of major
roads and on spacing criteria. There are lg Mixed Use Activity Centers which compriS~
approximately 3.000 acres. including 3 Interchange Activity Centers f~. g. 10} which will be
discussed separately. Two Activity Centers ~lg and 21 have been deleted and replaced by
the land use designations identified in the Marco Island Master Plan and Future Land Use
MaD.
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. Additionall_v, some commercial devebpment is allowed outside of Mixed Use
Activity Centers in the Neighborhood Viiiage Center Subdistrict. Office and Infill Commercial
Subdistrict. Interchange Activity Center Subdistrict. Traditional Neighborhood Design
Subdistrict. and by Policies 4.7.5.9.5.10. and 5.11 of the Future LancU. Lte_~~
~JPJa4he.-e~e¢ion.. of the-~~~~i-vity Cerfier-s-are-all--ef the
....... n ..... n .... '~ '~"~' - squa e. % mi!e sWepmeasur-eCfrem iF`,- c~-r~er-point of the
........... U ................ r on s ....
~,,t .....t~,.,,, t,.,~i,-,,. ~ ~,'~ 3cres,--AG~4~hG~t the ~ '7~ intefc~an"'es have-~eerFspeG~.'ca!!y
.............. , ........ ;;:l ,vv , · v
¢er, me~p~m4e~,in9
....
Illrt !lv~ 1= ·
v..~ ~.--~ ~x:s.=ng ~k..~H ~ ~,.,` t,,-~i,,a,, r'_,h...- ma'.Fbe-r~S Macter P!anned Mixed-Use
............. ~ ..... · ........
At. fi,At,, Centers. u.,.~... al ....H Acti,.Z,~rs 3re these ,.,H~,..~. F` ....3
· ,~ ..... · .... ~,~, ..... ,,~ .......... ~,~ ........
dc,,,`~ .....t !n ",` form of 3 P!anned Unit Development. n .... ~ .....~ "'~ Re"'iena! !rapact "' an
af-~m-w;-~4;)~ve!op..me-nt of Regional Impact ':: h!ch must encempass 3t !east one or more full
.... H.~,.,,. ,.,~ 3 desf"nat-ed Activib, r.,,,,,,`. ~ ....... .inn nf tH,- F,,,n,`r,t ..... Itin,.
seer~~f:med land uses ~,"H .... ,~i,,~,H 3~cs points to iF,.. pub!is .,-,-,H ,.,,~, ....t,
...................................
Master-P4anned Acti,:ity Centers are encouraged through the-a4W.waf~Ge~ty in the
boundsties, mix. and I,,,-.-.,~,-,,. ,,r uses permitt~ted M. ixed t~,` ^"'~,,""' Cen~er-af~
.... · ~ ~, ................... ,r ..... ~ .......... ~ ..................................... 7 ........
u.-,,t,,, m ....H Activit" r',`,,t,`r, are !nte. ' se in "F, ....',`, Perrrfitted !and USeG
~Gial~residenti31, and institutions!. The fu!! array of cemmerc!3! !and uses may be
· -., ..... a T~ ~,t, ,-,~ m!x ,-,r ~.,,-,~ ...... F,., F,.. ~,,.,..,,.,,.,,`..,.-;,.,. iF,,, ,..;~,,.;.. for other Mi-xe4--gse
................. ~ .......... ~ ~,,~,, ~ ~,.,,,~ ....... ~ ..... ~ ........ ~,
,,.,-.,;,,;+,, r..~,-,, ......n=,-,,=,H F,.~, ....,,,~,-,-,F, ....b.,;,,;,,, r.,,,.t ........' eTf ibfe ~"'. 'F,'~ Master
........ 7 .................. ~ ................. ~ ' '~ ..... · ~ .............. g .......
Dt,'~nn,~,~ ~.A, ixed I is,, At-,t;,,it,, P',,nf~r I'~,,einP,..~t;,.-.n All ,*,r IF,,, f,-,llt-,,.,inn r.r;t~H.~ ,,'f,, ,,t F,a n.",,',t f.-,r S
....... ~-- ~ ........ 7 ........... ~ ............................. ~ ~,,,~,,~ ,,,~, .,.~ ,,,~, ,~,
project t .....n~,, as 3 M, astef4P4arme~Mixed ~t,,, ActWit" Center.
'~ ~"'l ~ ·
...... ~p-~ ....................... ~ ............... ~ .... ~ ............ ,~ ......
ac~eage-ca~!a!ions te determine
'~ TF, .....,i,,,~ ?sacramental-Iota? acreage ~"""'~'~"" r,-,,- ~ Master o~
r,.b~.Pge4~~eti,;!ty Conter~ ¢.e. a rvar,4mu.m-gf-l-60-a~er~,
hewewE~ra-Master D~ .... a ^,-H,,it,, ·
................. ~ Cents; en",c,o"'mpass',ng mor~,_,4..~aae~:a~drant
shall-be efforded4he-fle,v,~l~y to re4ist-riba-te 3 p3.'I. or 3!! of the 40 acre 3fieoatien from
ere q,J, adra-nt--t-fa~ 3net-he;, ,,'- t,-, 3 maximum '''~ ~n ""'r,,- '~""'
and
3- The ]o~t!en and configura~iep~f 3!! !and uses ,;;ith!n 3 Master P!anned Ac4M~
sha~l~Fw~banat4elat-e-lo-exisfi,.~ sile4eaW-~-es?-surr. ounding-d~
~~Pand man cr~,de~s~s4ms~C, emmerc!3! usec shaft bo-ger~ra~
.... · .............. · ....~- ........................................... pro';ido
.................................. 1- ...... ~ .............. ~, ,~ ..... · ........ ~ ,,,~
r,^r~m,,rr';-~l n~H,,rn Ql^nn ntJhllt· rr~rqll/-m~te ~r ,~e ;er',.t,"~fz~rl tracts.
35
!so!3ted tr3cts she!! be defined as tr3cts ,;; hich 3re not functionally-related-~
inte.",r3ted ,.,ah currounding4an~he--plan-ned4rar~spo.'latiorFne~werk-:
Mixed USe Activity Centers are intended to be mixed-use in character. The actual mix of the
various land uses(4~.~emmef~a!¢ resi~epAia!, !nstitutier+a4): Which may include the full array Of
cemmercia~ use_s. residential uses. institutional uses. hotel/motel uses at a density consistent
with the Land DeveloOment Code - shall be determined during lhe rezoning process based on
consideration of the fo!!ev:i.."g factors listed below.
mh ....... , , ......a !OCa~,~a--ef-e~-i-Sting zoned 3nsL-deveJope~ -.....~m..'T,aft.,.iaPuses ;.:ithin or
irF-c!ose .... ;,,-,;h, ,,f ,h,, ActivP, y-Geme~,
Ex~tin"' pattem,~u,,~ilhin or i.q-c,.lese-p-r-oxb:ni~,Wef4he-Ae~vib,-Ce~ier~,
- Market dem3nd 3rid se."';ice area fer-4~m, ercia! !and uses~sed-as-a
guide-lo-e×p!ore ~F,,, f,~..,~-;F, illt,, ,-,~ the req~m
,, ,~ ,~,~,,,,,/~,
, ,y ........~ propose
~, ~, ~, ,~ ,~,
N~ture! or man-made c~onstr~nts~
- Criteria ide~tirie~bip,4~g-Zgn-i~g
For residential development. if 8 project is within the boundaries of s Mixed Use Activj~,y
Center which is not within the Urban Residential Fringe Subdistrict or Urban Coastal Fringe
Subdistrict. up to ~ B residential units per gross acre may be permitted. This density may be
distributed lhroughout the ~roject. including any portion localed outside of the boundary
Mixed Use Activity Center.
The factors to consider during review of a rezone petition are as follows:
- Rezones within Mixed Use Activity Centers ere encouraged to be in the form of 8 Planned
Unit Development. There shall be no minimum acreage limitation for such Planned Unit
.Developments except all requests for rezoning must meet the reauirements for rezoning in
the Lend Development Code.
- The amount. type end location of existing ~o_m_m.m_ercial land. end develoOed
.commercial u_s_es. within the Mixed USe Activity Center end within two road mil_es of the
~ixed Use Actjvity C,_enter:
Market demand and service area for [he ~ro~osed commercial lend uses to be used as
guide Io explore the feasibility of the reaues~ed l~nd uses:
- B.~..isting palterns of lend us_e within the ~ixed Use Activity Center and within two redi~l
miles:
- Adeauacy of infrastructure caoacity. particularly road,~
- Compatibility o~ t~e Oro~osed development with. end sdeauacy of buffering for. adjoining
properties:
- N~tural or rn~n-msde constraints:
- Rezoning criteria icLentified in ~he Land D_evelop_.ment Code~
- Conformsrice with Access ~snagement Plansfor Mixed Use. Activity ¢en~ers contsined~
the Land DevelopmCnl Code:
- Coordinated traffic flow on-site and off-site. 8s may be demonstrated by a Traffic Impact
An,~lysis. and ,~ site ~lan/master plan indicating on-site traffic movements. access ~oint
Locations sn.d type. median opening locations end type on the abutting roadway(s).
36
location of traffic signals on Ihe abutting roadway(s). and internal and external vehicular
arid pedestrian interconnections:
Interconnection(s~ for pedestrians, bicycles and motor vehicles with existing and future
adjacent projects:
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 pad of the Future Land Use Map Series. The
actual boundaries of Mixed Use Activity Centers listed below by Activity Center and location
are specifically defined on the maps and shall be considered to delineate the boundaries for
those Mixed Use Activity Centers.
# 1 Immokalee Road and Airport Road
# $ Davis Boulevard and Santa Barbara Boulevard
# 8 AirpOd Road and Golden Gate Parkway
#11 Vanderbilt Beach Road and AirPOrt Road
#12 US 41 and ..P. ine Ridge Road
#13 Airpod Road and Pine Ridge Road
#15 Golden Gate Parkway and COronado Boulevard
#16 IJS 41 and AirpOrt Road
#17 US 41 and RattleSnake-Hammock Road
#18 MS 41 and Isles of Capri Road
#20 US 41 and Wig,,qLns Pass Road
The mix of uses in all of these specifically designated. except for #6 at Davis Boulevard and
Santa Barbara Boulevard. range from 80 to 100% commercially zoned and/or developed
property. Activity Center #6 is approximately 60% commercially zoned and/or developed.
For purposes of these specifically designated Activity Centers, the entire Activity Center is
eligible for up to 100%. or any combination thereof. of each of the following uses:
commercial, residential and/or community facilities.
Mixed Use Activity Centers may be designated as Master Planned Mixed Use Activity
Centers, Master Planned Mixed Use Activity Centers are those which have a unified D/an of
~evelopment in the form of a Planned Unit Development. Development of Regional Impact or
an area-wide Development of Regional Impact. Property owners within Mixed Use Activity
,Centers shall be reQUired to utilize the Master Planned Mixed Use Activity Center process.
//:_2,_._US 41 and Immokalee Road
# 3 lmmokalee Road and CR 951
# 5 US 41 and V. anderbilt Beach Roa¢
# 7 Rattlesnake-Hammock Road and OR 951
t~14 Goodl¢lIe-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. mix and location of uses
permitted within a designated Mixed Use Activity, Center and 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 during final site design: however. the approved amount of commercial
development shall not be exceeded. The actual mix of land uses shall be determined using
37
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 aoplicanl shall have unified control of the majority o.f_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 properly
owner may still request a rezoning under the provisions of a Mixed Use Activity
Center Subdislrict subject to the maximum acreage allowed in Paragra0h 2 below.
Property owners with le.ss 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 ~o determine unified conlrol:
2. The permitted land uses for a Master Planned Mixed Use Activity Center shall be
same as for designpied Activity Centers: however. a Master Planned Mixed Use
Activity. Center encompassing the majority of property in two or more quadrants
shall be afforded the flexibility to redistribute a Dart or all of the allocation from one
quadrant to another. T~e maximum amount of commercial permitted at Activity
Centers # 3 and #7 is 40 acres per quadrant for a total of 160 acres maximum in
lhe entire Activity Center. the balance Of the of the land uses shall be for
residential and/or community facilities, Activity Center #14 shall have a
maximum of 45 acres for commercial use. the balance of the land uses shall be
for residential and/or community facilities. Activity Centers #2 and #5 have
a.p. proxima. Iely 80% of the are. a zon_C..d or developed for commercial uses. For
l;2urpos_~s of these two_A__c_tiviLy_Centers, the entire Activity Center is eligible for up
to 100% or any combination thereof. of the following uses: commercial.
re.,S.i.c, Jential and/or community facilities.
3. ]'he Location and configuration of all land uses within a Master Planned Mixed Use
Activity Center shall be compatible with and related to__existing site feat~Jres.
~;urrounding ¢evel0pment and existing natural and manmade constraints.
Commercial uses_shall be oriented so as tO_pZoVide coordinated andJ_t~nctiOnal
t_ranspQdatiOn access to majoLroadway.~; <,;erving the ACtivity Center. and
functionally related or integrated with Surrounding land uses and the planned
trans_podatio__O n_D_etvJork; and
4. Adjacent properties within the Activity Center that are not under the unified control
Of the applicant ~hall be considered and appropriately incorporated ('i.e. pedestriaq
and vehicular interconnections) into the applicant's Master Plan.
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 FuttJre
Land Use Map series for Mixed Use Activity Centers:
The intersection around which the Mixed Use Activity Center is located consists of
an arterial_and collector road. or two aderial roads. based upon roadway
classifications in/he Traffic Circulation Element.
· _.. The 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.
· __ Market !ustification is provided demonstrating need for a Mixed Use Activity
Center al; the proposed location,
38
am ^ .... ' of alt--P-elit~Re ' ' ' y Ce~er-s-l,he-appHoant shay in~
~- ./ · ,~ ~ ~,,
~,d3t~on of the fa~~~it~on, the spp!i~nt ~l~i~y4e~nt
~,~ .... ;~ ~ ActMt" Center an~on~rate~~~l~
· ~ ...... , ......... ~ 7
~~gh urbanesign critiCiZing an~~ura! ~tro!s
points and .... H;~-~ ~ of~t~~f traffic with s~oundi~ ..... H~ ~r ....
n .... ~, C~is~~Fto May !9, !~ ~H is f~cres or ~-- in
~ed to be within th~ty n~, ~ ?~oL ..... ~,~ H~. not
~~ters since the boundarYhess
oning an~
~!!) !~~~ sha~-~l~w~~~~~~~rs
a. the sout~t an~sout~uadrants 9f !mmoka~ad and
~rchan~ivily ~
b. a!! q~dr~s~-951
~ on t~ uni~~~ction o~I~an~N~y C~~s~
~iona~~N~ic be~n !o~ in th~rcha?
~ivily ~ed, ~ .... ~ ~ .... ~ use ~s
~slinga~d aDF~b~s; !ndus~ia! ~.~~led to: maltaciting,
~sing, stor~~ion.
2, Interchange Activity Center Subdistrict
Interchange Activity Centers have been designated on the Fulure Land Use M~p at e~Ch Of
the three Interstate 75 interchanges and include numbers 4.9 and 10. The boundaries of
these Inlerchang~ Activity Centers hav~ been specifically defined on the maps located at the
end of this Section as 0ad of the Future Land Use MaD Series. Any changes to lhe
boundaries of these Interchange Activity Centers shall require an amendment to the Future
Land Use Ma0 Series.
Interchange Activity Centers ~ and ~10 allow for a mixture of land uses - which may include
100% or any combination thereof. of each of the following uses: lhe full array of commercial
~es. residential and non-residential uses. institutional uses. hotel/motel uses at ~ ~ensity
consistent with the Land DeveloDment Code. and Business Parks: and industrial uses as
identified below in the southwest and southeast auadrants of Interchange Activity Center
No industrial uses shall ~ allowed in Interchange Activity Center ~10. The actual mi~ Of uses
shall be determined during the rezoning Orocess based on consideration of the same faclors
li~ted under the Mixed Use Activity Cenler Subdistrict,
Interchange Activity Center ~ 9 shall be subject to the reauirement of the development of an
Interchange Master Plan (IMP). The IMP is intended to create an enhanced "gateway"
Naples. Th~ IMP Drocess shall be initiated by the 0ropedy owners and/or their
39
Eepresentatives by meeting with the County 01anning staff within 60 days of the adoption of
Ibis Growth Management Plan amendment and a finding of compliance from the Department
Of Community Affairs. The purpo,$_e of the meeting will be to esJabli~,h a mutually acceptable
vision statement for Activity Center # 9. The Interchange Master Plan shall be adopted by
Besolution by the Board of County Commissioners. All rezones thereafter shall meet the
intent of the vision statement.
Subsequent to the development of the vision statement. new projects within Activity Center #
9are encouraged to have a unified plan of d..eve~opment in lhe form of a Planned Unit
Development. The mixture of uses aftowed in Interchange Activity Center # 9 shall include
the full array of com_merCial uses: residential and non-residential uses: institutional uses;
Business Park: hotel/motel uses at a density consistent with the Land Develo0ment Cod2,,;
i_ndustrial uses inJb_e northea,~..soUthwest and southeast quadrants. The mix and intensity of
Land uses shall meet the intent of the vision statement and be defined during the rezoninq
process. The entire Interchange Activity Center is efigible for uO tO 100% Of the entire
acreage to be developed for any of the uses referenced above. except the maximum amount
of commercial acreage shall not?xceed 55% of the total acr_ea.g.e_EejZj2~LLqLInterchange
Activity Center # 9, The factors t~._consider during review Of a fezone petition shall be
~:omptianq~ with the viSiOn Statement and those included for the Mixed_Use Activity Center,
For residential development. if a project is within the boundaries of an Interchange Activity
Center which is not within the Urban Residential Fringe Subdistrict and not within the Estates
Designation, up to 16 residential units per gross acre may be permitted, This density may be
distributed throughout the project, including any portion located outside of the boundary of the
Activity Center.
Based on the unique location and function of Interchange Activity Centers, some Industrial
land uses that serve regional markets and derive specific benefit when located in the
Interchange Activity Centers shall be allowed, provided each such use is reviewed and found
to be compatible with existing and approved land uses. Industrial uses shall be limited to:
manufacturing, warehousing, storage, and distribution.
The following conditions shall be required to ensure compatibility of Industrial land uses with
other commercial, residential and/or institutional land uses 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.
Landscaping, buffering and/or berming shall be installed along the Interstate;
Fencing shall be wooden or masonry; an~
H,~j ................................... · ~'~ ...... , ....
Wholesale and storage uses shall not be permitted immediately adjacent to the
right-of-way of the Interstate; 3rid
............... .~1 ...... y,~,r ........ t" ..........e ....
............ t' .......................... % ........................
Drnt~-fi~n/"mrH;n.'~n~ KIn
4O
used or ~,,~,.H on "~'- si~e, 3 containment ",'~'- for hazardous--ma.'er4al-har~dlh:mzand
ea:~e~Oep, sy~e~j~:tu.j~uk~d~J~ed to the County Ma~
~~in~ .... H= ~,, ~ .... ~;,,~ .... d of th~todn~~ts
for ~~it Os~ms~y~s, q~li~~i~sil~zardous
....... , ....
~ of hazar~swasts~to so~} or
Central water and sewage systems shall be required ~~~ ~ntcrchanD9
~t~v~W C~; and
No direct access to the interstate right-of-way shall be permitted; ~
- ~ ( ! ) an .~se Cen~ 3de~y Co~ County pursuanH~~
¢lh~c C~rcu~a~on E~r ~ 3n A~ess ~ '~ by
G~m~' P~,, purs~to P~y 4,~f th~~an~ Ef~nt ~sd~~
..... '~ "2
of F~odd9 Access ~~~b~~~ ~s Sn ~~8 3re at
~s~trict~v~ ~u8deHnes below, a~~o%~s shah ~
~u~re to .... i~ ~r n ,, 3~~n~~s ef 132~
~,,,~ ......
as m~~~~~a~~~~~~; and
Joint access and frontage roads shall be established when frontage ~nnot is not
adequate to meet the access spacing and EeaUirements of the Access Control Policy.
Activity Center Access Management Plans. or State Access Management Plans. as
appli~ble:
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;
The developer shall be responsible to provide all necessa~ traffic improvements .~ tO
include traffic signals, turn lanes, deceleration lanes,~. and other improvements
deemed necessa~ - as determined through the reZOning proces~;~
A maximum floor area ratio (FAR) for the designated Industrial land uses component
of the projects shall be established at ~.45.~
~dustd3~ !and uses pried each ~and use ~s ~mpat~~
3. the southwest and southeas~q~~~~
~mmerc~3~ - 75% and ~ndu~- 2~
..... H ..................... ,,,,~,~,~ .......... ~,,~,,~ ........
~,,,~ ...... ~ .......... ~ ~, ,~,,~ ~ ~ ,~,~ ....... ,~, ~,,,,,~,~ ...... ~ ~,,~
~nd~3~ -
p3~~~; char shifts ~n ~3nd use p~erns: and
~at~v~mpacts on pubH~tructure; The maxi~
........................... ~.. ~ ..._.~ ....................
................... ~H ....................... ~ ~ ..... . .................. ~ ............ ~ .....
)3nguage regarding the ~ted Lqdustriai )and uses ...... ~ ........ 7 , ~ ....................... ~ .......
41
s~a-F.:Jards cor+s~cy with4he-above-guidel~aes~,-sile-spec~ia-devek}pme~lelails-wikLbe~ev~ewed
~uf4ng4J:Ha-~!opme~view pr~s~
(~~~ no ~aimum~i~l~f~-~P~ Uni~e!op~nt~x~l~l
requests for rezo.qi~~t least fo~H~d (4~~~ ina~~s
~s~ez~~t~~isli~~istrict ~nsictent wi~~
~s that ~o~te within an A~~~~ve~~ly~~i~
t~ Zo~ Ordin~
~=n ......... ;~, ......~ ~H deve~~~hich are ~* ,.,n~;~ 3n ~t. tMty C~e~ordo not
~ ....""U ~" .....v'~'~'"i ~"~ ~ ..... ~' "" .....
meet ether ~ .... ;~ ~n; ....n~H ....in ~nd on~y ~ *~ ~*~ ~~ u~
........... ~ ......................~. ~,~..; ....~ ..................~ 3~G~Gt~on of ~dd~t~on~! ~ro~''
v~ ..... ~ ~, ~..~.. ~ ~..~ ...~ ~,.~.~ ~.....~ . .~...
........ 7 2 be proposed.Th~minimum ' .... ~ ~ ~n~~~
.... h~ ~n~;h~ ~, othe~ew Activib, ~~e with an 3~eriaF~Hector ;unction.
~zo ~ ....... h~ do~r ,h~ t ..... "~ ' ~m ~h ether base on ~' pg~~
vv...~. ~ .. ~,~ ~Hu~...~ ~..~ .... ...~
~vity Center bemuse of th~latus of Vanderb~ft Beach Read, which is complete~~
Pulling Read ~-~ ...... n H, .~ ~ ,~ A~r~d *~ ~ ~ ~ ~ (w~~
X~' ~"'~"'1 ~ ....... ~"' '~ ~ ' '
~h D~H ~.~ ,we ~ ~ ~ ~;,~H D, ,,,;~. D~ ~;~., ~, ,k~;,,;.;~. Plat ~';-~'; ..... a =;~, Silo
~vu~,, . .v~ ,.~... ~ · . ,~..,,~... u..,,,~ , .~. . ...~. v~,.,~.v.. ~F..~..~..v ~..~ . .,,u.
~allbc subject ' ....... ,, ,~n ...........' '~ '~ ......~ .......' ~-~ ~n ,h. ~,,;~. r ....h, La~
Development ~ ;~ ,h. ..... e fh~f ~n~r~ n~ Pn, ,nh, Commissioners
~~m~tt]n~nstra~nts, and eE, .mLna~ ~.h~s read seg. ment fro. m the Tr3..~c CEr~[at~en
~'~"'~ .... "'~ ~""'2 ,,,,,,,,-,,v,,~ ,,v,v,,, ~ ,,~, ~y~,; ,~, ~,, ,,~,, ,,~, ,,,,,,, ,,,v
nY~ ~.~ ,~ roadway ~" .... ~ ;~t~ ,~ ~,;,,n,, ~t .... ~' ~ ~r~u~b· mana~d. ~cy
~"'l · ......... ~ "~' ......."'~ "'~ ' '~ ....'7 ~"'~'~ ~"~"
~nter by Au~uct 1993. Du~ '~ ;"'~ '~ '~ ~'~' p~bSe ~cc , ......
m~n~mum ~Mdu3~ ~*~ ~h3~e en~ur3~ed *~ ~ ...............
.. ~, .... ~ .~ comb~n~nts of access,
42
ac_roe-r:~-.wi-th--e-y,.ist~.g 3p, d--4~la~fetgTgjec-4s shall-be-required-esappropriate 3t time o~ and
~~,~p wil~~t to 3~~a~ p~ed road netw~
~re, - ...... b for ~~~~~~~~ugh
transpoda~~ s~ 3~d3~~~ shell be im~~rdin~nd minimize
a~s pe~nt~te th~ork and t~~at~ 9~~ct~ead
~NTERSTATE ACTD/~ CENTER FUTURE LAND USE MAP
AS RECOMMENDED BY CCPC ON !2/22/~
INTERSTATE ACTDV~ CENTER FUTURE LAND USE MAP
DIKI~ D1R~ D~AR tP~ R~% IklT~D~TAT~ 7~
$NTERSTA~ ACTD/~ CENTER - FUTURE LAND USE MAP
$R 95! - ~NTERSTATE 75
~¢~~ C~~bd~
p~, D~ ~n'~ ~r 300 3~eS or ~~ ~ nnn A .... tn~g, ,~i~, or ~ore, 3 neighborh~
uv ~,,~,.~ ~.j~..~ .,,~ ,~,,~.....~
~,,~,, ~ ~,~ .... ~ ...........v~ .~ ..,~ ,.~,~...~ ..... ~
.......... ~ ...........................~ ............................. ~ .......dg~
C. Th ........ j~l .....I cecil ~ ....r93tcr than 4 ~ 3cr~~
d. No ccnstruction i. tha ~nmm~r~i~l ~ei~t~d ~r~ eh~ll h~ ella .... d ,,~f;I ~O/_ nF
buHd~n ..... ;~, f~, th~ H ....~ .....t ~,~; .....~ ,,~ ....m ....;'~ 3uthorized by the
Board of County C~m~ss~
3. Business Park Subdistrict
The Business Park Subdistrict is intended to provide for a mix of industrial uses and non-
industrial uses. designed in an attractive park-fike environment with low structural density
where building coverage ranges be~een 25% to 45% and landscaped areas provide for
.buffering and enjoyment by the employees and aatrons of the Park. BusineSs Park~ shall
allowed as a subdistrict in the Urban Commercial District subject to the criteria set fo~h under
the Business Park Subdistrict in the Urban-Mixed Use DistriCt,
C, Urban - Industrial District
~The Industrial Land Use District is reseNed primarily for industrial type uses and comarises
aaoroximatelv 2.200 acres. ~-;';~- ~ use ~H~n ~ m ..... ~*~" '~ HSht .....
3sccmbb', storage, corn~'" .... 4 ~,~ ~ra~ssin,, business Hmitad ~mmercia[ .... h
,,~ ............ ~ g SePt~S
~hl[~ ~r~ ~nt~re ~nd r~et~t,r~nte ~ nfh~r h~e;~ ;n~,sefr;~l ,,e~ h,~t nnl ;n~lssH;nn r~t~;I
43
~Y~ B,.:s!r',E~.~4~g4meRded to4rmludaa .mix-of-dndustria~esk2ne4ia-an
a~r~ve~:3;P~d~e-env!ronme~v,4t,~h4ew ~!ructurabdens. ity ,.,.,here-l~ilffing cGvefage-ranees
bet'.": een 25% to 45% 3nd !arge-land ec, aPe4-~t~he-functienal4Jse-ef-l~ffefine-an~
enia-y~he-emplaycec ,4 ~k .... ~' HoweverT,,a-rer.~e4and witNn4he4~ustria!!y
~rea'.. for the !ntended-kq~ri~eufe-cemp~ibi!!ty, Busir~-cParks
be-pe~ with a m~xi..mum cf '!0% cammerc!~! uses. Ac~s te ~rter~Pread systems
,h~, k,, in accerdanGc ,,,;m the r',-,,;,,, n ....h, ACC-eSS .M.a~rr4ont Poli~t-wil. h
gb~,,INe-7-i~gLPOl-iC.y 7. ! Of the Traffic C!rcu!31igp,-E~nt. CcH:rH~ercia,LLmes-shall-indudo uses
eugh~s, ~nanciabiP, sl4ta~ons, c, ulb~aJ fa~s-and-fitness--cen~aa-~s/~aGilities,
per-m~ithin tl:~se_afea~fbe~;~,-t~udakt-De~el~q~ent-within4he4Jrbaa
!nduztria! D!ctrict ka~ Use Designation. Busines~e a mi.qia~.of 35
The ot .... ,~: ~,,;, n .... l,,p,,,,~,,t ~,,,~,,, re:on!rig ord!nance-docufaef~-rd~,,sip~cc Park
eh~ll P,-,~t..~;n enat.;fi,'. I.-sr.n, ,~a ra,-,,-arH;n,'~ the .xtsrmltltt/"l rt~n_;rtt,h ,etr;."~t , ,eae
ccmmerc!3! =nd !ndustria! !and uses.
(X) The h .... tt.~r;ae nf the I trh~n fr~rh,etH.'~l PI;etr;t.t are trQr~e;t;~n"M' tharafnra th ...... ~lnnf~ tha;r
nt~r;:,'n~.tnrt' m, ,e{' ht~, t'.t'~mn."at;hltt ti,;th ann ;rtH,,etrl-'a~ USES. All irxtl~,etri.'al .'xr~.ae ehtxt tlt"l h.'aut~
...... t .... H,,,-;~ ,.,, ,-,,ne:,-t,-,, in ..,HH;t;,..,,., access .m3y h,, ,,,-,.,,,;H~ via 3 i,,,-~i road-lhat.-dees-p, ol
seNice 3 nraHnmln'"atah. t rae;..'tanti~t
I, is ....;ha.- ,~.~, .~, .- ,,-, .-h..-.;,... c, gnditic~qs-wilhin ,h.- n ....,.. ,h,,,,,~ k .....~ r,-.
· . t. ....................... ~., .~ .......... · ........may ,~ a ...............
industria! !and. Thoso "'...o~nditions may inc!,..~le-bui!d-out or !ask--of futuro sen;ice-s, and--fad!ities-fe~
the following ,'-flier[ ..... t h~. n-xtd. th ........ h'MI htx !n Ih.,-x f .... f a DI .... tl I Init 1~ .... I
.... t.,.~f-. .... ~ ........ ~ ~r..' ........... ~ ....................... ~ ........ ~ ....... :J .....
~:~oigp~ed '-' zoned ;,,,~,,et,ht. th ........ H I~nrl ........ t h ...... t;hl .... ]th ell; .... t
;nfr,'~etr~,t-h trt~. ;nt. lset-I;nt"t "'~n ;nlexrn,'tl r^."at~ nt~fxttl,'xrb "'~nt'l t.t~rtlr."xl t,..."~f~r ."'xn.d ot~.ttxr miser
~,-,,-I nOCessa,"y ......................... ~ .............................................................
.... ,
be provided '-" in place. :"' ':"~'~;'; .........*; .......;,,H, ,,,,-;.,i ........h .....;,,,~,-4 ;n the. I !rh.'~n
Besides basic Industrial uses. limited commercial uses are permitted. Retail commercial uses are
prohibited. except as accessory_ to Industrial or Business Park uses. The C-5. C-4 and PUP
Commercial Zoning Districts along the perimeter of the designated Urban - Industrial District that
existed as of October 1997 shall be deemed consistent with this Land Use Dislrict. Industrially
designated areas shall have access to a road classified as an arterial or collector in the Traffic
Circulation Element. or access may be provided via a local road that does not service a
predominate!y residential area. Intensities of use shall be those related to:
a, Manufacturing:
b. Processing:
c. Storage and warehousing:
d. Wholesaline:
e. Distribution:
f. High technology:
g, Laboratories:
h. Assembly:
i. Computer and data processing:
j. Business services:
k, Other basic industrial uses as described in the Industrial Zoning District of the Land
Development Code:
44
~, Business Park uses as discussed be_~.W and as described in the Business Park Zoning
District of the Land Development Code: and
In. Support comm_.ercial uses. s.u_~h a,~ child care ced3te,.E.E.a_od restaurant.E,
]4 Business Pa_Ek_Subdistrict
TJ~e BusiRess Park Sub_district is intended to orevide for a mix of industrial uses and non-
industrial uses, designed in an attractive park-like environment with low structural density
where building coverage ranges between 25% to 45%_an~landscaped areas pro._v.j.Ce for
buffedrig and enjoyment by the emplO_y~es and patrons of the Park. BusineSS Parks shallbe
allowed as a subdistrict in the Urban Industrial District sub!ect to the criteria set forth undo[
!be Business Park Subdistrict in the Urban-Mixed Use District.
(A/4!II. AGRICULTURAL/RURAL DESIGNATION
The Agricultural/Rural Land Use Designation is for those areas that are remote from the existing
development pattern, lack public facilities and services, are environmentally sensitive or are in
agricultural production. Urbanization is not promoted, therefore most allowable land uses are of
low intensity in an effort to maintain anc;.,.~romote the rural character of these lands. Aqimite~
c~t~r.f~nn nf I~nH .~ ~th~ th~n l~,r H~n~Hu r~i~nti~l ~n~ ~r~,tlt,,r~l ~MHI h~
~v,~,,~,, ~, ,~,,~ ~ ~,,,~, ,,,~ ..... · ~,,~,,] ,~,~,,,,~, ~,.~ ~,,v~,,~,~, · .... ~ ~,,,,,,,~. v~,,
..... ~,,,H ....... "~' so~4~s 3s a~n~H ~ m .... ~ ..... ~ ~"=~' Count" ?~
~ ,,,~ v~v,,,,~, ~""~ ...... ~ "'~' '~"' ~"'~' 7 ~""'~
~,,~ ,~.~ ....... ~, ~,, .... ~,,,,7 ,~ .....~ ~,, ~ ~,,~,~,,~
e,hn~l~ Nr~ ~n~ n~l;,~ et~ti~,' ,,tit;h, ~nH ~mme,ni~fi~n ~,~;I;t;~' ~HH min;nn ~;I eXt~OR
~"~'~. "'~ ~"~ y~"~ ~ ..... ~"~, ~""'7 ~"~ ...,..~... ,.~...~...,.~. ~ ..... .,,.,,..~, v.. ~..~
weftand ....... a any .....;'~ ~"~{ ....... ~s "~' ~-~'~ ,,,;m;~ m. n .... ,;.~ ~ ....r Conc~
~e m~l _ th~ e;.B h~e H~rDnt 3CCe~ en 3 rn~ ~t~,~;n~a 3S ~ ~H~.;~ ~H ~h ........ ;n h~ com~atiblo
The following uses are permitted in this District:
a. Agricultural uses such as farming. ranching, forestS, bee-keeping:
b. Residential uses at a maximum density of one dwelling unit Der five gross acres. except for
legal non-conforming lots of record:
c. Habitat prese~ation uses:
d. Parks. open space and recreational uses. golf courses:
e. Essential seaices as defined in the Land Development Code:
f. Safety seNice facilities:
g. Community facilities such as churches. grouD housing uses. cemeteries: and schools which
shall be subject to the following criteria:
Site area and school size shall be subject to the General Edu~tional Facilities Repo~
submitted annually by the Collier County School Board to the Board of County
Commissioners.
L The Site must comOly with the State Requirements for Edu~tional Facilities adoOled by
the State Board of Edu~tion.
L Zhe site ~hall be subject to all appligble State or Federal regulations.
45
h, Commuqication and utility facilities. except for central water and sewer facilities as noted
above:
i, Migrant labor housing as provided in the Land Development Code:
j. Eadh mining. oil extradj. j.on and related proces.,sjng:
k. AsphaJ.t planLas a Conditional U~;e as defined in the Land Devel0pment GO~_e prov_Ld. ed tha.t
the asphalt Cant: is compatible wit_h_turrounding land uses: is not located in a C, ounty. State
or Federal jurisdictional w~tlaQ~Larea an,~ an'y__require_~J2uffer zones: is not located within
1.000 feet of a F~rida State Park: is not Iocaled wi~,hin the Area of Critical State Concern as
depicted on the._Eulur_.e._L.a_~.se Map: and,, is not located within 1.000 feet of a natural
reservation:
h Commercial uses accessory_ to OLh..eLp~rmitted uses· such as restaULant acC. e..,~_ory to golf
.C;urse or retail sales of producQ accessory. to farming. sO long as restrictions or limitations
are imposed to insure the commercial use functions as an accessory_. subordinate use. Such
restrictions..Or ljmitations could include limiting the size and/or location of the commQrCial use
and/or limiting access to the commercial use:
m, Commercial u_~es, within the Rural Cp..mmCrCial Subdistrict. based upon criter_L~
n. Industrial uses within the Rur. Ca! - !?dustrial DistriCt;
o, Travel trailer recreational vehicle oarks. provided the follo,,'ving criteria are met: 1, The density is consistent with the Land Development Code:
2. The site has direct principal access to a road classified as an arterial in the Traffic,
Circulation Element. direct principal access defined as a driveway and/or roadway
connection to the arterial road. with no access points from intervening properties: and.
3. The use will be compatible with surrounding !and uses.
A. Agricultural/Rural - Mixed Use District
,~,,,,o;t ..... id''''n-'l use in ,-,, ,H,,;,,,, areas. a,~,-;~,~,,~;,,i }3nd--tases ,',',~,, H,~ .-,n ..... d~3t 3 maximum
H~.nelh, t~,f ~ ~ ~nit r~,~," r-, n~r. ee
2, Ccmmsrc!~! ~Jndcr Cr!tc'r~
3. The '-,'-~'-'* I'' o ,:; .....or ~'-~ in
F, 'rh ....h~,*,t; ....f"'~""* the"' g; ,'*l~es from th,~ ~e3rest d3'; * ,
~r~3! 3re3 or dgsignat9d ^,-th,~t,, r',~,*,t,,,* (me3surcd~ ....
· ,~ ....,,r ~,,,~, ,r ,~,~,
~ uses 3re ccnsidgred Ic;';cst order 9eods 3nd
The purpose of this District is to protect and encourage agricultural activities. conserve and
preserve environmentally sensitive areas. orovide for low density_ residential development. and
other uses identified under the Agricultural/Rural Designation. These areas generally lack public,
facilities and services. Urbanization is not promoted~ therefore most allowable land uses are of low
intensity in an effort to maintain and promote the rural character of these lands. Residential use~_
are allowed as follows:
a. Low density residential dwelling units. at a maximum density of one dwelling unit per five
gross acres. except for legal non-conforming lots of record,.
b, Dormitories. duplexes and other staff ho~ing. as may be provided in coDjunction with
conservation uses. at a density in accordance with the Land Development Code:
c, Group housing q,s_P,_,s_aLa density in accordarlce with that permitted in the Land Developme. J:lt
Code:
d. Staff housing in conjunction with safety service facilities and essential services. at a density in
accordance with the Land Developme.nt Code:
e, FaTm labor housing in accordance with the Farm Labor Housing provision in the Land
Development COde:
f. Recreation camas as defined in. a_o._d__a_Ubcdcnsity allowed by. thLLand Devel..opment Cod_e.
1. Ru_~LCommercial Subdistrict
Within th~ Agr~¢tural/Rural - Mixed Use District. commercial develooment. up to a maximum
of 200 acres. may be allowed proyiding ihe following standards for intensity of use are met:
a. The project. or that portion ofj larger project which is devoted to commercial
development. is 2.5 acres or less in size:
b. The project Or that portion of.a larg re_Loroject which is devoted to commercial
development. is no closer thj. '. 5 miles. measured by radial di~stance. from the nearest
developed c.Ommercial area__._zoned commercial area or designated Mixed Use Activity
Center:
C, The proposed uses are those permitted in the C-1. C-2 and C-3 Zoning Districts of the
Land Development Code:
d, The pro!ect is located on an aderial or collector roadway as identified in the Traffic
Circulation Element: and
e. The project is buffered from ad!acent propeal;as.
flV)B. Rural - Industrial District
Intonell;De r~ ,te~ eh'~ll h~ thr~e~ ral"~t~ It., llnhf m~n, nr~r-t. ,rinn nrr..t-~.eein.~ etr~r.-~r~ ~nd
u,~h~, ,ein~ ,.,h~lne~linn Hietrih~ .finn
,,~,~.,~,,,~, .... ~,~ ..... ~, ~,~ .............. ~,.,~, ~, .... ~,,.~, ~,,~ ....
~rn transitional. ~hnrn(~rn ~hn . :e~ ~Innn their nnrlmntnre m~ .e~ hn ~mn~fihln ~m,ith n~n in~. ~etr;~l
~. All in~s setrill
~,~ ..... ,~,,,,~ ,~,~,,,,~, u,~.
IIYI It ~S ....
~;fi~n~l ;~, ,efri~l f~n~ Thnen ~n~ifi~ne m~,, i~l, ,~ ~..il~ ~, ,f O~ h~ ~f f, el, ,r~ senoils and
I Inif ~t/DJ~nm~nt'
,,e ..... t h ...... f;hl ....;th ~; .... t I~n~ ........ 4 nn~ce~, ;nfr~etr,,~h,rn jRC~UdjR~ 3R intcrnsl
,~ ,,~,,-~,,, ~,,~ ~ .... ~, ~.,~ ,,,~- ~ ~,~-,~v~ ~, ,,, ~,~w. .,~ ,~,,~
......
~" ~'
The Rural - Industrial District. which encomDasses aDDroximately 600 acres of existing industrial
areas outside of Urban designated areas. is intended. and shall be rese~ed. for industria~
uses. Besides basic Industrial uses. limited commercial uses are Dermitted. Retail commercial
U.,Ses are prohibited. except as accessory. to Industrial uses. The C-5 Commercial Zoning District on
the perimeter of landS._d~.,Sjgnated 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 aderial or collector in the Traffic Circulation Element. o.r access ma.y_i;Ze provided
via a local road that does not service a predominately residential area. NO nc.w industrial land uses
shall be permitted in the Area of Critical State Concern, For the purposes of intemreting this
~nd gas exploration. ddfiing, and prC>ductbrl ~;hall not be deemed to be industrial land
uses and shall continue to be regulated by all a. p. plicable federal. state. and local laws, Intensities
of use shall be those related to;
a. Manufacturing:
b. Processing;
c. Storage and warehousing;.
d. Wholesaling:
e. Distribution;
f. Other basic jnCustrial uses as described in the Industrial Zoning District in the Land
Development Code:
g. Support commercial uses,..:~uch as child Care cerlt¢rs arid restaurants.
C. Rural - Settlement Area Distrig/i
!, Sc,~Jement Are-_ D!str!~
~'~" ~'~ ~""~'~"t, .....
.... ~ ............ ~;~ i ....,~i~ ~ ,N~ ~ ~ n~;~tl .... A which ~: :~rre~'~ far r~
,,~,,, ~ .... ~ ~,,~ ,~ .....,~. ~,,~,~,, ~ .... v vv,,,~,,,~,,, , ,,~
~m~ted te the area described ~'/e :rid sh~ net be ~v~b~e ~ a bnd use d~str~ct for any oth~
~. .-~v,~,,,,~, ~v~ ,,~, ,~ ~,,wv~ .,,v ,,,,,,~ ,~,~,~ ,,v,~,,h ~,,~ ,,~,,,,~,,,
exceed 22
~nlf Pn,:r~A~
stat!ons~
........................ , ~,.~ ..............g .............. ~re ...... ,
All ;n ~At~n~a ~,,;lh
48
This District consists of Sections 13.14.23.24. and a portion of 22. Township 48 South. Range27
East (the former Nodh Golden Gate Subdivision). approximately 2.800 acres which was zoned and
platted between 1967 and 1970. In settlement of a lawsuit pedaining to the permitted uses of this
PJ'..QPQrty. this PrOPerly has been "vested" for the uses specified in that cedain "PUD I:LY Settlement"
zoning grantedby the County as referenced in that cedain SETTLEMENT AND ZONING
AGBEEMENT dated the 27th day of January.. 1986. This Settlement Area is commonly known as
Orangetree PUD. Refer to the Golden Gate Area Master Plan for oermitted uses and standards.
III, ESTATES DESIGNATION
The Estates Land Use Designation are encompasses lands which are already subdivided into
semi-rural residential parcels (2.25 acres as an average) essentially consisting of the Golden Gate
Estates Subdivision. The area is identified as having potential for population growth far removed
from supportiv_.~ services and facilities. Expansion of the area--will shall be discouraged.
(V!)Pursuant to Policy 4.1 of the Future Land Use Element, the Golden Gate Area Master Plan
encompassing the Estates Designation was adopted by the Collier County Board of County
Commissioners on February 5, 1991. reefer to the Golden Gate Area Master Plan for siting criteria
and development standards for specific land uses.
IV. CONSERVATION DESIGNATIOhj
The overall purpose of the Conservation Designation is to conserve and maintain the natural
resources of Collier County and their associated environmental, and recreational and economic
benefits. All native habilats possess ecological and physical characteristics that justify attempts to
maintain these important natural resources. Barrier Islands, coastal bays and wetlands deserve
particular attention because of their ecological value and their sensitivity to pedurbation. It is
because of this that all proposals for development in the Conservation Designation must be subject
to rigorous review to ensure that the impacts of the development do not destroy or unacceptably
degrade the inherent functional values.
The Conservation Designation is intended to protect certain vital natural resource areas of the
County owned, primarily. by the public, although private in-holdings and privately owned
conservation areas do exist. This Designation includes such areas as Everglades National Park.
Big Cypress National Preserve. Florida Panther National Wildlife Refuge. Fakahatchee Strand
State Preserve. Collier-Seminole State Park. Rookery. Bay National Estuarine Research Reserve.
Delnor-Wiggins Pass State Recreation Area. and the National Audubon Society's Corkscrew
Swamp Sanctuary (privately owned). ~'~"~'4- ~"'- a .... ~ ..... , ,,~ ,h,.~.. 3re3s3re fOUnsLi,q4f~
................................ ~"'~ ................. 7 ....... ~'~'vl" .......
· t:~Q~,e,~a~esigna!!en :,:!!! 3ccommodat~ntia! uses
............................ · ..................................................... ~, ....
el,-Jf;,nne. , ,f;l;t.,, ."anti ~_,O.,n,'~..,~.n.!C,~tiO.n, f,'~r;lit;,ee. e,,-jHh ' ' ~ ...............
................ · ..................... m:nm.g; agricul~4:e; and oi! '~',*,",'-,~ ....,4 febted
nrnt, x~ee~nn Thc~ b.4~u~d,?.~r!es r,.f tht~/'"~,nennt,-a'tlnn r~ielr;,,',l' rn.-',jx, ner;ntl;.,-.~ll..t .",h~nne, ,'~e nrnn,e, r41ec..
P' .........:~ ........................... ~ .........· I-'~ ........· .....
The boundaries of the Conservation Designation may periodically change as properlies are
acquired.
Standards for development in the Conservation Designation are found in the Conservation and
Coastal Management Element and the County's Land Development Regulations. The
Conservation Designation will accommodate limited residential development and future
non-residential u~Qs. The following uses are permitted in this DesignatiQn:
a. Single. family dwelling units. and mobile homes where the Mobile Home Zoning Overlay
exists. at a maximum density of one dwelling unit per five gross a;re.s. or oa.e_.dwel.tLng unit
p.C, L3 gross acres for private in-holding.~ w_i. thin the Big Cypress National Preserve - each
~vel!ing unit must be_physically situated on a minimum five acre parcel. or minimum 3 acre
D.a~dvate in-h~L~ings within thC_.8_ig_Cypress Nalional Preserve.
b, Dormitories. duplexqLa.Q~ other staff housing. as may be provided in conjunction with
..conseryation uses. at a de_J3_,~ in accordance with that permitted in Ihe Land Develop. ELeZLt
Code:
ic. Group housing uses at a density in ac,._c_oz~ance wi~,h that permitted in the Land Development
Code:
d. Staff housing in coniunction with safety service facilities and essent_i.SJ_ services. at adensity in
accordance with the Land Development Code:
e. Farm labor housing in accordance with the Farm Labor Housing provision in the Land
Development Code:
f. Recreation camps as defined in. and at the density allowed by. the Land Development Code.
g. Essential services as defined in th.: Land Development Code;
h. Parks. open space and recreational uses:
i, COmmunity facilities such as churches. group housing uses. cemeteries: and schOOls which
shall be subject to the following criteria:
· _.. Site area and school size shall be subject to the General Educational Facilities Report
submitted annually by the Collier County School Board to the Board of CoUnty
Commissioners.
L The Site must comply with the State Requirements for Educational FaCilities adopted by
the State Board of Education.
· _. The site shall be subject to all applicable State or Federal regulations.
j., Commercial uses accessory_ to other permitted uses. such as restaurant accessory tO
operation of a Park or Preserve;
k. Safety service facilities:
I. Utility and communication facilities:
.rn. Earth mining;
n. Agriculture: and.
o. Oil extraction and related processing,
(IY~A D,,bl;,- ! .~,,-l~ _ Ra;X~(~Jf~!_~S~~
T~ie Pilefrill !,n.C~tjdeev e, ,~h ~F~S 3~ ~u~r~l~e ~l~t;~n~l D~r~ ~;~ ~,,~r~ee kl~i;~n~l
............. ~,,,~, ~ ............. ~ ..... , ........] ~--/ ..........
V. OVERLAY~ AND SPECIAL FEATUR~
A. Area of CritiQ~l State Concern Overlay
The Big Cypress Area of Criti~l State Concern (ACSC} was established by the 1974 Florida
LegislatuFe. The CFjti~l Area is displayed on the Future Land Use Map as an overlay area. The
Criti~l AFea encompasses lands designated Consedation. Agricultural/Rural. Estates and Urban
50
(Port of the Islands. Plantation Island and Co~eland). Chokoloskee is excluded from the Dig
Cy.Dress Area of CritiCal ,~~. All Development Orders wi[hin the Critical Area shall
comply with Chapter 2--7-F--3 28-25, Florida Administrative Code, "Boundary and Regulations for the
Big Cypress Area of Critical State Concern" or--the4ollov,4r'-~j-reg~lations, ;,:h-it,.hevef--a~e-fner-e
res,tr-ist4ve. Th9 ']'hose regulations include the following;
A=.I. Site ALteration
-l-.a. Site alteration shall be limited to 10% of the total site size, and installation of
non-permeable surfaces shall not exceed 50% of any such area. However, a minimum of
2,500 square feet may be altered on any permitted site.
,'<)2.b.Any non-permeable surface greater than 20,000 square feet shall provide for release of
surface run off, collected or uncollected, in a manner approximating the natural surface
water flow regime of the area.
(!X)3,c. Soils exposed during site alteration shall be stabilized and retention ponds or
performance equivalent structures or systems maintained in order to retain run off and
siltatjon on Ihe construction site. Restoration of vegetation to site alteration areas shall be
substantially completed within 180 days following completion of a development.
Re-vegetation shall be accomplished with pre-existing species or other suitable species
except that undesirable exotic species shall not be replanted or propagated. Exotic
species are listed below.
Australian Pine - (Casuarina spp.)
Bishopwood - (Bischofia javanica)
Brazilian Pepper - (Shinus terebinthfolius)
Melaleuca (cajeput) - (Melaleuca leucadendra spp.)
Downy Rosemyrtle - (Rhodomytus tomentosa)
Earleaf Acacia - (Acacia auriculiformis)
Catclaw Mimosa - (Mimosa pigra)
Java Plum - (Syzygium cumini)
m"'~.d. No mangrove trees or salt marsh grasses shall be destroyed or otherwise altered.
Plants specifically protected by this regulation include: All wetland plants listed by the
Florida Department of Environmental Regulation in Chapter 17-301, Florida Administrative
Code, as amended.
,5=e, Fill areas and related dredge or borrow ponds shall be aligned substantially in the
direction of local surface water flows and shall be separated from other fill areas and
ponds by unaltered areas of vegetation of comparable size. Dredge or borrow ponds shall
provide for the release of storm water as sheet flow from their downstream end into
unaltered areas of vegetation. Access roads to and between fill areas shall provide for the
passage of water in a manner approximating the natural flow regime and designed to
accommodate the 50 year storm. Fill areas and related ponds shall not substantially
retain or divert the total flow in or to a slough or strand or significantly impeded tidal action
in any portion of the estuarine zone.
(!X)6,,f. Man-made lakes, ponds, or other containment works shall be constructed with a
maximum slope of 30 degrees to a depth of six feet of water. Whenever mineral
extraction is completed in new quarrying lakes, shoreline sloping, planting of littoral
shelves with nursery grown aquatic vegetation, restoration or revegetation of the property
and disposal of spoils or railings shall be completed before abandonment of the site.
Existing quarrying lakes are exempt from this provision, except that whenever any person
carries out any activity defined in Section 380.04, Florida Statutes, as amended as
development or applies for a development permit as defined in Section 380.031, Florida
51
Statutes, as amended to develop any existing quarrying lake area, these regulations shall
apply.
7~ Finger canals shall not be constructed in the Critical Area.
(-IX) ~Fcr ,3n~-zoned--agri"'..,J'!t'Jr~ th3t !c eng3gc3d in or is propesirH~j-bon3 .r.'de-agricu!ture-use(s~,
~e~!ter3tion perce~tsqP~'/dge~d~asted for site 3!ter3t!en 3c.~vilies-desigaed-4Gr
Gense~ation 3r,-,d/or--e. nvir. oP, menlabpurposes-as-sct fodh in 3n Enviro,".memal-4mpact
.... ;.,~lud'-' '';'~ ...... ;F,~H n ..... a 3s~od3~-Ir~b.~ke~s-ap~rcved by-the-F,ter--ida
"~]" "'~'I I'''v~''~v~ "'~ ~"~
Depa~menbo~ernov3! 3r'~-c, entro! of !~s~e{bexot~ p!3n spe~jsics; (i~-)-native
babit3t ,~,~"',"'~"," typisal-of t,he4mmedi3te vi~n!t"; n,,~ enh3~.aOing h-~F,;~ ~,-,,.
,~v,~,~,,~,,, ; ',"1 "~"~' '~'
· -,,,, ./ ~,,~ ~,
bjstor!c3! hy~tr-operic-'dc; 3rid (vi) othor 3ctivitie*,, designod4er c..9,qser4~ and environment34
h. This rute shall not apply to site alterations undedaken in connection with the_a_.qriC:ultural
use o( land or for the conversion of land to agricultural use.
B2. Drainage
4a. Existing drainage facilities shall not be modified so as to discharge water to any coastal
waters, either directly or through existing drainage facilities. Existing drainage facilities
shall not be expanded in capacity or length except in conformance with paragraph (2)
below; however, modifications may be made to existing facilities that will raise the ground
water table or limit salt water intrusion.
2;b. New drainage facilities shall release water in a manner approximating the natural local
surface flow regime, through a spreader pond or performance equivalent structure or
system, either on site or to a natural retention, or natural filtration and flow area. New
drainage facilities shall also maintain a ground water lever sufficient to protect wetland
vegetation through the use of weirs or performance equivalent structures or systems.
Said facilities shall not retain, dived, or otherwise block or channel the naturally occurring
flows in a strand, slough or estuarine area.
3G. New drainage facilities shall not discharge water into any coastal waters either directly or
through existing drainage facilities.
d. This rule shall not apply to drainage facilities modified or constructed in order to use land
for agriC:ultural purposes or to conveal land to such use.
G3. Transportation
(!X)! a.Transpodation facilities which would retain, dived or otherwise block surface water
flows shall provide for the re-establishment of sheet flow through the use of interceptor
spreader systems or performance equivalent structures and shall provide for passage of
stream, strand, or slough water through the use of bridges, culveds, piling construction or
performance equivalent structures or systems.
(!×)2b. Transpodation facilities shall be constructed substantially parallel to the local surface
flow, and shaft maintain a historic ground water level sufficient to protect wetland
vegetation through the use of weirs or performance equivalent structures or systems and
as feasible, the flows in such works shall be released to natural retention filtration and flow
areas.
3c. Transpodation facility construction sites shall provide for siltation and run-off control
through the use of settling ponds, soil fixing or performance equivalent structures or
systems.
52
(!X)D4, Structure Installation
4a. Racemerit of structures shall be accomplished in a manner that will not adversely aft'act
surface water flow or tidal action.
~b. Minimum lowest floor elevation permitted for structures shall be at or above the 100 year
flood level, as established by the Administrator of the Federal Flood Insurance
Administration. The construction of any structure shall meet additional Federal Flood
Insurance Land Management and Use Criteria (24 CFR 1910), as administered by the
appropriate local agency.
C, This rule shall not aDDIY to structures used or intended for use in connection with the
agdculturaL_U~e of the lan~
All Development Orders issued for projects within the Big Cypress Area of Critical State Concern
shall be rendered to the State of Florida Depadment of Community Affairs for review with the
potential for appeal to the Administration Commission per Chapter 9J-1, Florida Administrative
Code, "Development Order Requirements for Areas of Critical State Concern".
............. ~ ........... "1~ ~ .... t" ..................... ~ ........................ ~ ........... ,
........ ] ~, .... , .......... ~ .................................... ~ .............
~ C.B Areas Of Environmental Concern Overlay
Areas of environmental concern are identified on the Future Land Use Map series. Primarily. these
represent coastal beaches, marshes, hardwood swamps and cypress forests; wet prairies and low
pinelands; and, brackish marshes. These =re Snc~udcd =c 9encm~ represent=irons far
purposes. T~;, OVerSay does "~+ .... ,;+, ,, ...... a .... , ..... + '+~*~"~' Standards for
............................... y .........
SO~LS FUTURE '~.ND USE MAP
This overlay ~ntains general representations for informational purposes only: it does not constitute
new development standards and has no regulato~ effect. Standards for development are found in
the ConseNation and Coastal Management Element and the Land DeveloDment Regulations.
g. ~ Airpo~ Noise Are~ Overlay
The Naples Ai~od Authori~ developed an airpod noise compatibili~ plan under the guidelines of
the Federal Aviation Regulation, Pa~ 150. This plan included identi~ing noise ~ntours at the 65.
70 and 75 Ldn (day-night average sound level). ~e Ai~od Noise Area Oveday shown on the
Future Land Use Map re~ecB the 65 Ldn contour, the least severe impact of these three noise
~ntoum. Residential and other noise sensitive land uses are considered 'no~ally unac~ptable"
in areas exposed to levels be~een 65 Ldn and 75 Ldn. This Overlay is info~ational and has no
regulato~ effect. However, the Land Development Code ~ntains an Ai~o~ Overlay District which
regulates development near the Naples Municipal Airpod.
53
FUTURE LAND USE MAP SERIES
Future Land Use Map
MixedU~,e Activity Centers
Interchange Activity Centers
Properties Consistent by Policy (5,9.5.10.5,11_~
Natural Resources Wetlands Map
COL-L-IE-R-CQUNTY
GRO.WTH MANAGEMENT PLAN
FUTURE LAND USE-E~L-EMENT
~D-USE-MAP-SER!ES
ZONING RE-EVALUAT!ON PROGP~M
COMMERCIAL UNDER CR!TER!A
Map4~h~-BS34SZ &. (:)607NZ-A =randeal ^,..-'e 47 4aa,m/v~
Maps 05!3SZ, 0607NZ 3nd 9522NZ 3.mended M_'rch !4, !91)5
NOTE:
These .m3ps reprcsent-those-pFope+lies-that-have-been found cons!stent w!th-the Futu-re
~ ..,,~ ,~o,, ~ ..... .h .....h .h~ 7,,,,~,,,. Re-eva!u3ti~Fam ~nd through ~pplication-of-lhe
Co..' iter!3 provision of the Future L~nd Use E!emnt-,
1997 FUTURE U~ND USE ELEMENT
FUTURE LAND USE MAP '
/.; I .~w ~:~:.' · .......................
' ..-.
........
~,.: -...::; : !~ . ~. } '...
MIXED USE ~ INTERCHANGE
ACTIVITY C~NT[R ~,,~
INDEX MAP'~
ACTIVITY CENTER
ACTIVITY C~NT~R ~14
ACTIVITY CENTER
..................................................
ACTIVITY
ACTIVITY CENTER #B
ACTIVITY CENTER
ACTIViTy CENTER ~12
/ - ,~*~. · { '," ' ~ /
"' '-~ -' · i~/
ACTIVITY CENTER
ACTIVITY CENTER IlS
1
...... RSF-3
1__1 _1_I__1 iD [2 ,,~I~1°1 1.1 __.1 [. 'i_I_l i
ACTIVITY CENTER 1116
ACTIVITY CENTER
ACTIVITY CENTER e20
¢-4
llllll III ~lllllI II IIIIl Il llllIIllll
EXISTING ZONING CONSISTENT WITH ,=LUE BY POLICY
COLLIER COUNTY
,=LO,,°.,,
~ ~-..~ ~ ........ ~ '[~,~'~ ~.~;",
. ..~. ~ . ,..,. :-.~ ,
..........................
R ~5 E ~ R ;~6 ·
MAP FLU~-IO
EXISTING ZONING CONSISTENT WITH FLUE BY POLICY S.9. 5.10. 5.11. 5.12
COLLIER COUNTY
FLORIDA
'1/-~ ~'-"~ t2 ~: ---
·I
M.A_p__ F L.__U_~_ -_U_.
EXISTING ZONING CONSISTENT WITH FLUE BY POLICY S.9, 5.10, 5.11, C;.l~
COLLIER COUNTY
FLORIDA
H_A__P_ P_LUG:'I3_
EXISTING ZONING CONSISTENT WITH FLUE BY POLICY 5.9. 5.10. 5.11. 5.12
COLLIER COUNTY
FLORIDA
.' ~ '.$ ~.
..~.~: ~' ..
~k_P ~F_L_ ~ E__- 1~4
EXISTING ZONING CONSISTENT WITH FLUE BY POLICY
COLLIER COUNTY
FLORIDA
. ~ _ - ~ -:',~~,.~ ~':~"
~-, ..__ ~
............. R ~8 ~ J_ L
HENRY CO~TY
- MAp PLUI-Ii
WITH ~UICOkUiRBY POLICYcouNTY PLOR~DA
~E ~NTY
i ' -__. .... C.C, L LIER COLIri"'( WETLANDS
·
F '''. %:- Wi [ t'I~Ali?[ ', AIIJJ i()W PI~JELANDS
'
~AN~,J~(~I ',WA~.~i' A~I[~ RARPI~R BEACHES
I
,.-,?... '~ .... .
. ~ :'- -~ ~'~r~ '--,
. ~ . ., _,~% .¢~ . .~ . . ,...
'" --
~. L-. :Z- - .--
' .
.......
5 10
MILES
'---- R :~c; E ~ R ~G E
EXISTING ZONING CONSISTENT WITH FLUE BY POLICY 5.9. 5.10. 5.11. 5.1;~
CO t.l..ll-' R COUNTY
FLORIDA