Ordinance 93-40 ORDINANCE NO. 93- &0
AN ORDINANCE AMENDING COLLIER COUNTY ORDINANCE
NO. 89-05, AS ~ENDED, FOR THE UNINCORPORATED
~REA OF COLLIER COUNTY BY READOPTING,
RECONFIRMING AND RATIFYING THE 1992-1993
GROWTH MANAGEMENT PLAN AMENDMENTS PREVIOUSLY
ADOPTED ON MAY 25, 1993 AS ORDINANCE NO. 93-24
W/qICH INCLUDED AMENDMENTS TO: THE CAPITAL
IMPROVEMENT ELEMENT, POLICIES, COSTS AND
REVENUES, ~d~D SCHEDULE OF CAPITAL
IMPROVEMENTS; THE FUTURE LAND USE ELEMENT, ~
FUTURE LAND USE DESIGNATION DESCRIPTIONS,
POLICIES AND FU~JRE LAND USE MAP SERIES; THE
TRAFFIC CIRCULATION ELEMENT, EXISTING
CONDITIONS AND FUTURE CONDITIONS MAPS, TABLES~
POLICIES AND TEXT; THE PUBLIC FACILITIES
ELEMENT, (SOLID WASTE SUB-ELEMENT) LEVEL OF
SERVICE STANDARD; THE IMMOKALEE A~.EA MASTER
PLAN, POLICIES; THE GOLDEN GATE A~.EA MASTER
PIJ%N, POLICIES, AND TO AMEND THE CAPITAL
IMPROVEMENT ELEMENT; POLICY 1.1.5; BY
INCREASING THE COUNTY LIBRARY COLI~CTION LEVEL
OF SERVICE STANDARD; PROVIDING FOF:
SEVERABILITY; AND PROVIDING AN EF~'ECTIVE DATE.
WHEREAS, the Board of County Comm].ssioners adopted the
Collier County Growth Management Plan on January 10, 1989; and
W/4EREAS, Collier County has held public hearings to provide
for and encourage public participation thzoughout the 1992 plan
amendment process; and
W~EREA~, Collier County did submit the 1992 Growth Management
Plan Amendments to the State Land Planning Agency for preliminary
review on December 21, 1992; and
WHEREAS, the State Land ~lanning Agency did review and make
%~itten objections to certain sections of the proposed Plan and
transmitted the same in writing to Collier County within the time
.provided by law; and
WHEREAS, Collier County has sixty days from receipt of the
written objections from th~ State Land Planning Agency to adopt,
adopt with changes or .. ~t adopt the proposed amendments to the
Growth Management Plan; and
WHEREAS, the Collier County Planning' Commission in a manner
prescribed ~y law did hold public hearings concerning the adoption
of the amendments to the Growth Management Plan on May 6, 1993 and
recommended their adopti,~n by the Board of County Commissioners;
and
WHEREAS, the Board of County Commissioners of Collier County
did take action in th,~ manner prescribed by law and did hold
public hearings concerning the adoption of the amendments to the
Growth Management Plan on May 25, 1993, and
WHEREAS, on June ]5, 1993 the Board of County Commissioners
moved to reconsider the County Library Collection Level of Service
Standard of Policy 1.1.5 of the Capital Inprovement Element as a
part of this amendment cycle: and
WHEREAS, the Collier County Planning Commission in a manner
prescribed by law did hold a public hearing concerning the
readoption of the 1992-1993 amendments to the Growth Management
Plan together with thE, adoption of an amendment to the County
Library Collection Lew]l of Serwics Standard of Policy 1.1.5 of
the Capital Improvement Element of the Gro%~h Management Plan on
July 15, 1993, and did recommend readoption of the 1992-[993
amendments as well as adoption of the amendment to the aforesaid
Policy 1.1.5 of the Capital Improvement Element; and
WHEREAS, the Board of County Commissioners 9f Collier County
did take action in a manner prescribed by law and did hold a
public hearing concerning the re-adoption of. the 1992-1993
amendments to the Growth Management Plan together with the
adoption of an amendment to the County Library Collection Level of
Serwice Standard of Policy 1.1.5 of the Capital Improvement
Element on July 27, 1993; and
WHEREAS, all applicable substantive and procedural require-
mmnts of law have been met.
NOW, THEreFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
~~: Readoption Of 1992/1993 Growth Management Plan
Amendments And Adoption Of Amendment To Library
Collection Level Of Service Standard.
1. Ordinance No. 93-24, known as the ~99~ Growth Management
Plan Amendment for Collier County, Florida, is hereby readopted,
reconfirmed and ratified in its entirety. A complete copy of said
Ordinance is attached hereto and incorporated herein by reference
as Exhibit A, which consists of amendments to the following: the
- 2 -
Capital Improvement Element Policies, Capital Improvement Element
Update for Costs and Revenues, Capital ImL~rovement Element
Schedule of Capital Improvements; Future Land Use Element, Future
Land Use Designation Descriptions, Policies, Future Land Use Map
Series;: Traffic Circulation Element Existing Conditions and Future
Conditions Maps, Tables, Policies and Text; ~blic Facilities
Element (Solid Waste Sub-Element) Level of Service Standard;
Immokalee Area Master Plan Policies and Golden Gate Area Master
Plan .Po%.icies; and the adoption of an amendment to the Capital
Improvement Element, Policy 1.1.5, the County Library Collection
L~vel of Service Standard.
2¢,:' The Library Collection Level of Service Standard is
hereby amended by increasing that standard as is more fully set
forth'in Exhibit B; attached hereto and incorporated by reference
herein,' and-consisting of an amendment to the Policy 1.1.5. of thl:
Capital' Inprovement Element.
~ECTION TWO: Severability.
~.f-any phrase or portion of this Ordinance is held invalid or
unconstitutional by any court of competent jurisdic~:ion, such
portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the
remaining portion.
~: Effective Date.
. This Ordinance shall become effective upon receipt of notice
from the Secretary of State that this Ordinance has been filed
with the Secretary of State.
· ' ' PASSED AND DULY ADOPTED by the Board of County Commissioners
. of.COlli,~r"count~ this .~Z__ day of ~.~ , 1993.
~ B6~RT L. SAUNDERS, CHAIRMAN
legal sd~ficiency: This ordincnce filed with the
Sec r_-tory ,~; $'at~.'s Office Ih-.
Assistant County Attorney
EXHIBIT A
CAPIT~L IHPROVEM~-NT ELEHENT
Fourth Annual Update & Amendment
COLLIER COU~£Y FLORIDA
GROWTH MANAGEMENT PLAN
Prepared by
Growth Management Department
1992
Policy 1.1.5:
'The standards for levels of service of public f'acilities shall be as
follows:
Category A Public Facilities
County Road9
Al.1 County arterials and collector roads: Level of Service as
indicated" "below on the basis of peak hour, peak season
traffic volume:
Level of Service "E" on the following designated roads:
~oads From - To
Airport Pulling Road Pine Ri,age Road to Golden Gate
Golden Gate Parkway Airport Road to Santa Barbara
Boulevard
Goodlette-Frank Road Pine Ridge Road to Golden Gate
Parkway
Goodlette-Frank Road Golden Gate Parkway to US 41
Pine Ridge Road Airport Road to 1-75
A1.2 Level of Service "D" peak hour, peak season ~n all other
county arterial and collector roa,ls, however any section of
road may operate at Level of Servi:.ce "E" for a period not to
exceed two fiscal years following the determination of Level
of Service "E" in order to provide the County with time to
restore Level of Service "D" by making appropriate improve-
ments. Development orders may be issued during the two year
period to the extent their issuance is consistent with
Policies 1.5.3 and 1.5.4 of this Elenent.
State and Federal Roads:
.' EXISTING TRANSITIONING
RURAL AREA URBANIZED A/~EA URBANIZED AREA
1-75 C D C
US 41 C D ~
SR-84 D~ D ~
SR-951 - ~ ~
SR-29 ~D - -
SR-82 G~ -
A3 Count~ Surface Water ~anagement S~stems:
~ A3.1 Future "private" developments - water quantity and quality
standards as specified kn Collier County Ordinances 74-50 and
90-10.
* A3.2 Existing "private" developments and ex[sting or future public
drainage facilities - those existing levels of service
identified (by design storm return frequency event) by the
completed portions of the water Management Master Plan as
~ Amended February 5, 1991
CIE - 5
Doc. Ref: 5958
listed in the Drainage/Water Management Subelement of the
Public Facilities Element.
County Potable Water 8ystems~
A4.1 County systems
135 gallons per day per capita plus 21% for non-residential
A4.2 city of Naples ~ 150 gallons per capita per day
A4.3 Private potable water sy~tems:
Sewage flow design stand~rds as identified in Policy 1.3.1 of
the Potable Water Subelement of this Growth Management Plan.
A5 County Sanitary ~ewer 8y:3tems:
A5.1 County systems:
100 gallons per day per capita plus 21% for non-residential
A5.2 city of Naples m 150 gallons per capita per day
A5.3 Private sanitary sewer systems:
Sewage flow design standards as identified in Policy 1.2.1 of
the Sanitary Sewer Subelement of this Growth Management Plan.
A6 County Solid Waste Disposal Facilities:
A6.1 ~-~ 1.3~ tons of Solid Waste per capita per year
A6.2T~o years of landfill lined cell disposal capacity at present
fill rates
A6.3Ten years of landfill raw land capacity at present fill
rates
A7 County Parks and Recreation Facilities:
A7.1 Regional Park land = 2.9412 acres per 1,000/pop.
A7.2 Community Park land - 1.2882 acres per 1,000/pop.
A7.3 Recreation facilities = $122.00 capital investment per
capita (at current cost)
Category B Publio Facilities~
B1 County Library Buildings3 : 0.33 square feet per capita
B2 County Library Collection : 1.09 1.0!~ books per capita
B3 County Jail : 0.0033 ~.0024 beds per capita
B4 County Emergency Medical : 0.00006 ~MS units per capita
Service
CIE - 6
Doc. Ref: 5958
for levels of ~ervice. Not'~ithstanding other I)rovi~Lonn of thio
policy, general obligation bonds approved by referendum may bo u~od
year capital im~roveme,~ts plan o~ for exce~s c~pacity.
policy ~.2.5:
The County shall not provide a public facility, nor shall It accept
the provision of a public faciKlty by others; If the County is ut,able
to pay for the subsequent annu~ml operating and maintenance costs of
the facility.
Policy 1.2 . 6:
Prior to fiscal year 19B9-90, ~he County shall adopt a revi~ed
Impact Fee Ordinance requiring the ~ame level of ~ervice ~tandard a=
adopted in Policy 1.1.5 of thi:~ element in order to a~ue~s new
development a pro rata ~hare o~ the costs re(~ired to finance
tran=~ortation im~rovement~ necessitated by ~=uch development.
Policy 1.2.7:
~e County ~hall continue to collect impact fee~ for Parks and
Recreation and Library facilit.[es requiring th~ same level
standard as adopted in Policy 1.1.5 of this (~lement In order to assess
new development a pro rata share of the cost~ required to finance
Parks and Recreation and Libra~ry improvement~= necessitated by such
development.
Prior to ~i~'ca~~ ~'~ .D thc County ~.al~cpt a Cto~-~tc~
The County will issue Reyenue Bonds in FY94~..~--~ . .... ~ secured by a
non-ad valorem covenant to budget and appropriate to' fund the revenue
shortfall for County road impuovements identified in the Schedule of
~pital Improvements.
· ~ndo~for construction o~ ~a.c roa~ pro]cc~oc. *~, 5~~
~o thc C='~
The prima~ source of funding for CIE Project ~400, County Jail, will
~ a General Obligation Bond referendum for approval ~f a bond issue
to be financed by a new ad va].orem tax.
Amended May 19, 1992
CIE-il
facilities to met the standards for levels of service for existing
population and the proposed development. No building permit shall be
issued by the time mandated for the adoption of land development
regulations pursuant to Chapter 163.3202, F.S., including any
amendments thereto unless the levels of service for the resulting
development will achieve the standards in Policy 1.1.5, Category ~,
and the requirements for Concurrency Management as outlined in the
policies within Objective 1.5 of this element are met.
POlicy 1,4.~:
public ~a~ilities and services provided bv Collier County with Dub~
funds in accordaDce with the S-year Schedule of caDital ImDroveme~ts
will be limited to Service Areas established within the boundaries
designated on MaD PW-1 titled. "Collier Co~o~y's Three (]} wat~_~d/
or sewer Districts Boundaries", aDDearin~ kO the Public Facilitie~
~Lg~kT~-or water add se%,er. Roads improvements will be Provided as
designated on MaD TR-4W title~. "5-year Capital Improvement ~lement
MAD", aDoearin~ in the Traffic Circulation EleF~en%. All othgr Public
~gilities and service t%'pe$ w~ be provided cna countY-wid~
availability basis.
CIE- 15
Doc. Ref: 5958
CONCURRENCY MANAGEEENT
~)~JECTIVE ~. 5+
~cr .... adoption of land 'dcva~opment rcqulatio~
~rsuant ~-~ Chapter ~.~,'~ ~ ~, .~. ~ , includln~ any amcndmcnt~ thereto,
thc County~hall ad~t a..~~~cmcnt ~yst~" Or~~
thc scheduling, fundin~~im~y construetion of Ca~~
.... ' -- ~ior to devalopment in ~cr to
~--:li.icu concurrent %'ith,
~..c a~d ~t~rds w~ssiblc~
~.~ ........ ~ ......... cf fcct~datc
, , thc c~rrcncy rcq~ment f~
--n~--y ...... Drai~~ Sol~ %{astc --~ B~ati~ a~ O~n Space
~el o~dards, cf thic G~o'wth ~g~t Plan
~~y cf thc follc'wi~ditions cf an cstablls~ C~ncurre~
~ement System ~~
..... u< ............ in place a~ the t~ bu~idin=~
~sucd, or a b~~rmit
~uildin~~.ssucd.
.... - .... subject ~ ~ binding ccntra~t
~ m~. required facili~'.c~
~ilding permit i~; isled.
~ ~e construction of~ required ~-~-- ~ ~- :-~,.~-~ in
thc Cc~ty's ~3p~~ ...... ~: *~-- b~Iding
issuad cvcn though
a bindin~t~ct ~fcr their con~:ruct~
Thc constructio~ facilities r~ircd-tc acccm~atc thc
impact of development occurr;ng
~chcdulcd in thc County's
~provcmcnts shall
~-'-~-.~.~.~ program c~ fu~ .rcm ~ ;~~ revenue ~urccs ~n~
~all bc adop%ed as a
A plan ame~%t
4clay cons~~f any C~ory A facility in t~
~chcd~Ic c~ Capita
maintai~hc a~d level of scrvie~~ ,,A~
dcv~lopmcnt or~~~ p~uant t~oncurrcncy
fin~g u..dcr ':his section i~: ..... ~"
~'~ ~ ' ~- suspended ~--~o furthc~
......... ~crmi5 shall
CIE - 16
Doc. Ref: 5958
[/62 :[0
dc';alopmcnt sh~ll ~-- carr..~- ...... *~
{-e-~-~i~e,~~ '.'ithsut ....... : - ~
rcmovcd fromm thc a~tcd Sc~]ulc c~apital
Im~'cmcnt~ r
~. ~ .... ~ i~ insufficicnt tc mai~in
~hcd%~lc cf Capital.
~t:~ct~~c rc~~~gity or facilities
iG n~rtakcn inaccor~ancc~ ~'ith %ho adcpt~
County's ......... Capital Impr:~vcmcnts p~ior
~ital Imprcvc~cnt Rlcmant if thc faciliti'~: hays bccn
........... or issucncc cf a d~~~cr,
Ccncurrcncy u ........ .
~crmit is issucd, or ] building permit-is i-usucd subjcct
~c condition that th: ncccssary faci~i~ 'Jill be in pl~cc
~..~-~ cpc~ationa~ "'~...~..~'~ impacts ..~-'~ thc~dcv~pmcnt occur.
Thc rcq~ ~'~:~:~"- arc undcr con~cticn at ~..c ~imc a
~!iding pcrmit is
~ rcqu=rad ~ac[liti~ a=c thc subjcc~ binding
a building ~rmit is ~
thc County's ad~)tcd ]~gct at thc ~imc a b~ .....
issued cvcn thou:)h ~-- ~--~ ..... ~ "c~ ~ subject of
a binding ~:t fc:~ thclr cc~:ructi~
Bcgi~''~ ~ ~ ~ ~ ....... ~-- Implcm~-icn through
~pt~cr~, ~..,~' thc c::ncurrcncy rcquiremcnt ~f thc
nat ~ any -~ ~" fcl].o%'ing ---~'~ ....
~,'~,,~z ...... ~ ....... ~z-'t~''' ara mc~:
CIE - 17
Doc. Ref: 5958
Thc required facilities ~rc in plac~at thc time a building
· ~hcn t~ impacts cf~cvclcpmcnt occur,
building permit is issue<~
con.rec.
a buildi~ permit iD
.... ' c. : ~ their
yet ~- ~ub]cct ~ .~ co~act
'~ .c. '~ stand~ is "m" peak ~ .... ~cak
%. , ........ , ~ca~cn --~ ~crvicc
docu not fall bclc~: "~" peak ~ .... peak season)
= ...... ~ development occurring ~-~-~ Ocher
~nty's current five~)' ...... =~ Capital Improvement
October I, 199~. A plan amcP~mcnt is required to climinat~
~cr or delay constructlcn cf any rca~rojcct in thc
Schedule cf Capital Improvements '~hich is nccdcd to maintain
~ adopted ~ .... ~ ~ service standard, '-" ~ ....
issu~ pursuant ~o a concurrency finding ~cr this occ~icn
~- c~cssly co~~ ~o that th~crmit s~l
suspended an~o f~cr development, ohall ~ ~arric- ~ in
thc cvcnu any cf thc fcllo~'ing occur 'Jithcut a corrcuponding
plan amcn~mcn ~:
~ ~c required facility is delayed, deferred, or rcmovc~
.............. ~ .~ar ...... Prcg-~m
~c~ulc of Ca.al
~ ........ ~--.<~f ~ required facility ~acil~''
~ undc=tak~n acco~ncc %:ith thc County's
Schedule cf Cc~tal Improvements or thc State's .irc
. car ......
Thc ccnu~ruc~icn cf required facilities sehcdul~ in the
County's Ee~dulc ~f Capital Im~m(~ts prior
'~' -':~ not,, bc delayed, ~ ........... ~..~
CIE- 18
Doc. Ref: 5958
Capital Improvomont-~lcmont if tho
~clicd upon~cr ~ izs~c of ~ dcvclopmcnt
E~fcctivc ~_c.o.cr ~ ~ I, ~, .... '-~ concurrcncy rcquiremcnts cf ~,,c T~affie
Circulation '~vcl of ~crvicc Standard~o~his
~C~:
Co~urrcncy Managcmcnt S~m a~c
Thc rcquir~ facilitics arc in placc at thc time a build~
~mit is iusucd, cra ~~t is i=su~ s~bjcct~
~.,.c condit~n that ~ncccssary .~.~--~~~c in place
~~~ts cf ~~pmcnt cccur~
~- rcquircd facili~ arc u~cr ccn~ucti~ at ~ ~-~
buildi~ pcrmit ~issucdz
Thc rcquircd facil!tics ~rc thc subjc~
a buildi~ pcrmit is izeucd.~
~ildlng pcrmit is issucd cvcn though thc facilitics arc not
yct~hc su cot -~ a bi~ding ccn~rac~
.......... ~ ......... , pcak scaso~
...e conduction cf t~: rcquircd facility is includcd in th~
~ivc. ~'~) ycar Capital 4~rcvcmcnt C~cdulc ad.tod
~c Board of ~:y Ccm~is~icncrs ha'~c an cxprcsu
finding, aft=~ ~:ubllc hc~ing, that thc currcnt five
~) ycar capital [mprovcmcn% ~edulc
cxisti~ rcvcnuc ~curccs; a~
~OE, .... r~s serving the
dcvclopmcnt %:ilI not, -~ any time, cpcratc ~-" ~ ....
~ .... ~ ..... ~ ":~ -~ cpcrata at -~ak ~ur, pcak
'~S "E" fo~ pcr~f moro thcm
~-~-"~= ccnstructic~of any ~---~
CIE - 19
Doc. Ref: 5958
13'
~ ................ cc stand~~~l. An} dc':clopmcn%
~ ~ ...... -p~m~uant to a con:m]rrcncy fin4-ing un(be~
this sccticn is c~prcssly ...... %~ ..... d so
........ suspcnde~~,,~ nc ............. Icpmcnt
carricd cut in thc cvcnt any of~hc fol~i~
· Jithout a corrcspsnding plan am~cnt:-
...... q~ ........... : is delayed, dcfcrrcd
~ ~ ~ ~:"~ '=~ capital improvcmcnt
................. ~, ycar ..... wrcgram;
~ ...... · .... ~~~. five
~, yca= capital Improvcmc~t suhc~e
~atc's ~ (5) year
LOS"
~ ~-...~ ~-.~ ..... ' ~..-" scrvicc cn anyrca~ ~crving
dcvclcpncnt c-cra~cs~ ~ a.~ peak hour, pcak
~ .or a ~ ...... c~ moro than t%'o
Construction cf thc rcquired facility or ~aci..i.ic=
is not :~:takcn in accozdanca %'ith
....... ~ ....... land dcvclopm~nt
~ .... ~ ..... a Ccncurrs~ Managcmcnt Syc~cm and a monitorin~
~rogram.
CIE - 20
Doc.Ref: 5958
,oo, 14-
CONCUT~RENCY
OnJECTIVE 1.5:
~o ensure that public facilities and services needed to suppo~t
development ave ava~labl,~ concuvrent with the impacts of such
~evelopment, the County's Concurrency Management System, shall be
Gons~stent with Chapte~ 16~,_Part II, Florida Statutes, and Rule
9J-5.0055, Florida Administrative C~e. The County ~hall establish
a regulatory and monitoring pr~ram to ensure the scheduling,
funding and timely const]~ct;~on of Category A public facilities
~n~u~ent w~th, ov pr~o~ to, the i~suance o~ building pe~it t~
~chfeve and maZnta~n adopged %evel o~ se~{:.~
~or,~cY 1- 5 ~ ~ :,
~e cop~rren~ retirement ~o~ the potable Wa~:e~, San[ta~ Se~e~
Drainage. and solid Waste ~ve% o( Se~ce Standauds o~ this
~na.g~me~t p%an ~il~ ~ achi,~ved or maintained i~ any one o~ th~
following standards of the Cc,n~en~ Management System are met:
The necessa~ facilities and se~ices are in place at
time a building per~it is issued; o~%
~ The necessa~ facilities and se~ices are under
const~ction at the time a building ~e~it is issued; or
The necessary faci~.ities and services are ~]aranteed in
an enforceable dev,~lopment a~eement that includes th~
pvovisions of~araqraphs A and B of this policy. An
enforceable development a~eement may include, but is not
~mited to, de~elopment agreements pursuant to Section
~63. 3220, Elorida Statutes, or an .a~eement
development order issued pursuant to Chapter 380, Florida
Statutes. The a~eement must ~arantee that the
necessa~ facilities will be in place ~hen the impacts of
the development occur.
POLICY ~.~.~:
The con~rren~ retirement ~or the Recreat~on and Open Space ~v~
'~f Semite Standards o~ th~ Gro~h Management P~n ~i~% be
achieved or maintained i~ any one o~ the follo%~inq standards o~ the
Concurrep~ Management S,fste~ are met:
A~ Compliance with any one of the standards set forth in
Policy 1.5.1 A, B, and C is met; or
At the time th~) building pemit j.s i~$ued, the necessary
facilities and set'vices are th(t subject of a binding
executed cont~Fact ~hich provid(~s for commencement of
actual constructior, of the require~facilities ~ithin one
year of the issuance of the building permit;
an enforceable devetopmenC aqreement ~hJ~:!~ rc¢lu~es the
commencement; of the actual construction1 of ~l~e J~acJ [[ties
bu~dLnq permit. An enforceable deve[opmen~ aq~eement
may include, but is not limited to, development
aqreements pursuar, t to Section L63 . 3220, .[florida
Statutes, or an aq~eement or de'/elopment order issued
pursuant to Chapter 380, Florida Statutes.
POLICY k.5.3:
Th¢ concurrency re~uirem?nt ~f the Tuaff~,: Circulation Level of
semite $~ndards o~ th~s G~0~h Manaqement Plan ~ill be achieved
or maintained ,Lf any ~,ne 9~' th~ follow,hq standards of the
COncurren~ Manaqement System arc m~t:
~ Compliance wi~h any one o~ the standards set ~orth in
?o~ic~es %.5.% A, B, and C and ~.5.2 B and C ~S met; o~
~n areas in ~hich collier county has co~itted to provide
the necessa~ public facilities amd services in
accordance ~ith ~ts ~ive-year schedule of capital
improvements, the concurrency rec~irement of the Traffic
circulation ~vel of Se~ice Standards ~ould be achieved
or maintained i~ all o~ the following standards of the
Concurrency Ma naqement System, based upon an Adequate
Capital Improvements Proqram and adequate implementing
re~lations, a~e m~t:
A CaPital I~,provements Element and a five-year
Schedule of Capital Improvements ~hich, in addition
to meetinq all of the other statutory and . rule
re~%rements, must be. fin~ncia%~y feasible. The
CaPita! Improvements Element and Schedule of
Capital Improvements may recoqnize and include
transportation projects included in the first three
years of the applicable, adopted Florida Department
of Transportstion five-yea]~ ~ork proqram.
2. A five-year Schedule of Capital Improvements which
must ~nc~ude ~th necessa~,f f~cilities to maintai~
the adopted~evel of service standards to serve the
new developm.~nt puoposed to be permitted and the
necessary f~cilities required to eliminate those
povtions o~ existinq de~ iciencies which are a
priority to be el iminate,J durinq the five-year
period under the Schedule of capital Improvements.
A realistic,, financially feasible fundinq system
based on curuently available revenue sources ~hich
must be adequate to fund the.. pub] Lc facf lities
~equiced to :;eryc the development authorized by thq
bu[ldinq permit and uhich _~}ic faci [[ti. es ac(*
4__~. A five-year Schedule of Capital Improvements which
must include the estimated d.ate of commencement of.
p_~_9~ C c t completion.
5__~- A 'five-year Schedule of Capital Improvements ~hich
must demonstrate that all actual construction of
the road facilities a~d the provision of services
is scheduled t0 commence i~ or' before the third
~ear of the f ~ve-year Schedule of capita%
~mpvovements.
6 plan amen~ent ~s red,red to eliminate, defer o~
~elaY cons~c*:~on o~ any '~oad pro~ect which is
Deed~ tQ maintop ~e adopted level of se~ice
~tandard and ~h~ch ~s ~isted in the ~ve-year
Schedule o~ Improvements.
~OLICY 1.5.4:
0n or ~fore ~to~r ~, 1993, the county shall implement, throuqh
~ adoption o~ an ordinance, ~ Con~em~ Man~q~ment System wh~ch
shall include a re~%ato~ pr~m and monitorin~ system consistent
~ith th~s Gro~h Manaqement Plan and consistent soecifically ~ith
the policies under Objective 1.5 of this Capital Improvements
E] ement. The monitorinq s'fstem shall enable the County to
dete~ne whether it is adherinq to the adopted ~vel of Se~ice
Standards and its Schedule of Capital Improvements..
REQUIREMENTS FOR CAPITAL IMPf~OVEMENTS IMPLEMf:NTATION
SCI[EDULE OF CAPITAL IMPROVEMENTS
The Schedule of capital Improvements on the following pages will
eliminate existing deficiencie::, replace obsolete or worn out
fa'cilities, and make available adequate public facilities for
future growth.
Each project is numbered and nam,~d, and its cost during each of the
next five fiscal years is shown i.n thousands of dollars (000) . ThE
NO~h ~pd year ~o~ actual commencement of construction and the
~onth add year each pro~ect w~.l~ be completed (in service)___~_~s
indicated.
~ach project in Category A is consistent with the level of service
standards as identified within this element and the appropriate
individual element of this Growth Management Plan.
Each project in Category B is consistent ~{ith the level of service
standards as identified within this element. Optional elements
were not developed for Category B facilities.
CATEGORY A
ROAD PROJECTS z cOLLIER COUNTY 5-YEAR CAPITAL !.u~-ROVEMENTs ELEMENT
Ccnstruction Fiscal year S(000)
600
i illth Avenue North Future 600
US 41 - Vanderbllt Drive
1.2 miles: replace 2 lanes;
add 2 lanes
2 Airport Pulling Road (CR 31) (COMPLETED)
Radio Road - Golden Gate
Parkway
1.4 miles: add 2 lanes
100
3 Airport-Pulling Road (COKPI~'~TED) 100
~ US 41 - Radio Road
~ 4 Davim Boulevard (SR B4) (COMI~LETED)
~ Santa Barbara Boulevard -
~ County Barn Road
~2 1.4 miles: add 2 lanes
~'~ 5 Golden Gate Parkway (CR 886) 08/94 12/95 800 3940 4740
CR 851 - CR 31
1.4 milu~ add 2 lanau and
grade separation at Airport
Road (~)
2OO
$ Immoka!ee Road (CR B46) (COMPLETED) 200
US 41 - 1-75
3.5 miles: replace 2 lanes;
add 2 lanes
475
B Immokalee Road (CR 846) Future 150 325
1-75 - CR 951
3.4 miles: replace 2 lanes;
add 2 lanes
CATEGORY A
ROAD PROJECTSz COLLIER COUNTY 5-YEAR CAPITAL IMPROVEMENTS ELEMENT
Construction Fiscal Year B(000)
~ro~ec%
10 IIles of Capri Road (CR 951) 10/94 02/96 5600 5600
US 41 - Rattlesnake Hammock
Road
3.4 m£1esz replace 2 lanes;
add 2 lanes
11 Isles of Capri Road (CR 951) 10/95 12/96 250 5250 5500
SR 84 - Rattlesnake Hammock
Road
3.1 miles: replace 2
add 2 lanes
12 Isles of Capri Road (SR 951) (COMPLETED)
US 41 - Marco Br£~ge
R-O-W Acquisition
13 Isles of Capri Road (eR 951) (COMPLETED)
23rd Ave. S.W. - Golden Gate
Boulevard
2.8 miles: replace 2 lanes;
14 ?ine Ridge Read (CR 896) (COMPLETED)
2.1 miles: add 2 lanes
interchange at Airport Road
15 Radio Ko=d (COMPLETED)
CR 31 - Santa Barb&rs Blvd.
3.2 m£1es~ replace 2
add 2 lanes
16 Radio Road 10/97 12/9~ 50 50
Santa Barbara Blvd. - SR 84
1.5 mlles~ replace 2 lanee~
add 2 lanee
CATEGORY A
ROAD PROJECTS~ COLLIER COUNTY 5-YEAR CAPITAL IHPROVIiHENTS ~
Construction Fiscal year S(O0'O)
~ro~c¢~ q9~enceee~ Coepletloa 92-~1 ~ ~ ~ 96-97 Tot!l
17 Rattlesnake Hammock Road 10/94 12/95 7800 7800
US 41 - Polly Avenue
2 mllesl replace 2 lanes;
add 2 lanes
19Goodlette Frank Road (CR 851)(COMPLETED)
Carica Road - CR 846
2.5 miles: build 2 lanes
20 Gulf Shore Drive (DELETED)
Vanderbll= Beach Road -
lllth Avenue
1.3 miles= add 1 lane
21 Livingston Road (North) (DELL~TED)
CR 846 - Imperial ST+EW Conn.
6.2 mlles~ build 2 lane~
2230
22 Santa Barbara Blvd./Logan 12/94 10/94 30 2200
Green Canal - Pine Ridge Road
(CR 896)
add 2 lanes
23 Vanderbilt Beach Road 06/95 06/96 575 5550 6125
US 41 - CR 31
2.2 miles~ build 2 lanes
24 vsnderb£1t Beach Road (CO.~A~T-ED)
Oaks - CR 951
2.9 milea~ build 2 lanes
25 Vaad~rbilt Drive (C~ 901) Futura 525 525
111%h - Bonita Beach Road
3.9 mllea~ replace 2 lanes;
add 2 lanes
CATEGORY A
ROAD PROJECTS~ COLLIER COUNTY
Const~uct£on Fiscal year $(000)
$0
26 ~estclock Road (COMPLETED) 50
Carson Road - SR 29
1 mllel build 2 lanes
27 Major Reconstruction .... N/A N/A 307 630 628 600 2165
in-house major road
reconstruction at various
locations
28 Traffic Signals N/A N/A 490 605 630 600 2325
major installs%ion a~
various .....
3750
31 Bonita Beach Road 10/94 12/96 800 2950
Vanderbilt Drive to County-
line
1.6 miles: add 1 lane
Lee Coun=y)
Davis Blvd to Rattlasnake-
Hanu~ock Road
? ~l!e~ build 4
33 County Barn Road 09/95 12/96 350 250 3200 3800
Davis Blvd. CO Rattlesna~e-
lla~,ock Road
2 miles; build 4 lane~
3¢ AdYs~ced ROW Acquisition
35 Carson Road Future
Lake Trafford Road ~o
Immokalee Drive
0.6 miles; add 2 lanes
CAT£OORY A
RO~:) PROJECTS~ COLLIER COUN~ 5-~TJkR CA~IT~L IHPROVEHZI4TS ~
~nst~ct~on , F~mca~ Year S(O00)
pro~qc~ Co~encem~u~ ~omoletion 92-~3 ~3-~t ~t-~ 95-~6 9~-~7 T~~'~
CR 858 to CR 846
5.7 mllea~ 2 lanes
37 I~1~ of Capri Road '(~ 9~) Future 300 250 150 700
Colden Gate Blvd. ~o CR 846
3.0 m(les~ add 2 lane~
38 Pede~tv~an Ore.ass o~ SR 29 (CO~D)
a~ Farmworker~ Village
~9 Air~=~-~iii~ ~aa~ 0~/94 10/95 350 4~00 4550
Golden Gate Parkway to Pine
Ridge Road
~ 2.6 miles; 6 laning
~ 40 ~odlette-Frank Romd 08/96 08/97
~ Golden Gate Parkway.to
~ solana Road
~ 70
41 Pine Ridge Road Future 70
Airporg Road to 1-75
2.0 miles; 6 laning
3300
42 Vanderbllt Beach Road G5/~4 ,o,~ ~0 ~cn
US 41 to Gulfshore Drive
1.4 miles; 4 laning
C~TIGORY ~
ROAD PROJECTS~ COLLIER COU1T~Y ~-YEAR C,~PITAL IHI,~OVT~rTs
Pro~ec~
43 Tinianl Triil list (US 41) (D~) 0~/95 06/97 1318 4000 1803
Davis Boulevard ko
~oad (~PI; 1114137)
44 Tamiami TriAl No~h (US'il)'- Future
Grade separa=~on a= Pine
Ri. dge Road
45 Tamiami Trail No~h (US ~1) 06/95 06/97 966 3202 4168
I~okalee Road ~o Myrtle Road
(WPI~ 1114150)
46 Tamiami Trail ~ast (US
Ra~=lesnake-Ha~ock Road ~o
Bare~oo= ~S. Road
47 Tamiami Trail last (US 41) (D~E)
Alrpor~ Road to Rattlesnake-
Ha~ock Road
48 Davis Boulevard (SR 84) 06/95 06/97 178 620 2402 3200
& Airgor= Road ~o County Barn
49 Road (WPI$ 1114127)
50 Tamlani Trail No~h (US 41) (D~)
I~oka!e~ Road =o Wiggins
Pans
** Funded in ~ho adopted FDOT 5-year work program
CATEOORY A
ROX.D PROJECTS t COLLXER COUN'i'Y 5-~ ~XT~ Z~RO~5 ~
~nit~ction Fiicil Yeac S(O00)
SR 951 (D~)
New York Drive to Marco Bridge
CO~Y & STATE RO~S ~ 7097 57357 18617 5386 3975 92432
Notes I
· ** Rev£sed FDOT capac£~7 table0 elim~n.ate the need for advancing
~h~s project
· .*- FDOT has approved & backlog9ed i~atus LOS due to the£~ lnab£1~t¥
to advance th£a project
CATEGORY A
ROAD ~ROJECrSt COLLIER COU~'~¥ $-YEA~ CAP~AL I~ROV~HZ~'~S ~
Conlt'ruction , Fiscal Yea~ 8(000) m
P~oJect ~9~encement Co~pletl~n~ ~2-~3 ~3-~4 ~ ~ ~ ~ot~l
52 Lfvfn~*ton Ro~d 10/96 12/97 170 200 1310 1680
Pine Ridge to Golden Gate
Parkway
2.5 miles; 2 lanes
53 Livingston Koad 06/96 08/97 ~70 500 2618 3288
Golden Gate Parkway ~o Radio
Roa~
5G Bald Eagle Driv~ 06/97 06/98 550 550
North and South of US 41
2.5 milee~ 4 lanes
55 Airport-Pulling Road 04/96 04/97 450 2125 2575
Vanderbilt Beach to Pine
Ridge Road
2.0 mlles~ 6 lanes
325 325
56 S~nta B~rb~ra ~lvd. Future
Gui~=. GaL~ Parkway to
Road
1.5 milea; 6 lane.
57 Livingston Road Future 170 170
I~okalee Road to Vanderbllt
Beach Road
2.0 milu=; 2 !ane~
58 Livingston Road Future
Vanderbl~t Beach Road to PAne
Ridge Road
2.0 miles; 2 lanes
CATEOORY A
ROAD pROJECTSI COLLIER COUNTY 5-YEAR CAPITAL IIiPROVID~NTS ~
Con·truct~on F~·cal Year $(000i
Pro4ec~ ~gm~encement Comoletion ~2-93 73-~I ~¢-~ ~$-~t 96-~l Total
59 North llth Street (I~mokalee) 06/96 12/96 25 125 150
Robert· Avenue to SR 29
.25 mllesl 2 lane·
00 Interim Loan Pay Beck N/A N/A 137~0
Pay-off to be funded from
proceeds of FY94 Revenue Bond
COUNTY ROADS SUBTOTAL 4635 52737 11210 5386 3975 77943
Note · !
* (~omDleted is defined as e£ther~ (1) in ·erv£ce or (2) under
construction, at the time of the adoption of this Fourth 'Annual
CIE U~a~e & ~en~en~ by the BCC.
CAT=GORY A
DRAINAGE PROJECTSz coLLIER COUNTY 5-YEAR CAPITAL IM~ROVEM~fS
Construction Fiscal Year B(000i'
'
290 Stormwater Master Plan (COMPLETED)
291 District No. 6 (Lely) (DELETE)
Basin Plan and series of
canals and/or structure
improvements
292 Gordon River Extension (DELETE)
Basin Plan and ~erlee of
canals and/or structure
lmprovemen=s
Cocohatchee River System (DELETE)
Aerial Mapping and Basin
Plan
294 Main Golde~ Gate System (DELETE)
Aerial Mapping and Basin
Plan
(DELETE)
295 Henderson Creek Basin
Dotal!ed
environmental Basin Plan
296 Faka-Union Basin (DELETE)
Aerial Mapping and Basin
Plan
297 Southern Coa&tal Basin (DELETE)
Aerial Mapping and Basin
Plan
298 B&rron River Basl. (D~T-~)
Aerial Mapping
CAT£GORY A
DRAINAGE PROJECTSt COLLIZR COUNTY S-YEAR CAPITAL IMI~ROVEMENT$
Constt-uctlon Flnca! Year $(000)
proJec~ C~mencenent ~gnuletion ~2-93 93-94 ~ ~$-~ 96-9l Tot~l
299 Naplea Park Drainage (DELETE)
TOTAL 0 0 0 0 0 0
l
Note · l
· ~Q~Dleted £n defined as either~ (1) in service or (2) under
conntruc~£on at the time of the adoption of thin Fourth Annual
CIE U~=e & ~en~en~ Dy the BCC.
Const~/ou Fiscal Year S(O00)
Pro~ec~ ~encemen~ Com~letion ~2-93 ~3-~4 94-~ ~5-9~ ~6-~
301Le~y/Eas~ Tam~am~ ~S
Station and Vehicle~
Lely/East T~l~i Trail area
. 264
302 ~lden Gtte P~r~ ~.t. (CO~D) 264
~ S~tion and Vehicle~
Golden Gate Parkway - Airart
Road
303 System Status Float Unit : 05/93 12/93 366 366
Location to be determfned
b=5=d on
366 366
305 EMS Station and vehicle. Undete~lned
Location to be determined
based on need
306 EMS Station and Vehicle
Location to be determf~ed
based on ~eed
~T~ 264 366 366 366 366 1728
I
Notc=:
· ' * Completed ia defined aa eitherz (1) in service or (2) under
construction at the time of the adoption of th£s Fourth Annual CIE
Update & Amendment by the BCC.
CATEOORY B
JAI~ PROJ~C~$~ COLLIER COUIT~Z ~-YEAR CAPI~L XMPROV~4E3~I~
400 Jail Expansion 06/94 04/96 26242 26242
Increase of 256 Jail
Naple~ Jail Cen~er including
A~lnis~ra~on and Sup~r~
Facfl[tie~
CATEOORY B
LIBRARY PROJECTSz COLLIer COUMTY S-~3t CAPITAL I~PROV~(ENT~ ~.~NT
Constz"uc~£on
Pro~ec~
500 Headquarters Addition - (COMPL~)
26,575 sq. ft. addition
501 East Naples Branoh (COMPLETED)
Construction of 6600 aq. ft.
branch library
502 Collier North Branch 07/93 01/94 344 344
3000 sq.ft, addition
503 Marco Island Branch 09/94 04/95 40 409 449
3300 sq.ft, addition
504 Library HQ Renovation (DELETE)
Renovate/remodel upon
completion of Project
#500
505 Immokalee Branch 09/96 05/97 30 288 35 353
3000 sq.ft, addition
506 Golden Gate Branch (COMPL~TED)*
3000 &q.f=. addition
507 Vineyards Branch Library 04/~4
10,000 ag.ft. Branch
Library
TOTAL 384 439 338 811 1972
Completed La defined as either~ (1) in service or (2) under
construction at the time of the adoption of this Fourth Annual CIE
Update & Amendmen~ by the BCC
CAtEgORY B
LIBRARY PROJECTS~ COLLIER COU~'~ 5oYEAR CAPITAL I~RO~ ~
~nst~ct~on F~scal ~ea~ S(000)
Pro~ect ~ ~letiou 92-~3 93-~4 ~4-~ ~ 96-~7
550 L~ra~ ~llect~on N/A N/A 313 269 929 986 104S 3542
C~TEGORy B
~OVE~-~TBUILDINOS PROJECTS~ CO~I~~
~nst~Lon FiscAl Year S(O00)
600 New Courthouse (~~)
115,000 sq.ft, f[n[shed;
23,000 sq.ft, to be
completed a:a future
time
601 New Health ~ullding (~D)
S0,000 sq.f:, finiahed +
25,000 sq.ft. :o ~
finished in FY~2/92 ~o
house health rela:ed
activities, Social Services,
Ve:erans Services and
Services
604 ~u~ldlng W Expansion (D~)
15,000 sq.f~, expansion of
warehouse + day care facility
605 New Agriculture Center (CO~D)
]2~000 sq.f:, new structure
for agricultural activities/
emergency o~ra:ing center
~ 0 0 0 0 0 0
I
Note s I~
· ~ £8 defined a8 eLtherz (1) in service or (2} under
cona~ruct£on a: the time of the adoption of this Fourth Annual CIE
Update & A~endment by the BCC
CATEGORY A
PA~S P~OJECTS t
Const~uction
Proiect ¢o--,encemea~ ~omoletton
700 Amphithea~er (DELETe)
New structure in North Naples
Community Park or Mobile
Facility
701 Bicycle Trsils Continuous 75 75 150
4.8 miles of paved t~ails
linking to schools or
existing trails
702 6th Community Park - Phase I 10/93 06/94 1524 1500 3024
Land & Phase I facilities
(32 acres)
703 Community Parks - Phase
(5) Phase II of co~munity
Park facilities for
Immokalee, Marco, East
Naples, Golden Gate &
North Naples
lS00
?04 Community Pool 06/94 10/g4 1500
25 meter ~ool in Immokalee
705 Recreation Center 07/93 03/94 1300 1500 2800
Wood floor, baGketo, bleachers
and locker room facilities
706 Jogging Trails (DELETE)
3 miles, unpaved
707 Regional Park Land (DELETE)
200 acres Of land only
?08 Competitive Pool (COMPLETED)
25 me=er pool, deck grandstand,
lo=kef room
CATgGOR¥ h
PARKS PROJECTS~ cOLLIER CC~.WTY B-Y~AIt C~PITAL I~PROVE~EICTS ~
~nst~ct~on F~sca~ Year S(O00)' ~
709 Track and Field (DELETE)
Full size equipped track
2389
710 Boat Ramps 11/92 07/93 2389
12 lanes, parking, rest rooms,
lights, landscaping
711 7th Community Park '- Phase ! 07/95 03/96 868 1331 2169 4368
& If
Phase I & II facilities
(32 acres) in the Vineyards
712 8th Community Park - Phase
Land & Phase I & II facilities "
(34 acres) located in
Orangetree vicinity
713 Regional Parks Facilities (COMI~LETED)
ParKing Log and N~tu~. T~all
at Barefoot Beach
1068 1068
4~. v..u _ .~ o. Undetermined
714 9th
Iaud
Land and facilities,
location to be determined
150
715 Vanderbllt Beach Phase III 08/93 12/93 150
Construct 1 Bath House
716 Regional Sports Complex 12/93 09/94 322 2714 3036
Baseball, Soccer and
Football Fields
293
717 Tlgartail Beach 10/94 03/95 293
Con.truct 120 parking spaces
pARKS PROJECT$~ COLLIEk COUNTY 5-1~R CAPITAL IKPROVEML'~T$ ELEMENT
Conatt~ct~on F~scal ~ear $(000)
~ro~ec~ Commencement ~nol~t~on ~ 93-94 ~ ~ ~ ~
718 Collier County Racquet Club Undetermined 250 250
Conatruc~ Tenn£e and Racquet
Ball Courts
719 Clam Pass Park 08/93 02/94 420 420
Construct Beach Fac£1£t£ee
..~T.~j. 7341 8870 440S 1264 1068 22948
I
Notes$
* comoleted is defined ae e£ther~ (1) in narv£ce or (2) under
con~tcuction at the time of the adopt£on of this Fourth Annual CIE
Update & Amendment by the 8CC.
-.
CATE~0R¥ A
WATER PROJECTS~ cOLLiER CO~'i"Y 5-Y~ CAPITAL I)41~RO%~Z~S
ConstructLon FLecal Year
~ ~ cono'letto~ ~-~
801Rattlesnake Bammock Road 20' (COMPLETED)
6.F. of 20" Water Main
B02 County Barn Road 16' (COMPLETED)
5900 L.F. of 16' Water Main
803 Davis Boulevard 16' (COMP~eTED)
11070 L.F. of 16' Water Main
804 Davis Boulevard 20' (COMPLETED)
2640 L.F. of 20' Water Main
805 91st Avenue 12' Intercon. (COMPLETED)'
200 L.F. of 12' Wacer Main
.
806 7th Street 12' ]~tercon. (CO~ED)
100 L.F. of 12" Water Main
808 Aud~on County CI~ 16' (COOL.ED)
5230 L.F. of 16' Wa~er Main
809 Caricm Road P~ping (COOL.ED)
Storage Tank Pumping
Facilities
810 Carica Road Tank (CO~D)'
replacement cost. co
BI1 Laud for North Reg. (CO~TED)
Treatment
Lend Ac~isition
812 Coral Reef Wellfiald StudX (CO~ED)
C~T£GORY ~
W~TER PRO~ECTS~ COLLIER COUKTY B-YEA~ ~%.P~L ~MPROV~
Fiscal
Pro~ec~
8~3 Radio Road ~2' (CO~ED)
2430 L.F. of ~2~ ~a~e~ HaLn
8~5 P~ne R~dge Road ~6- (CO~D)
5280 L.r. of ~6~ ~a:e:
81~~odlette Road Extension 1S' (CO~LETED)
10560 L.F. of 16' Wa=er Main
8!7 Seagate Drive 12' (CO~LETED)
2640 L.F. of 12~ Water Main
10,560 L.F. of 12' Water Main
I
819 I~okalee Road 20' (CO~LETED)
2000 L.F. of 12' Water Main
820 I~okalee Road 20' (CO~TED)
3500 L.F. of 16" Water Main
821Vanderbil% Drive 16' (ComPLETED)
5840 L.F. of 16' Water Main
823 CR 951 12' (COOL,ED)
23700 L.F. of 12' Water Main
824 CR 952 12' (CO~ED)
5500 L.F. of 12' Water Main
825Rattlesnake-~a~ock Road 20' (CO~TED)*
9920 L.F. of 20' Water Main
826 6th Stree~ ~2' (CO~D)
6600 L.F. of 12' Water Main
CATEGORY A
WATER PROJECTSs COLLIER COUN'fY 5-YEAR CAPXTAL XM~ROV~S ~r~4ENT
Construction Flica~ Year S(000) ~
.
827Gulf~bor~ I vanderbllt 16' (~D)
12585 L.F. el 16' ~ater ~ain
~2BCoral Reef Welliield Phase I (D~E)
Phase I Of Master P~an Project
829North County Reg. Treatment (CO~TED)
Plant
Construction of North County
Regional Wa~er Treatment ~lan=
'-- ~ ~ ~nd 36' (D~E)
10560 L.F. of 36" Wa=er Main
831CR 951 36' (CO~ED)
10560 L.F. of 36' Wa=er Main
.
832 l~okalee Road 24' (CO~L~D)
7920 L.F. of 24' Wa~er Main
5280 L.F. of ~0' Nater ~a~n
834 Quail Creek P~ 16' (CO~L~ED)*
7920 L.F. of 16" Water Main
'
835 I~okaleo Road 16' (CO~TED)
2640 L.F. of 16' Wa~er Ma~n
836 I~okal~e Road 12' (CO~ED) ~
5280 L.F. cf 12' Water Main
837Livingston Road Extension 16'(~ED)
23600 L.F. of 16" Water Hain
838 1.5 HO Elevated Tank (D~E)
CATEGORY A
~T~R PROJECTSt COLLiER COUNTY 5-YEAR CAPITAL IMPROVEMENTS ELZMENT
coaa~ruc~£on ~£aca[ Year s(000) !
~ro~cct Cgmm~ncemen~ ~0moletion
839 old US 4! 1{" (CO~L~TED)
1800 L.F. of 16" Water Main
840 Pine Ridge Road 16" (CO}{PLETED)
7920 L.F. of 16" Water Hain
841 Dav£s Boulevard 16" {COHPL-'"rED)
6450 L.F. of 16" Water Main
842 5 MO Ground Tank (DELETE)
Storage Tank & Pumping
Facilities at Collier
843 12' Main at Pine Ridge Road (CO~{PLETED)
8000 L.F. of 12' Water Main
844 12' Main at Pine Ridge Road (COMPLETED)*
2800 L.F. of 12' water Main
846 12" Wa~er Hain at US 41 (DELETE)
6000 L.F. of 12' Water Main
84? !2# Water Maio at Immokalee (COMI~LETED)'
Road
5280 L.F. of 12' Water Main
8300 L.F. of 12' Water Main
849 North County Wellfield - (DEI~TE)
Phase IX
851 Ra~ ~oolter Station (COMPLETED)
CATEGORY A
WATER pROJECT$~ COLLIER COUNTY 5-YEAR CAPITAL IM~ROVEMENTS ELEMENT
Construction Fiscal Year S(000)
~2 20" M~in on Goodlette Road (COMPLETED)
Extension
10560 L.F. of 20' Hain
853 l&" Loop ~ain on Palm Drive (COH~'LEI~D)
11450 L.F. of 16" Hain
85~ 20' Main - US 41 North (COMPLL~TF~D)
8000 L.F. of 20" Ma£n from
I~okalee Road to Wiggins
~ 855 12' Main on Radio Road (COM1~LETED)
~ 21120 L.F. of 12' Hain
~ betwee~ co~merc£al Drive
C~ and Davis Blvd.
~ 856 16' Main - Livingston Road (COMPLETED)
to Wynd~mere
~0~0 L.~. of !6" Ma~n
~ Pine Ridge Road to Wyndemere
857 16" Main on Ssn%e ~arbara 0~/~3 ~2/~3
5280 L.F. of 16" Hain from
Davis Blvd. to Radio Road
858 36" Main on CE 951 11/93 07/94
15840 L.F. of 36' Main from
Davl~ ~lvd. ~o Rattlesnake
859 N. County Treatment Plant 10/95 03/96 800 4000 4800
Expansion
Add 4 MGD of capacity
80O
860 Aquifer Storage & Recove~ 07/~0 12/94 400 400
Up to 4 MGD storage for
peak season
WATER PROJECTS~ COLLIER COU]~I~ 5-YEAR C.J~I~AL IMPROV~M]~NT$ ~
~nat~ction Fiscal ~ear
pro~ct ~9~nceme~t ~om~letlOU 72-~3 ~3-~ ~4-~
~611~" ~aln - US %1 South 12/93 08/94 1580 1580
31,600 L.F. of 16'
862 16' Hain - US ~1 South at ~ ~51 12/9~ 0~/~4 7S9
15,000 L.F. of 16' Main
863 30" Main Through Pine Ridge 07/93 12/93
6~000 L.F., of 30' MaSh
86i Pins Ridge Ro~d, Phase 5 11/93 06/94 1000 1000
15,000 L.F. Of 16' Main
~T~ 4530 4400 0 0 0 8930
~omp~e~ed is defined as ei:herl (1) In service or {2) under
conetruc:Lon a: the :i~ of the adop:ion of thLs Fourth Annual CIE
U~ate & ~en~en: b7 :he BCC.
SEWER P£OJ£CTS~ COLLIE~ COUNTY 5-YF~.R CAPITA~ IMPROVE~ ~-~
~net~ction FAscal Year S(O00)
Co~=ceme~t
P~otect
~0~ North Count~ ~xpans~on (CO~D)
Des~ga & Construction o~
~as~e~a~e~ Fac~ and
Effluen~ Die.eel
Collec~ion System
Cons=ruction of ~he Facility
904 $ou~h Coun~y Reg. Treatment (COMPLETED)
Facility
Building
Design and Construc~ion
907 South County Pump, Mains & (COMPLETED)
Disposal
Pump Station, Tranam£esion
~4a£n~ and
System
908 8" Force Main 11/93 07/94
Pump Station 15 to Pump
Station 20
iO800 L.F. of 8" Force Main
909 12' Force Main 11/93 07/94 1100 1100
Pump Station 19 to Pump
Station 20 I
11300 L.F. of 12" Force Main
910 10" Force Main - Davis Blvd. (COMPLL'"~ED)*
Pump S~a~ion 11 to Santa
Barbara
2400 L.F. of 10" Force Main
CATEGORY A
SEWER PROJECTs~ COLLIER COUNTY 5-YEAR CAPITAL IMPROVER~IT~S ZLEML'7~T
Conltruction Fiscal Ye&~ S(000)
project Co~',,c=¢c=cn~ Completion 92-~l ~l-9! ~
911 Davis Blvd, pump Stat,~o,ll 06/93 05/94
Design and Construction
912 !0" Force Main P&via Bird, (COMPLETED)*
Pump Station 14 to Pump
Station 11
7800 L.F. o~ 10" Force ~ain
913 Davis Blvd, 06/93 05/94
Pump Station No. 14
D~sign and Construction
-
~li 20' Fnrce Hain CR.951/US 41 (COM13LETED)
Pump Station 18 to Pump I
Station 1
11400 L.F. of 20" Force Main
915 Pump Station No, 18 (COMPLETED)
Design and Construction
916 South County Reg, Treatment 06/94 ll/9~
Facility Expansion
Design and Construction of
8 MGD Facility Expansion
917 North County Reg. Treatment 06/93 ~2/94 2500 2500
FaciLity Expansion .
Oe~gn ~nd Conat~ucllon of
3 MGD Facility Expansion
918'20' Force Hain (COMPLETED)* I
Rattlesnake-Hammock Road -
CR 951 to Polly Avenue
lla00 L.F. Of 20' Force Main
CATEGORY A
SEWER PROJEC~S~ COLSIER COUJ~Y 5-YF-.~. CAPITAL IM~ROVEH~I~S
~nst~ction Fiscal Year S(000)
700
919 Rattlelnake-Ha~ock Road 09/93
04/94
700
Pump Station 20 - Design and
Construction
920 P~p Station No. 16 (CO~D)
CR 951 - Design and
Construction
921 12' Force Main (COOL.ED)
CR 951 - Pump Station 16 to
Pump S~ation 18
10800 L.F. of 12' Force Main
922 North County P~p Station
Telemetry System - Radio
Telemetry System
923 North County Wa~tewate= (D~E)
Treatment Plant Operations
Building
924 North County 08/93 05/94
Master Pump Station 1.10
925Pelican Zay Improv~m.nt
District
47520 L.F. of Force Main and
2 Pump Stations
926I~okalee Road Sewer/
Effluent
Force Main & effluent line
from N. Plant to Quail Creek
CATEGORY A
SL"WER P~OJECTS! COLLIF. R COUIT~Y 5-YEAR CAPIT3~L IH~ROVEMENTS ELEMENT
Const~uction F£sa&l year S(000)
927 Master Pump Stationl 1.03 &
1.07
2 pump stations On Immokalee
Road ·
928 24" Force HaAn from 1.06 to (COMPLETED)
20,000 L.F. of Force HaAn
from Airport Roe, to Orange
Blossom Drive
70O
9~9 ~u~ $~&~Ion ~.~? 12/93 09/94 700
US 41 South - Design and
ConstruCtiOn
12/93 09/94 600 600
930 12' Force Main
US 41 South Pump Station
3.17 to Station 3.18
20,000 L.F. of 12# Force Main
1000
9~1 i2"/!6" Force Mai~ {CO~L~'TED} 1000
Immokalee Road - Quail Creek
to CR 951
15,000 L.F. of 12'/16# Force
Main
6600
6~00
Completed ia defined al eitht=~ (1) in lervice o= (2) under
cons=ruction at the t~me of the adoption of this Fourth Annual CIE
update & Amendment by the BCC.
LANDFILL PROJECTS~ COLLIER COUNTY S-YEAR CAPITAL IMPROVE~4ENTS F!mI~RT
Construction F£sca~ Year S(000)
1000 Naples Landf£ll Expansion 01/90 11/95 500 1200 1000 2700
Land Acquisition, approximately
300 acres (when completed)
1001Leachate Treatment Plant 01/95 08/96 1425
Run-off managemen~ and
processing
~00~ Naples Landfill' {COMPLETED)
Cell #6, Phase II
1003 Naples Landfill (COMPLETED)
Cell $6, Phase III
I00¢ Naples Landfill 10/93 01/95
Cells 3 & 4 Closure
1005 Naples Landfill 10/94 10/95
cell 6 Closure
253 11177 250 12903
1006 Naples LandfAll 11/95 12/97 1223
1007 Immokalee ]1/95 10/97 200 2180 2380
10 acre landfill, New
cell Cone=ruction
1008 Immokalee 10/93 01/95
Closure, Landfill cell I
TOTAL 1923 4805 1253 11177 250 19408
Notes;
~gmDlet~4 is defined as either~ (1) in service or (2) under
construction at the =ime of the adoption of %his Fourth Annual CIE
Up, ate & Amendment by the BC~.
COSTS & REVENUES BY TYPE OF PUBLIC FACILITY
In the table below, the left column itemizes the types of public
facilities and the sources of revenue. The center column contains the
5-year (FY93-9%) amounts of restricted revenues. The right column is
a calculation of the deficit for each type of public facility. All
deficits are accumulated as a subtotal. Below the subtotal deficit is
the source of additional revenue that will be used by the County to
pay for the deficit in order to maintain the standards for levels of
service listed in CIE Policy 1.1.5.
COUNTY ARTERIAL & COLLECTOR ROADS $ 77,943,000
LESS Available R~venues:
Gas Taxes $ 7,561,000
Road Impact Fees 34,765,000
Revenue BonGs (Series FY94) 35.617.0Q_Q 77.943.000
Balance 0
STATE ROADS NETWORK 14,489,000
LESS State/Federal Gas Taxes 14,489,000 14.489.000
Balance 0
DRAINAGE PLANS ~;D PROJECTS Balance 0
WATER & SEWER SYSTEMS 15,530,000
LESS System Development Fees/User Fees ~5.530.000
Balance 0
SOLID WASTE/LANDYILL 19,408,000
LESS Solid Waste User Fees 19.408.000
Balance 0
PARK~ & RECREATION 22,948,000
LESS Available Revenues:
Park Impact Fees 17,282,600
Boating Improvement Funds 850.000 1~.13~.600
,, Deficit (4,815,400)
EMERGENCY MEDIC/%L SERVICE 1,728,000
LESS EMS Impact Fees 1.728.000
~'$ Balance 0
JAIL "" 26,242,000
LESS G.O.B. Referendum .2.6.242.000
Balance 0
CIE - 52
Doc. Ref: 5958
LIBRARY
Buildings 1,972,000
Collection
To=al Library Costs 5,514,000
LESS Library Impact Fees
Deficit ( 1,862,000)
GOVEl%NMENT BUILDINGS Balance 0
FIRE DISTRICT
Isle of Capri 0
Ochopee 0
Balance 0
Subtotal Deficit of Restricted Revenue vs. Costs (6,677,400)
ADD Unrestricted Revenues:
Ad Valorem Taxes 6,677,400
(Capital Revenue Fund)
Balance $ 0
CIE - 53
Doc. Ref: 5958
3. Update of unit costs;
4. Update of facilities requirem,~nts analysis to project 10 year
needs (by fiscal year) i~% ord,~r to program projects to meet
the service standards.
5. Update of revenue forecasts in order to evaluate financial
feasibility and the County's ,~bility to finance capital
improvements needed to meet the ser';ice standards.
6. Revise and develop capital im-)rvvem4~nt projects for the next
five years. The first year's schedule of projects will be
incorporated into the County'~ budget effective October 1st.
7. Update of the public schcol and health facilities analysis.
In addition to the annual update, the County will perform an assess-
ment of the status of the Capital Improvement Element in November of
each year in conjunction with the release of the preliminary BEBR
population estimates and projections. This analysis will include an
assessment of the status of capital pzojects funded during the prior
fiscal year along with an assessment cf existing and projected service
levels versus the adopted standards.
7~ ~onc~rrenc¥ Management Svstem
The County shall establish by ordinance and naintain a Concurrency
Management System. The system shall ¢:onsist of the following
components:
A. Annual monitoring report on the capacity and levels of
service of public facilities compared to the standards for
levels of service adopted in Policy 1.1.5. of this Element.
The report shall summarize the actual capacity of existing
public facilities and foreca:~t the capacity of existing and
planned public facilities fo~ each of the five succeeding
fiscal years. For the purposes of long range capital
facility planning, a ten yea~ forecast of projected needed
capacity will also be done. These forecasts will be based on
the most recently updated Schedule ~f Capital Improvements in
this Capital Improvement Element. This annual report will
constitute the evidence of t~e capacity and levels of service
of public facilities for the purpose of issuing development
orders during the 12 months following completion of the
annual report.
B. Public facility capacity review. The County shall use the
procedures specified in ~mplementation Programs 1 and 2 to
enforce the requirements of Policy 1.5.1, 1.5.~ and 1.5.3 of
this Element.
C. Review of changes in planned capacity of public facilities.
The County shall review each amendment 'to this Capital
CIE - 55
TLBLE X
~OLLIE~ COUNTY CRPXTRL X~PROVE~ENTS
FY 92/93 - 96/97
TYPE OF FACILITY PROJECTS COSTs
CO~Y ROADS $ 77,943,000
STATE ROADS 14,489,000
DRAINAGE 0
E~fERGENCY MEDICAL SERVICE 1,728,000
JAIL 26,242,000
LIBRARY (BUILDINGS) 1,972,000
LIBRARY (COLLECTION) 3,542,000
GOVERNMENT BUILDINGS 0
PARKS & R~JL'REATION 22,948,000
POTABLE WATER SYSTE~ 8,930,000
SEWER TREATMENT & COLLECTION 6,600,000
SOLID WASTE/LANDFILL 19,408,000
TOTAL $183,802,000
COLLIER COUNTY
GROWT~ M3%i<AGEMENT PI~m~N
TR;uFFIC CIRCULATION ELEME~
January, 1989
Amended January, 1990
Amended February, 1991
A~ended Hay 19, 1992
Pr,~pared by
COLLIER COUNTY
GROWTH P~d~NING DEPARTMENT
~-PRINTED FEBRUARY, 1991
RE-PRINTED & RE-FORMATTED KAY, L992
TABLE OF CONTENTS
~ECTION PAGE
A. ~URPOSE TRA I- I
SYSTEM OVERVIEW TRA I- 2
C. EXISTING SYSTEM (1987} TRA I- 3 1. Road Inventory
2. Levels of Service
3. Traffic Count & Accident Frequency Data
4. Unacceptable Conditions - County Roads
5. Unacceptable Conditions - State Roads
D. FUTURE SYSTEM NEEDS TRA I-t~5 27 1. Land Use Projections
2. Travel Demand Patterns
3- Traffic Circulation constraints
4. Future Traffic Circulation Map - ~l~6 1997
5. Future Traffic Circulation Map - e001 2002
6. Future Traffic Circulation Map - 2015
NON-MOTORIZED TRAVEL TRA I-~ 4--0
PERSPECTIVES TRA I-4~% 4--7 1. Land Use Issues
2. Marco Island AirF.ort Impacts
3. Inter-agency Coordination Cooperation
4. Funding of Roadway Improvements
G. IMPLEMENTATION STRATEGY TRA I-,~6 4--9
H. GOALS, OBJECTIVES & POLICII:S TRA I-5~ 5--4
- i -
L~___~S? OF TABLES/MAPS/FI. GURE__~S
CQllier Cc,~ty GeDeralized Se~ice Volumes
lB ~~ail~ ~S~~~~~ T~ I-~
~ral A~ Collier County Route .- Specific..
Se~ice Volumes
.... ~u=~ .... Daily Se~ice Volumes for $~ate Road~
iD Collier County
1D ~oute Spe~ific Se]~s Volumes (SV} ~ T~ I-~
Annual ....... ~ .... I~ ....... V '" =-
Qener~liz,=~ Annual 6v~ra~e Daily Volumes for
Don-state roadwa~, multilane and two lade
~ninter~ Dted art~Lrial~
1E ~raliz~ Annual Avek-a9e Daily Volumes for
~o~ida' o ..... T~-anaitionir~ .......
2 Existing Unacceptable Conditions on County Roads T~
3 Collier C~~iphway ..... u~. ( .... T~ I-~ 24
~.y Analys~ C~llier county Tran~poFtation
p!annir,q Data,ase Capacitv Analvsi.~
4 Existing Unacceptable Conditions on State Roads
5 Collier County Major Highway Network Future
Traffic Circulation Improvements - 1990 1993-1997
LIST OF ~PS
~P
TR-1AW Existing Traffic Circulation Map Facility ~pe
- Western Collier County
TR-~ Existing Traffic Circulation Map Facility Type T~ I-
- Eastern Collier County
TR-1BW Existing Traffic Circulation Map Number of ~nes T~ I-
- Western Collier County
~R-1BE Existing Traffic Circulation Map Number of Mnes T~ I-
- Eastern Collier County
- ii -
LIST OF TABLES/MAPS'/FIGURES
(continued)
~ PAGE
TR-1CW Existing Traffic circulation Map Adopted Level of TRA I- ~ l__q0
of Service Standards - Western Collier County
TR-lCE Existing Traffic Circulation Map Adopted Level of TRA I--t~ 1~1
Service Standards -Eastern Collier County
TR-2W Existing Traffic Circulation Map Unacceptable TRA
Conditions - Western Collier County
TR-2E Existing Traffic Circulation Map Unacceptable TRA I-~ ~3
Conditions - Eastern Collier County
TR-3 Traffic Circulation Constraints - Western TRA I-~e
Collier County
#TR-4W 5 Year Capital Improvement l:lement ~[ap * TRA I-~ 3__4
Western Collier County
TR-4E 5 Year Capital Improvement Element ~[ap * TRA I-->~ 3--5
Eastern Collier County
~TR-SAW Future Traffic Circulation Map - Year 1996! * TRA I-~ 3--6
Western Collier County
~TR-SA~ Nature Traffic Circulation Map - Year 19961 * TRA I-~ 3--7
Eastern Collier County
~TR-SBW Future Traffic Circulation Map - Year 19961 * TRA I-~ 3--8
Facility ~ype - Western Collier County
~TR-SBE Future Traffic Circulation Map - Year 19961 * TRA I-~7 3__9
Eastern Collier County
~TR-6AW Future Traffic Circulation Map - Year 200T~ * TRA I--9~ 41
Western Collier County
~TR-6AE Future Traffic Circulation Map - Year 2001~ * TRA I-%~ 4_~
Eastern Collier County
~TR-6BW Future Traffic circulation Map - Year 200~ * TRA I-4-~ 4--3
Facility Type - Western Collier County
~TR-6BE Future Traffic Circulation Map - Ye~r 2001~ * TRA I-4~k 4--4
Eastern Collier County
- iii -
hIST qF TABLES/MAPS/FIGURES
(continued)
~Qllier County 20%0 Financially Feas~b%e
Plan UPdate and 1990 ~Od~% Va%idat'ok_q~
~-7B Future Traffic-ways Map - Year 2Q1:~__ TRA_!~_~_~
W~Stgrn Collier
indicates items adopted.
Amended'May 19, 1992
- iv -
'5- puRposE
The purposE of the Traffic circulation Element is, to plan for future
needs of both th(: motorized and non-motnrized traveling public. The
major highway network in Collier County is the principle circulation
system that permits the delivery of goods and sez-vices as well as
providing access to places of employment, school-,;, and recreation for
the residents and visitors of Collier County. Since Collier County
does not have an'./ ports, rail lines or high speed rail facilities, no
discussions of these modes appear in this element.
The traffic circulation system is truly the "supply" side of the
"demand versus supply" equation (with land uses being the demand
side). As land uses continue to incr.ease, they place a heavier demand
on the existing supply of roadway miles. The roadway system's effect-
iveness is therefore linked to the Future 'Land Use Element.
In Collier County, one of the fastest growing metropolitan areas in'
the Country, both elements l~ust be developed simultaneously. Growth
cannot be projected without knowing where the future road system will
be, and the future road system must be planned with the potential
growth in mind. To that end, land use modeling is an integral part of
the future traffic projection process.
The following steps were taken by Collier County in the development of
the Traffic Circulation Element:
First, the existing system conditions were documented and the future
needs were examined. Later in this Element, the land use forecasting
methodology will be discussed.
Secondly, a level of service (LOS) stan.mard was needed to "measure"
the volume versu~ capacity of the exiscir,g and future systems. Having
such a method of measuring the se:trice standard permits the
identification of deficiencies.
Lastly, the future highway needs ~4ere examined for three horizon
· periods:
five .(5) years - ~ ~997,
ten (10) years- 2001 200~, and
for the year 2015.
The first period is to maintain consistency with the Capital Improve-
ment Element (CIE). The second period is to provide a ten year plan
"window" in which the last five y(,-ars show the advancement of needed
projects towards the end of the 5 year CIE "~{indow".
The year 2015 horizon is included to permit consistency with the .focal
Metropolitan Planning Organization efforts. Unlike the first two
periods, which cover the entire county, the 2015 period has a much
more limited study area, generally recognized as the Naples Urbanized
Area.
TF~k I-1
The remaining portion of the Traffic Circulation Element will take up
a discussion of non-motorized travel demands, the various perspectives
surrounding the Future Traffic Circulation System, and a presentation
of the Element's Goals, Objectives, and Policies.
~. SYSTEM OVERVIEW
Collier County is the largest County in the State and spans an area of
over 1,994 square miles (1,276,160 acres). The major central city
area is the City of Naples which covers 11.5 square miles and has a
permanent population of 19~505 20.001 (April 1, 199~ 199~)-
The greater Naples Urban Area, lo¢~sely defined as the lands west of
CR/SR-951 (including all of Marco Island) covers 129 square miles with
an estimated permanent population of 11~,0~(} ]~700. Seasonal
population increases in the Urban Area have been estimated as high as
32% during the winter months.
Approximately 20 miles northeast of the Naples Urban Area lies the
urban center of Immokalee (an unincorporated community). Immokalee
has a permanent population of approximately 14;2~ 15.991 but
witnesses substantial seasonal increases associated with the
agricultural industry.
Within the Naples Urban Area, a grid system of predominately county
roads makes up the major highway network. Major north/south routes
include North Tamiami Trail (US 41), Airport-Pulling Road (CR-31),
Interstate-75, and Isle of Capri Road (CR-951 and SR-951).
The east/west links completing the grid are Immokalee Road (CR-846),
Pine Ridge Road (CR-896), Golden Gate Parkway (CR-886), Davis
Boulevard (SR-84), Rattlesnake Hammock Road (CR-864), and East Tamiami
Trail (US 41).
In addition to these major roads, other roads such as"Radio Road
(CR-856), Santa Barbara Boulevard, and Vanderbilt Beach Road
interconnect to provide the level, of continuity needed to ensure an
~ adequate network configuration.
Linking the Naples Urban Area an{[ the I~u~okalee urban center is the
Immokalee Road (CR-846). Within Immokalee, SR-29 passes through to
the south on its way to intersect with Interstate-75, then to US 41,
and finally to Everglades City. The northerly route of SR-29 out of
Immokalee leads to LaBelle in Hendry County.
In the past fifteen years, the County has made tremendous strides in
keeping up with the even increasing travel demands associated with
urban growth. This Element describes the continuation of the County's
efforts to provide the means to ~ove people, goods, and services
throughout the County.
TRA I-2
~. EXISTING SYSTEM
1. R0adw~y Inventory
The existing highway network inventory (Table 3) describes the major
links throughout the County, including those within the City of
Naples. This inventory includes all major roads regardless of the
Jurisdiction having operational responsibility.
The inventory data was provided by the City of Naples Engineering
Department, collier County Transportation Department, and the Florida
Department of Transportatlo,~.
The existing Traffic Circulation Maps (Map TR-1AW through TR-1CE)
reflect operational characteristics as of 8~,~ 69gust 1. ~_~.
The arterials and collectors have been classified according to the
State's Functional Classification System.
2, Levels of Service
As a qualitative measure of operational characteristics, the Level of
Service descriptions used for transportation planning are as follows:
a. LOS A:
The highest quality of service a particular class of highway can
provide. It is a condition of free flow in which there is little or
no restriction on speed or maneuverability caused by the presence of
other vehicles.in the traffic stream. Stopped delay at intersections
is minimal.
~. ,LOs S:
A zone of stable flow and representing reasonably unimpeded traffic
opera~pns at average travel speeds. The ability to maneuver within
the traffic stream is only slightly restricted and stopped delays are
not'bothersome. Operating speed is beginning to be restricted by
other traffic. Drivers are' not generally subjected to appreciable
tensions.
c. LOS C~
Still represents stable traffic flow operations, however, the ability
to select, speeds, maneuver and change lanes may be more restricted
than in LOS B. Longer queues (traffic lines) and/or adverse signal
coordination may. contribute to lower average travel speeds. Motorists
will experience an appreciable tension while driving.
d_~. LOS p:
Approaching unstable flow. Tolerable operating speeds are maintained
but are subject to considerable and sudden variations.
Freedom to maneuver and driving comfort are low because of
increased lane density. The probability of accidents has increased
and most drivers consider this level of service undesirable.
e. LOS E:
The upper limit of LOS "E" is the capacity of the facility. Operation
at this level of service is unstable, and speeds will fluctuate widely
;:ETA I-3
from point to point. There is little independence of speed selection
and maneuverability. Drivin(j ccmfort is low and accident potential is
high.
! f. LOS F:
Describes forced-flow operations, and represents traffic flow
characterized by extremely low z~peeds. Speed and rate of flow are
below levels attained in LOS E, and may, for short time periods,
drop to zero. Intersection congestion is likely at critical
signalized locations, with high approach delays resulting with the
queue continuing to grow upstream as long as the arrival rate
continues to exceed the discharge rate.
To determine Level of Service 9D ~olli~r ~oun~Y. roads. $~vera~
ba¥~ been developed which identify maximum traffic volumes for
LOS rankin~ for each Spgc~fic roadway seq~.ep~, These volumes identify
the maximum number of vehiclgs g~evm~tted pn the__roadway in order to
operate at or above the identified ~Q.$ raD~iDg~ These volumes are
~hcn compared to the existinq traffic volumes on the roadway.
If a LOS D has been adopted for a specific roadway segment, the tab~es
will identify the maximum number of vehicles p~rmitted in ord.er to
maintaip a ~os D for ~bat roadway. If the existing traffic volumes
exceed the maximum Permitted volumes under Los Q, the roadway is
~e~evmiped to be deficient and operating under unacceptable
conditions.
In order to quantify, and thus measure the level of service standards,.
this element ~ utilizes th~ -~-- ..... =?
....... 1 .... Da~ly .... ~
~unes Tables as p~epa~ed by the ?lorida Department of
· ~,,=~.-.~,.~u,, for £reaways, l~cal ar~ rural re,ads (Tables lA
~nd--the Collier County Generalized Service Volumes for urban two-way
arterials, (Tables lC and iD lA and lB) as preo__ared by David Plummet
~D~ ~ssoc~ates and adopted by FEOT and the County. These tables have
been prepared for v~r~ou~ ,ack,ity and ar~a typ~s co~f~urations~
~ical to co~ier county arterials within the__urbanized area
For determining the ~evel o~ service on t~_.' '
~r~c~r~ state roadways, 'hiqhways and the Int__erstate, Florida '.
Department of Transportatio2 has developed Collier County Speci(ic LOS
~ab~es ~Or State Roads (Tab].¢ lC).
To determine Level of Sewice on Collier County_rural and urbanized
~oca~ road%;ays, thig element utilizes the Florida Department of
Transportat~on's Gener~lised Annual Average Dai~y Volumes
non-state roadways, multilane and two lane uninterrupted arterials
{Table ID)..
TRA I-4
The FDOT Generalized Daily Level of'Service Maximu~ Volumes ~ables are
derived from peak hour, peak direction conditions. More specifically,
all the volumes are based upon the highest 15 minute period of the
9e~h %00th highest volume hour of the year for the higher directional
flow of traffic. The daily volumes in the table include directional,
~ub-hourly, hourly, daily, monthly, and seasonal peaking
characteristics of traffic.
A detailed description of the preparation and use of these tables is
provided in the Florida Highway System Plan LOS Manual.
To--d~t~i~ ~= ' .... ' ~ ' ~-
~,~= ~.~ o~~==--'~. ~.-~=-~ of each h~hw~f--s~-gment, ~,,~ average
daily tkafflc volu=ua o~+ th,3 major highway he. work--were e~ti~at~ by
wa~ioua techniques a~ the~% com~ ~. ~alized t~ble~.
~ ~ended May 19, 1992
TIU% I-5
MA{' IR-lAW
E>',ISTING TF'AFFIC CIRCULATION MAP
FACILITY TYPE
WESTERN COLUER COUNTY
I
i
I~/~OR Y CO.
COU~R CO. ~AP
E)<ISTING TRAFFIC CIRCULATION MAP
FACILITY 1'YPE
£AST'F.,RN COLLIER COUt~TY
~oo~ 0(12~'~,:. 64
EXISTING TRAFFIC CI'2CUI_ATION 1,4AP
NUMBER OF LANES
W~ST~RN CCLLI[R C~JN~. ~IOA H[NORY CO,
J C~[R CO.
CO, ~^P TR- 1L1£
co. EXISTIHG TRAFFIC CIRCULATION MAP
NUMBER OF LANES
[AS~N C~OER C~NTY. FLOR OA
HF. ND~r CO,
~ CO.
14AP TR-1CW
EXISTING TRAFFIC CIRCULATION MAP
ADOPTED LEVEL OF SERVICE STANDARDS
'w[S"~lN COLLIER COUNTY ~OR¥ CO.
I~,~OR y CO.
MAP TR- tCE~
COLUER CO.
EXISTING TRAFFIC CIRCULATION MAP
ADOPTED LEVEL OF SERV1CE STANDARDS
EASTERN COLUER C~NTY
TABI.E IA
Lanes/Typei2) A 8 C D £
2 Undivided vtthout left-turn bays 15,118 ]&,)il i?,lel 11,211
2 Undivided Ii,ill lg,]el 21,]el ]i,&ll
2 Divided Il.gel 21,lei 21,3ll 22,711 24,lee
4 Undivided ]6,411 ]l,~le 4e,ill
L&nos/T~~'*(2} A ~B~ C D
2 Undivided vlthout le~t-e~rn bays i),711 14,gel IS,411 l&,311 17,241
4 Undivided ]],$11 ]$,?1i ]&,gte
& Divided S],&el S&,&Oe &e,4el <l,&l. il,lei
croup a Is.?i ~o 1.5 signals per nile) Level of Service
~anes/T~p._e.{2i A ~s C D K
2 Undivided vithout left-turn bays Il,lei i3,GOl 14,488 IS,lee is,gel
2 Divided 12,SIS I?oeel la,tie
i Undivided 3l,&il Si.see 52,2oe
Group ¢ (I.l to 2.5 signals per nlle.~)) Level of Service
L&neI/?~Pn(2! A II C O
2 UndJvJded.vitbout legt-turn'b&ys ' -- le.~li la,iii
4 Undivided ~ -- 27,401 )),211
& Undivided -- 41,281 51,41~ SI,SOl Si.lei
T~{A- 12 ~-~j
TI.BI,E IA (CONT'D)
III
Grou~ O 12.& to ].~ sl~n,ls per mi~.e_=) Level of Service
Lanes/?y~?12i A B C 0
undivided ~lthout left-tuts boys .... lJ,Til li,]el
Undivided .... 13,gl! I?,ell Il,SOl
Olvlded .... 14,680 lT,gll
Undivided .... 28,688 35,116 ]7,888
undivided .... 42,908 $3,~e0
Olvlded .... 4S0iee Si,ill fl,lie
~Oup C I].~ to 4.S signals per mlle.~ Level of Service
undivided vlthout left-turn bays .... l,tll Il,Ill IS,ill
undivided .... i1,411 IS,ill 17,988
Dlvldld .... lO,tel ii,J11 Il,lie
Undivided .... 21,&el ]2,see
Divided .... 22,800 34,340
Undivided .... 32,188 Se,211 ss,eeo
Divided --. --- ~4,6~e 52,186
G..~Eoup [ (J~4~r.e than 4.5 signals per ,ullel Level oK Service
LJflES/T~pe(2) A I~ C O
K
2 Undivided ..... 6,309 14,988 IT,eOf
~ Undivided .... 19,480 4~,210
S Divided .... 24,511 i?,Jll 59,180
l| Collier County Generalized Service Volumes represent estimates
of th~ IOIIlul service volumes it different levels al s,~rvJce
given certain generalized Collie[ County specific input
· ssvmptlons and should be us(d only foz general pl~lnnJng
applicatlonl. .~
2) E[cept os noted, undivided and divided rodd$ are assuaged to
-0 Level of Servlcv cannot be achieved.
David pluamer I Associates (using I:he LOS prog/am provided
by the florida Department }f TransportatioflJ.
TRA- 1 3
70
~ ~ ' 30,500 3Z,300
~ ~ 24,200
~ ~ 1 AIr~rt Rold Pine RI~e Road Go,den Glte P~.
~ ~ 2 B~lte Beech Rd. Nlcko~ It~. vm~erbltt Drive ... l&,~: 16,1~ 17,000 17,700
~ ~ ~,:~ 27,~ 2~,600 ~0~100
~ ~ Go~lette RoldI Golden G~te P~. Sola~ Road '"
.-. 10,1~ 11,200 12,0~ 12,600
~ Va~erbllt Reach l~. US &l va~erbllt Or.
· .. Level of Service cannot b4 achieved. I
1 Service volUTea ware eatledted baled (hq GOD, Jetta Road frc~a Golden Gate Parkway to Pine Ridge lo~d.
DALLY SERVII~
FO~ STATE ROADS I~ COLLIER
1 US ll ~orth Trill Lee C~ty Llu Ilgglu pmsl iomd 32,~ ~9,~ 40,~ 40,~0 lO,~O iO,~O
2 uS ~1 North Trllt ~[gg$~ Pill Road Va~erblit leach Iod 32,200 39,~0 lO,~O 40,~0 10,900 ~0,~0
3 US 41 ~orth Trait Va~erbltt leach Road Gutf Park Drive 3Z,~ 39,~ 40,90~ lO,900 ~0,900
~ US ~1 ~orth Tre(t Gulf Park Drive Laurei Oak N/A ]~,100 ~,&O0 ~8,500 61,:00 61,:00
~ 5 US ~1 ~orth Tral~ Laure~ Oak Park Shore/C~rest g~ g/~ 3&,100 53,&00 5~,~00 61,~00
~ ~/A ~/A 33,000 ~7,700
~ d ~/A ~/A 33,000 ~7,700
~ ~ 12th Ave~
~ ~ 7 US ~1 ~o~th Tc~It 22~ Ave~e
~ ~ Sth Ave~ S~th i/A ~/A H/A ~o,1oo
~ ~ US ~1 North Trill 12th Ave~e
~ Sth Av~e S~th Go~ette-Frank Ro~d N/A N/A N/A 40,100 49,~00 ~9,~00
10 US ~1 Eest Trail Go. retie-Frank Road S~ 8~ (Day s 8outevird) N/A ~/A ~/A 40,100
t2 US ~1 ~st Trllt Alr~rt-Puttl~ Road Ratttesnake'Ha~ck N/A B,800 29,~00 33,900 ~6,200
~, ~ 3~,~0 44,200 SA,AO0 ~,OCO ~.0:~
sR 951
15 us ~1 si 9~1 C~92 2,~ S,~O0 9,~00 15,000
CR 92 SR 29 2,~ S,~O 9,400 15,000 ~,200
16 US ~1
17 US ~1 SR ~ ~ ~ 2,~ 5,~ 9,&~ 15,~ ~&,2~ Z%200
I~ U~ ~ C~ 9~ D~ C~tY LIM 2,~ S.~ 9,~ 15,~ ~(,Z~ 2%000
SR 29 Attlgitor ALL~ 21,7~ 33,&~ t7,~ ST.~ 61,~ 61,9~
21 I-~ ALligator AlLey SR ~1 21.7~ 33,&~ ~7,~ S7.~ 61,~ 61.~0
C~ 896 21.~0 33.&~ &7.~ S7,~Q 61.~ 61.900
SR 951
22 1-~
~ ~.~ CR 896 CR ~6 ZI,~ 33,~ &7.~ 57,~ 61,~0 61,900
Lee C~ty Line 21,~ 33,L~ &T.~ 57,600 61,900 61,900
~ C~ ~6
~ 2~ 1-~ Z2.~O0
CR 837
'" 011 v~tl Rotd
~ 27 se 29
~- Oil Veil Road S~th of 13th Stree~ 2,~0 5,4~ 8,~ 13,~0 22,~00 22,~00
30 S~ 29 16,L00
31 SA 2~ ~mk. Trifford Road C~ 294' N/A 4,~ 13,~ 1~,400 16,L00
SR ~ 3,200 6,4~ 10,4~ 16,500 26,~0 2b,~O
C% 29A
62 Oivtl I~evird SR Z9 Lee C~ty LI~ 2,~ 5~L~ a,~ 1~,~ 2Z,:~O 22,L~
~ Davis i~tev:~' '~ Alr~t:~tt{~ Road C~ty larn Road 2,1~ 16,~ 19,200 20.500 20,500 ~0,S00
~,t<~ t1~1~O 16,150 20,~50 26,000
~/A 27,&50 ~8,250 ~5,600 ~.050 55,050
6,5~ 39,1~ ~3,ZO0 ~:,~00 t~,a00
9~1 CR 92 (San ~arco Orlve) C~ 953
C~ 9~3 ~.tco Ist~ Bridge
951
951 qarco lsis~ lr{dge C~ 952 3,~0 as5~ 17,700 23,250 zg,~O 29,~0
3,~0 a,S~ 17,700 23,250 29,~0 29.~0
'I'~IILE
FDOT's Annual Average Daily Volumes
For Non-C~.tate Roadways, Multiple and ~%vo Lane
Uninterrupted Arterials
[A) Multi Lane Rural Arterials [Signal Group R]
(B) Two Lane Local Roads (Signal Group L)
t{ON ~--['AT~ i~OA. DWAYS
TRA- 1 8
. ~ ~. Traffic Count and Accident Frequency Data
As part of a system-wide approach to monitoring leuel of service
deficiencies, the Ccunty maintains two programs that assist in
determining where i~provements are warranted.
The State and County Traffic Count programs regularly monitor vehicle
mouement activities at more than 100 locations throughout the County.
Historical data fron as far back as 1973 provide the basis for
assisting with the projecting of future demands upon the system. The
annual average traffic volumes are provided in the Traffic circulation
Element Support Document.
In addition to traffic volumes, accident frequency data is the next
most important factor considered by the County when determining the
need for improvemen~ in the system. Traffic accident statistics, by
intersections, are compiled annually by the County and are reported in
the Support Document.
~ ~nacceDta~te Cp~.~.~io~ - County Roads
A capacity analysis of the existing major, highway network was
performed using the methodologies identified above with the results
shown in Table 3 and on Map TR-2 (W & E).
Level of Service "D" has been established in this plan as the minimum
acceptable level of servic(~ standard for all County roads except the
following:
Roadway From T__o'
Airport Road Pine Ridge Road Golden Gate Parkway
Gqlden Gate Parkway Airport Road Santa Barbara Blvd
G~6dlette-Frank Road Pine Ridge Road Golden Gate Parkway
Goodlette-Frank Road US 4~ Golden Gate Parkway
Pine Ridge Road Airport Road 1-75
The County has estaTDlished LOS "E" as the minimum acceptable level of
service on these roads.
The existing LOS of each segment was compared to the adopted standard,
the County Roads wi~h unacceptable conditions are identified in Table
2.
In all cases, two a~ditional lanes are required to return the existing
system to an acceptable level of service. Since the County is
responsible for maintaining the adopted level of service in a manner
consis'tent with adopted policies, the additional lanes necessary to
return the County rDads identified above to an acceptable LOS are.
programmed in the Capital Improvement Element.
# Amended May 19, 1992
TRA 1-19
5. Unacceptab~9 Condi~-ions - State Road_gs
For those portions of the S~:ate highway system located outside the
City of Naples this plan incorporates the level of service standards
found in the Flor fda Transportation Plan.
These standards applied to :;tare roadways in the unincorporated areas
of Collier county and are a.~ follows:
Existing Transitioning
~lural A.rga Urbanized Area Urbanized Area
I- 75 eB DC C
US- 41 C D C
SR- 84 C D C
$R-951 - ~- D D C_~*
SR- 29 D C - -
SR- 82 DC - -
*_ This segment 9J[ roadway has been desigD~t.gd a.$ ,a., "b~ckloqq¢~
roadway" by th(: Florida Department of Transportation, April 6,
1993, Reconstl~ction afon~ this seqment wil% b_~,:., expedited.by
FDOT.
~ TABLE 2
EXISTI}[G UlgACCEI~ABLE CONDITTONS ON COUlqTY ROADS
1991
~ 1991
Daily
~ Roadway $e~e~ (Miles~ Volume
19,500
~ ~nita Beach Road West of Vanderbilt 1.6 17,9~ F
Drive
~ G~-e~ouleva rd ..... -
7'7
12 6~rport Ro~ ~i~9 Ridqe Road %0 2.__~6 32,390 E
(CR-31) Go__~]den Gate Parkway
source: Collier County Planning Department
~ Amended May 19 1992
TR5 I-21
EXISTING TRAFFIC CIRCULATION MAP
UNACCEPTAJ3LE CONDITIONS
wEsTrr_~'~ COtU£R CCUN~Y
r "~:~ ..........................
, C~LICR CO.
I
_~.~ .... J : J
, ,
,
'
HC~C)~¥ CO.
CO~L~.R CO. ~^P TR-2[
EXISTING TRAFFIC CIRCULATION MAP
UNACCEPTABLE CONDITIONS
~ASIERN COU. J~R COUNTY
~ O~OR¥ CO.
C~ ~0.
INVEN91T
Collier County Transportation Plnnning Database Capacity Analysis
(Proposed 1993-97 CIE)
1991 E.xis~n:3 1991 1991
Counted Ro~d L 199t
~ist Si~l Mia Oaily LOS Sauce O ~Std ~pected
101 ClE~Roed I Ll~k Ftom~o Road Std Volume Tabh Volume S Re~o
~ C~I ~i*~ ~. ~.nde*~ ~h.~.~ to ~e ~dge 40 ~7~ lA ~ A 0.67 1~7
__ 4~ C~1 ~r~ ~. Golden Gale t'a~ey to ~dio ~. 60 O O 42857 IA ~t~ ~ 0.76 >~1
5 3 C~1 ~ ~. ~o ~. Io [)a~s B~. 60 D O 31481 lA ~,~ C 0.~ 1
7 ~ C~, B~d Eagle ~. N. d S~I 2U ~ D ~ 10 13~ C 0.73 1~7
8 ~ C~ Bald Eagle ~.~ S. ~ S~St ~ L 0 ~g 1D 13~ C 0.71 1~7
g [~e [~1~ ~. U~t ~ ~a~on ~. 40 L 0 13Z~ 1D ~.~ C 0.47
I0 31 [~ Beech ~, We~ ~ Va~ [~ O~. 2U ~ B 0 19~ lB 17~ F 1.15 E~
11 ~ ~r~ ~ad :~ke Tri,cad ~. to Imm~olee ~. 0 R D 0 ID 0 ~
12 ~ ~un~ Barn ~. D~s B~. Ic CR ~ ~ L O 9~ lO 13:~ C 0.71
13 ~ ~ ~ad ~ U~I to C~l:o~skee~land 2R R O 0 10 15..~ A 0.~
14 ~ O~s B~. U~I lo Nr~,~ ~. 60 C 0 ~17g 1C ~ B 0.42
15~ ~ S~ O~B~. N~~k~B~ 2U B D 178~ 1C ~.~ C 0.87
16~ 4g~ S~ 0~. ~k~Bl~.to~n~Barn~. 2U E O 178~' 1C ~t~ C 0.87
17J ~ O~l B~d. ~u~Sarn ~.~Sa~Ba~araB~. 40 E O I~ 1C 41~1~ A 0.~
18 S~ 0~ B~d. Same Ba~a~a B~d. to I~e ~ Cap~ ~. 2U · C ~02 1C 16. I~ B 0.~
19 Go~en Gale B~d. C~1 to ~d~n B~. 2R R O 7.~ D 14.~ C 0.~
~ C~ Golden Gate P~ U~I to G~ ~lefl~rank ~. 60 E 0 1~18 lA ~.t~) C 0.~
21 5 C~ Golden Gate Pk~ G~le~Frnnk ~. to ~n ~. 40 ~, D ~1 ~ lA 41.~ A 0.81
_~ C~ Oolden Gate P~ Nt~A ~. tc 1-75 4D A E 21~ lA ~.1~) A 0.49
_2~ C~ Oo~en Gate P~ ,I-75 to San~ Barba~a B~. 4D /~ E 19~1 lA 43.1~1 A 0.~
24 C~ Oo~en Gale P~ S~ ~ a B~. to Isle ~ ~pa ~ 4D [~ O 11~; lA ~.~l A 0.~
--~ ' lg~1 O~lefl~renk ~. [Immokllee F~. 1o ~cl ~. ~J L 0 0 lO } ~ ~
~ ~1 O~l~Fr~nk ~. ~Ca~ca ~. tc ~ne ~dge ~. gU L O 3723 1D 13..~) C
-2~ C~I ~dle~F~ank ~. ~P~ ~d~e Fd. to Solana ~. 40 C: E ~1 lA 39,:~) B 0.~
_~ ~ C~I O~le~Frank ~. [Sol~nl Rd. I,) Golden Gale P~. 40 II E 27~8 lA 39~) El 0.~
~ C~1 G~tefl~Ftank Rd. tGolden Gate Par~ay to U~I 60 I] E ~512 lA ~.~ C 0.51 >~1
.31 ~Oufftho~e ~. [111 · A~ N. to Vander~E Beech ~. ~ I. 0 2~ 1D 13.,~ C 0.21
_~ 37 C~51 ItleofCap~. ~oklleel~.toOotdenOaleB~. 2R __1t O ~t8: ID 15,1~3 I~ 0.~
~ C~ I Isle o~ Capd ~. ',Golden Gate BNd. 1o Pine ~d~e ~. 4R R O 1~5 S O ~.7~ B 0.27
C~5I lisle of Ceph Rd. ~Golden Gate Pe~iy lo D~s B~.4R ~ CI ~191 10 ~.7~ B 0.~
I
II C~51 ,Isle of CapH Rd. ~Oe~lB~.lo~letnakeHamm~k~ 2R q O 11575 ID tS,l~ 0 ' 0.73
37 10 C~51 'Isle of Ceph Pd. . ~lesnake Hammock ~. Io U~l 2R R O 11575 10 15.1~ O 0.73
12 S~51 Isle el Cape Rd. 'U~t to Manatee Rd. 40 ~ ~ 19~ IC 46.1~ B 0.~
~ 12 S~51 Isle of Ceph Rd. [Manatee ~ to N~ York ~. 4D O C 198~ 1C 42.~ B 0.4Z
40 51 S~51 Isle of Capd Rd. ~N~ York ~. Io MarYland 86dge 2U A C 1~5 IC 17,7~ D 1.12
41 S~51 Isle el Capa ~. Marco Islaml B~d~R 9~ 40 B ~ 1~71 1C ~,~ B 0.39
42 S~1 I~le el Cap~ ~. [CR 9~ to CR ~ 4G A C 14031 1C 43.:~0 B 0.~
_.,~ I C~ 111~ Av.N. [Vander~ C r. to US 41 2U _~, [~ ~2 10 13.4~O C 0.~
_.45 6 C~ Immokalee ~. just to ~j~ ~. 4D B D 211~ IA ~.~O A 0.~ UIC
~ 6 ~ Immok,lee ~. ~r~ Rd. 1~ 1-75 ~ ~ B [~-- 15174 IA ~.~ A 0.40
47 8 C~ Immokalee ~. 1-75 to CR 95t ~ 2U__A D 1~39 lA 19,~ A 0.5~
4~ C~6 Immokalee Rd. CR 951 Ia SR ~ 2R R D O 10 15.~ A 0.~
~ Srm3 Interstate 75 t SA ~ Io CF; 951 4F I [I 0 I~ ~,.1~ A
_~1 S~3 Interstate 75 CR 951 1o Pine ~dqe fid. ~-- -~ ~ 14~' 'I'C 47.7~ A 0.31
Pine ~d~e ad O time, alee ~
5~_ S~3 Inletstote 75 " . ~- H C 24~6 '~ 47.7~ B 0.52~
~ S~3 I,,terslate 75 [Immokal;~Rd. lo Lee Coun~ ~ne 4F--~ ~ "~113 1C 47,7~ 0 0.~
~_ Logan O~u. ~,;ach n~. to m~o mdgo fid ~- -~ -
~.~ L~ .... ~.~,Lo. ~..,~ ~p~,,~,_ ,o~a,Z~,?m,. __. ;.~~' T_t.N;:]-/. ZL -~'~ ;. Z;Lt tEL.'L'~/-~
TRA-24
l,m W J
O~/~/~3
CONT.
NVENg 1T
collier County T~ansportation Planning Oababase Capacity Analysis
(Proposed 1993-97 CIE)
I~1 ~i$~ng 1991 1~I
Countod Road L 1991 Year
~Jst Sig Min O~ly LO~ Seedce O ~SId
CIE/Road ~ Unk FIom~o Road O Std Volume Table roi.me S Ratio
11~ ~ld Immokelee Pal, Io Virder~R ~h. ~.
~st~ ~ed Vandef~ ~h. ~. ~
U~I to ~le~Fr~nk ~.
4~
~. Sa~ Barb ~a 8~. to SR ~
Hmck U~t to ~ema[~e B~.
~le*n~ke Hmck Bern Rd. A~.
~ffie~ke Hmck A~. to Isle d Ca ~d ~.
~ B~a~m b~. iOreen ~. Io
~a B~bera 3~. Golden O~:e Pa~*~y to ~o ~.
Se~a B~berl ~.. ~m ~. to SR ~
Ba~I B~;. S~ to ~esnake Hmck ~.
~md~ U~l to k75
~75 to CR ~A
CR ~A So~h Io End of F~I
~le ~id ~ E~ o1 F~r I~e 1o ~ ~A
CR ~ Nc nh to SR 82
~ld ~ SR ~ lo Hendr ,
Tamlamt Tr~l EarlG~lefle ~. to Da ~=
Timiami Tr~l
TJmiami Tr~l Ea~ ~le~nake Hmck, }~. ~ Bed~t Wml. I
Tlmlami Tt~I Ea~ :H to ~ ~2
Tlmiami Tt~l Ea~ CR ~ ~ GR ~
Tamlamt Tr~I EastSR ~ Io Cede ~u*~ U~
Lee ~. ~ne to ~[inl Peal ~,
,mie~ T~I ins Pas* ~ k. lmmokalee
Temil~ Tr~l N~ ~ Immokale, Rd.to W,n~e~ ~h.
TJmlarni Tr~l No~ ~ iVando~E ~h. ~. Io Gu~ Park O~,
Guff Pink ~. Io Pin*~e
imla~nl Trot
Temiami T~I Norh ~. to S)l~na ~.
Teminmi T~I Nor hSolana Rd. lo Cree~ h Rd.
Tamlemi Tr~l Nor h Craech Rd. ~o Gold.m Gale Pmkway_
Temiami Tr~l Nor h Golden O.ie Pmkw ~y Io 4Ih Ave. N. ~GI
Tamlami T~I No~ h 4th Ave. N. Io 'Four ~ome~s'
Vend~r~lt Death ~. Ou~s~e Os. to
Vandet~ Bemch Rd, ~d.
3RA-25
'[`ABLE 3 CON'['.
IN~EN~IT
Collier County 'transportation Planning Database Capacity Analysis
(Proposed 1993-97 CIE)
lggl E~i z~JnO 1~1 I~l
Counted ~oid
~st SIg ~n O~ly LOS S.~ce 0 ~SId
~lOl CIEI~ed · Unk From~ot - Rol~ O~ Std Volume.TibN, ,,V°lume S R.~o Deficient,,
Ileal ~1~ iv~.~ ~flePIII~.~III~A~. ~ L l,Ol 5957 tO 13.~ C 0.~
~1 /~ '~,,P,,~. v~~u=~ i~/ L D o ~ ~3.~
TRA-26
The Existing Urbar.ized Areas and Transitioning Established Areas are
identified in Map TR-IAW. The Statewide Minimum Acceptable Operating
Level of Service .ttandards for the State Highway System are more
thoroughly explained in the Florida Highway System Plan LOS Manual.
Based upon the methodologies outlined above, the County has deter~nined
that the State rounds shown in Table 4 and on Map TR-2 (W & E) are
operating at or b,~low the acceptable level of service.
~ TABLE 4
EXISTING U~ACC~TABLE CONDITIONS_~N STATE ROAD_~
-kg~ 1991
~ngth Daily
~ ~oadwa~ ~e~ent Miles ~01~
~ Isle of Capri US 41 New York $.2 19.868 D~
Road Drive to Marco 6..3 -19,700
Island Bridge
~ ~~ 1,5 D2,492
~~ Vanderbilt Beach
R~
~ County Du~n Road ~ ~,904
~ Urger .... 1991
~ Dete~ined to be a backl~ed roadway.
Source: Collier County Planning Department
'~ In ~e State's; adopted ~ 1993-97 Work Program, const~ctio~
f~ds are pr~ra~ed for portions of these se~ents, and several have
funds prorated for design and right-of-way acquisition. A copy of
the State's proposed ~ 1993-97 work program is included in ~e
Support Doc~ent. *
D. FUTU~ SYSTE;( ~EDS
~. La~d Us.~ ~rojectlons
The development of the ~ture Traffic Circulation Map Series is based
upon estimated travel demand generated by projected land uses.
Increases in existing travel demands will occur wherever increased
gro~h occurs. Projecting where this land use activity will take
place is a process called land use forecasting or allocation.
T~ 1-27
Land use forecasti~%g is based upon the premise th0t a certain amount
of development will occur during the period under study. In Collier
County, this amount: of development is based upon the University of
Florida population projections, and the resultant demand for housing,
employment, shopping, etc.
Given that a certain number of dwelling units will be constructed and
a certain amount of commercial development will take place to support
it, the only thing left to determine is where those dwellings and
commercial areas will be located.
To that end, a computer model was developed to allocate growth
(dwelling units an~ employment.) to the Naples Urban Area. Because
lands outside the urban area ~,ere not permitted to exceed the 1 unit
per 5 acre maximum allowed under the "A" zoning district, 'the computer
model was only used to allocate growth in the Naples Urban Area. In
addition, because of the relative size of the Immokalee Urban Area,
and the absence of readily available employment data, the computer
model was not used in the Immokalee Urban Area. Instead, manual
projection techniques were used to predict the growth in various land
use categories in Immokalee.
In the Naples Urban Area, the results of the Simplified Lan,~ Use
Allocation Model (SLAM) forecasts were used in tm'o different studies
to produce travel demand esti~ates and projected corridor naeds.
2- Travel Demand Patterns
It can be expected that travel demand patterns may shift in years to
come as development takes place in the future. As an e×ample, two
studies conducted for the Naples Metropolitan Planning Organization
concluded that traffic zones in the North Naples community would
experience the gr(~atest increases in travel demand based upon
historical and current land development patterns. This can also be
seen by examining the land use records that show the North Naples
Community having 6,206 acres zoned in approved PUDs rgsulting in
22,173 dwelling units. In addition, over 430 acres of approved
commercial land is found within these PUDs, resulting in a potential
for 3.4 million square feet of commercial area.
Utilizing land use information like this has permitted the County to
project the travel demand generated by future dwelling units (the
productions), and ~y the employment centers (the attractions). Travel
estimation techniques, both manual and computerized, reveal travel
movement patterns between traffic analysis zones on both the existing
and future highway networks.
Travel estimation techniques such as "distribution" and "assignment"
resulu in volumes of traffic on each link in the network. By testing
different alternatives, e.g., adding two new lanes to a specific
segment or by adding a new road, future traffic circulation patterns
can be developed.
~RA 1-28
The 1995 Naples Ar,:a Transportation Study (NATS) was adopted by the
Naples (Collier County) Metropolitan Planning Organization (MPO) in
March of 1985. This document and its supporting information are the
basis for the T996 1997 and e£~91 ::002 Future Traffic circulation Maps.
Because the study horizon year did not match the Future Traffic
circulation Map horizon years, fu~.-ther analysis %~as performed in order
to interpolate (or extend)'the study results to the horizon years.
This was done manually utilizing the staff resources of the Planning
and Transportation Department::.
The 2015 Future Traffic-ways Map is intended to appro):imate the
Traffic-ways Plan adopted by the MPO. The ~ ~0~0 NATS provides the
technical support for the 201:)' Future Traffic-ways Map and is
included in the Traffic Circulation Element Support Document.
The ~99~ _1997_ Future Traffic Circulation Map is based upon the Capital
Improvement Element and supporting data and analysis is included in
the supporting data for that ele=.ent.
3- T~affic Circulati.0n constraiDts
In many parts of the Naples Urban Area, traffic circulation movements
are constrained by the natural features of the landscape such as the
Gordon River. Still other parts offer constraints of the man-made
variety, such as golf courses and the Naples Airport. In many
instances approved developments (some existing, others not yet built)
block the way of logical extensions of urban collector and arterial
roads.
Map TR-3 depicts many of the traffic circulation constraints
identified during the alternativ,..s development phase of this plan.
The single most noticeable const~caint is the Gordon River as it
extends from the Naples Bay northward under the East Tamiami Trail
(US 41) to its connection with the Golden Gate canal system.
The characteristics of the highway network at this location resembles
an "hour-glass". On the western extreme, US 41 and Goodlette Road
converge on the narrow "straits" of the Gordon River bridge, while to
the east, US 41 and Davis Boulevard do likewise. The result is the
typical "bottleneck" effect when too much volume is forced through a
constructed area.
The other contributing factor to current and future congestion
problems is associated with the northwest/southeast configuration of
the East Trail (US 41). Because this roadway converges with the
east/west and north/south roadways at an angle it has the impact of ..
forcing or "squee=ing" the travel demand into the confined area of the
Gordon River corridor. This one roadway serves both the north/south
and the east/west travel demand in the East Naples area.
TRA 1-29
w iii I
MAP'
TRAFFIC ClRCUI_ATiON CONSTRAINT'.~
wf...STf_ltN CO~IJCR COUNTY
\
oo
Travelers at the southeastern corner of the Urban Area have only one
route into the central city of N;~ples, i.e., the East Trail, whereas
travelers in the northeast reaches of the Urban Area have a multitude
of choices along the :.-oadwas' grid for a route ~.o downtown Naples.
In developing plans for new and expanded roadways that make up the
long range network, the County has kept in vie-~ these natural and man-
made traffic circulation constrafnts. Even though environmental
concerns are usually ;~ddressed through the permitting process, it is
important to consider various highway alternatives in light of the
sometimes fragile eco[~ogical features.
4. Future Trafr:IC Circulat_~(~n ~'ap - yea~__~3~ 19.97
One of the adopted po~:tions of this Element is th,-, Future Traffic
Circulation Map for the year 19~6 1997 (5 year planning horizon).
This map, more accura':ely a map series, identifies those projects
included in the 5 yea~.' Capital Improvement Element. The roadways
included in Table 5
durir~ the 5 year ti~.= fram,', are funded iD the proposed 1993c1997
Capital Improvement Eitement.
Map TR-4 (W & E) identifies the projects included in the CIE and
details the level of ,;ffort (e.g., design, right-of-way acquisition,
or construction) that is funded in the CIE Map Series TR-5 is similar
to the Existing Traffic Circulation Map Series TR-4 as it depicts the
lane requirements in ~he year l'gf~ ;997 based upon compl'etion of the
projects contained in the CIE.
5. Future Traffic Circulation Map - Year ~ 2002
'£he se.c..ond of three pkanning horizons found in this Element is the
year ~ 2002 (10 years). The Future Traffic Circulation Map Year
~ 2002 differs fro, the i-996 1997 version because the County has
chosen this map to de?ict the "needs" of the County by the year 2001
2000. The 19Df, ~7 map represents a cost feasible plan.
Both Future Traffic Circulation Maps (~396 ~ and 2001 200__~) depict
the number of lanes fgr each facility but do not identify the facility
type (i.e. collector, arterial, etc.). Since the State's Functional
Classification System is based upon a series of actual data. tests, it
is inappropriate to speculate as to how a facility may be functionakly
classified in five or ten years. Therefore, this Element presumes
that the roadways shown on the Future Traffic Circulation Maps (2GO1
2002) are of the same facility type as exist currently (Map iA). Any
new facilities, added during these time frames are to be construed as
collectors unless otherwise noted in this element.
Map TR-6 (W and E) depicts the roadway needs in the year ~{~8 2002~
based upon the travel demand generated by the residential ([enmities
and the commercial intensities permitted by the Future Lan([ Use Map.
It is the purpose of this map to provide the basis for adding projects
to the 5 Year Capital Improvement Element (CIE) during the annual
update process. F-ack year, as time advances, projects will move
TRA 1-31
TABLE S
LENGTH EXISTING A~ED TOTAL
ROADWAY ~A~C S~§~T (MI:) #LNS LN, MI, eLN$ LN, MI, iMpR~V~C~T ~OTE$ __
GOLDEN GATE PAR~AY ~LETTE-FRAN~ RD TO AIRP~T ~ 1.6
:gLE OF CAP~I RD RATTLESnAkE a~ eO ~0 US ~I ~.~ 2 6.8 ~ 1~.6 ADO ~ LANES
PI~E RZOGE RO G~OE SEPARATI~ A~ US :1 GR~E SEPARATI~
LIVINGST~ RD CR ~6 TO I~ERIAL ST . E-V 6.~ 0 0 Z
LOGAN IL~ PIRE RIDGE RD TO GREEN ILW 1 2 2 ~ ~ AO0 Z LANES
BONITA 8EACa ~O VA~DERBILT DR TO HIC~Y IL~ 1.6 Z 3.2 Z 6.& AO0 ~ LANES
ADVANCED R~ AC~ISITIO~
CARSON RD LAKE TRAFF~O RD TO I~ALEE ~O 0.6 0 0
AIRPORT RD :~LDEN ~TE P~ TO PI~E RIDGE RD 2.6 & lO.& Z 15.6 ADO Z LA~ES
~O ~ LANES
VX~ER~ILT ~A~ R~ US ~1 TO ~.FS~E ~R 1.& 2 2.6 ~ 5.6
TA~{~{ TRAIL ~ ~{GGINS PASS RD TO I~ALEE RD t.i & 5.6 ~ 8,~ AO0 2 LA~[S (~}
TABLE S
CO(.L IEH COUNTY
LENGTH EXISTING ~L*D TOTAL
S~C[: COLLIER C~HTY T~A~S~TATi~ DEPT.
~ (I) P~OJECT DEFE~ED - NOT NEEDED TO ~INT~IN
(2) ;~J[CT ~T~IX[D IH 1~2-96 CIE PE~I~ · HOT C~PLETED I~ I~T, CAR~Y ~ INTO 1~2'93
~ (3) F~OJECT FULLY ~DED IY STATE PAYBA~
YEAR CAPITAL IMPROVEMEI, JT
ELEMENT MAP
W~ST[R~ COU,.IF'R COUNTY
C.R,. 8¢6
ttC.,qO~'F CO, MAP TR-4[
coup. co, 5 YEAR CAPITAL. IMPROVEMENT
ELEMENT MAP
E ASTERN C(~.U~R
CO.
F'UTURE TRAFFIC CIRCULATION MAP
YEAR 1997
W~:;TERN CO~UCR CO~NT~
~oo,~ 062~,,,! 93'
FL'TUR£ TRAFFIC CIRCULATION MAP i
YEAR 1997
[AS'TT~R~ O:X-L~ COUt~TY
co.
TRA-37
FUTURE TRAFFIC CIRCULATION MAP - YEAR 1997
FACILITY TYPE
W~STEF!N COLUER C~NTY ~ORY CO.
r ~ .............................
, ~-~ g~U~R ~0,
i .f .........
~,'
~ 1-..
i
/
x~/Co
TRA-38
FUTURE TRAFFIC CIRCULATION MAP
YEAR 1997
~AST~N C(:~,U~R CO~JNTY
CO,
TRA- 3(.)
~oo~ 062~,;~. 96
closer to the annual element (first year) of the 5 year .CIE. Projects
will shift from th(: 10 year Future Traffic Circulation Map to the 5
year Future Traffic Circulation Map. In the same process, new roads
will be added to the 10 year map as the County,s roadway planning
advances towards the 2015 horizon.
6. NATS 201(] Financially Feasible Plan Update and Model
Validatic~n MAP - Year 2010
M~P TRTA - NATS 20,%0 Financfa.lly Feasible Plan iljustrates an
affordable method ,)f meeting Collier county's future roadway needs,_
given ~uture t~ave~ demand, available ~inanc]al resources and existinG
Level of Servi~e s%and~rds. The plan was developed and adopted by the
MPO in D~cembe~
?rT, .Future '~raffic-wa~;s Map - Year 2015
Whereas the 1996 1')~7 (5 year) Future Traffic Circulation Map reflects
the programming of a cost feasible plan, and the ~O0~ ~.002 (10 year)
Future Traffic Circulation Map depicts an overall 10 y(,-.ar need, the
Future Traffic-way:~ Circulation Map - Year 2015 (Map TR-7B) reflects
syst(;m-wide thorou,~hfare demands.
It is the purpose of the map to help identify existing future corridor
deficiencies and also where future thoroughfares might be located.
Where Map TR-7A depicts the most recent recommendations of the Naples
Metropolitan Planning Organization (MPO) as part of the ~-5 ~010
Naples Area Transportation Study (NATS) Update supplemented by
improvements propo:~ed in the Future Traffic Circulation Maps~ MaD
~-7__~ goes beyond ~he Year 2010 to i~ustrate future trave1 demands.
This plan iS not ~nanc~ally feasible. The lane requirements shown
are b~ed upon cort-idor demand volumes and are meant to depict a
cho~rn financially f__easible alternative to providing enough capacity
with the corridors.
It is expected tha~ the MPO will periodically update the NATS and that
changes may occur, with such changes being considered by the County
for inclusion in this Element.
E. NON-MOTORIZED TRAVEL
Today in Collier County, there exists the potential for an integrated
network of bicycle paths and sidewalks that would provide a safe,
clean, healthy, and efficient opportunity for travel throughout the
urban, area. .~
Many of the major highways hawe bikeways and sidewalks incorporated
into their design. ~It is a policy of this plan that all future
capacity improvements described in this plan shall include provisions
for bikeways and/or sidewalks. In addition, the Subdivision Regulat-
ions of Collier County provide for the placement of sidewalks/
bikepaths either adjacent to the thoroughfare or as an integral part
of a pathway system throughout a development.
TRA 1-40
II
~AP rr~-GAw
FUTURE TRAFFIC CIRCULATION MAI:-'
'YEAR 2002
~SW. RN CCX. UER COUN1Y
.. - .'_"~'_
c~,~.co. FUTURE TRAFFIC CIRCULATION MAP
YEAR 2002
~'A~'~RN CO~UI~F~ CO~JNTY
TRA-42
FUTLJRE TRAFFIC CIRCULATION MAP - YEAR 20,22
FACILITY TYPE
~,T[RN COU. J~R C~N~ HENRY CO.
.r ~::... ]'- ~;c~' c~.- ....
I ..' ·
[.'
I ',
~ ........ ~_~ ...... F-: -.,
I ~ :
cou. xmco'~' FUTURE TRAFFIC CIRCULAT;ON MAP
YEAR 2002
c3~uJr.~ c~3.
TRA-44
P~.~ MPOA~: ~,1~O Ig~JO MOO~.L VALIOArlO~I
MAP TR-TA
1
0
, "*~ '-'11
CC4.U£R COUNTY', FlOrIDA ~1,} '~ '~
4 ~ ' ........
8 L~C
O~
,oo~ 062~,~ 102
MAP TR-70
FUTURE 'rRAFFICWAYS MAP
YEAR 2015
1
~E CO.
,~ ..... ~ ........ ...
/
R~o~ ~ ~+~
~ ~ '~'~ c°cr or
· CO
No inyentory of existing bikeway/pedestrian facilities exist and
therefore no analysis as to the condition of the system can be
performed.
It is also a policy of this plan that requires the County to develop
and implement a 5 year Bicycle Ways Plan in cooperation with the Parks
and Recreation Department and the Florida Department of
Transportation.
Such a plan shall document the extent of the existing system, noting
network deficiencies such as missing segments or substandard design/
construction and conditions. The Plan shall also provide for the
systematic completion of the network as well as documenting the need
for an on-going maintenance program.
The Plan should also include provisions to encourage the use and
promote safe bicycle operating practices of the Bikeways System. The
Florida Department of Transportation will assist the County in this
phase of the Plan by providing technical assistance and in some cases
funds where available.
Only by installing an adequate network coupled with ~n On-going
promotional program can the County provide an effective bikeway/
sidewalk program.
F, PERSPECTIVES
1. Land Use Issues
The Traffic Circulation Element is closely related to the Future
Land Use Element. It has long been the pattern that the development
of laDD necessitates improvements and expansion to the transportat-
ion s~stem. The two elements are so closely tied, in fact, that
changes or shifts in the land use patterns can drastically impact the
performance of th~ roadway system. It is for this reason that the
County requires most land development proposals (e.g., DRI, rezone,
and provisional use requests) to submit a Traffic Impact Statement.
An analysis of the proposal's impact is prepared and submitted to the
recommending and approving authorities.
As an alternative to this.pattern of demand driving the transportation
'system improvements, the Ccunay has begun to explore ways to have the
roadway system guide the pat=ems and densities of development. The
County can determine the type of roadway system it wishes to maintain
at the adopted level of service and then take steps to permit the type
Of land uses that will be consistent with that system. In this way,
the County will be in a better position to keep the demand for
transportation services from outstripping the supply of the roadway
system. ., '.
The County has also recognized the importance of good site planning as
it relates to a projects ingress and egress from the major roadway
system. Inadequate control of access points, median openings and
TRA 1-47
signalized intersections can accelerate the deterloration of the
systems overall level of service just as fast as the increases in
traffic volumes.
2. Marco Island Airport Impacts
The ]4arco Island Airport, located east of SR-951 approximately 4.5
miles south of US 41 is a facility having a runway length of
approximately 5,000 feet. Access to the facility is from SR-951 via
Mainsail Drive. The facility currently provides only general aviation
services to the southern urban area.
Adjacent to the air strip is the Marco Shores Golf Club Community
consisting of a golf course and a phase one residential area of 240
condominium units. All other lands surrounding the facility are under
State ownership and are environmentally sensitive.
Peak season-peak hour traffic counts taken in 1988 at the inter-
section of M~insail Drive at SR-951 reveal 120 vehicles using Mainsail
Drive during the period of 8:00a.m. and 10:00 a.m. This count would
include both residential and airport generated traffic.
A 1985 analysis of Marco Island Airport operation is part of the
Continuing Florida Aviation System Plan indicat{~s the following
current conditions:
In 1985, Marco Island Airport had only 10 based aircraft and 4,300
annual operations (takeoffs and landings). By 1995, the facility
is expected to have only 30 fixed base aircraft and generate 6,700
operations from general aviation service. If commercial commuter
serviGe, is restored, such service could be expected to generate an
addit~6nal 3,300 operations per year by 1995.
It is clear that the current limited use of this facility does not
impact SR-951. In the future, should the airport become a publicly
owned/operated facility, an increase in use, and therefore impacts,
might be expected. Until that time, however, the current facility
places no significant impact in SR-951.
3. IDter-aqenc¥ coordination Cooperation
In Collier County, the responsibility for providing transportation ..
facilities rests with several different agencies.. Long-range planning
is the primary charge of the Naples (Collier County) Hetropolitan
Planning Organization (MPC). The MPO is made up of local elected
officials and is charged by Federal and State laws to coordinate the
transportation planning activities for the Naples Urban Area. The
Collier County Planning Department provides staff services to the MPC.
The MPC coordinates its planning activities with the City, County, and
State Department of Transportation.
The programming and construction activities are handled by the City of
Naples, Collier County, and the Florida Department of Transportation.
TRA 1-48
Each agency's construction programs are monitored by t~,? MPO to ensure
inter-agency consistency.
4. Fundinq of Roadway Improvements
In Collier County the pursuit of additional funding for roadway
improvements has led to the implementation of numerous funding
alternatives. The County has adopted all of the six cent local option
gas tax in addition to the one cent voted gas tax.
Impact fees roi' roadway construction were initiated in 1985 and
updated iD 199~_. Municipal Service Taxing [;nits have been used to
implement .area specific projects.
On the State level, local governments through the Metropolitan
Planning Organization have directed their attention to the under-
funded State roads in Collier County. One of the MPO's roles is to
ensure that local governments in its jurisdiction receive equitable
treatment within the FDOT District.
~. IMPLEMENTAT~ O~ ST ,RATEG~'
As part of the ~raffic Circulation Element, the County established
minimum acceptable level nf service s'.andards on the existing highway
system. For most County facilities, the level of serwice standard to
be maintained is "D" as measured on a peak season peak hour basis.
Several County and one State facility has been given a minimum LOS "E"
standard. In addition, those roads for which LOS "D" is to be
maintained are permitted to operate at LOS "E" for a period not to
exceed 2 years. The reasons for adopting a "time frame" standard were
to:
1. Adopt the highest level df sea-vice realistically possible and
2. To provide the practical methodology for implementing the
standard.
In general, it is the County's intention to ha,~e future.roadway
improvement projects "production ready" when they fall below LOS "D".
'That is, the design and R.O.W. acquisition steps of the road improve-
ment process will be substantially complete by the time a roadway
improvement is needed. This procedure ~hen gives the County the twa
year period (during which time the r,~ad operates at LOS "'E") to
actually do the construction of the improvement. Without this two
year LOS "E" period, the County would b~ forced to adopt a moratorium
while the construction takes place. Or, as the alternative, construct
the improvement while the road is still opera~:ing at an acceptable
level of service.
In addition to providing a construction period, the two years affords
the opportunity for another facility to come on line that ha.s a
positive effect (as in the case of a new parallel facility) on the
level of ser%,ice of ~:he road operating at LOS "E". In this case, no
TRA 1-49
imm
improvement to the LOS "E" road was even needed since a new road
increased the Corridor capacity and took some of the burden off of the
LOS "E" roadway.
On State maintained facilities, the County and the State have agreed
to the level of service standards described in the element.
It is the purpose of this section to set out the strategy for
implementing the level of sez-vice standards policy of the 'Traffic
Circulation Element. T~t~uld be noted i~vc~t it i~;~
~n'~ intent t,hut .~II ~o~~~~e co,-~u ~h~ll ~
It is this Plan's intent t9 improve all roadways oDerating~nder
unacceptable condi~,ions within the first threc years of the 5 year CIE
and State Work Pro, ram, ~S Der Policy 1.5,~ o~ th~ Capital Improvement
Element, .
MONITORING
In order to evaluate the current level of se~ice of any se~ent of
highway identified on the Existing Traffic Circulation Map, the County
will put.into place a monitoring program that will dete~ine the
existing level of se~ice of those roads with special attention to
roads that have exceeded their adopted level of se~ice standard
during the previous year. It is the intention of this program to not
only dete~ine if a level has been exceeded, but to also predict or
forecast when a level might be exceeded in the future. Such a
monitoring program will pex~it the proper planniag and progra~ing of
the v~rious phases cf the roadway projects (desiqn, right-of-way
ac~i~ition, permitting and construction).
MQnitorinq ~roqram
The County will be responsJ~ble for maintaining quarterly 2~ hour
traffic counts on each County facility for which the level of se~ice
standard is applicable. This includes all arterials and collectors
identified in the Traffic Circulation Map Series (Map TR-1A). The
:quarterly counts will be taken in such a manner to allow averaging to
replicate an annual average daily volume. The State is re~ponsible
for maintaining an annual count program on ali. State facilities
identified on Map TR-1A (W and E).
The peak hour interpretation will be perfo~ed using the methodology
and capacity tables in the Traffic Circulation Element. This annual
peak hour level of se~ice will be compared against the adopted
standard resulting in one of the following:
~or Roads with an Adopt,d ~S of "D', Standard:
1. If the current ~S measured is "D" or better, no mitigating action
is required.
TP~A 1-50
2. If the current LOS measured is "E" and the ~OS was "D" or better
last year, then the roadway segment enters a transition~l period
during which time tke roadway may operate at LOS "E" for 2 years.
During this time, development orders may still be issued (the 2
year "E" period begins with the start of the next fiscal year).
If at the time the following year's determination is made the
roadway has dropped below LOS "E", the County will cease issuing
all development'orders that would serve to increase the volume of
traffic on the affected link. No development orders neqatively
impacting the affected link shall be issued until the link is
again operating at or better than the adopted Level of Service
Standard "D".
Development Orders determined to have an impact on any ~ffected
link will be tho~e within the areas of significant influence shown
on a map(s) prepared by the Transportation Department and approved
by the Board of County Commissioners.
3. If the measured level of service is worse than "E", the County
will cease issuing all development orders that would se.~ve to
increase the volume of traffic on the affected link. No
development orders negatively impacting the affected link shall be
issued until the link is again operating at or better than the
adopted Level of' Service Standard (D).
Development Orders determined to have an impact on any affected
link will be those within the areas of significant influence shown
on a map(s) prepared by the Transportation Department and approved
b~the Board of County Commissioners.
For Roads w~th an A.~opted ~S of "E" Standard:
1. If the current LOS measured is "E" or better then no mitigating
action is required.
2. If the current LOS measured is worse than E, the County will cease
issuing all development orders that would se~e to increase the
volume of traffic on the affected link.
.Development Orders determined to have an impact cn any affected link
are those within the areas of significant influence as shown on a m~p
prepared by the Transportation Department and approved by the Board of
County Commissioners.
~OS DETERMINAT%ON AND BCC FINDINGS
The current level of service determination (for County roads) will
be made as soon as the previous year's traf~ic count data is examined
and verified by the Transportation Department.
The annual average daily volumes will be calculated and the peak hour
volume interpreted based upon the available data. The Transportation
Department shall pl~epare a list of all roadway segments, for which a
TRA 1-51
level of service standard has been adopted, that shows the current LOS
(as determined above) as well as the adopted LOS standard found in
this plan.
Following the preparation of the roadway list, if the volume of
traff£c of any segments are found to exceed their adopted ~$, a
report of the Department's findings concerning all of the County's
roads will be transmitted to the Board of County Commissioners. In
the event that one or more of the County roadway segments have entered
(or are still in) the two year transitional period at LOS "E", the
Department shall prepare a preliminary assessment of the areas
surrounding the affected segment. A preliminary determination of the
area of s£gnificant influence surrounding the segment will be made and
depicted on a map. These maps will be transmitted to the Board of
County Commissionerz; along with the Department's level of service
report.
.For any roadway se~e~t having a level of se]~ice that requires a
moratorium on the i~;suance of development orders, the Transportation
Department shall pr,:pare a detailed map depicting the suggested areas
of significant influence surrounding the affected link. Such map(s)
shall be presented to the Board during an advertised public hearing at
which time the Board will review the suggested area of significant
influence, make adjustments as warranted, and shall tare the
appropriate steps to impose a moratorium covering the area of
significant impact. Each individual segment shall be covered in such
a manner so as to facilitate the lifting of the moratorium when the
affected link returns to an acceptable level of service.
Building permits issued prior to the action by the Board tc enact a
morat~ium shall be held vested so long as they remain otherwise
valid.
AREAS QF SIGNIFICANT INFLUENCE
The purpose in delineating areas of significant influence is to
clearly define which areas are impacting a roadway found tc have a
substandard level of service and further, are subject to moratorium.
While it is probably true that a specific, land use in one part of the
County has some potential for impacting a road fifteen miles away i%
another part of the County,' it is more reasonable to expect that most
of the significant impacts on any given roadway segment will come from
the land uses located closer to it.
The County will therefore develop a network of "envelopes" that
surround major road segments. It should be noted that in some cases,
several links (part of.the network between two intersections) can be
added together to form a continuous segment. This is done because in
some cases, any impact on one link in the segment would generally
affect all links in the segment.
TRA 1-52
In general, the ar~as of significant influence surrounding a segment
will radiate out from the segment a distance of olde to two miles.
Sometimes, natural or man-made features, e.g., rivers and interstate
highways, will act as barriers and tend to cut off the influence area.
Some influence areas may be found to overlap other influence areas.
This is to be expected since in many cases a given land use affects
more than one roadway.
Another factor in determining the scope of an influence area will be
the roadway facility type or functional classification. Basically,
the four types of facilities are freeways/expressways, principle
arterials, minor arterials and collectors. A fifth type of roadway,
local streets, are not part of the major highway network and therefore
not included in this element.
Based upon a facilities function, it can be.assumed that a principle
arterial exerts a greater scope of service than a minor arterial or a
collector. And likewise, a minor arterial exerts a greater scope than
a collector. As such, the arterials will generally have a greater
area of significant influence than the collectors.
The size and patterns of the influence areas will be developed follow-
ing an examination of traffic movement patterns and the relative
attractiveness of one facility versus another. It can be generally
assumed that the majority of the impact from adjacent land ~lses would
affect the nearest link, although where two links are near equidistant
from the land use area, an overlapping of influence areas may occur.
The Transportation Department will identify these influence areas on a
map aq~ transmit them to the Board of County Commissioners for review.
TRA 1-53
062
GOALS~ O~JECTIVES AND POLICIE~
GOAL 1: TO PLAR FOR, DEVELOP AlgP OPERATE A SAFE, EFFICIENT, A-ND COST
EFFECTIVE TRANSPORTATION SYSTEM TI{AT PROVIDES FOR BOTH THE
MOTORIZED A~D NON-MOTORIZED MOVEMENT OF PEOPLE ~D GOODS
THROUGHOUT COLLIER COUNTY.
i OBJECTIVE 1:
The County will maintain the major roadway system (excluding State
highways) at an acceptable Level of Service by implementing
improvements to the following roadways that have been identified as
operating below 1,~vel of "D".
CIE t Roadwav F~Om .To
31 9-r. Bonita ~ach Road W. of Vanderbilt Drive
~~~-Ro~ Goodlette Uran~-4{~d Shirley
~ Radio Ro,~d ~
~ ~ort Roa~ ~ine Ridqe Road Golden Gate Par
Policy
The County will annually adopt a Seconda~ Road Improvement Program
covering a period no less than five (5) years, which shall include
those projects needed to maintain the network at the adopted ~vel of
Se~iGe standard.
Policy 1.2:
The County shall annually appropriate the funds in the ensuing fiscal
year to accommodate ~ose phases of projects listed in the annual
element (first year) of the Secondary Road Program.
Policy 1.3:
County a~erial and collector roads shall be maintained at ~vel of
' Se~ice "D" or better on the basis of the peak season peak hour
traffic volume.
~vel of Se~ice "E" or better shall be maintained on the following
designated roadways.
~gadway Fro~ T~
Airport Road Pine Ridge Road Golden Gate Par~ay
Golden Gate Parkway Airport Road : Santa Barbara Blvd
Goodlette-Frank Road Pine Ridge Road Golden Gate Parkway
Goodlette-Frank Road US 41 Golden Gate Parkway
Pine Ridge Road ~irport Road 1-75
Amended May ]9, 1992
TRA 1-54
Level of Service "D" or better shall be maintain(:d on all other
arterial and collector roads, however, any section of road may operate
at Level of Service "E" for a period not to exceed two (2) fiscal
years following the determination of Level of Sea-vice "E" in order to
provide the County with time to restore Level of Service'- "D" by making
appropriate improvements.
To ensure that these adopted standards are maintained, a monitoring
program and implementation strategy have been identified in the
Implementation Strategy section of the Traffic Circulation Element and
are hereby referenced by this policy.
**** Policy 1.4:
For the purpose of regulating development orders, Collier County has
adopted the~f011owing level of service standards for state maintained
roads: ~- -: .... -
- --~ ........... Existing Transitioning
.... Rura~ ~rea Urba~ized Are. a Urb~n. ized Area
~-75 e ~ ~ C c
US-41.-- C... D C
SR-84 C D C
SR-951 - ~ D D ~__*
SR-29 D C - -
SR-82 D C - -
* This--segment of. roadway h~s b~en designated as a backlc~ed
-- roadway bY tbe Florida Depa~tment of Trapsportation.
.~eCo~struGt~on along this segment will be expedited by FDOT.
Amended February, 1991
TRA 1-55
112
OD~ECT~VE 2:
The County will maintain the adopted Level of Service ~;tandard as
provided for in Policy 1.3 by making the improvements identified on
the Five (5) Year Future Traffic Circulation Map.
~,~licy 2.1:
The County shall include in its Secondary Road Program those projects
necessary to maintain the adopted Level of Service on the roads
identified on the Five (5) Year F~:ture Traffic Circulation Map.
Policy 2.2:
The County shall annually appropriate the funds necessary to
implement those projects show in the annual element (first year) of
the Secondary Road Program.
TRA 1-56
113'
OBJECTIVE 3:
The County shall provide for the protection and acquisition of
existing and future right-of-ways.
o~di~= by ~e~,ber Df, 1952.
~Polioy D.Z 3.1:
The County shall implement an advanced Right-of-Way ~tion and
Ac~isition Pr~ram within slx ,.onth~ of th=
Right-of ~:ay Pro~ ' ' . bY ~ecember 31.
Policy ~
The County shall include in its annual Capital Improvement Element no
less than $200,000 per year ~pecifically ea~arked for use in an
advanced Right-Of-Way Ac~isition Program.
Policy S.4 ~.~:
The County shall ac~ire sufficient amount of right-of-way to
facilitate no less ~an a cross section of six (6) traffic lanes,
appropriate tu~ lanes, medians, drainage canals, and shoulders
sufficient for pull-off and landscaping for all roadways identified
on the Future Traffic Circulation Maps. Exceptions to the right-of-
way standard may be considered when it can be demonstrated, through a
traffic capacity analysis, that the maximum number of lanes at
build-out will be less than the standard.
Amended May 19, 1992
TRA 1-57
OBJECTIVE 4:
The County shall provide for the safe and convenient movement of
pedestrians, motorized, and non-motorized vehicles.
~ **** Policy 4.1:
The County shall prepare and adopt a 5 Year Bicycle Ways Plan in co-
operation with the Parks and Recreation Department by DecembeT 31,
~ 1993.
Policy 4.2:
The County shall to the greatest extent possible, provide funds for
the implementation of the Bicycle Ways Plan.
Policy 4.3:
The County shall include the installation of sidewalk~ and/or bike
paths as part of all roadway improvement projects identified on the
Traffic Circulation Map.
Policy 4.4:
The County shall provide for the safe movement of motorized vehicles
through implementation of its Subdivision Regulations and highway
design standards ordinances.
Amended February, 1991
Amended May 19, 1992
TRA 1-58
OBJECTIVE 5:
The County will coordinate the Traffic Circulation System development
process with the Future Land Use Map.
Policy 5.1:
The County Commission will. review all rezone requests with
consideration of their impact on the overall system, and shall not
approve any such request that significantly impacts a roadway segment
already operating and/or projected to operate within one year at an
unacceptable Level of Service unless specific mitigating stipulations
are approved.
Policy 5.2:
Significant Impact is hereby defined as generating a volume of
traffic equal to or greater than 5% of the Level of Service C peak
hour volume of an impacted roadway.
TRA 1-59
oBJECTIVE 6:
'The county shall coordinate rile Traffic Circulation Element ~,ith the
plans and programs of the State, Region, and other local
jurisdictions.
Policy 6.1:
The Traffic Circulation Element shall incorporate to .the greatest
degree possible, the long range plans of the Naples (Collier County)
Metropolitan Planning Organization.
Policy 6.2:
The Traffic Circulation Element shall consider any and all applicable
roadway plans of the City of Naples, South-west Florida Regional
Planning Council and Lee County.
Policy 6.3:
The Traffic Circulation Element shall be consistent in its interface
into the arterial/collector system within the City of Naples.
Policy 6.4:
The Traffic Circulation Element shall consider the State's adopted
Five (5) Year Work Program, the Florida. Transportation Plan, and the
State Land Development Plan.
# **** Policy 6.5
The Naples MPO 1995 & 2015 ~Q]~ plans have identified a need for an
interchange at 1-75 and Golden Gate Parkway. An Interchange
Justification Report shall be prepared by the Florida Depa~ment of
Transportation and submitted to the {~)T Federal Hiqhwa¥
Administration by October 1, 1992 1995.
**** Adopted February, 1991
Amended May 19, 1992
TRA 1-60
oBJECTIVE 7:
The County shall develop and adopt standards for safe and efficient
ingress and egress to adjoining properties, as well as encourage safe
and convenient on-site traffic circulation.
! ** Policy 7.1:
By July 1, 1992 the County shall develop and adopt an Access Control
Policy that ensures the protection of the arterial and collector
system's capacity.
Policy 7.2:
The County shall encourage the interconnection of local streets
between developments to facilitate the convenient movement throughout
the local road network unless such action will promote through
traffic.
Policy 7.3:
The County shall implement, through its zoning Ordinance, the
provision of safe and convenient on-situ traffic flow and the need
for adequate parking for motorized and non-motorized vehicles as a
primary objective in review for Planned Unit Developments, Site
Development Plans, and other land development applications.
Policy 7.4:
The County shall develop corridor management plans (see the Future
Land Use Element) that take into consideration urban design and
landscaping measures that will promote positive development along
the major arterial entrances to the urban area.
**** Amended February, 1991
~ Amended May 19, 1992
TRA 1-61
118
oBJECTIVE 8:
The County shall establish a ,,concurrency Management system" for the
schedulfng, funding, and timely construction of necessary ro~:~d
facilities.
TCE MASTER - Part I
(Adopted 5/19/92)
TRA 1-62
COLLIER COUNTY
GROWTH F.~%NAGF2~ENT PI2~N
PUBLIC FACILITIES ELEMENT
SOlid Waste Subelement
January, 1989
Amended May 25, 1993
RE-PRINTED FEBRUARY, 1991
mm mm mm
GOALS_~_O__~JECTIYES AND POLICIES
GOAL 1: PROVIDE AN EFFICIENT AND ECONOMICAL ]3ALANCE OF PUBLIC AND
PRIVATE SERVICES TIIAT WILL ENABLE THE PEOPLE OF COLLIER
COUNTY TO MEET TI{E ESTABLISI{ED REQUI~REMENTS FOR SOLID WASTE
DISPOSAL IN A MAlgNER TO ASSURE THEIR PUBLIC HEALTH AIgD SAFETY
AND TO PROTECT THI: AIR, WATER AND LAND RESOURCES OF COLLIER
COUNTY.
OBJECTIVE 1.1: (COLLECTION)
The maintenance of a safe, dependable and efficient solid waste
collection system and the development of improved methods for
implementation in new franchise collection contracts that are to be
open for competitive bid by December 31, 1989.
Present I~vel of Service includes three (3) franchise collection
a. Unincorporated County service area;
b. Immokalee service area;
c. Marco service area and three (3) stations;
a. Naples Transfer Station;
b. Marco Transfer Station;
c. Carnestown Transfer Station.
Policy 1.1.1:
Continue to maintain and regulate collection costs to ensure efficient
and dependable service affordable to all users.
Policy 1.1.2:
Prior'.to December 31, 1989 and/or competitive bid review collection
methods,.including storage containers, methods of pick-up, and methods
of transportation and institute procedures to utilize recommended
equipment and systems.
Policy 1.1.3:
Prior to December 31, 1989 and/or competitive bid investigate methods
of franchising for improved cost accounting as a part of competitive
'bid solid waste collection contracts.
Policy 1.1.4:
'Develop a Regulatory Ordinance for controlling the adequacy of equip-
ment, periodic inspections and safety measures.
Policy 1.1.5: ~i~
.Investigate desirability of a mandatory collection ordinance.
Policy 1.1.6: ~
Continue to evaluate economic transfer and disposal systems including
transfer stati°ns~
121
OBJECTIVE 1.22 (DISPOSAL)
Continue to utilize safe and efficient methods for environmentally
sound disposal of solid waste and to investigate improved methods and
implement practices that meet this objective.
Policy 1.2olz
Regulate and control disposal of wastes in accordance with Florida
Department of Environmental Regulation, South Florida Water Management
District and the Department of Natural Resources regulations.
Policy 1.2.2z
Place Landfill Cell $6, Phase I, in service in F¥87/88 using the 60
mil high density polyethylene liner and leachate control system.
Proceed with the design and construction of Phase II to maintain the
Level of Service Standard.
Policy 1.2.35
Monitor groundwater well~3 and continue to closely evaluate the test
data. Develop remedial actions if conditions are not satisfactory.
Policy 1.2.4:
Evaluate improved methods to reduce leachate, control methane
generation, recover recyclables such as, composted dirt cover material
and plastic, wood, metals from landfill mining.
Policy 1.2.5:
Pursue State and Federal grants and participation in feasibility
projects on improved techniques for landfill operations and other
methods of solid waste disposal.
Policy 1.2.6=
Implement negotiations in FY88/89 for additional acreage to maintain
the land inventory required for future landfills to meet the
recommended Level of Service standards.
(IX) Policy 1.2.7~
The Level of Service for Solid Waste Sub-Element shall be:
a. 1.39 :.55 tons of solid waste per capita per year.
b. Two (2) years of lined landfill cell capacity at the present
disposal rate.
c.Ten (10 'years c)f landfill raw land capacity at present
disposal rate.
OBJECTIVE 1.3: (RECYCLE AND RECOVERY)
Develop a Solid Waste Master Plan by December 31, 1988, which shall
define those processed for solid waste disposal, recycle and recovery
that may be implemented from an environmental and economical viewpoint
and provide a timetable for' implementation of the selected processes
in the Master Plan adopted by Collier County.
Policy.l.3.1:
Provide that current operations at Naples and Immokalee landfill
continue to operate in a satisfactory manner during the time
development of the Master [,lan.
Policy 1.3.2:
Promote and encourage programs to reduce the amount of solid waste
that requires disposal at County landfills by:
a. Supporting source separation and recycling programs.
b. Investigate separation of material received at the iandfill
into recyclable categories.
Polic~ 1.3.3:
Continue investigation of cost saving methods for landfills:
a. I~ndfill mining to recover and recycle cover material. Land-
fill mining provides a method of clean-up of unlined land-
fills and for recycling existing acreage for new landfills.
Landfill mining produces a compost dirt material for
horticulture application and also produces a plastic:, wood,
rubber fraction suitable for separation into recyclable
materials or for use as a fuel source.
b. Investigate feasibility of using an air supported structure
for controlling leachate production.
c. Investigate methane gas recovery and use as 'fuel gas for
sludge drying.
· Policy ~.3.4:
Define the cost of continued landfilling in Collier County over thq
'next 5, 10 and 20 years taking into consideration:
a. the cost of permitting a new landfill;
b. cost of buying the land and;
c. cost of transporting solid waste tu an "Upland" site for land
disposalf..
.Policy 1.3.5:
Evaluate combustion/energy resource recovery as a method of solid
waste volume reduction for that portion of the waste stream that
remains after all 'of the recycling and reclamation projects have
reduced volume for' landfill by all practical means. A combustion/
energy resource recovery facility would be investigated on the basis
of utilization of a portion of the present bond authorization set
aside for possible use for such a project.
OBJECTIVE 1.4: (PUBLIC AWARENESS)
Provide support for public and private solid waste collection,
recycle, reclamation and disposal projects through public awareness
and participation, to be implemented by December 31, 1989.
Policy 1.4.1:
Inform the public and private citizens on the advantages of an
adequately funded and properly operated collection system to provide
for reduction of litter and health threatening situations where
garbage is not properly collected and disposed of.
Policy 1.4.2:
Cooperate and coordinate, where effective, in the implementation of
source separation and recycling systems and to work with citizens
groups to arouse interest in these methods of reducing the cost and
environmental concerns of solid waste disposal.
Policy 1.4.3:
Provide information in the form of public statement releases on the
status of operations and plans for future operational improvements in
solid waste disposal in Collier County.
Policy 1.4.4:
Coordinate with the public and private sectors in hazardous waste
collection programs.
Policy 1.4.5:
Provide the public with information on storaqe, treatment and disposal
of hazardous material.
062 124
GOALS, OBJECTIVES AND POLICIES
TO PROVIDE A PLAN THAT CAN BE IMPLEMENTED ON A TIMELY BASIS
TO PROVIDE BASIC SERVICES OF SOLID WASTE DISPOSAL FOR COLLIER
COUNTY FOR A NEAR TER]{ GROWTt{ MANAGEMENT OBJECTIVE OF FIVE
(5) YEARS AND A LONG TERM COUNTY PLAIq FOR TWENTY (20) YEARS.
OBJECTIVE 2.1:
Correct near term planning deficiencies and plan for future needs in
accordance to the time frames included in the following policy
statements.
Policy 2.1.1:
Initiate in FY88/89 land purchase negotiations to obtain raw land to
be developed for landfill use in 1997.
Policy
Implement a new collection and hauling agreement by competitive bid
prior to December 31, 1989.
Policy 2.1.3:
Place LaDdftll Cell No. 6, Phase I, in service in FY87/88.
Policy 2.1.4:
Prepare closure documentation on Cells 3 and 4 in FY88/89.
Policy
Start,engineering and procurement of lined landfill Cell No. 6, Phase
II, ~ FY88/89.
Policy 2.1.6:
Develop Master Plan by December 31, 1988, which shall~define priority
phases in the Master Plan development. This plan shall address
maximum use where possible of existing facilities.
Policy 2.1.7:
The continued use of existing facilities and the investigation of new
expansion locations shall stipulate and/or implement the continued
protection of groundwater rechaz]e areas in accordance with DER and
SFWMD recommended procedures. '.
OBJECTIVE 2.2:
Re-design existing facilities where necessary and design new solid
waste landfill and/or recycling and/or resource recovery facilities to
minimize potential hazards to natural drainage and natural groundwater
aquifer recharge areas.
Policy 2.2.1:
Establish standards that concur with regulations of FDER and SFWMD and
implement design and construction programs for landfill liners,
groundwater monitoring, leachate control,'landfill run-off, and water
retention areas to insure protection of natural drainage and natural
groundwater aquifer recharge areas.
COLLIER COUNTY
GROWTB MANAGEMENT PLAN
FUTURE LAND USE ELEME~T
Prepared By
.- Collier County
Growth Planning Department
January, 1989
Amended January, 1990
Amended May, 1990
Amended June, 1990
Amended February, 1991
Amended December 17, 1991
;~ended May, 1992
Amended Aug,/st, 1992
Amended May 25, 1993
RE-PRINTED FEBRUARY, 1991
RE-PRINTED & RE-FORMATTED IN AUGUST, 1992
TABLE OF CONTENTS
Page
TABLE OF CONTENTS i
SUKKARY ii
I. OVERVIEW 1
A. PURPOSE
B. BASIS
C. UNDERLYING CONCEPTS
Protection of Natural Resource Systems
Coordination of Land Use & ~lic Facilities
Hanagement 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 of Private Prope~:y Rights
D. SPECIAL ISSUES
Coordination of Land Use and Public Facility
Planning
Level of Service Standards
Vested Rights
E. FUTURE LAND USE HAP
II. IMPLEMENTATION STRATEGY
GOALS, OBJECTIYES AND POLICIES 10
FUTURE LAND USE DESIGNATIONS:DESCRIPTION SECTION 22
Urban Designation
Density Rating System
Agricultural/Rural Designation
Estates Designation
Conservation Designation
FUTURE LAND USE HAP SERIES (Attach(~d) In Plastic Pocket
III. SUPPORT DOCUMENT : LAND USE DATA AND A]iALY~IS -.
(Separate Table of ~ontents)
* Indicate~ad°pted portions of Eleme~t
LU-I-i
128
SUMMARY
The Future Land Use Element includes three major sections:
Overview,
Implementation Strategy
and
Land Use Data and Analysis.
The Overview simply providers an introduction as to the purpose, basis,
underlying concepts and special issues addressed by the Element.
The Implementation Strateg%, is where the Element is brought into
effect. Included are ~%e (~als, 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.
LU-I-ii
I. OVERVIEW
A. pURPOSE
The geographic framework for G~rowth 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 development, housing and urban design. The Element is also
important to the County's system of land development regulation and to
private property rights.
The purpose of the Future Land Use Element is to glide decision-making
by Colliem.County on regulatory, financial and programmatic matters
pertaining to land use. Most directly, this Element controls the
location, type, intensity ar~ timing of new cr revised uses of land.
The land use strategy in this Element is closely coordinated with a
stratggy.~o~,provision of public facilities as found in the Capital
~mprovemem~ ~nd Public Facility Elements of this GrOwth Management
Plan.
B. BASIS
This .Elementals based in.large part on the Future Land Use Element
a~opted~ part of the 1983 Collier County Comprehensive Plan. The
land use strategy put forth in that Plan has served Collier County
well therefore a general continuation is provided. The best
characteristics of the 1983 Comprehensive' Plan include 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 areas; and the use of a Point Rating System to determine
permissible residential densities. An Evaluation and Appraisal Report
on the 1983 Plan is included in the Support Document to this Element.
In addition, this Element is based on the Support Document: Imnd Use
Data and Analysis and the s,:mmation of the detailed planning conducted
for each o~ the other portions of the Growth Management 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 and existing research and literature have also contributed to the
Future Land Use Element. A reference list of' pertinent literature i~
found within the Support Document.
Th~ State Comprehensive Plan and the Southweft Florida Regional
Comprehensive Policy Plan form another basis for the Future Land Use
Element. Chapter 163,.Florida Statutes, the "Local Comprehensive
Planning and Land Development Regulation Act" ~nd Chapter 9J-5,
Florida Administrative Code, "Minimum Criteria for Review of Local
Comprehensive Plans and Determination of Compliance" provide detailed
requirements on th~'scope and content of the Element.
~u-i-~
130
Finally, major contributions to this Element have been provided by the
public through the Collier County Growth Management Citizens Advisory
Committee, Collier County Planning Commission and other groups and
individuals.
C. UNDERLYING CONCEPTS
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 ground-
water 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 perform functions which are vital to the health, safety and
welfare of the human population of the County, and seE-ye am a powerful
magnet to attract and retain visitors and residents. Therefore,
protection and management of natural resources for long-term viability
is essential to support the human population, ensure a high ¢~ality of
life, and facilitate economic development. Important to this concept
is management of natural resources on a system-wide basis.
The Future land Use Element is designed to protect and manage natural
resource systems in several ways. Urban Designated Areas on the
Future Land Use Map are located and configured to guide conc,~ntrated
population growth and intensive land development away from areas of
great ~ensitivity and toward areas more tolerant to development.
Within the Urban Designated Areas this Element emcourages Planned Unit
Development zoning and assigns maximum permissible residential density
based on the gross land area. Through site plan review procedures in
the County's 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 County Land Development Regulations.
An Area of Critical 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. To be a part of
the County's Land Development Regulations are standards for protection
of groundwater particularly .in close 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 Water Management
LU-I-2
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 tak,~ 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
adequate infrastructure (public or private facilities) to ensure
optimized a~Commodation of human~impacts particularly in relation to
water.supply, sewage treatment and management of solid waste. This
coordination is accomplished through the provision of public
facilities as detailed in the Capital Improvement and Public Facility
Elements '~nd through the Level of Service Standards found herein.
Coordination of Land Use and Public Facilities
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 Se~'ice Standards have been established for
roads, water supply, sewage treatment, water management, solid waste
and parks. While the standards in the Capital I~oprovement and Public
· Facility Elements serve to guide public provisio~ 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 f~nd 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 are 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
of 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 Urban 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 Over~iew.
Management of Coastal Development
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 Hurricane Evacuation Element
through scveral 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 stoz~ CategorY I 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 dens%ty. A Coastal High Hazard Area is
identified in the Hurricane }~acuation Element and policies are
provided. Finally, coastal natural hazards and 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 participation in the FEMA Flood
Insurance Program.
Provision of Adequate an,] Affordable Housing
An emerging issue in Collier County is the availability of adequate
and affordable housing for low and moderate inco~e 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 Quality urban Design
The report of the Regional/Urban Design Team for the Naples area dated
April 1987 and subsequent recommendations of the R/UDAT citizen
Committee provide another underlying concept. While the Growth
Management Plan as a whole provides the requisite foundation for
superior urban design through a sound framework for growth (protection
of natural resources, thoughtful guidance of land uses, adequate
public facilities and adequate housing), the Future Land Use Element
provides several additional measures.
Major attention is given to the patterns of cor~ercial development in
Collier County. Concern about commercial development relates to
transportation impacts both on a micro (access to road network) and
macro (distribution of trip attractors and resultant overall traffic
LU-I-4
13,3'
circulation) level and it relates to aesthetics and sense of place.
Within the Traffic Circulation Element a co~u~itment to adopt standards
for road access as a part of the Land Development Regulations is
included. The Future Land Use Element includes improved locational
criteria for commercial development. Also, this Element provides for
Commercial Activity Centers located away from areas subject to long
range traffic congestion.
The 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 ~naging road access, avoiding commercial strip development,
improving ouerall circulation patterns and providing for community
focal points.
A second urban design initiative relates to Corridor Management Plans.
Th~.Fu~urei, Land Use Element commits to the completion of such plans
for two· r6~dways initially and to extend the concept to other roads in
the future, ne plans will identify an urban design theme for a
particular 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 Cooper.ating on the first roads to be treated with this approach.
Improved Efficienc-f and Effectiveness in the Land Use Regulatory
'Process
Attentli'on' bas bee~.devoted to improving the land use regulatory
proces[S' ~hrough straightforward .requirements and procedures. This has
lead to.the style and structure of this Plan; a commitment to re-
organize the County's development review process; and through future
effort to compile all Land Development Regulations into single code.
Protection of Private Property Rights
Important to every facet of this Element is ma:[ntenance of a careful
balance between private property rights and th~ general public
interest. Although sound land use management by definition
..establishes limits on use of property, 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.
SPECIAL ISSUES
Coordination of Land Use and Public Facility Planning
It is important that the time frames of land use planning and public
facilities planning be coordinated. During the development of this
Growth Management Plan it became clear that an incongruity exists in
that under the 1983 Collier County Comprehensive Plan enough land in
the western coastal area was designated Urban for approximately
317,200 dwelling units (exclusive of the City of Naples) which would
take until the year 2050 to build-out. Of this, approximately 53,800
LU-I-5
dwelling units were built and 120,000 dwelling units zoned but unbuilt
as of January 1988 (exclusive of the City of Naples). In the
Immokalee Urban Area enough land had been included for a build-out
time horizon of 2105. This is contrasted by the time frames for
public facility planning which are at 10 years for all facilities
except roads where a 2015 plan for the majority of the western coastal
Urban Desiqnated Area is nearing completion. The 2015 plan is designed
to accommodate approximately 153,400 dwelling units (exclusive of the
City of Naples).
As previously discussed, Level of Service 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 closely tied to the
development of a property - adequate roads, water, sewer and water
management must be on or adjacent to a property for it to be
developable. Parks ~nd solid waste are a matter of ensuring adequate
countywide capacity. To narrow the issue further, it is recognized
that the approach to adequate water management is regulatory - a level
of on-site storm flood protection is required. In the case of water
and sewer, although county provided systems are substantial and
expanding, a large amount of such service is self-provided without
major adverse ramifications. Thus, the critical issue becomes
coordination of land use and transportation time frames.
The difficulties that this incongruity could lead to include:
- An internally inconsistent Plan;
- Failure to reserve adequate right-of-way at time of zoning;
Condemnation of land after zoning or after development in
order to obtain adequate right-of-way;
- Temporary prohibitions on issuance of Development Orders due
to violations of b~vel of Service Standards; and
- Progressive lowering of Level of Se~,ice Standards.
This Growth Management Plan responds to the time frame discrepancy
through immediate action and through process oriented commitments.
First, the Traffic Circulation Element includes an Objective to co-
ordinate with the Future Land Use Element and a policy to complete
long range transportation planning which coincide with the timeframe
of the Future Land Use Map. Second, the Density Rating System has
been adjusted to moderate maximum permissible densities in areas
subject to long range congestion. Third, commercial development
'opportunities in the form of Activity Centers are provided away from
areas subject to long range traffic congestion. 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 Improvement
Element. Finally, a Zoning Evaluation Program has been established.
LU-I-6
062 135
**,* The areas identified as subject to long range traffic congestion
consist of the western coastal Urban Designated Area seaward of a
boundary marked by Airport Road (including an imaginary extension
north to the Lee County boundary), Davis Boulevard, County Barn Road
and Rattlesnake Hammock Road consistent with the Activity Center's
r~sidential.density band located at the southwest quadrant of the
intersection of Rattlesnake Hammock Road and County Road 951
(including an imaginary extension to the east). The basis for this
deter~nination is the proposed 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.
Since the 2015 roadway needs have not met with public acceptance,
conoern'ha~'developed about the acceptability of the roadway needs
anticipated by 2050, the time frame of the western coastal Urban
Designated Area. Therefore, the strategy discussed above is promoted
(i.e. exten~ 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 Standards
Standards for adequate service for roads, water, sewer, water manage-
ment,- parks and solid waste 'are adopted'as a part of this Element as
well as the Capital Improvement Element. While a major purpose of the
standards ~n the Capital Improvement 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 Improvement Element
As discussed in the previous section, implementation of the Standards
will rely on the following:strategies:
Parks'- Annual Certification 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);
Amended February, 1991
LU-I-7
136 '
Water - Project - Specific Capacity Test (may be provided
publicly or privately as a central or individua~ 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 with the "funding" Level of Sez-vice
Standard. However, if there is a failure by the service provider,
adjustment to the regulator7 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 "regulatory"
standard) and there is no commitment to accelerate funding and
construction, four options appear available:
- A moratorium may be imposed but may not be sustainable if
there is no commitment to improve the road by a definite 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 that would
take about six months.
Vested Rights
The issue of vested rights for approved.but unbuilt development is an
im[~rtant consideration in the Future Land Use Element. The issue
emurges with regard to existing zoning which is inconsistent with this
Plan; with regard to the magnitude of approved but unbuilt 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 light of the
Commercial Land Use Study which found that of the approximately 4,500
acres of commercially zoned land in the County as of 1986, only 25% is
developed (see Support Document).
This Growth Management Plan responds to the ,~ested rights issue by
establishing a program which reviews all previously approved zoning.
Within three years after Plan adoption, all zoning will be reviewed.
If it is determined to be inappropriate and is not vested, the zoning
will be adjusted to an appropriate classification. Annually there-
after, zoning will be re-evaluated on the fifth anniversary of its
approval. This Plan commits to establishment of such a process by
LU-I-8
August 1989 (see Appendix C of the Support Document for a complete
discussion of the vested rights issue).
· E. FUTURE LAND USE MAp
IThe 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.
Withi~ each of these categories, a range of uses are per~nitted based
upon specific standards as described in the Description Section of
this Element. These uses include residential, commercial, industrial,
agricultural~ recreational, ¢:onse~-vation,-educational and public
facilitigs,~:
The..Future Land Use Map series includes seven additional maps:
t · "'- ' ;<-v~ --.
FU ute /~%nd. Use Map - Public Facilities, which shows existing and
...... z~e' - planned public facilities;
F~ture Land Use Map - Natural Resources: Waterwells, Cones of
Influence, Rivers, Bays, Lakes, Floodplains,
-~ -- Harbors and Minerals (this map also shows
those properties proposed for public
-- acquisition by the State Department of
Natural Resources Conservation and
Recreational Lands Program (CARL) and the
South Florida Water Management District's
-.; Save our Rivers Prcgram);
Futurg;.Land Use Map - Natural Resources; Wetlands;
Future. Land Use Map - Natural Resources: Soils; and
Future Land Use Map - Interstate Activity Center (three maps
: showing the boundaries of the Activity
-. Centers located at the thre~ Interstate
Interchanges).
With the expansion of Activity Center maps, these maps are located at
the end of the Future Land Use Element. Activity Center maps are
located within the Element..
LU-I-9
II. IMPLEMENTATION STRATEGY
GOALS, OBJECTIVE~ AND POLICIES
GOAL 1: TO GUIDE LA-ND USE DECISION-MAKING SO AS TO ACHIEVE ARD
MAINTAIN A HIGH QUALITY NATURAL AND HUMAn! ENVIRON~-ENT WITH A
WELL PLANNED MIX OF ODMPATIBLE LAND USES WHICI~ 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 I~nd 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. 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
2. Urban Residential Fringe
3. Industrial under Criteria
4. Commercial under Criteria'
B. URBAN - COKMERCIAL DISTRICT 1. Activity Center
2. Future Activity Center
3. PUD Neighborhood Commercial
C. URBAN - INDUSTRIAL DISTRICT
1. Industrial under Criteria
Standards and permitted uses for each Future Land Use District and
Subdistrict are identified in the Designation Description Section.
Policy 1.2: '.
The AGRICULTURAL/RURAL Future Land Use Designation shall include
Future Land Use Districts and Subdistricts for:
LU-I-IO
A. AGRICULTUP. AL/RUPJ%~ - MIXED U~E DISTRICT
1. Agricultural/Re$identia~ Subdistr[¢:t
2. Commercial under Criteria
Standard~,~nd pe~ittea us~ for each ~ture ~nd Use District and
Su~istriq~..are id~h~ified 'in the'Designation Description Section.
Policy 1.3:
~e ~TAT~ ~ture ~nd Use Designation shall include a Future
'~n~Use..~$~trict ~n4 ~istrict for:
i ' Residential_Es~tes S~istrict
.. ~i,:'' Co~ercial ~der Criteria
S'~nd~r~' and Debitted uses for the ~ture ~nd Use District and
s~istri~ts identified ~ ~e Degi~ation Description Section.
Polic~ 1'.4:
~e, CONSERVATION ~ture ~nd Use ~signation shall include a ~ture
~nd Use District and S~istrict for:
~NSER~TION - ~D USE DIST~
1... ~blic ~nds A~ired for Conse~ation
Stand.ds.and pe~itted uses for the Future ~nd Use District and
S~distric% are identified in the Designation Eescription Section.
LU-I-11
O~JECTIVE 2:
In order to ensure the coordination of land use with the availability
of public facilities, the following standards for land development
shall be required by the tim~ mandated for the adoption of Land
Development Regulations pursuant to Chapter 163.3202, F.S., including
any amendments thereto. No local Development Order shall be issued
unless required public facilities meet the requirements of the
Concurrency Management System contained in the Capital Improvement
Element. A level of service ordinance will be prepared as part of the
land development regulations that will provide guidelines to implement
level of service standards. "Local Development Order" shall be
defined as any approval by the County having the effect of permitting
development.
Policy 2.1:
L~vel of Service Standard - Roads : Adequate capacity shall be
availabl~ as defined by the standards in the Capital Improvement
Element. As part of the development of a Level of Service ordinance
and implementing program, a network of "envelopes" shall be developed
around major road segments which represent geographic areas where
development may impact that road. ;~ny regaAlatory measures resulting
from an insufficient Level of Service for a roadway shall be applied
throughout an entire "envelope". The Level of Service standards are
based on peak season hour volume.
Pollc~ 2.2:
Level of Service Standard - Water Supply : Adequate capacity shall be
available as defined by the standards found in the Capital Improvement
Element.
Polic~ 2.3:
Level of Service Standard - Sewage : Adequate capacity shall be
available as defined by the standards found in the Capital Improvement
Element.
Policy 2.4:
Level of Service Standard - Water Management : Adequate flood
protection shall be available as defined by the standards in the
Capital Improvement Element.
Po'licy 2.5:
Level of Service Standards - Parks : Adequate capacity shall be
available as defined by the standards in the Capital Improvement
Element. ~
Policy 2'6:
Level of Service Standard - Solid Waste : Adequate capacity shall be
available as defined by the standards in the Capital Improvement
Element. ~
LU-I-12
0[}2 14 !
mm m W
OBJECTIVE 3:
In order to ensure protection of natural and historic resources,
ensure the availability of suitable land for utility facilities,
ensure consistency of development with level of service standards,
promote compatible land uses within the airport noise zone and
generally provide for management of growth in an efficient and
effective manner, the following regulatory strategy shall be followed:
- Land Development Regulations to implement this Growth
Management Plan shall be adopted and codified and the
development review process shall be evaluated and improved by
the time mandated for the adoption of Land Development
Regulations pursuant to Chapter 163.3202, F.S., including any
amendments thereto. These Regulatioms shall encourage
creative solutions which address the unique situations of
Collier County.
Adopt Land Development Regulations that contain provisions to
implement this GrowTh Management Plan and which at a minimum:
a. Regulate the subdivision of land. The existing subdivision
ordinance shall be updated and procedural requirements
streamlined.
b. Protect environmentally sensitive lands and provide for open
space. This shall be accomplished in part.through
integration of State of Florida Big C~ypress Area of Critical
State Concern regulations into the C__o~lier county Land
Development Code.
c. Regulate areas subject to seasonal and periodic flooding and
provide for drainage and stormwater r~anagement. This shall
be accomplished through continued adherence to South Florida
Water Management District Surface Water Hanagement
regulations.
d. Protect potable water wellfields and aquifer recharge areas.
This shall be acco=plished through the creation and
implementation of.a wellfield protection ordinance. The
ordinance shall establish cones of influence based on
groundwater travel times, restrict land uses and activities
within the cones of influence and establish development
standards for those activities beyond the cones of influence
which may endanger the wellfields and aq%~ifer recharge areas
based on their potential for pollution.
e. Regulate signage. The existing Sign Ordinance shall be
updated. ~As a minimum, the ordinance shall amend the
frontage requirements for signs, consider allowing shared
signs for smaller properties, define ter~s within the
ordinance to clarify its intent and ,~suablish an amortization
schedule for non-conforming signs.
LU-I--13
f. Ensure safe and convenient on-site traffic flow and vehicle
parking needs through strict enforcement of the Zoning
Ordinance and development of detailed site planning and
design standards including access requirements from roadways,
~lighting, surfacing materials, locat[onal requirements
relative to the parcel they serve and landscaping and
buffering criteria.
g. Provide that no "Local Development Order" be issued unless
required public facilities meet the requirements of the
Concurrency Management System contained in the Capital
Improvement Element. "Local Development Order" shall be
defined as any approval by the County having the effect of
permitting development to occur. The Land Development
Regulation which implements the Concurrency Management System
shall include provision for review of existing and planned
public facility capacity relative to existing and committed
land use at time of application for rezoning, definition of
and prohibition of issuance of a "local development order"
~ "~'that would be inconsistent with the Concurrency Management
System and establishment of a time limit on zoning approvals,
requiring that if no development has occurred within a
defined period of time after approval of a zoning, the zoning
woui~ will be reevaluated bY the Board o~ County
~Qmmissioners (BCC) and mav be rezoned r=~-rt to a lower
classification.
h. 'Ensure the availability of suitable land for utility
"~cilities necessary to support proposed development. For
~rivately provided facilities this shall be accomplished
through continued compliance with the Zoning Ordinance which
requires the identification and location of all utilities
which will serve the development.
i. Protect historically significant properties. This shall be
accomplished through amendment to the existing Zoning
Ordinance based on recommendations in the Historic and
Archaeological Suxwey. The amendments shall include
'provisions which require identification of and mitigation for
known historic resources on a property as a part of project
review at time of rezoning.
j. Mitigate incompatible land uses, with the area designated as
the Naples Airport Noise Zone receiving first priority Zone.
This shall be accomplished through adoption of regulations
which require sound-proofing for all new residential
structures within the 65 LDN Contour as identified on the
Future Land Use Map. Also, all property records of the '.
County shall indicate that the respective properties are
within the Airport Noise Zone. The boundary of the Naples
Airport Noise Zone shall be made consistent with the 65 LDN
contour identified in the Naples Airport Part 150 Study when
approved by the Federal Aviation Authority.
LU- I- 14
Establish procedure, s to notify the ~Iaples Airport Authority
of all development proposals within 20,000 feet of the
airport which exceed height standards established by the
Federal Aviation Administration.
*~ k. No development orders shall be issu~d which are inconsistent
with the Growth Management Plan, except for preliminary
development orders where a Compatibility Exception has been
granted or where a positive Determination of Vested Rights
has been made. A zoning re-evaluation program shall be
adopted as a Land Development Regulation to identify and
evaluate unimproved but zoned property.
In this regard, the County's Land Development Regulations
shall establish a process and criteria:
1. to determine whether the zoning on such a property is '
consistent with the Growth Management Plan;
2. to determine whether inconsistent zcning on such a
property is nonetheless compatible with surrounding,
existing land uses where consistent zoning would not be
or whether another inconsistent but less intensive
zoning classification would also be compatible and would
further the goals and objectives of the Growth
Management Plan;
3. to determine %;hether inconsistent and incompatible
zoning on such a property is nonetheless vested; and
4. to determine to what zoning classification inconsistent,
incompatible, non-vested zonin~ on such a property
should be rezoned to be consistent ~ith the ~growth
Management Plan, and to actually accomplish that
rezoning. Any Compatibility Exception ~ranted must
comply with all other requirements of the Growth
Management Plan.
This zoning re-evaluation program shall be completed for all
unimproved property in the County by January 10, 1991, for.
all. commercial rezoned and non-residential property and by'
January 10, 1992, for all other property. The Growth
Management Plan shall be amended in the amendment cycle next
following the issuance of any Compatibility Exception,
pursuant to Section 163.3187, Florida Statutes, to reflect
any land use changes required pursuant to the issuance of any
such Compatibility Exception. ~uilding permits for any such
Compatibility' Exceptions shall be contingent upon said Growth
Management Plan Amendment being ados)ted. At all times,
property shall be permitted a minimum beneficial use subject
** Amended May, 1990
to the other provisions of the Growth Management Plan. All
Compatibility Exceptions and Determinations of v~!ested Rights
shall be subject to appeal to the Board of County
Commissioners.
1. In'order to ensure that adequate public facilities are
available concurrent with service demands generated by new
growth and development in accordance with the requirements of
the Local Government Comprehensive Planning and Land
DeQelopment Regulation Act, Section 163.3161 et. seq.
F~6rida Statutes (19~7), it shall be the policy of Collier
County to achieve "concurrency" through a Concurrency
Management System adopted as part of this Plan in the Capital
Improvement Element. In addition, as the second element of
the County's concurrency program, the County shall, as a part
of the land development regulation~ to be prepared and
adopted within one year of the submittal date of this Plan,
implement a program to bring planned, permitted and zoned
development capacity into alJ. gnment wit~)~the capacity of
existing, programmed and planned capital improvements. The
program of aligning development capacity with capital
improvements capacity shall provide for the recognition and
protection of vested property rights and shall provide
individual property owners with a reasonable °ppgrtunity to
take advantage of existing investment backed development
expectations..
Polic~ 3.2:
As part of the process to formulate the Land Development Regulations,
the dg~elopment review process shall be evaluated and improved by the
time m~ndated for the adoption of Land Development Regulations
pursuant to Chapter 163.3202, F.S., including any amendments thereto.
Improvements shall focus on efficiency and effectiveness through
unification of all review staff in a single organizational unit and
through a streamlining of procedures. Also, an assessment shall be
made of integrating all appropriate Land Development Regulations into
a single ordinance.
LU-I-16
OBJECT,YE 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 further its intent.
Policy 4.1:
A detailed Sector Plan for Go~den Gate Estates shall be developed and
incorporated into this Growth Management Plan by August 1991. The
Sector Plan shall address Natural Resources, Future Land Use, Water
Management, Public Facilities and other considerations.
Policy 4.2:
Corridor Management Plans shall bu developed by Collier County in
conjunction with the city of Naples and incorporated into this Growth
Management Plan by August, 1991. The Plans shall identify appropriate
urban design objectives and recommend Land Development Regulations and
Capital Improvements to accomplish those objectives. Plans shall be
completed for the following road corridors: Goodlette Road and Golden
Gate Park-way-from US 41 to Santa Barbara Boulevard. A major purpose
of the corridor plans shall be elimination or reduction of uses
inconsistent with the community's character.
Polic~ 4.3:
An Industrial Land Use Study shall be developed and incorporated into
the SUDDO%~C document of this Growth Management Plan by t~e Community
Development Services Division ~~ b_y s~R~ember ~995- The
study shall include a detailed inventory of in,~ustrial uses,
projections of demand for industrial land and recommendations for
future land use allocations and locational criteria, kn¥ Objective or
Policv direction created as ~ Dart O~ ~he Indus,[iai ~nd Use Study
shall be incorporated in the implementation section o( the G~owth
Management Plan durin~ the 1993 amendmen~ Cycle= The study shall be
coordinated with the Economic Development Council of Collier County.
# **** POlicy 4.4:
Access Management Plans for each of the Activity Centers designated on
the Future Land Use Map shall be developed and incorporated into this
Growth Management Plan by August 1993. The Access Management Plans
are intended to minimize the number of access points to the roadway
network through methods such as frontage roads, bypass roads and
interconnection of/projects.
Policy 4.5:
Maintain and update on an annual basis the following demographic and
land use 'information: ' Existing permanent population, existing
seasonal population, projected population, existing dwelling units and
projected dwelling~units. Included with this data base shall be a
forecast of the geographic distribut~on of anticipated growth.
~*** Amended February, 1991 ~ Amend(~d May ]9, 1992
LU-I-.17
O~JECTI¥~- 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.
**** *R Policy 5.1:
N~W--T~ial zoo;lng ~hall only bu ~~%~cn~ity u~ual to
.e... · Th~-pro~f which i~ ~h= su~~ '. '
* ~e~ has bean revie~~~~
~uiru thut~he auth~ ~ '
..... ~~,h ~-~anagement
~,a Doard of County Co~iaaioner~ finds that t,he change
. u.' constitutes ~ ........... r~uction in the density
criteria 2
Char~as to approved planv~d unit developments that
~te~min~ to be "~ .......... ~,,d=~ ~h zoning
**** ~ended Fabian, 1991
*R ~ended August 4, 1992, Remedial Plan Amendment (Ordinance No.
All rezoninqs ~ust be consistent with this Gro~t~ Management Plan.
~Dnned Unit Deve%opments (PUD) approved prior t~ adoption o.~ the Plan
{Janua~ 10. 1989% and found to be c0ns%ste~t th~ouqh the
~eevaluatio~ proqram will benefitted to m~ke c~%anqes provided the
~ount of co~ercial l~qd use, pe~itteO Dumbe:~o( dwe%~inq un%ts and
~b~ intensi~Y of development allowed by the.pUl) (includinq impacts to
roads, uater, sewer, drainace, so%id waste and~3rks) are not
increased. Chan~es .~o resideD~ial zoniDg dist:~icts which const%tute a
~ction in densitv will also be. pe~tted..
All proposed development shall be reviewed for compliance wi~ ~e
C~mpr~ensive Plan and ~ose fo~d incompatible shall not be
pe~itted.
Poli~ 5.3:
Discourage ~acceptable levels of urban sprawl in order to minimize
~e cost of ~unity facilities by confining urban intensity develop-
ment to areas designated as Urban on ~e ~ture ~nd Use Map and by
re~iring that any changes to the Urban Designated Areas be conti~ous
to an existing Urban Area bo~da~.
Policy 5.4:
New developm6nts shall be compatible with and complimenta~ to the
surrounding land uses.
Polic~
Encourage ~e-use of existing land zoned for urban intensity uses
before pe~itting development of o~er areas. This shall occur by
planning for the e~ansion of County owned and operate~ p~li=
facilities and se~ices to existing zoned land before su~icing other
areas.
Poli~ 5.6:
Pu~it ~e use of cjuster housing; Planned Unit ~velopnent tec~i~es
and other i~ovative approaches to conse~e open space and environ- '
mentally sensitive areas. ~end the zoning and's~ivision
re~lations as necessa~ to allow innovative land development
techni~es.
Policy 5.7:
· Encourage rec~nition of id~ntifiable co.unities within the urbanized
area of western Collier County. Presentation of economic and demo-
graphic data shall be based on Planning Co.unities and co.only
rec~nized neighborhoods.
~ Policy 5.8:
Group Housing which may include the following: Family Care Facility,
Group Care Facility, Care Units, Adult Congregate Living Facility and
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 locational requirements in'Florida
Statutes (Chapter 419.001 F.S.). Family Care Facilities which are
residential facilities occupied by not more than six (6} persons shall
be permitted in residential areas.
**** Policy 5.9:
Properties which do not conform to the Future Land Use Element but are
improved or are found to have vested zoning rights through the Zoning
Re-evaluation Program described in Policy 3.1K shall be deemed
consistent with the Future Land Use Element.
** *R Polio7 5.10:
Exemptions based on vested rights or compatibility determinations that
are granted as provided for in the Zoning Re-evaluation Program
established pursuant to Policy 3.1K and identified in Appendix 1 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 granted and in accordance
with all other limitations and timelines that are provided for in the
Zoning Re-evaluation Program. Nothing contained in this section
(policy) shall exempt any development from having to comply with any
provision of the Growth Management Plan other than the zoning
re-evaluation program.
# Po]-i'cy 5.11:
Compatibility exceptions granted as provided for in the Zoning Re-
evaluation Program established pursuant to Policy 3.1K 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 compatibility exception granted and
in accordance with all other limitations provided for in the Zoning
Re-evaluation Program. Nothing contained in this policy shall exempt
any development from having to comply with any provision of the Growth
Management Plan other than the Zoning Re-evaluation Program.
Compatibility exceptions which receive a positive determination shall
be identified on the Future Land Use Map series. The mapping of
compatibility exceptions shall be completed by January, 1993 and may
be amended as necessary to include any remaining compatibility
exceptions granted pursuant to the Program.
The County shall r~view this. policy to delete the references to the
Zoning Re-evaluation Program when such references are no longer needed
and, in addition, to delete the policy when it is no longer needed.
*~ Adopted M..,. 990 "*** Amended February~ 1991
~ Amended May 19, 1992
*R Amended August 4, 1992, Remedial Plan ;~endment (Ordinance No. 92-50
LU-I-20
OB~ECT'rVE ~:
In order to provide safe, decent and sanitary housing for all Collier
County residents, the number of substandard housing units shall be
reduced by 10% annually after adoption and implementation of the
Housing Code Ordinance.
A.~ part' of the process to formulate Land Development Regulations, a
Housing Code Ordinance shall be adopted by the time mandated for the
adoption' of Land Development Regulations pursuant to Chapter 163.3202
F.S., including any amendments thereto. The ordinance shall address
the minimum structural standards for housing units.
.Th.~. Cou/~tY. shall continue to seek housing related grants through state
and. federal' programs. Examples of these programs include the
Community Development Block Grant program (CDBG), the Community
Reinvestment Act (CRA), the State Housing Finance Agency and the
Farmers Home Administration.
By AugUst 1, 1989, a Code Enforcement Board shall be established.
This Board shall have the authority to impose fines and other non-
criminal'.~enalties as a method to enforce the codes and ordinances of
C611ier Co. unty when violations occur. One of the codes that will be
enforced ..by this Board is the Housing Code.
A deta'fled Sector Plan for th~ Immokalee Community shall be developed
and incorporated into this Growth Management Plan by February 1991.
The Sector Plan shall address Natural Resources, Future Land Use,
Public Facilities, Housing, Urban Design, Land Development Regulations
and other considerations. Major purposes of the Sector 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.
**** Amended Febr%/ary, 1991
FUTURE I~ND USE DESIGNATION DESCRIPTION SECTION
The following section describes 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 Zoning Ordinance or in special studies
completed for the County.
URBAN DESIGNATION
Urban Designated Areas on the Future Land Use Map include two general
portions of Collier County: areas with the greatest residential
densities and areas in close proximity which have or are projected to
receive, future urban support facilities and seL-vices. It is intended
that Urban Designated Areas accommodate the ~jority of population
growth and that new intensive land uses be located within them.
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 as
well as population projections and the land needed to accommodate the
growth.
# *~** The Urban Designation will also accozamodate future non-
residential uses including essential services as defined by the most
recent Collier County Zoning Ordinance. Other permitted non-
residential land uses may include: parks, open space and recreational
use; water-dependent and water-related uses (see Conservation and
Coastal Management Element, Objective 11.1 and including the policies
for siting criteria); child care centers; community facilities such as
churches, cemeteries, schools, fire and police stations; utility and
communication facilities; earth mining, oil, extraction and related
processing; agriculture; and travel recreational vehicle parks
provided that the following criteria are met - the site has direct
access to a road classified as an arterial and the use will be
compatible with surrounding land uses. Support medical facilities
Such as physicians' offices, medical clinics, treatment, research and
rehabilitative centers and pharmacies (as long as the dominant use is
medical related) may also be permitted provided they are located
within ~ mile of existing or approved hospitals or medical centers
which offer primary and ~rg~nt care treatment for all types of
injuries and traumas (such as, but not limited to, Marco Urgent Care
and Golden Gate Urgent Care). 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
**** Amended February, 1991
Amended May 19, 1992
LU-I-22
treatment for all types of injuries and traumas (such as, but not
limited to, Marco Urgent Care and Golden Gate Urgent Care).
stipulations to ensure that the construction of such support medical
facilities are concurrent with hospitals or such medical centers shall
be determined at the time of zoning approval. In addition, certain
land uses are permitted under criteria as described later.
A. Urban - Mixed Use District
This District is intended to accommodate a variety of residential land
uses including single family, multi-family, duplex, mobile home and
mixed use {Planned Unit Development). Certain industrial and
'commercial uses are also allowed under criteria.
9.**~.. :. 1. Urban Residential Subdistrict
The 'Purpose. of this subdistrict is to provide for higher densities in
an area with relatively few naturai resource constraints and where
existing and planned public facilities are concentrated.
Maximum 91igible residential density in the Coastal Urban Subdistrict
shall be determined through a Density Rating System. Water-dependent
and water-related land uses shall be encouraged within the coastal
region of this subdistrict.
This may be accomplished by encouraging coordinated mixed-use sites of
water-dependent and water-related uses through the inclusion of other
recreational uses which may benefit from the proximity to and/or
integration with water-dependent and water-related uses. These
p~incip~l' 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,
restaurants, health clubs. Any water-dependent and/or water-related
land use shall encourage the use of the Planned Unit Development
technique and/or 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 Conservation and Coastal 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. Presentl~ developed sites:
b. Sites where water-dependent or Water-related uses have been
previously established;
c. Sites where shoreline improvements are in place;
**** Amended February, 1~91
LU-I-23
d. Sites where damage to viable, naturally functioning; and
wetlands or other environmentally sensitive features could be
minimized.
2. Urban Residential Fringe Subdistrict
The purpose of this subdistrict is to provide transitional densities
between the Urban Designated Area and the Agricultural/Rural Area.
Residential land uses may be allowed at a maximum density of 1.5 units
per gross acre subject to the following conditions:
a. All rezones must be in the form of a Planned Unit
Development; and
b. Proposed development in the area shall be fully
responsible for all necessary water management improve-
ments, 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.
* 3. Urban Coastal Pringe
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.
In order to facilitate hurricane evacuation and Zo protect the
adjacent environmentally sensitive Conservation Designated Area,
residential densities in this area will be limited to a maximum of
four dwelling units per acre. Rezones are recommended to be in the
form of a Planned Unit Develcpment.
DENSITY RATING SYSTEM
Within Urban Designated kreas as identified on the Future Land Use Map
a base density of 4 residential dwelling units per gross acre is
'permitted. However, that base level of density may be adjusted
depending on the characteristics of the project.
Consistency with the following characteristics would add to the base
density:
1. Conversion of Commercial Zoning
If the project includes conversion of commercial zoning which is not
located within an Activity Center or which is not consistent with
adopted siting criteria for commercial land use, a bonus of 16
dwelling un[ts may be added for evei7 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.
Adopted January, 1990
LU-I-24
153
2. Proximity to Activity CentGr
If the project is in close proximity to an applicable Activity Center,
the following density may be added:
- If the project is within an Activity Center, up to 16
residential units per gross acre may be permitted.
- If the project is within 1 mile of the Activity Center, 3
residential units may be added.
The density band around an Activity Center shall, be measured by the
radial distance from the'center of the intersection around which the
Activity Center is situated. If 50% or more of a project is within
the density.band, the additiona' density applies to the entire
project. Density bands shall nc~ apply within t~e Estates
Designation.
~ 3. Affordable Housing
Affordable Housing Density Rating System - FLUE
To encourage the provision of affordable housing within the Urban
Designated Area, a maximum of 8 residential units per gross acre may
be added to the base density if the project meets the definitions and
requirements of the Affordable Housing Density Bonus Ordinance
(Ordinance ~91-102,.adopted October 30, 1991).
4. Re~idential In-fill
To encourage residential in-fill, 3 residential dwelling units per
gross acre may be added if the project is 10 acres or less in size
located within an area with central public water and sewer service.
The ~ollowing conditions must be met: the project must be compatible
with surrounding land uses; the property in question has no common
site development plan with adjoining property; there is no common
ownership with any adjacent parcels; and the parcel in'question.was
not created to take advantage of the in-fill residential density.
'**** 5. Roadway Access
If the project has direct access to 2 or more arterial 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
Department) or the road is scheduled for completion during the first
five years of the CIP.
Consistency with the following characteristic would subtract density:
1. If the project is within the area identified as subject to
long range traffic congestion which consists of the western
**** Amended February, 1991
~ Amended May 19,' 1992
LU-I-25
coastal Urban Designated Area seaward of a boundary marked by
Airport Road (including an imaginary 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 imaginary extension to the
east), 1 dwelling unit per gross acre would be subtracted;
and
2. If~the project fails to interconnect with all existing
projects when physically possible and fails to provide inter-
connection with all future adjacent projects, up to 1
dwelling unit per gross acre may be subtracted as deemed
appropriate by the BCC.
Coadi~io~
_1. In no case shall maximum permitted density exceed 16 '" ':'residential dwelling units per gross acre.
-:2. .She maximum permitted density shall not exceed 4 residential
dwelling units per gross acre within the Traffic Congestion
Area which includes the Coastal Management Area, unless it is
fincreased through conversion of commercial zoning, provision
..... .o'~f affordable housing, use of the provision for residential
.. in-fill, or for density awarded within the boundaries of an
Activity Center. Properties adjacent to the Traffic
Congestion Area shall be considered part of the Traffic
Congestion Area if their principal access is to a road
.- forming the boundary of the Area.
****3. The maximum permitted density shall not exceed 4 residential
*R dwelling units per gross acre within a portion of the Coastal
Management Area which is bounded by the City of Naples to the
west, US 41 to the north and the Area of Critical State
... Concern to the east, .excepting Marco Island, which shall be
allowed up to 6 dwelling units per gross acre for projects
that qualify for a commercial zoning conversion bonus as set
forth in the Density Rating System. Any project qualifying
for such a bonus shall prepare and implement a hurricane
evacuation plan for the project, which shall be subject to
review by the Collier County Emergency Management Director.
A second exception to this density ~:tandard shall be made to
allow a maximum of 12 dwelling units per gross acre (maximum
8 dwelling units per gross acre on Harco Island) for afford-
able housing not to exceed a maximum of 600 affordable
housing units in the Urban Coastal Fringe Area provided
Amended February, 1991
*R Amended August 4, 1992, Remedial Plan Amendment (Ordinance No. 92-50
LU-I-26
,oo 06Z,,¢,: 155
appropriate mitigation is provided consistent with Policy
13.1.2 of the Conservation and Coastal Management Element.
The 600 affordable housing units to be allowed in the Urban
Coastal Fringe Area and eligibility therefore will be
determined by using the U.S. Department of Housing and Urban
Development income definitions, bedrooms per unit and
additional guidelines outlined in the Affordable Housing
Density Bonus (AHDB) Ordinance .90-89 adopted on November 27,
1990 and shall be distributed throughout the Urban Coastal
Fringe Area based on hurricane evacuation routes as defined
by the Housing and Urban Improvement Director. All units
(including market rate) awarded by the AHDB Ordinance above
the permitted base density of 4 dwelling units per gross
acre, plus any other density bonus available minus any
density reduction for traffic congestion or coastal
management area shall be counted toward the 600 dwelling unit
cap.
4. Travel Trailer Recreational Vehicle Parks shall be allowed to
develop at ~ density consistent with the Zoning Ordinance.
3. Industrial Under criteria
The Industrial Land Use Designation provides for the full array of
industrial land uses as described in the Zoning Ordinance for
Industrial and Light Industrial Zoning Districts. The Plan also
allows for limited expansion adjacent to those Industrial Designations
provided certain conditions are met regarding access, traffic
circulation and infrastructure provision. In addition, certain
Indust~rial land uses may be permitted within Urban Designated Areas
unde~'~riteria.
The following criteria must be met:
The proposed project must be in the form of an Industrial Planned.
Unit Development.. Intensities of use shall be limited to:
technological research, design, and product development; light
manufacturing, processing and packaging in fully enclosed
building; corporate headquarters; medical laboratories, clinics,
treatment facilities and research and rehabilitative centers;
printing; lithographing and publishing; and laboratories.
The boundaries'of the proposed project must be transitional,
therefore, the uses along the perimeters must be compatible with
non-industrial uses. The project must have direct access to an
arterial and an internal circulation.network which prohibits
industrial traffic from traveling through predominantly
residential areas.' The project must hava central water and sewer
and shall not generate noise or odor so as to be incompatible with
surrounding land uses.
LU-I-27
As a part of the County's Land Development Regulations, an Industrial
Planned Unit Development Zoning District shall be established and
include standards for the following:
Standards for an overall Master Development Plan for the entire
parcel of land and require Site Development Plan approval for each
lot or building area:
List of permitted uses;
Minimum tract size and lot area;
Buffering, landscaping and open space requirements;
Regulations regarding signage, lighting, outdoor storage, parking
and loading; and
Setback requirements and maximum building height.
**** ~R 4. commercial Under criteria
Within the Urban-Mixed Use District certain in-fill commercial
development may be permitted. This shall only apply in areas already
substantially zoned or developed for such uses. The following
standard[~ which limit the intensity of uses must be met:
a. The subject parcel must be bounded on bo%~ sides by improved
commercial property or commercial zoning consistent with the
Future ;~nd Use Element or commercial prcperty granted an
exemption or compatibility exception as provided for in the
Zoning Re-evaluation Program and should not exceed 200 feet
in width, although the width may be greater at the discretion
of the Board of County Commissioners. Uses that meet the
intent of the e-~ ~/T commercia% ?rofessiona~/TraDsitional
d~istrict are only required to be bounded on one side by
improved commercial property or consistent comnercial zoning
or commercial property granted an exemption or compatibility
exception as provided in the Zoning Re-evaluation Program.
#. b. The proposed use must not generate in excess of five percent
of level of service C design capacity on abutting streets
that provide access to the project; and
c. The proposed use must not exceed a floor area of 25,000
square feet.
·
Amended February, 1991
Amended May 19, 1992
*R Amended August 4, 1992, Remedial Plan Amendment (Ordinance No. 92-50
LU-I-28
157
Cl/T zoning used pursuant to this subsection shall only be
applied one time to serve as a transitional use and will not
be pez-mitted to expand adjacent to other C1/T zoning. The
only exception is the expansion of C1/T zoning that was
approved pursuant to the Zoning Re-evaluation Program. The
County shall regularly amend the Future Land Use Map series
to incorporate and be consistent with changes in the Cl/T
zoning within the Urban-Mixed Use District.
* B. Urban - Commercial District
Through.the use of mixed use Activity Centers and neighborhood
centers within large PUPs, this District is intended to accommodate
virtually-all new commerciaf zoning within Urban Designated. Areas.
* ~,..,~. Activity Center Subdistrict
Mixed usu.Activity Centers have been designated on the ~ature Land Use
Map. The locations are based on inter-sections of major roads and on
spacigg~riteria.. 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 c6mmercial development and to create focal
points within the community.
With th~ ~xception of the three Interchange Activity Centers, the
Activity Centers are all of the same configuration and size - square,
% mile on a side, measured from the center point of the intersection,
totaling~60 acres. ~ Activity Centers at the 1-75 interchanges have
been specifically defined on the'following maps.
*~* E~ist~ng Mixed use Activity Centers may be re-designated as
Master. Planned Mixed Use Activity Centers. Master Planned Activity
Centers are those which haue a unified plan of development in the form
of a Planned Unit Development, Development of Regional Impact or an
area-wid~"Development of Regionat Impact which must encompass at least
one or more full quadrants of a designated Activity
n~twork, ~{aster Planned Activity C~-n~-~xr~ Center. In recognition
of the benefit resulting from the coordination of planned land uses
and coordinated access points to ~he public road network, Master
Planned Activity ceDters ar~ 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 square configuration. Consistent with other Activity
Centers, Master Planning Activity Centers are intended to be mixed use
in character. Permitted land uses include commercial, residential,
and institutional." The full array of commercial land uses may be
allowed. The actual mix of land uses shall be determined using the
criteria for other Mixed Us9 A=ctivity ~centers outlined below.
Interchange Activity Centers are not eligible for the Master Planned
~iwed Use Activity Center Designation. Ail of the following criteria
must be met for a project to qualify as a Master Planned Mixed Use
Activity Center: ~
* Amended January, 1990 **** Amended June, 1990
LU-I-29
*** 1. The applicant shall have unified control of at least one or
more full quadrants of a designated Activity Center. Any
publicly owned land within the quadrant will be excluded from
acreage calculations to determine unified control;
**~ 2. The permitted land uses and total acreage allocation for a
Master Planned Activity Center shall be the same as for
designated Activity Centers (i.e. a maximum of 160 acres);
however, a Master Planned Activity Center encompassing more
than one quadrant shall be afforded the flexibility to re-
distribute a part or all of the 40 acre allocation from one
quadrant to another, up to a maximum of 160 acres for the
entire Activity Center; and
**~ 3. The location and configuration of all land uses within a
Master Planned Activity Center shall be compatible with and
relate to ~×isting site features, surrounding development,
and existing natural and manmade constraints. Commercial
uses shall be generally directed to the intersection of the
designated Mixed Use Activity Center so long as they do not
adversely impact the intersection and are oriented so as to
provide coordinated and functional transportation access to
major roadways serving the Activity Center. Commercial land
uses shall not be designed in a traditional strip commercial
pattern along public roadways or as isolated tracts.
Isolated tracts shall be defined as tracts which are not
functionally related or integrated with surrounding land uses
and the planned transportation network.
Activity Centers are intended to be mixed-use in character. The
actual mix of the various land uses (i.e. commercial, residential,
institutional) shall be determined during the rezoning process
based on consideration of the following factors:
- The amount, type and location of existing zoned and developed
commercial uses within or in close proximity of the Activity
Center;
- Existing patterns of land use within or in close proximity of
the Activity Center;
- Market demand and service area for the proposed commercial
land uses to be Used as a guide to explore the feasibility of
the requested land uses;
- Adequacy of infrastructure capacity, particularly roads;
- Compatibility of the proposed development with and adequacy
of buffering for adjoining properties;
Amended June, 1990
LU-I-30
- Natural or man-made constraints;
- Criteria identified in the Zoning Ordinance; and
- Other relevant factors.
! As a part of all Petitions for Rezone within Activity Centers the
applicant shall include an evaluation of the factors cited above. In
addition, the applicant shall generally identify development trends
within the Activity Center and demonstrate compatibility with existing
and proposed development through urban design criteria such as
buffering and architectural controls and how the proposed project
would limit adverse impacts on the highway network by controlling road
access points and coordinating on and off-site movement of traffic
with surrounding properties. If any project is 75% within an Activity
Center, the entire project shall be considered to'be within the
Activity Center. In addition to the above referenced 75% rule, if a
parcel of land is partially within an Activity Center, is part of a
final subdivision plat which has received approval by the Board of
County Commissioners prior to May 19, 1992 and is five (5) acres or
less in size, the entire parcel shall be considered to be within the
Activity Center. The 75% provision does not apply to the Interchange
Activity Centers since the boundaries of these Activity Centers are
specifically delineated with respect to zoning and property ownership.
The standard for intensity of uses within each Activity Center is
that the full array of commercial uses may be allowed. It is
preferred that all new commercial zoning within Activity Centers shall
be in the form of a Planned Unit Development.
^ Industrial land uses shall be allowed within the Interchange
Activity Centers identified below:
a. the southwest and southeast quadrants of Immokalee Road and
Interstate 75 Interchange Activity Center
b. all quadrants of CR-951 and Interstate 75 Interchange
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,
· # Amended May 19, 1992
^ Amended February 16, 1993
LU-I-31
residential and/or institutior, al 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.
- Landscaping, buffering and/or berming shall be installed
along the Interstate; and
- Fencing shall be wooden or masonry; and
- Each project shall adhere to the Collier County Sign
Code; and
- ~rholesale and storage uses shall not be permitted
immediately adjacent to the right-of-way of the
Interstate; and
- No outside storage or display shall be permitted; and
- If hazardous products or hazardous wastes (as defined in
th~ Ground Water Protection Ordinance No. 91-103 as
adopted on November 6, 1991) are generated, used or
stored on the site, a containment plan for hazardous
material handling and emergency response shall be
required to be provided, to the County Manager; and
- Annual monitoring reports shall be submitted as part of
the monitoring requirements for Planned Unit
Developments on types, quantities and disposition of
hazardous materials; and
- Disposal or release of hazardous wastes to soil or water
shall be prohibited; and
- Central water and sewage systems shall be required
within the identified Interchange Activity Centers; and
.- No septic tank systems shall be permitted; and
- No direct access to the Interstate right-of-way shall be
permitted; and
- Until (1) an Access Control Policy is adopted by Collier
County pursuant to Policy 7.1 of the Traffic Circulation
Element or (2) an Access Management Plan is adopted by
Cellier County pursuant to Policy 4.4 of the Future Land
Use Element is developed and incorperated into the
Growth Management Plan by August 1993 or (3) the State
of Florida Access Management Plan (where applicable) is
LU-I-32
in place and which are at least as restrictive as the
guidelines below, all new rezoning approvals shall be
required to adhere to spacing of full access points with
median openings of 1320 feet as measured from the end of
the taper of the ramp furthest from the Interchange; and
- Joint access and frontage roads shall be established
when frontage cannot meet the access spacing; and
- Access points and median openings shall be designed to
provide adequate turning radii to acco~nodate truck
traffic and to minimize the ,,eed for U-turn movements;
and
- The developer shall be responsible to provide all
necessary traffic improvements (i.e., traffic signals,
turn lanes, deceleration lanes, etc.); and
- A maximum floor area ration (FAR) for the designated
Industrial land users component of the projects shall be
established at .45; and
- The land use mix at the two (2) designated interchanges
may include residential, commercial or industrial land
uses provided each land use is compatible. The land use
mix and intensity of uses are as follows:
a. the southwest and southeast quadrants of Immokalee
Road and Interstate 75 Interchange Activity Center
shall contain the following mix of land uses:
commercial - 75% and industrial - 25%
· b. all quadrants of CR-951 ~nd Interstate 75
Interchange Activity Center shall contain the
following mix of land uses: residential - 5%,
commercial - 52% and industrial - 43%
- This land use mix may vary due to market demand and
demonstrated need for a particular type of land use;
changed conditions or shifts in land use patterns; and
negative impacts on public infrastructure. The maximum
degree of change permitted in the type of land use would
allow no more than 25% variation from the land use mix
and intensity identified for each Interchange Activity
Center. .~
The Planned Unit Development and/or rezoning nrdinance document shall
contain specific language regarding the permitted Industrial land uses,
compatibility requirements, and development standards consistency with
the above guidelines, site specific development details will be
reviewed during the Site Development Plan review process.
LU-I-33
162
There shall be no minimum acreage limitation for such Planned Unit
Developments except al% ~equ~sts ~OV rezoni, pq must be at leas~, forty
thousand (40.000) square ~eet ~n a~ea unless the p~oposed rezone is an
extension Q~ an eKistinq zoninq district consistent with the Futuue
~and Use F._].emcnt or the property is considered to be a legal
non-conforming lot prior to the original adoption of the Growth
Management Plan. All new residential zoning shall, be consistent with
the Density Rating System. Hotels and motels that locate within an
Activity Center will be allcwed to develop at a density consistent with
the Zoning_.grdinance.
Existing commercially zoned and developed areas which are not within an
Activity Center or do not meet other commercial siting criteria will be
allowed tq.expand only to the extent permitted under the zoning
classification'for that property. -Expansion involving aggregation of
additionaliyroperty occurring after adoption of this Plan shall be
subject to the policies of this Plan.
From time to time new Activity Centers may be proposed. The minimum
level of intersection which may be eligible for other new Activity
Centers is one with an arterial-collector junction. Also, no two
centers may be closer than two miles from each other base on center
points. New Activity Centers would require market justification and
must meet size, spacing and use limitations expressed earlier.
The intersection of'Airport-Pulling Road and Vanderbilt Beach Road is
designated as a Future Activity Center. Upon completion of Vanderbilt
Beach Road from'CR 951 to'.US 41 this intersection shall automatically
become an Activity Center and'at that time become eligible for
commercial zoning requests.
Access from the roadway network into the Activity Centers shall be
carefully managed. Policy 4.4 of this Element makes a commitment to
develop access management plans for each Activity Center by August T99~
1993. During the interim to the extent possible access points shall
be kept to a minimum and individual projects shall be encouraged to
combine points of access. Coordination of access with existing and
future projects shall be required as 9ppropriate at time of zoning and
site plan'approval.
It is recognized that new development within the Traffic Congestion
Area as identified on the Future Land Use Map will be difficult to
INTERSTATE A .CTI¥/T¥ CENTER FUTURE LAh'D USE MAP
.
-
INTERSTATE ACTINqTY CENTER - FUTURE LAND USE MAP
S.R. 961 ~T'ERSTAT~ ~5
accommodate on the existing and planned road network. Therefore,
proposals for commercial development within the area shall be subject
to thorough transportation review and appropriate requirements shall be
imposed tD coordinate and minimize access points onto the road network
and to ensure mitigation of all impacts on road capacity.
2. PUD Neighborhood Comm(~rcial Subdlstrict
For PUD's of 300 acres or more or with 1,000 dwelling units or more, a
neighborhood commercial center may be allowed subject to the following
standards:
a. Commercial zoning shall be no closer than two miles to the
nearest Activity Center and no closer than two miles from the
nearest PUD commercial zoning of ten acres or greater in
size.
b. The configuration of the commercial parcel shall allow no
more frontage than depth;
c. The commercial parcel shall be no greater than 15 acres in
size; and
d. No construction in the commercial designated ~rea shall be
allowed until 50% of the building permits for the development
are issued unless otherwise authorized by the Board of County
Commissioners.
****C. Urban - Industrial District
The Industrial Land Use District is intended for industrial type uses
and shall be reserved for that. Intensities of use shall be those
related to light manufacturing, processing, storage and warehousing,
wholesaling, distribution and other basic industrial uses as described
in the Zoning Ordinance for Industrial and Light Industrial Zoning
Districts. The boundaries of Industrial Districts are transitional;
therefore, the uses along their perimeters must be compatible with
non-industrial uses. Ail industrial areas should have direct access
.to an arterial or collector. In addition access may be provided via a
local road that does not service a predominately residential area.
It is possible that due to changing conditions within the County,
there may be a need for additional industrial land. These conditions
may include build-out or lack of future services and facilities for
current sites. New industrial land use may be approved outside of the
'Industrial District, however, the following criteria must be met: the
rezone shall be in the form of a Planned Unit Development; the
proposed site must not be "spot industrial" and therefore must be
adjacent to existing land designated or zoned industrial; the proposed
land use must be compatible with adjacent land uses; and, necessary
infrastructure including an internal road network and central water
and sewer must be provided or in place. In addition, non-contiguous
industrial use may be permitted in the Urban Designated Area under
the criteria cited earlier.
**** Amended February, 1991
LU-I-38
~ AGRICULTU~{AL/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
allowable land uses are of lo%, intensity. A limited selection of land
uses other than low density residential and agricultural will be
permitted. Such uses include: essential services as defined in the
most recent Collier County Zoning Ordinance; parks, open space and
recreational use; community facilities such as churches, cemeteries,
schools, fire and police stations; utility and communication
facilities; earth mining, oil extraction and related processing;
asphalt plant as a Conditional Use as defined in the Collier County
Land Development Code (Ordinance 91-102 adopted October 30, 1991),
provided that the asphalt plant is compatible with surrounding land
uses, is not located i~ a County, State or Federal jurisdiction wet-
land areas and any required buffer zones, is not located within the
Greenlihe Area of Concern for the Florida State Park System as
established by the Department of Natural Resources (DNR) or within the
Area of Critical State Concern as depicted on the Future Land Use Map,
and is not located within 1,000 feet of a natural reservation; migrant
labor housing as provided in the most recent Zoning Ordinance; travel
trailer recreational vehicle parks providing that the following
criteria are met - the site has direct access to a road classified as
an arterial and the use will be compatible with surrounding land use.
A. Agricultural/Rural - Mixed Use District
1. Agricultural/Residential Subdistrict
The purpose of this subdistrict is to protect and encourage
agricultur~ activities while-providing for low density residential
use i~outlying areas. Residential land uses may be allowed at a
maximum density of 1 unit per 5 gross acres.
2. commercial Und~r Criteria
Within the A~ricultural/Rural-Mixed Use District Commercial
development ~ey be allowed providing the following standards for
intensity of use are met:
: a. The project is 2.5 acres or less in size;
b. The project is no closer than 5 miles from the nearest
developed commercial area, zoned comm. ercial area or
designated Activity Center (measured by radial distance);
c. The proposed uses are considered lowest order goods and
services;
d.The project is located on an arterial or collector
roadway; and
e. The project is buffered from adjacent properties.
# Amended May 19, 1992
LU-I-39
~**~Bo Rural - Industrial District
The industrial Land Use District is intended for industrial type uses
and shall be reserved for that. Intensities of use shall be those
related to light manufacturing, processing, storage and warehousing,
wholesaling, distribution and other basic industrial uses as described
in the zoning Ordinance for Industrial and Light Industrial Zoning
Districts. The boundaries of Industrial Districts are transitional;
therefore, the uses along their perimeters must be compatible with
non-industrial uses. Ail industrial areas should have direct access
to an arterial, collector or local road that does not service a
predominantly residential area.
It is possible that due to changing conditions within the County,
there may be a need for additional industrial land. These =onditions
may include build-out or lack of future se=vices and facilities for
current sites. New industrial land use~ may be approved outside of
the'Industrial District, however, the following criteria must be met:
the rezone shall be in the form of a Planned Unit Development; the
project shall have direct access to an arterial~ collector, or local
road that does not service a predominantly residential area; the
proposed sit~ must not be "spot industrial" and therefore must be
adjacent to existing land designated or zoned industrial; the proposed
land use must be compatible %~ith adjacent land uses; and, necessary
infra-
structure including an internal road network and central water and
sewer must be provided or in place. No new industrial land uses shall
be permitted in the Area of Critical State Concern. For the purposes
of interpreting this policy, oil and gas exploration, drilling, and
produGt2[on ("oil extraction and related processing") shall not be
deemed to be industrial land uses and shall continue to be regulated
by all applicable federal, state, and local laws.
c. Rural - Settlement Area District
1. Settlement Are.~ District
Consists of Sections 13, 14, 23, and 24, Township 48 South, Range 27
East (the former North Golden Gate Subdivisioh), which was zoned and
platted between 1967 and 1970. In settlement of a lawsuit pertaining
to the permitted uses of this property, this property has been
"vested" for the uses specified in tha~ certain "PUD by Settlement"
zoning granted by the County as referenced in that certain SETTLEMENT
AND ZONING AGREEMENT dated the 27th day of JanuaIT, 1986.
BY designation in the Growth Management Plan as Settlement Area, the
Plan recognized the property as an area which is outside of the Urban
Designation and which is currently far removed from supportive
services and facilities. Expansion of the Settlement Area in terms of
additional lands or dwelling units, shall be discouraged. It's
existence will have no precedential value or effect so far as
justifying similar uses on surrounding or adjacent property. The
**** Amended February, 1991
LU-I-40
169
Area Land Use District is limited to the area described above and
shall not be available as a land use district for any other property
in the County.
The uses per~itted include:
a. Agricultural uses and related facilities;
b. Residential uses, not to exceed two living levels in height,
and a maximum number of 2,100 dwelling units;
c. Neighborhood commercial uses and hotel, motel and transient
lodging facilities, not to exceed 22 acres in size;
d. Golf courses, parks, playgrounds, and other similar
recreation and open space uses;
e. Community facilities, such as a fairgrounds site,
agricultural extension station, fire and police stations;
f. Educational facilities, religious facilities, governmental
activities and child care center;
g. EaCh mining; and
h. Essential services as defined by the most recent Collier
County Zoning Ordinance.
All in accordance with the ZONING AND DEVELOPMENT DOCUMENT for the
propez~.y as approved by the County.
ESTATES DESIGNATION
The Estates Land Use Designation are lands which are already sub-
divided into semi-rural residential (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 supportive services and facilities. Expansion of the
area will be discouraged.
# 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. Refer to the Golden Gate Area Master Plan for siting criteria
and development standards for specific land uses.
CONSERVATION DESIGNATION
The overall purpose of the Conservation Designation is to conserve and
maintain the natural resources of Collier County ~.nd their associated
environmental and recreational benefits. All native habitats possess
ecological and physical characteristics that justify attempts to
maintain these important natural resources.
# Amended May 19, 1992
LU-I-41
Barrier Islands, coastal bays and wetlands deserve particular
attention because of their ecological value and their :;ensitivity to
perturbation. It is because of this that all proposals for develop-
ment in the Conservation Designation must be subject to rigorous
review to ensure that the i~pacts of the development do not destroy or
unacceptably degrade the inherent functional values.
The Conservation L~nd Use Designation is intended to protect certain
vital natural resource areas of the County owned by the public.
Standards for development of these areas are found in the Conservat-
ion and Coastal Management Elementand the County's Land Development
Regulations. The Conservation Designation will accommodate future
non-residential uses including essential services as defined in the
most recent Collier County Zoning Ordinance; parks, open space and
recreational use; community facilities such as churches, cemeteries,
schools, fire and police stations; utility and communication
facilities; earth mining; a~triculture; and oil extraction and related
processing. The boundaries of the Conservation District may
periodically change as prop,~rties are acquired.
A. Public Lands - Mixed Use District
This District includes such areas as Everglades National Park, Big
Cypress National Preserve, Fakahatchee Strand State Preserve,
Collier-Seminole State Park, Rookery Bay National Estuarine
Sanctuary Research Reserve, Delnor-Wiggins State Park and Audubon
Corkscrew Swamp Sanctuary (privately owned). Single family
residential development may be allowed within these areas at a
maximum density of 1 unit per 5 gross acres. However, within the
Big Cypress National Preserve private in-holdings may be developed
for residential use with a maximum density of 1 unit per 3 gross
Area of Critical State Concern Overlay
The Big Chypress Area of Critical State Concern was established by
the 1974 Florida Legislature. The Critical Area is displayed on
the Future Land Use Map as an overlay area. All Development Orders
within the area shall comply with Chapter 27F-3, Florida
Administrative Code, "Boundary and Regulations for the Big Cypress
Area of Critical State Concern" or the followinq regulations,
Ebichever are mQre restrictive.
The regulations include:
A. Site Alteration
1. Site alteratfon 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.
LU-I-42
2. E~~d~v, 6~nY 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.
3. 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 siltation
on the 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
~--b~w~.shall not be replanted or propagated. Exotic
species are listed ~¢%ow.
Austral{.an Pine - ~Casuarina
Bishopw~od - ~Bischofia javanica~
Brazilian Pepper ~ba~f~ - IShinus terebinthfoliusl~
Melaleuca (cajeput) - IMelaleuca leucadendra
po~y Rosem~le -.f~odomytus tomento~a)
~ar%eaf Acacia - fAcacia auriculifo~is)
catc~aw Mimosa - (Mimosa
Java Plum - ~Svzv~ium cumini)
4. No mangrove trees or salt marsh grasses shall be destroyed or
othe~ise altered. Plants specifically prote6ted by this
radiation include: ~11 we~land plan~s listed by the F~orida
Debarment of EnvirQnmental Radiation in Chapter 17-~0~,
Elorida Administrative CQdg, as amended.
Slack i-langrova Avic~nnia Niti~
~le~ush - Juncus r~ianuu
~ina
5. Fill areas"'and related dredge or borrow ponds shall be
aligned s~stAntially 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 sto~ water
as sheet flow from their downstream end into unaltered areas
LU-I-43
of vegetation. Acces~ 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 are~,s 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.
6. 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, pl.~tinq of
littoral shelves with nurser~ grown a~uatic veqetation,
restoration or revegetation Qf ~the property and disposal of
spoils or tailings shall be completed before abandonment o__f
the site. Existing ~arrying lakes are exempt from this
provision, except that whenever any person carries out any
activity defined in S~ction 380.04, Florida Statutes, as
amende~ as development or applies for a development permit as
defined in Section 380.031, Florida Statutes, as amended to
develop any existing ¢~arrying lake area, these regulations
shall apply.
7. Finger canals shall not be constructed in the Critical Area.
8 Thi~ ~ul~ ~hall r~t &pl~ly ~o .... - ..... ~---
conver$i~D~--{~T~--~-a~ricultural -use. For land zoned
agriculture that is enqaqed in or is proposinq bona fide
D_g~culture use(s), s~te alteration pevc~Dtaq¢ %~mits ~ay be
a~usted for site alteration activities Oesiqned
censer-ration and/or environmenta~ put!Doses as set (orth in an
~.n¥ironmental Impact Statement approved by the Board of
County Commissioners. Such site alteration activities may
include: fi) prescribed fires and associated firebreaks as
appr.oved ~y ~h V~orida Department of Forestry; (ii) r~moval
and control of listed exotic plan species; {iii).
h~lbitat restoration, typical of the immediate vicinity; (iv)
enhancement Qf foraqinq habitat foV wild;ire species with
Dative. naturallv, and ~ocal~¥ occurrin~ plant species;
restoration of historical hydr0periods; and (vi) other
activities desiqned for consewation.~nd environmental
PUC-Doses reviewed on a cas~ by case basis~
1. Existing d~ainage 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.
LU-I-44
2. New drainage facilities shall release water i~% 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 level sufficient to protect wetland
vegetation through the use of weirs or performance equivalent
structures or systems. Said facilities shall not retain,
divert, or otherwise block or channel the naturally occurring
flows in a strand, slough or estuarine area.
3. New drainage facilities shall not discharge water into ~o any
coastal waters either directly or through existing drainage
facilities.
tc~corr~rt ~and t~mu~~
Transportation
1. Transpo~ation facilities which would retain, divert or
othe~ise bl~k surface water flows shall provide for the
re-establis~ent of sheet flow through the use of interceptor
spreader systems or perfo~ance e~ivalent st~ctures and
shall provide for passage of stream, strand, or slough water
through the use of bridges, culverts, piling const~ction or
perfo~ance e~ivalent st~ctures or systems. ~hannellzatioi~
............. ~hall b~th~ ~inimum le~~
2. Transportation facilities, shall be consU~cted substantially
parallel to the local surface flow, and :~hall maintain a
historic ground water level sufficient to protect wetland
vegetation.through the use of weirs or perfo~ance e~ivalent
st~ctures or systems and as feasible, the flows in such
works shall be released to natural retention filtration'and
flow areas.
3. Transpo~ation facility construction sites shall provide for
siltation and ~n-off control through the use of settling
ponds, soil fixing, or perfo~ance e~ivalent st~ctures or
systems.
D. Structure. Installation
1. Placement of st~ctures shall be accomplished.in a manner
that will not adversely affect surface water flow or tidal
action. ~
2. Minimum lowest floor elevation pemitted for stmctures 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
7~
LU-I-45
additional Federal Flood Insurance Iand Management and Use
Criteria (24 CFR 1910}, as administered by the appropriate
local agency.
3. This
All Development Orders issued for projects within the Big Cypress Area
of critical State Concern shall be rendered to the State of Florida
Department of Community Affairs for review with the potential for
appeal to the Administration Commission per Chapter 9J-l, Florida
Administrative Code, "Development Order Requirements for Areas of
Critical State Concern".
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 re¢~irements of Chapter 380, Florida Statutes. Further,
there is an existing Develop::ent Agreement between Port of the
Islands, Inc. and the State of Florida Depar~cment of Community Affairs
dated July 2, 1985, which regulates land uses at Port of the Islands.
Given the unique and isolate,! location, and the existing Development
Agreement, development within Port of the Islands shall be regulated
by the Development Agreement and the overall residential density and
commercial shall not exceed that permitted under zoning at time of
adoption of this Plan.
* Area Of Environmental Concern Overlay'
Areas of environmental concern are identified on the Future Land Use
Map. Primarily, these represent coastal beaches, marshes, hardwood
swamps and cypress forests; wet prairies and low pinelands; and,
brackish marshes. These are included as general representations for
informational purposes. .This overlay does not constitute new
development standards. Standards for development are found in the
Conse=vation and Coastal Management Element and the Land Development
'Regulations.
Amended January, 1990
LU-I-46
].75
III g
MAP .~)
SOILS-I.-UTUI]I~ LANI) US[[ MAI~
LECENO
COLLIER COUNTY
GROWTH M3%NAGEMEN'£ PLA~!
FUTURE LkND USE ELEMENT
APPENDIX F
FUTURE LAND USE MAP SERIES
ZONING RE-EVALUATION PROGRA~
COMMERCIAL UNDER CRITERIA
NOTE:
These maps represent those properties that have been found consistent
with the Future Land Use Element through the Zoning Re-evaluation
Program and through application of the Commercial Under Criteria
provision of the Future Land Use Element.
062 1T/
I-IND
ZONE AE
(EL 11)
URBAN RESIDENTIAL
CUC, 0.23 ACRES
U~BAH ~ES~EHTIAL
URBAN RESlDEH~AL
CU~ 0.31 ACRE~
CEX-032.NN.
C-3:
CJx.OO3-NN, 0.26 ~C~JS
(~[~
-
Co4; UROAN RE~O~NTIAt. C-~, URBAN RESIOEN'r~AL
C.4: URBAH RESlOENTIALj C.4; URBAN RESIOENTIAL CUC, 0.57 ACREB EXkI-OIB-EN. 0.17 ACRES
CUC, 0.32 ACRES I -- CUG, O.IBB ACRES
URIAH RE~IO~NTIAI.
URBAN COASTAL FRINGE
~xM.O3~-(H. 0.2 ACRE~
URBAN COABTA~ FRINGE
[XM.010-EN. 0.49 ACRES C-5; URBAN RE~IDEN~AL
URBAN COASTA~ FRINCE
:Ex.o0g-EH. ~3 ACRES
U~BAH ~SZDEHTI ~L
CU~. 0.48
C-S; u~AN ~[SIDENTIAL
C'~ UABAN COASTAL C-l/T: URBAH
URBAH RESIOENTIAL CEX-o0~EH, 2-24 ACRES CuC.
CEX-O3~EH, O.31
.................... .~.,,~.,~.,,, ~~.:.g l~~
// !lc:-,.: ,,,,,o ,.,,,,--, ~,,,,,,, ,,,',o,,,,',,.,.
: 2.1
I
I': ..................... ..... -" ---'~'"--"-~-' ::-
i
!l
I
V~ A 0 R)C:Ut. TUR A k.,~ E SIDE NTIA I,, J
IEXU-O23.~Fo O.1g ACJIE'~
S~IdlNOL[
LEDY
LAKES
u~ BOUND~Y C~GE
M~ODOLOGIES ~t~
GOLDEN GATE AREA MASTER PLAN
Prepared for
COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
February 5, 1991
Amended May 19, 1992
Amended August 4, 1992
RE-PRINT}iD FEBRUARY, 1991
RE-PRINTED AUGUST, 1992
~OLL~ER COUNTY BOARD OF COUNTY COMMISSIONERS
Honorable Anne Goodnight
Honorable M~x A. llasse Jr., Chairman
Honorable Butt L. Saunders
Honorable Richard Shanahan
Honorable Michael Volpe
COUNTy ~.LA~N.I~G, COMMISSION
Fred Keyes, Chairman
William Tracy
Joe Christy
Jackle Williams
Raymond Link
WaynQ Young
Clarence Smuder
Kenneth Hunt
Fred Thomas Jr.
CITIZENS STEERING COMMITTEE
Jim Coleta, Chairman
Carol Lamb
Frank DelleCave
Norm Hatcher
Bruce Dilges
David Ritchie
Phil Giofrida
Geneva Till
George Keller
DIVISION OF CQMM~NIT~ DE~rELOPM]:NT
Frank W. Brutt
Ronald M. Lee
Robert E. Blanchard
Barbara A. Cacchione
TA___~BLE OF CONTENTS
I. INTRODUCTION 1
II. OVERVIEW 3
A. County-wide Planning Process
B. Golden Gate Planning Process
III. IMPLEMENTATION SECTION
A. Goals, Objectives and Policies 5
B. Land Use Designation Description 14
1. Urban
2. Estates
3. Rural Settlement
C. ' ' . Conditiona% Uses 28
BUPPOP, T DOCUKENT
LIST OF MAPS
Ma~ ~
1 Golden Gate Master Plan Study Area 2
2 Golden Gate Parkway Professional Office 18
Commercial District
3 Urban Mixed Use Activity Center 20
4 CR-951 Commercial~ Infill Designation ..22
5 Golden Gate Estates Neighborhood Centers 24
6 Randall Boulevard Commercial District 26
Adopted Portions
- i -
I. INTRODUCTION
Collier County has experienced a tremendous rate of population growth
since 1980 and the trend is anticipated to continue. In response to
the anticipated population increase and the Growth Management Act of
1985, Collier County adopted a revised Growth Management Plan in
January of 1989 as part of a statewide effort to effectively manage
growth. The Golden Gate Area (see Map 1) has grown at an even higher
rate than the County-wide rate since 1980 and is projected to
contribute significantly to County-wide growth in the future.
The Golden Gate Area is currently subject to the regulations outlined
in the County's Growth Management Plan. However, the unique
characteristics of the area resulted in a decision to prepare a
separate Master Plan for Golden Gate. This Master Plan will become a
separate Element of the County's Growth Management Plan and shall
supersede Objective 1, Policy 1.1, and Policy 1.3 of the County-wide
Future Land Use Element. All other Goals,'Objectives, and Policies
contained in the Future Land Uso Element and all other Elements are
applicable. In addition, the Golden Gate Area Future Land Use Map
will be used instead of the County-wide Future Land Use Map.
This plan includes three major sections:
The 0VERV~EW section provides an introduction to county-wide and
Golden Gate Area planning efforts.
The IMPLEMENTATION STRATEG~ places the Plan into effect.
Strategies bare been developed Go address land use, public
~agilities, and natural resources. This section also includes the
Gdals, Objectives, and Policies, and the ~olden Gate Area Future
Land Use Map.
The ~upPORT DOCUMENT outlines data and information used to develop
the implementation strategy and the Goals, Objectives, and
Policies.
GOLDEN GATE AREA MASTER PLAN
STUDY AREAS
I!. OVERVIEW
~. COUNTY-WIDE PLltNN!NG PROCESS
As mandated by Chapter 163, Florida Statutes, the "Local Comprehensive
Planning and I~and Development Regulations Act" and Chapter 9J-5,
Florida Administrative Code, "Minimum Criteria for Review of Local
Comprehensive Plans and Determination of Compliance", Collier County
adopted a new Growth Management Plan in January of 1989. This
legislation requires all Counties and municipalities throughout the
State of Florida to develop a plan which consists of the following
elements:
1. Land Use;
2. Traffic Circulation, Mass Transit and Aviation
(counties with population greater than 50,000);
3. Housing;
4. Public Facilities;
5. capital Improvement;
6. Recreation and Open Space;
7. Intergovernmental Coordination;
8. Housing; and
9. Conservation and Coastal Management (Coastal
Counties).
The Future Land Use Element is one of the pillars of the Growth
Management Plan and is designed to guide decision making by Collier
County on regulatory, financial and programmatic matters pertaining to
land use. More specifically, the Element controls the location, type,
intensity and timing of new o~ revised uses of land.
~, - GOLDEN GATE AREA ~LANNING PROCESS
Collier County's Future Land Use Element is divided into two sections.
The first section outline~ the Goals, objectives and Policies. The'
second section is the Lz~%d Use Data and Analysis.
Policy 4.1, contained within the Goals, Objectives and Policies
section, states the following:
"A detailed sector plan for Golden Gate Estates shall be developed
and incorporated into this Growth Manage~ent Plan by August, 1991.
The sector plan shall address Natural Resources, ]~ture Land Use,
Water Management, ~lblic Facilities and other considerations."
- 3 -
197
To that end, the Board of County Commissioners created a Citizens
Steering Committee comprised of nine citizens from the Golden Gate
Community.
The Committee and staff began meeting in October of 1988. The
committee was originally charged with assisting staff in a limited
fashion% Primary responsibility included providing specific
recommendations on the objectives of the Master Plan, identifying
issues and concerns, and assisting in the development of a request for
a proposal to engage consultant assistance in the preparation of the
Golden Gate Area Master Plan.
During the course of committee meetings, it was agreed upon that the
Master Plan would be prepared in-house by staff in lieu of a
consultant~. In light of this, the committee's role expanded to work
more closely-with staff to refine the 'issues and recommend alternative
courses of action.
T~is plan is formulated and based on the issues/ccncerns identified by
the committee and staff which include the provision of an appropriate
balance of land uses, protection of natural resources, and provision
of adequate public facilities.
- 4 -
~_ ~MPLEMENTATXON STRATEGX
This section places the plan into effect° Implementation strategies
include the Goals, Objectives and Policies, the ~nd Use Designation
Description Section, and the guidelines for p~-cn~i-~c~n~-~ Conditiona~
uses.
~. GOALS~ OBJECTIVES AND '~LICIES
~L 1: TO GUIDE LA~D USE AND PUBLIC FACILITY DECISION MAKING WHILE
BAL~NCING THE NEED TO PROVIDE BASIC SERVICES WITH NATURAL
I~ESOURCE CONCERNS THROUGH A WELL PI2~NI~ED MIX OF COMPATIBLE
LA~ USES ~HICH E~SUP. E THE ~TH, S~ETY, ~~, ~
QU~ITY OF LIFE OF T~ ~L ~SIDE~B.
O~JECTIVE 1.1:
Unless otherwise permitted in this Master Plan, new or revised uses of
land shall be consistent with designations outlined on the Golden G~e
~ Future Land Use Map. The Go~den Gate A~a Future Land Use Map
and companion Future Land Use Designations, Districts, and
Subdistricts shall be binding on all development orders effective with
the adoption of this Master Plan.
Policy 1.1.1:
The URBAN Future Land Use Designation shall include Future Land Use
Districts and Subdistricts for:
A. URBAN - MIIED USE DISTriCT
1. Urban Residential
2. Golden Gate Parkway Professional Office Commercial
District
URBAN - COMMERCIAL DISTRICTS
1. Activity Center
2. CR-951 Commercial Infill Designation
3. Commercial Under Criteria
4. Interstate Activity Center
Standards and permitted uses for Golden Gate Area Future Land Use
Districts and Subdistricts are identified in the I~nd Use Designation
Description Section of this Element.
policy 1.1.2:
Thu ESTATES Future Land Use Designation shall include Future Land Use
Districts and Subdistricts for:
,A. ESTATES - MIXED USE DISTRIC. T 1. Residential Estates
2. Estates - Neighborhood Center
3. Randall Boulevard Commercial District
- 5 -
Standards and permitted uses for each Goaded Gate Area Future Land Use
District and Subdistrict are identified in the Land Use Designation
Description Section o~ this Element.
Policy 1.1.3:
The AGRICULTURAL/RURAL Future Land Use Designation shall include the
following Future Land Use District:
~, ~ETTLEMENT AREA DISTRICT
Standards and permitted uses for each Future Land Use District and
Subdistrict are,identified in,.the:Designation Description Section.
Policy 1.1~:
~~ondtti0~al* Use:y%quests-shall adhere to the guidelines
outlined £~:;the ?:ovi~iJnal' C6hdtti~nal Use Description Section.
Policy 1.1.5
?rovl~ion~ Conditional Us~ requests shall be approved by ~e Bp. ard of
County Commissioners.by a Super Majority (4/5) vote.
*R pOlfcy 1.1.6:
Those unimproved properties granted a positive determination through
the zoning Re-evaluation Program established pursuant to Policy 3.1K
of the Future Land Use Elenent and identified in Exhibit 1, shall be
considered consistent with this Master Plan. Those properties shall
be considered consistent with this Master Plan only to the extent of
the determination granted and in accordance with all other limitations
and timelines provided. Nothing contained in this policy shall exempt
any development from having to comply with any other provision of the
Growth>Management Plan.
The County shall revise this policy to delete the references to the
Zoning Re-evaluation Program, when such references are no longer
needed and, in addition, to delete the policy when it:is no longer
needed ....... ..
: Policy 1.1.7:
To encourage higher density residential and promote mixed uses in
close proximity*.to Activity Centers.; those residential zoned
properties permitting up to 12 dwelling units per acre which were
located within and consistent with the Activity Center designation at
Golden Gate Parkway and Coronado Parkway (see Appendix 8 of the **
Support Document for map) established by the 1989 Collier County
Growth Management Plan and subsequently removed by the creation of a
new Activity Center via the adoption of the Golden Gate Area Master
Plan are recogn%zed as being consistent with this Master Plan.
Amended August 4, 1992, Remedial Plan Amendment (Ordinance No.
92-50).
- 6 -
Imm mB Il
Policy 1.1.8:
No development orders shall be issued inconsistent with the Golden
Gate Master Plan with the exception of development orders issued
pursuant to provisional uses and rezones approved based on the
County-wide Future Land Use Element (adopted January 10, 1989,
Ordinance 89-05) which was in effect at the time of approval. Any
subsequent development orders shall also be reviewed for
consistenc~ with the Growth Management Plan based on the County-wide
Future Land Use Element.
- 7 -
,o~ 0112~,~. 201
OI~ECT~VE 1.2:
Ensure public facilities are provided at an acceptable level of
service.
Policy 1.2.~:
Requests for new uses of land shall be subject to level of sez-vice
standards and concurrency requirements for public facilities as
outlined.'in the Capital Improvement Element of the Growth Management
Plan.
Policy 1.2.2:
The Golden Gate Area Master Plan shall be updated on an annual basis
to reflect changes in programmed public facility improvements.
P01ic~ 1.2.3=
Within one year of adoption of this plan, the Collier County
Transportation Department shall explore alternative financing methods
to accelerate paving of lime-rock roads in the Estates. If feasible,
the alternative that provides the opportunity for paving the largest
number of road miles shall be implemented within two years of the
completion of the study.
Policy 1.2.4:
Consistent with Florida Chapter Law #89-169, Florida Cities Water
Company shall provide updated water and sewer service data to the
Collier County Utilities Division on an annual basis.
Policy 1.2.5:
Due to the continued use of individual septic systems and private
wells .~ithin a densely platted urban area, Florida Cities Water
Company is encouraged to expand their sewer and water service area to
include all of that area kno%m as Golden Gate City at the earliest
possible time.
Policy 1.2.6:
Within one year of adoption of this plan, the Golden Gate Fire
District in cooperation with County entities, if appropriate, shall
· attempt to complete an agreement with the City of Naples and Collier
County for access to their water supply line for purposes of. emergency
· fire control. This access, shall only be used when personal property
and human lives are threatened.
OI~ECTIVE 1.3:
The county shall protect and preserve the valuable natural resources
within the Golden Gate study area.
Policy. 1.3.1:
The Planning Services Environmental Review staff shall coordinate with
all other units of local governments involved in land use activities,
permitting, and regulating to ensure that all local natural resource
protection regulations ate being enforced.
Policy 1.3.2:
The Golden Gate Area Master Plan shall be updated within a reasonable
time period after the date set forth for completion in Policies 1.1
and 1.3 of the Conservation and Coastal Management Element of the
Growth Management Plan.
Polic~ 1.3.3=
Due to the valuable water resources that exist in the Golden Gate
Estates Area a Ground Water Protection Ordinance shall be adopted.
- 9 -
OBJECTIVE 1.4:
Provide a 1EYing environment which is aesthetically acceptable and
enhances the quality of life.
Policy 1.4.1:
The County's Code Enforcement Board shall strictly enforce the Zoning
Ordinances,to control illegal storage of machinery, vehicles, and
junk, and the illegal operation of commercial activities within the
Golden Gate Area.
l~olicy 1.4.2:
Within one year of adoption of this plan, the County's Solid Waste
division,shall create a.mandatory garbage pick-up.program in Golden
Gate Cit~:and.in Golden~Gate~Estates.
Policy 1.4.3:
Collier County shall cooperate with local organizations to conduct
biannual clean-up days. The local organization shall petition the
Board of County Commissioners to waive land fill tipping fees during
these events.
Policy 1.4.4:
Within one year of adoption of the plan, staff shall research and
provide recommendations to the Board of County Commissioners as to the
appropriateness of creatin% an Architectural Review Board for the
GoIden Gate Parkway Professional office Commercial District.
- l0 -
The County recognizes that Southern Golden Gate Estates
(SGGE), that area which lies south of State Road 84 to US 41
is an area of special environmental sensitivity and hydro-
logic importance and that restriction of development and
strict regulation of uses is necessary to prevent great harm
to the public health, safety and welfare. The County shall
develop an interim strategy for protecting its resources,
promoting the restoration of SGGE, and assisting in the
State's land acquisition and panther recovery efforts.
OBJECTIVE 2.1:
I=mediately upon adoption of this Objective, implement a system
restricting public infrast~cture in SGGE.
~oli~ 2.~.~=
Except for minimal road maintenance to include traffic signage, right-
of-way mowing and road surface patching/grading, the County shall
limit road improvements in the SGGE to placement of an interim surface
on portions of Berson Boule';ard.
Policy 2.1.2:
Consistent with the Public Facilities Element, public sewer and water
facilities shall not be expanded into SGGE.
Polic~ 2.1.3:
Special taxing districts associated with infrastructure improvements
shall not be created for or expanded into SGGE.
Amended August ,, 1992, Remedial Plan Amendment (Ordinance No.
92-50). Added New Gee]., Objectives and Policies
,oo 062 205
OBJECTIVE 2.2:
In order to further its goal of protecting this area of ~;pecial
environmental sensitivity, the County will coordinate with DNR in an
effort to assist the State's acquisition of privately owned property
within SGGE, to the extent consistent with recognition of existing
private property rights.
Policy'2.2.1:
The County shall direct inquiries regarding options for the sale or
donation of land to the State, or other inquiries regarding
acquisition, to the Florida Department of Natural Resources (DNR)
Bureau of Land Acquisition's designee, as provided by DNR.
Policy 2.2.2:
The County will support the Florida Department of Community Affairs in
any effort to include the SGGE in the Big Cypress Area of critical
State Concern.
Policy 2.2.3=
Immediately upon adoption of this policy, implement a system for
reviewing applications for development in SGGE which will include the
following two step procedure:
Step I.: Pre-application Procedure:
A. Notice to DNR, Bureau of Land Acquisition, of the
application within 5 days of receipt;
B. Notice to the applicant of DNR's acquisition program,
the lack of public infrastructure and the proposed
restoration program for SGGE;
C. Within the notice of DNR's acquisition program, the
applicant shall be encouraged to contact DNR, Bureau of
I~nd Acquisition to determine and negotiate whether DNR
intends to purchase applicant's property at fair market
value;
D. Prior to the processing of an application for develop-
ment approval (Step II) the applicant shall provide to
the County p~oof of coordination with DNR. Upon
execution of a contract for sale, the pre-application
shall be placed in abeyance pending completion of the
purchase by DNR:
Step II: Application Review Procedure:
E. The County shall review the environmental impacts of the
application in order to minimiz, said impact;
- 12 -
F. The County shall apply Section 2.2.24.3.2, Development
Standards and Regulations for ACSC-ST of the County's
Unified Land Development Code or Chapter 28-25, Florida
Administrative Code, "Boundary and Regulations for the
Big Cypress Area of Critical State Concern", whichever
is stricter; and,
G. The County shall provide a minimum review and processing
time of 180 days from the date of commencement of the
pre-application procedure before any development permits
are issued.
207
D, ~ USE DESIGNATION DESCRIPTION ~ECTION
The following section describes the three land use designations shown
on the G~lden Gate Area 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 Zoning
Ordinance or in special studies completed for the County.
1. U~BAN
~. ~rban-Mixed Use
This district is intended to accommodate a variety of residential and
commercial land uses including single-family, multi-family, duplex,
and mixed use (Planned Unit Development). Commercial land uses are
also permitted in this district.
1. Urban Residentia~
All land within the urban mixed use designation is zoned and platted.
However, any parcel to be rezoned is subject to the following density
rating system:
DENSITY RATING SYSTEM
A base density of four residential units per gross acre is permitted.
The base level of density may be adjusted depending upon the
characteristics of the project.
Consistency with the following characteristics would add to the base
density:
1. If the project includes conversion of commercial zoning which is
not located within an Activity Center or which is not consistent
with adopted siting criteria for commercial land use, a bonus of
up to 16 dwelling units may be added for every one 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. Proximity to Activity Center - if the project is in close
proximity to an applicable Activity Center, the following density
may be added:
If the project is within an Activity Center, up to 16 residential
units per gross acre may be permitted.
If the project is within one mile of the Activity Center, 3
residential units may be added.
The density band around an Activity Center shall be measured by
the radial distance from the center of the intersection around
which the Activity Center is situated. If 50% or more of a
project is within the density band, the additional density applies
- 14 -
tO the entire project. Density bands shall not apply within the
Estates Designation.
3. Affordable Housing - provision of Affordable Housing as defined by
the Affordable Housing Density Bonus Ordinance (~90-89 adopted
}~ovember 22, 1990) would add 8 dwelling units per gross acre.
This bonus may be applied to portions of projects.
4. Residential Infill - to encourage residential infill, three
residential dwelling units per gross acre may be added to the base
if the project is 10 acres or less in size located within an area
with central public water and sewer service. The following
conditions must be met:
the project must be compatible with surrounding land uses;
the property in question has no common site development plan with
adjoining property;
there is no common ownership with any adjacent'parcels; and
the parcel in question was not created to take advantage of the
in-fill residential density.
5. Roadway Access
1. If the project has direct access to two or more arterial or
collector roads as identified in the Traffic Circulation
Elemen~ ,,ne 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
Services Division) or the road is scheduled for completion
during the first five years of the Capital Improvement
Schedule.
2. If the project fails to interconnect with all existing
projects when physically possible and fails to provide inter-
connection with all future adjacent projects when physically
possible, 1 dwelling unit per gross acre shall be
subtracted.
CONDITIONS:
1.' In no case shall the maximum permitted density exceed 16
~ residential dwelling units per gross acre; and
%2. Group housing which may include the following: Family Care
Facility, Group Care Facility, Care Units, Adult Congregate Living
Facilities and Nursing Homes, shall be permitted within the Urban
Mixed Use District and Urban Commercial Districts subject to the
~ Amended May 19,. 1992
definitions and regulations as outlined in th(~ Collier county Land
Development Code (ordinance 91-102, adopted October 30, 1991 and
consistent with locational requirements in Florida Statutes
(Chapter 419.01 F.S.)..rFamily Care Facilitie:~ which are
residential facilities occupied by not more than six (6) persons
shall be permitted in residential areas.
2- GOLDEN GATE PARKWAY PROFESSIONAL OFFICE COMMERCIAL DISTRICT
The provisions of this district (see Map 2) are intended to provide
Golden Gate City with a viable Professional Office Cow~ercial
District. The Professional Office Commercial District has two
purposes. First, to serve as a bona-fide entry way into Golden Gate
City. Secondly, to provide a community focal point and sense of place.
The uses permitted within thi~; district are generally low intensity,
office development which will minimize vehicular traffic, provide
suitable landscaping, control ingress and egress, and ensure
compatibility, with abutting residential districts.
Development criteria for the district are as follows:
A. Permitted principal uses and structures:
1. Art, Graphics and Design Studios;
2. Business and Real Estate offices;
3. MGrtgage Brokers;
4. Professional Offices;
5. Financial institutions;
6. Sit down restaurants; and
7. Any other professional or commercial use which is
comparable in nature with the foregoing uses and which
the Community Development Administrator or his designee
determines to be compatible in this district.
B. Minimum project area shall be two (2) acres.
C. Projects shall be s%~mitted in form of a PUD
~re shall be no minimum acreage reGui~ement for ~UP rezones
D_x. cept for the reGu~rement that all requests for rezoning
must be a~ least fo]~ty thousand (40,000) square feet in area
u_D~ess ~be proposed ezone is an ex~sension of an existing
z_pninq distract coDsistent with the Golden Gate Area Master
Plan sh~rl-1--b~--wai~.
D. Access points shall be limited to 1 per 450 feet commencing
at center line of Santa Barbara Boulevard.
- 16 -
E. Access to projects shall be provided exclusively via Golden
Gate Parkway.
F. Projects shall make provisions for shared parking arrange-
ments with adjoining developments.
G. Projects shall provide deceleration and acceleration lanes.
H. Projects shall encourage pedestrian traffic by providing
sidewalks. Adjacent projects shall coordinate location of
sidewalks.
I. Buildings shall be set back from Golden Gate Parkway a
minimum of 40 feet.
J. Buildings shall be set back from rear lot line a minimum of
25 feet.
K. Buildings shall have a maximum height of twenty five (25)
feet plus ten (10) feet for under building parking.
L. Each project shall be limited to. one sign not to exceed 20
square feet and six (6) feet in height. No flashing or
mechanical signs shall be allowed. Signs shall be located at
a minimum of 15 feet from the right-of-way.
M. Project shall provide a 10 foot buffer between vehicular
right-of-way and required sidewalk.
N. Ten (10) foot buffer required in item ~ shall provide land-
scaping of one (1) shade tree per thirty (30) linear feet.
Such trees shall be minimum of eight (8) feet in height and
one and one-half (1%) inches in diameter at the time of
planting that shall have a minimum canopy of fifteen (15)
feet at maturity. In addition, a hedge or berm planting
combination shall be planted along the entire length of this
ten (10) foot buffer consistent with the Zoning Ordinance.
O. A minimum of ten (10) percent of the gross vehicular use area
shall be landscaped to provide visual relief. One (1) tree,
as described in item N, shall be provided for each seventy-
five (75) square feet of this landscaped area. This land-
scaping shall be placed within the vehicular use area.
P. Project shall be requi~ed to provide off street parking~
consxst~nt ._~L ' 8 ' '
· ~ull~, County Zonlng Ordlnance
~8~-2 adopted Janua~--y 5, ~902).
Q. Central Water and Sewer facilities shall be available prior
to development.
- 17 -
GOLDEN GATE PARI(WAY PIIOFF_.SSIONAL OFFIC.E COMMEIICIAL DISTRICT
Owners of isolated lots existing at the date of adoption of this
Master Plan may petition the Zoning Board of Zoninq Appeals for a
variance from the standards--in this District as will not be contrary
to the public interest when owing to special conditions peculiar to
the property, a literal enforcement of these standards would result in
unnecessary and undue hardship.
The procedures and standards for granting such variances shall be
~ as ~o~lows (similar to those set forth in Sub~ection ii.l.b.i)
th~m~4~--grL~-o~ the Collier County ' ' . Land Development
~_Qde (Ordinance 91-1Q~, ~dcpted October 30, 1991). A variance may be
~r~nted if the above stated condition occurs ip~udi.nq ~be fol~0wing:
the variance shall not Gonger on the petitioner Special privileqes
denied to others in the $~e zoning district; the variance sha~'pot
be injurious to the surroundina neiqhborhood or otherwise detrimental
to the public welfare; and the variance shall b~ the minimum variance
that makes possible a reas~,nable use of the land. buildina or
structure~
p. Urbag Commercial Districts
%. Activity Center
The Activity Center designated on the Future Land Map is intended to
accommodate new commercial zoning within the Urban Designated Area.
The Activity Center concept is designed to concentrate new and
existing commercial zoning in locations where traffic impacts can
readily be accommodated, to avoid strip and disorganized patterns of
commercial developnent, and to create.focal points within the
community. The size and configuration of the Activity Center is
outlined on Map 3.
Activity Centers are intended to be mixed-use in character. The
actual mix of the various land uses (i.e., commercial, residential,
institutional) shall be determined during the rezoning process based
on consideration of the following factors:
· The amount, type and locations of existing zoned and
developed commercial uses within or in close proximity of the
Activity Center;
· Existing patterns of land use within or in close proximity'of
the Activity Center;
· Market demand and service area for the proposed commercial
land uses to be used as a guide to explore the feasibility of
the requested land uses;
· Adequacy of infrastructure capacity, particularly roads;
· Compatibility of the proposed development with and adequacy
of buffering for adjoining properties;
· Natural or man-made constraints;
- 19 -
URBAN MIXED USE ACTIVITY CENTI.~R
GOLDEN GATE PARI(%VAY AND CORONADO PARI{.%VAY
· Natural or man-made constraints; Criteria identified in the
Zoning Ordinance; and
Other relevant factors.
As a part of all Petitions for Rezone within Activity Centers, the
applicant shall include an evaluation of the factors cited above. In
addition, the applicant shall generally identify development trends
within the Activity Center and demonstrate compatibility with existing
and proposed development through urban design criteria such as buffer-
ing and architectural controls and how the proposed project would
limit-adverse impacts on the highway network by controlling road
access points and coordinating on and off-site movement of traffic
with surrounding properties.
The standard for intensity of uses within each Activity Center is that
the full array of commercial uses may be allowed. It is preferred
that all new commercial zoning within Activity Centers shall be in the
form of a Planned Unit Development. There shall be no minimum acreage
limitation for such Planned Unit Developments. Ail new residential
zoning shall be consistent with the Density Rating System. Hotels and
motels that locate within an Activity Center will be allowed to
develop at a density consistent with the Zoning Ordinance.
Existing commercially zoned and developed areas which are not within
an Activity Center or do not meet other commercial siting criteria
will be allowed to expand only to the extent permitted under the
zoning classification for that property. Expansion involving
aggregation of additional property occurring after adoption of this
Plan shall be subject to the policies of this Plan.
~. CR-951 Commercial Infill Deslqnatlon
Due to the existing zoning and land use pattern in the Commercial
Infill Designated areas (see Map 4) and~the need to ensure adequate
development standards to buffer adjacent land uses, commercial uses
shall be permitted under the following criteria:
A. Commercial uses shall be limited to uses includinq ~O~
intensitv transitional commercial uses that aFe co~pat~ble
with both residential and commercial, conven~enGe commercial
to provide for sma%~ sca~e shopp~nq and persona~ needs, and
intermediate co~mergial to provide for a wider variety o~
goods and services ~p ~reas that have a hiqher degree o(
automobi~ tra((iC, TheSe uses shall be similar to C-i, C-2,
or c-3 zoning districts outlined in the Collier County ~
Orn~i~r~m~a~~~dc.ptc~ January 5, 1982). ~%nd Development
gode (Ordinance 91-1Q~, adopted October 30___~9 J_=.
B. Rezones shall be in the form of a Planned Unit Development
(~ there shall be no minimum acreage requirement fo~
PUD rezoDes e~cept ~'or the requirement that ~l! requests for
rezoninq must be at least forty thousand (40,000) s~]are feet
C.II. 951 COMME[ICIAI~ INFILL DESIG~IATIOIq
COLLIER COUNTY. F'LOf~IDA
LEG[:ND
1
- :>2 -
iD area unless the proposed re~one is an extgnsion of aq
9xisting zoning distr~t ~onsistegt w~tb the--C,olde~ Qat~ A~ea
~as~er P~a~
C. Projects within the infill area shall make provisions for
shared parking arrangements with adjoining commercial
developments when appiicable;
D. Driveways and curb cuts for projects within the Commercial
Infill area shall be ,;~nsolidated with adjoining commercial
developments; and
E. Access to projects shall not be permitted from CR-951.
#3. Com~aercial under Crite%~
Within the Urban-Mixed Use District certain infill commercial develop-
ment may be permitted. This shall only apply in 'areas already
substantially zoned or developed for such uses. The following
standards which limit the intensity of uses must be met:
a. The subject parcel must be bounded on both sides by improved
co=mercial property or commercial zoning consistent with the
QQ~den Gate Area Future Land Use Element or commercial
property granted an exemption or compatibility exception as
provided for in the Zoning Re-evaluation Ordinance and should
not exceed 200 feet in width, although the width may be
greater at the discretion of the Board of County
Commissioners. Uses that meet the intent of the ~ C-1/T
Commercial Professional/Transitional d Qistrict are only
required to be bounded on one side by improved commercial
property or consistent commercial zoning or commercial
property granted an exemption or compatibility exception as
provided in the zoning Re-evaluation Ordinance.
b. The proposed use must not generate in excess of five percent
of level of service C design capacity on abutting streets
that provide access to the project; and
c. The proposed use must not exceed a floor area of 25,000
square feet.
4- I~terstate Activity Cente~
on the fringes of the Golden Gate Master Plan boundaries there are
several parcels that are located within the Interstate Activity Center
at 1-75 and Pine Ridge Road as detailed in the County-wide Future Land
Use Element (FLUE). Parcels within this Activity Center are subject
to the County-wide FLUE and not this Master Plan. Appendix 9 of the
support document provides a detailed map of the Activity Center
boundaries.
- 23 -
GOI,DEN GATE ESTATES
NE1GHBOI%HOOD CENTERS
COLU£1'I COU,~I"Y. ~'LC~OA
C.R. 846
.C.R. 858
C.R. 846
GOLDEN GATE BOULEVARD ~~:~
WHITE BLVO. j .
INTERSTATE - 75
i~ LEGEND
~-- , ~
- 24 -
218
.~. ESTATES DES~GNATION
This designation is characterized by low density semi-rural
residential lots with limited opportunities for other land uses.
Typical lots are 2.25 acres in size· However, there are sore legal
non-conforming lots as.small as 1.25 acres. Intensifying residential
density shall not be permitted.
A. Estates-Mixed Use Deslgnatiog
1. Residential Estates Subdistrict - single-family
residential development may be allowed within the Estates Mixed Use
Subdistrict at a maximum density of one unit per 2~ gross acres unless
the lot is considered legally non-conforming.
~, Estates Nelqhl~hood Cen~e~ - recognizing the need to
provide basic goods and services to Estates residents, Neighborhood
Centers have been designated on the Golden Gate Area Future Land Use
Map.
The locations are based on intersections of major roads and spacing
criteria (See Map 5). The centers are designed to concentrate all new
commercial zoning in locations where traffic impacts can be readily
accommodated and to avoid strip and disorganized patterns of
commercial development.
With the exception of the node at CR-951 and Pine Ridge, all nodes are
20 acres in size. The node at CR-951 and Pine Ridge Road is 10 acres
and is located only on the west side of the intersection due to the
presence of a 50 foot canal and subsequent expansion of CR-951 which
will sigrlificantly reduce the amount of developable property directly
east of CR-951.
The development criteria for the nodes are as follows:
A. Commercial land uses shall be ~imited to uses including ~ow
intensit~ transitional c0mmercia% uses that a~e compatible
with both residential and commercial, convenieDce commercial
to provide for small scale shopping a~d personal needs, ~Dd
intermediate ~0mmercial to provide for a wider variety of
~0ods and services in areas that have a hi~her degree of
automobile traffic, These uses shal% be similar to C-I, C-2,
or C-3, zoning districts outlined in the Collier County
Zonin~ O~dlnancc (~02 2 adol~tc~ January-S, 19~ ~nd
DeveloDmen~ Code (Ordinance 91-102, adopted October 30,
$ Amended May i~:£992
'~. - 25 -
B. future e ~ommercial land uses are limited to 5 acres ond
shall 0n1¥ be located ~n the Estates Neighborhood Ceoter
loGated on CR-951. The remaining acreage in the Meighborhood
~enter at CR-951 may be utilized for single-family
residential or Conditional Uses allowed in the Estates zoning
district ~uch as churches, socia% ou fraternal orGanfzations,
~hild ¢~re centers, schools, ~.nd group care facilities. An
§valuation of the Future Neighborhood Centers located at the
intersection of Golden Gate Boulevard and Wilson Boulevard
and on CR-846 wil% be completed during the Evaluation and
~ppraisal Report (EAR) t° determine, whether there is a demand
for additional conmercia[ ~n the Estates Area, If a demand
~S identified, one or both o~ these intersections may be
~esiqnated as Neighborhood Centers. Until such time, the
pnl¥ permitted use at
residential development coDsisten~ with the Estat~s.~oninq
District. The parcels immediate%y adjacegt to the existing
~ommercial at the nortbgast cruadrapt o~ Golde~ Gate.~oulevard
~ wilson Boulevard may Gualifv for conditio~% use uDde~
~he transitional ,~se provision under the ~ondi.~ona~ Use
~;ectlon of this Mas~er p~a~ E~ement.
C. A single project shall utilize only 50% of the total allowed
commercial acreage. The percentage may be increased at the
discretion of the Board of County Commissioners;
D. The project shall make provisions for shared parking arrange-
ments with adjoining developments;
E. Access points shall be limited to one per 180 feet commencing
from the right-of-way. A maximum of three curb cuts per
quadrant shall be allowed;
F. Driveways and curb cuts shall be consolidated with adjoining
developments;
G. Driveways accessing parcels on opposite sides of the roadway
shall directly line up;
H. Projects directly abutting residentially zoned property shall
provide, at a minimum, a 75 foot buffer;
I. Projects shall provide a 25 foot wide landscaped strip
between the abutting right-of-way and the off-street parking
area;
The Neighborhoc~ Center designation does not guarantee that commercial
zoning will be granted~ ~he designation only provides the opportunity
to request commercial zoning.
3. Randall Boulevard Commercial District - recognizing the
unique development pattern and characteristics of surrcunding land
- 26 -
RANDALL BOULEVARD
COMMERCIAL DISTRICT
COt. LIER COUNTY. FLORIDA
~EGEND
~~, ~. o I/2 ,,. I
uses, the Randall Boulevard Commercial District has been designated on
the Golde~ Gate Area Future Land Use Map. Also see Map 6.
The development criteria for the district are as follows:
A. ~ Project shall be submitted in a form of a PUD.
B. Commercial uses shall be limited to the following:
1. Automobile Service Station.
2. Barber and Beauty Shops.
3. Child Care Centers.
4. Convenience Stores.
5. Drug Stores.
6. Food Markets.
7. Mardware Stores.
8. Laundries - self service only.
9. Post Offices and professional offices.
10. Repair Shops - Radio, TV, small appliances, Shoes; and
Restaurants including fast food restaurants but not
drive-in restaurants.
11. Shopping Center.
12. Veterinary Clinics - no outside kenneling.
C.Projects shall provide adequate buffering from residential
areas.
D. Projects shall make provisions for shared parking
arrangements with adjoining developmemts.
AGRICULTURAL/RURAL - SETTLEME_NT
A Settlement Area
Consists of Sections 13, 14, 23 and 24, Towns:hip 48 South, Range 27
East (the foz~er North Golden Gate Subdivision), which was zoned and
platted between 1967 and 1970. In settlement of a lawsuit pertaining
to the permitted uses of this property· this property has been
".vested" for the uses Specified in that certain "PUD" by Settlement
Zoning granted by the County as referenced in that certain SETTLEMENT
MiD ZONING AGREEMENT dated the 27th day of January, 1986.
- 2G -
III
By designation in the Growth Management Plan and the Golden Gate Area
Master Plan as Settlement Area, the Plan recognized the property as an
area which is outside of the Urban Designation and which is currently
far removed from supportive services and facilities. Expansion of the
Settlement Area in terms of additional lands or dwelling units, shall
be discouraged. It's existence will have no precedential value or
effect so far as justifying similar uses on surrounding or adjacent
property.. The Settlement Area Land Use District is limited to the
area described above and shall not be available as a land use district
for any other property in the County.
The uses permitted include:
1. Agricultural uses and related facilities;
2. Residential uses, not to exceed two living levels in height,
and a maximum number of 2,100 dwelling units;
3. Neighborhood commercial uses and hotel, motel and transient
lodging facilities, not to exceed 22 acres in size;
4. Golf courses, parks, playgrounds, and other similar
recreation and open space uses;
5. Community facilities, such as a fairgrounds site,
agri~:Itural extension station, fire and police stations;
6. Educational facilities, religious facilities, governmental
activities and child care center,
7. Earth mining; and
8. Essential services as defined bY the most recent Collier
County Zoning ordinance.
All in accordance with the ZONING AND DEVELOPMENT DOCUMENT for the
property as approved by the County.
~, ~Rf~Nu~-~ON~ CONDITIONAL USES
Various types of pru¥isional conditional uses are permitted in
residential zoning districts within the study area. In order to
control..the location and spacing of new ~mn~ gonditional uses,
the following shall apply to requests for pro~e~s{~f. Co[)ditiona~
uses:
1. Essential Services Permitted and ~rovi~ix~n~ Conditional Uses
~tch are defined as tho~e sc.trices desiq~e~, and operated to
~rovide water, sewer, qas, telemhone,..e~ectr_i¢, and cable
~e%evis~on or communications to the qgngral public ~
~ ~ ' --fh-kS--of-~he Collic-r Cour~f~g~g
, ' o~~ 5, 19~2--shall be allowed
anywhere within the Estate Zoning District~. Essential
- 29 -
223'
~ervices mrovided within the Southern Golden Ga~ Estates
shall be consistent with Goal 2. Obiective 2.1. and Policies
~.2.2 and 2.1.3 of the Golden Gate ~r~a Mastg~ Plan.
2. ~o¥isiuma-~ Conditi¢!Dal uses (except essential services)
shall not be permitted on Golden Gate Parkway within the
Estates Designated Area west of Santa Barbara Boulevard and
those parcels immediately adjacent to the west side of CR-951
within the Estates Designated Area unless the parcel is
directly bounded by pr~ GoDditional uses on two (2)
or more side yards with no inte~-vening rights-of-ways or
waterways;
3. ~ Conditional uses shall be limited to Neighborhood
Centers subject to ~e following:
a. The project shall provide adequate buffering from
adjacent prope~ien; and
b. Projects shall coordinate ~Access Management Plans with
other projects within the Activity nodes, to facilitate a
sound traffic movement pattern.
In addition, pro¥1~ional ~on,]ittonal uses may be granted in
transitional areas. The purpose of this provision is to allow
~ gpnditional uses in areas adjacent to non-residential uses
generally not appropriate for residential use. The provi~J~i~a~
goD~itional use will act as a transitional use between non-residential
and residential areas. The following criteria shall apply for
Transitional ~=ovi~ional Conditional Use requests:
a. Site shall be directly adjacent to a non-residential use
(zoned or developed);
b. Site shall be no closer than % road mil~ from the
intersection of a Neighborhood Center;
c. Site shall be 2.5 acres or more in size and shall not
exceed 5 acres;
d. Provisional uses shall be located on the allowable
acreage directly adjacent to the non-residential use;
e. Site~shall not be adjacent to a church or other place of
worship, school, social or fraternal organization, child
care center, convalescent home, hospice, rest home, home
for the aged, adult foster home, children's home,
rehabilitation center; and
~ Amended May 19, 1992
~ - 30 -
062 224
f. Project-shall provide adequate buffering from reskdential
areas.
# Group Housing which may include the following: Family Care
Facility, Group Care Facility, Care Units, Adult Congregate Living
Facilities' and Nursing Homes, shall be permitted within the Urban
Mixed Use District and Urban Commercial Districts 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 locational requirements in Florida Statutes (Chapter
419.01 F.S.). Family Care Facilities which are residential facilities
occupied by not more than six (6) persons shall be permitted in
residential areas.
Amended 14ay 19 1992
- 31 -
225
GOLDEN GATE AREA
?UTURE LAND USE MAP
GOLDEN OATE A~EA
FUTURE LAND USE MAP
LEGEND'
I]{MOKALEE MASTER PLAN
Prepared By:
COLLIER COUNTY
GROWTH PLAI~NING DEPA/~TMENT
&
- ' L.W.A: 'ASSOCIATES
(FORMALLY PLANNING SERVICES)
P.O. ]]OX 3164
STUART, FLORIDA 34995
FEBRUARY 1991
Amended ){ay 19, 1992
Amended August 4, 1992
RE-PRINTED FEBRUARY 1991
RE-FO1LPLATTED & RE-PRINTED FEBRUARY, 1993
III. IMPLEMENTATION STRATEGY
This section is where the plan is placed into effect. Implementation
strategies include Goals, Objectives and Policies, and the Land Use
Designa=ion Section.
A. GOALS, OBJECTIVES ;%N~ POLICIES
POPULATION
GOAL I= TO MAINTAIN A HIGH QUALITY OF POPULATION ESTIMATES THAT
EMPLOY AN APPROPRIATE HIX OF CENSUS METHODOLOGIES CONSISTENT
WITH FLORIDA STATE PLANNING REQUIREMENTS A/~D THE UNIQUE NEEDS
OF THE IMMOKALEE COM]{UNITY.
OBJECTI~UE
Provide accurate annual estimates of the housing units and the
population residing in the Immokalee community. Estimates will be
coordinated with Collier County and the State of Florida's planning
procedures. By 1998 population estimating standards and projection
procedures for the Immokalee community will be developed and
implemented in a manner that ensures that these standards and
procedures are well maintained over time.
Policy 1.1.1:
Employ timely Immokalee population estimates in establishing and
maintaining adequate housing and Level Of Service (LOS) Standards to
ensure the community is adequately se=red by the Immokalee urban
area's sanitary sewer, solid waste collection, sub-surface drainage,
and potable water systems; roads; and recreational facilities.
Policy 1.1.2:
Provide for an uncomplicated and efficient process of gathering and
monitoring the population-related information generated by the
independent Immokalee Water and Sewer and Fire districts; the Collier
County Public Schools; Florida State entities including but not
limited to the departments of Agriculture, Community Affairs, Health
and Rehabilitative Services, and Labor and Employment Security; and
Federal entities including but not limited to the Public Health
Service and the U.S. Postal Service.
.Policy 1.1.3~
'By 8~ua~ September 1993 establish and implement a planning
agreement between the Collier County Agricultural Extension
DivJ~Jon. the Southwest Florida Research and Education Center. the
Southwest Flori~a.Rcqional Plannin~ Council and the F~-owth--
~1~~ Co~l~ County commuDitv DeveloPment Services
- 9 -
~ to conduct a~-, onnu~f f~ve County regi~bor survey t_go
i~lude ~ the Immokalee area of to repo.r~t gainful employment
provided by agriculture, related agri-industries, construction,
and the hospitality indust~, and shall include a five year
forecast of future labor needs for these industries, as well as
housing retirements and report same according to the occupation.
10
O[~ECTIV~: Io2:
One year after the ~99~ ~9~ Evaluation and Appraisal Report
submittal date, the Growth Planning Department shall conduct a
mid-decade census of the Immokalee urban area, employing the best
available methodologies, to ensure that the most accurate possible
population data is employed for adequate housing and for
m~intaining adopted Level Of Service (LOS) standards for sanitary
sewer, solid waste, drainage, potable water, roads, and
recreational facilities in the Immokalee area. Sound demographic
data is necessary and will be developed prior to the preparation
of public facilities plans, regulations, and ordinances.
Policy 1.2.~:
Preplanning for conducting a mid-decade census of the Immokalee
Urban Area must be completed prior to 1994 19951
Polic~/ 1.2.2:
Ensure the availability of sufficient and appropriately located
land for the sanitary sewer, solid waste, drainage, and potable
water utility facilities necessary to support approved renewal and
development activities by employing the best available population
projections and locational analyses for estimating the need for
and location of future public facilities and housing.
GOAL II: ENI{A~CE IHHOKALES'S QUALITY OF LIFE, NATURAL BEAUTY,
ENVIRONMENTAL QUALITY AND SHALL-TOWN CHAraCTER, ITS STAEI.E
NEIG}~BORHOODS, A/4D ITS ~TATUS AS THE URBAN HUB ¥OR THE
SURROUNDING AGRICULTURAL ~EGION.
OBJECTIVE II.l:
Unless otherwise pe=mitted in this Master Plan for Immokalee, 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 Subdistricts
shall be binding on all Development Orders effective with the
adoption of the 'Master Plan for Immokalee. Through the magnitude,
location and configuration of its components, the Future Land Use
Hap is designed to coordinate land use with the natural
environment including topography, soil and other resources;
maintain and develop cohesive neighborhood units; promote a sound
economy; and discourage undesirable growth and development
patterns. (This objective shall supersede Objective 1 in the
Count~ide Future Land Use Element of the Growth Managel:ent
Plan.)
Policy II.1.1:
The Immokalee Master Plan Future Land Use Designation shall
include Future Land Use Districts and Subdistricts for:
A. Residential Designation 1. Low Residential 0istrict
2. Mixed Residential District
3. High Residential District
B. Commercial Designation 1. Commercial District
2. Neighborhood Center District
3. Commerce Center - Mixed Use District
4. Commercial Development within PUD Subdistrict
5. Commercial Under Criteria Subdistrict
C. Industrial Designation
1. Industrial District
2. :Commerce Center - Industrial District
Standards and permitted uses for each Immokalee Master Plan Future
Land Use District and Subdistrict are'identified in the Designation
and Description Section. (This Policy sh=!l supersede Policies 1.1
and 1.3 in the County-wide Future Land Us,~ Element of t~e Growth "
Management Plan. In addition, the Immokalee }{aster Plan Future Land
Use Map shall be used instead of the County-wide Future Land Use
Map.) ~.. .
collier County shall closely coordinate the location, timing,
intensity and design of future development. This policy shall be
implemented through the County's Adequate Public Facilities
ordinance.
Land Use transition between lower and higher intensity uses shall
be achieved through the use of natural vegetati,~e open space
buffers, physical barriers such as berms, hedge~ or other
landscape cover, setbacks and height limitations as described in
~%e zoning and landscape sections of the County Zoning Ordinance.
A mixed-residential land use categor~ shall be established that
allows for the mix of residential structures. As part of
implementation of this Plan, the existing Village Residential
zoning district shall be revised to reflect the intent of the
Mixed Residential land use category, and incorporated into the
County's Land Development Regulations.
Compatibility of uses and their intensities with surrounding
properties within the Comnerce Center - Mixed Use District shall
be achieved via the development of an areawide plan for the
district. Once completed, the Immokalee Master Plan shall be
amended to incorporate the areawide plan. This plan shall be
prepared by the eou~wcy Community Development'Services Division by
W~-~-~99-~ September 1994 and will address the following issues:
- compatibility
- traffic impacts
- parking
- buffering
- setbacks
- architectural character
- .s~gnage
: - '' reuse/redevelopment incentives
- pedestrian circulation
- economic incentives
Land uses that meet the residential needs of the Immokalee
community (e.g. day care, health care needs, schools, grocery
shopping, recreation) shall be designated within a reasonable
walking distance of those portions of the community which are or
will likely become heavily pedestrian in ,'tature.
Existing agricultural activities may continue within the Urban
Designated Area. New agricultural uses are permitted as long as
they do not become either a nuisance or create noxious conditions.
13
Policy II.1.8:
By 1992, the Growth Planning Department will review and take steps
to encourage redevelopment efforts for the South Immokalee Area
bounded by South 9th street to the west, Main street to the north,
16th Street SE to the east and to the south by Eustis Avenue (on
the east side of 1st Street) and Doak Avenue (on the west side of
1st .Street) and the residential area located in the Industrial
Designation bounded by N¢:w Market Road and 10th Court South. These
efforts to encourage redevelopment shall include but shall not be
limited to, the upgrading of substandard structures; reviewing land
use patterns; rezoning inconsistent land uses; and the provision of
sidewalks, street lighting and community beautification.
* ~li~--~- ii. ~
, .... ~ha~l al~-pe~a~r, t~ur,~pk-ovc~ pro~rtie~
ppli a~i ........~ - pti ~- the ~i~'~~
~r~ra~'~ application~.~lir, e and,'-,,=~=~ ~lai ' ,
=hall ~ considered consistent with t~hi~
.. . ~ ~ · ,
thi~. ~c~tio~ .,(~licy} shall exempt any
com~y wlt~h any or,her provision of .~ _ ~ .
~Th'~"~'~qr~y ~,hall~=--~v~==~- this ' . _
~ and, in ad ' ' , .~ ' _ ' '
Policy II.l.~ ~:
Upon adoption of the I~okalee Master Plan, no development orders
shall be issued for those properties that are inconsistent with
the ~nd Use Designations identified in the I~okalee Master Plan.
Properties which do not confo~ to the I~okalee Master Plan shall
be rezoned by the County to a Zoning District consistent wi~ the
Master Plan. ' '
~unty initiat~ re~ (This objective shall supersede
Objective 1 in the County-wide Future ~n~ Use Element of the
Growth Management Plan.)
* Amended August 4, 1992, Remedial Plan Amendment (Ordinance
No. 92-50)
14
Policy II.l.~-~ 1--0:
The County shall evaluate downtown Immokalee and designate a
Central Business District in which the County's off-street parking
requirements shall be modified to reflect the needed parking for
businesses located in the defined area.
OBJECTIVE II.2:
Ensure the Land Use designations and related zoning ordinance
support the rehabilitation and creation of affordable housing.
Policy II.2.1:
~f Janua~--f 1992, t~he (}z~wt4~ Lonq Ranqe Plannimg Department of the
Community Develooment Services Division shall ~review and amend as
appropriate all County ~mvelopment Regulations to ensure that the
ability to provide affordable housing in Immokalee is not being
unreasonably constrained by such ordinances.
Polic~ II.2.2:
~y Janua~f 199DArT he Community ~evelopment $~ices Division
shall adopt Land Use and Zoning regulations which will encourage
residential infill in areas served by sewer, water, schools and
shopping.~
Policy II.2.3:
O~' Janua~%- 1392~ ~be Community Dev~10pment se~;ices Division
~ball further evaluate the actual availability of land for
affordable housing when wetlands, other environmentally important
areas, and active agricultural land uses are taken into
consideration.
~.ncourage innovative approaches in urban and project design which
enhance both the environment and the visual app<,.al of Immokalee.
By ~ September 1994, ~he ~blic Se~ce~'v'~on and
Transpor~atl0n $e~ices Division sha%~ design, adopt and fund a
pr~ram for green belts, linear par~, and other related green
spaces which will contribute to the maintenance of sound
environment and enhance the ~ality of life.
~en a. proposed project clearly demonstrates benefit to low to
m~erate income citizens by promoting affordable housing or
e~ances ~e lo~1 economy by creating emplo~.ent opportunities,
~e,~ard of County Co~issioners may direct, as necessa~,
amen~ents to the I~o~lee Master plan or zoning Ordinance' to
provid~ for the proposed project.
OBJECTIVE II.4:
Provide land use designations, criteria and zoning which recognize
the needs of that significant portion of Immokalee's population
which is primarily pedestrian in nature.
Policy II.4.1:
By January 1993, review and amend as appropriate, the County
Zoning Ordinances for the provision of facilities that meet the
needs of the pedestrian and biking population of Immokalee (i.e.,
bike racks, etc.).
17
I!
O[~JECTIVE II.5:
Recognizing the increasing need for farm laboc, to ensure an
adequate number of decent, safe, healthful, a~nd affordable housing
units for farm workers in Immokalee, sites for housing for farm
workers which complies with section 10D-25 of Florida's
Administrative Code and the Housing Code of Collier County shall
be designated so as to keep pace with the population.
PoliCy II.5.1:
New development for housing for seasonal, temporary or migrant
workers shall be permitted in any land use designation provided
they are permitted under Section 10D-25 and do not conflict with
the zoning districts or Land Use map.
Polic~, II.5.2:
"Migrant Labor Camps" as defined by Section 10D--25 of FAC can also
be developed in any commercial land use area if they conform to
the requirements delineated in the ~ General Commercial
Zoning District (C-4) of Collier County's Zoning Code regarding
development standards, parking, landscaping and buffering
requirements and are. permitted under Section 10D-25 of F.A.C.
18
062.,, 237
OBJECTIVE 11.6:
Ensure that land use policies do not adversel,! affect either
public or private wells for potable water.
Review all existing, proposed and future land use and zoning
policies, regulations and criteria to ensure that they do not
allow or encourage land uses which will adversely affect potable
wells for public or private use.
Policy II.6.2:
By January 1992, complete a screening of the public and private
wells in the Urban Designated Area to identify any possible
groundwater contamination. If a problem is identified, the County
shall recommend ways of correcting the proble£a and establish a
monitoring program to ensure safe and sanitary conditions of
public and/or private we11:~ for potable use.
238
GOAL III: C~tEATE AR ENVI]~ONMENT WITHIN W~/ICI~ ALL WORKING, DISABLED
ARD RETIRED REI~IDENTS, ~/4D T][EIR IM~EDIATE RESIDENT
FAMILIES, WILL ][AVE A ]~EA~ONA~LE OPI~3RTUNITY TO PROCURE
OA~E, HEALT][FUL, A~D AFFORI)AX]LE HOUSING CONSISTENT WITH
T~{E DESIXIED DEVELOP~{ENT CIL~d~ACTER OF TI{E A/~EA A~
IDENTIFIED IN TIlE IM~OKALEE MASTER PI2%N.
OPJECTIVE III.l:
By ~r~rr~ September 199]., the County's Commuoit¥ Development
Services Divi$io..~ will have p~pared a financially feasible ten
year conprehensive housing plon which has a reasonable chance of
accomplishing Housing Goal I~I within the ten year time frame, and
mainta£ning that goal thereafter. The plan and budget will
add~ess the needed roles and actions of both the public (Local,
State, Federal) and private sectors (i.e. identifying and
committing required resources).
Polic~ III.l.l:
By ~ September 199~, the eo~ Co~ununi~y DeYelopment
ServiG~s Division shall have completed a housing study that
include such components as the following:
1. an inventory of the existing housing stock by housing
type, tenure, condition, occupancy and projection of
housing demand;
2. an analysis of existing and approved subsidized housing,
migrant camp and farm worker housing or other special
housing for low income families, and present demand for
such housing in order to identify sites;
3. a review of all 'codes and ordinances as identified in
Policy II.2.1 and an identification of any obstacles
that may prevent the provision of adequate, sound, safe,
healthful and affordable housing, e.g., financial,
available land, devel, opment codes, J.mpact fees;
4. implementation strategy to implement plan
recommendations and policies, this shall include
measurable, annual targets as indicated in Section
VIII.B of Appendix
5. an evaluation of the actual availability of land for
affordable housing when wetlands, other environmentally
sensitive areas, and active agricultural land uses are
taken under consideration as id~,tified in Policy
II.2.3.~
2O
6. an inventory of vacant land in the UE~A by location,
owner, tax liabilities and zoning classification to be
updated annually and made available to the Development
Sea-vices Department in ImmokaleeT~
7. provide a research report on strategies to increase the
supply of unimproved land for residential development
for low and very low income households and make
recommendations for the ~mmQ~a%ee Area Future Land Use
Map.
Upon completion of the housing study, the Immokalee Master Plan
shall be amended in the next amendment cycle to include the study.
Policy III.1.2:
The County's housing plan and budget for Immokalee will include at
least the elements indicated in the Table of Contents shown in
Appendix X.
Among the analyses required of the County in order to complete the
quality of housing plan described above is the analysis required
by 95-5 F.A.C. of the County for the'housing element in its
comprehensive plan.
Polic~ III.1.3:
Provide strong public participation during the development of the
housing study. "
o~EC~IVE III.2:
Collier County shall promote the conservation and rehabilitation
of housing in Immokalee neighborhoods.
Policy III.2.1:
Expansion of urban facilities and services should enhance or
maintain the viability of existing urban residential areas.
Needed public infrastructure improvements in these areas should
receive priority in the County's Capital Improvement Element.
Policy III.2.2:
Assist in upgrading existing neighborhoods through active code
enforcement, removing blighting influences, e.g., abandoned
vehicles, and concentrating capital improvements, e.g., road
paving, park development, in such neighborhoods.
Policy III.2.3:
Within one year of adoption of this plan, the County's Solid Waste
division shall create a mandatory garbage pick-up program in
Immokalee.
22
OBJECTIVE III.3:
Collier County will respond to the housing need~; identified in the
housing study of Immokalee by county in~.tiatives which will reduce
the cost of housing development for low and very low income
households-
Policy III.].l:
After the Housing study is complete and based on affordable
housing needs identified in the study, by ~nuakj 1992 September
1994, the County's Community Development Se%-vices staff will
initiate the rezoning process for identified "priority" parcels of
land to increase the amount of lots for housing development for
low and very low income households. "Priority parcels" will be
defined as such: those parcels which have water and sewer readily
available and which are bounded by improved residential land on at
least one side (the contiguous lots on at least one side are
developed) or those parcels of which the owner shall provide a.
commitment to develop very low or low income households or to sell
for development of same. Such rezoning shall not occur on a
parcel where there is an.existing economic activity without the
owner's consent.
Policy III.3.2:
By January 1992 ensure that adequate infrastructure is provided
for sites for affordable housing to low and very Iow income
households in accordance with location criteria established in the
Future Land Use Element. For possible methods of funding this
.infrastructure, the County may consider the use of tax increment
financing a~ well as other methods it determines financially
feasible.
Policy III.3.3:
Th~c~ounty shall pursue research into initiatives as land banking
of foreclosed land due to county held liens, land grants from
c~ounty and other public holdings, as well as tax incentives for
private owners who commit to development for affordable housing
for very low and low income families.
Policy III.3.4:
By January 1993 the County will rezone those areas of Immokalee
which are predominantly.mobile home so that residents in areas
with a predominance of mobile homes will be zoned as mobile home
development.
23
ODJEC~IVE III.4:
By Ja;luary 1993 the County w[lI have in place a pilot plan of
innovative programs and regulatory reforms to reduce the costs of
development and maintenance of safe, healthful, and affordable
housing for low and very low income households in Immokalee.
Policy III.4.1:
By January 1993 the County will have expedited development review
process for developers of housing for low and very low income
households.
Policy III.4.2:
By ~z~ September 1994. Collier County's Community
Development Services will furnish preapproved plans and
specifications for several models for single family homes of one,
two, three or four bedrooms, duplexes, or multi-family apartments
to'families for owner occupied or for non-profit, developers.
Policy III.4.3:
By Janua=y 1993 the County shall consider a waiver of all impact
fees levied by Collier County for developers of affordable units
for low or very low income households in Immokalee.
Policy III.4.4:
By Jar,ua~--f 1993 SeD~embe. r 1994. the County Attorney's Office will
research those steps under law to provide deferral for at least
two years the ad valorem taxes and special assessments for new
apartments built for and rented to very low and low income
households.
Policy III.4.5:
By~.~anua~ 19.%~ SeDtmeb~r 1993. the County's Housinq and Urban
Improvement DePa%-tmeDt 9~ the Cor~mun~ty Develo_pment Se%-vice~
Divisio_R will d=velop and implement a formal mechanism to network
the resources among the private developers and contractors
especially among the volunteers in the retired comm6nity,
appropriate County officials, and those Immokalee residents in the
market for affordable housing so as to create a full
.. private/public partnership to address housing starts.
Polic~ III.4.6:
By ~a13~ Seotember 1994. the County'~ C_~mDliance Services
Department of the Communi%¥ DeveloDment..~/~g~S Oiyision will
research and, if lawful, enact an ordinance to require owners of
substandard units who are cited for violations of County
ordinances because his/her units present a serious threat to the
public health, safety, or welfare, to pay a penalty not to exceed
$500 per violation of which will be used not only for County
Administration of code enforcement, but also tc assist tenants who
were victims of substandard conditions; such ordinance will
provid,~ that if the penalty is not readily paid by the owner, the
24
county will forward such sums to the tenant and place a lien
against the property for said sum. If the penalty is less than
two months rent, the County shall waive any and'all administrative
costs. This provision shall not apply to tenants whose relocation
is due to a code change within its first year of application when
such citation is due only to implementation of that code change.
25
O~JECTIVE
Dy 2002 there shall be an adequate supply of houGinq to assure
safe, healthful and affordable housing for agx:icuitural workers in
Immokalee.
~~_he County's llousing and UFban__n I_~rovement
Department of the Community Development Sea-vices Division will
meet at least twice a year with representatives of the Farmers
Home Administration for both multi-family and for single family
housing as well as with appropriate officials of the Department of
Community Affairs to improve the County's ability to attract more
government grants and loans to develop housing for farm worker
families.
Policy III.$.2:
By Junuu~y 1992 September 1994. the County's ~~ervices
Department of the Communitv Development Servi~e._e~j~yj~ will
establish a modification of those provisions of the Collier County
Housing Code which are already covered in the standards of the
State of Florida EnvironmeI~tal Health for tho~e units licensed as
migrant labor camps prior to the passage to ~ the Collier County
H,~using Code Ordinance.
Policy III.5.3:
The County Manager or his designee shall be responsible for
collaborating to make an annual report to the Board of COunty
Commissioners on identified "living quarters for five or more
seasonal, temporary or migrant farm workers" as defined in 10D-25
F.A.C. and prepared by HRS. The report shall include
recommendations on improvements needed to ensure County code and
F.A{C. compliance and suggested amendments to County codus which
are restricting needed rehabilitation and new developments.
Policy III.5.4:
By Janua~ 1992, in cooperation with all private groups seeking to
furnish shelters for the homeless, and/or abused women and
children or to establish a hospice care center for AIDs victims in
Immokalee, the County will take effective measures to establish or
assist with the establishment of these facilities.
26
CONSERVATION
COAL IV: THE COUNTY S~ALL CONTINUE TO PLA~ FOR THE PROTECTION,
CONSERVATION, MA][AG£F~ENT OF IT8 NATURAL RESOURCE8 AS
DICTATED BY THE CURRENT ADOPTED GROWTI[ M/~NAGEMENT PLAR.
OBJECTIVE IV.l:
The County shall protect and presez-ve natural resources within and
adjacent to the Immokalee Urban Designated Area in accordance with
the Growth Management Plan.
Pol£~ I¥.1.1:
The Immokalee Master Plan shall be updated as appropriate to
reflect the recommendations resulting from the programmatic
commitments of the Conservation and Coastal Management Element of
the Growth Management Plan.
Poli(ry IF. 1.2:
By ~wn~ ~eDtember 1993. the Environmental Ser~icg~i
0ivision shall coDdu¢~ an environmental survey of the Urban
Designated Area of Immokalee will be conducted and appropriate
areas will be designated as "ST" (environmentaily sensitive). The
survey should consider the data provided by th~ soil conservation
survey as identified in Appendix XII.
27
RECREATION
GOAL V: PROVIDE A/~PLE HIGI[ QUALITY ARD DIVERSE RECREATIONAL
OPPORTUNITIES T%'PICALLY PROVIDED BY THE PUBLIC IN A
COMMUNITY TI{E O[ZE OF I~MOKALEE, FOR ALL IM/~OKALEE
CITIZENS IN A COST EFFICIENT ~J~NNER.
OBJECTIVE V.i:
Collier County shall implement a parks and recreation program that
results in a system of parks and facilities convenient to all
Immokalee residents (seasonal and permanent), as well as
recreation equipment and staffing, that reflect their recreational
preferences and offer recreational opportuniti¢~s to all age
groups.
Polic~ V.1.1:
By ~ September 1993, Collier County,s Public Services
~ shall complete and publish for public comment, and by
~ adopt a 5 year plan and budget for parks and
recreation that would meet the needs and characteristics of the
total population (seasonal and permanent) of I]muokalee.
The plan and budget will be based upon such things as a survey of
the preferences and priorities of Immokalee's seasonal and
permanent population. The survey should include:
a. Questions concerning community-wide and neighborhood
park recreation issues.
b. Differentiates by neighborhood the estimates of the
population's priorities among alternative combinations
of types of parks and recreation sites, facilities,
equipment, and services.
c. Be conducted during pea): permanent and seasonal
population periods.
Policy V.1.2:
Future parks will be encouraged to be sited in the designated
neighborhood centers but will not be limited to these areas. This
may be accomplished through methods including but not limited to'.
the County purchase of land, private sector land donations, or
through an interlocal agreement between Collier County and the
Collier County School Board.
28
TRANSPORTATION
GOAL VI: TeE FUTURJ~ LAND USE PATTERN UlL%LL DE SUPPORTED BY A
NETWORK OF ROADS, PEDESTRIA/~ WAYS, ;%ND BIKEWAYS TI~T
M3%INTAINS IMMOKALEE'S SMALL-TOWN CHAR3, CTER, YET ACHIEVES
EFFICIENT ARD SAFE TRAFFIC MOVEME~IT.
OBJECTIVE VI.l:
The County shall provide for the safe and convenient movement of
pedestrians, motorized and non-motorized vehicles.
Policy VI.l.l:
The County'~ Metropolitan Planninq Organization Section of the
Community Development Serwices Division shall complete a
transportation study for the Immo}~lee Urban Designated Area by
~ SeDteh~er 1994. Once completed and accepted by the
Board of County Commissioners, the Immokalee Master Plan shall be
amended to incorporate the transportation study. The s~Ady will
review existing roadway conditions, identify deficiencies and make
recommendations considering all of the following:
a. Consider all recommendations in the Collier County 5
Year Bicycle Ways Plan;
b. Give highest priority to completion of the grid network
with consideration of those segments identified in the
Transportation section of the Support Document;
c. Identify all right-of-way, on a thoroughfare
rights-of-way protection map; and
d. Establish a loop road.
Policy VI.1.2:
The Traffic circulation Map will graphically depicts Immokalee's
future roadway network, and identif~iea specific roadway
improvenents needed to implement'the I~mokale9 ~ster Plan Future
Land Use Map. These improvements will be prioritized and placed
into the Capital Improvement Element after further transportation
analysis is completed. The proposed alignments shall be
considered as protected future roadway rights-of-way, no
structures or buildings will be allowed to be placed in such
rights-of-way. Further, at the time a landowner seeks development
approval of his project, the right-of-way shall be dedicated to
the County for future roadway use.
Policy vi.1.3:
The Collier County 5 Year Bicycle Ways Plan shall give priority to
linking existing and future residential neighborhoods to each
other, designated neighborhood centers, commercial, employment and
public service areas. This plan will reflect the unique needs of
29
the Immokalee community and also take into considccation the need
for pedestrian walk ways in Immokalee.
Policy VI.1.4:
Existing and future bikeways shall be graphically depicted on the
Traffic Circulation Map of the Immokalee Master Plan, and shall
become part of the Collier County 5 Year Bicycle Ways Plan.
30
~ NF~STR~JCTU~
~ VII: TO PROTECT THE i{E~LTI! AND ~ET~ OF TI{E PUBLIC DY
ENSURING ACCES£~ TO ENVIRONMENTALLY SOUND, COST EFFECTIVE
AND IMPLEMENTAI]LE ~OTABLE WATER, WASTEWATER FACILITIEG
]%ND STORMWATER ~AGEMENT
O~E~E
The County sh~ll ~ssure that the adopted level
standards ~or potable water and wastew~ter facilities are met.
For development that re~ires ~e use of the ~ok~lee Water ~nd
Sewer District se~ices the following provision applies: If the
level of se~ice standards (~S) for potable water and ~astewater
as described the County's Growth Management Plan are not met, no
development approvals shall be issued until sufficient capacity
added to satisfy the particular ~S standard.
poli~ ~I.1.2:
Consistent wi~ Florida Chapter ~w 89-169 (House Bill 599), the
I~o~lee Water and Sewer District shall provide u~ated water and
sewer data to the Collier County Utilities Division and the County
Division of Co--unity Development.
31
oBJECTIVE VII.2:
The County and/or the South Florida Water Management Di~;trict
(SFWMD) shall assure that the stormwater management systems are
adequate to meet the needs of the surrounding land uses°
Policy VII.2.1:
The County shall include an evaluation of the existing Immokalee
area~stormwater facilities into its County-wide Stormwater Master
Plan and follow-up with detailed studies of proposed stormwater
improvements to be included in the Capital Improvement Element.
Policy VII.2.2:
By ~~ ~ptember 1995, the c~ounty's Environmental
$9~vices Division shall undertake a Ma-s~c~r Drainage Study. A key
concept to be considered is 'the creation of an areawide drainage
system, instead of the smaller individual drainage systems
required by South Florida Water Management District and Collier
County.
32
I NTERGOVE[LNME NTAL COORDINATION
COAL VIII: EFFICIENT A_NO EFFECTIVE GOVER~IMENTAL (COUNTY, ~TATE,
FEDERAL) ACTION~ AN0 RESOURCE ALLOCATIONS WI[ICH ARE
APPROPRIATELY REGPONSIVE TO ALL RESIDENTS REGARDLESS
OF THEIR P-ESIDENCE, INCOME, AGE, RACE, SEX,
OCCUPATION, OR SPOKEN LANGUAGE.
oBJECTIVE VIII.l:
Establish a public-private body whose function is to improve the
effectiveness of and coordination among public agencies operating
in Immokalee.
Policy VIII.l.l:
By W~ry--~99~ ~2J~__~93, the Doardof County Co~missioners
~hall create an Information and Referral (I&R] Task Force shall
==t~blish a ~ublic.Agencf Coordinuti,-~ Council, whose purpose
shall be to improve the coordination among and effectiveness of
all public agencies op~ruti~ in im~.~kalea. The Council shall be
broad based and shall include representatives from governmental
agencies (HRS & LABOR); local government; health, housing and
social seL-vice organizations; employers; farmworkers; the Collier
County School Board; in order to ensure cooperation to
coordination in achieving an effective, workable plan.
Policy VIII.1.2:
Cause to be created by ~he~formation and Referral ~I&R} Ta$~
Force W~r~-~, 199~ and maintained thereafter a service
evaluation, pl%nning, budgeting, implementation, and progress
reporting process whose annual cycle would include at least the
roi-Lowing:
a. Qua~m~r 6nnual compilation and publication of a
comprehensive, inter-agency report of the noteworthy
service outputs, expenditure totals, and ~evenues (by
major source and in total) of all Federal, State, and
local public services budgeted for the next ~nDual
period, e~--o~--the next four quarter~
b. ~ Bi-annual publication of progress achieved b~
public services in Immokalee, comparing budget to
actual, as well as a report of policy and/or
coordination issues being considered for action by the
e=unc~-~ Task Forc~ in the next six months.
c. Organize a comprehensive, inter-c~ganization,
multilingual, case management sezwice (which includes
such elements as Outreach, Assessment., referral,
follow-uF and progress reporting) to research and/or
33
demonstrate how existimq resources may be bett~r
organized~ tc~-bctt~r ,~ddr~=~
Policy ~III.1.3:
Cause to be created by the Info~ation and Referral Task Force
~ by Septe~er %9~4 and maintained thereafter an annual
process for amendment and publication of a forecast of p~lic
se~ice and facility needs for each of the subse~ent five years,
showing for each its status with regard to any priority ranking
and/or budgeting decision made by one or more of the publi~
agencies se~ing I~okalee.
3,$
~ablish a pub~-~m--pr~votc--body--whosc
~atio~ in achie%-ir~ un effective,
~~ompleted by January 19~
35
Establish a means by which there can be more effective
communications between residents and County government, and
whereby County government can more effe:tfvely ~epresent the needs
and desires of residents to State and Federal agencies.
36
ECO~OMIC
GOA~ IX: ENI[ANCE AND DIVERSIFY TIlE LOCAL ECONOMY OF TIlE XMMOKALEE
COM}{UNITY.
oBJECTIVE IX.l:
Prepare a plan for economic development for the Immokalee Area.
Policy IX.i.I:
By ~ September 1994, ~he Community Development Services
pivisio~ shall prepare an economic component/study to be
incorporated into the Immokalee Master Plan. The study should:
a. Identify the economic conditions of the Immokalee area
including population, income, housing, agriculture and
other employment opportunity.
b. Provide recommendations to enhance and diversify the
local economy and strategies for achieving this.
Polic~ IX.1.2:
~y~a~%ua~- ~992, The Co~unity...Develop.~ent Services Division.
Transportation Services Division and Real Property DeP~rtment,
~ promote the development of the Immokalee Airport and
Surrounding commercial and industrial areas. This would be
accomplished by implementing the capital improvements program set
forth in the Immokalee Airport Master Plan. These improvements
shall be made part of the Capital Improvement Element of the
Collier County Growth Management Plan. In addition, an associated
economic development promotion program for the Airport will be
prepared and implemented.
Policy IX.l.3:
Develop a program with strategies to .promote the inbentives of
Enterprise Zone designation.
Poli(r~ IX.1.4:
Investigate the opportunities for renewal and redevelopment under
the Safe Neighborhood Act. The County shall also pursue any
grants or .funding available under this Act to assist with
enhancing the Immokalee community.
.Polio~ IX.l.5:
Coordinate with the Collier County School Board to ensure that the
employment skills and training needed for the types of ~ndustries
targeted in the economic component/study are closely aligned to
job opportunities that will become available.
37
B. LAND USE DEGIGNATION DESCRIPTION GECTION
The following section d,~scribes land use designations shown on the
Xmmok~l~e Master PX~g Future L~nd Use Map. Thence designations
generally indicate the types of land uses for which zoning may be
requested. However, these land use designations do not guarantee
that a ~oning request will be approved.
Residential Designation
This designation is intended to accommodate a variety of
residential land uses including single-family, duplexes,
multi-family, and mobile homes, which does not preclude seasonal,
temporary and Migrant farmworker housing.
1. Low Residential District
The purpose of this designation is to provide for a Iow density
residential district. Residential dwellings shall be limited to
single-family structures and duplexes. Multi-family dwellings
shall be permitted provided they are within a Planned Unit
Development. Mobile home development shall be permitted in the
form of mobile home suk~ivisions or parks and as a mobile home
overlay as defined by the Collier County Zoning Ordinance.
A density less than or equal to four (4) dwelling units per gross
acre is permitted.
a. Mixed Residential District
The purpose of this designation is to provide for a mixture of
housing types within medium density residential areas. Residential
dwellings shall include single-family structure,multi-family
dwellings, individual mobile homes, and duplexes on a lot by lot
ba~s.
A density less than or equal to six (6) dwellings units per gross
acre is permitted.
3. High Residential District
The purpose of this designation is to provide for a district of
high density residential development. Residential dwellings shall
be limited to multi-family structures and less intensive units
such as single family and duplexes provided they are compatible
with the district. Mobile home developments shall be permitted
only in the form of mobile home subdivisions or parks as defined
in the County's Zoning Ordinance.
A density less than or equal to eight (8) dwelling units per gross
acre is permitted.
~[on-Residential Uses
Non-residential uses permitted within the residential
classifications are limited to those uses that are compatible
# Amended May 19, 1992
38
and/or support the residential character of the area. The allowed
uses include: parks, open space and publicly-owned recreational
uses° churches, libraries, cemeteries, public and private schools,
day-care centers and essential services as defined in the County's
Zoning Ordinance.
Commercial Designation
The designation is intended to accommodate a variety of commercial
land uses including neighborhood oriented commercial uses,
commerce center uses, general highway commercial and commercial
development within Planned Umit Developments. Migrant Labor Camps
are also permitted with the Commercial designations.
1. Commercial District
The purpose of this designation is to provide for retail, office,
transient lodging facilities and highway commercial that sezwe the
needs of the traveling public. These commercial uses must be
located on a major arterial or collector roadway.
The following development criteria must be met for future
development within the Commercial District along S.R. 29.
A. The following development criteria must be met for future
development within the commerical District along S.R. 29.
- Access points shall be limited to one (1) per 440
feet. If the 440 foot access requirement fall
within 50 feet of an existing road, whether on the
same or opposite r~ad frontage, the access shall
align with the exioting road. Those areas that do
not meet the 440 foot spacing requirement shall
provide access off existing adjacent roadways and
shall not permit access to S.R. 29.
- Projects shall make provisions for shared parking
arrangements with adjoining developments.
- Projects shall provide deceleration and
acceleration lanes.
- Projects shall encourage pedestrian traffic by
providing sidewalks. Adjacent projects shall
coordinate location of sidewal¥~.
- B~lldings shall be set back from S.R. 29 a minimum
of twenty-five (25) feet.
- Buildings shall be set back from the rear lot line
' ' a'minimum of fifty (50) feet.
- Projects shall provide a ten (10} foot buffer
between vehicular right-of-way amd required
sidewalks. Adjacent projects shall coordinate
landscape plans.
- Projects shall provide a ten (10) foot landscape
buffer between adjacent residential development.
- Buildings shall have a maximum height of
twenty-five (25) feet plus ten (10) feet for under
building parking.
- A minimum of 2.5% of the gross area of the interior
vehicular u~e area shall be landscaped to provide
visual relief.
- Central water and sewer facilities shall be
available prior to development of projects.
~ B. The following development criteria must be met for future
development within thE: Commercial District along Jefferson
Avenue.
- Access points for future commercial development
shall be limited to a maximum of one (1) per 150
feet.
- Commercial projects must provide a ten (10) foot
landscape buffer on Jefferson Avenue.
- Projects shall be encouraged to make provisions for
shared parking arrangements with adjoining
developments.
- Commercial building shall be set back from
Jefferson Avenue a minimum of fifty .(50) feet.
- Commercial buildings shall have a maximum height of
twenty-five (25) feet plus ten (10) feet for under
building parking.
- To encourage the integration of properties, Collier
County may con~ider vacating the alley for those
contiguous properties that front New Market Road
and extend to Jefferson Avenue.
- Central water and sewer facilities shall be
available prior to development of projects.
Owners of'lots or combination of lots having less than
the 150 feet required frontage as of the date of
adoption of this amendment may petition the ~{~g Board
Amended May~19, 1992
062 259
m
of ~nin_g Appeals for a variance from the standards in
this District as will not be contrary to the public
interest when owing to special conditions peculiar to
the property, a literal enforcement of these standards
would result in unnecessary and undue hardship.
2. Neighborhood Center District
The purpose of this land use classification is to provide for
centers of activity that sea-ye the needs of the surrounding
neighborhoods. The centers should contain a mix of neighborhood
oriented uses such as day care center, parks, schools, and
governmental activities, e.g., general government branch office.
Other development criteria that shall apply to all neighborhood
centers includes the following:
a. To achieve a neighborhood character, these centers are
encouraged to be anchored by element~ry schools,
neighborhood scale parks, and/or churches.
b. A center should be limited to 80-120 acres in size, and
will serve a population ranging between 5,000 to 7,500
people, or accommodate a service area of one (].) mile
radius.
c. The Neighborhood Centers should be no closer than one
(1) mile.
d. Non-residential uses shall be permitted up to 50% but
not less than 20% of the size of the Neighborhood
Center.
e. Residential development within the designated
neighborhoods center shall permit a maximum density of
12 units per gross acre.
Residential Dwelling shall be limited to multi-family
structures and less intensive units such as
single-family and duplexes provided they. are compatible
with the district. Mobile home developments shall be
permitted only in the form of mobile home subdivisions
or parks as defined in the County's Zoning ordinance.
f. Commercial development shall be permitted.within a
Neighborhood Center provided all of the following
criteria are met.
1. 'Commercial uses shall be limited to barber and
beauty shops; drug stores; deli; meat market;
bicycle services; restaurant; d~7 cleaning;
.veterinary clinics; medical offices; laundry
facilities; any other convenience commercial uses
which is com[)atible in nature with the foregoing
uses. The Collier County School poarc! will be
notified of any proposed use to avoid conflict with
the nearby schools; and
2. No commercial use shall be permitted within a ~/4
mile of a school within a Neighborhood Center: and
3. Access to the commercial development must in no way
conflict with the school traffic in the area; and
4. The design of any proposed commercial development
must take into consideration the safety of the
school children.
5. The projects within the Neighborhood Centers shall
make provisions for shared parking arrangements
with adjoining developments;
6. Driveways and curb cuts shall be consolidated with
adjoining developments;
7. Projects directly abutting residentially zoned
prop(~rty shall provide, at a minimum, a 50 foot
setback and landscape buffer:
8. Projects shall provide a 10 foot wide landscaped
strip between the abutting right-of-way and the
off-street parking area.
From time to time new Neighborhood Centers may be proposed. No
two centers may be closer than one mile from each other. New
Neighborhood Centers would require market justification and must
meet size, spacing and use criteria expressed earlier.
There is one Future Neighborhood Center identified, along Carson
Road (the east, west alignment). If and when the area begins to
contain the uses intended for the district (schools, parks,
churches, etc.), it shall automatically'become a Neighborhood
Center and at that time become eligible for commercial zoning
requests. The Master Plan will be amended to incorporate the new
neighborhood center. The spacing requirement for commercial
zoning in relation to schools is 1/4 mile.
3. a C~mmerce Center - Mixed Use District
The purpose of this designation is to create a major activity
center that services the'entire Immokalee Urban Designated Area
and surrounding agricultural area. The Mixed-Use District shall
function as an employment center and shall encourage commercial
and institutional uses. Uses permitted within this subdistrict
shall include shopping center, governmental institutions, middle
or high school,~community park and other employment generating
uses. Other permitted commercial uses shall include transient
lodging facilities.
In considering new commercial zoning, priority shall be given to
protecting existing residential uses.
Residential development is pez-mitted within the mixed-use
subdistrict at a maximum density of twelve (12) units per gross acre.
Residential dwellings shall be limited to multi-family structures
and less intensive units such as single-family and duplexes
provided they are compatible with the district. Mobile home
developments shall be permitted only in the form of mobile home
subdivisions or parks as defined in the County's Zoning Ordinance.
The mixed-use district will be controlled via a series of
performance standards that address issues of buffering, noise,
signage, lighting, architectural compatibility, tot size, parking
and landscaping.
Non-commercial U~e~
In addition to those mixed-uses permitted within this subdistrict
uses such as parks, open space and publicly-owned recreational
uses, churches, libraries, cemeteries, public and private schools,
day-care centers and those essential services as defined in the
Zoning ordinance are pe~litted.
Industrial Designation
This designation is intended to accommodate a variety of
industrial land uses such as Commerce Center - Industrial and
Industrial.
1. Industrial District
The purpose of this designation is to provide industrial type uses
indluding those uses related to light manufacturing, processing,
storage and warehousing, wholesaling, distribution, packing
houses, recycling and other basic industrial uses as described in
the Zoning Ordinance for the Industrial and
Zoning District=. Accessory uses and structures customarily
associated with the uses permitted in this district, including
offices, retail sales, and structures which are customarily
accessory and clearly incidental and subordinate to permitted
principal uses and structures are also permitted. No residential
facilities shall be permitted in the district except for housing
of security g~lards, watchmen or caretakers whose work requires
residence on ~e premises.
,~.
2. Commerce Cunter - Industrial Di=~trict
The purpose of this designation is to create a major Activity
Center that scl-yes the entire Immokalee Urban Designated Area and
surrounding agricultural area. The Industrial ~istrict shall
function as an employment center and shall encourage industrial
and commercial.uses. Higher intensity co=~rcial uses including
packing housesi~industrial fabrication operation and warehouses
43
shall be= permitted within this District. Accessory uses and
structures customarily associated with the uses permitted in this
district, including offices, retail sales, and structures which
are customarily accessory and clearly incidental and subordinate
to permitted principal uses and structures are also permitted. No
residential facilities shall be permitted in the district except
for housing of security guards, watchmen or caretakers whose work
requires residence on the premises.
Non-Industrial Uses
In addition to those industrial uses permitted within this
district, uses such as those essential services as defined in the
Zoning Ordinance are permitted.
Spe¢ia~ Provisions
1. Density Bonuses
a. Proximit~ to Neighborhood Center and Commerce
Center-Mixed Use
If 50% or more of a project is within a Neighborhood Center and/or
Commerce Center-Mixed Use, then the maximum density allowed within
the Neighborhood Center or Commerce Center-Mixed Use of twelve
(12) units per acre can be averaged in with the density of the
portion of the project outside of the Neighborhood Center for the
entire project; however, appropriate buffering to adjacent lower
intensity uses must achieved .....
b. Affordable Housing
Provision of Affordable Housing as defined in the Housing Element
would add eight (8) dwelling units per gross acre above the
maximum density of the district; however, no density may exceed
sixteen (16) units per acre. This bonus may be applied to an
entire project or portions of a project provided that the project
is located within Neighborhood Center (NC), Commerce Center
(CC-MU), and all residential districts.
c. Residential Infill
To encourage residential infill, 3 residential dwelling units per
gross acre may be added if the project is ten (10) acres or less
in size. The following conditions must be met: the project must
be compatible with surr6unding land uses; the property in question
has no common site development plan with adjoining property; there
is no common ownership with any adjacent purcels; and the parcel
in question was not created to take advantage of the infill
residential density.
d. Roadway Access
If the project has direct access to two (2% or more arterial or
collector roads or if there is project commitment for provision of
interco~nection"of roads with existing or future adjacent
projects, one (1) residential dwelling unit per gross acre may be
added above the ma×imum density of the district.
44
2. Commercial Development within Planned Unit
Development
Commercial development shall be permitted within a Planned Unit
Development provided the following size and development criteria
are met. There are three (3) categories for PUD Commercial. The
commercial component within a PUD will be allowed to develop up to
the maximum acreage specified in the table below.
CATEGORY i CATEGORY II CATEGORY III
PUD AC. 80+ 160+ .300+
MAXIMUM
COMM.AC. 5 ac. 10 ac. 20 ac.
PERMITTED
ZONING C-2 C-3 C-2, C-3 & C-4
In addition to the above criteria, the following standards must
also be met:
a. Commercial zoning shall be no closer than one (1) mile
to the nearest commerce center and no closer than one
mile from the nearest PUD commercial zoning of ten acres
or greater in size;
b. The configuration of the commercial parcel shall be no
more frontage than depth unless otherwise authorized by
the Board of County commissioners;
# c. Commercial zoning or development shall be no closer than
a ~ mile from the nearest elementary school within a
Neighborhood Center; and
d. No construction in the commercial designated area shall
be allowed until 30% of the project has commenced
construction unless otherwise authorized bs' the Board of
County Commissioners.
3. Commercial Under Criteria
Within the Imm0kalee Urban Designated Area certain infill
development may be permitted. This shall apply to areas without
Commercial Land Use Designation and only if the area are already
substantially developed for such uses. The following standards
which limit the intensity of uses must also be met:
a. The proposed u~:e must be bounded by existing commercial
development on both sides and the parcel should not
exceed 200 feet in width, although the width may be
greater at the discretion of the moard of County
Commissioners;
~ Amended Mayi(19, 1992
b. The proposed uso must not generate in excess of five
percen~ of level of service C design capacity on
abutting streets that provide access to the project:: and
c. The proposed use must not exceed a floor area of 25,000
feet.
Amended May 19, 1992
E~IBIT B
listed in the Drainage/Water Management Subelement of the
Public Facilities Element.
A4 County Potable Water Systems:
A4.1 County systems
135 gallons per day per capita plus 21% for non-residential
A4.2 City of Naples = 150 gallons per capita per day
A4.3 Private potable water systems:
Sewage flow design standards as identified in Policy 1.3.1 of
the Potable Water Subelement of this Growth Management Plan.
AS County Sanitary Sewer Systems:
A5.1 County systems:
100 gallons per day per capita plus 21% for non-residential
A5.2 City of Naples - 150 gallons per capita per day
A5.3 Private sanitary slower systems:
Sewage flow design standards as identified in Policy 1.2.1 of'
the Sanitary Sewer Subelement of this Growth Management Plan.
A6 County Solid Waste Disposal Facilities:
A6.1 ~.55 1.39 tons of Solid Waste per capita per year
A6.2 ~o years of landfill lined cell disposal capacity at present
fill rates
A6.3Ten years of landfill raw land capacity at present fill
rates
A? County Parks and Reoreation Facilities% :
A7.1 Regional Park land = 2.9412 acres per 1,000/pop.
A7.2 Community Park land - 1.2882 acres per 1,000/pop.
A7.3 Recreation facilities m $122.00 capital investment per
: capita (at current cost)
Category B Publio Fa¢ili~ies:
B1 County Library Buildings : 0.33 square feet per capita
B2 County Library Collection : 1.00 1.05 books per capita
B3 County Jail : O.OOD3 0,0024 beds per capita
B4 County Emergency Medical : 0.00006 EMS units per capita
Service
IIll__L ....... ----, ......................... [Ill] I
STATE OF FLORIDA )
COUNTY OF COLLIER )
· I, DWIGHT E. BROCK, Clerk of Courts in and for the
Twentieth Judicial Circuit, Collier County, Florida, do
hereby certify that the foregoing is a true copy of:
Ordinance No. 93-40
which was adopted by the Board of County Commissioners on
the 2?th day of July, 1993, during Regular Session.
WITNESS ~y hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 28th
day of July, ~993.
I
" DWIGHT E. BROCK
Clerk of Courts and
Ex-off/cio to Board
County Commissioners
I
Deputy
Clerk
{