Ordinance 99-63ORDINANCE NO. 99- 63
AN ORDINANCE AMENDING ORDINANCE NO. 89-05, AS
AMENDED, THE COLLIER COUNTY GROWTH
MANAGEMENT PLAN HAVING THE EFFECT OF:
RESCINDING CERTAIN EAR-BASED OBJECTIVES AND
POLICIES AT ISSUE IN ADMINISTRATION COMMISSION
CASE NO. ACC. 99-02 (DOAH CASE NO. 98-0324GM),
MORE SPECIFICALLY PORTIONS OF THE
INTERGOVERNMENTAL COORDINATION ELEMENT
(ORD. NO. 97-56), NATURAL GROUNDWATER AQUIFER
RECHARGE (ORD. NO. 97-59) AND DRAINAGE (ORD. NO.
97-61) SUBELEMENTS OF THE PUBLIC FACILITIES
ELEMENT, HOUSING ELEMENT (ORD. NO. 97-63),
GOLDEN GATE AREA MASTER PLAN (ORD. NO. 97-64),
CONSERVATION AND COASTAL MANAGEMENT
ELEMENT (ORD. NO. 97-66), AND THE FUTURE LAND
USE ELEMENT (ORD. NO. 97-67) AND THE FUTURE
LAND USE MAP (ORD. NO. 97-67); READOPTING THOSE
PORTIONS OF THE ABOVE LIST OF EAR-BASED
ELEMENTS AND SUBELEMENTS NOT AT ISSUE IN
ADMINISTRATION COMMISSION CASE NO. ACC-99-02
(DOAH CASE NO. 98-0324GM) EXCEPT POLICY 3.1 (b)
OF THE FUTURE LAND USE ELEMENT AND THE RURAL
INDUSTRIAL DISTRICT PORTION OT THE LAND USE
DESIGNATION DESCRIPTION SECTION OF THE FUTURE
LAND USE ELEMENT; AND READOPTING THE
IMMEDIATE PREDECESSOR LANGUAGE OF THE
ABOVE-REFERENCED ELEMENTS AND SUBELEMENTS
AT ISSUE IN ADMINISTRATION COMMISSION CASE NO.
ACC-99-02 (DOAH CASE NO. 98-0324GM) AND POLICY
3.1(b) OF THE FUTURE LAND USE ELEMENT AND THE
RURAL INDUSTRIAL DISTRICT PORTION OF THE LAND
USE DESIGNATION DESCRIPTION SECTION OF THE
FUTURE LAND USE ELEMENT AS FOUND IN THE
GROWTH MANAGEMENT PLAN AS IT EXISTED PRIOR
TO ADOPTION OF THE EAR-BASED AMENDMENTS;
ADDING A VESTING POLICY TO THE FUTURE LAND USE
ELEMENT FOR PROPERTIES LOCATED IN CERTAIN
ACTIVITY CENTERS THAT WERE REZONED
CONSISTENT THEREWITH DURING THE INTERIM
PERIOD BETWEEN ADOPTION OF THE EAR
AMENDMENTS AND LEGAL EFFECTIVE DATE OF SAID
AMENDMENTS; AND CORRECTING CERTAIN MAP
REFERENCES IN THE GOLDEN GATE MASTER PLAN;
PROVIDING FOR SEVERABILITY AND PROVIDING AN
EFFECTIVE DATE
Clerk
~f B~arcl
WHEREAS, on April 6, 1996, Collier County adopted an Evaluation and Appraisal Report
(EAR) for its Growth Management Plan (GMP) as required by Section 163.3191, Florida Statutes;
and .~
WHEREAS, on November 14, 1997, Collier County adopted the EAR-based al~dmc~nts
to its Growth Management Plan; and
~s~d
WHEREAS, on December 24, 1997. the Debarment of Community ~ir~
its Notice and Statement of Intent to find the County's EAR-based amendments not i~pli~ce
as defined by Section 163.3184(1)(b), Florida Statutes; and
WHEREAS, on December 24, 1997, the Department of Community Affairs (DCA) issued
its Notice and Statement of Intent to fined certain of the EAR based Objectives and Policies to the
Growth Management Plan not in compliance; and
WHEREAS, pursuant to Subsection 163.3184(10)(a), Florida Statutes, the DCA petitioned
for a formal administrative hearing to review the EAR based amendments found in non-
compliance; and
WHEREAS, the petition was forwarded to the Division of Administrative Hearings
(DOAH), an Administrative Law Judge was assigned and a five-day formal administrative hearing
took place in May 1998; and
WHEREAS, the Administrative Law Judge issued a Recommended Order on March 19,
1999, finding the EAR-based amendments at issue in non-compliance; and
WHEREAS, the matter was considered by the Governor and Cabinet sitting as the
Administration Commission on June 22, 1999 pursuant to Subsection 163.3184(10)(b), Florida
Statutes; and
WHEREAS, pursuant to Subsection 163.3184(11), Florida Statutes, the Administration
Commission is authorized to take final agency action regarding whether or not comprehensive
plan amendments are in compliance; and
WHEREAS, the Administration Commission, upon review of the Record of the
administrative hearing, the Recommended Order including the Findings of Fact and Conclusions
of Law contained therein also found the EAR-based objections and policies at issue not in
compliance; and
WHEREAS, the Administration Commission on June 22, 1999 entered a Final Order
directing Collier County to rescind the EAR-based amendments found not in compliance by
September 14, 1999; and
WHEREAS, these amendments include objectives and policies of the Drainage and
Natural Groundwater Acquifer Recharge Subelements of the Public Facilities Element; the Future
Land Use Element; the Future Land Use Map; the Golden Gate Master Plan; the Conservation
and Coastal Management Element; the Housing Element and the Intergovernmental Coordination
Element of the County's Growth Management Plan; and
WHEREAS, the Collier County Planning Commission has considered the proposed
rescission of the EAR-based amendments referenced above pursuant to the Final Order of the
Administration Commission and has recommended rescinding those portions of the above-
referenced Elements to the Board of County Commissioners:
SECTION ONE: RESCISSION OF EAR-BASED AMENDMENTS AT ISSUE[ IN DOAH CASE NO. 98-324 GM
The stricken through portions of the shaded areas of composite Exhibit A and any maps
relating thereto attached hereto and incorporated herein by reference are hereby repealed and
rescinded in their entirety.
SECTION TWO: READOPTION OF IMMEDIATE PREDECESSOR OBJECTIVES AND
POLICIES OF GROVVTH MANAGEMENT PLAN TO REPLACE EAR-BASED
AMENDMENTS AT ISSUE IN DOAH CASE NO. 98-324 GM
The underlined portions of the shaded areas on composite Exhibit A and any maps
relating thereto attached hereto and incorporated by reference herein are hereby readopted in
their entirety and as they existed immediately prior to the adoption of the EAR-based amendments
at issue in DOAH Case No. 98-324 GM or on October 27, 1997.
SECTION THREE: READOPTION OF EAR-BASED AMENDMENTS NOT AT ISSUE IN DOAH CASE NO. 98-324 GM
The underlined portions of composite Exhibit A and any maps related thereto, attached
hereto and incorporated herein by reference add text while the stricken-through portions thereof
delete text-all of which have the effect of readopting the EAR-based plan amendments not at
issue in DOAH Case No. 98-324 GM and as such are hereby readopted.
SECTION FOUR: ADOPTION OF VESTING PROVISION TO FUTURE LAND USE ELEMENT
FOR ACTIVITY CENTER PROPERTIES REZONED AFTER ADOPTION OF
EAR-BASED AMENDMENTS
Exhibit B attached hereto and incorporated by reference herein is hereby adopted in its
entirety
SECTION FIVE: CORRECTION OF SCRIVENER'S ERRORS IN GOLDEN GATE MASTER
PLAN
Exhibit C attached hereto and incorporated by reference herein is hereby adopted in its
entirety.
SECTION SIX: SEVERABILITY
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of
competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION SEVEN: EFFECTIVE DATE
The effective date of this amendment shall be the date a final order is issued by the
Department of Community Affairs or Administration Commission finding this amendment in
compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No
development orders, development permits, or land uses dependent on this amendment may be
issued or commence before it has become effective. If a final order of noncompliance is issued by
the Administration Commission, this amendment may nevertheless be made effective by adoption
of a Resolution affirming its effective status, a copy of which Resolution shall be sent to the
Depadment of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3rd Floor,
Tallahassee, Florida 32399-2100.
PASSED
AND DULY ADOPTED by the Board
County this ~day
ATTEST: .... ~.
DWIGHT E. BROi~K, Clerk
of ~, 1999.
of County Commissioners of Collier
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
Chairwoman
Attest as to Ch frm '$
sl ature
Approved as to form and legal sufficiency:
Marjorie0M. Student
Assistant County Attorney
1999 Ordinance/June 22, 1999 Administration Commission's Final Order
This ordinance filed with the
Secretary of ~.tote's Office the
~.J~.day of ~,~P---~,
and acknowledgement of that
fiJin_o received this
Deputy C~erk
Exhibit A-1
Symbol
INTERGOVERNMENTAL COORDINATION ELEMENT
Prepared for
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
October, 1997
AMENDMENTS TO COLLIER COUNTY GROWTH MANAGEMENT PLAN
INTERGOVERNMENTAL COORDINATION ELEMENT
Date Amended
Ordinance No.
*INDICATES ADOPTED PORTIONS
NOTE: THE SUPPORT DOCUMENT WILL BE UPDATED AS CURRENT INFORMATION
BECOMES AVAILABLE.
IV.
INTERGOVERNMENTAL COORDINATION ELEMENT
GOALS, OBJECTIVES AND POLICIES
GOAL 1:
PROVIDE FOR THE CONTINUAL EXCHANGE OF INFORMATION AND THE
USE OF ANY INTERGOVERNMENTAL COORDINATION MECHANISMS
WITH BROWARD, DADE, HENDRY, LEE AND MONROE COUNTIES,
CITIES OF EVERGLADES AND NAPLES, COLLIER COUNTY SCHOOL
BOARD, SOUTHWEST FLORIDA REGIONAL PLANNING COUNCIL, AND
ANY OTHER LOCAL, STATE, OR FEDERAL AGENCY OR
GOVERNMENTAL ENTITY, AND UTILITY COMPANIES SUCH AS BUT NOT
LIMITED TO FLORIDA POWER AND LIGHT, LEE COUNTY ELECTRIC
COOPERATIVE, SPRINT/UNITED TELEPHONE, IMMOKALEE WATER AND
SEWER DISTRICT, PELICAN BAY SERVICE DIVISION (MSTU), FLORIDA
WATER SERVICES, FLORIDA CITIES WATER COMPANY, CONTIN-C.NT~L
GABL-Lr~/ISION, MEDIA ONE, AND CABLEVlSION INDUSTRIES, THAT MAY
BE IMPACTED BY COLLIER COUNTY'S LAND, ROAD OR FACILITY
PLANNING TO RESOLVE DIFFERENCES AND TO ACHIEVE COMPATIBLE
AND COORDINATED PLANS.
OBJECTIVE 1.1:
By the time mandated for the adoption of land development regulations pursuant to Chapter
163.3202, F.S., including any amendments thereto, establish intergovernmental
communication and level of service coordination mechanisms to be used by Collier County,
Cities of Everglades and Naples, adjacent counties, the Collier County SchOol Board, the
State, and any other entity that provides a service but may not have land use authority.
Policy 1.1.1:
Collier County will continue to utilize existing coordination mechanisms, e.g., interlocal
planning agreements, joint meetings and any other mechanism described in this element
which promotes consistent planning activities.
Policy 1.1.2:
The Collier County ~ .....,. ~A ....... ,,~ r-,,.....,+......,~ Comprehensive Planning Section of
the Planning Services Department shall be the designated liaison to disseminate information
on proposed Growth Management Plan amendments by the County which e
a_ffect any of the entities listed in Objective 1.1.
Policy 1.1.3:
The ~..., .... _..'*".,, Mcnc;c..'ri. tnt .---,..-.,n"""'"+""""°.,. ,...,., Collier County Cornpreherlsiye Planning Section of
the Plannina Services Department shall prepare and review an annual level of service
monitoring report of the Growth Management Plan. The purpose of this report is to provide
the affected entities with the information in order to evaluate and coordinate level of service
standards.
Policy 1.1.4:
The Collier County Grc;;'th Mcnc..3c.mcnt Comprehensive Planning Section of the Planning
Services Department shall recommend procedures to be taken if the entity that has
maintenance responsibility does not plan for the necessary improvements in a timely
manner in order to maintain the County adopted level of service.
Policy 1.1.$:
In situations where other public or private entities are providing a facility or service within
Collier County for roads, water, sewer, drainage, parks, or solid waste, the County will
coordinate its adopted level of service standard within the parameters allowed by the
Concurrency Management System of the Capital Improvement Element of this Plan.
OBJECTIVE 1.2:
Coordinate Collier County's land use planning strategy, including an assessment of
proposed development, with that of other government and private entities.
Policy 1.2.1:
~,, n .... ,..~...~., ,nnn Collier County will continue ePMeave~ to identify, develop, and
pursue areas where intergovernmental land use planning and level of service agreements
are needed between respective governmental or private entities.
Policy 1.2.2:
These intergovernmental planning agreements shall include provisions for review and
comment on Collier County land use plans along jurisdictional lines, facility planning for
water, sewer, roads, and any other public facilities that may have an impact on other entities
or cause inconsistencies between comprehensive plans.
Policy 1.2.3:
Continue to participate in cooperative planning programs with other governmental entities.
Policy 1.2.4:
Where appropriate, mutual planning and management programs for natural resources shall
be undertaken. This shall include but not be limited to a mutual program for the
management of Naples Bay with the City of Naples; a mutual program for the management
of certain estuarine areas that fall under the jurisdiction of more than one local entity; a
mutual program for management of groundwater resources with Lee and Hendry Counties;
and a mutual program for delineation and management of watersheds.
Policy 1.2.5:
The County shall coordinate plans, programs, regulations and activities for the provision of
housing with those of adjacent governments, particularly the City of Naples.
Policy 1.2.6:
The County shall continue to coordinate with the Collier County School Board on the site
selection for new schools and the provision of infrastructure, particularly roads, to support
isting pr pos iliti ' A~rcc,',.cr, t
ex and o ed school fac es. :n ..... '~ ....... ~+" +"" '"'"""""' "'~'"'"'"
,,, ,.....,.,..,, ,.,,.,, ,v,., ,,,,, ..... t"'"" ,v,.,.v , , , ,~,~ I,,,-,~ ")1~ 4QQ~
Policy 1.2.7:
cts.;., o.~;~.~, o,~..;.~ ~ ..... ;i ,.... ....i ~ . Adopt. and make DaR of the CounN's
.......... u ................ ~ .................
Gro~h Management Plan, the SWFRPC Dispute Resolution, Rule 291~7, dated 4pril 19~,
volunta~ regional dispute prpc~s~ to reconcile differences on p!a~iqg, qro~h
manaqement, and other issues among Io~! governments, reoional agencie~ and Private
interests.
OBJECTIVE 1.3:
The County shall "'"*"~'~"'~ ~" ~ ....... I ~nnr~ 3 '"'""~'""~"'"' continue to coordinate
annexation plans of all incorporated areas in the County.
Policy 1.3.1:
Collier County will identify any proposed annexation areas in the Future Land Use Element
and indicate these areas on the Future Land Use Map or map series.
OBJECTIVE 1,4:
By January 1, 1991 2000 the County shall complete an evaluation of informal and formal
coordination mechanisms between the County, other units of local, regional, state, and
federal government and any private entity which provides an essential public service that
affects Levels of Service and/or land use planning in the County.
Policy 1.4.1:
By January 1, 1090 2000, the County shall establish the criteria to be used to complete an
update of the evaluation of informal and formal coordination mechanisms between the
County, other units of local, regional, state, and federal government, and private entities
which provide an essential public service that affect Levels of Service and/or land use
planning in the County.
Policy 1.4,2:
By January 1, -1-802-. 2000, the County shall implement procedures and activities that will
improve communications between the County and other units of local, regional, state, and
federal government, and private entities which provide an essential public service that
affect Level of Service and/or land use planning. These procedures and activities will be
based on data derived from the update of the evaluation of informal and formal coordination
mechanisms.
Exhibit A-2
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
PUBLIC FACILITIES ELEMENT
Natural Groundwater Aquifer Recharge Sub-element
Prepared for
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
OCTOBER, 1997
AMENDMENTS TO COLLIER COUNTY GROWTH MANAGEMENT PLAN
Symbol
PUBLIC FACILITIES ELEMENT
NATURAL GROUNDWATER AQUIFER RECHARGE SUB-ELEMENT
Date Amended
Ordinance No.
*INDICATES ADOPTED PORTIONS
NOTE: THE SUPPORT DOCUMENT WILL BE UPDATED AS CURRENT
INFORMATION BECOMES AVAILABLE.
GOALS, OBJECTIVES AND POLICIES
GOAL 1:
THE COUNTY SHALL IDENTIFY AND PROTECT NATURAL GROUNDWATER
AQUIFER RECHARGE AREAS FROM ACTIVITIES THAT COULD DEGRADE
AND/OR CONTAMINATE THE QUALITY OF GROUNDWATER.
OBJECTIVE 1.1:
On a biannual basis, beginning in October1 1998, review and revise (as necessa~}
existing map delineations of recharge areas that are most sensitive to contamination
from land development and other surface activities. The review and any map revisions
will be based on geologic, hydrogeolog c, hydrologic1 and updated anathropogenic
contaminant data aggregated during the previous biennium.
Policy:l.l.l:
Continue to revise 3-dimensional computer models of ground water flow around public
water supply wellfields, as additional data (e.g,1 withdrawal rates, numbers and locations
of wells within wellfields, and hydrogeologic information} become available.
Policy 1.1.2:
· ....,~'"'"r'";,,,, ,,, ..... ,u .-., ,,.-..;*~' Continue to identify areas and revise previous identifications of areas
that are especially vulnerable to contamination because of land use, drainage,
geomorphic, soil, hydrogeological, and other conditions, such as the presence/absen~
of confining units.
Policy 1.1.3:-
ccntcm~nction. Identify existing land uses and land use activities that possess the
greatest potential for ground water contamination. See Policy 1.5.4,
Policy 1.1.4:
rcchcrgc crccc. Update criteria for determinincl and mapping sensitive recharge areas
additional anthropogenic and hydrogeologic information becomes av0ilable.
OBJECTIVE 1.2:
By August 1, 1989 adopt a Ioca! Groundwater Protection Ordinance to orotect sensitive
aauifer recharge areas !mp~cmcnt -
Policy: 1.2.1:
The ordinance will address both existinq and proiected futur,e, land use an, d su,rfa,ce
activities ^""' .... tl .... ;,...: ..... ;~,,.,,~ ~,.,, ..~, ~-,.,,;,.. r. .... ~., ~ ..... . ~A,..,.... ,',...,,...,;....
Policy 1.2.2:
The ordinance will ^--' .... ;t,..~ ~ ........ ,~ .... t .....t,.,.i: ...... ;~.,. ·
~. ............................. ~ ....... provJde for an appropriate level of protection for
all of Collier County and enforcement powers.
Policy '1.2.3:
The Ordinance will address the breachinq of confining units by improper well
construction, rock mining and other excavations, blasting and other similar activities.
~1~111~11~ &llU~ U~l ~I ~l~gl III1~ ~1 g~llllllll I~ ~111~ ~] II11~1~1 llgll ~ll~ll~Vil~llt
Policy 1.2.4:
The County will implement the ordinance in a manner to minimize duplicatiop of effort
between the County and other state a,qencies.
(N'Na''NiNI r~r~l, ,r~,~- ;n ' ' '
Policy 1.2.5:
The County will apply existing regulations and permitting review procedures ~ to the
evaluation of proposed development within sensitive aquifer recharge areas.
OBJECTIVE 1.3:
Con, tin. ue tO collect and eval.uate ground water q.uality data, iden. tifying ambiept water
quality values and trends, comparin; analvt, e ,concentrations to .Flori~.da Ground Water
Guidance Concentrations, and providing information to water resources planning and
management entitle;, and to the general public.
Policy 1.3.1:
Continue the existing water quality monitoring program to provide base-line data,
evaluate long-term trends, identify water quality problems, and evaluate the
effectiveness of the County's ground water protection program.
Policy 1,3,2:
Coordinate data gathering activities with State and Federal agencies to minimize
duplication of efforts and enhance the quality of information gathered.
Policy 1.3.3:
Assess the data annually to determine whether monitoring activities and County
Ordinances require expansion, modification or reduction.
Policy 1.3.4:
Gather and use appropriate data to refine and improve the data base used in the
County's 3-dimensional ground water model.
Policy 1.3.5:
By 1 October, 1997, establish a water resources planning ¢:lroup composed of
appropriate County, City of Naples, and SFWMD staff to provide quidance for ground
water resource development, utilization, and conservation.
OBJECTIVE: 1.4:
Continue current activities of providing the public with educational materials concerning
ground water protection issues in Collier County via annual technical publicatioans of
ground water quality data collected, general information publications, speakers' bureau
presentations, K-12 classroom presentations, and in-service teacher workshops and
seminars.
Policy 1.4.1:
Advise the public on the appropriate disposal methods for hazardous wastes.
Policy 1.4.2:
Provide information that can be understood by the general public on Collier County's
groundwater system, its vulnerability to contamination and measures needed to protect it
from contamination.
OBJECTIVE: 1.5:
The County will implement existing plans to preserve critical ground water recharge
areas and ground water resources, and on a bierlrlia! schedule, beginning in October
1988, review, evaluate, and re, yise (if warran,.ted) those plal3s and actions, based oft
geoloc~ic, hydro oclic, h. ydrogeologic, and anthropogenic contaminaqt data aggregated.
during the previous biennium.
Policy 1.5.1:
Develop technical criteria for determining which areas are critical to the County's long-
term ground water needs.
Policy 1.5.2:
Identify the critical areas and appropriate protective mechanisms.
3
Policy 1.5.3:
Identify costs, funding mechanisms and private property rights.
Policy 1.5.4:
By 1 October, 1997, implement a local petroleum storage tank cleanup program,
especially in identified wellfield protection zones, operating within available State funding.
policy 1.5,5:
By 1 October, 1997, increase household and Conditionally Exempt Small Quantity
Generator (CESQG) hazardous waste collection.
GOAL 2:
PROTECTION OF NATURAL GROUNDWATER AQUIFER RECHARGE AREAS
FROM ACTIVITIES THAT UNACCEPTABLY ALTER THE GROUNDWATER
RECHARGE.
OBJECTIVE: 2.1:
Continue to evaluate -"~ ~-~;~' Icccl . .
..... ~ .... ~ critcdc locally endorsed criteria (LWCWSP, 1994
and SFWMD "Basis [or 8oview"), ~cr cnsurb~ to ensure that land dovelopmont activities
do not unacceptably alter the timing, and quanti~ o[ ~round wator rechar~o.
Policy 2.1.1:
Continue to evaluate the applicability and effectiv, epess of South Florida Water
Management District's Basis for Review design criteria, and wetland protection criteria
(Lower West Coast Water Supply Plan) for maintaining water table elevations and
recharge in Collier County.
Policy 2.1.2:
Provide guidance for defining what is meant by preservation of site ground water
recharge characteristics.
Policy 2.1.$:
Undertake other evaluations as necessary to accomplish this objective.
Policy 2.1.4:
Incorporate these criteria into c,,..,. ......, ,~., .,,"'""";'"',,., ,,,, ,., the existinq. Groundwater Protection
Ordinance.
4
Exhibit A-3
Symbol
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
PUBLIC FACILITIES ELEMENT
Drainage Sub-element
Prepared for
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
OCTOBER, 1997
AMENDMENTS TO COLLIER COUNTY GROWTH MANAGEMENT PLAN
PUBLIC FACILITIES ELEMENT
DRAINAGE SUB-ELEMENT
Date Amended
Ordinance No.
*INDICATES ADOPTED PORTIONS
NOTE: THE SUPPORT DOCUMENT WILL BE UPDATED AS CURRENT INFORMATION
BECOMES AVAILABLE.
IV.
TABLE OF CONTENTS
SECTION I
INTRODUCTION AND HISTORY
A. Drainage Systems
B. Drainage and Stormwater Management
LEVEL OF SERVICE (LOS) STANDARDS
EXISTING CONDITIONS
A. Drainage Features
B. Stormwater Management Master Planning
CONCLUSIONS AND RECOMMENDATIONS
GOALS, OBJECTIVES, AND POLICIES
Page
D-I-1
D-I-3
D- I-9
D-1-13
D-1-15
VI. APPENDIX I
I1.
SECTION II
REGULATORY FRAMEWORK
A. Federal Regulations
B. State Regulations
C. Local Regulations
DRAINAGE BASIN INFORMATION
A. Main Golden Gate System
B. District No. 6 System
C. Cocohatchee River System
D. Gordon River Extension
E. Henderson Creek Basin
F. Faka-Union System
G. Southern Coastal Basin
H. Barton River System
I. Miscellaneous Interior Wetland Systems
REFERENCES
APPENDIX II
Water Management Level of Service for Planned Unit Developments
Collier County Drainage Structure Inventory
Collier County Channel Inventory
Drainage Atlas Maps (Reduced in Size)
D- 1-21
D-II-64
D-II-67
V. GOALS, OBJECTIVES AND POLICIES
GOAL 1:
PROVIDE DRAINAGE AND FLOOD PROTECTION FOR EXISTING AND
FUTURE DEVELOPMENT, MINIMIZE THE DEGRADATION OF QUALITY OF
RECEIVING WATERS AND SURROUNDING NATURAL AREAS AND
PROTECT THE FUNCTIONS OF NATURAL GROUNDWATER AQUIFER
RECHARGE AREAS.
OBJECTIVE 1.1:
c~ ...... ~,,, ,. d,, ,~, Ine~ a Via the Annual Update and Inventory Report on Public Facilities
(AUIR) process, annually update the Drainage Atlas Maps and Channel/Structure Inventory
components of the adopted Water Management Master Plan to ;'~"'"'*;~-'
........ ~ ~ the existing
watershed basin boundaries within Collier County._; cval',.:atc Verify the design storm capacity
of the drainage facilities within each basin, and determine the costs necessary to Lqcrca~
maintain the facility capacities to selected design storm standards for inclusion of needed
pro§rammin_q of operational funds in the Annual County Budget and capital proiects and
basin studies in the Annual Capital Improvement Element Update and Amendment.
Policy 1.1.1:
G~tliRe-hew-Monitor adopted procedures that are in place to ensure that existing natural
systems, existing developments, and proposed developments will receive beneficial
consideration from proposed water management procedures and projects, Future updates
and revisions shall reflect changed conditions in the new techniques.
Policy 1.1.2:
Outline how to implement procedures and r,r,-,io,-~ .---.' .... * .....-~ ........ ~..;.. ,~,., r. .... ~.,,..
.~ ........ , r~.',.~..',., ,~,,.;,... ~ ...... ~""";"" *;'"'" ~ .... to ensure that at the time a
,. ,,.,~, .,~evel,',,',men* permit,.,i~ issued '-'-" '~ .... ~ ..... * ........... * '~ .... ' ..... * '~""~' ...... * .....
mcnltcrcd tc acsurc that adequate water management facility capacity is available or will be
available when needed to serve the development.
Policy 1.1.3:
Continue to [;k:l_evelop public drainage facilities to maintain the groundwater table as a source
of recharge for the potable water aquifers and meet the water needs for agricultural and
commercial operations and native vegetation.
Policy 1.1 ._4&:
................ u ................ .°la~ ~ill Continue on-~oinq efforts to evaluate the feasibility
of restoring surface water flow into historical flow-ways and utilizing them to help control
discharge into the estuaries.
Policy 1.1.56:
Three (3) detailed basin studies are planned within the 5 year plannipg time frame as follows:
Basin Startinq date Completion Date
Gordon River Extension FY 96/97 FY 98/99
Belle Meade FY 98/99 FY 2000/2001
Immokalee FY 2000/2001 FY 2002/2003
As the studies are completed, the results will be made available to the property owners
located within the basin boundaries for their use in petitioning the Board of County
Commissioners to create a taxing/assessment unit to fund the proposed implementation of
the studies recommendations.
Policy 1.1.6-7-:
Initiate sub-basin studies on the Secondary Drainage System and portions of the basin within
the Urban Area. Funded b;' M.S.T.U. The status of several of the critical sub-basin studies is
as follows:
Sub Basin Starting date Completion Date
· Lely Main/Branch/Manor N/A 1985
· Harvey FY 95/96 FY 96/97
· US-41 Outfall Swales N/A 1986
· Implementation of these projects is currently underway.
OBJECTIVE 1.2:
^'~'-"-* Maintain adopted drainage level of service standards for basins and sub-basins
identified in the Water Management Master Plan.
Policy 1.2.a-1_:
The following levels of service for drainage are hereby adopted for the purpose of issuing
development permits:
Future "private" developments - water quantity and quality standards as
specified in Collier County Ordinances 74-50 and 90-10 an, d Land Devel,opment
Code Ordinance 91-102 as. amended.
Existing "private" developments and existing or future public drainage facilities -
those existing Levels of Service identified (by design storm return frequency
event) by the completed~,,,.'-'-~;,.,.,. .... .,, ,,.' '~'",..,~ Water Management Master Plan as
follows:
LEVELS OF SERVICE Al-rAINED BY BASINS
BASIN
LEVEL OF SERVICE
MAIN GOLDEN GATE SYSTEM
Main Golden Gate Canal Basin
Cypress Canal Basin
Harvey Canal Basin
1-75 Canal Basin
Green Canal Basin
Airport Road Canal South Basin
Corkscrew Canal Basin
Orange Tree Canal Basin
951 Canal Central Basin
D
D
D
D
C
D
D
D
C
DISTRICT NO. 6 SYSTEM
Rock Creek Basin
C-4 Canal Basin
Lely Main Canal Basin
Lely Canal Branch Basin
Lely Manor Canal Basin
Haldeman Creek Basin
Winter Park Outlet Basin
D
C
D
D
D
D
D
COCOHATCHEE RIVER SYSTEM
Cocohatchee River Basin
Pine Ridge Canal Basin
Palm River Canal Basin
D
C
D
* Amc.qdcd Fcbr~cr~', 1991
COCOHATCHEE RIVER SYSTEM (continued)
West Branch Cocohatchee River Basin
East Branch Cocohatchee River Basin
Airport Road Canal North Basin
951 Canal North Basin
C
D
D
D
GORDON RIVER EXTENSION
Gordon River Extension Basin
Goodlette-Frank Road Ditch Basin
D
D
HENDERSON CREEK BASIN
Henderson Creek Basin
D
FAKA-UNION SYSTEM
Faka-Union Canal Basin
Miller Canal Basin
D
D
LEVELS OF SERVICE ATTAINED BY BASINS
(continued)
BASIN
Merritt Canal Basin
Prairie Canal Basin
LEVEL OF SERVICE
C
C
SOUTHERN COASTAL BASIN
US-41 Outfall Swale No. 1 Basin
US-41 Outfall Swale No. 2 Basin
Seminole Park Outlet Basin
D
D
C
BARRON RIVER SYSTEM
Okaloacoochee Slough Basin
Barron River Canal North Basin
Urban Immokalee Basin
D
C
C
MISCELLANEOUS INTERIOR WETLAND SYSTEMS
Corkscrew Slough Basin D
Policy 1.2.3:
Enlarge the scope of the Water Management Master Plan to include recommendations for
changing Levels of Service together with analysis of capital requirements.
OBJECTIVE 1.3:
Beginning with fiscal year-l-g88-881996-97, a five year schedule of capital improvement
needs for water management facilities will be maintained and updated annually in
conformance with the review process for the Capital Improvement Element of this plan.
Policy 1.3.1:
Develop procedures to update water management facility demand and capacity information.
Policy 1.3.2:
Prepare periodic summaries of capacity and demand information for each water management
facility and service area.
Policy 1.3.3:
Water management capital improvement projects will be evaluated and ranked according to
the priorities stated in the Capital Improvement Element of this plan.
Policy 1.3.4:
Major emphasis shall be given to improving existing drainage facilities in and around urban
and estates designated areas (on the adopted Future Land Use Map) to maintain their use.
4
TABLE OF CONTENTS
Statement of Purpose
Pg. No.
2
Introduction 5
Methodology 6
*Goals, Objective and Policies 7
Objective 1 7
Objective 2 9
Objective 3 12
Objective 4 14
Objective 5 15
Objective 6 17
Objective 7 18
*ADOPTED PORTION
PLEASE NOTE: Regarding the format of this joint Housing Element:
The Housing Element Goal and all the Obiectives pertain to the
entire County. The majority qf all policies pertain to the entirA
County and are identified as JOINT CITY/COUNTY POLICIES.
However, some policies pertain to only one _iurlsdi¢tim! an,'l
therefore are .specially referenced as a CITY OF NAPLES
POLICY or a COUNTY POLICY.
Policies that are asterisked (*) are included for informational
purposes only pursuant to Chapter 163. Policies identified as
COUNTy POLICIES are not being adopted by the City of Napl.es
Policies l..d. entifled as CITY POL..IClES are not belnq adopted by
Collier County. These policies are provided for Informat!ona!
purposes only.
OBJECTIVE 1.4:
Beginning with fiscal year 198,° 891996-97, develop policies and programs to correct existing
deficiencies and provide for future facility needs for those projects which mc:,' bc have been
outlined in the prcpcccd adopted Water Management Master Plan and any future individual
basin studies.
Policy 1.4,1:
Water management projects shall be undertaken in accordance with the schedule provided in
the Capital Improvements Element of this plan. These projects shall be undertaken in
coordination with the Big Cypress Basin/South Florida Water Management District 5 Year
Plan.
Policy 1.4.2:
Correct existing deficiencies and provide for future facility needs through the formulation and
implementation of annual work programs. Encoura.qe innovative funding sources including
utilization of special taxing or assessment districts.
Policy 1.4.3:
Develop a public awareness program to inform the governmental leadership and general
public of the need to utilize total watershed management concepts within the existing
drainage systems and the environmental enhancements that will result from their
implementation.
OBJECTIVE 1.5:
Continue to Rregutate land use and development to protect the functions of natural drainage
features and natural groundwater aquifer recharge areas through the....~,,.,~..,,~,,,'4 .... ~ ....., ,,"*
adopted ILand dDevelopment ..... '"*"""" by ~"- *; ..... ,,..,..~ ~.,r ,~,.~ .,,~,-,,.~;,.,. ,.,~ ,..,,,~
*~'"-'*'-"'",~'-,, ,...,..,...,.,,.,,.,~ ('Ordinance 91-102 as amended).
Policy 1.5.1:
Annually review all appropriate Water Management Ordinances and regulations to determine
their effectiveness in protecting the functions of the natural drainage features and natural
groundwater aquifer recharge areas.
Policy 1.5.2:
Develop any appropriate new Ordinances and regulations necessary to ensure protection of
the functions of natural drainage features and natural groundwater aquifer recharge areas.
Exhibit A-4
COLLIER COUNTY/CITY OF NAPLES COMPREHENSIVE PLAN
HOUSING ELEMENT
Prepared for
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
&
NAPLES CITY COUNCIL
October, 1997
AMENDMENTS TO COLLIER COUNTY GROWTH MANAGEMENT PLAN/
CITY OF NAPLES COMPREHENSIVE PLAN
Symbol
Date Amended
Ordinance No.
*INDICATES ADOPTED PORTIONS
NOTE: THE SUPPORT DOCUMENT WILL BE UPDATED AS CURRENT
INFORMATION BECOMES AVAILABLE.
TABLE OF CONTENTS
Statement of Purpose
Pg. No.
2
Introduction 5
Methodology 6
*Goals, Objective and Policies 7
Objective 1 7
Objective 2 9
Objective 3 12
Objective 4 14
Objective 5 15
Objective 6 17
Objective 7 18
*ADOPTED PORTION
PLEASE NOTE: Regarding the format of this joint Housing Element:
The Housing Element Goal and all the Objectives pertain to the
entire County, The.. majority of all policies pertain to the entire
County and are identified as JOINT CITY/COUNTY POLICIES,
However. some Dolicles _=ertain to only one !urisdiction and
therefore are specially referenced as a CITY OF NAPLES
POLICY or a COUNTY POLICY.
Policies that are asterisked (*) are included for informational
pur_noses only pursua,nt to Chapter 163. Policies ide.r!tifled as
COUNTY POLICIES are not belrlg ador~ted by the CIty of NaDles.
Policies Identified as CITY PO!.ICIES are not being ado_oted by
Collier County. These policies are provided, for. Informational
purposes only.
GOALS, OBJECTIVES AND POLICIES
GOAL 1: TO CREATE AN ADEClUATE SUPPLY OF DECENT, SAFE, SANITARY,
AND AFFORDABLE HOUSING FOR ALL RESIDENTS OF COLLIER COUNTY.
OBJECTIVE 1:
The number of new affordable housinq units shall increase by 500 units each year in an
effort to continue to meet the housinq needs of all current and future very-low, Iow and
moderate income residents of the County, including those households with special needs
such as rural and farmworker housinq in rural Collier County.
JOINT CITY/COUNTY POLICIES
Policy 1.!:
Utilize intergovernmental agreements between the County and the City of Naples to
coordinate SHIP, CDBG, and other State, Federal and private funds to improve
coordination and efficiency in the provision of housinq delivery assistance.
Policy 1.2:
Collier County and the City of Naples will work together to accomplish the communi~
wide goal of creating a sufficient supply of market rate and below market rate housing.
This effort will include consolidatinq the City and County housing programs and activities,
including State and Federally funded programs such as SHIP and CDBG, in an effort to
provide greater efficiency.
Policy 1.3:
The City and County will explore the development of a fair share affordable housing
ordinance that will require commercial and residential developments to address the lack
of affordable housing. The local iurisdiction will evaluate a broad range of options
including the development of an affordable housing impact feel the requirements that a
percentaqe of units developed will be "set aside" for below market rate housing,
provide for the transfer of development rights, an option whereby land could be donated
to a nonprofit and/or placed in a land bank, or other alternatives that will assist in
mitigating the rising need for affordable housinq as the population increases.
Policy 1.4:
Affordable housing will b.e distributed equitably throughout the County using strategies
which include, but are not limited to, density bonus eqreerllerlts, and impact fee waivers
or deferr.a, ls. In addition, affordable housinq will be located where adequate
infrastructure and services are available.
CITY POLICIES
None
COUNTY POLICIES
*Policy 1.5:
Review the feasibility of incorporating the Collier County Housing Authority and the
Collier County Housing and Urban Improvement office activities into one age.ncy to
provide greater coordination and efficiency in housing delivery services.
.*..!ncluded for informational purposes only r)ursuant to Chanter 163, Asterisked (*)
policies are only a.dopted by the jurisdiction listed directly ab_.o..ve the policy.
OBJECTIVE 2:
By 2000, create a non-profit housinq development corporatioq, formed with a cross
section of representatives from bu.siness, government, housing advocates, and the
community at large, which will assist the City and County in achieving a new goal of 500
dwelling units, per year for very-Iow, Iow and moderate income residents of Collier
County.
JOINT CITY/COUNTY POLICIES
Policy 2.1:
Increase the supply of housing for all segments of the community including very Iow, Iow
and moderate income residents and those with special needs including farmworker
housing, through the use of existinq programs such as Iow income housinq tax credits,
density bonuses and impact fee waivers or deferrals.
Policy 2.2:
Solicit input from the Chamber of Commerce, Economic Development Council, Collier
Building Industry Association (CBIA), Naples Area Board of Realtors, Naples Area
Ap. artmen, t As.so.ciatiop, Colli.er .County Banking Partnership, the Affordable Housing
Commission, and the Collier County Housing Authority to identify potential nonprofit
board representation and members, aqd to develop a mission statement for the non-
profit housing agency. The non-profit housinq .deyel.o. pme. nt corporation will partner with
other entities to apply for State and Federal housing funds available to non-pro, fit
.cqrporations. This effort will result in the development of a more comprehensive housing
delivery system that ensures the development of housinq for all residents of Collier
County through a partnership with private developers, non-profits, Ioc~...! governments
and other interested parties.
Policy 2.3:
The County and City staff will continue to provide community organizations with
brochures and up-dates on various housing programs, grant opportunities, technical
assistance and other information that will promote affordable housing opportunities for
very Iow, !ow and moderate income residents.
Policy 2.4:
By 1999, the Cou. pty and the City will review existinq codes and ordinap.ces and amend
as needed to allow for flexible and innovative residential design that encourages mixed
use developments and variety of housing designs, S _t¥1es, and price ranges,
Policy 2.5:
By 1998, the County and the City will review the existing permit processing sYstems..in ,an
effort to reduce the processing time and cost of housing, a.nd especially for affordable
housing, to identify areas that can be streamlined.
Policy 2.6:
Provide ongoing technical SUpport and assistance to private develooers ar~,~ non-Dr~,'~f~
housing organizations in their efforts to secure State or Federal funding.
4
Policy 2.7:
Increase the utilization of existing impact fee ordinances to facilitate the development of
affordable housing through the provisions of waivers and/or deferrals.
CITY POLICIES
*Policy 2.8:
Provide financial, technical and support assistance to the residents of the Carver/River
Park neighborhood through continued coordination with property owners, property
managers and renters.
COUNTY POLICIES
*Policy 2.9:
Review the County's Density Bonus Ordinance every two years to reflect changing
community needs and market conditions. Encouraqe the blending of affordable housing
density bonus units into market rate developments and review the feasibility of .app.roving
density bonus at an administrative level.
*Policy 2.10:
Through the adoption of local incentives, such as density bonus agreements and impact
fee waiver/deferrals, public and private sponsors will be encouraged to provide adequate
housing for rural residents and farmworker families.
*Policy 2.11:
The County Housing and Urban Improvement Department will coordinate with
independent water and sewer districts to ensure that the necessary infrastructure and
facilities for new housing developments are in place, and co.n, sistent with the County's
Concurrency ..Management System.
*Policy 2.12:
The County will adopt and implement policies which address site locations for farm
worker housing, including strategies such as density bonus agree.merits, impact fee
waivers or deferrals, and adequate in. frastructure and services.
*Included for Informational purposes only ;.ursuant to Chapter 163. Asterisked
policies are only adopted by the jurisdiction listed directly above the policy.
OBJECTIVE 3:
.By 2000,.. increase the number of housing programs and amount of funding available to
promote the preservation and protection of existing, stable resi.d.e.nti.al n. eighborhoods.
This will be accomplished through the utilization of State Housing Incentives Partnership
(SHIP~ and CDBG programs including strategies such as Down Payment/Closing Cost
.As.s. istance, R..ehabi!.it. ation and Emergency Repair, Demolition with New Construction,
and Impact Fee Waivers or Deferrals.
JOINT CITY/COUNTY POLICIES
Policy 3.1:
Utilize Federal, State and local resources for housing rehabilitation programs that repair
and maintain the existing housing stock. Apply for additional funding such as,, but not
limited to, HOME and Florida... Fix as funds become .a. va. ila.ble:
Policy 3.2:
Local governments will seek out and apply for additional funding to help p.rovide more
affordable housing and will support applications from for profit and not-for-profit
organizations who apply for State and Federal funding.
Policy 3.3:
Utilize SHIP resources and other funds to leverage the number and amount of loans
provided by local lending institutions to very Iow, Iow and moderate income residents. By
leveraging Federal, State and local dollars, incr.ease by five per.cent (5%) per year the
number of loans made by area lendinq institutions to very Iow, Iow a,nd moderate income
residents for home improvements, rehabilitation and first time homebuyer's assistance.
CITY POLICIES
*Policy 3.8:
Throuqh the Neighborhood Planning Process, the City will .ide. ptify local housing issues
and develop programs as needed to address these concerns.
*Policy 3.9:
By 1998, the City wi!! i.nitiate a study of the Old Naples area to determine architectural
and development standards to protect and preserve the .existing reside..ntial ,character of
the area.
*Policy 3,10
Bv 1998. the City will study and make recommendations to amend the Code of
Ordinances to limit "megahouses" within the City. By 2000, the.se charlges will be
r..eviewed .to determin, e their effectiveness.
*.Policy 3,11:
By 1999, the City will review the need for a housina maintenance code to addre§~ the
conservation of housing stock and the preservation and protection of residential
neighborhoods.
COUNTY POLICIES
Policy 3.12:
Collier County will apply for Community Development Block Grant (CDBG).. urban
entitlement county status throuqh the U.S. Department of Housing and Urban
Development which will result in an annual allocation of federal funding available to
assist very-Iow, Iow and moderate income households.
*l.n.c!uded. for informational purposes only r~ursuant to Chal~ter 163. Asterisked (*)
policies are only adopted by the jurisdiction listed directly above the policy.
OBJECTIVE 4:
By 2000, the County and City will conduct a comprehensive housing survey to identify
substandard dwelling units. Through continued enforcement of each jurisdictions housing
codes, and the provision of housing programs,, the number of substandard units
associated with a lack of plumbi.n.g and/or kitchen facilities throughout the County shall
be reduced by 5% per year through rehabilitation or demolition.
JOINT CITY/COUNTY POLICIES
Policy 4/I:
By 2001, use the comprehensive housing inventory to develop and implement new
programs to reduce substandard housing employing existing methods such as housing
code inspections, rehabilitation, and demolition with new construction and develop new
programs as needed.
Policy,4.2:
Require the demolition of dilapid.ated, unsafe or unsanitary housing that does not meet
housing code or cannot economically be rehabilitated.
Policy 4.3:
Review and amend the existing relocation policy of the City and the County, and create
one uniform relocation housing policy, consistent with the U.S. Department of Housing
and Urban Development requirements.
Policy 4.4:
In the event of a natural disaster or government intervention, replacement housing shall
comply with all applicable Federal, State and local codes and shall consider commercial
accessibility, public facilities, places of employment, an.d hou..sing income.
Policy 4.5:
Dwelling units will be maintained in a safe and sanitary condition1 including, adequate
light, ventilation, sanitation and other provisions as required by the County and the City
minimum housing codes. This will be accomplished through housing code inspections
and enforcement, and housing rehabilitation programs using. State, Federa!, local and/or
private resources.
CITY POLICIES
None
COUNTY POLICIES
None
OBJECTIVE 5:
Collier County and the City of Naples will annually monitor all identified historically
significant structures to determine that these structures are being conserved, maintained,
and/or rehabilitated.
JOINT CITY/COUNTY POLICIES
Policy 5.1:
Ensure the coordination of the Housing Element policies with the Future Land Use
policies relevant to historic preservation. All structures that are listed on the National
Register of Historic Places, or as contributing structures within the Old Naples National
Register Historic District, or structures that are designated as locally significant historic
resources will be encouraged to maintain their historic value through the provision of
technical assistance.
Policy 5.2:
By 1999, the County and City will review the land development regulations, building
code, FEMA regulations, and other requirements, and amend as necessary to
encouraqe the conservation, maintenance and rehabilitation of historically significant
structures.
CITY POLICIES
*Policy 5.3:
The City will implement Objective 6 and all associated policies in the Future Land Use
Element as they pertain to historically significant structures including the criteria for
designation of locally historic resources found in Chapter 12 of the Support Document.
Policy 5.4:
*By 2000, coordinate with Future Land Use policies and study potential incentives to
encourage the conservation, maintenance and rehabilitation of historic structures and
make recommendations to City Council,
COUNTY POLICIES
*Policy 5,5:
The conservation and rehabilitation of housinq which is of histodc siqnificance shall be
accomplished by working with private sector groups and private developers.
*Policy 5.6:
The Land Development Code that regulates the rehabilitation, demolition or relocation of
historically significant housing will be emended as needed.
,p .o. licy 5.7:
Every five years, the His. torica.! Housing Construction survey will be clpdated to en~iure
.further identification of historically significant housing. The Collier County Probability
maps will be updated as each new historic structure or residence is listed on the Natiorlal
Register or is locally nominated.
*Policy 5.8:
By 1999, the Historic/Archaeological Preservation Ordinance shall be updated to include
any new historically significant housing and to include any ch.anges in State or Federal
regulations concerninq historically properties.
*Included for Informational, purposes only pursuant to Chapter 163. Aster!sked (*)
p.,ol!cies are only adopted by the jurisdiction listed directly above the policy.
l0
OBJECTIVE 6:
By 1999, the County and City will ensure that local land development regulations are in
..compliance with State and Federal regulations regarding group homes and foster care
facilities locations.
JOINT CITY/COUNTY POLICIES
Policy 6.1:
Provide non-profit orqanizations with information on Federal, State. and local housing
resources that will assist them in the provision of special needs housing. On an annual
basis, or as needed, provide technical assistance and support as organizations apply for
funding assistance.
Policy 6.2:
Review the County and City Fair Housing ordinances and procedures and consolidate
fair housing implementation in order to provide consistency and coordination between
the jurisdictions.
Policy 6.3:
.By 1999, review existing County and City land development regulations and building
codes to ensure compliance with State and Federal regulations, and amend as
necessary, to provide for group homes and foster care facilities licensed by the State of
Florida.
Policy 6.4:
Group homes and foster care facilities will be allowed in residentially zoned
neighborhoods where adequate infrastructure, services and resources are available.
The location of these facilities will be in compliance with local land use req,ulations and
consistent with Chapter 419, F.S.
CITY POLICIES
None
COUNTY POLICIES
None
OBJECTIVE 7
Although mobile home parks currently exist within Collier County, as a result of the
coastal community's susceptibility to flooding and storm surqes, any new mobile home
parks will be restricted to area's outside of the urban coastal fringe.
JOINT CITY/COUNTY POLICIES
None
CITY POLICIES
*Policy 7.1:
The City formally recognized the existence of one mobile home park in the city limits
through a Planned Development rezone process. This rezone process recognized that
the Naples Mobile Home Park does provide affordable housing opportunities to those
living in the 141 mobile homes and 31 recreational vehicle spaces within this complex.
*Policy 7.2:
Additional mobile home developments will not be permitted in the city limits due to the
City's Iow elevation, Susceptibility to flooding1 stor..m s. urges and high winds in hurricane
and tropical storms and that mobile homes are particularly vulnerable to damage.
COUNTY POLICIES
*Policy 7.3:
The County has numerous sites where mobile homes are a permitted use and these
sites will continue to be available for mobile home development. However, due to the
Iow lying elevations, susceptibility to floodinq, storm surges and high winds from
hurricanes and tropical storms1 and..., that mobile homes are particularly 'vulnerable to
damage, no additional sites will be zone. d for mobile home development within coastal
Collier County.
*Included for informational purposes only pursuant to Chapter 163, Asterisked (*)
policies are only adopt,ed by the jurisdiction listed directly above the policy.
Exhibit A-5
GOLDEN GATE AREA MASTER PLAN
Prepared for
COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
Adopted October, 1997
AMENDMENTS TO COLLIER COUNTY GROVVTH MANAGEMENT PLAN
GOLDEN GATE AREA MASTER PLAN
Symbol Date Amended
Ordinance No.
*INDICATES ADOPTED PORTIONS
NOTE: THE SUPPORT DOCUMENT WILL BE UPDATED AS CURRENT INFORMATION
BECOMES AVAILABLE.
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
Honorable Barbara Berry
Honorable Timothy Constantine
Honorable Timothy Hancock, Chairman
Honorable Pamela Mac'Kie
Honorable John Norris
COLLIER COUNTY PLANNING COMMISSION
Michael A. Davis, Chairman
Michael J. Bruet
Russell A. Budd
Richard Nelson
Edward J. Oates
Michael Pedone
Russell Priddy
Fred Thomas Jr.
Donald J. York
DIVISION OF COMMUNITY DEVELOPMENT
Vincent A. Cautero
D. Wayne Arnold
Tim Billings
Bill Bryant
Barbara Cacchione
Mary Lee Layne
Stan Litsinger
Dot Marron
Tom McDaniel
Joe McHarris
Michele Mosca
Mariam Ocheltree
Debra Preston
'Jason Sweat
David Weeks
TABLE OF CONTENTS
Page
I. INTRODUCTION
2
II.
OVERVIEW
A.
B.
County-Wide Planning Process
Golden Gate Planning Process
4
III.
IMPLEMENTATION SECTION
A. Goals, Objectives and Policies
B. Land Use Designation Description
1. Urban
2. Estates
3. Agricultural/Rural Settlement
5
5
10
10
29
36
IV. SUPPORT DOCUMENT
V. APPENDIX I - CONDITIONAL USES
VI. APPENDIX 2 - COMMERCIAL LAND USE NEEDS
VII. APPENDIX 3 - GGAMP QUESTIONNAIRE RESULTS
VIII. APPENDIX 4- PUBLIC PARTICIPATION SCHEDULE
LIST OF MAPS
* Map
Page
1
2
Golden Gate Master Plan Study Areas
Golden Gate Area, Fut~lre Land Use Map
High Density Residential Subdistrict
Urban Mixed Use Activity Center
CR-951 Commercial In-fill Designation
Activity Center Map
Santa Barbara Commercial Subdistrict
Golden Gate Parkway Professional Office
Commercial District
Golden Gate Estates Neighborhood Centers
Randall Boulevard Commercial District
3
12
16
18
20
24
25
28
32
34
*Adopted Portion
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 was previously subject to the regulations outlined in the County's
Growth Management Plan. However, in 1991, the unique characteristics of the area resulted
in adoption of a separate Master Plan for Golden Gate. This Master Plan became a
separate Element of the County's Growth Management Plan and supersedes 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 Use 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.
In April, 1996, the Board of County Commissioners adopted the Evaluation and Appraisal
(EAR) for Collier County. As a result of the recommendations made in the EAR, Ordinance
91o15, which adopted the original Golden Gate Area Master Plan was repealed and a new
Ordinance 97-64 was adopted.
This plan includes three major sections:
The OVERVIEW section provides an introduction to County-Wide and Golden Gate
Area planning efforts.
The IMPLEMENTATION STRATEGY places the Plan into effect. Strategies have
been developed to address land use, public facilities, and natural resources. This
section also includes the Goals, Objectives, and Policies, and the Golden Gate Area
Future Land Use Map.
The SUPPORT DOCUMENT outlines data and information used to develop the
implementation strategy and the Goals, Objectives, and Policies.
MAP 1
GOLDEN GATE AREA MASTER
STUDY AREAS
COLLIER COUNTY, FLORIDA
LAKE
TRAFFORD
PLAN
HENDRY CO.
COLLIER CO.
C.R. 846
LEE CO.
COLUER CO.
C,R. 846
CITY
OF
NAP~ ----~'
S.R. 84
t -?S
N
IOIdl.
BY:. G/~U~.IK~ MO TI[CHNIC, AL. SUPPORT ~C~
~ ~T ~ ENd. MENTAL ~R~CES Ol~a~
~-~O~ DA~ 12~
II. OVERVIEW
A. COUNTY-WIDE PLANNING PROCESS
As mandated by Chapter 163, Florida Statutes, the "Local Comprehensive Planning and
Land 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:
2.
3.
4.
5.
6.
7.
8.
9.
Land Use;
Transportation;
Housing;
Public Facilities;
Capital Improvement;
Recreation and Open Space;
Intergovernmental Coordination;
Housing; and
Conservation and Coastal Management (Coastal Counties).
Chapter 163, F.S. and Rule 9J-5 also require that the Growth Management Plan be
evaluated every 7 years and prepare an Evaluation and Appraisal Report (EAR) to
determine how the existing Growth Management Plan has carried out its Goals, Objectives
and Policies. In April, 1996, the Board of County Commissioners adopted the EAR. The
Golden Gate Area Master Plan has been readopted to carry out the recommendations of the
EAR.
B. GOLDEN GATE AREA PLANNING PROCESS
Collier County's Future Land Use Element is divided into two sections. The first section
outlines the Goals, Objectives and Policies. The second section is the Land 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 Management Plan by August, 1991. The sector plan shall address
Natural Resources, Future Land Use, Water Management, Public Facilities and other
considerations."
In February, 1991, the Board of County Commissioners adopted the odginal Golden Gate
Area Master Plan after assistance and recommendations from a Citizens Steering
Committee.
III. IMPLEMENTATION STRATEGY
This section places the plan into effect. Implementation strategies include the Goals,
Objectives and Policies, and the Land Use Designation Description Section.
GOAL 1:
TO GUIDE LAND USE AND PUBLIC FACILITY DECISION MAKING WHILE
BALANCING THE NEED TO PROVIDE BASIC SERVICES WITH NATURAL
RESOURCE CONCERNS THROUGH A WELL PLANNED MIX OF
COMPATIBLE LAND USES WHICH ENSURE THE HEALTH, SAFETY,
WELFARE, AND QUALITY OF LIFE OF THE LOCAL RESIDENTS.
OBJECTIVE 1.1:
Unless otherwise permitted in this Master Plan, new or revised uses of land shall be
consistent with designations outlined on the Golden Gate Area Future Land Use Map. The
Golden Gate Area 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. Standards and permitted uses for Golden Gate Area Future
Land Use Districts and Subdistricts are identified in the Land Use Desiqnation Description
Section of this Element.
Policy 1.1.1:
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
URBAN. MIXED USE DISTRICT
a. Urban Residential Subdistrict
b. Hiqh Density Residential Subdistrict
J
URBAN - COMMERCIAL DISTRICTS
L.
Activity Center Subdistrict
CR-951 Commercial In-fill
.... ~ ........ Subdistrict
Commercial Under Criteria
Interstate Activity Center Subdistdct
Santa Barbara Commercial Subdistrict
Golden Gate Parkway Professional Office Commercial .SLlbdistrict
Policy 1.1.2:
The ESTATES Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
ESTATES. MIXED USE DISTRICT
a. Residential Estates Subdistrict
b. restates--Neighborhood Center Subdistrict
c. Randall Boulevard Commercial Distdct Subdistdct
d. Conditional Uses Subdistrict
Policy 1.1.3:
The AGRICULTURAL/RURAL Future Land Use Designation shall include the following
Future Land Use District:
SETTLEMENT AREA DISTRICT
Policy 1.1.4: f,w~...,
Conditional Use requests shall adhere to the guidelines outlined in the Conditional Use
Description Section.
Policy 1.1.5 nw
Conditional Use requests shall be approved by the Board of County Commissioners by a
Super Majority (4/5) vote.
Policy 1.1.11:
No development orders shall be issued inconsistent with the Golden Gate Master plan with
the exception of those unimproved properties qranted a positive determination through the
Zoning Re-evaluation Proqram and identified on the Future Land Use Map Series as
properties consistent by Policy an...d those developmen, t orders issued PUrsu.ant to
conditional uses a.nd 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. An',/subsequent development orders shall also be reviewed for consistency with
the Growth Manaqement Plan based on the County. Wide Future Land Use Element.
OBJECTIVE 1.2:
Ensure public facilities are provided at an acceptable level of service,
Policy 1.2.1:
Requests for new uses of land shall be subject to level of service 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.
Policy 1.2.3:
~";*~-; .......... ~ '"'"'-'"'*;"'- cf this '-'"'"' *~,-,Th,:, Collier County Transportation Department
shall continue to explore alternative financing methods to accelerate paving of lime-rock
roads in the Estates. f ~'-"";~'"' *~-" "'~ .... *;'"' ~'"* ..... ;'~"" *~' ..... "*'"'""' ' ...... ;"" *~'"
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 within 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 known as Golden Gate City at the earliest
possible time.
Policy 1.2.6:
~^~;*~'"",..,., ,,,, c,qc yccr ...,"~ ..~...~.,,.., ,"'~"'"+I""' ..,"'~ *~'I"., ,,.. ~.,,.., ,,"'""' *~'c.,, The Golden Gate Fire District in cooperation
with County entities, if appropriate, shall ' "**~"'--'* * ..... '"° ........... * '-';*~' ""'- "'~*" ""
...................... · ............. ~, ........ ~. ,.,~,.,. ,.~ ..................
t~a~m~h-, investioate the establishment of permanent draffino stations strategically located
along the canals in Golden Gate Estates as a water resource to ficlht fires within the area,
OBJECTIVE 1.3:
The County shall continue to 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
Federal, State and local natural resource protection regulations are 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.
OBJECTIVE 1.4:
Provide a living 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 ?-'";"" r~,.4; ...... Land
Development Code to control illegal storage of machinery, vehicles, and junk, and the illegal
operation of commercial activities within the Golden Gate Area.
~.~!I~GOAL 2:
The County recognizes that the Southern Golden Gate Estates Crcc oro_iect(SGGE), as
part of the Federal Saye Our Ever,glades Program, that area which lies south of State Road
84 to US 41 is an area of special environmental sensitivity and ~""~'"'"'"';" ;'"'"'""* .... is
biolo.qicallv and hydro oqically important. ""'~
OBJECTIVE 2.1:
Immediately upon adoption of this Objective, ;'"'"' .... * ..... * ..... "~"'" ..... '"'""
................... ~. pubhc infrastructure will be handled by the .following policies,
Policy 2.1.1
.Svm=ept-fe~m Minimal road maintenance to include traffic signage, right-of-way mowing and road
surface patching/grading ~"-
.,,., ;,.,,,.,,; .... ~ ..... ,.,; .... f r-, ..... "'""" ..... ~ will continue
Policy 2,1.2
Consistent with the Public Facilities Element, public water and sewer facilities shall not be
expanded into SGGE.
Policy 2.1.3
Special taxing districts associated with infrastructure improvements shall not be created for or
expanded into SGGE.
r, ....... ^ .... ~ "";*;"'"', ~*"*" "" ...... The County shall apply Chapter 28-25 F A C
"Boundary and Regulations for the Biq Cypress Area of Critical State Concern" to those Golden
Gate Estates units located within the Biq Cypress Area of Critical State Concern.
OBJECTIVE 2.2:
In order to further its goal of protecting this area of special environmental sensitivity, the County
will coordinate with DNR DEP in an effort to assist the State's acquisition of privately owned
property within SGGE to the extent consistent with the recognition of existing private property
rights.
Policy 2.2.1:
The County shall direct inquiries and make information available regarding options for the sale
or donation of land to the State, or other inquiries regarding acquisition, to the Florida
r't,~ ,,.,, ,-, ,-h-,., ,., ,.., {. ,..,,¢ KI,.~I. .... I D ....... ~=- /r'"lklD~ r~c) ig
.-...~. .............................. ~ ..... / .... Bureau of Land Acquisition's des nee, as
provided by DNR DEP.
Policy 2.2.2:
'"~'c "' .... " .... ;" ...... ., ,,... el...;.,., r', .. .. .. ., ... .. .. , .-., ,-- ...... ;"' ^'"';""; ...... ;"'* *" bcludc
The County will designate a member of the Community Development and Environmental
Services Division to act as liaison between property owners and DEP so as to orovide accurate
information regarding the acquisition of land in SGGE.
Policy 2.2.3;
Immediately upon adoption of this policy, implement a svstem for reviewing aDolications 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;
Notice to the applicant of DNR's acquisition proqram, the lack of public
infrastructure and the proposed restoration program for SGGE;
Do
Step I1:
E.
Within the notice of DNR's acquisition program, the applicant shall be
encouraged to contact DNR, Bureau of Land Acquisit-
ion to determine and neqotiate whether DNR intends to purchase applicant's
property at fair market value;
Prior to the processing o.f an application for development approval (Step II) the
applicant shall provide to the County proof of coordination with DNR. Upon
execution of a contract for sate, the pre-application shall be placed in abeyance
pending completion of the purchase by DNR:
Application Review Procedure:
The County shall review the environmental impacts of the appli .c~. tio.n in order
to minimize said impact;
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
Bic~ Cypress Area of Critical State Concern", whichever is stricter; and,
Go
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.
OBJECTIVE 2.3:
In order to further this Goal, Collier County recognizes the DEP's Work Plan and time frames for
completion of the reappraisal and purchase of lands in SGGE as follows:
· Reappraisal of lands by December, 1998, using the Uniform Standards of Professional
Appraisal Practices, without limiting conditions.
· Complete purchase of the SGGE proiect by December 31,2000.
Policy 2.3.1:
Recognizing the time frames described in Objective 2.3 above, if either th.e reappraisal or
purchase is not completed by the dates specified in the Work Plan, the Board of Coun~
Commissioners will initiate the process to amend the Growth Manaqement Plan to delete Goal 2
and its related Objectives and Policies during the first amendment, cycle following the first
.scheduled completion date of December, 1998 described ir~ the Work Plarl.
B. LAND USE DESIGNATION DESCRIPTION SECTI_O~ (IX)
The following section describes the three land use designations shown on the Golden 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,..,.,,':'""';"'",,, ,~ '"'"'~..,,..,,, .... ,,.,, ,,,..,,', Land Development Code
or in special studies completed for the County.
1. URBAN DES. IGNAT!ON: (.v.) URBAN MIXED USE ~AND UR. BAN COMMERCIAL,
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 services. It is intended that
Urban Designated areas accommodate the majority of population growth and that new
intensive land uses be located within them.
10
~--~w 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, and hurricane risk,
· existing and proposed public facilities, ....., ...... ....,," ,.,..,"'"
· population projections, and thc
· land needed to accommodate growth.
~--~w The Urban Designation will also accommodate future non-residential uses including
essential services as defined by the most recently adopted Collier County Land
Development Code. Other permitted non-residential land uses may include:
· parks, open space and recreational use;
· water-dependent and water-related uses; f~"'" ""
· child care centers;
· community facilities such as churches, cemeteries, schools, fire and police stations;
utility and communication facilities.
· support medical facilities such as physician's 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 granted concurrent with or located
within ¼ mile of existing or approved hospitals or medical centers which offer primary
and urgent care treatment for all types of injuries and traumas, such as, but ,qct limitcd
,,.. ,., .... ,, .... , r, ..... ~ Golden Gate Urgent Care ^ ....... ' '-'~ .... ~' ...... "* '-""'":""'
~c--,,.,iliH,,.,,e. ,.~.-,,, k,,-, ,-,r,-,,-,*,'.,,,-I ,'-,-,,~,'-, ,,-,-,-,,~* ,,,i,k, *~,~
'""'"'"'"'"'"' '''"~] """' ~'"''''"'"~ "'""''""""''"'''' '''"' "'"' "" t" l" ' "' ' "" ' ""' ' " ''v'"l"'"~'"' '?'" ''""'"""~"
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 '"' "'~'~;*; ..... *"~"' '"'"'~ ............ ~'"'~ ' "-'"' .... ~*'"";'"
· Group Housing 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 Iocational requirements in Florida Statutes ('Chapter 419.01 F.S.).
Group Housing includes the following type facilities: · Family Care F.a. cility, if occupied by not more than six (6) persons shall be
permitted in residential areas.
· Group Care Facility,
· Care Units,
· Adult Congregate Livinq Facilities, and
· Nursn.q Home~,
MAP 2
GOLDEN GATE AREA
FUTURE LAND USE MAP
LEGEND
NAPLES IMMOKALEE ROAD
WHITE BLVD.
GOLDEN GATE
GOLDEN GATE PARKWAY
PROFESSIONAL OFFICE
COMMERCIAL DISTRIC1
DAVIS BLVD. EXT. S.R.-84
AMENDED FEBRUARY 23. 1999
GOLDEN GATE AREA
FUTURE LAND USE MAP
RANDALL BOULEVARD
COMMERCIAL DISTRICT
~!BOULEVARD
S.R.-84
NAPI,ES IMMOKALEE ItOAD
lOlL WELL ROAD
BOULEVARD
a. Urban-Mixed Use District
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).
1) Urban Residential Subdistrict
All land within the urban mixed use designation is zoned and platted. However, any
parcel to be rezoned residential is subject to and must be consistent with the ;" ". ,- . ,-, . - , .; ""
Density Rating System:
13
DENSITY RATING SYSTEM:
a) BASE DENSITY - Four (4) residential units per gross acre which may be adjusted
depending upon the characteristics of the p. roiect. In no case shall the maximum
permitted density exceed 16 residential dwelling units per gross acre.
b) The following densities per gross acre may be added to the base density:
Conversion of Commercial
· 16 dwelling units - if the proiect 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 dwellipg
units may be added for every one acre of commercial zoning which is
converted. These dwelling upits ,may be distribute, d pver the entire project.
The project must be compatible with surroundinq !and uses.
ii.
Proximity to Activity Center
· 16 dwelling units - Within an Activity Center
· 3 dwelling units - Within 1 mile of Activity Center
iii.
Affordable Housing as. defined by the Affordable Housing Density Bonus
Ordinance (#90-89 adopted November 22, 1990)
· 8 dwelling units
iV,
Residential In-fill - if the project is 10 acres or less in, size; located within an.
area with central public water and sewer service; compatible with surroundinq
land uses; has no common site development plan with adioining property: no
common ownership with any adjacent parcels; and the p~rgel JR auestion was
not created to take advantage of the in-fill residential density.
· 3 dwelling units
14
Roadway Access - 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.
· Add I dwellinq unit - if direct access to two or more arterial or collector
roads as identified in the Traffic Circulation Element.
There are Density Bands located around Activity Centers. 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
to the entire proiect. Density bands shall not apply within the Estates
Desiqnation.
2)
High Density Residential Subdistrict
To encourage higher density residential and promote mixed uses in close proximity to
Activity Centers, those residential zoned properties permitting up to 12 dwellinc] units
per acre which were located within and consistent with the Activity Center desiq_nation
at Golden Gate Parkway and Coronado Parkway 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
recoc]nized as beinq consistent with this Master Plan and are outlined on Map 3.
HIGH
1989
MAP 3
DENSITY RESIDENTIAL SUBDISTRICT
BOUNDARIES OF ACTIVITY CENTER
[
PRD)~U~E/) I)~ GNA.r,HK:S A."C ~CHNICAL SUPP(~qT ~rc'noN
COMMU~4TY OL'VI~OPMDJT ANO ENW~NME:NTAI. S~R1AC:ES D4~qSION
fiLE: GGMP-SB.DWG OA*~: 1¥98
ACTIVITY CENTER
16
Urban Commercial Districts
1) Activity Center Subdistrict
The Activity Center designated on the Future Land Map is intended to accommodate
commercial zoning within the Urban Designated Area. Activity Centers are intended to
be mixed-use (commercial, residential, institutional) in character. 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 development, and to create focal points within the community.
The size and configuration of the Activity Center is outlined on Map 4.
.......... ,"R,~,~, ................. ' , .............................. ~ ........ ,,, ,
The standard for intensity of uses within each Activity Center is that the full army of
commercial uses may be allowed. Hotels and motels that locate within an Activity Center
will be allowed to develop at a density consistent with the Zoning Ordinance. All new
residential zoning shall be consistent with the Density Rating System.
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.
MAP 4
URBAN MIXED USE ACTIVITY CENTER
GOLDEN GATE PARKWAY AND CORONADO PARKWAY
COLLIER COUNTY, FLORIDA
P~pAII~:X) BY;. ~I~A.°I~ICS AHD "I~C3dHICA~. S~JPPO~T S[C'~ON
(:(31~laUNl'rY ~Lr~<~,(31:)ta~)lT ~ I~)IYII~ONI4CNT4~. 5~.J~VIC~:'~
F1LF..: GGIdP-7.OWG; DA'~...: 12~a
I
L.
18
2) CR-951 Commercial In-fill Subdistrict
Due to the existing zoning and land use pattern in the Commercial In-fill Subdistrict
(see Map 5) and the need to ensure adequate development standards to buffer
adjacent land uses, commercial uses shall be permitted under the following criteria:
Commercial uses shall be limited to:
· Low intensity transitional commercial uses that are compatible with both
residential and commercial, to provide [or small s~le shoppin~ and personal
needs,
Intermediate commercial to provide for a wider varie~ of goods and se~ices
in areas that have a hiqher degree of automobile traffic. These uses shall be
similar to C-1, C-2, or C-3 zoning districts outlined in the Collier Coun~ Land
~evelopment Code {Ordinance ~-~ 02), adopted Octobor 30, ~ ~ ).
b)
Rezones shall be encouraged in the form of a Planned Unit Development
(there shall be no minimum acreage requirement for PUD rezones except for the
requirement that all requests for rezoning must be at least forty thousand (40,000)
square feet in area unless the proposed rezone is an extension of an existing
zoning district consistent with the Golden Gate Area Master Plan);
c) Projects within the in-fill area shall be encouraged to make provisions for shared
parking arrangements with adjoining commercial developments when applicable;
d) Driveways and curb cuts for projects within the Commercial In-fill area shall be
consolidated with adjoining commercial developments; and
e) Access to projects shall not be permitted from CR-951.
19
CoR.
951
MAP 5
COMMERCIAL INFILL
Collier County. Florida
DISTRICT
- FPLJ
IF--
1
LEGEND
BY:. GRAPHICS ~ I~Q4~11C~ ~UPPC~T
2O
3) Commercial Under Criteria Subdistrict
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 standards which limit the intensity of uses must be met:
a) The subject parcel:
· mMust be bounded on both sides by improved commercial property or
commercial zoning consistent with the Golden Gate Area,='....,, ,.'* .... ._,.., ,,.' "-,.~ '....,.,"---
E-lemeP, t Master Plan; or,
· Must be bounded on both sides by commercial property granted an
exemption or compatibility exception as provided for in the Zoning
Re-evaluation Ordinance; and
· sShould 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
District 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.
4) Interstate Activity Center Subdistrict
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, Adjacent to this Activity Center
on the west side of 1-75 and on the north side of Pine Ridge Road is a property comprising
12.79 acres located to the west of the Naples Gateway PUD, which is designated as the
Pine Ridge Road Mixed Use District and consists of Tracts 12, 13, and 28 of Golden Gate
Estates, Unit 35, as recorded in Plat Book 7, Page 85, of the Public Records of Collier
County. Within this district no more than 35,000 square feet of office related uses on 5 acres
are permitted within the eastern portion of this property. The property in its entirety is also
permitted to be developed with the following Conditional Uses of the Estates Zoning District
with a maximum floor area ratio (FAR) of 0.45: Category I and II Group Care Facilities; care
units; nursing homes; assisted living facilities pursuant to 400.402 F.S. and ch. 58A-5 F.A.C.;
continuing care retirement communities pursuant to 651 F.S. and ch. 4-183 F.A.C.; schools;
churches; and child and adult day care facilities. Such permitted, uses shall be encouraged
to be submitted as a Planned Unit Development for the subject property in its entirety, with
special attention to be provided for shared access, water management, uniform landscaping,
signage, screening and buffering, and other pertinent development standards to ensure
compatibility with nearby residential areas, and subject to the following additional criteria:
· There shall be no access onto Livingston Woods Lane
· There shall be a minimum landscaped buffer along the north and west property
lines of 75 feet;
· Driveway access, parking and water management facilities may be allowed within
the 75' buffer area along the north property line but none of these uses shall be located
closer than 30 feet to the west or north property line; and
· No automobile parking, homeless shelters or soup kitchens shall be permitted; and
· The eastern 2.59 acres, more or less, of Tract 28 shall be preserved as wetlands and no
development may occur within this area.
2!
See Map 6 for a detai/ed map of this Activity Center boundary.
5) Santa Barbara Commercial Subdistrict
The intent of this Subdistrict is to provide Golden Gate City with additional opportunities for
small scale commercial development. Such development is intended to serve the
surrounding neighborhoods and persons traveling nearby. This Subdistrict is intended to:
contain Iow intensity uses which generate/attract relatively Iow traffic volumes; be
appropriately landscaped and buffered to protect nearby residential areas; be architecturally
designed so as to be compatible with nearby residential areas; and, limit access to promote
public safety and lessen interruptions to traffic flow on Santa Barbara Boulevard.
Aggregation of lots is strongly encouraged so as to allow greater flexibility in site design and
ease in compliance with parking requirements and other development standards. The types
of uses permitted are Iow intensity retail, offices, personal services, and institutional uses,
such as churches and day care centers.
This Subdistrict is intended to promote commercial development opportunities. Therefore, in
order to reduce the potential conflicts that may result from residential and commercial uses
in close proximity, existing residential uses must cease to exist no later than ten (10) years
after the effective date of the adoption of this Subdistrict. This does not require the removal
of the residential structures if they can be, and are, converted to uses permitted in this
Subdistrict, within one additional year. This requirement to cease existing residential uses
does not apply to owner-occupied dwelling units.
Within one year of the effective date of the adoption of this Subdistrict, the Land
Development Code shall be amended to provide specific uses and development standards
to implement this Subdistrict. These shall include:
1. Landscaping and buffering requirements.
2. Architectural design standards.
3. Requirement to cease residential uses.
4. Prohibition of automobile service stations and similar repair facilities.
This does not preclude convenience marts with gasoline pumps.
5. Encouragement of shared parking with adjacent projects, wherever
possible.
6. A minimum project area requirement of 1 acre.
7. Encouragement of shared access.
8. Encouragement of pedestrian traffic by requiring sidewalks and
requiring adjacent projects to coordinate location of sidewalks.
9. Building height limitation of two stories maximum,.
10. Signage restrictions.
11. Variance provision applicable to the above items, except Number 4."
I
23
24
· ~ ~,'~, n,-,,, ~^','.- ,',^o~,.^v PROFESSiOF,^, OFFICE ,',~u~..-o,'-~^~
IIVX
U
4~ fact ccmmcncJng at ........... of
back fram mcr lot
Golden Gate Parkway Professional Office Commer,cial Subdistrict
The provisions of this district (see M.a..p 2. 8) are intended to provide Golden ,Gate city
with a viable Professional Office commercial District. The Professional Office
Commercial District has two purposes:
· to serve as a bona-fide entry way into Golden Gate City;
· to provide a community focal point and sense of place,
The .uses permitted within this district are generally Iow intensity, office development
and institutional type uses, such as churches, which wi!! m.jp. jmize vehicular traffic,
provide suitable landscaping, control ingress and egress, and ensure compatibility with
abutting residential districts.
26
Map 8
Golden Gate Parkway Professional Office Commercial District
2. ESTATES DESIGNATION
This designation is characterized by Iow density semi-rural residential lots with limited
opportunities for other land uses. Typical lots are 2.25 acres in size. However, there are
some legal non-conforming lots as small as 1.25 1.14 acres. Intensifying residential density
shall not be permitted.
/w The Estates Designation also accommodates future non-residential uses including:
Conditional uses and essential services as defined in the Land Development Code, cnd
Parks, open space and recreational uses,
Group Housing shall be permitted subiect to the definitions and regulations as outlined in
the Collier County Land Development Code (Ordinance 91-102, adopted October 30,
1991 and consistent with Iocational requirements in Florida Statutes (Chapter 419.01
F.S.).
Group Housinq includes the following type facilities: · Family Care Facility, if occupied by not more than six (6) persons shall be
permitted in residential areas.
· Group Care Facility,
· Care Units,
· Adult Congregate Living Facilities, and
· Nursinq Homes.
Thccc All of the above uses shall be consistent with all of the Goals, Objectives and Policies
of the Golden Gate Area Master Plan :""~' '~""" ~'"""*"'"" 2 I """" c,,.I..,.;..,. ,~ I I 2 I ~ ....4
Estates-Mixed Use District
1) Residential Estates Subdistrict - Sinqle-family residentia!
development may be allowed within the Estates Mixed Use Subdistrict at a maximum
density of one unit per 2¼ gross acres unless the lot is considered a legal-lega~
non-conforming lot of record.
2) ~ates Neighborhood Centers Subdistrict - 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 Neiahborhood
Center designation does not guarantee that commercial zorlinq will be arsnted, The
designation only provides the opportunity to request commercial zoning.
a) Location
The locations are based on intersections of major roads and spacing criteda
(See Map 9). 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.
· The node at the NE quadrant of Wilson and Golden Gate Boulevards
28
approximately 5 acres in size and Iccctcd in consists of Tract 1, Unit 14,
Golden Gate Estates.
The node at CR-951 and Pine Ridge Road is located on both sides of the
intersection. Tracts 109-112 and the N 1/2 of Tract 113, Unit 26, Golden
Gate Estates are included in this node as eliqible for commercial
development. The Sl/2 of Tract 113 and the El/2 of Tract 107, Unit 26
are also included within this node but are only to be used for buffer, water
management and open space.
.......... ~, ....... Ceriteria for development at the nodes are as follows:
ilV% ~
~1~11~1 I1~I ~1 i~ ii iiviiil~l~ ~111111~1~1~1 i~ ~l~ll~ i~1 ~ 111~1 1~11~
· Limited to Iow intensi~ transitional commercial uses that are compatible
with both residential and commercial,
· Convenience commercial to provide for small s~le shopping and
porsonal noods, and
· Intormediate commercial to provido for a widor vario~ of ~oods and
so~icos in aroas that havo a hi,hot do,too of automobilo traffic.
uses shall be similar to C-l, G-2, or G-3, zonin~ districts outlinod in tho
Collior County kand Dovelocmont Godo (Ordinanco 0~-~02, adopted
October 30, 1 ~1).
· Future commercial uses are limited to "n ....... ~ ~" ~-"' bc '~'~
m ~ the intersection of Pine Ridge Road and *~ :~'~*~- ~'~-~-~
r""*"'~, ,,~, '"""'"~,~-,~ ~,--, CR-951. This Neiqhborhood Center may be develoPed
at 100% commercial and must provide internal circulation, and any
rezonin~ is encouraged to be in the form of a PUD. This Nei~hborh~
G~nter mag also ~o utilizod for ,i~olo family m~idontial or m~dit~o~al U~o~
a,owod in tho fistatos zonin~ district ~uch a~ church~, ~ocial or flat, mai
organizations, child rare centers, ~chools, and ~roup toro f~iliti~.
The parcels immediately adjacent to the existing commercial zoning at the
northeast quadrant of Golden Gate Boulevard and Wilson Boulevard may
qualify for Conditional Use under the transitional use provision of the
Conditional Use Subdistrict of this Master Plan Element.
A single project shall utilize no more than "-'"' 50% of the total allowed
commercial acreage. The percentage may be increased at the discretion
of the Board of County Commissioners;
The project is encouraged to make provisions for shared parking
arrangements with adjoining developments;
Access points shall be limited to one per 180 feet commencing from the
right-of-way of the maior intersecting streets of the Neiqhborhood Center.
A maximum of three curb cuts per quadrant shall be allowed;
Driveways and curb cuts shall be consolidated with adjoining
developments, whenever possible;
Driveways accessing parcels on opposite sides of the roadway shall be in
directl~,' ~; ..... aliqnment;
Projects directly abutting Estates zoned property shall provide, at a
minimum, a 75 foot buffer of retained native vegetation in which no
parking or water manaqement uses are permitted; except that for valid,
approved conditional uses, no such buffer is required.
Projects shall provide a 25 foot wide Type C buffer, as described in the
Land Development Code, between the abutting right-of-way and the
off-street parking area;
MAP 9
GOLDEN GATE ESTATES
NEIGHBORHOOD CENTERS
Collier County, florida
C.R. 846
C.R. 858
GOLDEN GATE BOULEVARD
C.R. 846
-q
WHILE BLVD.
INTERSTATE - 75
PREPARED BY:. I~RAJ=HIC~ ANO 'I~CHNICAL SUPPORT
COMMUN~'IY 0Lr¥~LOPMENT ANO ENM~ONMENTAL ~RMC~:S DIMS~ON
~ GGMP-12.DW; DAT~ 10/97
LEGEND
0 Ifil
,.-,,-,/'vv~t Randall Boulevard Commercial Subdistrict - Recognizing the unique
development pattern and characteristics of surrounding land uses, the
Randall Boulevard Commercial SubDdistrict has been designated on the Golden
Gate Area Future Land Use Map. Alsc S_see Map 6 1._~0.
a)
IV\
The '~ .... ' .....* Ceriteria for the district are as follows:
^ "'-";""' ~'"' ~'" eEncouraged to be in the form of a PUD~
D
6.
7.
8.
C~
11,
,'"'";""'",...,..~....,, ,..,,"~'"" ~.,....,...."'""';'~" aAdequate buffering shall be provided from
rccldentla! crees adiacent properties allowinq residential uses.
r,.,.;,.,,.+,. ~.~,, ..~ ...... ;":""" "" cShared parking crrcn.3cmccts shall
be encouraged with adjoining developments.
b)
Limitation of Uses - Uses shall be limited to the following:
· Automobile Service Station
· Barber & Beauty Shops
· Child Care Centers
· Convenience Stores
· Drug Stores
· Food Markets
· Hardware Stores
· Laundries - Self Service Only
· Post Offices and Professional Offices
· Repair Shops - Radio, TV, Small Appliances and Shoes
· Restaurants, including fast food restaurants but not drive-in restaurants
· Shoppinq Center
· Veterinary Clinics with no outside kenneling
32
33
CONDITIONAL USES
Conditional Uses Subdistrict
Various types of conditional uses are permitted in the Estates and residential zoning
districts within the study area. In order to control the location and spacing of new
conditional uses, the following shall apply to requests for conditional uses:
nv~,w,,.a_). Essential Services Conditional Uses '"h;"h ct" '~"~'""" cc shall be
~e.~l~.,,I . ., ,~. ~ ,.....,,,, .,.,,,.,.
allowed anywhere within the Estates Zoninq District, and which are defined as:
· electric or gas generating plants,
· effluent tanks,
· major re-pump stations,
· sewage treatment plants, including percolation ponds,
· hospitals an.d. hospices,
· water aeration or treatment plants,
· _ governmental facilities in rcsldcr, tlcl c;ec= (except for those Permitted Uses
identified in Section 2.6.9 of the Land Development Code),
· public water supply acquisition withdrawal, or extraction facilities,
-- public safety service facilities, and other similar facilities c, hcll bc cllcwcd
F'~l~i,-,,-.fi,,=, 2 4 .~4 O,-,,li,-,i~--,,-, ") ") '3 ,-,r,,4 ') I '2 ,--.f fhC t""_,-,I,.,t,~,,,, f'2_,..d.~, Ar,.~,~ I~/I,.~,'-~.,-,.r Ol,",n
~mnw,~ ~ Conditional uses (except essential services) shall not be permitted:
· _ On Golden Gate Parkway within the Estates Designated Area west of Santa
Barbara Boulevard, end unless the parcel is directly bounded by conditional uses
on two (2) or more side yards with no intervening rights-of-ways or waterways~
nor
· O__Qn those parcels immediately adjacent to the west side of 0R-951 within the
Estates Designated Area unless the parcel is directly bounded by conditional uses
on two (2) or more side yards with no intervening rights-of-ways or waterways;
~.--~-.--.z'w'~ ,,~ conditional uses shall be limited to Neighborhood centers subject to the
following:
· a~-. The project shall provide adequate buffering from adjacent properties; and
b~-. Projects shall coordinate access management plans with other projects within
the ~ Neighborhood Center nodes to facilitate a sound traffic
movement pattern.
d) In cddltlcr,, Ceonditional uses may be granted in Transitional Areas. The
purpose of this provision is to allow conditional uses in areas adjacent to
non-residential uses generally not appropriate for residential use. The
conditional use will act as a transitional use between non-residential and
residential areas.
The following criteria shall apply for Transitional Conditional Use requests:
Site shall be directly adjacent to a non-residential use (zoned or developed);
· b=-. Site shall be no closer than ~ road mile from the intersection of a Neighborhood
Center;
· ~.. Site shall be 2.5 acres or more in size and shall not exceed 5 acres;
34
· ~ Pr-evisiech~ Conditional uses shall be located on the allowable acreage directly
adjacent to the non-residential use;
~.. 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 centers; and
· Site shall not be adiacent to parks or open space and recreational uses;
Site shall not be adiacent to Essential Services, except for libraries and museums.
· Project shall provide adequate buffering from adiacent properties allowing
residential crcac uses.
3. AGRICULTURAL/RURAL DESIGNATION - SETTLEMENT AREA DISTRICT
Settlement Area District
This area consists of Sections 13, 14, 23 and 24, and a portion of 22, Township 48 South,
Range 27 East (the former North Golden Gate Subdivision), which was zoned and platted
between 1967 and 1970. In settlement of a lawsuit pertaining to the permitted uses of this
property, this property has been "vested" for the uses specified in that certain "PUD" by
Settlement Zoning granted by the County as referenced in that certain SETTLEMENT AND
ZONING AGREEMENT dated the 27th day of January, 1986. This area is now known as
the Orange Tree PUD and the types of uses permitted are described in the PUD Document.
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. Its 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.
Symbol
Exhibit A-6
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Prepared for
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
OCTOBER, 1997
AMENDMENTS TO GROWTH MANAGEMENT PLAN
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Date Amended
Ordinance No.
*INDICATES ADOPTED PORTIONS
NOTE: THE SUPPORT DOCUMENT WILL BE UPDATED AS CURRENT INFORMATION
BECOMES AVAILABLE.
GOALS, OBJECTIVES AND POLICIES
GOAL 1:
THE COUNTY SHALL CONTINUE TO PLAN FOR THE PROTECTION,
CONSERVATION, MANAGEMENT AND APPROPRIATE USE OF ITS NATURAL
RESOURCES.
OBJECTIVE 1.1:
By August 1, 1994, the County will complete cc,qtinuc with the development and implementation
of a comprehensive environmental management and conservation program that will ensure that
the natural resources, including species of special status, of Collier County are properly,
appropriately, and effectively identified, managed, and protected. Species of special status are
defined as species listed in the current "Official Lists of Endangered and Potentially
Endangered Fauna and Flora in Florida", published by the Florida Game and Fresh Water Fish
Commission.
Policy 1.1.1:
By August 1, 1989, appoint, and establish operational procedures for r,,,..,; ....... ;*~' '"'"'" a
technical advisory committee to advise and assist the County in the activities involved in the
development and implementation of the County Environmental Resources Management
Program.
Policy 1.1.2:
By the time mandated for the adoption of land development regulations pursuant to Chapter
163.3202, F.S., including any amendments thereto August 11 1989 incorporate the goals,
obiectives, and policies contained within this Element into the County's land development
regulations as interim environmental resources protection and manaqement standards.
Policy 1.1.a3:
By January 1, 1990, the County will have in place an appropriately administered and
professionally staffed governmental unit capable of developing, administering, and providing
long-term direction for the Collier County Environmental Resources Management Program.
Policy 1.1.,3~_:
Ensure adequate and effective coordination between the Environmental Resources
Management Program staff and all other units of local government involved in land use
activities and regulations.
Policy 1.1.4_5:
Avoid unnecessary duplication of effort and continue coordination and cooperation with private,
Regional, State, and Federal agencies and organizations. Work with other local governments
to identify and manage shared natural resources.
Policy 1.1.~6_:
When developing the County conservation program, attempt to equitably balance the
relationship between the benefits derived and the costs incurred to both the public and private
sectors.
Policy 1.1.6Z:
Continue with the phased preparation and adoption of all natural resources management and
environmental protection standards and criteria needed for use in the Collier County land
development review process. Implementation shall occur on an annual basis as standards and
criteria are developed.
Policy 1.1.-7-8_:
""' ^ ...... * I, Inn'~ .... ~"*"' Continue with the phased preparation and adoption of all natural
resources management and environmental protection standards and criteria needed for use in
the Collier County land development review process. Implementation shall occur on an annual
basis as standards and criteria are developed.
OBJECTIVE '1.2:
m., , ....... ~ ¢ ~ nnn hc. vc I'' "~"'"'" Maintain the framework for an integrated, computer-based
environmental resources data storage, analysis, and graphics system and annually update the
databases based on previous year's analytical data in order to monitor the status of the County's
natural resources and propose potential protection measures when appropriate.
Policy 1.2.1:
As much as possible, the system will be compatible and capable of being tied into existing
geographic information and/or data management systems currently utilized by the South Florida
Water Management District, Southwest Florida Regional Planning Council, the Florida
Department of Environmental Protection, and the Florida Natural Areas Inventory.
Policy 1,2.2:
Data gathering will be coordinated with that of Federal, State and private resource management
organizations to minimize duplication of effort and enhance the quality of information.
Policy 1.2.3:
Collected and/or compiled data will be organized by established water-
shed and sub-basin units.
Policy 1.2.4:
County environmental resources data will be made available to both public and private entities
in order to promote and improve local environmental resources planning and management.
Policy 1.2.5:
The system will be maintained by the County staff and updated on a cooperative basis by
qualified public and private organizations.
OBJECTIVE 1.3:
Bv August 1. 1994. complete Ccntlnuc with the phased delineation, data gathering,
management guidelines and implementation of the County Natural Resources Protection Areas
(NRPA) program ~"' :"'"'
let-review-. The purpose of Natural Resources Protection Areas will be to protect endangered
or potentially endangered species (as listed in current "Official Lists of Endangered and
Potentially Endangered Fauna and Flora in Florida", published by the Florida Game and Fresh
Water Fish Commission) and their habitats.
Policy 1.3.1:
The program will include the following:
a. Identification of the NRPAs in map form as an overlay to the Future Land Use Plan Map;
b. A process for verifying the existence and boundaries of NRPAs during development
permit applications;
c. Guidelines and standards for development of NRPAs including conservation guidelines
to protect natural resource values, to maintain ecologically functioning systems, and to
restore or mitiqate NRPAs already degraded;
d. A review process, integrated into the normal development application review, to ensure
that the guidelines and standards are being met and, in those cases where
Environmental Impact Statements are prepared, that the site-specific and cumulative
environmental impacts of development are beinq adequately assessed and addressed;
e. A program to defer development of NRPAs. First consideration should be fee simple
purchase (based on public referenda approving and funding purchases). Other options
should include, but not be limited to, tax incentives and transfer of development rights;
f. A program to pursue Delegation of Authority Agreements with State and Federal
permitting aqencies for local requlation of activities that may alter the biological and
physical characteristics of NRPA;
g. The County shall seek assistance from and support State (e.g. CARL, SOR) or Federal
land acquisition proqrams for County areas qualifying as NRPAs.
Policy 1.3.2:
~""' ,^.,., = ,.. .., ,* I , ", nnn,..,,.., '-"-' -' , u ," '" " ;'" " '" *'"'-"-' ~"'""'- '-'~ ~ ~, "' ~'""'* Continue with management guidelines as defined
within the County LDC that provide for the management and conservation of the habitats,
species, natural shoreline and dune systems for the undeveloped coastal barrier and estuarine
natural resources protection area.
Policy 1.3.3:
Guided by the Technical Advisory Committee, ......... ~'"~' ..... ^ ...... ~ ............ * ~ ~ nnn .,,,,~ ^ ...... ~-----* I, Inn'"
designate and adopt management guidelines and performance standards for County natural
resource protection areas. Implementation shall occur on an annual basis as NRPAs and their
implementation criteria are developed.
Policy 1,3,4:
Where possible, the implementation of the NRPA program shall be coordinated with the
preparation and implementation of watershed and sub-basin management plans.
GOAL 2:
THE COUNTY SHALL PROTECT ITS SURFACE AND ESTUARINE WATER
RESOURCES.
OBJECTIVE 2.1
By January 1, 2000 -I-993, the County shall prepare Watershed Management
Plans that will address appropriate mechanisms to protect the County's estuarine and wetland
systems.
Policy 2.1.1:
These Plans will evaluate activities in the watersheds that drain into the estuaries in order to
evaluate cumulative impacts on the estuarine system as well as impacts within the watersheds
themselves.
Policy 2.1.2:
The Plans will provide for various tasks such as monitoring land disturbing activities in the
watersheds, collecting canal flow and water quality data, stormwater quality data, and
assessing habitat changes.
Policy 2.1.3:
The Plans will also evaluate structural and non-structural controls for restoring historical
hydroperiods in impacted watersheds where possible and for reducing the impacts of canal and
stormwater discharges to estuaries.
Policy 2.1.4:
All Watershed Management Plans should address the following concepts:
a. Appropriate wetlands are conserved;
b. Drainage systems do not unacceptably affect wetland and estuary ecosystems;
Co
Surface water that potentially could recharge ground water is no t unduly drained
away;
d. When feasible the extent and effects of salt water intrusion are lessened;
The timing and flow of fresh water into the estuaries from the watershed shall, as
a minimum, not degrade estuarine resource value; and
The needs of the watershed's natural resources and human populations are
balanced;
go
The effects on natural flood plains, stream channels, native vegetative
communities and natural protective barriers which are involved in the
accommodation of flood waters; and
ho
Non-structural rather than structural methods of surface water management
should be considered first in and proposed new works.
Policy 2.1.5:
As appropriate, integrate environmental resources data collection, planning, and management
activities with the water management basin studies described in other pads of this Plan.
Policy 2.1.6:
Promote intergovernmental cooperation between Collier County and the municipalities of
Naples and Everglades City for consistent watershed management planning.
Policy 2.1.7:
Until the completion and adoption of individual watershed management plans, promote water
management permitting on a basin by basin approach.
OBJECTIVE 2.2:
All canals, rivers, and flow ways discharging into estuaries shall meet all applicable Federal,
State, or local water quality standards.
Policy 2.2.1:
Wastewater treatment plants shall not be allowed to discharge directly to rivers, canals or
jurisdictional wetlands unless they meet DER regulations and are not in violation of other Goals,
Objectives, and Policies of this Element.
Policy 2.2.2:
In order to limit the specific and cumulative impacts of stormwater run -off, stormwater systems
should be designed in such a way that discharged water does not degrade receiving waters and
an attempt is made to enhance the timing, quantity and quality of fresh water to the estuarine
system. Non-structural methods such as discharge and storage in wetlands is encouraged.
Policy 2,2,3:
Chemical spraying for aquatic weed control should be conducted with extreme caution. The
use of appropriate biological and mechanical (use of harvesting equipment to remove
vegetation) controls in both the canal system and stormwater detention ponds is encouraged.
Manufacturers and EPA guidelines for chemical use in aquatic habitat will be followed.
Policy 2.2.4:
Continue and expand when needed the existing water quality monitoring program for sampling
canals and rivers and assess the data annually.
By December 31, 1998, identify stormwater management systems that are n~t rrteetin.q State
water quality treatment standards.
OBJECTIVE 2.3:
=~"_~ v,..,' ....... ,.._, · ~,, ~nn.~, ..v.., all __All estuaries shall meet all applicable federal, state and local water
quality standards.
Policy 2.3.1:
No new untreated point source discharge shall be permitted directly to the estuarine system or
rivers or canals that flow into the estuarine system.
Policy 2.3.2:
Stormwater systems discharging directly to estuaries shall be designed to meet the same
requirements as stated in Policy 2.2.2.
Policy 2.3.3:
In an attempt to increase ground water levels and to restore the natural hydroperiod for the
natural freshwater input to the estuarine system, any future modification of public water control
structures in the watershed above the control structure which would amount to 50% or more of
the cost of a new structure shall be designed to retain as much water as appropriate.
Policy 2.3.4
-.~" ,.,,.,, .,, ," ""'"""' .,,, .,, ..- ,-. ,., ,n n n ...,----,-,,-,'~ .... , .... ~, ,,..'~ Continue to implement and refine a water quality and sediment
monitoring program for the estuarine system
Policy 2.3.5
~,, ^,,..-a I, I non ~..;~;.-,~ ,~,~ ~ .... I ..... ~ of 3~ ;'"*"'"~'"""~
· -.z · .~, .......................... ~, .................. cgrccmcnt Continue to have staff
coordinate with the City of Naples staff regarding coordinated and cooperative planning,
management, and funding programs for limiting specific and cumulative impacts on Naples Bay
and its watershed. At a minimum, this agreement shell includes the following:
a. Insure adequate sites for water dependent uses,
b. Prevent estuarine pollution,
c. Control run-off,
d. Protect living marine resources,
e. Reduce exposure to natural hazards,
f. Ensure public access,
g. Provide a continuing monitoring program.
Policy 2.3.6:
Restrict development activities where such could adversely impact coastal water resources.
OBJECTIVE 2.4:
· --~c~" ,,~..,,-..,.,............., I , ~.,..,v,n°n ~,,~,,~,~-- ......... ,~,, By June 30, 1998, complete a draft agreement with the
· -- -- ~,,-.,n...... ~.......,,.,, ,.., ,. ,..,"~ ,~'~", .,..,., .... .~,~ ,D...,.,..,., ......... ...... Florida Department of Environmental Protection regarding
coordinated and cooperative planning, management and monitoring programs for Rookery Bay
and Cape Romano - Ten Thousand Islands Aquatic Preserves and their watersheds. The
agreement shall identify the process for notifying FDEP of development projects within the
watersheds of these preserve areas.
Policy 2.4.1:
At a minimum the County shall notify DNR Department of Environmental Protection of proposed
land development projects that could affect these preserves.
Policy 2.4.2:
The County shall request the Department of ,Nct'--'rc~ Rccc'--'rcc= Environmental Protection staff
to participate in the development of future coastal and watershed manage -
ment plans,
6
Policy 2.4.3:
The County will request the cooperation of the Department of Hcturc! Rccc'..'rcc.c Environmental
Protection to gather data and information needed for monitoring water quality, habitat changes
and land use activities within the watersheds of these preserves.
OBJECTIVE 2.5:
,..;'"" .^... ~ .. ., .* I, ~'~, ......, The County will ~.., ...., .~.,.....1"+" continue with the ...... ~. ............
implementation of its estuarine management program by requiring development to meet its
current standards addressing stormwater manaqement, and the protection of seagrass beds,
dune and strand, and wetland habitats.
Policy 2.5.1:
Identify land use activities that have the potential to degrade the estuarine environmental
quality.
Policy 2.5.2:
This management program shall incorporate information obtained from the various watershed
management plans described elsewhere in this Element.
Policy 2.5.3:
This program shall in part be based on the estuarine data analyses and management
recommendations contained in the County's coastal management program's technical reports.
GOAL 3:
THE COUNTY SHALL PROTECT THE COUNTY'S GROUND WATER
RESOURCES TO ENSURE THE HIGHEST WATER QUALITY PRACTICAL.
OBJECTIVE 3.1:
,-,,. , ....... 4, 4 c,o~ +~'c The County shall '~ .... ' ..... , -,r,,~ implement a well construction
compliance program under criteria specified in the Collier County Well Construction Ordinance,
which is designed to ensure proper construction of wells and
promote aquifer protection,
Policy 3.1.1:
County inspectors who are appropriately trained and knowledgeable of drilling and grouting
techniques required in Collier County will inspect the drilling and grouting process of all types of
wells drilled in the County.
Policy 3.1.2.3:
""' AF-.dl 4 4 no~
· -., , .., "' p° Implement the South Florida Water Management District's well
construction standards in a the Collier County Well Construction nc;;' eO_.rdinance that will
provide for inspections and penalties if well drillers do not follow these standards.
Policy 3.1.3._4:
A_ E-stablish-a committee of well contractors and drillers, County staff, Health Department staff,
and South Florida Management District staff will continue to evaluate the need for well
construction standards that are more specific to Collier County and reflect Collier County
conditions.
Policy 3.1.4.§:
The County will inform Bee~m-ic~m~=~ well contractors and drillers and the public on the
necessity for proper well construction and hold. Hcld workshops for well drillers on proper
techniques for well construction in Collier County.
Policy 3.1 ._56:
The County shall cooperate with the South Florida Water Management District in identifying and
plugging improperly abandoned wells.
OBJECTIVE 3.2:
,~,, ^ ...... , ~,, ~,n~ ;,~,-,,,,;~,, Continue to identify, refine extents of, and map zones of influence
and contribution around potable wellfields in order to identify activities that must be regulated to
protect ground water quality near wellfields. (Refer to Objective 1.1 in the Natural Ground Water
Aquifer Recharge Sub-Element.)
Policy 3.2.1:
n .... ' .... '~ '-"'-;'-*";-' Maintain and refine a 3-dimensional computer model that calculates
cones of depression around significantly sized existing and planned potable wellfields.
Policy 3.2.2:
Use the results of this analysis to modify the calculated "cones of influence" and amend the
Comprehensive Plan to include these areas as "environmentally sensitive lands".
Policy 3.2.3:
Continue to identity and delineate,.,,.,~'~""*;~',.,,~ existing land uses that possess the greatest potential
for wellfield contamination.
Policy 3.2.4:
Continue to establish and apply E-st. ablish technically and legally defensible criteria for
determining and mapping zones of protection.
OBJECTIVE 3.3:
r=,, ^ ...... . ~ .~nc~n .-,.~,.,.~ ~ .,-,,-,.-, Implement and amend as needed, the Collier County Ground
Water Protection Ordinance that includes req_ u.!ation of land us.,e activities County-wide as well
ag wi.thin wellfleld protect on zone,s, surroundinq existinq identified oublic water sUPPly
wellfields and future public water supply wellfields to protect existing and future potable
wellfields. (Refer to Objective 1,2 in the Natural Ground Water Aquifer Recharge Sub-
Element.)
Policy 3.3.1:
The Ordinance ';:ill addresse_~s both existing and projected future land use and surface activities
including, but not limited to:
a. Petroleum storage tanks,
b. Other identified hazardous materials and wastes of a specified quantity,
c. Mineral extraction,
d. Industrial and domestic wastes,
e. Stormwater.
Policy 3.3.2:
The Ordinance will provides for an appropriate level of protection for all of Collier County and
includes demonstrated performance standards.
Policy 3.3.3:
The Ordinance ';:ill addresse_As the breaching of confining units by improper well construction,
rock mining, excavations, blasting and other similar activities.
Policy 3.3.4:
The County will continue to implement the Ordinance in a manner to minimize duplication of
effort between the County and other State agencies.
Policy 3.3.5:
The County will continue implementing and refining *"'.,.. ,,,,~,,..,,,..,, ,,"'"'"' .... * ,.., ,.,"'""~ ,,..,,, ,..'"¢'"'" regulations and
permitting review procedures.
OBJECTIVE 3.4:
Collect and evaluate data and information designed to monitor the quality of ground water in
order to identify the need for additional protection measures. (Refer to Objective 1.3 in the
Natural Ground Water Aquifer Recharge Sub-Element.)
Policy 3.4.1:
Continue the existing water quality monitoring program to provide base-line data, evaluate
long-term trends, identify water quality problems, and evaluate the effectiveness of the County's
ground water protection program.
Policy 3.4.2:
Coordinate data gathering activities with State and Federal agencies to minimize duplication of
efforts and enhance the quality of information gathered.
Policy 3.4.3:
Assess the data annually to determine whether monitoring activities and County Ordinances
require expansion, modification or reduction.
Policy 3.4.4:
Gather and use appropriate data to refine and improve the database used in the County's
3-dimensional ground water model.
GOAL 4:
THE COUNTY SHALL CONSERVE, PROTECT AND APPROPRIATELY
MANAGE THE COUNTY'S FRESH WATER RESOURCES.
OBJECTIVE 4.1:
,..~'"" .,,.,,~ ....,.. I, ~, -....-,r'°~ ....""*'"~'~"~'.,..,.., ,~, , ~ ,'-"'-"~'"-';""-', ,,..,., ,,.,, ,,.,,,, te 6Collect_ and evaluate data and information
designed to more accurately determine water use in Collier County such as the County's
database trackinq all permitted wells and wells having consumptive use permits.
Policy 4.1.1:
Use as much
South Florida
as possible the existing reporting requirements and computer database of the
Water Management District.
Policy 4.1.2:
Work with the agricultural community to devise a method for determining agricultural pumpage.
Policy 4.1.3:
Compile from appropriate local, State, Federal and private organizations the water use
requirements of the native plant and animal community associations within the County,
OBJECTIVE 4.2:
The County will promote conservation of its water supply and by Jc?,uc,"¥ I, 1991, April 1,
1998, develop a comprehensive conservation strategy which will identify specific goals for
reducing per capita potable water consumption.
Policy 4.2.1:
Continue to rely on the South Florida Water Management District to take appropriate measures
to conserve water in emergency situations.
Policy 4.2.2:
Negotiate agreements with area golf courses to accept and use treated wastewater effluent for
irrigation when and where same is available from existing and future wastewater treatment
plants.
Policy 4.2.3:
Identify existing and future publicly owned lands suitable for irrigation with treated wastewater
effluent, such as government building grounds, parks and highway medians, and incorporate
these into future planning for effluent disposal.
Policy 4.2.4:
Identify existing and future privately owned lands suitable for irrigation with treated wastewater
effluent, such as cemeteries, agricultural operations, nurseries and commercial/industrial parks,
and incorporate these into future planning for effluent disposal.
Policy 4.2.5:
Evaluate and make recommendations, where appropriate, for plumbing fixtures and landscapes
that are designed for water conservation purposes.
10
Policy 4.2.6:
...... , ~. ~;..~ ~,, ,~ e~,,,~ c,~.;~, x~. ~A ........ * n;"*';"* Evaluate and make
recommendations, where appropriate, for plumbinq fixtures and landscapes that are designed
[or wator consomation purposes.
GOAL 5:
THE COUNTY SHALL PROTECT, CONSERVE AND APPROPRIATELY USE
ITS MINERAL AND SOIL RESOURCES.
OBJECTIVE 5.1-
Allow the extraction or use of mineral resources in the County provided such activities comply
with applicable industry and government standards regarding health, safety, and environmental
protection.
Policy 5,1.1:
The County shall allow mineral extraction operations as provided in the zoning code.
Policy 5.1.2:
A water use plan must be prepared by the applicant and approved by the County Water
Management Department before new mineral operations are permitted.
Policy 5.1.3:
Mineral extraction operations shall comply with standards and criteria as provided in the
County's Excavation and Blasting Ordinances.
Policy 5.1.4:
Depth of excavation and dewatering shall be restricted in areas where saline water can intrude
into the bottom of the pits. (Also, refer to Policy 3.3.1).
Policy 5.1.5:
Monitoring shall be required to determine compliance with State water quality standards.
Mining activities shall stop if water quality standards are violated as a result of the mining
operation.
OBJECTIVE 5.2:
-,""' ,^...=....' I, ~, '~"'".._, ._...,...~." .... '~- c prcgram Continue to reclaim the total disturbed area of extraction
sites in order to ensure adequate assessment and mitigation of site specific and cumulative
impacts resulting from mineral extraction activities,
Policy 5.2.1:
The Program will define reclamation standards for the protection and restoration of wildlife
habitat.
11
OBJECTIVE 5.3:
..... '~"' On biennial basis, beginnin§ in October, 1998, review
and refine estimates of types and quantities of existing minable mineral resources in Collier
County, based in information collected durinq previous biennium.
Policy 5.3.1:
Work with the Florida Department of Environmental Protection Ncturc! Rcscurccs and the
Florida Geological Survey and local mining industry officials to inventory and evaluate the
existing mineral reserves in Collier County.
OBJECTIVE 5.4:
,--:°" r-,,..,...,..,,,.,~,~,,. ~non, .,.,,.,, tThe_ County shall ,...,,,..,.,,,.,, ,'~"*'""'""~' a maintain its program to control soil erosion
throu,qh its regulations identifying criteria to control and reduce soil erosion and sediment
transport from construction and other nonaqricultural land disturt)inq activities.
Policy 5.4.1:
Relyon ........................ C~^;I r' ....... ,:,.. e...,:,-^ end '""*:*"*'" '''~ :"""~ ""'~ ^"~'" ':* .... e'""';"~' the USDA
Natural Resources Conservation Service to provide the County with appropriate soil
conservation guidelines for agriculture.
GOAL 6:
THE COUNTY SHALL IDENTIFY, PROTECT, CONSERVE AND
APPROPRIATELY USE ITS NATIVE VEGETATIVE COMMUNITIES AND
WILDLIFE HABITAT.
Objective 6.1:
By A~ June 1, !998, identify, define, and prepare development standards and
cdteria for all important native County habitats. Until the adoption of specific development
criteria, the County will continue to follow current practices of habitat and species protection
consistent with policies 6.4.6 and 6.4.7 through negotiations between County Staff and
development interests as part of the public hearing process. These negotiations are based on
provisions in '"'......~, ,.~*" '"'"";v, ~,, ,... ......,. ...., ~ ,, ,..,..,..,,, ,~""'"" '"'I'""' "/~, .. 2",, *~.,,.. Tr"'v c, ...,.......,° ..... , ,.-,...~ ....., ..,,, ...... ... ,. -...., ~.~;.,., .,, ..... ,.,. . ,..... ~,-/..
-C×c'Jc F~:h Ord~ncnc= the Collier County Land Development Code No. 91-102.
12
F×ct~c F!.c.h Ordi,",c,",cc the Collier County Land Development Code No. 91-102.
Policy 6.1.1:
By. ^,,, ~ ,.., ,* I, ~'~,...... June 1, 1998, inventory, define, and prepare development standards and
prepare criteria, based on the presence of dominant or indicative species for intertidal and
coastal strands, undeveloped coastal barriers, and xeric scrub habitats, with criteria for
development and standards for land clearing in these habitat areas.
Policy 6.1.2:
By August I, 1992 June 1, 1998, inventory, define, and prepare development standards and
criteria, based on the presence of dominant or indicative species for marine, freshwater, and
transitional zone wetlands, and hardwood hammocks.
Policy 6.1.3
By ^ ...... * ~ ~'~
· ,..~,....,. I ..... June 1, 1998, inventory, define, and prepare development standards and
criteria, based on the presence of dominant or indicative species, for pine flatwoods and dry
prairie habitats.
Policy 6,1,4:
All other species associations that may be defined as a discrete habitat community will be
considered for development criteria and standards for land clearing as part of this process.
Policy 6.1.5:
The above developed criteria and standards shall be modified as appropriate as individual
watershed management plans and NRPAs are developed,
Policy 6.1.6:
Flexibility, in the form of area tradeoffs or mitigation, should be allowed in the determination of
areas within and among developments to be preserved.
Policy 6.1.7:
Until definitions for habitat associations and standards for development are adopted as land
development standards, criteria specified in other objectives and policies of this Element will
apply.
Policy 6.1.8
Incentives should be created which would allow develooment to continue, but at the same tim-
would also insure that some of the most ecologically sensitive habitat and vegetative
communities are retained,
policy 6.1.9
In the event that the County adopts an open space recreational system, consideration should be
given to incorporating the linkage and protection objectives of the retained habitat
OBJECTIVE 6.2:
There shall be no unacceptable net loss of viable naturally functioning marine and fresh water
wetlands, excluding transitional zone wetlands which are addressed in Objective 6.3.
13
Policy 6.2.1:
Until such time that Natural Resource Protection programs/plans (Objectives 1.3, 2.5 and 11.6)
and development standards for habitat areas (Objective 6.1) are adopted, the following policies
shall serve as interim criteria for incorporation into all development orders.
Policy 6.2.2:
All wetlands are designated as environmentally sensitive areas.
Policy 6.2.3:
Altered or disturbed wetlands are considered to be not viable, not naturally functioning,
degraded wetland ecosystems.
Policy 6.2.4:
The following policies shall not be construed to prevent timbering operations so long as
timbering operations utilize best management practices to minimize the effects on the wetlands.
Policy 6.2.5:
Creation of new wetlands, where mitigation is required, is encouraged first in upland areas
where exotics dominate.
Policy 6.2.6:
Marine wetlands are defined as areas with a water regime determined primarily by tides and the
dominant vegetation is salt tolerant plant species including those species listed in Subsection
17-4.02 (17), Florida Administrative Code, "Submerged Marine Species" and seaward of the
Coastal Management Boundary as shown on the Future Land Use map, exclusive of subtidal
habitats as addressed in Objective 6.6.
Policy 6.2.7:
Mitigation for development in altered marine wetlands shall include enhancement or restoration
of other altered wetlands or creation of new wetlands either on at least an equal area basis or
where an alternative found appropriate by the Board of County Commissioners mitigates any
altered wetlands in order to limit cumulative and specific impacts on Coastal wetland and
wildlife resources.
Policy 6.2.8:
All mitigation for development in Coastal area wetlands should occur in the Coastal area.
Policy 6.2.9:
Wetlands, including transitional wetlands, shall be defined pursuant to the current definitions of
the Florida Department of Environmental ~ Protection.
Policy 6.2.10:
Any development activity within a viable naturally functioning fresh -water wetland not part of a
contiguous fiow way shall be mitigated in accordance with current South Florida Water
Management District mitigation rules. Mitigation may also include restoration of previously
disturbed wetlands or acquisition for public preservation of similar habitat.
14
Policy 6.2.11:
For mitigation of freshwater wetlands outside of the Coastal area, first consideration shall be
given to mitigation on site, followed by mitigation in the adjacent contiguous area, followed by
mitigation in the same watershed, followed by mitigation in adjacent watersheds.
Policy 6.2.12:
For projects that require wetland mitigation an entity shall be designated responsible to monitor
the compliance of the mitigation stipulation.
Policy 6.2.13:
Proposed development on parcels containing viable naturally functioning freshwater wetlands
shall cjuster development to maintain the largest contiguous wetland area practicable and shall
be designed to disturb the least amount of native wetland vegetation practicable and to
preserve the pre-development hydroperiod.
Policy 6.2.14:
Where appropriate, incorporate on-site freshwater wetlands into stormwater management
plans in order to restore and enhance the historic hydroperiod and ensure the continuity of
natural flow way.
Objective 6.3:
A portion of the viable, naturally functioning transitional zone wetlands dcficcd by Stctc
,~"'~"'" '--.-,.-, .-., ~..-.,,,,,..,,,u;~ ....... ,....~..,,..,,,..,,...; ..... *" shall be preserved in any new non-agricultural development
unless otherwise mitigated through the DER Stme and the COE permitting process and
approved by the County.
Policy 6.3.1:
The transitional zone wetland shall be defined as an area of which at least 50% is inhabited by
those species, considering all strata, listed in the wetland definition used by the Florida
Department of Environmental Regulation.
Policy 6.3.2:
Development activities within the transitional zone areas shall be mitigated on a case by case
basis. Mitigation of transitional wetlands may take several forms. Among the types of
mitigation that are appropriate are preservation, enhancement or of restoration of wetland
areas, or preservation, enhancement or restoration of important upland native vegetative
communities or wildlife habitat.
Policy 6.3.3:
Credits toward the Park and Recreational Impact Fee shall be given any conservation buffer or
transitional zone wetlands preserved on site for passive recreation uses. The credit shall be set
on a per acre preserve basis, A conservation easement or other permanent dedication shall be
created for any buffer or wetland for which an impact fee credit is given.
Policy 6.3.4:
Wetlands shall be delineated according to Section 373.019 Florida Statutes and Section
373.421 Florida Statutes.
15
OBJECTIVE 6.4:
A portion of each viable, naturally functioning non-wetland native habitat type shall be
preserved or retained as appropriate.
Policy 6.4.1:
~hcll bc modified Continue to require that viable naturally functioning native habitat communities
be identified on all plans for developments requiring site development plans.
Policy 6.4.2:
Flexibility in the form of area tradeoffs or mitigation should be allowed in the determination of
areas within developments to be preserved.
Policy 6.4.3:
Require new developments to submit and implement a plan for exotic plant removal and
long-term control. Such implementation may be considered as mitigation.
Policy 6.4.4:
Any development proposal in a "ST" zoned area or any other area designated "environmentally
sensitive" shall have a site inspection, where appropriate, by County staff and be reviewed for
approval as defined in the "ST" zoning procedure.
Policy 6.4.5:
Developments greater than 2.25 acres shall be required to receive a tree removal permit
according to the requirements of the Protected Tree Ordinance. Until the adoption of
comprehensive land development regulations, tree removal permits shall incorporate criteria
contained in all applicable objectives and policies of this Conservation and Coastal
Management Element.
Policy 6.4.6:
All new residential developments greater than 2.5 acres in the Coastal Area and greater than
20 acres in the coastal urban area shall retain 25% of the viable naturally functioning native
vegetation on site, including both the understory and the ground cover emphasizing the largest
contiguous area possible. When several different native plant communities exist on site, the
development plans will reasonably attempt to preserve examples of all of them if possible.
Areas of landscaping and open space which are planted with native species shall be included in
the 25% requirement considering both understory and groundcover. Where a project has
included open space, recreational amenities, or preserved wetlands that meet or exceed the
minimum open space criteria of Collier County, this policy shall not be construed to require a
larger percentage of open space set aside to meet the 25% native vegetation policy, This
policy shall not be interpreted to allow development in wetlands, should the wetlands alone
constitute more than 25% of the site. Exceptions shall be granted for parcels that cannot
reasonably accommodate both the native vegetation and the proposed activity.
Policy 6.4.7:
All other types of new development shall be required to preserve an appropriate portion of the
native vegetation on the site as determined through the County development review process.
Preservation of different contiguous habitats is to be encouraged. When several different native
plant communities exist on site, the development plans will reasonably attempt to preserve
examples of all of them if possible. However, this policy shall not be interpreted to allow
16
development in wetlands, should the wetlands alone constitute more than the portion of the site
required to be preserved. Exceptions shall be granted for parcels which can not reasonably
accommodate both the preservation area and the proposed activity.
Policy 6.4.8:
Agriculture shall be exempt from the above preservation requirements provided that any new
clearing of land for agriculture shall not be converted to non -agricultural development for at
least ten years. For any such conversions in less than ten years, any County -imposed
restoration measures of the site must be restored to native vegetation.
OBJECTIVE 6.5:
~-~, .,.. -....-..-,'~'~n'~ F S, ;""~' "~; .......... '~"'""'" *~'~'"'*"' tThe County shall continue tc cmcnd thc *~'"
-'""; .... '~'" to incorporate native vegetation into landscape designs in order to promote the
preservation of native plant communities and encouraqe water conservation through native
veoetation.
Policy 6.5.1:
Priorities for incorporating non noxious non-invasive native vegetation into landscape design
shall be as follows
a) The first choice is to keep and enhance existing native habitats on site and intact for
incorporation into the landscape design.
b) If this is not practicable, then consideration should be given to transplanting existing
species to another location on site.
c) If this is not practicable, then attempt to use native species to recreate lost native
habitat.
u) If re-creating the native habitat is not practicable, then the new landscape design
shall incorporate the use of plants that promote "xeriscape" principles.
Policy 6.5.2:
Landscape Ordinances will continue to identify specific plant coverage and assemblage
requirements.
OBJECTIVE 6.6:
There shall be no net loss of important, viable, naturally occurring, submerged, marine habitat.
Policy 6.6.1:
'"" ^ ...... * !, Innn Annually identify, inventory, and map both disturbed and undisturbed sea
grass beds and other submerged marine habitats that are deemed important.
Policy 6.6,2:
· --z""' · ^,--=,-~-* ~, , ~,~n~, ,.~,, Continue to regulate boat traffic and other uses and activities as necessary
to conserve, protect, and enhance, as appropriate, these habitats,
17
Policy 6.6.3:
Where applicable~ guidelines of r~..,.-,,.,,...,..,,-,, ,,~ ~,,.-,, .... , D ........... ~ the Department of
Environmental R.e~,,=~etieP~ Protection for Outstanding Florida Waters and Aquatic Preserves
shall be considered to review land development projects in and near sea grass beds.
OBJECTIVE 6,7:
The County will protect, conserve and appropriately use ecological communities shared with or
tangential to State and Federal lands and other local governments.
Policy 6.7.1:
The County shall coordinate with adjacent counties, State and Federal agencies, other owners
of lands held in the public trust, and the Southwest Florida Regional Planning Council to protect
unique communities located along the County's border by controlling water levels and enforcing
land development regulations with regard thereto.
Policy 6.7.2:
o,, , ....... '~ ~'~n" .... ~'""' c ..... '~ .... Continue to meet with the appropriate counties te
mcct at a specified frequency to discuss upcoming land development projects that would have
an impact on ecological communities in both Counties.
Policy 6,7.3:
The County shall assist to assure compliance with all State and Federal Regulations pertaining
to endangered and rare species living in such "shared" ecological systems.
OBJECTIVE 6.8:
The County shall protect natural reservations from the impact of surrounding development.
Policy 6.8.1:
All requests for land development within 1000 feet of natural reservations shall be reviewed as
part of the County's development review process to insure no unacceptable impact to the
natural reservation.
Policy 6.8,2:
Criteria contained in applicable objectives and policies of this Element shall apply to
development near natural reservations.
GOAL 7:
THE COUNTY SHALL PROTECT AND CONSERVE ITS FISHERIES AND
WILDLIFE.
OBJECTIVE 7.1:
The County shall continue to improve marine fisheries productivity by building additional reefs.
Policy 7.1.1:
.,., , ....... .~ .~n~,')..... , ,r... ....... ," .... ,., ..~,..i, r.,,.',.~ cn ..~.~;,~.-~l ....... ,~. .... ,.,~¢,..;..., ......,..~A~.. The County should
conti.nue to apply for reef construction grants and annuallv place more materials on the existino
permitted sites.
18
Policy 7.1.2:
The County will coordinate its activities with the Florida Department of k,.-,, .... , = .........
Environmental Protection, the Marine Extension Office and other appropriate agencies.
OBJECTIVE 7.2:
.,,, , ....... .~ ~nnn West ,,-,.i.-,r. m~.-,..-.*.......--,*~.,- ,-~-.-" not """'"'"" 'ho 5 :,'car
..... ~ ............. ~,, I ..... 11 ....... Historical data from 1990-1996 shows that the
average number of manatee deaths in Collier County due to incidents with watercraft is
approximately 3.2 per year per 101000 boats. Through the mechanisms and criteria contained
within this element1 the County's obiective is to control the number of manatee deaths due to
boat related incidents to no more than this seven year average.
Policy 7.2.1:
Characterize and map designated critical manatee critical habitats and evaluate areas of
greatest potential threats.
Policy 7.2.2:
Establish restricted boat speed zones, channelized zones or route boat traffic around in areas
where the greatest threat to injury of manatees is from boats.
Policy 7.2.3:
In order to protect manatees, marinas shall be discouraged in designated manatee critical
habitat unless other protective measures are provided. (Reference Policy 11.1.5).
Policy 7.2.4:
The County will continue to work with appropriate State and Federal agencies to identify areas
where propeller driven boats will be prohibited.
OBJECTIVE 7.3:
By January 111992, ::l:the County shall ccntbuc to develop and implement programs for
protecting fisheries and other animal wildlife ~-" "'"" "~ ........... ~ ..... *'-'-*: .... -~'---
Policy 7.3.1:
By accrediting Natural Resource staff as code enforcement officers, the County shall continue to
enforce its existing Sea Turtle Protection Ordinance which provides standards for shielding
outdoor lighting, protecting nests from surrounding construction activities, and relocating nests.
Policy 7.3.2:
I;~ Continue to update the guide for homeowners and builders which explains the need
for protecting sea turtles and how this can be accomplished.
Policy 7.3.3:
". ~'~v ... . ..... ~,.)n,~ v ..., F .v.°,,;"'~", ,.. , ....."~;,, .......... ,~ .., ,, ,.., ,,~, , ..,,'-'~*", .~,, .,.. *"~"~*"'. ,, .. ,~. ..., The County will continue to prepare
management guidelines to be incorporated as stipulations for land development orders and to
inform land owners and the general public of proper practices to reduce disturbances to eagle
nests, red-cockaded woodpeckers, Florida Panther, cnd wood stork habitat,~By-,Jem=m,.y-~,
.... - ......... , .......... ~' ........ ~"--~' ................. ~ ........ u .......... and for other s ecies
of special status,
19
Policy 7.3.4:
Until management guidelines are prepared, the County will evaluate and apply applicable
recommendations of Technical Assistance to Local Government, and U.S. Fish and Wildlife
Service federal guidelines regarding the protection of species of special status as stipulations to
development orders.
Policy 7.3.5:
The County's policy is to protect gopher tortoise burrows wherever they are found. It is
recognized, however, that there will be unavoidable conflicts which will require relocation of
burrows. The suitability of alternate sites should be evaluated as to:
a. physical suitability of the site,
b. long-term protection,
c. conflicts with other management objectives for the land, and
d. costs of relocation.
Policy 7.3.6:
A species survey to include at a minimum, species of special status that are known to inhabit
biological communities similar to those existing on site and conducted in accordance with the
requirements of the Florida 'Game and Fresh Water Fish Commission shall be required for
developments greater than 10 acres as part of the County's ElS review process.
Policy 7.3.7:
The County shall notify the Florida Game and Fresh Water Fish Commission of the existence of
any species with special status that may be discovered as a result of the species survey
required in Policy 7.3.6.
Policy 7.3.8:
D.. I,,I,, '1 .~C~/'~ f~ t"~,'-,. ,.'~f.. ,.,;11 ~-,~,;~., RnA .~,;,-.~
~ ,,,'"c3sc"s;c,q ...... N ~, ..... *;~"-' '"f' '""~'"";"'"~" .... +; ..... " .... "'~"'"*;~'"'~ ~" ~'~; ..... The
Count~ will continue to periodically review and revise its existing codes pro¥iding for appropriate
prohibitions and restrictions on the commercial possession, use, and ha. rvesting of undesirable
exotic species.
Policy 7.3.9:
The County will support the efforts of the U.S. Fish and Wildlife Service's Panther Recovery
Plan by designating significant portions of the known habitat for the County's Flodda Panther as
"Areas of Environmental Concern" on the County Future Land Use Map.
2O
GOAL 8:
THE COUNTY SHALL MAINTAIN COLLIER COUNTY'S EXISTING AIR
QUALITY.
OBJECTIVE 8.1:
All activities in the County shall comply with all applicable federal and State air quality
standards.
Policy 8.1.1:
The County will rely on the Florida Department of Environmental ProtectionS, the
Florida Division of Forestry or the local fire departments as appropriate under their jurisdiction
to permit and visually inspect the permitted air pollutant sources in the County.
Policy 8.1.2:
The fire departments and the County will receive complaints concerning air pollution problems
and refer them to the Florida Department of Environmental Regulation, Florida Division of
Forestry, or the local fire departments as appropriate.
Policy 8.1.3:
The local fire departments, Florida Department of Environmental ~ Protection, and the
Florida Division of Forestry will investigate and act on complaints that are called in or referred to
them.
Policy 8.1.4:
Automobile emissions will be reduced by the policy of the Sheriffs Department to stop smoking
vehicles and either warn or ticket the operator for the offense, and by the policy of the County to
require bike paths or sidewalks on new subdivisions and major County roadways and
improvements.
Policy 8.1.5:
By ~ .......
....... · ",, ",992, January 1, 2000, the County shall investigate the need for a more
comprehensive local air quality monitoring program.
GOAL 9:
THE COUNTY SHALL APPROPRIATELY MANAGE HAZARDOUS MATERIALS
RESOURCES AND TO ENSURE THE HIGHEST ENVIRONMENTAL QUALITY.
OBJECTIVE 9.1
-.""' ........,,'""""" 3",, ,,-,o~,.....v, tThe_ County shall.... ~ .... ...,,..~.' .... -, ,d !mplement and update biennially a
hazardous materials emergency response,~,~..'-'"-. element as part of its ComDrehon~i¥O
Emerqenc¥ Manacjement Plan.
Policy 9.1.1:
The plan shall be developed in cooperation with the Southwest Florida Regional Planning
Council and the local planning committee established under Title II1.
Policy 9.1.2:
The plan shall identify a community coordinator, facility coordinators, and other Federal, State
and local agency contacts (especially the City of Naples) including the responsibilities and
duties of each agency.
21
Policy 9.1.3:
The plan shall identify emergency notification procedures and lines of communication among
reacting agencies.
Policy 9.1.4:
The plan shall provide a description of community and industry emergency equipment and
facilities and the identity of persons responsible for them.
Policy 9.1,5:
The plan shall address hazardous substances, transportation routes, location of significant
hazardous materials, probable affected areas in the event of a release, and emergency
evacuation plans.
Policy 9.1.6:
A training program shall be developed for emergency response personnel.
Policy 9.1.7':
The Collier County Emergency Management Department shall be responsible for developing,
implementing, and evaluating the effectiveness of the plan, including periodic updates.
OBJECTIVE 9.2:
· .-,""' ..-~,.-,,,,-,.-.,e""*""'"~'"" ,,...,on ,, ,..-.,.-,c'~ *hc., The County shall verify the management and disposal practices _of
identified businesses that are potential generators of hazardous waste, at a rate of 20% of these
businesses per ye.ar.
Policy 9.2.1:
During the verification visits the County shall advise businesses on proper management and
disposal of hazardous wastes and shall encourage the reduction of hazardous waste through
recycling.
Policy 9.2.2:
The verification visits shall concentrate on businesses generating waste oil and spent solvents
and other hazardous waste in areas close to potable wellfields.
OBJECTIVE 9.3:
The Collier County Solid Waste Department shall continue to hold its hazardous waste
collection day at least once per year.
Policy 9.3.t:
The hazardous waste collection day shall target residential households but also allow small
businesses to participate to some extent.
OBJECTIVE 9.4.:
By September 30, 1989, the County shall establish ?'" "" .... *" "~-""
......... , ...... ~mplc..mc.~t thc
local storage tank compliance program ~ .... *'""* ...... '" '-'"-~ '-, ,'-~ ..... ,~*'"" '----~*" ~'-'-",~""'
22
Policy 9.4.1:
The County shall cntcr into implement provisions of a the contract with the Department of
Environmental Regulatie~ Protection under the Super Act provisions in order to avoid any
duplication of effort.
Policy 9,4.2:
The County shall concentrate on storage tank installation, inspection, and contractor
certification and oversight of maintenance and monitoring of petroleum contamination sites.
The County shall assess the need for secondary containment of storage tank and line systems
especially in areas close to potable wellfields.
OBJECTIVE 9.5:
By August 31, 1989, the 'T'~., County shall adopt "'"'"'~ .... * ....* .... *" .....*"""*'""'"'*
m.,-.~;~,.,'~r;n.... .-~.,-I ,.~'1, ,,,'..-,t Ilrv~;t ,-,~.,'~, ,;r,,'.,r~,,~nl'~-. ,.~f t1.~,.-. P,'~II;.,'~,' ,'".",, ,nt'~. ~'~-.',,',. ,...4 %AI.'~'~,' D.-,~.~,,'.H.~,,~
Ordinance requlatin§ the use of septic tanks servinq industrial and manufacturinq activities.
Policy 9,5.1:
E-stablish Implement a monitoring program for small quantity generators that dispose of
hazardous waste into septic tank systems to determine hazardous constituents in the septage
and in the ground water.
TU= APPROPRIATE ===~,,r.c= ^k,n !NFP.,r~STRUCTURE ^= .',ch, Ilocn Tn
Tu= ~nAeTAn ADCA ~e THE PROPOSED DEVELOPMENT ,k, THE =iiTiIDC
, ~,n USE ELEMEN* n~, ,D~
.CftC,'Ti
23
24
.................. : 5, Ir'a!
25
GOAL -1-1- 10: THE COUNTY SHALL PROTECT, CONSERVE, MANAGE, AND
APPROPRIATELY USE ITS COASTAL BARRIERS INCLUDING SHORELINES,
BEACHES AND DUNES AND WILL PLAN FOR, AND WHERE APPROPRIATE,
WILL RESTRICT ACTIVITIES WHERE SUCH ACTIVITIES WILL DAMAGE OR
DESTROY COASTAL RESOURCES.
OBJECTIVE ! I .I 10.1:
Priorities for shoreline land use shall be given to water dependent uses over water related land
uses and shall be based on type of water-dependent use, adjacent land use, and surrounding
marine and upland habitat considerations.
Policy I'I,.I.1 10.1.1:
Priorities for water-dependent uses shall be:
a. Public Boat Ramps;
b. Marinas;
1. commercial (public) marinas over private marinas;
2. storage over wet storage;
c. Commercial fishing facilities;
d. Other non-polluting water-dependent industries or utilities.
Policy 11 .I .2 10.1.2:
No deep water ports shall be allowed.
Policy 'I.'I..'I..3 10.1.3:
Priorities for water-related uses shall be:
a. Recreational facilities
b. Marine supply/repair facility
c. Residential development
26
Policy-14-.-.-.-.-.-.-.~4 10.1.4:
The following priority ranking for siting of shoreline development and the resultant destruction or
disturbance of native vegetative communities for water dependent/water related land uses shall
apply:
a.
b.
C.
d.
e.
f.
g.
areas presently developed,
disturbed uplands,
disturbed freshwater wetlands,
disturbed marine wetlands,
viable, unaltered uplands,
viable, unaltered freshwater wetlands,
viable, unaltered marine wetlands.
Policy 11.1.5 10.1.5:
In order to protect manatees, marinas shall be discouraged in designated manatee critical
habitat unless other protective measures are provided. (Reference Policy 7.2.3.)
Policy !!.!.~ 10.1.6:
New marinas shall conform to the following criteria:
a. Marinas must provide vehicular parking and sewage pump-out facilities;
Fueling facilities shall be designed to contain spills from on-land equipment and
shall be prepared to contain spills in the water.
Marina facilities must be accessible to all public services essential to ensure their
safe operation.
Marinas and multi-slip docking facilities shall prepare hurricane plans for
approval which describe measures to be taken to minimize damage to marina
sites and neighboring properties and the environment; this hurricane plan shall be
reviewed and approved by the County.
e. Dry storage should be encouraged over wet storage.
Policy 11.1.," 10.1.7:
Marinas and other water-dependent and water-related uses shall conform to other applicable
policies regarding development in marine wetlands. Marinas that propose to destroy wetlands
shall provide for use by the general public.
Policy ~ 10~1.8:
All new marinas that propose to destroy viable naturally functioning marine wetlands shall
demonstrate, the economic need and feasibility for such development.
Policy ~ 10.1.9:
These policies shall serve as criteria for the review of proposed development in "ST" designated
lands.
27
OBJECTIVE 11.2 10.2:
The County shall continue to insure that access to beaches, shores and waterways remain
available to the public and,.,,~"' ~....,.,,,.,,..,r" .... r-,,... 34,, ~,~n,~, ..,.,.., ,~,.,...,.,~.~ .... ~'""' c and continue with its program to
expand the availability of such access and a method to fund its acquisition.
Policy 11.2.1 10.2.1:
Existing access for the public to the beach shall be maintained by new development. New
beach front development shall show on their site-plans existing beach access ways and the
proposed development shall continue that access way, relocate it on the site, or donate it to the
County,
Policy 11.2.2 10.2.2:
Evaluate appropriate public access intervals for renourished beaches considering the demand
for recreation and the ability of the natural system to support the demand. If existing access is
not sufficient, then the County shall acquire additional access points as a part of the
renourishment project,
Policy I'I,.2.3 10.2.3:
A credit towards any developed recreation and open space impact fee shall be given for
developments which provide public access facilities.
Policy ~ 10.2.4:
All public access facilities shall include parking facilities and roadway access.
Policy 11.2.5 10.2.5:
The County shall accept donations of shoreline lands suitable for use as public .access facilities.
Policy I'I,.2.E 10.2.6:
The County shall coordinate with State and Federal agencies regarding use of and access to
Federal and State owned properties in the Coastal Zone for public use.
OBJECTIVE 11.3 10.3:
Undeveloped coastal barriers shall be maintained predominantly in their natural state and their
natural function shall be protected, maintained and enhanced.
Policy ". ".._."* ". 10.3.1:
"Undeveloped" coastal barrier systems shall be defined as set forth in the Federal Guidelines
based on the amount of structures per acre of fastlands and for which no development approval
or permits have been issued by Collier County, or plats recorded. "Fastlands" are the upland
area as defined in the Federal Guidelines.
Policy 11.3.2 !0.3.2:
Any development activities on an undeveloped coastal barrier must be compatible with
protection of the natural form and function of the coastal barrier system.
28
Policy 11.3.3 10.3.3:
The highest and best use of undeveloped coastal barriers are as functioning natural systems;
therefore the first alternative to development should be consideration of acquisition by or for the
public benefit to preserve the natural function.
Policy ~ 10.3.4:
Public expenditure shall be limited to property acquisition and for public safety, education,
restoration, exotic removal, recreation and research facilities that will not substantially alter the
natural characteristics and the natural function of the undeveloped coastal barrier system.
Policy !1.3.~ 10.3.5:
Native or other County approved vegetation shall be required as the stabilizing medium in any
coastal barrier vegetation or restoration program.
Policy 'I'I.3.S 10.3.6:
Prohibit construction of structures seaward of the Coastal Construction Control Line on
undeveloped coastal barriers. Exception shall be for passive recreational structures, access
crossovers, and where enforcement would not allow any reasonable economic utilization of
such property. In the latter event, require construction that minimizes interference with natural
function of such coastal barrier system.
Policy 11.3.7 10.3.7:
Participate in and encourage Regional and State programs to acquire naturally functioning,
undeveloped coastal barrier systems to insure the preservation of their natural function.
Policy '!.'!..3.8 10.3.8:
Development density on undeveloped coastal barrier systems shall not exceed the lowest
density provided in the Future Land Use Element.
Policy ~ 10.3.9:
Native vegetation on undeveloped coastal barriers should be preserved. To the extent that
native vegetation is lost during land development activities and the remaining native vegetation
can be supplemented without damaging or degrading its natural function, any native vegetation
lost during construction shall be replaced by supplementing with compatible native vegetation
on site. All exotic vegetation shall be removed and replaced with native vegetation where
appropriate.
Policy 'I.'I..3.~. 0 10.3.10:
No new bridges, causeways, paved roads or commercial marinas shall be permitted to or on
undeveloped barrier systems.
Policy ~..3.'I.'I. 10.3.11:
Shoreline hardening structures (e.g., rip-rap, seawalls, groins, etc.) shall not be allowed on
undeveloped coastal barriers except in the interest of public safety or of land use related
hardship.
29
Policy 11.3/!2 10.3.12:
Require the use of the "Planned Unit Development" (PUD) provisions of the Zoning Ordinance
for new developments or redevelopment's proposed to take place within areas identified as
Coastal Barrier system with the exception of one single family dwelling unit on a single parcel.
Policy '!,'~,.... ~ '~,.. 10.3.13:
These policies shall be implemented through the existing "ST" zoning procedures.
Policy~ 10.3.14:
Substantial alteration of the natural grade on undeveloped coastal barriers by filling or
excavation shall be prohibited except as a part of an approved dune and/or beach restoration
program, or as part of a DER approved wastewater treatment system or as part of an approved
public development plan.
Policy ". 1,3.'I, .F." 10.3.15:
Agriculture and timbering are not exempt from the above Goals, Objectives, and Policies
related to coastal barrier systems.
OBJECTIVE-4-'N4 10.4:
,,'"-"°'-"'....,...,. _Ddeveloped coastal barriers and developed shorelines shall be continued to be restored
and then maintained, when appropriate by establishing mechanisms or projects which limit the
effects of development and which help in the restoration of the natural functions of coastal
barriers and affected beaches and dunes.
Policy ~ 10.4.1:
Promote environmentally acceptable and economically feasible restoration of the developed
coastal barriers and the urban beach and dune systems.
Policy~ 10.4.2:
Prohibit further shore hardening projects except where necessary to protect existing structures,
considering the total beach system and adjacent properties.
Policy~ 10.4.3:
Prohibit activities which would result in man induced shoreline erosion beyond the natural
beach erosion cycle or that would deteriorate the beach and dune system.
Policy ~ 10.4.4:
Require dune stabilization and restoration improvements in land development projects along
beach areas.
Policy ~ 10.4.5:
Initiate and support beach and dune restoration and preservation programs where appropriate.
Policy-14-,~ 10.4.6:
Require native vegetation as landscaping in development activities in developed coastal barrier
systems and on the beach and dune systems.
30
Policy~ 10.4.7:
Prohibit construction seaward of the Coastal Construction Control Line except where the same
would be permitted pursuant to the provisions of the Florida Coastal Zone Protection Act of
1985 or where said prohibition would result in no reasonable economic utilization of the property
in questions, or for safety reasons. In such cases, construction will be as far landward as is
practicable and effects shall be minimized on the beach and dune system and the natural
functions of the coastal barrier system.
Policy ~ 10.4.8:
Construction seaward of the Coastal Construction Control Line will be allowed for public access
and protection and restoration of beach resources. Construction seaward of the Coastal
Construction Control Line shall not interfere with sea turtle nesting, will utilize native vegetation
for dune stabilization, will maintain the natural beach profile, will minimize interference with
natural beach dynamics, and where appropriate will restore the historical dunes and will
vegetate with native vegetation.
Policy ~ 10.4.9:
Seawall construction fronting the Gulf of Mexico shall be prohibited except in extreme cases of
hardship.
Policy~ 10.4.10:
Vehicle traffic or traffic on the beach and primary dunes shall be prohibited except for
emergency and approved maintenance purposes. The County shall enforce this requirement
with the existing Vehicle On The Beach Ordinance.
Policy ~ 10.4.11:
Develop tax incentives and other land use incentives to encourage additional access or parking
areas to provide utilization of the high capacity urban beaches.
Policy ~ 10.4.12:
In permitting the repair and/or reconstruction of shore parallel engineered stabilization
structures, require, where appropriate, at a minimum:
a. All damaged seawalls will be replaced with, or fronted by,
b. Where appropriate, repaired structures will be redesigned
Policy ~ 10.4.13:
Development and redevelopment proposals shall consider the implications of potential rise in
sea level.
OBJECTIVE 'I. I..= 10.5:
For undeveloped shorelines, provide improved opportunities for recreational, educational,
scientific, and esthetic enjoyment of coastal resources by protecting beaches and dunes and by
utilizing or where necessary establishing construction standards which will minimize the impact
of manmade structures on the beach and dune systems.
Policy 11.5.1 10.5.1:
Recreation that is compatible with the natural functions of beaches and dunes is the highest
and best land use.
31
Policy '!.".... = .- '~ 10.5.2:
~ Prioritize acquisition efforts in order to meet the projected need for additional public
beaches.
Policy 11.,., = . ..'" 10.5.3:
Prohibit activities which would result in man induced shoreline erosion beyond the natural
beach erosion cycle or that would deteriorate the beach dune system.
Policy ~ 10.5.4:
Prohibit construction of any structure seaward of the Coastal Construction Control Line.
Exception shall be for passive recreational structures, access crossovers, and where
enforcement would not allow any reasonable economic utilization of such property. In the latter
event, require construction that minimizes interference with natural function of such beaches
and dunes.
Policy 11.5.5 10.5.5:
Prohibit motorize vehicles on the beaches and dunes except for emergency and maintenance
purposes. The County shall enforce this requirement with the existing Vehicle On The Beach
Ordinance.
Policy 'I,'I,.5.~ 10.5.6:
Regulate activities so that they will not threaten the stability of the dunes or the beach itself.
Policy 'I,'1.5.7 10.5,7:
Pursue the acquisition of undeveloped beaches and dunes as the first alternative to
development.
Policy ~ 10.5.8:
Prohibit shoreline armoring processes and encourage non-structural methods for stabilizing
beaches and dunes.
Policy ~ 10.5.9:
Prohibit construction seaward of the Coastal Construction Control Line except as follows:
a. Construction will be allowed for public access;
b. For protection and restoration of beach resources;
c. In cases of demonstrated land use related hardship or safety co ncerns as specified in
the 1985 Florida Coastal Zone Protection Act, there shall be no shore armoring
allowed except in cases of public safety.
Policy I~._=.'I, 9 10.5.!0:
Construction activities shall not interfere with the sea turtle nesting, shall preserve or replace
any native vegetation on the site, and shall maintain the natural beach profile and minimize
interference with the natural beach dynamics and function.
Policy ~ 10.5.!1:
The County will waive all other non-safety related set-back requirements and site planning
requirements before allowing construction seaward of the Coastal Construction Control Line.
32
Policy 11.5.12 10.5.12:
For all beach front land development related projects require dune stabilization and restoration
improvements, the removal of exotic vegetation, and replacement with native vegetation, as
appropriate.
OBJECTIVE 11.5 10.6:
By August 1, 1990, t:T-he County shall adopt a '"""*~ .... ,,-, ~,,.~,,.,I .... t fh,,.~ Coastal Barrier and
Beach System Management Program ~' ...........,'
Policy 11.5.1 10.6.1'
The program shall includes the management, guidelines and performance standards prepared
for the undeveloped coastal barriers contained within the coastal barrier and estuarine NRPA
(Policy 1.3.2).
Policy 11.5.2 10.6.2:
The program sba!! addresse_s County resource management policies and procedures for all
County jurisdiction beaches, dunes and coastal barriers (both developed and undeveloped).
Policy 1!.5.3 10.6.3:
The program chcll bo is based in part on the beach, dune and coastal barrier data, analyses
and management recommendations contained in the County's coastal management program
technical reports and the Collier County Beach Management Studies.
Policy ~ 10.6.4:
The program shall considers the implications of a potential rise in sea level.
Policy 1 ! .5.5 10.6.5:
Collier County supports federal and state agency efforts to deny permits and establish a
permanent moratorium on the offshore oil and gas exploration and drilling along the west coast
of Florida, and to the extent allowed by law1 shall take appropriate actions to oppose any
offshore oil and gas exploration and drilling proiects in this sensitive area.
GOAL -12- 11:THE COUNTY SHALL PROVIDE FOR THE PROTECTION, PRESERVATION,
AND SENSITIVE RE-USE OF HISTORIC RESOURCES.
OBJECTIVE !3.1 11.1:
To protect historic and archaeological resources in Collier County.
Policy 12.1.1 11.1.1:
.~,~,;,,iei,~,.~.. · ,~.., .......*1~C ., ...... ~*i~ ~i*i,,~,,,. r~,~ .... . ~r~,~*i~ ~ ~i~i~ ki~*~.;~
...... 'C ..... C~ .... ~, ~ ........... ~
in effect regulations regarding development and other land alteration activities that ensure th~
conse~ation, sensitive re-use, prese~ation of significant historic and archaeolooi~l resour~s
or appropriate mitigation in accordance with State standards.
33
no loss of historic or archaeological resources on County-owned property and historic
resources on private property shall be protected, preserved or utilized in a manner that will
allow their continued existence. Conservation techniques shall include at a minimum:
a. During the development permit review process, historic or archaeological sites shall
be identified and shown on the site plans;
The County shall establish waivers for non-safety related set back requirements and
site planning requirements in order to accommodate historic structures or historic
sites within a proposed development;
As an alternative to preserving archaeological sites, the Owner may allow excavation
of the site by the State of Florida Division of Historic Resources or the approved
alternate prior to development. Should a site be scientifically excavated, then
development may proceed without preserving the site;
d. The County shall accept donations of historic or archaeological sites;
Archaeological sites that are to be preserved may be utilized to satisfy required
setbacks, buffer strips or open space up to the maximum area required by
development regulations. Conservation of such historic or archaeological sites shall
qualify for any open space requirements mandated by development regulations.
Policy '1,2.1.3 11.1.3:
If, during the course of site clearing, excavation, or other constructional activities, an
archaeological or historical site, artifact, or other indicator is discovered, development activities
at that specific archaeological site shall be immediately stopped and the appropriate agency
notified· Development will be suspended for a sufficient length of time to enable the County or
a designated consultant to assess the find and determine the proper course of action in regard
to its salvageability. The County will respond to any such notification in a timely and efficient
manner so as to provide only a minimal interruption to any constructional activity.
GOAL-l-3 I_~2:THE COUNTY SHALL MAKE EVERY REASONABLE EFFORT TO ENSURE
THE PUBLIC SAFETY, HEALTH AND WELFARE OF PEOPLE AND
PROPERTY FROM THE EFFECTS OF HURRICANE STORM DAMAGE.
OBJECTIVE '!.3.1 !2.1:
Cc.".*~.".'~c tc Eencourage the undertaking of activities necessary to attain m=i~t=l~ by 1994,
hurricane evacuation clccrc.-.co time for a Category 3 storm at a maximum of 28 hours as
defined by the !987 1995 Southwest Fler. k~ Regional Planning Cc',.:ncll Hurricane plan
_.,..v,,,.,.,.,.= ....... *;'-'-. ,.,,,,,.,='..",, Update. and by 1999.27.2 hours. Activities will include on-site sheltering for
mobile home developments, increased shelter space, and maintenance of equal or lower
densities of the Category 1 hurricane vulnerability zone Coastal high hazard area in the land
use plan.
34
Policy 13.1.1 12.1.1'
A comprehensive awareness program will be developed and publicized prior to May 30th of
each year. Evacuation zones and routings shall be printed in each local newspaper. -By-May
,-lAn^finn fha ,,,
~. This information shall be made readily available to all hotel/motel guests.
Policy !3.!.2 12.1.2:
Land use plan amendments in the Category 1 hurricane vulnerability zone ""-""*'-' ":--~-
......... ~,,, hc, zcrd
crcc shall only be considered if such increases in densities provide appropriate mitigation to
reduce the impacts of hurricane evacuation times.
Policy !3.!.3 12.1.3:
The County shall continue to identify shelter space that complies with Red Cross standards for
45,000 persons by-1-994 1998 and 60,000 by 19992002. Shelter space will be determined at
the rate of 20 square feet per person.
Policy -1~ 12.1.4:
................... u c ............ The Coun shall continue to maintain requirements and
standards for hurricane shelters for all new or existing mobile home subdivisions in the process
of expanding, which are 26 units or larger in size to provide emerqency shelter on-site or
provide funding to enhance existing public shelters off-site. Building will be of such a size to
house park residents at the rate of 20 sq. fl per resident. Resident size will be estimated by
averaging park population during the June-November time frame. On-site shelters shall be
elevated to a minimum height equal to or above the worst case Catego~ 3 hurri~ne flooding
level~, ..... ~,,~:"",u *~.~ utilizing the ,~', ,~. current National Oceanic and Atmospheric Administration's
,,e~,~eu, ........ , ,.,, ,~, ,~.,;~-~ ~,---a;~*;~,~.,~, ....,,, ,~.~,~ storm surge model, known as Sea, Lake, and Overland
Surges from Hurricanes (SLOSH) ~'* .... ~" ~ ..... + .... ,~, .... ~*h~*~.~ .~n ~.~. The
design and construction of the required shelters shall be guided by the wind loads applied to
buildings and structures designated as "essential facilities" in the latest Standard Building Code,
Table 1205. Shelters shall be constructed with adequate emergency electri~l power and
potable water supplies; shall provide adequate glass protection by shu~ers or boards; ~
.... ;"-~ '";*~ ~ ..... *~ cmcrgcncy ~'-;~' ......... ~ "~'~' ..... * ....... "~"' and shall
provide for adequate ventilation, sanita~ facilities and first-aid equipment. A telephone and
ba~e~-operated telephone is also required within the shelter.
Policy 13.1.5 12.1.5:
The directors of the Transportation and Emergency Management Departments will review, at
least annually, evacuation route road needs to assure that necessary improvements are
incorporated within the Capital Improvement and Traffic Circulation Element projects, as
indicated in Table 1 of the Appendix.
Policy 13.17.. 12.1.6:
The County shall update the hurricane evacuation portion of Collier County Peacetime
Emergency Plan prior to June 1st of each year by integrating all regional and State emergency
plans in the identification of emergency evacuation routes.
Policy !3.!.7 12.1.7:
The County's land development regulations chcll include mitigation policies addressing flood
plains, beach and dune alteration and storm water management.
OBJECTIVE 13.2 12.2:
The County shall ensure that building and development activities are carried out in a manner
which minimizes the danger to life and property from hurricanes. The public shall limit its
expenditures involving beach and dune restoration and renourishment, road repair, publicly
owned seawalls, docking and parking area. All future unimproved requests for development in
the coastal high hazard areas will be denied.
Policy 'I. 3.-".I 12.2.1:
The Hazard Mitigation Annex of the peacetime Emergency Plan (PEP) shall be reviewed and
updated every three (3) years beginning in 1988. The Director shall also incorporate hazard
mitigation reports from other agencies into the Peacetime Emergency Plan.
Policy '1.3.2.2 12.2.2:
The calculated needs for public facilities will be based on the adopted level of service standards
and future growth projections within the coastal high hazard area. The Future Land Use
Element limits new residential development, (thus obligation to infrastructure expenditures) to a
maximum of four dwelling units per gross acre within the coastal high hazard area. In addition,
existing zoning not vested shall be re-evaluated within three years and may change to a density
level consistent with the Future Land Use Element.
Policy '1.3.2.3 12.2.3:
The County shall participate in the National Flood Insurance Program (NFIP).
Policy -1~ 12.2.4:
The County shall maintain requirements for structural wind resistance as stated in the latest
approved edition of the Southern Standard Building Code.
Policy '~, ......... ~ ~ ": 12.2.5:
The County shall consider the coastal high-hazard area as that area seaward of the Coastal
Construction Control Line and the National Flood Insurance Proqram (v) zones, whichever, i$
the most landward. In Collier County, the NFIP V Zone is landward of the Coastal Constructi0rl
LiRe. The land-mass seaward of the line is considered the coastal hiqh-hazard are~, ,..,
Policy ".3.3.=. 12.2.6:
The County shall require that all new sanitary sewer facilities in the coastal high -hazard flood
area be flood proofed, be designed to reduce leakage of raw sewage during flood events to the
maximum extent practicable, and new septic tanks shall be fitted with back -flow preventers.
Policy '~'~...._.' '~, 12.2.7:
By-1890~, The County shall continue to assess all unimproved property within the coastal high
hazard area and make recommendations on appropriate land use.
Policy~ 12.2.8:
Public facilities that are dependent on County funding shall not be built in the coastal
high-hazard area unless the facility is designed for public access or for resource restoration.
OBJECTIVE '~'", .....'" 12.3:
The County shall develop and maintain a task force that will plan and guide a unified County
response to post-hurricane disasters.
Policy ! 3.3.1 12.3.1:
The,° ...........,,*;'-"'-, ,.. Emcr..3cncy ,°1"'-.,~,, ~,'"~- o ~,.., ~ Comprehensive EmerRency~ Management Plan shall
comply with the policies under this objective, and shall contain step -by-step details for post
disaster recovery.
Policy 13.3.2 12.3.2:
After a hurricane that necessitated an evacuation, the Board of County Commissioners shall
meet to hear preliminary damage assessments. This will be done prior to re -entry of the
population. At that time, the Commission will activate the recovery task force and consider a
temporary moratorium on building activities not necessary for the public health, safety and
welfare.
Policy '1.3.3.3 12.3.3:
The recovery task force shall include local law enforcement authorities, the Community
Development Administrator, Public Works Administrator, Planning and Zoning Director,
Emergency Management Director and other members as directed by the Board of County
Commissioners. Representatives from municipalities receiving damage from the storm should
also be members of the recovery task-force.
Policy -l-,T,a.=4 12.3.4:
The recovery task force shall review and decide upon emergency building permits, coordinate
with State and Federal officials to prepare disaster assistance applications, analyze and
recommend to the County Commission hazard mitigation options including reconstruction or
relocation of damaged public facilities, recommend amendments to the Comprehensive Plan,
Peacetime Emergency Plan and other appropriate policies and procedures.
Policy 'I 3.3.5 12.3.5:
Immediate repair and clean-up actions needed to protect the public health and safety include
repairs to potable water, wastewater, and power facilities, debris removal, stabilization or
removal of structures that are in danger of collapsing, and minimal repairs to make dwellings
habitable. These actions shall receive first priority in permitting decisions.
Policy '~'".........'* '~ 12.3.6:
Structures in the coastal high-hazard area which have suffered damage to pilings, foundations,
or load-bearing walls on one or more occasion shall be required to rebuild landward of their
current location or to modify the structure to mitigate any recurrence of repeated damage.
Policy 13.3.7 12.3.7:
The County shall develop and adopt a Post-disaster Recovery1 Reconstruction and Mitiqatiorl
Ordinance prior to May 30, 19~D 1997,. c ',..,,,,.~,' .~-.-.,-.,--,.'"""""~ .... ,,,.-.,.,,,u~'" ......... ~.,.......... to evaluate options for
damaged public facilities including abandonment, repair in place, relocations, and
reconstruction with structural modifications. This process shall consider these options in light of
reconstruction with structural modifications. This process shall consider these options in light of
factors such as cost to construct, cost to maintain, recurring damage, impacts on land use,
impacts on the environment and public safety.
Policy ~ 12.3.8:
Within 30 days of a hurricane resulting in disaster the County shall identify non -public structures
in the coastal high-hazard area, inventory their assessed value, judge the utility of the land for
public access and make recommendations for acquisition during post-disaster recovery.
OBJECTIVE ~ 12.4:
The County shall make every reasonable effort to meet the emergency preparedness
requirements of people with special needs such as the elderly, handicapped, the infirmed and
those requiring transportation from a threatened area.
Policy -I~ 12.4.1:
All new hospitals, nursing homes, and adult congregate living facilities shall prepare an
emergency preparedness plan for approval by the Emergency Management Department prior
to receiving a final development order.
Policy ~ 12.4.2:
The County, in cooperation with other public agencies and public service groups, shall make a
reasonable effort to provide for the emergency transportation needs of people having limited
mobility that do not reside in licensed institutions serving people with special needs.
Policy ~ 12.4.3:
The County, in cooperation with the r~ .. ,-, -, ,-,~ .. ,., , ,.~, ,....,1~.....,, ~,-.~,,.,~.;,;,,-,,.'..., o,.,..,~,.,... Collier
County Health Department and other public service groups shall make a reasonable effort to
provide basic medical services in selected shelters designated as special needs shelters.
GOAL-14 13:THE COUNTY SHALL AVOID UNNECESSARY DUPLICATION OF EXISTING
REGULATORY PROGRAMS.
OBJECTIVE ~ 13.1:
To establish, prior to the adoption of any land development regulation to implement this
Element, including but not limited to NRPA management guidelines and watershed
management plans, a program to review such regulations and identify existing regulatory
programs exercised by regional, State, or Federal agencies with jurisdiction over the activities
sought to be regulated.
Policy ~ 13.1.1:
There will be no unnecessary duplication of existing Regional, State, or Federal permitting
programs.
Policy~ 13.1.2:
The County may adopt regulations to strengthen existing permitting programs.
38
Policy ~ 13.1.3:
Prior to adopting any new regulations to implement this Element, the following guidelines shall
be met:
a. It fulfills an important need not presently adequately met by existing Regional,
State, or Federal regulation.
b. The regulation can be effectively and efficiently administered by authorized
increases to County staff.
c. The cost to the County of implementing the regulation shall have been identified
and considered.
39
Exhibit A-7
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
FUTURE LAND USE ELEMENT
Prepared By
Collier County Comprehensive Planning Section
Planning Services Department
October, 1997
AMENDMENTS TO COLLIER COUNTY GROWTH MANAGEMENT PLAN
FUTURE LAND USE ELEMENT
Symbol Date Amended
Ordinance No.
*INDICATES ADOPTED PORTIONS
NOTE: THE SUPPORT DOCUMENT WILL BE UPDATED AS CURRENT INFORMATION
BECOMES AVAILABLE.
TABLE OF CONTENTS
Pa~e
Protection of Natural Resource Systems
Coordination of Land Use & Public Facilities
Management of Coastal Development
Provision of Adequate & Affordable Housing
Attainment of High Quality Urban Design
Improved Efficiency and Effectiveness in the
Land Use Regulatory Process
Protection of Private Property Rights
SPECIAL ISSUES
Coordination of Land Use and Public Facility
Planning
Level of Service Standards
Vested Rights
FUTURE LAND USE MAP
D. 7-9
E. 9
II.
*IMPLEMENTATION STRATEGY
* GOALS, OBJECTIVES AND POLICIES 11-22
* FUTURE LAND USE DESIGNATIONS DESCRIPTION SECTION 23
Urban Designation 23
Density Rating System 31
Agricultural/Rural Designation 46
Estates Designation 51
Conservation Designation 51
Overlays and Special Features 52
* FUTURE LAND USE MAP SERIES 56
*Future Land Use Map
*Mixed Use & Interchange Activity Centers
*Properties Consistent by Policy (5.9, 5.10, 5.11 )
*Natural Resources - Wetlands
Support Document:
Public Facilities
Natural Resources - Waterwells, Cones of Influence
River, Bays, Lakes, Floodplains, Harbors, and
Minerals (includes lands acquired for conservation
and lands proposed for acquisition for conservation)
Soils
III. SUPPORT DOCUMENT: LAND USE DATA AND ANALYSIS
(Separate Table of Contents)
SUMMARY 2
OVERVIEW 3
A. PURPOSE 3
B. BASIS 3
C. UNDERLYING CONCEPTS 3-7
SUMMARY
The Future Land Use Element includes three major sections:
Overview,
Implementation Strategy,
and
Land Use Data and Analysis.
The Overview simply provides an introduction as to the purpose, basis, underlying concepts and
special issues addressed by the Element.
The Implementation Strategy is where the Element is brought into effect. Included are the Goals,
Objectives, Policies and Future Land Use Map.
The third section consists of Support Document: Land Use Data and Analysis. The information
found there provides a basis for the Implementation Strategy and serves to meet the requirements
of Section 9J-5.006, Florida Administrative Code, minimum requirements for the Future Land Use
Element.
I. OVERVIEW
A. PURPOSE
The geographic framework for growth in Collier County is established by the Future Land Use
Element. As such, the Element is central to planning for and management of natural resources,
public facilities, coastal development, housing and urban design. The Element is also important to
the County's system of land development regulations and to private property rights.
The purpose of the Future Land Use Element is to guide decision -making by Collier County on
regulatory, financial and programmatic matters pertaining to land use. Most directly, this Element
controls the location, type, intensity and timing of new or revised uses of land. The land use
strategy in this Element is closely coordinated with a strategy for provision of public facilities as
found in the Capital Improvements and Public Facility Elements of the Comprehensive Plan.
B. BASIS
This Element is based in large part on the Future Land Use Element adopted as part of the 1983
and 1989 Collier County Comprehensive Plans. The land use strategy put forth in those Plans
have served Collier County well, therefore, a general continuation is provided. The best
characteristics of the 1983 and 1989 Comprehensive Plans included the use of a binding Future
Land Use Map with designated "Urban" areas and the confinement of intensive Zoning Districts,
thus intensive land uses, to those areas; ""'~ ~- ......
In addition, this Element is based on the Support Document: Land Use Data and Analysis, and the
summation of the detailed planning conducted for each of the other portions of the Grcwth
,,,,-,,,-,u-.,,,-.,,,~ ........ * ~"", ,,..,, Comprehensive Plan. Data, analysis and implementation strategies from the
various elements have contributed to the geographic framework through the configuration of the
designations on the Future Land Use Map and the associated standards for use of land.
The State Comprehensive Plan and the Southwest Florida Regional Comprehensive Policy Plan
form another basis for the Future Land Use Element. Chapter 163, Flodda Statutes, the "Local
Comprehensive Planning and Land Development Regulation Act" and Chapter 9J-5, Florida
Administrative Code, "Minimum Criteria for Review of Local Comprehensive Plans and
Determination of Compliance," provide detailed requirements on the scope and content of the
Element.
Finally, major contributions to this Element have been provided by the public through the Collier
County G:c';.'th Mc~cGcmc~t Citizens Advisory Committee in coniunction with the Evaluatiorl and
Aooraisal Report adopted by the Board of County Commissioners in AI;)ril. 1996. the Collier County
Planning Commission, which is the local planning agency, 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.
3
Protection of Natu. ral Res.ource Systems
Collier County is situated in an unique, sensitive and intensely interactive physical environment.
Natural resources are abundant: a subtropical climate with annual wet and dry seasons; enormous
groundwater productivity; vast wetland areas; large ranges of habitat with diverse and unique flora
and fauna; extensive and highly productive estuarine systems; and many miles of sandy beach.
These natural resources perform functions which are vital to the health, safety and welfare of the
human population of the County, and serve as 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 quality of life, and facilitate economic
development. Important to this concept is management of natural resources on a system -wide
basis.
The Future land Use Element is designed to protect and manage natural resource systems in
several ways. Urban Designated Areas on the Future Land Use Map are located and configured to
guide concentrated population growth and intensive land development away from areas of great
sensitivity and toward areas more tolerant to development. Within the Urban Designated Areas this
Element encourages Planned Unit Development zoning and assigns maximum permissible
residential density based on the gross land area. Through site plan review procedures in the Land
Development Regulations land alteration and construction is guided to the portions of the property
more tolerant to development, thus, in effect, an on -site transfer of development rights. Also, a
broader Transfer of Development Rights provision exists in the Land Development Regulations.
An Area of Critical State Concern Overlay is included on the Future Land Use Map to ensure
implementation of all applicable Land Development Regulations in the Okaloacoochee Slough, Big
Cypress Swamp, Fakahatchee Strand and Ten Thousand Islands areas. Tc ~'" c ""~ "~'~'" The
County's Land Development Regulations crc provide 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 Drainage
Element. Water is the greatest integrator of the physical environment in that it links together
dynamic ecological and human systems. Therefore, the watershed management plan must take
into account not only the need for drainage and flood protection but also the need to maintain water
table levels and an approximation of natural discharge to estuaries. The watershed management
plans will have implications for both water management and land use practices.
Finally, natural resources are also protected through close spatial and temporal coordination of land
development with the availability of adequate infrastructure (public or private facilities) to ensure
optimized accommodation 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 Improvements and Public Facility Elements
and 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 Service
Standards have been established for roads, water supply, sewage treatment, water management,
solid waste and parks. While the standards in the Capital Improvements and Public Facility
Elements serve to guide public provision of infrastructure, within the context of the Future Land Use
Element the Standards serve to assure the availability of adequate facilities whether public or
private.
The Urban Service Area concept manifested in this Element is crucial to successful coordination of
land development and the provision of adequate public facilities. It is within Urban Designated
Areas on the Future Land Use Map that the more intensive Zoning Districts are permissible, thus
the more intensive land uses. Since Urban Designated Areas are where intensive land uses are
guided, it is also where fiscal resources 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 Overview.
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 H'.-'rdcc.~c E';c"'..,:ct~c~ E~cmcnt Conservation and Coastal
Management Element through several measures. A Coastal Management Area is identified on the
Future Land Use Map essentially as all lands seaward of US 41. This line is based on the close fit
to the storm Category 1 SLOSH area (potential for salt water flooding from 1 storm in 12 years) and
evacuation planning areas. Within the Coastal Management Area maximum permissible residential
density is limited in recognition of the level of risk, the existing deficiency of evacuation shelter
space and existing patterns of density. A Coastal High Hazard Area is identified in ~he-HuR~eal~.
E':cc'.:'ct~c,~ Elc,mcnt Conservation and Coastal Management Element and policies are provided.
Finally, coastal natural hazards are addressed through Land Development Regulations already in
effect relating to coastal building standards, per Chapter 161, Flodda Statutes, and protection of
structures from floods, per County participation in the FEMA Flood Insurance Program.
Provision of Adequate and Affordable Housin?
An emerging issue in Collier County is the availability of adequate and affordable housing for Iow
and moderate income populations. The Future Land Use Element encourages the creation of
affordable housing through provisions which allow for increased residential density if the proposed
dwelling units would be affordable based on the standards found in the Housing Element.
Attainment of High Quality Urban Design
The report of the Regional/Urban Design Team for the Naples area, dated April 1987, and
subsequent recommendations of the PJUDAT 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 commercial development in Collier County. Concem
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 circulation) level and it
relates to aesthetics and sense of place. Within the Traffic Circulation Element a commitment to
adopt standards for road access '"" c "'"'"* '"~ +~'"' ' "'"~ n .... , ..... , D .... '"'*~'"'" ~" ~"'""'"'~'~ has
been accomplished through, the Access Control Policy ado. pte. d by Resolution and the Access
Management Plans for Mixed Use Activity Centers included in the Land Development Regulations.
The Future Land Use Element includes improved Iocational criteria for commercial development.
r;3 ,"],,~ C + ""' ~'~' .......
The Mixed Use Activity Centers are intended to provide for concentrated commercial development
but with carefully configured access to the road network. Superior urban design is therefore
promoted by carefully managing road access, avoiding strip commercial development, improving
overall circulation patterns, and providing for community focal points.
A second urban design initiative relates to Corridor Management Plans. The Future Land Use
Element commitsted to the completion of such plans for two roadways initially and to extend the
concept to other roads in the future. The plans will identify an urban design theme for a 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 c. rc have cooperatk=~jed on the first
roads to be treated with this approach. The Streetscape Master Plan adopted by the Board of
County Commissioners identifies appropriate landscaping treatments for the different corridors in
the County.
Collier Courity he.s ,also adopted Design Standards for all commercial development into the Land
DeveloDment Code, These development .~tandards include building d~iqn, parking lot orierltqtion,
pedestrian access, vehicular movement, landscaping and I!ghtincl. These standards will provide for
quality development that is responsive to the Community's _c. h.a. racter.
Improved Efficiency and Effectiveness in t. he Land Use Regulatory Process
Attention has been devoted to improving the land use regulatory process through straightforward
requirements and procedures. This has led to the style and structure of this Plan; a cc.m..mP..,mc=t tc
~ reorganization of the Cc~:=ty'c. development review process; and ,r. .... ";' ,* .... cftc,t.
.... ;,....,,, ......, n .... , ..... * "' .... '"*;"-" !nrc """'*"~ -'--'"~ the compilation of all Land
Development Regulations into a single, unified Land Development Code.
Protection of Private Property Rl_qhts
Important to every facet of this Element is maintenance of a careful balance between private
property rights and the general public interest. Although sound land use management by definition
establishes limits on use of 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.
6
D. 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 the ~- ..... *~' ~ ........ * """"
............... ~ ............. Urban Area Buildout Stud.¥
it became clear that an incongruity existsecl in that under the 1983 1989 Collier County
Comprehensive Plan, enough land in the western coastal area was designated Urban for
approximately 317,099 .275,0,00 dwelling units (einclusive of the City of Naples) which would tckc
,4 .... Ilin,,, , ,r,;t,., -.,,..,,,,,..,,.4 I..,, ,* , ,r,,k, ,ill ,',,-, ,..,~c I,',,'~,,,'~,.-, , 4 ~oo f^,~,..,I, ,,-.k,,-, ,-~f ~-h~ f~;k, ,.,,if KI.-,,.,I,-,,-.X with
population of 458,0001 with buildout occurring between 2019 and 2046, depending on the growth
rate of the County. Of this, approximately 120,000 dwelling units were built as of April 1, 1996
(inclusive of the City of Naples). In the Immokalee Urban Area, enough land had been included for
approximately 39,000 dwelling units with a build-out time horizon of 2105. Thl,s !~ These buildout
time frames are contrasted by the time frames for public facility planning which are at 10 years for
all facilities except roads where a
,4 .... "; ..... ;*" ~--"""'": .... ; *~'" '~;*" of "'"'-~'-"~ ~n~n financially feasible plan exists for the Coun~
The 2020 plan is designed to accommodate approximately 246,500 dwelling units and a population
of 393,100 (inclusive of the City of Naple. s}.
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 in
order for it to be developablee~d. Parks and 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,,~,.,~"~',.....u,k, the County has. provided utility systems which are substantial and
expanding "' .......... * -'~ .... r. .... ;.... ;......,, ..... ;.~,4 ,..;,~.,., ,, ,~,..;,.,..,,4 ......... ;¢,....,..,......
Thus, the critical issue becomes coordination of land use and transportation time frames.
The difficulties that this incongruity - in land use planning and transportation planning time frames -
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 Level
of Service Standards; and
- Progressive lowering of Level of Service Standards.
The G:c,;.'th Mc~cGc..mc.qt Comprehensive Plan responds to the time frame discrepancy through
immediate action and through process oriented commitments. First, the Traffic Circulation Element
includes an Objective to coordinate with the Future Land Use Element and a policy to complete
long range transportation planning ..,k;..h..,,,...,, ..~,,-,..;,4..~ ,.. ~ w~th '"".,,... *:.-,,.--~.,, ~,, ..... ~ *k.. ,=, ,* .... , ..,,,,4, ,.... ~,~..
The Urban Area Buildout Study was prepared to assist in the development of e lone_ ranoe "vision"
of the Coastal Urban Area with a specific focus on the infrastructure improYem~nts needed to
accommodate the Urban area's potential qrowth based on the Future Land Use Map, Phase I,
completed in 1994, provided a comprehensive review of the urban area populati.cm while Phase II
was an analysis of infrastructure needed to accommodate that population. 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 Mixed Use.
Activity Centers are provided ~;;'cy ~ ........... ~-"'--'* *"' ' ........ *-"~' ....... *:"" to include a.
mixture of uses which has the potential to lessen the impact on the transportation system. Fourth,
the Level of Service Standards that are binding on the issuance of Development Orders are
adopted as part of this Element, as well as the Capital Improvements Element. Finally, a Zoning
R__~eevaluation Program has been established and implemented which reviewed and modified, where
possible, z0ninq with a higher density or intensity than. provided for in the 1989 Comprehensive
Plan.
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 extension north to
the Lee County boundary), Davis Boulevard, County Barn Road, and Rattlesnake Hammock Road
consistent with the Activity Center's residential density band located at the southwest quadrant of
the intersection of Rattlesnake Hammock Road and County Road 951 (including an extension to
the east). The basis for this determination was the 2015 Transportation Plan which forecasts future
land use based on existing development, potential development and population projections. The
land use forecasts are the basis for projected unconstrained traffic circulation from which, once
compared to the existing roadway network, future roadway needs are derived. $incc thc 2015
....... ·nccds The 2020 Financially Feasible Road Plan, as well as the Needs Assessment Plan,
which represents buildout of the Urban Area, have not met with public acceptance. Therefore, the
strategy discussed above is promoted,~,..../; '- which include: extend time frame of transportation
planning; moderate maximum permissible densities in areas subject to long range congestion;
provide commercial development opportunities which serve to modify the overall traffic circulation
pattern; and re-evaluate existing zoning.-)
Level of Service Standards
Standards for adequate service for roads, water, sewer, water management, parks and solid waste
are adopted as a part of the Capital Improvements Element. While a major purpose of the
standards in the Capital Improvements Element is to drive the funding of facility expansion
commensurate with the demand created by population growth, the major purpose for inclusion in
this Element is to serve as a regulatory tool.
Objective 2 etatee:
... No local Development Order shall be issued unless required public facilities meet the
requirements of the Concurrency Management System found in the Capital Improvements
Element ...
As discussed in the previous section, implementation of the Standards will rely on the following
strategies:
Parks - Annual 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);
Water - Project-Specific Capacity Test (may be provided publicly or privately as a central or
individual system); and
Roads - Project-Specific Capacity Test.
It is recognized that difficulties may arise in situations where the County is not providing the facility
or service but is responsible for implementation of a regulatory Level of Service Standard. This is
the case with State Roads running through the County; with independent and City of Naples water
and sewer districts within the County; and conversely, with County Roads running through the City
of Naples. In these instances effort has been made to coordinate the "regulatory" Level of Service
Standard with the "funding" Level of Service Standard, However, if there is a failure by the service
provider, adjustment to the regulatory effort may be forced. For example, if the State Department
of Transportation allows a road to fall below its "funding" standard (which is the same as the
County's "regulatory" standard) and there is no commitment to accelerate funding and construction,
four options are available:
A moratorium may be imposed but may not be sustainable if there is no commitment to
improve the road by a 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.
Vested Ri,qhts
The issue of vested rights for approved but unbuilt development is an important consideration in the
Future Land Use Element. The issue emerges with regard to existing zoning which is inconsistent
with this Plan; with regard to the magnitude of approved but 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 ;-'
...... ,..,,,.. ~..,-,-..,-,., and PUD) in 1995 which found that of the approximately 4,152 acres of
commercially zoned land, 1,780 acres, or 43%, are developed.
This '":-..., .... ....'*'*'.., ,....., ~a ....... ,..~.., ,,..,'~t,. Comprehensive Plan responds to the vested rights issue by establishing
a program which reviewed all previously approved zoning. Within three years after Plan '-'~'"'-'"'"'-
was adopted, all zoning will be was reviewed. If it is was determined to be inappropriate and is not
vested, the zoning ';:~II ~c was adjusted to an appropriate classification. Annually thereafter, zoning
will be re-evaluated on the fifth anniversary of its approval as identified in the Land Develooment
Regulations. (See Appendix C of the Support Document for a complete discussion of the vested
rights issue).
E, FUTURE LAND USE MAP
The Future Land Use Map depicts the desired extent and geographical distribution of land uses in
the County. Mixed use categories are used to generally describe the character of allowed
development. Within each of these categories, a range of uses are permitted based upon specific
standards as described in the Designation Description Section of this Element. These uses include
residential, commercial, industrial, agricultural, recreational, conservation, educational, community,
and public facilities.
9
The Future Land Use Map series includes =ix additional map series:
Future Land Use Map - Mixed Use Activity Centers
Interchange Activity Centers
Future Land Use Map - Properties Consistent by Policy (5.9, 5.10, 5.11)
Future Land Use Map - Natural Resources: Wetlands;
The following Future Land Use Maps are located in the Support Document:
Future Land Use Map - Public Facilities, which shows existing and planned public
facilities;
Future Land Use Map - Natural Resources: WaterwellSl Cones of Influence1 Rivers1 Bays,
Lakes, Floodplains, Harbors and Minerals (this map also shows
those properties proposed for public acquisition by the State
Department of Environmental Protection Conservation and
Recreational Lands Program (CARL) and the South Florida Water
Management District's Save Our
Rivers Proqram);
Future Land Use Map - Natural Resources: Soils.
10
II. IMPLEMENTATION STRATEGY
GOALS, OBJECTIVES AND POLICIES
GOAL -1-:
TO GUIDE LAND USE DECISION-MAKING SO AS TO ACHIEVE AND MAINTAIN A
HIGH QUALITY NATURAL AND HUMAN ENVIRONMENT WITH A WELL
PLANNED MIX OF COMPATIBLE LAND USES WHICH PROMOTE THE PUBLIC'S
HEALTH, SAFETY AND WELFARE CONSISTENT WITH STATE PLANNING
REQUIREMENTS AND LOCAL DESIRES.
OBJECTIVE 1:
Unless otherwise permitted in this Growth Management Plan, new or revised uses of land shall be
consistent with designations outlined on the Future Land Use Map. The Future Land Use Map and
companion Future Land Use Designations, Districts and Sub-districts shall be binding on all
Development Orders effective with the adoption of this Growth Management Plan. Standards and
permitted uses for each Future Land Use District and Subdistrict are identified in the Designation
Description Section. Through the magnitude, location and configuration of its components, the
Future Land Use Map is designed to coordinate land use with the natural environment including
topography, soil and other resources; promote a sound economy; coordinate coastal population
densities with the Regional Hurricane Evacuation Plan; and discourage unacceptable levels of
urban sprawl.
Policy 1.1:
The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts
for:
URBAN-
1.
2.
3.
4.
5.
6.
7.
8.
MIXED USE DISTRICT
Urban Residential Subdistrict.
Urban Residential Fringe Subdistrict
Urban Coastal Frinqe Subdistrict
Business Park '"'~' ,,-+,:.~l ,,,,,~,,, r,,;+~,,~., Subdistrict
Office and Infill Commercial Subdistrict
PUD Neighborhood Village Center Subdistrict
Traditional Neighborhood Subdistrict
Goodlette/Pine Ridge Commercial Infill Subdistrict
URBAN
1.
2.
3.
- COMMERCIAL DISTRICT
Mixed Use Activity Center gubdistrict
Interchanqe Activity Center Subdistrict
Business Park Subdistrict
CE
URBAN
1.
- INDUSTRIAL DISTRICT
,.'"'~',-,.'"*';"~ -. , ,,.., ,. ' '"'~-' ,, ,,,.. , Crltcri.~
Business Park Subdistrict
Policy 1.2:
The AGRICULTURAL/RURAL Future Land Use Designation shall include Future Land Use Districts
and Subdistricts for:
AGRICULTURAL/RURAL- MIXED USE DISTRICT 1 ^..r...., ,1+, ,r,-HIO,~,-,iA,~n~.;,-,l ~, ,kAi,--~'ri,-,f
1. Rural Commercial, ,,-,.~...-..,,....., ..,,....,,,..r":*"~;" Subdistrict
B. RURAL - INDUSTRIAL DISTRICT
C. RURAL - SETTLEMENT AREA DISTRICT
.............. ff .......................................................... C:'C ..................
Policy 1.3:
The ESTATES Future Land Use Designation shall include a Future Land Use Districts and
Subdistricts fcr: as described in the Golden Gate Area Master Plan.
Policy 1.4:
The CONSERVATION Future Land Use Designation shall include a Future Land Use District. end
Policy 1.5:
Overlays and Special Features shall include:
A. Area of Cdtical State Co,n, cern Overlay
B. Areas of Environmental Concern Overlay
C. Airport Noise Area Overlay
12
OBJECTIVE 2:
In crdcr tc cns',.:"rc thc The coordination of land uses_ with the availability of public facilities~ shall be
accom"'"s~-e'~,,, .., ,. ~.mrou''h the~~ ~'-'" .... .'.,.. m..,.,~...~,. ~... ,,.,.,~ .~ .... , ..... , ,.,..., ~. ...... :....~ h,,
, ,.-' ........ "-.--~ -,, ,'-';.- ~'-.-";*; ..... 0 *'- ...... :-.-m--,-*,- ,~ m,.'-'" "-,]r~on"urr"n"",-, u ,,, -Mana'"emen~..].~,,s~em
ccnta!ncd in o4 the Capital Improvements_ Element and implemented through the Adequate Public
Facilities Ordinance of the Land Development Code. A Ic':cl cf set;icc crdlnancc '.":il! bc.ffmpamd
Policy 2.1:
,-,,~-,-- .... ,-, ............... ~ ........ ~ ..... ~ .... ] ~,,~,, ~ .... ~,~ ~0 ~ ..... ~ ,,,~ .........
,h ..... ~.,,, .... ,.,,"-~ ,, ..... , m.~,, ~, i .... i ~; o~,t~ ~,~.~. , ~--~4 .~.b " hour
...... u ................. ~ ........................... QfC ..... OR ~ ....
vc~umc. The Coun~ shall prepare annually the Annual Update and Invento~ Repo~ (AUIR) on
~ublic Facilitios which shall ~nclude a dotermination o~ tho oxistin~ conditions of ~pital public
[adlities, detormino tho remainin~ availablo capaci~ forecast future needs in the five ~ear mpital
improvement schedule and identi~ needed improvements and [undin~ to maintain tho level of
se~ico adopted in ~olic~ ~.~.5 of the Capital Improvements Bement.
Policy 2.2:
, .... , ,.,; ~....,;.... o ,.. ., ,~ ,. .,,. ~,..,.... ~ .... ,,, ^,~ ..... ~ ...... ;,,, ,.~.-,,, ~. ..... ;,..m...... ,~..¢,,....~ by tho
· .,..,.~..-,.. ~ .... .~ ' m,. r-.,.,..,.,,, .......... * "" .... * Deficiencies or potential deficiencies that
'" '"" ' "" "~ ' "' ....... "'~ "'"'~ ~'-'~" ........ I'-' ....... '-',,, '- ..........
have been determined through the Annual Update and Inventory Report on capital public facilities
may include the followin,q remedial actions: establish an area of significant influence for roads, add
proiects to the Capital Improvements Element or defer development until improvements can be
made or the level of service is amended to ensure available capacity.
Policy 2.3:
, ..... ,'"~ o..,.,,.'..., o,,.,.,~...,~. , o ........ ^.~ ..... , ...... ;*,, ,-h-,. ~. ..... ;'"~]'" "" '~";""'~ by thc
,.,,...~.,..~.. ~ .... .~ ;.. m.. ,-,...,;,..,, .......... , c, ....~ Continue the Certificate of Adequate Public
Facility Adequacy regulatory program, which requires the certification of public facility availability
prior to the issuance of a final local development order,
,.,]
13
OBJECTIVE 3:
................ ~ ................................. rC~CM~CC~, ~..,,~,,,.~ ~, ,
Land Development Regulations have been adopted to implement this Gro~h Management Plan
pursuant to Ghapter ~ ~3.3202, F.S. in order to ensure protection of natural and historic resource,
tho availabili~ of land [or utili~ facifities~ promote compatible land uses within tho airpo~ noise zon~,
and to provide [or manaqomont of ~ro~h in an offidont and e~ective manner.
Policy 3.1:
~ Land Development Regulations have been adopted into the Land Development Code that
contain provisions to implement this the Growth Management Plan through the development review
process and include the following provisions:,..,,..'-'""~ '"~;"~-..,,,..,,, ,.,.'-'* c minimum
ao
r, trcaml~ncd. The Collier County Subdivision Code shall provide for procedures and
standards for the orderly development and subdivision of real estate in order to ensure
proper lega. I description,, identification, documentation and recording of real estate
boundaries and adequate infrastructure for development.
Protect environmentally sensitive lands and provide for open space. This shall be
accomplished., in part, through integration of State of Florida Big ..Cypress Area of
Critical State Concern regulations into the Collier County Land Development Code.
and stormwater management~ shall be regulated by.,t~,,~,_ -r~....,, ,,......,,.., ,...,, ~... ....... ........,, ,,..,,-,';"k"".-..-
*" ..... ~' "---'*~ .... -~ implementation "~' ...... *" of the ,South Florida Water
Management District Surface Water Management regulations.
Protec. t potable water wel!fields and aquifer rechar,qe areas. This shall be
accomplished throuqh the creation and implementation of a wellfield protection
ordinance. The ordinance shall e.stablish cones of influence ,based on groundwater
travel times, restrict land uses and activities within the c-z;)nes of Influence and establish
development standards for those activ, itl.es beyond the cones of tnfluence which may
endanger the wellfields and aquifer recharge ,areas based on their potential for
pollution Thc ~ ..... '~. ,...,.. r-,....~.,..,;.... ~..,.,; ...... , k...l,, ~.,. :.,,,,.,, .... ,...~, .... . ,...,*.
-ih.
Regulate signage throuqh,_ the ~ Sign Ordinance ..,, ,.. ,,,' ~'"' " bc'..~......,...'"'~"'""~ .^,-... n
m,',n:,mu m' ' ................ '~" ""~; ........,~"",..,, .., ...., ,.., ,..'~ '~'"., ,.. which shall provide for frontage requirements
for signs, "'-'"";'~'"" "" .... ""'-, .......
.................. u shared signs for smaller properties, -~'-¢'"-' definitions
* ....... ""';" *~'" ""~; ..... tc ""~"~' it.c ..-"~'-' and establishment of an amortization
schedule for non-conforming signs.
~ The safe and convenient on-site traffic flow and vehicle parking needs shall be
addressed through "*-""*-'-'~
· -'-,*-,..,,-,4 the site "'"""";
~ ......... u design standards ;'"'"' "~;""-'
...................... ~. as well as site development
plan requirements which include: access requirements from roadways, parking lot
design,, and orientation, lighting, ....,""~""..-"-,....,, ,~ building, design and materials, ,.......,..,'"""';""',l,..,
r. ee;u4mmems --"-'"','-' '-- "-'- r....,--.,-- .... ." pi
a,,... I dsca ng and buffering criteria.
.............. ,. ......... ~ :cr.'c an
Ensure the availability of suitable land for utility facilities necessary to support
proposed development by Fcr -'"'"'*'-' ....... "'~--'" ~'-':*:,---
· '.~....,;*',....,; .... ., ,-.....,;.... ,.~ ,.,,i, ,,ii;,; ..... .;,.h ..,.'ii ..... ....., .... i .... .~t~. ,.., ~,.rovi,~inn,...~,-,,-
a Public Use Zoning District for the location of public facilities and other Essential
Services.
The t~Drotection o.f historically significant properties, Th~c shall be accomplished, j.n
part. through the adoption of the Historic/Archaeological Preservation Regulations
which .... a.......,
u:..,....'...... ,,,...~........,~.....,-,~ e ....... cmc""'"'c~*'' :hall include the creation of aFl
Historic/Archaeological Preservation Board; provides for ,the idcr~tification of mapped
areas of Historic/Archaeologica probability; requires a survey and assessment of
discovered sites; and provides a process for designation of sites, structures, building-
and properties. ..... :";
,~';"*"",,....., ,.. ........... ,........,' ......" ..,, c~., ..... -.~.--,'"'.z ..... .... c "' ''~ "-'-"--'* .... ; ..... ' ';'"'" "'~ rczcnlng
15
The .... ,.,,.,u,.....~*:*;'-"*'- mitigation of incompatible land uses~ with the area designated as the
Naples Airport Noise Zone rccclvlng ¢,...,,,,... ,-,,--,,.."';"';*" ._..,,...?""" -r~....., ,,,.. shall be accomplished
through.......~..,..,"-~'-'-*~"-', ..,'-~ regulations which require sound-proofing for all new residential
structures within the 65 LDN Contour as identified on the Future Land Use Map ~ ;.
~ recording the legal descriptions of the noise contours a~ in the property records
of the County ~' ;"'";""'"' *~'"* "' ....... '
.;, ,.-,,, ,, ,.~,.~,......, ,,...., ,... , ...;H.~..tlve nrnr.~..~;.'..- .--~. ,.,;*~;~, ~h.. a ;.~.~..~
tho ="'""'"" A,,i.-~,i.-.,,., ^, ,th.-..ih, r-r.i--,kllr, l-, ..... .-I ..... qh
........................... , ........... . ......... and throu an inter-local
agreement to notify the Naples Airport Authority of all development proposals within
20,000 feet of the airport which exceed height standards established by the Federal
Aviation Administration.
No development orders shall be issued which are inconsistent with the Growth
Management Plan, except for "-"'"'~; .... '~ .... ~ ..... * where "'-~"'"
a Compatibility Exception or Exemption has been granted or where a
positive Determination of Vested Rights has been made pursuant to the Zoning
Reevaluation Proqram. ,*. -'""i ........ ,.......,,~,...,...,," '"*""-' pro~rr.m ..,,,~,,"~'"' ....~'"' ,~---...-.-."";'"'~"'; ,...."" a
16
Policy 3.2:
A"..,-.,""' ~..--,'"~ "',, ,-. ........ ~., v..~.... *"'.v ~,~, ..... ,, ,.,,....'"*" "'"., ,.. The Land Development Regulations have been codified into
a sinqle unified Land Development Code (Ordinance 91-102). T~he development review process
· '~'"" ~'"' has been evaluated and improved by
,.,,~,..~.,~,,,,~,.,~,' .......... '" ...,~..,"~'"" to focus on efficiency and effectiveness through unification of all review staff in
a single organizational unit and through--a streamlining et-procedures. . ^',,.,.,, ............. ..,, ............,, ,.., ,.' ..,"""",..,, ...,~'"
OBJECTIVE 4:
In order to improve coordination of land uses with natural and historic resources, public facilities,
economic development, housing and urban design, the Future Land Use Element shall be
continually refined through detailed planning. Future studies might address specific geographic or
issue areas. All future studies must be consistent with the Growth Management Plan and further its
intent.
Policy 4.1:
A detailed ~ Master Plan for Golden Gate Estates ch:Il has been developed and was
incorporated into this Growth Management Plan by. ^. .. ~ ., ,, ,* in February, 1991. The SeeteF
Master Plan cbc!! addresses Natural Resources, Future Land Use, Water Management, Public
Facilities and other considerations.
Policy 4,2:
A detailed Master Plan for the Immokalee has been developed and was incorporate.d iqto this
Growth Management Plan in Feb..ruary, 1991. The Master Plan addresses Natural Resources,
Future Land Use. Public Facilities, Hous. inq, Urban Design, Land Deve!oome.q.t Requlations.. and
other considerations. Maior oumoses of the Master P.!an shall be coor.d, ination of land use .alld
transportation planrlinq, redevelopment or renewal of bliqhted areas and elimillation of land use~
inconsistent with the community's character.
17
Policy 4.3:
A detailed Master Plan for Marco Island has been developed and was incorporated into this Growth
Management Plan in January, 1997. The Master Plan addresses Population, Public Facilities,
Future Land Use, Urban Design, Land Development Regulations and other considerations.
Policy 4,-,3 4:
Corridor Management Plans sba!! have bee._Q developed by Collier County in conjunction with the
City of Naples "'"'~; ........ *"'"' ;'"°'" *~"" ~ .... .'*~ ~,A ........ , ~,~.. ~.,, ^ ...... , ~nn.~ The Plans
shcl~ identify appropriate urban design objectives and recommend Land Development Regulations
and Capital Improvements to accomplish those objectives. Plans shcl! have. bee_Qn completed for
the following road corridors: Goodlette-Frank Road south of Pine Ridge Road, and Golden Gate
Parkway from US 41 to Santa Barbara Boulevard ^ '"'"" ........... ~ *~' ..... ~""- '" .... ~"" ~"
· '"'-";""*~ ...... "' '"*;"" "~ ..... ; ..... ~"*""* "';'" *~' ........ "-"" "~' .... '"- Future Corridor
Management Plans may be prepared as directed by the Board of County Commissioners. The
goals for each Corridor Manaqement Plan will be established prior to the development of the Plan.
Corridors that may be considered jointly with the City of Naples include:
a. Pine Ridge Road from US 41 to Goodlette-Frank Road;
b. Davis Boulevard from US 41 to Airport Road;
c. US 41 from Creech Road to Pine Ridqe Road; and
d. US 41 from Davis Boulevard to Airport Road.
The Board of County Commissioners will determine the boundaries of the corridors selected and the
time frame for completion,
nw Policy 4~3 5:
An Industrial Land Use Study shell has been developed and a summary incorporated into the
support document of this Growth Management Plan. ~-" *~'- r. ...... ... r, .... , ..... , e.-.,..,:...-...
n,.;,;,,... ~., ~....,...-..~.,-, nn-~ The study .-~'-'" includes a detailed inventory of industrial uses,
projections of demand for industrial land, and recommendations for future land use allocations and
Iocational criteria ^..., r,,~.:....,~ ..... D..,;,.,, .;r....,~, ...... ,,..-, ..... ,.+ ,-.~ ,.... ,,.,~,,..+...,, .......,, ,..,.,
~.-h .,.4,,, ~h,.~ll k~ ;~,,-,.-~,-n,-~,-..-H-,~.,4 in ~.h~ ;,-~,~.l~.,.~,-,,~',-~fi,-.~n ,.,~,-.H,,-~,N n~ H.-~,..., ~----~,,~h ~/I,~,-~,~m~ DI,-~n ,-it ,,,-;,.~,-,
r,......,, ..... ,.,,,"' ...,"" ,'-,,..,,;....-.....,,,,.,, ...,..,.,,r' .... ,.~". Upon completion of the Economic .... Plan, a s.t.u, dy will be undertaken to
identify the need for additional Industrially designated land within the Coastal Urban Area.
(!%~ n,n~.., ,v,,~...., Policy 4.4 _6:
Access Management Plans for each of the Mixed Use Activity Centers designated on the Future
Land Use Map c. hcl! have been developed and incorporated into the Collier County Land
Development Code...~"' ...................... n...... ...., ..~'"-, ~, nn.~ , 'thc,, ^ ..... u ........ = .......... ' P!cnc crc i-.0.-..--.- .......... ,.- m:,,'.~;,m,:, ,~ .c
~. ......... .~.......~ ;,.,, ........ ,-'-.....~ ,....;~..,,. /v,,~ The intent of these-Access Management Plans
m,,c¥ bc is defined..~h,, ,........, ......, ,~-,,.-,~"'""'~,-.-. ---,,,' '""'",u the following guidelines and principles:
a, The number of ingress and egress points shall be minimized and shall be combined
and signalized to the maximum extent possible.
b. Spacing of access points shall meet, to the maximum extent possible, the standards
set forth in the Collier County Access Management Policy (Resolution #92 -442,
adopted August 18, 1992).
c. Access points and turning movements shall be located and designed to minimize
interference with the operation of interchanges and intersections.
d. Lots, parcels, and subdivisions which are created shall be encouraged to dedicate
cross-access easements, rights-of-way, and limited access
easements, as necessary and appropriate, in order to ensure that the
above-mentioned standards (a. - c.) are complied with.
3.8
Policy 4.7:
Redevelopment Plans for existing commercial and residential areas may be considered by
the Board of County Commissioners. These plans may consider alternative land use plans,
modifications to development standards, and incen, tives that may be necessary to encourage
redevelopment. For properties that have been reviewed under the Zoning Reevaluation Program,
changes to the density and intensity of use permitted may be considered, in order to encourage
redevelopment in these areas. Some of the specific areas that may be considered by the Board of
County Commissioners for redevelopment include:
a. Pine Ridge Road between U.S. 41 North and Goodlette-Frank Road;
b. Bayshore Drive between U.S. 41 East and Thomasson Drive;
c. U.S. 41 East between Davis Boulevard and Airport-Pulling Road;
d. Davis Boulevard between U.S. 41 East and Airport-Pulling Road;
e. U.S. 41 North in Naples Park;
f. C.R. 951 between Green Boulevard and Golden Gate Parkway; and,
g. Bonita Beach Road between Vanderbilt Drive and the west end of Little
Hickory Shores #1.
Policy 4.G_8:
Maintain and update,..on an annual basisjhe following demographic and land use information:
Ee_xisting permanent population, existing seasonal population, projected population, existing
dwelling units,_and projected dwelling units. Included with this data base shall be a forecast of the
geographic distribution of anticipated growth.
OBJECTIVE 5:
In order to promote sound planning, ensure compatibility of land uses and further the
implementation of the Future Land Use Element, the following general land use policies shall be
implemented upon the adoption of the Growth Management Plan.
Policy 5.1:
All rezonings must be consistent with this Growth Management Plan. "" .... .~, ,,.,.., n .... , .....~..
~ Property zoned,..~.,..,....,...."' prior to adoption of the Plan (January 10, 1989) and found to be
consistent through the Zoning Re-evaluation Program are consistent with the Growth Management
Plan and designated on the Future Land Use Map series as Properties Consistent by Policy.
Zoning changes will be permitted tc '"""-'- -'~' .....
............. u-,-, to these propertie..s, ,and to other properties.
deemed consistent with this Future Land Use Element via Policies 5.9 through 5,12, provided the
amount of commercial land use, industrial land use, permitted number of dwelling units, and the
overall intensity of development allowed by the new zoning district, except as allowed bv Policy
,....., .......... u .... ,- .................. , .............. = ......... ...~ .... /arenot
increased r,r. ..... , .....'.....,~.., -....,...,.., ,~,..,,., .... ~,;... .... ,..,,,, .... ..,,,..,...... ~...,......:,. .... ;,, ..,....
Policy 5.2:
All proposed development shall be reviewed for consisten, cy ccmp!ic:cc with the Comprehensive
Plan and those found to be inconsistent with the Plan by the Board of County Commissioners
i,",ccmpct~blc shall not be permitted.
Policy 5.3:
Discourage unacceptable levels of urban sprawl in order to minimize the cost of community
facilities by confining urban intensity development to areas designated as Urban on the Future
Land Use Map, and by requiring that any changes to the Urban Designated Areas be contiguous to
an existing Urban Area boundary.
Policy 5.4:
New developments shall be compatible with, and complementary to, the surrounding land uses,
subject to meeting the compatibility criteria of the Land Development Code (Ordinance 91-102,,
adopted October .30, 1991, as amended.
Policy 5.5: Encourage the use of existing land zoned for urban intensity uses before permitting
development of other areas. This shall occur by planning for the expansion of County owned and
operated public facilities and services to existing zoned land before servicing other areas.
Policy 5.6:
Permit the use of cjuster housing, Planned Unit Development techniques ,_and other
innovative approaches, in order to conserve open space and environmentally sensitive areas.
Continue to review and a Amend the zoning and subdivision regulations as necessary to allow
innovative land development techniques.
Policy 5.7:
Encourage recognition of identifiable communities within the urbanized area of western Collier
County. Presentation of economic and demographic data shall be based on Planning
Communities and commonly recognized neighborhoods.
(VI} Policy 5.8:
Group Housing, which may include the following: Family Care Facility, Group Care Facility, Care
Units, 5.du!t Cc,",§mGctc Assisted 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
Iocational requirements in Florida Statutes (Chapter 419.001 F.S.). Family Care Facilities ,.which
are residential facilities occupied by not more than six (6) persons, shall be permitted in residential
areas.
~'~..~ Policy 5.9:
Properties which do not conform to the Future Land Use Element but are improved, {~ ~
.., ..... _, _ ".v_ .... , ...~ °--......" .. ........ .v ._..' c '~.__.-'....= .dg hte. through the Zoning Re-evaluation Program described in
Policy 3.1K,_shall be deemed consistent with the Future Land Use Element a11d identified o11 the
Future Land Use Map Series as Properties Consistent by Policy.
~,,t ,~m~ Policy 5.10:
~.'"1%" '"1
Properties for which-E--e_xemptions based on vested rights, dedications ,or compatibility
determinations, and compatibility exceptions thct crc have been granted~.as provided for in the
Zoning Re-evaluation Program established pursuant to Policy 3.1K,..and identified iP,.-Af~pe~i.x-~ on
the Future Land Use Map series as Properties Consistent by Policy, shall be considered consistent
with the Future Land Use Element. These properties shall be considered consistent with the
Future Land Use Element only to the extent of the exemption or exception granted and in
accordance with all other limitations and timelines that are provided for in the Zoning Re -evaluation
Program. Nothing contained in this se~policy-)-shall exempt any development from having to
comply with any provision of the Growth Management Plan other than the zoning reevaluation
program.
20
Policy 5.11:
Properties determined to comply with the former Commercial Under Criteria provision of the Future
Land Use Element shall be deemed consistent with the Future Land Use Element. These
properties are identified on the Future Land Use Map Series as Properties Consistent by Policy.
These properties are not subject to the building floor area or traffic impact limitations contained in
this former provision.
Policy 5.12
Properties rezoned under the former Industrial Under Criteria, or with the provision contained in the
former Urban-Industrial District which allowed expansion of industrial uses adiacent to lands
designated or zoned Industrial provision as adopted in Ordinance 89-05 in January~ 1989, shall be
deemed consistent with the Future Land Use Element. These properties are identified on the
Future Land Use Map Series as Properties Consistent by Policy,
22
FUTURE LAND 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 Land
Development Code or io_n special studies completed for the County.
I. 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 services. It is intended that Urban
Designated Areas accommodate the majority of population growth and that new intensive land uses
be located within them. Accordingly, the Urban Area will accommodate residential uses and a
variety of non-residential uses. The Urban Designated Area, which includes Immokalee and Marco
Island, represents less than 10% of Collier County's land area.
The boundaries of the Urban Designated Areas have been established based on several factors,
including: patterns of existing development; patterns of approved, but unbuilt, development; natural
resources; water management; hurricane risk; existing and proposed public facilities; population
projections and the land needed to accommodate the projected population growth.
Urban Designated Areas will accommodate the following uses:
Residential uses includ n.q single family, multi-..family, duplex, and m. pbile home. The maximum
densities allowed are identified in the Districts and Subdistricts that follow.
23
bo
Non-residential uses including:
1. Essential services as defined by the most recent Land Development Code.
.2. Parks,..open space and recreational uses;
3. Water-dependent and water-related uses (see Conservation and Coastal Management
Element, Objective 11.1 and subsequent policies, and the Manatee Protection Plan
contained in the Land Development Code);
4. Child care centers;
5. Community facilities such as churches, group housing uses, cemeteries,, a.n.d schools;
6. Safety service facilities;
7. Utility and communication facilities;
8. Earth mining, oil, extraction, and related processing;
9. Agriculture;
10. Travel trailer recreational vehicle parks, provided the following criteria are met:
(a) The density is consistent with that permitted in the Land Development Code;
(b) The site has direct principal access to a road classified as an arterial in the Traffic
Circulation Element, direct principal acce. ss defined as a driveway and/or roadway
connection to the arterial road, with no access points from intervenin.q properties;
(c) The use will be compatible with surrounding land uses.
11. Support medical facilities such as physicians' offices, medical clinics, treatment, research
a. nd. rehabilitative centers, and pharmacies provided the dominant use is medical related
and located within ¼ mile of existing or approved hospitals or medical centers which
offer primary a.n.d urgent care treatment for all types of injuries and traumas, such as, but
not limited to., North Collier Hospital. The distance shall be measured from the nearest
point of the tract that the hospital is located on or approved for, to the project boundaries
of the support medical facilities. Approval of such support medical facilities may be
granted concurrent with the approval of new hospitals or medical centers which offer
primary and urqent care treatment for all types of injuries and traumas. Stipulations to
ensure that the construction of the support medical facilities are concurrent with hospitals
or medical centers shall be determined at the time of zoning approval. Support medical
facilities are not allowed under this provision if the hospital or medical center is a short-
term leased facility due to the potential for relocation.
12. Commercial uses subject to criteria identified in the Urban - Mixed Use District, PUD,
PUD Neighborhood Villaqe Center Subdistrict, and in the Urban Commerci.al District1
Mixed Use Activity Center Subdistrict and Interchanqe Activity Center Subdistrict.
13. Commercial uses accessory to other permitted uses, such as a restaurant accessory to
a golf cou. rse or retail sales accessory to ,manufacturing, so long a~. restrictions or
limitations are imoosed to insure the commercial use functions as an accessory,
subordinate use. Such restrictions or limitations could Include Iimitinq the size and/or
location of the commercial use and/or limitina access to the commercial use.
14. Industrial uses subject to criteria identified in the Urban - Industrial Distri.ct, in the Urbarl -
Mixed Use District, and in t. he Urban Commercial District,...certairl quadra, nts of
Interchange Activity Centers.
15. Hotels/motels consistent by Policy 5.9, 5,10, and 5.11, or as permitted in the Immokalee
Area, Golde.n Gate Area and Marco, Island Master Plans,
16. Business park uses subiect to criteria identified in the Urban-Mixed Use District, Urban
Commercial District and Urban-Industrial District.
?-4
A. Urban - Mixed Use District
This District, which represents approximately 116,000 acres, is intended to accommodate a variety
of residential '"-',4 ..... i.,-,, l":[~ ~:"~'~ l"~'"~:l ..... IH '"~"~'~:h' ,4. ,r~l .... h;I,'~ k ..... ,4 ,'~:.,.~,4 ....
~ .............. ~ .... i ..... *\ ~n,-~ non-residential land uses, including mixed use developments such
as Planned Unit Developments. Certain industrial and commercial uses are also allowed subject to
criteria.
This may be accomplished by encouraging coordinated mixed-use sites of Water-dependent and
water-related land uses are permitted within the coastal region of this District. Mixed-use sites of
water-dependent and water-related uses and other recreational uses may include water-related
parks, marinas (public or private), yacht clubs, and related accessory and recreational uses, such
as boat storaqe, launching facilities, fueling facilities, and restaurants. Any water-dependent and/or
water-related land use shall encouraqe the use of the Planned Unit Development technique and
other innovative approaches to conserve environmentally sensitive features and to assure
compatibility with surrounding land uses.
Priorities for shoreline land use shall be given to water dependent prin, cipal 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. Presently developed sites;
b. Sites where water-dependent or water-related uses have been previously established;
Co
Sites where shoreline improvements are in place;
Sites where damaqe to viable, naturally functioning wetlands, or other environmentally
sensitive features, could be minimized.
Port of the Islands is a unique development which is located within the Urban Designated Area, but
is also totally within the Big Cypress Area of Critical State Concern. However, a portion of the
development was determined "vested" by the State of Florida, thus exempting it from the
requirements of Chapter 380, Florida Statutes. Further, there is an existing Development
Agreement between Port of the Isla,nds, Inc. and the State of Florida Department of Community
Affairs dated July 2, 1985, which regulates land uses at Port of the Islands. Port of the Islands is
eligible for all provisions of the Urban - Mixed Use District in which it is located to the extent that the
overall residential density and commercial intensity does not exceed that permitted under zoninq at
time of adoption of this Plan,
,.-,,.'"n'~ Urba.n. Resldentla. I Subdistrict
The purpose of this Subdistrict is to provide for higher densities in an area with fewer natural
resource constraints and where existing and planned public facilities are concentrated.
..........-,,..-...,..=....,4 "'"'";"..,.,,, ,, *~'.,,.. ..... ........ '"'..., rcgicn '"'.., *-;.,,,.. .... ..,......,,.., ,....~-,4-'.-,..'.-t This Subdist.,rict comprises
approximately 93,000 acres and 80% of the Urban,, M xed Use Distr!ct Maximum eligible
residential density shall be determined through the Density Rating System but shall not
exceed 16 dwelling units per acre except in accordance with the Transfer of Development
.Rights Section of the Land Development Code.
25
~.2. Urban Coastal Fringe Subdistrict
The purpose of this Subdistrict is to provide transitional densities between the Conservation
Designated Area and the Urban Designated Area. It includes that area south of US 41
between the City of Naples and Collier-Seminole State Park, including Marco Island ,and
comprises approximately 18,000 acres and 15% of the Urban Mixed Use District. In order to
facilitate hurricane evacuation and to protect the adjacent environmentally sensitive
Conservation Designated Area, residential densities shall be limited to a maximum of 4
dwelling units per acre, except as allowed in the Density Rating System to exceed 4 units per
acre through provision of Affordable Housinq and Transfer of Development Rights. Rezones
are recommended to be in the form of a Planned Unit Development. The Marco Island Master
Plan shall provide for density, intensity, siting criteria and specific standards for land use
districts on Marco Island.
;~3. Urban Resi,,den. tlal Fringe Subdistrict
The purpose of this Subdistrict is to provide transitional densities between the Urban
Designated Area and the Agricultural/Rural Area and comorises appro. XilTlate!Y 5.500 acres
and 5% of the Urban Mixed Use District. Residential land uses may be allowed at a maximum
density of 1.5 units per gross acre, subject to the following conditions :~ and are not subiect to
the Density Rating System:
a. All rezones m~ct are encouraged to 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 improvements, including the routing of all on -site and appropriate off-site
water through the project's water management system, and a fair share cost of necessary
improvements to the CR 951 canal/out-fall system made necessary by new development
in the area.
4. PUD Neighborhood Village Center Subdistrict
The purpose of this subdistrict is to allow for small scale retail, offices, and service facilities to
serve the daily needs of the residents of a PUD. The acreaqe eligible for Neighborhood
Village Center designation and uses shall be sized in proportion to the number of units to be
served, but in no event, shall the acreage exceed 15 acres. The Neighborhood Village Center
uses may be combined with recreational facilities or other amenities of the PUD and shall be
conveniently located to serve the PUD. The Village Center shall not have independent access
to any roadway external to the PUD and shall be integrated into the PUD. Phasing of
construction of the Neighborhood Village Center shall be controlled so that it occurs
concurrent with the residential units. The Planned Unit Development district of the Land
Development Code shall be amended within one (1) year to provide standards and principles
regulating access, location or integration within the PUD of the Village Center, allowed uses,
and square footage and/or acreaqe thresholds.
5. Business Park Subdistrict
The Business Park Subdistrict is intended to provide for a mix of industrial uses and
non-industrial uses, de. signed in an attractive park-like environment with Iow structural
density where buildinq coverage ranges between 25% to 45% and where
landscaped areas provide for bufferinq and enjoyment by the employees and patrons
of the park. Business Parks shall be allowed as a subdistrict in the Urban-Mixed Use
District, Urban Commercial District and Urban Industrial District and may include the
general uses allowed within each District, the specific uses set forth below, and shall
comply with the following general conditions:
a Business Parks shall be permitted to include up to 30% of the total acreage for non-
industrial uses of the type identified in "c" below, and will reserve land within the
industrially designated areas for industrial uses. The percentage and mix of each
category of use shall be determined at the time of zoning in accordance with the criteria
specified in the Land Development Code.
b Access to arterial road systems shall be in accordance with the Collier County Access
Management Policy and consistent with Objective 7 and Policy 7.1 of the Traffic
Circulation Sub-Element.
c Non-industrial uses may include uses such .a.s certain offices, financial institutions, retail
s. ervices, institutional, cultural facilities, medical facilities1 hotels/motels at a density of 26
units per acre, and recreational facilities. Retail Uses shall be limited to those uses which
serve the employees of businesses within the Park or are related to th.e products, goods
and services that are manufactur.ed, distributed, produced or provided, by businesses in
the Park.
d When the Business park is located within the Urban Industrial'District or includes
industrially zon.e.d land, those ,uses allowed in the Industrial Zor~incl District shall b-
permitted provided that the total industrial acrea.~e is not greater than the amount
previously zoned or designated industrial. When a Business Park is located Jn the Urban
Commercial District or Urban-Mixed Use District, the industrial USeS shall be limited to light
ipdustry such as light .manufa.cturinq, processing, and _packagina in fullv enclosed
buildings; research, desigr~ and product development: printing, lithography and p.ublishin.g;
and similar light industrial uses that are compatible with non-indu.strial uses permitted in
the district; and, the Planned Unit Development Ordinance or Rezonin. g Ordinance for a
Business Park proiect ..shall list specifically all permitted uses and development standard-~
consistent with the criteria identified in this provision.
e Business Parks must be a minimum of 35 acres in size.
f Business Parks located within Interstate Activity Ce.n. ter. quadran.ts that permit Industrial
Uses shall also be req.uired to meet the standards as stated un~der the Interstate Activity
Center Subdistrict for commercial an.d industrial land uses.
g Business Parks shall adopt standards for the development of individual buildinq parcels
2'7
and general standards for bufferinq, landscaping, open space, signage, lighting, screeninc~
of outdoor storage, parking and access management.
When located in a District other than the .Urban Industrial District, the Business Park must
have direct access to a road classified as an arterial in the Traffic Circulation Sub-
Element.
Business Parks are encouraged to utilize PUD zoning,
The maximum additional acreage ,eligible to be utilized for a Business Park Subdistrict
within the Urban-Mixed Use District is 500 acres, exclusive of open space and
conservation areas.
6. Office and In-fill Commercial Subdistrict
The intent of this Subdistrict is to allow Iow intensity office commercial or in-fill commercial
development on small parcels within the Urban-Mixed Use District located along arterial and
collector roadways where residential development, as allowed by the Density Rating System,
may not be compatible or appropriate. Lower intensity office commercial development
attracts Iow traffic volumes on the abutting roadway(s) and is generally compatible with
nearby residential and commercial development. The criteria listed below must be met for
any project utilizing this Subdistrict. For purposes of this Subdistrict, "abuts" and "abutting"
excludes intervening public street, easement (other than utilities) or right-of-way, except for an
intervening local street; and "commercial" refers to C-1 through C-5 zoning districts and
commercial components of PUDs.
a. The subject site abuts a road classified as an arterial or collector as identified on the Five
Year Future Traffic Circulation Map, as contained in the Traffic Circulation Sub-Element.
b. The site utilized for commercial use is 12 acres or less in size, and the balance of the
property in excess of 12 acres, if any, is limited to an environmental conservation
easement or open space;
c. The site abuts commercial zoning:
(i) on one side and non-commercial zoning on the other side; or,
(ii)on both sides;
d. The depth of the requested commercial does not exceed the depth of the abutting
commercial parcel(s);
e. Project uses are limited to office or Iow intensity commercial, except for land abutting
commercial zoning on both sides, as provided for in (c) above, the project uses may
include those of the highest intensity abutting commercial zoning district;
f. The parcel in question was not created to take advantage of this provision and was
created prior to the adoption of this provision in the Growth Management Plan on October
28, 1997;
g. At time of development, the project will be served by central public water and sewer; and
h. The project will be compatible with existing land uses and permitted future land uses on
surrounding properties.
i. For those sites that have existing commercial zoning abutting one side, commercial
zoning used pursuant to this subsection shall only be applied one time to serve as a
transitional use and will not be permitted to expand.
j. The maximum acreage eligible to be utilized for the Office and Infill Subdistdct within the
Urban-Mixed Use District is 250 acres.
7. Traditional Neighborhood Design
The purpose of this provision is to encourage the development of Traditiopal Nei.qhborh.ood
Design (TND) prciects. TNDs are tvpicallv human-scale, pedestrian-oriented
i.nterconnected residential n~.igh.borhood proiects that are centered around a village areen
with a mix of commercial uses including reta. il, office and civic amerlitie~ that comDlemertt
each other. Residential uses are often located above retai! uses. A gd.d p. attem is the b¢sis
for the transportation network. The main street com..ponent of the TND is appropriately
~.8
integrated in the TND and sized in proportion to the scale of the project with a maximum of
15 acres of commercial permitted. Standards shall be developed in the Land Development
Code which will regulate access, permitted uses, square footage and/or acreage thresholds,
lot frontage dimensions, street widths, setbacks, and other standards that are integral tq
the TND concept.
8. GoodletteiPine Ridge Commercial Infill Subdistrict
This subdistrict consists of 31 acres and is located at the northeast quadrant of two major
arterial roadways, Pine Ridge Road and Goodlette-Frank Road. In addition to uses allowed
in the Plan, the intent of the Goodlette/Pine Ridge Commercial Infill Subdistrict is to provide
shopping, personal services and employment for the surrounding residential areas within a
convenient travel distance. The subdistrict is intended to be compatible with the
neighboring Pine Ridge Middle School and nearby residential development and therefore,
emphasis will be placed on common building architecture, signage, landscape design and
site accessibility for pedestrians and bicyclists, as well as motor vehicles.
Access to the Goodlette/Pine Ridge Commercial Infill Subdistrict may feature a traffic
signalized access point on Goodlette-Frank Road, which may provide for access to the
neighboring Pine Ridge Middle School. Other site access locations will be designed
consistent with the Collier County access management criteria.
Development intensity within this district will be limited to single-story retail commercial
uses, while professional or medical related offices, including financial institutions, may occur
in three-story buildings. A maximum of 275,000 square feet of gross leasable area for retail
commercial and office and financial institution development may occur within this subdistrict.
Retail commercial uses shall be limited to a maximum of 125,000 square feet of gross
leasable area on the south +/-23 acres. No individual retail tenant may exceed 65,000
square feet of gross leasable area.
Unless otherwise required by the South Florida Water Management District, the .87+/- acre
wetland area located on the northeastern portion of the site will be preserved.
29
MAP 5 A
GOODLETTE/PINE RIDGE COMMERCIAL INFILL SUBDISTRICT
PINE RIOGE ROAD (C.R. 896)
PINE RIOGE ROAD (C.R. 8g~)
INDICATES BOUNDARY OF GOOIDLETTE/I:)INE RIDGIE
COMMERCIAL INFILL 8UBDIgTRICT
30
DENSITY RATING SYSTEM
4 rn,--i,.4nnfi~l 4,.,~.,llin~ ,,nif.-, n,-,.- n,'n,.-*', ,'~,'-,-n [,-- nn,-,-~iH'n,4
,,~Cy '-"-'J ....... ~ ....... u ............................. ~" '.'J
,,.,,.~,-~,-,;,.,f,-,,,-,,, ,.,ilk fk,~ f,.-,ll,-~,.,i..~n ,-*k.-~f,-,,.,f,~,,-i~',f:,-,- ,,,,-~..I,4 ,..,,4,4 f,-,
This Density Rating System is only applicable to areas designated ,Urban, Urban - Mixed Use
District1 as identified on the Future Land Use Map, exclusive of the Urban Residential Fdnge
Subdistrict, and exclusive of Urban areas encompassed by the Immokalee Area Master Plan,
Golden Gate Area Master Plan, and Marco Island Master Plan. The Density Rating System is
applicable to the Urban. Coastal Fringe Subdistrict to the extent that the residential density cap
of 4 dwelling u..nits per acre is not exceeded, .except for the density bonus for Affordable
Housing and Transfer of Development Rights. This Density Ra.ti,ng System only applies to
residential dwelling units. Within the applicable Urban Designated Areas, a base density of 4
residential dwelling units per gross acre is permitted, though not an entitlement. This base
level of density may be adiusted depending upon the characteristics of the protect.
a. Density Bonuses
Consistency with the following characteristics may add to the base density. Density bonuses
are discretionary, not entitlements, and are dependent upon meeting the criteria for each
bonus provision and compatibility with surroundinq properties, as well as the criteria i.n the
Land Development Code. All new residential zoning shall be consistent with the Density
Rating System, except as provided in policies 5.9, 5.10 and 5.11 of the Future Land Use
Element.
1. Conversion of Commercial Zoninq
If the project includes conversion of commercial zoning which is not located within a n
Mixed Use Activity Center or Interchange Activity Center, or which is not consistent with
""""'",4 ";*" .....,.;*"';" ' ......... ""' '""'~ u.sc the,~ Neighborhood, , Village Center
Subdistrict, a bonus of up to 16 dwelling units may be added for every 1 acre of
commercial zoning which is converted. These dwelling units may be distributed over the
entire project. The project must be compatible with surrounding land uses.
· · ......... , Cc=tcr Proximity to Mixed Use Activity Cen. ter or
Interchange Activity Center
Cf a .....;....,,..;" ,.,;~h;.. *~... 4....~;*., ~.....,4 ~k..,,.. -.,4,4;*;....., ,4.--,,-ih .... ';~-. *.. *k.-. ~..*:,-..
,,~,C;C
If the project is within one mile of a Mixed Use Activity Center or !nterchanqe Activity
Center and located withi,n a residenti~tl densi~ band. 3 residential unit~ ~er qross acre may
be added, The density band around ~3 Mixed Use Activity Center or Interchan.~e Activity_
31
Center shall be measured by the radial distance from the center of the intersection around
which the Mixed Use Activity Center or Interchange Activity Center is situated. !,f 50°/9 or
more of a project is within the deqsity band, the additional density applies to the gross
acreage of the entire project. Density bands are designated on the Future Land Use Map
and shall not apply within the Estates Designation or for properties within the Traffic
..Congestion Area,
'~"~ Affordable Housing
~ ~ .i,~.
~,....,..r.,.. u .... ;,.,.. n......;,., o..,;.... ~,,..,..,... c,, ,,-. To encourage the provision of
affordable housing within the Urban Designated Area, a maximum of up to 8 residential
units per gross acre may be added to the base density if the project meets the definitions
and requirements of the Affordable Housing Density Bonus Ordinance ISection 2.7.7 of
the Land Development Code, Ordinance #91-102, adopted October 30, 1991). In the
Urban Coastal Fringe Subdistrict, Affordable Housing projects must provide appropriate
mitigation consistent with Policy 13.1.2 of the Conservation and Coastal Management
Element.
4. Residential In-fill
To encourage residential in-fill in areas with existinq development, 3 residential dwelling
units per gross acre may be added if the following criteria are ,met:
(a) The project is 10 acres or less in size;
(b) At time of development, the project will be served by central public water and sewer;
(c) The project is compatible with surroundin.q land uses;
(d) The property in question has no common site development plan with adiacent
property;
(.f) There is rio common, ownership with any adjacent parcels; and
{g) The parcel in ouestion was Rot created to take advaritage of the in-fill .residential
density bonus and was created Prior to the adoption ,,o.f this provision in the Growth
Management Plan on January 10, 1989.
5. Roadway Access
If the project has direct access to 2 or more artedal 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 dudng the first five years of the
Capital I .reprove-men,ts Plan. The Roadway Access bonus is not aoolicable to orooertie~
located within the Traffic Congestion Area.
6. Transfer of Developmeqt Rights
To encourage preservation/conservation of natural resources, d.eris, ity transfer~ are
permitted within that oortion of the Urban designated area sublect to this Density Ratinq
System. However. density shall not be transferred into the Coastal Manaoement Are~
from outside the Coastal Mana0ement Area. Lands Ivinc~ seaward of the Coastal
Manag.ement Bound;pry, ,dent.,fled on the Future Land Use MaD. are within the Coast~!
Mana(~ement Area..Derlsity may be increased above and beyond the density otherwi~
32
allowed by the Density Rating System in accordance with the Transfer of Development
Rights (TDR) Section 2.2.24.11 of the Land Development Code adopted by Ordinance
#91-102, on October 30, 1991, as amended.
b. Density Reduction
Consistency with the following characteristic would subtract density:
1. Traffic Congestion Area
If the proiect is within the Traffic Conqestion Area, an area identified as subiect to long
range traffic congestion, 1 dwelling unit per gross acre would be subtracted. The Traffic
Congestion Boundary is shown on the Future Land Use Map and consists of the westem
coastal Urban Designated Area seaward of a boundary marked by Airport?Pulling Road
{including an extension north to the Lee County boundary), Davis Boulevard, County Barn
Road, and Rattlesnake Hammock Road consistent with the Mixed Use Activity Center's
residential density band located at the southwest quadrant of the intersection of
Rattlesnake Hammock Road and County Road 951 (including an extension to the east).
Properties adjacent to the Traffic Congestion Area shall be considered part of the Traffic
Congestion Area if their only access is to a road forming the boundary of the Area;
however, if that property also has an access point to a road not forming the boundary of
the Traffic Conqestion Area it will not be subject to the density reduction.
c. Density Conditlorl~:
The following density condition applies to all properties subject to the Density Rating System.
1. Maximum Density
The maximum permitted density shall not exceed 16 residential dwelling units per gross
acre within the Urban designated area, except when utilizing the Transfer of Development
Rights (TDR) Section 2.2.24.10 of the Land Development Code adopted by Ordinance
#91-102, on October 30, 1991, as amended. Thc TDR ,~cct~cn c~c'::: fcr thc
33
~cre
iht^ -..- r,^....+.,, a~.. ....... , a..... ~ ...... +,.;.d~. thc r.^..~.,..,
IV%
%-'-!
(Y-)
-(t}B. Urban Commercial District
This Distdct is intended to accommodate almost ail new commercial zor!ing; a variety of residential
uses., including higher densities for properties not located within the Urban Coastal Fdnqe or U. rban
Residential Frinqe Subdistricts; and a variety of non-residential uses.
(l%llll%ltll%l~llll%llVI
% 1%=. I~ w '!~ ~ '"1~, I
1, Act:v~; Conic.' -.='-'-bd!:t."~ct Mixed Use Activity Center Subdistrict
Mixed Use Activity Centers have been designated on the Future Land Use Map Sede~
identified in the Future Land Use Elerpent. The locations are based on intersections of major
roads and on spacing criteria. There are 19 Mixed Use Activin Center~ which comprise
approximately 3.000 acres, includino 3 Interchange Activity Centers (#4.9. 10} which will be
discussed separately. Two Activity Ceqter~ #19 and 21 hav~ beerl deleted and replaced bv
the !and use designations identified in the Marco Island Master Plan and Future Land Use
Map,
35
The Mixed Use Activity Center concept is designed to concentrate almost all new commercial
zoning in locations where traffic impacts can readily be accommodated, to avoid strip and
disorganized patterns of commercial development, and to create focal points within the
community. Additionally, some commercial development is allowed outside of Mixed Use
Activity Centers in the Neighborhood Village Center Subdistrict, Office and Infill Com.rnercial
Subdistrict, Interchange Activitv Center Subdistrict. Traditional Neighborhood Desion
Subdistrict, and. by Policies 4.7, 5.9, 5.10, and 5.11 of the Future L.and Use Element.
/lilt
%.--!
36
Mixed Use Activity Centers are intended to be mixed-use in character. The actual mix of the
various land .c,:,.~.' ........ ;.., ,-r...,i,a~r~H..,I :,-,~.l.;h ,f;.-,,-,..,l% . which may include the full array of
commercial uses, resid,e, nt, ial uses, instit.,uti,onal uses, hotel/motel uses at a density consistent
with the Land Development Code - shall be determined during the rezoning process based on
consideration of the ~"'" .... ;""
.......... u factors listed below.
For residential developme.nt, if a... project is ,within the boundaries of a Mixed Use Activity
Center which is not within the Urban Residential Fringe Subdistrict or Urban Coastal Fringe
Subdistrict, up to 16 residential units per gross acre may be permitted. This density may be
distributed throughout the project, including any portion located outside of the boundary of the
Mixed Use Activity Center.
The factors to consider during review of a rezone petition are as follows:
- Rezones within Mixed Use Activity Centers are encouraged to be in the form of a Planned
Unit Development. There shall be no minimum acreage limitation for such Planned Unit
Developments except all requests for rezoning must meet the requirements ,for rezo.ning in
the Land Development Code.
- The amount, type and location of existing zoned commercial land, and .developed
commercial us.es, within the Mixed Use Activity Center and within two read miles of the
Mixed Use Activin 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 !and uses;
Existing patterns of land use within the Mixed Use Activity Ce, nter and within two radial
miles;
- Adeauacv of infrastructure caoacitv, particularly roads:
- Compatibility of the proposed development with, and adecluacv'of buffering for. adioinin~_
DroDerties:
: , Natqral or man-made constr.a, ints;
- Rezoni.ng..cdt. eria i.dentified in the ,.Land Development Code;
-. Conformance with Access Management Plans for. Mixed Use Activin Cen_ters contained in
the Land Development Code;
- Coordinated traffic flow on-site...and off-site, as mav be demonstrated bv a Triilffic Imoact
Analysis, and a site plan/master plan indicating on. rsite traffic movements, access ooint
locations and type, median opening !o .cation.s. and type ..on the abutting roadway(s), location
of traffic signals on the abutting roadway(s.}, and internal and external vehicular and
pedestrian interco.nnections;
Interconnection(s) for pedestrians, bicycles and motor vehicles with existing and future
adjacent Droiects:
Conformance with the amhitectural design standards as identified in the Larval
Development Cod.e,
37
Tl~e approximate boundaries of Mixed Use Activity Centers have been delineated on the maps,
located at the end of this section as part of the Future Land Use Map Sedes. The actual
boundaries of Mixed Use Activity Centers listed below by Activity,Center and location are
specifically defined on the maps and shall be considered to delineate the boundaries for those
Mixed Use A.ctivity Centers.
# 1 Immokalee Road and Airport Road
# 6 Davis Boulevard and Santa Barbara Boulevard
# 8 Airport Road and Golden Gate Parkway
#11 Vanderbilt Beach Road and Airport Road
#12 US 41 and Pine Ridge Road
#13 Airport Road and Pine Ridge Road
#15 Golden Gate Parkway and Coronado Boulevard
#16 US 41 and Airport Road
#17 US 41 and Rattlesnake-Hammock Road
#18
#20
US 41 and Isles of Capri Road
US 41 and Wiggins Pass Road
The mix of uses in all of these ,specifically designated, except for ~ at Davis Boulevard and
Santa Barbara Boulevard, range from 80 to 100% commercially zoned and/or developed
property. Activi.ty Center #6 is approximately 60% commercially zoned and/or developed.
For purposes of these specifically designated Activity Centers, th.e entire Activity Center is
eligible for up to 100%, or any combination thereof, of each of the following uses:
commercial, residential and/or community facilities.
Mixed Use Activity Centers may be designated as Master Planned Mixed Use Activity Centers.
Master Planned Mixed Use Activity Centers are those which have a unified plan of
development in the form of a Planned Uqit Development, Development of Regional Impact or
an area-wide Development of Regional Impact. Prope .rb.y ,owners within Mixed Use Activity
Centers shall be required to utilize the Master Planned Mixed Use Activity Center process.
# 2 US 41 and Immokalee Road
# 3 Immokalee Road and CR 951
# 5 US 41 and Vanderbilt Beach Road
# 7 Rattlesnake-Hammock Road and CR 951
#14
Goodlette-Frank Road and Golde.n Gate Parkway
In recognition of the benefit resulting from the coordination of planned land uses and
coordinated access points to the public read network. Master Pliitrlped ACtivity Centers are
encouraged through the allowance of fiexlbility in the boundaries, mix and location of uses
permitted within a designated Mixed Use Activity Center an, d may .be permitted to modify the
designated configuration. The boundaries pi Master Planned Mixed USe Activity Centers
depicted pn. the Future Land Use Map Sedes are understo, od to be flexible and subie.c.t to
modification during final site design; however, the approved amount of commercial
developme!3t .s. hell not be exceeded. The actual mix of land uses shall be determined u$irlg
the cdteda for other Mixed U,se .Activity Centers, Ail of the following cfiteda must be met for a
project tq qualify as a Master Planned Mixed Use Activity Center:
The applicant shall have unified control of the maiority of a ouadrant in a
designated Activity Center. Majority of the quadrant shall be defined as at lePst
51% of the privately owned land within any Activity Center cluadrant. However. if a
property owner has less than 51% ownership within a c~uadrant, that 0rooerty
owner may still request a rezonincj under the provisions of a Mixed Use Activity
Center Subdistdct subiect, to the maximum acreage allowed in Paragraph 2 below.
property owners with less thar! 51°/9 owoership are encouraged to incorl;mrate
38
vehicular and pedestrian accesses with adjacent properties within the Activity
Center. Any publicly owned land within the quadrant will be excluded from acreage
calculations to determine unified control;
The permitted land uses for a Master Planned Mixed Use Activity Center shall be
same as for designated Activity Centers; however, a Master Planned Mixed Use
Activity Center encompassing the majority of property in two or more quadrants
shall be afforded the flexibility to redistribute a part or all of the allocation from o.ne
quadrant to another. The maximum amount of commerci.al permitted at Activity
Centers # 3 and #7 is 40 acres per quadrant for a tota.! o.f !6.0 .a. cr.es .maximum in.
the entire Activity Center, the balance of the of the land use_s shall be.. fo.r residential
and/or community facilities. Activity Center #14 shall have a maximum of 45
acres for commercial use, the balance of the land uses shall be for residential
and/or community facilities. Activity Centers #2 and #5 have approximately 80°/9 of
the area zoned or developed for commercial uses. For purposes of these two
Activity Centers, the entire Activity Center is eligible for up to 1.0.0% or any
combination thereof, of the following uses: commercial, residential and/or
community facilities.
The location and configuration of all land uses within a Master Planned Mixed Use
Activity Center shall be compatible with and related to existing site features1
surrounding dev. elqpmentl and existi.ng natural and manmade constraints.
Commercial uses shall be oriented so as to provide coordinated and functional
transportation access to major roadways serving the Activity C.e. nter, and
functionally related or inteqrated with surrounding land uses and the planned
transportation network; and
Adjacent p.roperties within the Activity Center that are not under the unified control
of the applicant shall be considered ..a. nd apprppriat..ely i.ncorporated (i.e. pedestrian
and vehicular interconnections) into the applicant's Master Plan.
New Mixed Use Activity Centers may be pr..oposed if al! of the following criteria are
met and an amendment is made to delineate the specific boundaries on the Future
Land Use Map series for Mixed Use Activity Centers:
· The inters..ection around which the Mixed Use Activity Center is located consists of
an artedal and collector road, or two arterial roads, based upon roadway
classifications in the Traffic Circulation Element.
· The Mixed Use Activity Cen, ter is 13o closer than two miles from, any existing Mixed
Use Activity Center, as measured from the center _point of the intersections around
which the existing and oroDosed Mixed Use Activin Centers are located.
· Market justification is provided demonstrating need for a Mixed Use Activin Center
at the oroDosed location,
39
2. Interchange Activity Center Subdistrict
Interchanqe Activity Centers have been desiqnated on the Future Land Use Map at each of
the three Interstate 75 interchanqes and include numbers 41 9 and 10. The boundaries of
these Interchange Activity Centers have been specifically defined on the maps located at the
end of this Section as part of the Future Land Use Map Series. Any changes to the
boundaries of these Interchange Activity Centers shall require an amendment to the Future
Land Use Map Series.
Interchange Activity Centers #4 and #10 allow for a mixture of land uses - which may include
!00% or any combination thereof, of each of the following uses: the full array of commercial
uses, residential and non-residenti.a.I uses, institutional .uses, hotel/motel uses at .a. density
consistent with the Land Development Code, and Business Parks;. and industrial uses as
identified below in the southwest and southeast quadrants of Interchange Activity Center #4.
No industrial uses shall be allowed in Interchanqe Activity Center #10. The actual mix of uses
shall be determined durinq the rezoning process based on consideration of th.e same factors
listed under the Mixed Use Activity Center Subdis. trict.
Interchanoe Activib/Center # 9 shall be subject to the reouiremel3t Of the development of an
Interchange Master plan (IMP). Th.e IMP is intended to create an enhanced "oatewav" to
Nar)les. The IMP process shall be initiated by the oror)ertv owners and/or their
representatives by meeting with the_ County_ planning staff within 60 days of the adoption of this
Growth Management Plan amendment and a finding of comp_liance from the Der)artment of
Community Affairs. The purpose of the meeting will be to establish a mutually acceptable
vision statement for Activity Center # 9, The Interchange Master Plan shall be ador)ted by
Resolqtion by the Board of County Commissioners. All rezones thpreafter ~hall meet the,
intent of the vision statement.
Subseouent to the develovment of the vi.~ion statement,, new projects within Activity Center ~ 9
are encouraoed tq have a pnified plarl of develppment in the form of a Planned Unit
Development. The mixture of uses allowed in Interchange Activity Center # 9 shall inciude the
full array of commercial uses; residential and non-residential uses; institutional uses: Business
Park; hotel/motel uses at a density consistent with the Land Development Code: industrial
uses in the northeast, southwest and southeast ouadrarlts, The mix and intensiN of land use.~
shall meet the intent of the visioq statement .and be defined dudnq the rezoninq proc. ess~ The
entire Interchange Activity Center is eligible for up to 100% of the entire acreage to be
40
developed for any of the uses referenced above, except the maximum amou. nt of commercial
acreage shall not exceed 55% of the total acrea.qe (632.5 ac.) of I.n. tercha.ng..e Activity Center #
9. The factors to consider durin_q review of a rezone petition shall be compliance with the
vision statement and those included for the Mixed Use Activity Center.
For .residential development, if a Project is within the boundaries of an I.nte. rchapge Activity
Center which is not within the Urban Residential Frinqe Subdistrict and not within the Estates
Designation, up to 16 residential units per gross acre may be permitted, This density may be
distributed throughout the project, in. cluding any portion located outside of the boundary of the
Activity Center.
Based on the unique location and function of Interchange Activity Centers, some Industrial
land uses that serve regional markets and derive specific benefit when located in the
Interchange Activity Centers shall be allowed, provided each such use is reviewed and found
to be compatible with existing and approved land uses. Industrial uses shall be limited to:
manufacturing, warehousing, storage, and distribution,
The following conditions shall be required to ensure compatibility of Industrial land uses with
other commercial, residential and/or institutional land uses in the Interchange Activity Centers;
to maintain the appearance of these Interchange Activity Centers as gateways to the
community; and to mitigate any adverse impacts caused by noise, glare or fumes to the
adjacent property owners. The Planned Unit Development and/or rezoning ordinance shall
contain specific languaqe regardinq the permitted Industrial land uses, compatibility
requirements, and development standards consistent with the following conditions. Site
specific development details will be reviewed during the Site Development Plan review
process.
Landscaping, buffering and/or berming shall be installed along the Interstate;
- Fencing shall be wooden or masonry; ~
- Wholesale and storage uses shall not be permitted immediately adjacent to the
right-of-way of the Interstate; and
A,.q..,.ql ,q,.q,N.ql(.,N,,l,q,q .,.,N.--.,pk.d.~-. ~.k,,'~ll k,N ,,...k,'~Nli4'~,,,,d ~,.~ .,N,qp.I. ,..~4: 'ffk,-, .,,,.q,N~,14.,.N,.l,q,q .,.~--. ,l~,..~,ql,,, IA.
- Central water and sewage systems shall be required '-'"""' ~h.. :.~....,..~,..~ ,..,.....~.
- No direct access to the Interstate right-of-way shall be permitted;
I,-..,N,...4. ,.~ ,~,..,{.,..;,-.+;.,,,,., ,-,~. (,hd.~ ,.-,.,;,-i,.-~l;~,-,, I-,,-,.I,-.,,, .'qll nrst.,
..... :.,.~ +,..,,4,....,. + ..... ;,-,,-, ~,~ ~,_,,1[ ........;,., ....
Joint access and frontage roads shall be established when frontage ,~.nnct i~ not
adequate to meet the access spacing end requirements of the Access Control Policy,
Activity Center Access Management Plans, or State Access Management Plans, as
applicable;
Access points and median openings shall be designed to provide adequate turning
radii to accommodate truck traffic and to minimize the need for U -turn movements;
The developer shall be responsible to provide all necessary traffic improvements - to.
include traffic signals, turn lanes, deceleration lanes, crc. and other improvements
deemed necessary - as determined through the rezoning process; ~nd
A maximum floor area ratio (FAR) for the designated Industrial land uses component
of the projects shall be established at 0.45. cnd
.............. j ...... ~,"C,..,,, ,,..,,,., .. ..,.
{~,T.CCRST...TE ^,".'r,w,'rv CEN"'ER FUTUR'C '
I~ITCO~TAT: A~TI{"~ ~=klT=O =1 ITl lOC ' ak'~ USE M~,P
IklT~TAT~ A~TIXlI~ ~klT~ ~lITIl~ I
3. Business Park Subdistrict
The Business Park Subdistrict is intended to provide for a mix of industrial uses and non-
industrial uses, designed in an attractive park-like environment with Iow structural density
where building coverage ranges between 25% to 45% and landscaped areas, provide for
buffering and enioyment by the employees and patrons of, the Park. Business parks shall b.e
allowed as a subdistrict in the Urban Commercial District subiect to the criteria set forth under
the Business Park Subdistrict in the Urban-Mixed Use District.
C. Urban - Industrial District
(X)The Industrial Land Use District is reserved primarily for industrial type uses and comprises
_. _ 2,200 acres. ,..,......m......~ ..... ~.... ~..... ..... ...,...~ ,......h* ..... ~-...,,,,~...-,
approximately ........................................... ~ ................... ~,
Besides basic Industrial uses,, limited commercial uses are permitted. Retail commercial uses are
prohibited, except as accessory to Industrial or Business Park uses. The C-5, C-4 and PUD
Commercial Zoning Districts along the perimeter of the designated Urban - Industrial Distdct that
existed as of October 1997 shall be deemed consistent with this Land Use District. Industrially
designated areas shall have access to a road classified as an arterial or collector in the Traffic
Circulation Element, or access may be provided via a local road that does not service a
predominately residential area. Intensities of use shall be those related to:
a. Manufacturing;
b. Processing;
c. Storage and warehousing;
d. Wholesaling;
e. Distribution;
f. High technology;
g. Laboratories;
h. Assembly;
i. Computer and data processing;
j. Business services;
k. Other basic industrial uses as described in the Industrial Zoning District of the Land
Development Code;
I. Business Park uses as discussed below and as described in the Business Park Zoning District
of the Land Development Code; and
m. Support commercial uses, such as child care centers and restaurants.
1. Business Park Subdistrict
The Business Park Subdistrict is intended to provide for a mix of industrial uses and non-
industrial uses, designed in an attractive park-like environment with Iow structural density
where building coverage ranges between 25% to 45% and landscaped areas provide for
buffering and enioyment by the employees and patrons of the Park. Business Parks shall be
allowed as a subdistrict in the Urban Industrial District subiect to the criteria set forth under the
Business Park Subdistrict in the Urban-Mixed Use District.
{:VI)II.,, AGRICULTURAL/RURAL DESIGNATION
The Agricultural/Rural Land Use Designation is for those areas that are remote from the existing
development pattern, lack public facilities and services, are environmentally sensitive or are in
agricultural production. Urbanization is not promoted, therefore .most allowable land uses are of
Iow intensity in an effort to maintain and promote the rural character of these lapds. P. l~m~tcd
0go ....... , ,..l..... .... ; .........;,~,~ ,.. ,~.A ..... -
The. fql!owing uses are p,ermitted in this District:
,~5
Agricultural uses such as farming, ranching, forestry, bee-keeping;
Residential uses at a maximum density of one dwelling unit per five gross acres, except for
legal non-conforming lots of record;
Habitat preservation uses;
Parks, open space and recreational uses, golf courses;
Essential services as defined in the Land Developmept Code;
Safety service facilities;
Community facilities such as churches, group housing uses, cemeteries; and schools which
shall be subject to the following criteria:
· Site area and school size shall be subject to the General Educational Facilities Report
Oo
submitted annually by the Collier County School Board to the Board of County
Commissioners.
· The Site must comply with the State Requirements for Educational Facilities adopted by
the State Board of Education.
· The site shall be subject to all applicable State or Federal regulations.
Communication and utility facilities, except for central water and sewer facilities as noted
above;
Migrant labor housing as provided in the Land Development Code;
Earth mining, oil extraction and related processing;
Asphalt plant as a Conditional Use as defined in the Land Development Code provided that
the asphalt plant: is compatible with surroundinq land uses; is not located in a County, State or
Federal jurisdictional wetland area and any required buffer zones;.is not located within 1,000
feet of a Florida State Park; is not located within the Area of Critical ..St.a. te Co.ncem as, depicted
on the Future Land Use Map; and, is not located within 1,000 feet of a natural reservation;
Commercial uses accessory to other permitted uses, such as restaurant accessory to golf
course or retail sales of produce acce. sso.ry to farming, so long as restrictions or limitations are
imposed to insure the commercial use functions as an accessory, .subordinate use. Such
restrictions or limitations could include limiting the size and/or location of the commercial use
and/or limiting access to the commercial use;
Commercial u.s-es,.within the Rural Commercial Subdistrict, based upon criteria;
Industrial uses within the Rural - Industrial District;
Travel trailer recreational vehicle parks, provided the following criteda are met:
1. The density is consistent with the Land Development Code;
2. The site has direct principal access to a road classified, as an arterial in th.e .Traffi. c
Circulation Element, direct principal access defined as a driveway and/or roadway
connection to the a.rtedal road, with no access points from j.ntervenin0 [~rooertie.s; and,
3. The use will be compatible with surrounding land uses.
A. A0r!c.ulturallRural - Mixed Use District
.~......,,. .... :.....,.'..., .... ~ .... +,.,; ...... ~ ~. .c~'~";'~""+;"'.............,... ,.. ,' "' "' ~.. .. .. .. .. ..... mc;.' ....~'" .."",........'~ ..."+ c ,,mc×L,mum
.~......;,., ..~ ~ , ,,~i, ,.... c .......... Existing units approved for the Fiddler's Creek DRI may be
reallocated to those parts of Sections 18 and 19, Township 51 South, Range 27 East added to
Fiddler's Creek DRI together with part of Section 29, Township 51 South, Range 27 East, at a
density greater than 1 unit per 5 gross acres provided that no new units are added to the 6,000
previously approved units, which results in a gross density of 1.6 units per acre for the Fiddler's
Creek DRI; and further provided that no residential units shall be located on that part of Section 29
within the Fiddler's Creek DRI; and further provided that South Florida Water Management District
jurisdictional wetlands impacted by the DRI in said Sections do not exceed 10 acres.
~ ~r~;~ ;~ I~ ~ ~ ~r;~l ~r ~ll~f~r
Tho pu¢ose of this District is to protect and encoura~o a~ricultural acUvities, conse~o and
proso~o onvironmontallg sensitive areas, provido [or Iow donsi~ residontial dovolopmont, and othor
usos idontifiod under tho ~dcultural/Rural Desiqnation. Thoso areas ~o~orall~ !ack ~uDllc.[acili~ies
and se~icos. DrBanization is not promoted, there[ore most allowab}o land usos are o[ Iow intonsi~
in an offod to maintain and promoto tho rural charactor of thoso lands. Rosidontial usos are allowed
as follows:
a. Low density residential dwelling units, at a maximum density of one dwelling unit per five gross
acres1 except for legal non-conforming lots of record.1
b. Dormito. ries, duplexes and other staff housing, as may be p.rovided in coniupction with
conservation uses, at a d.e. nsity in accordance with the Land Development Code;
c. Group housing uses at a density in accordance with that permitted in the Land Development
Code;
d. Staff housing in conjunction with safety service facilities and essential se.rvices, at a d.ensity in
accordance with the Land Development Code;
e. Farm labor housing in accordance with the Farm Labor Housing provision in the .Land
Development Code;
f. Recreation camps as defined in, and at the density allowed by, the .Land Development Code.
1. Rur.al Commercial Subdistrict
Within the Agricultural/Rural - Mixed Use District, commercial development, up to a maximum
o.f 200 a. cres, may be allowed providing the roi!owing standards for inten.sity of use are met:
a, The project, or that portion of a larger proiect which is devoted to commercial
developmen, t, is 2.5 acres or less in size;
b. The oroiect, or that portion of a larger project which is devoted to commerciaJ
development, is no closer than 5 miles, measured by radial distal3ce, from the nearest
develooed commercial area. zoned commercial area or desionated Mixed Use Activity
Center;
C. The proposed uses are those permitted in the C-1, C-2 and C73 Zoning .Districts of the
Land Development Code;
d. The project is located on an arterial or collector roadway as identified in the Traffic
Circulation E..lement; and
e. The project is buffered from adjacent properties.
,'_;$~B. Rural__-. Industrial Distrlct
'T'I..~ h.....l..~4..4.-.I I ..~.....I I le..., r~;...~..;..., ;... ;...~....~.4~..4 ~r.... ;.....i..~...;.-.I a....~..... ..- ~.- ...~..4 ...l...-.ll I..-- ..~..~...e...4 $..... ~..~.~
L',t:,',:~t~::-,"~ ..... ..... ..,.-,, k..i, ..... k.. ~k.,-- ..... ...., .. ,'""~ .. .--. *...-- "~,'-'l"~" ," ' --' '" -- ' '~'"~"-- '- --,";,, ...... ,., r, -------- -'' -,.,~"" ., :.- *" .'* -" ~ -"
...... ........... ~' .... " ..... ~'""'""~""" ":"";~" "; .... """'-' ~'*'";" L-.-".u:td:l '"-" "" : :-::-~;--;~.." in '.h,.
4'7
The Rural - Industrial District, which encomp~ssos approximatol~ 600 acros of 0xistin~ ~ndustrial
areas outsido of ~rban dosi~nated areas~ is inteadod, and .shall b~ roso~d, for industrial
usos. Bosides basic Industd~l ~so~, limited commorcial usos aro pormi~od. R0tail commorc~al
usos aro prohibitod, except as accosso~ to Industdal usos. Tho G-5 Gommorci01Zonin~ District on
tho podmotor of lands desiqnatod Rural - Industdal Oistdct, as of Octobor ~ ~7, shall bo deemod
consistent w~th th}s kand ~se District. All industrial aroas shall havo diroct accoss to a road
classified as an arterial or collector in the Traffic Circulation Element, or access may be provided via
a local road that does not service a predominatel¥ residential area. No new industrial land uses
shall be permitted in the Area of Critical State Concern, For the purposes of interpreti.ng this policy,
oil and gas exploration, drilling, and production ("oil extraction and related processing") shall not be
deemed to be industrial land uses and shall continue to be regulated by all applicable federal, state,
and local laws. Intensities of use shall be those related to:
Manufacturing;
Processing;
Storaq.e and warehousing;
Wholesaling;
Distribution;
Other b.a,si.c., industrial us.es as described in the Industrial Zoning District in the Land
,Development Code;
Support commercial uses, such as child cam centers and restauri!13t~,
C. Rural - Settlement Area District
This District consists of Sections 13, 14, 23, 24,.and a port. ion of 22, Township 48 South, Range 27
East (the former North Golden Gate Subdivision.), which was zoned and platted between 1967 and
1970. In settlement of a lawsuit pertaining to the permitted uses of this property, this property has
been "vested" for the uses specified in that certain "PUD b.y Settlement" zoning qranted by the
County as referenced in that certain SETTLEMENT AND ZONING AGREEMENT dated the 27th
day of January, 1986. This Settlement Area is commonly known as Orangetree PUD. Refer to th~
Golden Gate Area Master Plan for permitted uses and standards.
III. ESTATES DESIGNATION
The Estates Land Use Designation crc encompasses lands which are already subdivided into
semi-rural residential parcels (2.25 acres as an average) essentially consisting of the Golden Gate
Estates Subdivision. The area is identified as having potential for population growth far removed
from supportiv.~ee services and facilities. Expansion of the area ';4~I shall be discouraged.
(VI)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.
IV. CONSERVATION DESIGNATION
The overall purpose of the Conservation Designation is to conserve and*maintain the natural
resources of Collier County and their associated environmental, ~Irld recreational and economic
benefits. All native habitats possess ecological and physical characteristics that justify attempts to
maintain these important natural resources. Barrier Islands, coastal bays and wetlands deserve
particular attention because of their ecological value and their sensitivity to perturbation. It is
because of this that all proposals for development in the Conservation Designation must be subject
to rigorous review to ensure that the impacts of the development do not destroy or unacceptably
degrade the inherent functional values.
The Conservation Designation is intended to protect certain vital natural resource areas of the
County owned, odmarilY, by the public, e!thouoh orivate in-holdinas and orivatelv owned
conservation areas do exist. This Designation includes such areas as Everolades National Park. Bi0
Cvoress National Preserve. Florida Panther National Wildlife Refuge. Fakahatchee Strand State
Preserve, Collier-Seminole 8tare Park, Rookery Bay National Estuadne Research Reserve
Delnor-Wiaains Pass State Recreation Area, and the National Audubon Society'~i Corkscrew
Swamp Sanctuan/(privately owned) ~*'-'--~-'-",-
.................... r .................... ~FC -',3, ,.,,,.,
..... ""~'" The boundaries of the Conservation Designation may periodically change as properties
are acquired.
Standards for development in the Conservation Designation are found in the Conservation and
Coastal Management Element and the County's Land Development Regulations. The Conservation
Designation will accommodate limited residential development and future non-residential uses. The
following uses.a.re permitted in this Designation:
Single family dwelling units, and mobile homes where the Mobile Home Zopi.ng Overlay exists,
at a maximum density of one dwelling unit per five gross acres, or one ,dwelling unit per 3
gross acres for private in-holdings within the Biq Cypress National Preserve - each dwelling
unit must be physically situated on a minimum five acre parcel, or minimum 3 acre.parcel for
private in-holdings within the Big Cypress National Preserve.
Dormitories, duplexes and other staff housing, as,maY be provided in conjunction with
conservation uses, at a density in accordance with that permitted in the Land Development
Code;
Group housing uses at a density in accordance with that permitted in the Land Development
Code;
Staff housing in conjunction with safety service facilities and essential services, at a density in
accordance with the Land Development Code;
Farm labor housing in accordance with the Farm Labor Housinq provision in the Land
Development Code;
Recreation camps as defined in1 a.n.d at the density allowed by, the Land Dev.elopment Code.
Essential services as defined iR ,th.e Land Development Code;
Parks, open sPace and recreational uses;
Community facilities such as churches, group housing uses, cemeteries; and schools which
shall be subject to the following criteria:
· Site area and school size shall be subiect to the G.en. era! Educational Facilities Report
submitted a,nnual!y by the Collier County School Board to the Board.,of County
Commissioners.
· The Site must comply with the State Reauirements for Educational Facilities adQpted bY
the. state Bqard of Education.
· The site shall be subject to all applicable State or Federal regulations.
Commercia! uses accessory to other permitted uses, such as restaurant accessory to,
operafio.n of a Pa,.rk or Preserve;
Safety service facili.tie, s;
Utility and cpmmunication facilities;
Earth mining;
Ao_ riculture: and.
Oil extractio.n an.d related processing.
bo
eo
50
V. OVERLAYS AND SPECIAL FEATURES
A. Area of Critical State Concern Overlay
The Big Cypress Area of Critical State Concern (ACSC) was established by the 1974 Florida
Legislature. The Critical Area is displayed on the Future Land Use Map as an overlay area. The
Critical Area encompasses lands designated Conservation, Agricultural/Rural, Estates and Urban
(Port of the Islands, Plantation Island and Copeland). Chokoloskee is excluded from the Big
Cypress Area of Critical State Concern. All Development Orders within the Critical Area shall
comply with Chapter ~ 28-25, Florida Administrative Code, "Boundary and Regulations for the
Big Cypress Area of Critical State Concern .... *~"- "-" ....
,--'"*-i"*~',~-.... ,,.. ,.... . . ~'~'",,,.. Those regulations include the following: ~1. Site Alteration
-l-.a. Site alteration shall be limited to 10% of the total site size, and installation of
non-permeable surfaces shall not exceed 50% of any such area. However, a minimum of
2,500 square feet may be altered on any permitted site.
x)2._b. Any non-permeable surface greater than 20,000 square feet shall provide for release of
surface run off, collected or uncollected, in a manner approximating the natural surface
water flow regime of the area.
~/"w'~,--~.-...-." .....,-q,',~-,.. 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 shall not be replanted or propagated. Exotic
species are listed below.
Australian Pine - (Casuarina spp.)
Bishopwood - (Bischofia javanica)
Brazilian Pepper - (Shinus terebinthfolius)
Melaleuca (cajeput) - (Melaleuca leucadendra spp.)
Downy Rosemyrtle - (Rhodomytus tomentosa)
Earleaf Acacia - (Acacia auriculiformis)
Catclaw Mimosa - (Mimosa pigra)
Java Plum - (Syzygium cumini)
(4N)4~!.. No mangrove trees or salt marsh grasses shall be destroyed or otherwise altered.
Plants specifically protected by this regulation include: All wetland plants listed by the
Florida Department of Environmental Regulation in Chapter 17-301, Florida Administrative
Code, as amended.
5.c_. Fill areas and related dredge or borrow ponds shall be aligned substantially in the
direction of local surface water flows and shall be separated from other fill areas and
ponds by unaltered areas of vegetation of comparable size. Dredge or borrow ponds shall
provide for the release of storm water as sheet flow from their downstream end into
unaltered areas of vegetation. Access roads to and between fill areas shall provide for the
passage of water in a manner approximating the natural flow regime and designed to
accommodate the 50 year storm. Fill areas and related ponds shall not substantially
retain or divert the total flow in or to a slough or strand or significantly impeded tidal action
in any portion of the estuarine zone.
,"v~=.--,v.~.f Man-made lakes, ponds, or other containment works shall be constructed with a
maximum slope of 30 degrees to a depth of six feet of water. Whenever mineral
extraction is completed in new quarrying lakes, shoreline sloping, planting of littoral
53.
shelves with nursery grown aquatic vegetation, restoration or revegetation of the property
and disposal of spoils or tailings shall be completed before abandonment of the site.
Existing quarrying lakes are exempt from this provision, except that whenever any person
carries out any activity defined in Section 380.04, Florida Statutes, as amended as
development or applies for a development permit as defined in Section 380.031, Florida
Statutes, as amended to develop any existing quarrying lake area, these regulations shall
apply.
~ Finger canals shall not be constructed in the Critical Area.
I~,-,,-,,.,,-l...~,.,,.,I..~¢ r' .... ~....~,. I1;', ....... I .-~,-,,-I ,.,,-,,~l.r,-,I .-.¢ I;,.,{.,-,,4 ,...v,-,H,-, ~l,-,r~,-,,,,,,,~,,,' ·/;;..~ native
~,,;I,-II;~,-, ~.-,-,,-,,-,;,-~,-. ~,,H.I.~ r,.~t.;~,,~ ~.,,'-,f, ~r-',dh,, ..-~ ,.., ,..I I,-,,..,~11,,,, ,-,,..,,,-,. ,.-,.;,-,,-~ ,..,I,.~.-~l. ·
I
.......... ~ ............. '" "' ' ........J, ......... ~ ......... u ~' .....8pCC:C.S; ~V/...............-...-.-
h. This rule shall not apply to site alterations undertaken in connection with the a,qdcultural
use of land or for the conversion of land to aqricultural use.
82. Drainage
-1-a. Existing drainage facilities shall not be modified so as to discharge water to any coastal
waters, either directly or through existing drainage facilities. Existing drainage facilities
shall not be expanded in capacity or length except in conformance with paragraph (2)
below; however, modifications may be made to existing facilities that will raise the ground
water table or limit salt water intrusion.
2b. New drainage facilities shall release water in a manner approximating the natural local
surface flow regime, through a spreader pond or performance equivalent structure or
system, either on site or to a natural retention, or natural filtration and flow area. New
drainage facilities shall also maintain a ground water 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 any coastal waters either directly or
through existing drainage facilities.
d. This rule shall not aDDIV to drainaae facilities modified or constr~cted in order to use land
for agricultural purposes or to convert !and tO such use~
c.,3. Transportation
(IX)la_..Transportation facilities which would retain, divert or otherwise block surface water
flows shall provide for the re-establishment of sheet fiow through the use of interceptor
spreader systems or performance equivalent structures and shall provide for passage of
stream, strand, or slough water through the use of bridges, culverts, piling construction or
performance equivalent structures or systems.
IIV~~)
,...,.._b.Transportation facilities shall be constructed substantially parallel to the local surface
flow, and shall maintain a historic ground water level sufficient to protect wetland
vegetation through the use of weirs or performance equivalent structures or systems and
as feasible, the flows in such works shall be released to natural retention filtration and flow
areas.
ac_Transportation facility construction sites shall provide for siltation and run -off control
through the use of settling ponds, soil fixing or performance equivalent structures or
52
systems.
(tX}D4. Structure Installation
-l-a_. Placement of structures shall be accomplished in a manner that will not adversely affect
surface water flow or tidal action.
2b_. Minimum lowest floor elevation permitted for structures shall be at or above the 100 year
flood level, as established by the Administrator of the Federal Flood Insurance
Administration. The construction of any structure shall meet additional Federal Flood
Insurance Land Management and Use Criteria (24 CFR 1910), as administered by the
appropriate local agency.
c. This rule shall not apply to structures used or intended for use in connection with the
agricultural use of the land.
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 -1, Florida Administrative
Code, "Development Order Requirements for Areas of Critical State Concern".
(-I-} G,.B Areas Of Environmental Concern Overlay
Areas of environmental concern are identified on the Future Land Use Map series.. Primarily, these
represent coastal beaches, marshes, hardwood swamps and cypress forests; wet prairies and Iow
pinelands; and brackish marshes Thc ..... ;"'"" "~'~'~ ........ ' ........ ~'"'+""'"'" '",,' ;~--~ ..... '",'-.',--,!
This overlay contains aeneral representations for informational DUrDOSeS only: it does not constitute
new development standards and has no requlatory effect. Standards for deVelopment are found
the Conservation and Coastal Manaqement Element and the Land Development Requlations
D. C_= Aimort Noise Area Overlay
The Naples Airport Authority developed an airport noise compatibility plan under the guidelines of
the Federal Aviation Regulation, Part 150. This plan included identifying noise contours at the 65,
70 and 75 Ldn (day-night average sound level). The Airport Noise Area Overlay shown on the
Future Land Use Map reflects the 65 Ldn contour, the least severe impact of these three noise
contours. Residential and other noise sensitive land uses are considered "normally unacceptable"
in areas exposed to levels between 65 Ldn and 75 Ldn. This Overlay is informational and has no
regulatory effect. However, the Land Development Code contains an Airport Overlay District which
regulates development near the Naples Municipal Airport.
53
FUTURE LAND USE MAP SERIES
Future Land Use Map
Mixed Use & !nterchanqe Activity Centers
Properties Consistent by Policy (5.9.5.10.5.1
Natural Resources Wetlands Map,
/~_f'~(~%ArT'U RIAKIAJ~_F"IlI~ILI'W' I~1 ANI
f'l I?1 I[~1~ I Aklr~ I I~f' ~'1
'Tr'~kllNli''~- Df- f'l~lAI I IATI/"~ILI DDr'~tr~_DAII
CO.MMERCI~L U."IDER CRITEP.!~
1997 FUTURE LAND USE ELEMENT
54
T 46 8 I T ,. -' I ~ '~ ~ I , .0 ~ I T" S I T ~,~ I T 62 S I T ~3 8
ooi
S Lt .L J S gt .L
o~
Mercic°
Ul
I~1
Z
0
u
0
T4BS
I
1.0
Ul
Z
0
u
Z
T495
N
N
z
0
0
SO(;/
~ J.ll---- I h
,t~ / '1 :,-I i, it I[~ I ~' I ! ,~ ~:'1 ~ i
-Ri,- ILlJl/I i, ii I i I-,:J
tllll I I I I i : ' ! /, ~',' ' i~ ~,H,,~,.
~.~ ',: ,, , ~ ", . , .
N
n,
N
J T50S J
I SISJ. J
TSIS
600
N
Z
0
8~
Z
0
N
Z
TS:~S
T 46 S I T 47 S I T 4e S I T ,SS S ~ T 50 S I T 5! S ~ T S:) S I T E;~ S
U/
I- -
ZO
i-in
I sglr 1.
XIN~03 &8ON3H
SZbX
SBtPX
I ss~, I sos- I s,s,
I szs, I s., I
S gl~ J. I S /1~ J.
U1
'0
0
N
Z
T4GS
T,47S
I i
I'
III
l
l
I
,i
I !
I
[ - ~1, -
-fl
I
i I
I
I
!
I
I
1,31
I{
l
I
I
~dh
::I
I!1'
i
[I®
ill
On,'
~.~
C~
Z
Z
w
W
Exhibit B
Policy 5.13
The followinq properties identified by Ordinance # #98-82; 98-91; 98-94; 99-02; 99-11;
99-19; and 99-33; located in Activity Centers #1,2, 6, 8, 11, & 18 were rezoned pursuant
to the Activity Centers boundaries desiqnated in the 1989 Comprehensive Plan, as
amended. Those properties were rezoned durin.q the interim period between the
adoption of the Future Land Use Element in October, 1997 which was not effective due
to the notice of intent findin_q the Future Land Use Element not "in compliance". Those
properties, identified herein, which have modified the boundaries of the 1997 Activity
Centers are deemed consistent with the Future Land Use Element.
Exhibit C
GOLDEN GATE AREA MASTER PLAN
Prepared for
COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
Adopted October, 1997
AMENDMENTS TO COLLIER COUNTY GROWTH MANAGEMENT PLAN
GOLDEN GATE AREA MASTER PLAN
Symbol Date Amended
Ordinance No.
*INDICATES ADOPTED PORTIONS
NOTE: THE SUPPORT DOCUMENT WILL BE UPDATED AS CURRENT
INFORMATION BECOMES AVAILABLE.
TABLE OF CONTENTS
Paqe
I. INTRODUCTION
2
II.
OVERVIEW
A.
B.
County-Wide Planning Process
Golden Gate Planning Process
4
III.
IMPLEMENTATION SECTION
A. Goals, Objectives and Policies
B. Land Use Designation Description
1. Urban
2. Estates
3. Agricultural/Rural Settlement
5
5
10
10
29
36
IV.
V.
VI.
VII.
VIII.
SUPPORT DOCUMENT
APPENDIX 1 - CONDITIONAL USES
APPENDIX 2 - COMMERCIAL LAND USE NEEDS
APPENDIX 3 - GGAMP QUESTIONNAIRE RESULTS
APPENDIX 4 - PUBLIC PARTICIPATION SCHEDULE
LIST OF MAPS
* Map
Page
'1
*2
Golden Gate Master Plan Study Areas
Golden Gate Area Future Land Use Map
*23
*,1-4__
*4-_5
*~-6_
*7
*6-8__
*7-9
'8-10
High Density Residential Subdistrict
Urban Mixed Use Activity Center
CR-951 Commercial In-fill Designation
Activity Center Map
Santa Barbara Commercial Subdistrict
Golden Gate Parkway Professional Office
Commercial District
Golden Gate Estates Neighborhood Centers
Randall Boulevard Commercial District
3
12
16
18
20
24
25
28
32
34
*Adopted Portion
Asterisk * with underline and/or strike-through shows scrlvener's errors
III. IMPLEMENTATION STRATEGY
This section places the plan into effect, Implementation strategies include the Goals,
Objectives and Policies, and the Land Use Designation Description Section.
GOAL 1: TO GUIDE LAND USE AND PUBLIC FACILITY DECISION MAKING WHILE
BALANCING THE NEED TO PROVIDE BASIC SERVICES WITH NATURAL
RESOURCE CONCERNS THROUGH A WELL PLANNED MIX OF
COMPATIBLE LAND USES WHICH ENSURE THE HEALTH, SAFETY,
WELFARE, AND QUALITY OF LIFE OF THE LOCAL RESIDENTS.
OBJECTIVE 1.1: ,,v~
Unless otherwise permitted in this Master Plan, new or revised uses of land shall be
consistent with designations outlined on the Golden Gate Area Future Land Use Map.
The Golden Gate Area 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. Standards and permitted uses for Golden
Gate Area Future Land Use Districts and Subdistricts are identified in the Land Use
Desiqnation Description Section of this Element.
Policy 1.1.1:
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
1. URBAN - MIXED USE DISTRICT
a. Urban Residential Subdistrict
b. High Density Residential Subdistrict
URBAN - COMMERCIAL DISTRICTS
Activity Center Subdistrict
CR-951 Commercial In-fill r,~..~......,;.... Subdistrict
Commercial Under Criteria
Interstate Activity Center Subdistrict
Santa Barbara Commercial Subdistrict
Golden Gate Parkway Professional Office Commercial Subdistrict
Policy 1.1.2:
The ESTATES Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
ESTATES - MIXED USE DISTRICT
a. Residential Estates Subdistrict
b. ~etes---Neighborhood Center Subdistrict
c. Randall Boulevard Commercial D~=~.dct Subdistrict
d. Conditional Uses Subdistrict
Asterisk * with underline and/or strike-through shows scrivener's errors
5
· The eastern 2.59 acres, more or less, of Tract 28 shall be preserved as wetlands
and no development may occur within this area.
~c'J,~dc;~cc,. See Map 6 for a detailed map of this Activity Center boundary.
5) Santa Barbara Commercial Subdistrict
The intent of this Subdistrict is to provide Golden Gate City with additional opportunities
for small scale commercial development. Such development is intended to serve the
surrounding neighborhoods and persons traveling nearby. This Subdistrict is intended
to: contain Iow intensity uses which generate/attract relatively Iow traffic volumes; be
appropriately landscaped and buffered to protect nearby residential areas; be
architecturally designed so as to be compatible with nearby residential areas; and, limit
access to promote public safety and lessen interruptions to traffic flow on Santa Barbara
Boulevard. Aggregation of lots is strongly encouraged so as to allow greater flexibility in
site design and ease in compliance with parking requirements and other development
standards. The types of uses permitted are Iow intensity retail, offices, personal
services, and institutional uses, such as churches and day care centers.
This Subdistrict is intended to promote commercial development opportunities.
Therefore, in order to reduce the potential conflicts that may result from residential and
commercial uses in close proximity, existing residential uses must cease to exist no later
than ten (10) years after the effective date of the adoption of this Subdistrict. This does
not require the removal of the residential structures if they can be, and are, converted to
uses permitted in this Subdistrict, within one additional year. This requirement to cease
existing residential uses does not apply to owner-occupied dwelling units.
Within one year of the effective date of the adoption of this Subdistrict, the Land
Development Code shall be amended to provide specific uses
standards to implement this Subdistrict. These shall include:
1. Landscaping and buffering requirements.
2. Architectural design standards.
3. Requirement to cease residential uses.
4. Prohibition of automobile service stations and similar repair
facilities. This does not preclude convenience marts with gasoline
pumps.
Encouragement of shared parking with adjacent projects,
wherever possible.
A minimum project area requirement of 1 acre.
Encouragement of shared access.
Encouragement of pedestrian traffic by requiring sidewalks and
requiring adjacent projects to coordinate location of sidewalks.
Building height limitation of two stories maximum.
Signage restrictions.
Variance provision applicable to the above items, except Number 4."
o
10.
11.
and development
Asterisk * with underline and/or strike-through shows scrivener's errors
22
~iv ,/~% .1~ ,~,~1- ;.,.,. I,,..,. ,,., ; ,-. h ,F hi,..'-., fl,,.~,-,l,,,;,,.~,..,. ,-,r ...,.~,.,~,..,l~,,-,,,.,.,l,..,,,,.,I ~.l,,,,,..,~,... ,,,.1~ ,.,11 k,-, ,~11,~.,,~1
...,~ .................... ~ ,,'T~',,'~',, ,'~,'.-','T~,, "'~ ~:.-...+ ~:,..-..... i ..;.-,k~ .-.~ ......
Nd(
IIN~%
· ' , "'"'""q ""+ bo
5_). Golden Gate Parkway Professional Office Commercial Subdistrict
The provisions of this district (see Map 3 8) * are intended to provide Golden Gate
City with a viable Professional Office Commercial District. *The professional
Office Commercial District has two purposes:
· to serve as a bona-fide entry way into Golden Gate City;
· to provide a community focal poirlt and serl~e of place.
The uses Dermitted within this district are oenerallv Iow intensity, office development
institutional type uses. such as churches, which will minimize vehicular traffic, provide
suitable landscapino, control ingress and e0ress, and ensure compatibility with abuttino
residential districts,
Asterisk * with underline and/or strike-through shows scrivener's errors
26
w./...,/'w'~ Randall Boulevard Commercial Subdistrict - Recognizing the unique
development pattern and characteristics of surrounding land uses. the
Randall Boulevard Commercial Subl;;)district has been designated on the Golden
Gate Area Future Land Use Map. P,!cc S_roe Map 0 10'.
a) The ~ Ceriteria for the district are as follows:
/V'~ A D r,.',,in ~-t ~ I-,,.,, I I
,..., ...... .~ ........... oEncouraged_ to be in the form of a PUD,
4 A, ,~1~;1~. C~.~m .;~.~.
............. ater,,.
"'"';""*" ~"~" ..... ;'~'" aAdequate buffedng shall be provided from
'~'~';'~'"'*:"' ..... adiacent properties allowing residential
rtr~;~+~ *,,-I~,,-~11 m,~l.,~ ' '
, ,.., .............., ,. prcv:c:cn: '"-,.., cShared_ parking .......... '~
shall be encouraged with adjoining developments.
b)
Limitation of Uses - Uses shall be limited to the following:
Automobile Service Station
Barber & Beauty Shops
Child Care Centers
Convenience Stores
Drug Stores
Food Markets
Hardware Stores
Laundries - Self Service orlly
Post Offices and Professional Offices
Repair Shops - Radio. TV. Small ADDliances and Shoe~
Restaurants, including fast food restaurants but not drive-in
restaurants
Shopping Center
Veterinary Clinics with no outside kenneling
Asterisk * with underline and/or strike-through shows scrivsner's errors
32
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. 99-63
Which was adopted by the Board of County Commissioners on the
14th day of September, 1999, during Regular Session.
WITNESS my hand and the official seal of the Board of County
Commissioners of Collier County, Florida, this 20th day of September,
1999.
DWIGHT E. BROCK
Clerk of Courts and
Ex-officio to Board
County Commissioners
By: Ellie Hof fman,
Deputy Clerk