here we grow again series, part 2 the future of...

Here We Grow Again Series, Part 2

The Future of Development in Collier County

The Rural Fringe Mixed Use District (RFMUD)March 20, 2015

FGCU

• June 22, 1999 the Final Order AC-99-002 was issued. • Final Order required Collier County to:

•Protect prime Ag areas; •Direct incompatible uses away from wetlands and upland habitat, •Protect water quality/quantity, listed animal species & habitats; • Assess growth potential in appropriate locations, using creative land use planning techniques - urban villages, new towns, satellite communities, clustering and open space provisions., mixed use development.•County Bifurcated Studies into RFMUD and RLSA

Here We Grow Again Series, Part 2: The Future of Development in Collier CountyRFMUD

• RFMUD consisted of more than 5,550 tax parcels and some 3,835 distinct property owners;•Sending Lands density was reduced to 1 dwelling unit per 40 acres. •Required native vegetation preservation percentage on Sending lands is 80% for Non-NRPA Sending lands and 90% for NRPA•Receiving lands have base density of 0,2 Dus eracre which can be increased to 1/0 DUs per acre outside of a Rural Village and up to 3.0 DUs per acre in a Village•Villages are mixed use compact developments with minimum size of 300 acres and max of 1500 acres•Numerous design standards and limitations


•URF - highest utilization of TDR’s •Within Coastal Urban area, services, utilities access, proven market. •The URF +/- 4,961 acres. Almost 90% is already entitled through residential or mixed-use PUD zoning. • Approximately 2,100 TDRs have or will be utilized within those PUDs.

TDR program highlights and issues:• Min. $25,000 per base TDR price established;• Potential of up to 4 TDRs achieved on 5 acres, reality is 2 or 3 per 5 acres;• TDRs have been used primarily in the URF;• TDRS are presently not readily available;• None have been used to entitle a Village;• Expensive to develop in RFMUD Receiving (compared to other areas)based upon

•Relative low density;•Need to purchase TDRs;

•Density is too low (1.0 max for residential only and 3.0 for Villages (gross).

If development is to occur in RFMUD Receiving; changes are necessary:


Summary of Recommendations of RFC:• Certainty in the process;

• By-right density in non-village development;

• Maximum flexibility and administrative or hearing examiner approval for

deviations;

• Revise development standards for by-right approval and provide

maximum flexibility;

• Allow non-residential (business and research and technology parks,

distribution and warehousing, all types of employment generating, economy

building developments) throughout the RFMUD.

• Developments exceeding 2 units per gross acre - Compact Rural

Development (CRD) review process (similar to the SRA process);

• Specific design standards for CRD’s kept to a minimum for flexibility;

• Provide for incentives rather than regulations to achieve design objectives;

• Eliminate minimum $25,000 pricing for the first TDR.

• Eliminate one mile boundary from which TDR’s must be derived for URF

utilization in URF.


Summary of Recommendations of RFC:• Increase number of TDRs that can be generated from Sending land (more

incentives and performance based bonuses);

• Establish a TDR incentive to encourage preservation of larger tracts;

• Plan to provide utilities and other public services to Receiving lands;

• Analyze and address arterial roadway capacity issues;

• Extend any new bonuses or credits to land owners who have not received

the 3rd or 4th bonus TDR credit;

• Develop a Policy whereby Collier County will accept Sending Lands if no

state or federal agency will accept such lands.

• Increase the allowable density on Receiving lands for both CRD and non-

CRD developments.


here we grow again series, part 2 the future of...

Documents