A.

Where residential uses are allowable, the following density standards and housing type criteria shall apply.

Legend:

S = permitted subject to supplemental standards

¹ Recreational vehicles include travel trailers, park models, pickup coaches, and motor homes.

² Density is calculated as the number of residential dwelling units per gross acre (see definition of density, residential). Generally, in all zoning districts except for A, E and CON, this indicates the maximum allowable density, including any applicable density bonuses per the density rating system in the growth management plan. Density may be restricted by the board of county commissioners at the time of rezoning to something less than the maximum, as indicated parenthetically on the official zoning atlas maps. For example, "RMF-6(4)" allows all uses and development standards of the RMF-6 zoning district but density is limited to 4 dwelling units per acre.

³  A maximum of 26 dwelling units per acre are allowed for hotels and motels. A hotel or motel in Port of the Islands may offer timeshare units and retain the density of 26 units per acre. Outside of Port of the Islands, a hotel or motel or multi-family structure including a condominium which offers timeshare units is permitted a density of up to 16 units per acre.

⁴  For RT zoning located inside Activity Centers as designated on the Growth Management Plan's Future Land Use Map, residential units (including those for timeshares and multifamily uses) are allowed at a maximum of 16 dwelling units per acre. Similarly for RT zoning not located within Activity Centers but in existence at the time of adoption of the LDC (October 30, 1991), residential units are allowed at a maximum of 16 units per acre.

⁵   For RT zoning not located within Activity Centers and not in existence at the time of adoption of this LDC (October 30, 1991), allowed density is per the density rating system up to 16 dwelling units per acre. The calculation of density shall be based on the land area defined by a lot(s) of record.

⁶ Density for single-family and mobile home, with or without clustering.

⁷ Density for duplex, with or without clustering.

⁸ Density for multi-family, with or without clustering.

⁹  In the MH district, modular homes are allowable.

¹⁰  Properties zoned C-1 through C-3 may have associated residential densities in instances of mixed-use development pursuant to the Future Land Use Element of the Growth Management Plan.

¹¹  The density of 1 dwelling unit per 3 gross acres only applies to private in-holdings within the Big Cypress National Preserve that were in existence prior to October 14, 1974.

¹²  Maximum allowable density in the BZO and GTZO overlays is attained through the Mixed Use Project (MUP). Approval Process pursuant to the regulations in the Overlays.

¹³  One dwelling unit per 40 acres is the maximum density permitted in RFMU Sending Lands (see section 2.03.08).

¹⁴  One dwelling unit per 5 acres is the maximum density permitted in RFMU Neutral Lands (see section 2.03.08).

¹⁵  One dwelling unit per acre is the maximum density permitted in RFMU Receiving Lands located outside of a Rural Village with redemption of Transfer of Development Rights (TDR) credits; 0.2 units per acre is the maximum density permitted in RFMU Receiving Lands without redemption of TDR credits; 3 dwelling units per acre is the maximum density per acre in RFMU Receiving Lands located within a Rural Village with the redemption of TDR credits (see section 2.03.08).

¹⁶  Only if Mobile Home Overlay exists.

¹⁷  Lock-off unit: Where the floor area of a timeshare unit or hotel room contains lock-off accommodations which can be occupied separately from the main living unit, each lock-off accommodation shall be counted as a full timeshare unit when computing the allowable density.

B.

Acreage associated with historical/archaeological resources preserved within the boundaries of a project shall be included in calculating the project's permitted density.

(Ord. No. 06-08, § 3.H; Ord. No. 07-67, § 3.F; Ord. No. 10-23, § 3.J; Ord. No. 21-14, § 3.C; Ord. No. 22-12, § 3.D)

Editor's note— The effective date for this section is August 23, 2010.

A.

Purpose. In order to encourage unified plans of development and to preserve wetlands, wildlife habitat, and other natural features that exist within properties that straddle the Future Land Use Urban Mixed Use and Rural Fringe Mixed Use Districts that were in existence and either owned or under contract for purchase by the applicant as of June 19, 2002, or the Urban and Rural Designation as provided for in the Immokalee Area Master Plan, the allowable gross density in aggregate (and intensity in the case of those lands identified as eligible in the Immokalee Area Master Plan) may be distributed throughout the project, regardless of whether or not the density or intensity allowable for a portion of the project exceeds that which is otherwise permitted by the Future Land Use Element or Immokalee Area Master Plan as the case may be, subject to the conditions and limitations set forth in section 2.05.02 (B) below.

B.

Conditions and limitations.

1.

Properties straddling RFMU receiving or neutral lands. density blending between properties straddling either the urban residential subdistrict or Urban Residential Fringe Subdistrict and either Neutral or Receiving Lands within the RFMU district is permitted, subject to all of the following conditions and limitations:

a.

The project straddles either the Urban Residential Sub-District or Urban Residential Fringe Sub-District and either the RFMU district Neutral or Receiving Lands.

b.

The project in aggregate is at least 80 acres in size.

c.

At least 25% of the project is located within the Urban Mixed Use District.

d.

The entire project is located within the Collier County Sewer and Water District Boundaries and will utilize central water and sewer to serve the project unless interim provisions for sewer and water are authorized by Collier County.

e.

The project is currently zoned or will be rezoned to a PUD.

f.

Density to be shifted to the RFMU district from the Urban Residential Sub-District is to be located on impacted lands, or the development on the site is to be located so as to preserve and protect the highest quality native vegetation and/or habitat on-site and to maximize the connectivity of such native vegetation and/or habitat with adjacent preservation and/or habitat areas.

g.

The entire project shall meet the applicable preservation standards of the RFMU district as set forth in Chapter 4. These preservation requirements shall be calculated based upon, and apply to, the total project area.

2.

Properties straddling RFMU sending lands. Density blending between properties straddling the Urban Residential Fringe Subdistrict and Sending Lands in the RFMU district is permitted subject to all of the following conditions and limitations:

a.

The project straddles the Urban Residential Fringe Sub-District and the RFMU district Sending Lands.

b.

The project in aggregate is at least 400 acres.

c.

At least 25% of the project is located within the Urban Residential Fringe Sub-District.

d.

The project must extend central water and sewer (from the urban designated portion of the project) to serve the entire project, unless alternative interim sewer and water provisions are authorized by Collier County; and

e.

The Project is currently zoned or will be zoned PUD.

f.

The density to be shifted to the RFMU district Sending Lands shall be located on impacted or disturbed lands, or shall be located so as to preserve and protect the highest quality native vegetation and/or habitat with adjacent preservation and/or habitat areas.

g.

Native vegetation shall be preserved as follows:

i.

As identified in Chapter 4 in those portions of the Project to be located in the Urban Residential Fringe Subdistrict.

ii.

In those portions of the Project to be located in the RFMU district Sending Lands, the native vegetation preservation requirement shall be 90% of the native vegetation, not to exceed 60% of the area of the Project designated as RFMU district Sending Lands.

iii.

Where wetland areas are impacted through the development process, but resulting wetlands functions, including functions relating to habitat and flowways, are enhanced, such wetland areas shall be credited toward satisfaction of the native vegetation preservation requirements and shall not be considered impacted. These wetland areas may be used for water storage provided that the water discharged in these areas is pre-treated.

h.

Permitted uses for density blending under this provision include residential development and associated amenities, including golf courses meeting the criteria for golf courses within the Neutral area. This provision is not intended to eliminate any uses permitted within the applicable underlying zoning district(s).

3.

Properties straddling the Immokalee urban area and the RLSA district. Density and intensity blending between properties straddling the Immokalee Urban Area and the RLSA District shall be permitted, subject to all of the following conditions and limitations:

a.

The project in aggregate must be a minimum of 200 acres in size.

b.

The lands from which density and/or blending are shifted must be within the Immokalee Urban Area must be designated Recreational/Tourist District.

c.

The lands within the Immokalee Urban Area from which density and/or intensity are shifted must have a FLUCFCS Code designation of Group 1 or Group 2 and an Index Value of greater than 1.2, both as indicated on the Natural Resource Index.

d.

Density and/or intensity may only be shifted from the lands within the Immokalee Urban Area containing the Index Value (as measured above), on an acre per acre basis, to lands within an SRA having an Index Value of 1.2 or less.

e.

Lands from which the density and/or intensity has been shifted, shall be placed in a conservation easement in perpetuity.

4.

Lands straddling RFMU Receiving and Neutral Lands. Density blending between properties straddling Receiving and Neutral Lands in the RFMU District is permitted subject to all of the following conditions and limitations:

a.

The property was under unified control as of June 19, 2002;

b.

The project for which density is to be blended must be a minimum of eighty (80) aggregate acres in size;

c.

A minimum of 25% of the property must be RFMU Receiving Land;

d.

The project must extend central water and sewer to serve the entire project, unless alternative interim sewer and water provisions are authorized by the County; and

e.

The density must be shifted so as to preserve and protect the highest quality native vegetation and wildlife habitat on-site and to maximize the connectivity of such native vegetation and wildlife habitat with adjacent preservation and habitat areas.

(Ord. No. 05-27, § 3.F, 6-8-05)