Rural Fringe
Rural Fringe Zoning Issues Simplified
One of the most important issues affecting property owners in our neighborhood is the issue of whether our 5-acre minimum requirement for a single home will be changed. There will be pressure to do so as Collier County's population increases. The following explanation tells how the system works.
Disclaimer: this is a simplified guide. Do not use this information alone to make decisions about your property. There is a wealth of official information available at http://www.colliergov.net/your-government/divisions-ae/comprehensive-planning/tdr-program-rural-fringe-mixed-use-district-rfmud (or do an internet search for “Collier County TDR Program”)
Basic question to CINA residents
Which Zoning category do you prefer for CINA?
1) Neutral (current condition)
2) Receiving
3) Sending
The County is re-evaluating zoning issues within the Rural Fringe (including CINA), so your opinion matters.
CINA is located within the Rural Fringe Mixed Use District (RFMUD, or the “Rural Fringe”). This district is the area between urban Naples and the ag-lands, excluding Golden Gate Estates. See map below. Primarily, the County is re-evaluating the TDR program (more details below). No one has recommended changing CINA’s Neutral Zoning. However, we at CINA request your input so we can represent you, rather than making assumptions.
There are 3 zoning options: Neutral, Sending or Receiving within the Rural Fringe. CINA is zoned “Neutral” within the Rural Fringe.
1) Neutral = generally the same as prior zoning conditions before the Rural Fringe was established in 2004 (one household per 5 acres).
2) Receiving = can receive development. Properties can increase their development density through purchasing development credits called TDRs (Transfer of Development Rights). Developments are clustered, planned, and must have County water and sewer for the new development. Minimum of 40 acres is required in order to be eligible to receive additional housing density. (Sorry, you cannot just add another 4 units to your 5-acre parcel)
3) Sending = sending development elsewhere. Environmentally sensitive properties that have restrictions on development, but property owners can sell TDRs associated with their property. Only one housing unit per parcel or per 40 acres, whichever acreage is less. Property must also retain high percentage of native vegetation; restrictions on clearing.
After a TDRs is severed from a property, the land usage may continue as-is (agriculture or vacant, etc.), but will never become a new housing unit.
TDRs (Transfer of Development Rights) each 5 acres of a parcel has one “base” TDR. There are potentially 3 “bonus” TDRs related to each base TDR.
Bonus TDRs:
a) “early entry” bonus TDR -- this one is automatic.
b) “restoration and maintenance” bonus TDR —this one costs property
owner $ to restore property.
c) “conveyance” bonus TDR – this one means you are giving the property
away to a government agency.
TDR market values: currently ~$13,500 (= $27,000 for a 5-acre parcel with a base TDR + early-entry bonus TDR).
Examples for Sending and Receiving and TDRs:
Javier owns 40 acres, currently vacant land, in Receiving. He is already entitled to subdivide into 8 housing units (1 per 5 acres). If he wants to increase density to 40 housing units, he will need to purchase 32 TDRs, as well as conform to additional requirements for the development.
Crystal owns 5 acres in Receiving, and has her homestead located on the property. Since her property is less than the 40-acre minimum for developments, she cannot increase housing density on her land.
Natasha owns a 20 acre parcel in Sending, and has her homestead located on the property. She cannot partition her property into smaller units for the purpose of housing. She can sever 3 base TDRs from 15 acres of land that is not homesteaded, and she will automatically get 3 early-entry bonus TDRs. She can sell her 6 TDRs. She can continue to own and enjoy all 20 acres as before
(but some restrictions apply to clearing).
Steve owns 5 acres in Sending, and the property is vacant and located in inaccessible wetlands. He opts to sever his 1 base TDR, and is also awarded 1 early entry bonus TDR. He has done restoration on the 5 acres, and has applied to convey the property to a government agency (in this case, the Picayune Strand State Forest). Steve is hopeful to sell all four TDRs to a developer.
Disclaimer: this is a simplified guide. Do not use this information alone to make decisions about your property. There is a wealth of official information available at http://www.colliergov.net/your-government/divisions-ae/comprehensive-planning/tdr-program-rural-fringe-mixed-use-district-rfmud (or do an internet search for “Collier County TDR Program”)
Basic question to CINA residents
Which Zoning category do you prefer for CINA?
1) Neutral (current condition)
2) Receiving
3) Sending
The County is re-evaluating zoning issues within the Rural Fringe (including CINA), so your opinion matters.
CINA is located within the Rural Fringe Mixed Use District (RFMUD, or the “Rural Fringe”). This district is the area between urban Naples and the ag-lands, excluding Golden Gate Estates. See map below. Primarily, the County is re-evaluating the TDR program (more details below). No one has recommended changing CINA’s Neutral Zoning. However, we at CINA request your input so we can represent you, rather than making assumptions.
There are 3 zoning options: Neutral, Sending or Receiving within the Rural Fringe. CINA is zoned “Neutral” within the Rural Fringe.
1) Neutral = generally the same as prior zoning conditions before the Rural Fringe was established in 2004 (one household per 5 acres).
2) Receiving = can receive development. Properties can increase their development density through purchasing development credits called TDRs (Transfer of Development Rights). Developments are clustered, planned, and must have County water and sewer for the new development. Minimum of 40 acres is required in order to be eligible to receive additional housing density. (Sorry, you cannot just add another 4 units to your 5-acre parcel)
3) Sending = sending development elsewhere. Environmentally sensitive properties that have restrictions on development, but property owners can sell TDRs associated with their property. Only one housing unit per parcel or per 40 acres, whichever acreage is less. Property must also retain high percentage of native vegetation; restrictions on clearing.
After a TDRs is severed from a property, the land usage may continue as-is (agriculture or vacant, etc.), but will never become a new housing unit.
TDRs (Transfer of Development Rights) each 5 acres of a parcel has one “base” TDR. There are potentially 3 “bonus” TDRs related to each base TDR.
Bonus TDRs:
a) “early entry” bonus TDR -- this one is automatic.
b) “restoration and maintenance” bonus TDR —this one costs property
owner $ to restore property.
c) “conveyance” bonus TDR – this one means you are giving the property
away to a government agency.
TDR market values: currently ~$13,500 (= $27,000 for a 5-acre parcel with a base TDR + early-entry bonus TDR).
Examples for Sending and Receiving and TDRs:
Javier owns 40 acres, currently vacant land, in Receiving. He is already entitled to subdivide into 8 housing units (1 per 5 acres). If he wants to increase density to 40 housing units, he will need to purchase 32 TDRs, as well as conform to additional requirements for the development.
Crystal owns 5 acres in Receiving, and has her homestead located on the property. Since her property is less than the 40-acre minimum for developments, she cannot increase housing density on her land.
Natasha owns a 20 acre parcel in Sending, and has her homestead located on the property. She cannot partition her property into smaller units for the purpose of housing. She can sever 3 base TDRs from 15 acres of land that is not homesteaded, and she will automatically get 3 early-entry bonus TDRs. She can sell her 6 TDRs. She can continue to own and enjoy all 20 acres as before
(but some restrictions apply to clearing).
Steve owns 5 acres in Sending, and the property is vacant and located in inaccessible wetlands. He opts to sever his 1 base TDR, and is also awarded 1 early entry bonus TDR. He has done restoration on the 5 acres, and has applied to convey the property to a government agency (in this case, the Picayune Strand State Forest). Steve is hopeful to sell all four TDRs to a developer.
