Ordinance 2000-071ORDINANCE NO. 2000- 71
AN ORDINANCE ADOPTING THE IMMOKALEE URBAN
INFILL AND REDEVELOPMENT PLAN FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY,
FLORIDA; FOR PURPOSES OF THE URBAN tNFILL AND
REDEVELOPMENT ASSISTANCE GRANT PROGRAM;
PROVIDING FOR SEVERABILITY; AND PROVIDING FOR
AN EFFECTIVE DATE.
WHEREAS, the Urban Infill and Redevelopment Assistance Grant Program is available
pursuant to Sections 163.2511-163.2526, Florida Statutes, and
WHEREAS, a portion of the Immokalee community meets the criteria to qualify as an
Urban Infill and Redevelopment area pursuant to Section 163.2514(2), Florida Statutes; and
WHEREAS, the Collier County Board of County Commissioners adopted Ordinance
2000- 66 to delineate the Urban Infill and Redevelopment Area boundaries on the Immokalee
Future Land Use Map; and
WHEREAS, Collier County has held public hearings and provided for and encouraged
public participation throughout the community process for the Immokalee community to develop
and implement various plans and studies since 1991; and
WHEREAS, Collier County has established the Collier County Community
Redevelopment Agency and has adopted Resolution 2000-82 finding the existence of blight
conditions in the Immokalee area; and
WHEREAS, Collier County has adopted Resolution 2000-181 adopting a Community
Redevelopment Plan to address the redevelopment needs in the Immokalee area pursuant to Part
Ill, Chapter 163 of the Florida Statutes; and
WHEREAS, the Immokalee Urban Infill and Redevelopment Plan was prepared based on
previously adopted plans for the Immokalee community and meets the criteria pursuant to Section
163.2517(3), Florida Statutes;
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
~LT.~: ADOPTION OF THE IMMOKALEE URBAN INFILL AND REDEVE~OPMEhl~-
PLAN.
The Board of County Commissioners hereby adopts the Immokalee Urban Infill
Redevelopment Plan in accordance with Section 163.2517, Florida Statutes which
incorporated herein and attached hereto as Exhibit A. Adoption of this Plan does not affect the
adoption of the Community Redevelopment Plan for purposes of Part III, Chapter 163, Florida
Statutes.
SECTION TWO: 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.
1
SECTION THREE: EFFECTIVE DATE.
This Ordinance shall take effect immediately upon its adoption.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County
this /~ay of '~~~000.
'ATTEMPT;. "',, BOARD OF COUNTY COM~NERS
DWIGHT E ~BROCK C erk COLLIER COUNTY FLORllSA
~ , ' ~:.!; '
This ordi~e
signature S~reta~ of State's ~ice
Approved as to form and legal sufficiency:
MARJ~,I~IE M. STUDE~,IT
Assistant County Attorney
and acknowledgement .of that
filing .received this ~-7 ,~'l day
of /Vc~V. ,, ~, ..., _ . -~
2
Exhibit A
IMMOKALEE
URBAN INFILL AND REDEVELOPMENT AREA PLAN
TABLE OF CONTENTS
1. Introduction
2. Community Overview
3. Existing Designations
4. Coordination
5. Community Objectives
6. Area Characteristics and Analysis
7. Neighborhoods
8. Implementation
9. Crime Reduction
10. Land Development Code
11. Transportation Issues
12. Financial and Local Government Incentives
13. Performance Measures
Appendix A
Memorandum of Understanding
Adoption Ordinance Delineating Urban Infill Boundaries
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INTRODUCTION
The Immokalee Urban Infill and Redevelopment Plan has been formulated in close
cooperation with the people of Immokalee and is based on the objectives identified by
community members in a series of public workshops. This area Plan is a guide for the
physical and economic revitalization and enhancement of the Immokalee Community.
This area Plan capitalizes on the existing Main Street Project, the federal Enterprise
Community designation, the Florida Enterprise Zone Designation, the Regional Airport
Industrial Park and Lake Trafford to create a catalyst for revitalizing the community and
improving the housing stock.
COMMUNITY OVERVIEW
Immokalee has long been considered isolated from the coastal County both in location
and demographics. Immokalee's development is based on its agriculture resources,
which resulted in Immokalee becoming the leading producer of winter vegetables in the
United States. However, as the economics of agriculture changed the social problems
associated with low wages, an unskilled labor force, and a transient multi-cultural
population grew. One of the results has been a lack of reinvestment into the area.
The economy of rural Southwest Florida has been and continues to be based pdmadly
on agriculture, which has not kept pace with job growth throughout the State of Florida.
Rural Florida continues to have lower earned income, higher unemployment, lower
property values and fewer opportunities for employment. Regionally, the major
economic contributors are retirement, tourism, construction, agriculture and the
environment. Although tourism has a major impact on the regional urban economy, the
Immokalee Community has yet to reap the benefits.
Located in northeastern Collier County, the Immokalee Community is located
approximately 45 miles from the County seat of Naples. This rural unincorporated area
is primarily agricultural. There is one major readway - Immokalee Road or CR 846- into
the community from Naples. State Road 29 provides access into the Community from
the northern Counties of Lee and Hendry. Although there are approximately 16,764
acres of land within the redevelopment area, 60% is currently in agricultural use. The
remaining land is a mixture of residential, commercial and industrial uses.
The estimated 1998 permanent population of Immokalee is 17,806. However, the
population nearly doubles dudng the winter months due to the agricultural industry. This
increase occurs when the harvest season for vegetables and citrus is at its peak. The
1998 projected peak season population for Immokalee is 32,929. The Immokalee
population is considerably different from Collier County as a whole. The 1990 median
age in Immokalee is estimated at 21 years while the Collier County median age is
estimated at 41 years. In 1990, 65% of Immokalee's population was of Hispanic origin,
which may be of any race, in comparison to 8% of the remainder of Collier County's
population being of Hispanic origin. The 1990 household median income in Immokalee
was $15,170 in comparison to Collier County's median household income of $34,001.
According to the 1990 U.S. Census 45%. of the population was below poverty level.
HousinR Stock
..... ,, ,~r~w,~, ~-,,;-, ,,,,-units-,-...ported b,./-th_-Bureauof-the-U ~ ~ Census-in.-~-1990;-only--.I 8
were vacant. Within the total number of units occupied in Immokalee the average
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person per household rate for owner occupied units is 3.86 and the rate for renter
occupied units is 3.57. The number of mobile homes/trailers reported by the 1990
Census is 1805. According to the Census the bulk of housing was constructed between
1970 to 1988. Seven percent of the existing housing stock was built prior to 1960.
The 1994 Immokalee Housing Study reported 1,282 housing units in need of
rehabilitation or demolition. Sixty percent of the units in need of rehabilitation were
mobile homes.
A large portion of the housing stock is used to house the migrant farm population. The
Florida Health Department that monitors migrant camps has cited overcrowding and
deteriorated structures as problem areas.
The dwelling units are primarily cinder block homes with some wood-framed houses built
by Habitat for Humanity. There are several multi-family apartment complexes.
Commercial Stock
South Immokalee consists of older, small commercial buildings. The Main Street
Corridor has a few vacant structures, some of which are in need of rehabilitation or
demolition. Newer commemial development has occurred along SR29. This new
development is primarily strip highway commercial type. The Plan identifies developing
specific standards for this Corridor as part of the Immokalee Overlay District. New
Market Road is a mixture of industrial packinghouse facilities and small, older
commercial buildings. This area is also scheduled to have an Overlay developed to meet
the specific needs of this commerce center.
Employment Opportunities
Most of the County's agricultural production occurs in and around Immokalee. The
largest employment sector is in agriculture. The incomes of individuals working on farms
is substantially below those working in other jobs. In 1986, the average weekly wage of
a person working in agriculture was $102 as compared to those in the retail trade sector
that earned an average of weekly wage of $209.
A large number of the residents of Immokalee travel to Naples to work in the service,
construction or landscape industry. The majority of professional people who are
employed in Immokalee live outside of the area. In 1996, the rive largest employers in
Immokalee were: Collier County Schools (1,089); Six-L's Packing (600); Seminole
Indian Casino (306); Marion E. Fether Medical Clinic (170) and N.T. Gargiulo (98).
There are a large number of small retail establishments scattered throughout the
community to serve the migrant population who are primarily pedestrians.
EXISTING DESIGNATIONS
The Immokalee Urban boundary was identified in 1991 with the adoption of the
Immokalee Area Master Plan. That Plan is a separate component of the Collier County
Growth Management Plan. It contains goals, objectives and policies that govern the
future development and redevelopment of the community. Figure 1 iljustrates the Urban
Infill and Redevelopment Area as delineated on the Immokalee Future Land Use Map
adopted by-the -Board of CountyCommissioners on-October 24~L-'~)00 pursuant~to .....
Sections163.2511-163.2526, Florida Statutes. The area within the Urban Infill and
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FIGURE 1
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Redevelopment Area has long been recognized as an area with the greatest need for
improved housing, increased code enforcement activity and community policing.
Figure 2 displays the Immokalee Main Street Program Area that was designated by the
State of Florida on August 1996. The Main Street Program area is included in the
Urban Infill and Redevelopment Area. The Program is administrated by the Immokalee
Chamber of Commerce and actively manages a fac,,ade grant program. In 1999, the
Immokalee Main Street Program was awarded a Certificate of Achievement for
furthering excellence in Florida redevelopment from the Florida Redevelopment
Association.
In January 1999, the Immokalee community along with Eastern Hendry County was
named a Federal Enterprise Community (see Figure 3). The Empowerment Alliance of
Southwest Florida (EASF) encompasses Immokalee, Eastern Hendry County and the
Seminole Indian Reservation. Forty-two founding partners stepped forwarded to
embrace the goals set forth in the Strategic Plan prepared pursuant to this program.
Collier County is a founding partner in EASF and several County Departments actively
participate in the implementation of the Program. In order to assure community
participation in the program an advisory committee was appointed and an Enterprise
Community Coordinator was hired. To date, EASF has received more than $22 million
in grants and $6.7 million in low-interest loans.
In January 1997, a portion of Immokalee was designated as a Flodda Enterprise Zone.
The original boundary was expanded in 2000 to correspond with the Florida
Empowerment Program created in June 1999. This Program allowed Florida Enterprise
Zones to mirror the boundaries of Federal Empowerment Zones and Enterprise
Communities. Figure 4 displays the Florida Enterprise Zone boundaries. The Collier
County Department of Housing and Urban Improvement is the staff liaison to this
Program. To facilitate the Program the Enterprise Zone Development Agency Board
was created. This Board consists of 12 members plus 2 ex-officio members. Florida law
requires representation from the Chamber of Commerce; financial or insurance entities;
businesses operating within the nominated area; residents living within the nominated
area; non-profit community-based organizations; local code enforcement agencies; and
local law enforcement agencies.
In March 2000, the Collier County Redevelopment Agency (CRA) was established. The
Board of County Commissioners sits as the CRA Board. In June 2000, the Board of
County Commissioners adopted Resolution 2000-181, which adopted the Collier County
Community Redevelopment Plan pursuant to Florida law of the Florida Statutes. The
Plan was prepared based on the Strategic Plan that was prepared in 1998 for the
Federal Empowerment Zone/Enterprise Community Initiative. The Planning Services
Department is the staff liaison to the CRA. An Immokalee Community Redevelopment
Advisory Committee will be appointed in February 2001. Staff is recommending that the
Enterprise Zone Development Agency Board plus the Enterprise Community
Coordinator be appointed as the Redevelopment Advisory Committee in order to assure
coordination with the various programs. Figure 5 displays the redevelopment boundary.
The Urban Infill and Redevelopment Area boundary is inclusive of all of these other
desi§ nstJ~,ns~---The-!mmokals~- Rad~v~!opment-Advisory Board wi!lbe-the-adviso~-board
for this Plan's implementation.
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FIGURE 2
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FYGURE B
FIGURE 4
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COORDINATION
Implementation of the Urban Infill and Redevelopment Plan will be coordinated through
the Collier County Housing and Urban Improvement and Planning Services
Departments. Continued public participation will be assured through the Immokalee
CRA Advisory Committee, which will make recommendations for Plan implementation.
This organization will assure coordination of all the programs in the community. Figure 6
demonstrates the expected organizational chart of coordinating the various programs.
Besides quarterly meetings of the Advisory Committee, an Annual Community meeting
will be held in conjunction with the EASF Program. In addition to the coordination with
the Board of County Commissioners (BCC) and other departments, the BCC has
entered into a Memorandum of Understanding with the Collier County School Board.
(See Appendix A). The School Board is an active partner in the EASF, and is committed
to enhancing facilities and programs in the Urban Infill and Redevelopment area.
COMMUNITY OBJECTIVES
The Immokalee Community has a long history of community pride and activity. The first
permanent settlement in Immokalee was recorded in 1872. The community received its
current name "lmmokalee" meaning "my home" (in the Seminole language) in 1897 with
the naming of the first post office. Lacking sufficient transportation to other commerce
centers, Immokalee remained isolated from the coastal towns and developed as an
agricultural hub. Immokalee became the leading producer of winter vegetables in the
United States. Due to the agricultural employment opportunities, the area has become
ethnically mixed, as farm workers from Haiti, Guatemala, and Mexico have made this
area their home. Its ethnic, cultural, and linguistic diversity pose significant challenges
since different groups often have different values, priorities, and even aesthetic values.
The cyclical nature of agricultural operations creates major challenges in many aspects
of the community including housing, workforce skills, and economic pressures from
increased global competition and weather conditions.
Nevertheless, the residents of this rural community have worked together to meet their
challenges. In 1994, the Community came together to prepare a grant application for
the first round of the Federal Empowerment Zone/Enterprise Community Initiative. A
strategic Plan was written based on community input. Unfortunately, the community did
not get selected as an Empowerment Zone or Enterprise Community. However, the
work that went into the planning process was not forgotten. In 1996, the Community
applied for, and received, designation as a Florida Main Street Area. This Program was
very successful in bringing technical resources to the Community and providing direction
on how to move forward on a long-awaited goal to improve the physical condition of the
downtown area. This group was instrumental in preparing for the second round of
Empowerment Zone/Enterprise Community grants that were announced by the Federal
Government in 1998. Five community meetings were held, each with over 100
participants. The Strategic Plan that was developed through this community process as
the basis of the Immokalee Urban Infill and Redevelopment Plan.
During the application process for the Empowerment Zone/Enterprise Community Grant,
a series of community meetings were held with several hundred community residents
attending. Based on the community input and the consensus reached at these meetings
a Strategic Plan was written. The Plan identifies four areas of concern:
1. Accessibility and appropriateness of education and training
....... -2.---Diversification of the economic base and availabilityof.higher-wage ~
jobs
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3. The availability of decent and affordable housing
4. Community image and pdde
The Immokalee Urban Infill and Redevelopment Plan incorporates the goals and
strategies identified in the Enterprise Strategic Plan as the basis for the Urban Infill and
Redevelopment Plan.
There are four main areas of concern identified by the Community. The goals and
objectives are listed below:
Economic Development Goal
Diversify the economic base of the community by focusing on agricultural
production, processing and research; industrial development including
manufacturing, distribution and aviation services; and nature tourism.
1. Objective:
2. Objective:
3. Objective:
4. Objective:
5. Objective:
6. Objective:
7. Objective:
8. Objective:
Increase small business start-ups and expansions
Develop nature tourism
Recruit new businesses to Immokalee and Immokalee Regional Airport
Nurture entrepreneurial business development and retention
Expand research opportunities in the health care industry
Encourage renovation of structures and infill development in the Main
Street Program area.
Increase public transportation opportunities through the community and to
outlining areas.
Develop a loop read to serve the truck traffic
Housinq Goal
To Provide Safe, Affordable Housing To All Residents
1. Objective: Ensure that land is available at or below market rate to build affordable
housing.
2. Objective: Develop a public/private housing initiative for new construction for both
ownership and rental for low, very low and moderate priced housing.
3. Objective: Improve the condition of owner-occupied homes through rehabilitation
and eliminate substandard housing through code enforcement activities.
4. Objective: Improve the condition of rental-occupied housing through rehabilitation
and code enforcement activities.
5. Objective: Create incentives to replace existing mobile homes with upgraded mobile
or manufactured homes.
Co..mmunitv Ima¢~e Goal
To Enhance The Image And The Perception Of The Community As A Safe,
Friendly, Family Oriented Small Town.
1. Objective:
2. Objective:
3. Objective:
4. Objective:
Maximize current recreational activities.
Create recreation/cultural opportunities in cooperation with business,
existing youth development programs, and schools.
Develop a cadre of volunteers to serve the community
Create community-based and neighborhood based beautification
projects.
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FIGURE 6
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5. Objective:
6. Objective:
7. Objective:
8. Objective:
9. Objective:
10. Objective:
Increase the number of cultural activities to celebrate community spirit.
Create an incentive program for litter control and neighborhood cleanups.
Create a code enforcement program that is not complaint driven.
Increase community policing activities in the community.
Provide safe and convenient movement of pedestrians throughout the
community
Develop a program to improve unpaved lots in the main street area that
will eliminate the dust and dirt that accumulates in the downtown area.
URBAN INFILL AND REDEVELOPMENT AREA CHARACTERISTICS AND ANAYSlS
The structure of the Immokalee Urban Infill and Redevelopment Plan was specifically
organized to have a positive impact on housing and residential neighborhoods by
providing incentives to rehabilitate and replace unsafe housing. The intensive
redevelopment activities recommended in the Plan concentrate on rehabilitation and
replacement of residential units and the upgrading of existing commercial and semi-
industrial areas..
With the specific objective of enhancing the existing residential neighborhoods of the
Area, the Immokalee Urban Infill and Redevelopment Plan recommends a
comprehensive approach to revitalizing neighborhoods. The emphasis in the Plan is to
provide incentives to property owners to renovate or replace substandard housing. In
addition to housing, the following other improvements are recommended:
Connecting local streets to improve internal circulation.
Stimulating development of additional housing on vacant lots.
Improving stormwater management.
Improving sewer service to neighborhoods.
- Improving interconnections between neighborhoods and commercial
developments.
- Improving trash collection in neighborhood.
- Providing proactive code enforcement activities.
- Installing streetlighting and landscaping to promote pedestrian activities.
- Develop neighborhood parks that will provide recreational activities.
NEIGHBORHOODS
The Urban Infill and Redevelopment Plan divides the Area into three neighborhood or
program areas. Figure 7 provides a map of the three neighborhood or program areas,
The following is a description of each area, the proposed goals, proposed projects and
implementation strategies for each.
South Immokalee Area
General Characteristics
The South Immokalee Area is approximately 300 acres in size with 77% of it being
developed. It is primarily residential in character with 81% of the land area developed
with residential land uses. There is a concentration of mobile homes located West of
South 1st Street and East of South 9~h Street. The remaining area is 17% commercial
ar, d-,-%-i, ,d u.,t, i.,,-i, ,-mature,-~The residential uses located-west-of South ~!--- street -are
considered
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FIGURE 7
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non-conforming uses. There is a small percentage of commercial development in the
residentially zoned area. These uses are also considered non-conforming. The majority
of lots within this area are non-conforming as well. Rebuilding on these properties may
require the property owner to seek a variance from the development standards of the
applicable zoning district or to aggregate property to meet the regulations. The majority
of buildings in this area were built in the 1970's. The highest concentration of criminal
activity in the community takes place in this area. There are few streetlights and few
internal sidewalks. Large open swales exist along the neighborhood streets. The
Neighborhood Park in this area provides minimal recreational opportunities. The
Bethune Adult Educational Facility is located in this neighborhood and the new One Stop
Employment and Training Services Facility is scheduled to have its ground-breaking
ceremony in December 2000.
Goal
· Revitalize the neighborhoods through a comprehensive housing improvement project
that will include increase code enforcement activity, economic incentives for the
replacement and rehabilitation of mobile homes and the development or
rehabilitation of single and multi-family structures. Install additional streetlights and
sidewalks to increase safety in the area.
Provide opportunities for adequate, safe, and affordable housing. Encourage the
development of both affordable rental housing and provide opportunities for home
ownership through rehabilitation and new construction.
Proposed Project
1. Support the Collier County Housing Authority's efforts to promote single family home
ownership in the form of downpayment and closing costs assistance along the old
Atlantic Coastline Railroad Right-of-way.
Implementation Strategy:
1. Provide assistance for eligible new homeowners.
2. Provide grant funds to the Collier County Housing Authority to secure the purchase
of 18 acres of land for the development of affordable housing.
3. Work with Farmworker Village and the Collier County Extension Service to qualify
tenants for home ownership opportunities.
Proposed Project
1. Develop a program to address the replacement of existing old mobile homes with
newer mobile home units or modular homes.
Implementation Strategy:
1. Support the Collier County Housing Initiative Program - newly approved program will
provide a multi-discipline approach to provide incentives to property owners to
remove deteriorated mobile homes and replace them with new or updated units.
2. Provide financial assistance for the development of site improvement plans to
register the number of existing units in existing mobile home parks to allow for future
replacement.
3. Provide free building inspections to assure that all mobile homes meet current health
and safety standards.
4. Create adaptive development standards to encourage the upgrading of existing
mobile home parks.
5. Waive tipping fees at the landfill for the disposal of deteriorated units.
6,--Double-the number-ofCodeEnforcement~lnvestigators-and changecede
enl'orcen-,ent activities from compliant driven to proactive in this area.
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Proposed Project
1. To increase the use of modular homes in the community.
Implementation Strategy:
1. Amend the Collier Land Development Code to allow modular units in mobile home
zoning districts.
2. Educate the community and builders on the benefits and costs of modular units.
3. Look at incentive programs to further the development of modular homes in the
community.
Proposed Project
1. Coordinate with an existing non-profit corporation to promote neighborhood
revitalization programs including housing rehabilitation, land assembly, credit
counseling and home maintenance.
Implementation Strategy:
1. Provide funding to non-profit organizations for land purchases.
2. Provide capacity-building to non-profit organizations.
3. Coordinate with non-profit organizations to purchase or accept as a donation,
properties that have been foreclosed on.
Provide incentives to builders to build in the designated area.
Develop a pool of non-profit corporations to receive funding and land for the creation
of new housing units.
Proposed Project
1. Evaluate the current placement of commercial uses within the neighborhood,
approximately from Boston Avenue South to Bethune Avenue and from 16th Street
SE West to Ninth Street. Develop a program to encourage private property owners to
renovate or demolish existing structures.
Implementation Strategy:
1. CRA staff will prepare an evaluation and analysis of area.
2. If appropriate, staff will prepare amendments to the Land Development Code for
flexibility in development standards to encourage redevelopment.
3. Extend the Main Street Far,,ade Grant Program into this Area.
4. Identify appropriate commercial uses and target the recruitment of these businesses
into the neighborhood. Develop a revolving loan fund for expansion and retention of
businesses.
Proposed Project
Encourage neighborhood stability through the addition of more streetlights, sidewalks,
and landscaping throughout the community incorporating Crime Prevention Through
Environmental Design Criteria into projects.
Implementation Strategy:
1. Coordinate with the Collier County Stormwater Management Department to prepare
a stormwater master plan and estimate construction costs to improve the drainage
system and to improve the appearance and function of the open drainage swales
throughout the neighborhood.
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Develop a safe pedestrian corridor from the residential areas to the One -Stop
Career Center with the installation of sidewalks and streetlights and research funding
options for same.
3. Evaluate the need for neighborhood parks in the community and develop them as
appropriate.
4. Continue support for transit opportunities in the neighborhood and connection to
employment and training opportunities.
5. Coordinate with the Collier County Sheriffs Department to identify potential
Neighborhood Watch representatives.
Main Street Program Area
The Seminole Indian Casino anchors the Main Street area at the South end of town and
the historic Roberts Ranch site on the West end of Main Street. The Main Street
boundaries include the land adjacent to CR846 (First Street) and SR29 (Main Street). It
is primarily commercial property that has been under-utilized. The main intersection
(First and Main Street) has two prime commercial corners that are vacant. Older
residential and mobile homes are found abutting commercial development with little or
no buffering. Commercial zoning along with a mixture of mobile home, older single
family and multi-family units. The housing in this area is in serious need of rehabilitation.
There are no sidewalks on the local streets North or South of Main Street and open
drainage ditches are present. The Immokalee Beautification Committee has recently
completed the streetscape along this corridor, which includes street lighting and
pedestrian facilities. The Main Street Program has offered a Facade Grant Program as
an incentive for renovations to take place. To date, five businesses have participated.
Many of the buildings need more than facade improvements. Several parking lots do not
meet Code requirements and result in the creation of dust and dirt along the Corridor,
making it more difficult to maintain the landscaping. Several buildings are vacant.
Goal
Enhance the physical appearance of properties within the Main Street Area to
encourage local and toudst shoppers to the Area. ,
Proposed Project
Support the continued implementation of the Main Street Program.
Implementation Strategies:
1. Develop a traffic circulation pattem for the community, which will provide safe and
efficient
access throughout the community. This network would include a loop road to provide
the separation of commercial truck traffic from tourist designated areas and
residential development.
2. Develop a program to eliminate the dust that accumulates along Main Street and in
the landscaped medians. The program may include placement of sod or resurfacing
parking lots.
3. Utilize the Main Street Facade Program to encourage the private sector to renovate,
7-16
demolish, or construct buildings within the Main Street Program Area.
4. Develop a Main Street Business Association to work on coordination and
implementation of the redevelopment program.
5. Develop a trash program that will provide an incentive to pick-up and properly
dispose of empty containers and trash within the Community.
6. Encourage infill development by coordinating with non-profit organizations to develop
an office building on the Main Street Corridor.
7. Provide interconnection of sidewalks from the local streets perpendicular with Main
Street to Main Street.
Support the development of the Robert's Ranch Historical Site as a tourist
destination and a living museum. Encourage the development of appropriate uses
and buffers on the remaining portion of the Ranch site.
o
Coordinate with a non-profit corporation to coordinate marketing efforts to attract
compatible businesses to the Main Street Area and improve the physical
appearance thereof.
10. Develop a revolving loan fund for business start-ups or expansion for businesses
locating anywhere in the Community.
11. Continue support of transit opportunities in the neighborhood and the connection to
employment and training opportunities.
Immokalee Drive
Immokalee Drive is a two-lane facility that runs West of SR29 to 1=t street. There are a
mixture of mobile home parks, single and multi-family structures in this area. The Collier
County Sports Complex and Immokalee High School and Middle School are located
along this corridor. Several older mobile home parks that do not meet current standards
are found along this corridor. There are limited street lighting facilities and sidewalks
along the local streets that intersect Immokalee Drive.
Goals
1. Revitalize the neighborhood through a comprehensive housing improvement project
that will include increased code enforcement activity, economic incentives for
replacement and rehabilitation of mobile homes and the development or
rehabilitation of single and multi-family structures. Install additional streetlights and
sidewalks to increase safety in the area.
Provide opportunities for adequate, safe, and affordable housing. Encourage the
development of both affordable rental and owner occupied housing through
rehabilitation and new construction.
Proposed Project
1. Develop a program to address the replacement of existing old mobile homes with
............ newer mobile home-~jnit~3rmadular homes.
7-;t7
Implementation Strategies:
1. Support the Collier County Housing Initiative Program which program provides a
multi-disciplinary approach to provide incentives to property owners to remove
deteriorated mobile homes and replace them with new or updated units.
2. Provide financial assistance for the development of site improvement plans to
register the number of existing units in existing mobile home parks to allow for future
replacement.
Provide free building inspections to assure that all mobile homes meet current health
and safety standards.
Create development standards to encourage the upgrading of existing mobile home
parks.
Waive tipping fees at the landfill for the disposal of deteriorated units.
Double the number of Code Enforcement Investigators and change the nature of
code enforcement activities from compliant-driven to proactive.
Proposed Project
1. To increase the use of modular homes in the community.
Implementation Strategies:
1. Amend the Collier County Land Development Code to allow modular units in mobile
home zoning districts.
2. Educate the community and builders on the benefits and costs of modular units.
3. Study incentive programs to further the development of modular home sites in the
community.
Proposed Project
1. Coordinate with existing non-profit corporations to promote neighborhood
revitalization programs including housing rehabilitation, land assembly, credit
counseling and home maintenance.
Implementation Strategies:
1. Provide funding to non-profit organizations for land purchases.
2. Provide capacity-building to non-profit organizations.
3. Coordinate with non-profit organizations to purchase or accept as a donation
properties that have been foreclosed on.
4. Provide incentives to builders to build in the designated area.
5. Develop a pool of non-profit corporations that will receive funding and land for the
creation of new housing units.
Proposed Project
Encourage neighborhood stability through the addition of more streetlights, sidewalks,
and landscaping throughout the community incorporating Crime Prevention Through
Environmental Design Criteria into projects.
Implementation Strategies:
1. Coordinate with the Collier County Stormwater Management Department to prepare
a stormwater master plan and estimate the costs to improve the drainage system
and improve the appearance and function of the open drainage swales throughout
the nelg~uuFi3uuu. ·
7-18
2. Develop a safe pedestrian corddor from the residential areas to the One -Stop
Career Center with the installation of sidewalks and streetlights and reseamh funding
options for same.
3. Evaluate the need for neighborhood parks in the community and develop them as
appropriate.
4. Continue support of transit opportunities in the neighborhood and connections to
employment and training opportunities.
5. Coordinate with the Collier County Sheriffs Department to identify potential
Neighborhood Watch representatives.
IMPLEMENTATION
Working with existing non-profit organizations and EASF partners goals and projects will
be implemented. The Immokalee Redevelopment Advisory Committee will assist staff in
plan implementation. The Organizational Chart (See figure 6) demonstrates the
coordination of the program.
CRIME REDUCTION
The Collier County Sheriffs Department has created the Immokalee Clean-Up Project.
The Project is a coordinated effort between agencies to reduce some of the basic
problems within the Community and to build community responsiveness to the Sheriffs
Department. The Program looks at such problems as lifter, communication problems
due to language barriers, and banking opportunities for the migrant farmworkers. These
activities build trust between the residents and the Sheriffs Department, which in turn
helps to reduce criminal activities and the perception of crime. A representative from the
Planning Services Department and the Code Enforcement Department participate on
this task force.
Crime Prevention by Environmental Design (CPTED) will be incorporated into all new
developments and in new land development regulations. The Shedff's Department will
provide plan review and recommendations for CPTED implementation of CPTED.
Increased streetlighting in the residential neighborhoods will also assist in providing a
safer neighborhood.
LAND DEVELOPMENT CODE
The Collier County Land Development Code was adopted by ordinance in 1991 and it
provides zoning and development standards for the County. Due to Immokalee's rural
character and its separation from the coast, an Immokalee Overlay District was adopted
into the Land Development Code in 1998. In 1999, the Immokalee Overlay District
standards were amended to establish five subdistricts within Immokalee to provide better
standards to meet the needs of the community. In 1999,the Immokalee Main Street
Subdistrict Overlay was adopted to encourage traditional downtown development in this
neighborhood. The Overlay resolutions will continue to be amended as further
redevelopment activities take place and the need for additional regulations identified.
TRANSPORTATION ISSUES
There are no existing or proposed transportation concurrency exception areas in the
I~m~_k.a_!ee .C. o_ ~_.m.u.~!ty~. ............................................... ............ .~
7-19
APPENDIX A
IMMOKALEE
URBAN INFILL AND REDEVELOPMENT AREA PLAN
7-21
MEMORANDUM OF UNDERSTANDING
This is a Memorandum of Understanding between the District School Board of Collier
County ("School Board") and the Collier County Board of County Commissioners
("County") in support of the Immokalee Urban Infill and Redevelopment assistance
grant.
The School Board recognizes the need to provide the children and parents in Immokalee
with updated school facilities and effective educational programs. The district is
committed to a continuing improvement process to enhance school facilities and
instructional programs in the Immokalee area, including after school programs,
instructional technology, and involving the community in school planning and program
design.
The Collier County Board of County Commissioners is committed to implementing the
Urban Infill and Redevelopment Assistant Grant and is pledging to contribute $300,000
in financial support and staff resources to the program.
The School Board and the County will continue to explore joint opportunities to improve
programming, facilities, and community participation in the Immokalee area.
Facilitie,s
Renovations and capital plans for schools located in the designated area total
approximately $1.4m over the next two years. One of the main enhancements is recent
completion of the Immokalee Athletic Field House at a cost of $227,000. A second
major facilities enhancement is a $600,000 renovation to Pinecrest Elementary School
that includes expansion of the cafeteria, new exterior, and extended outside covered
walkways. The District School Board of Collier County leased (with option to buy) a
3.835 parcel of land to the South Florida Workforce Development Board for the purpose
of building a 27,150 square foot, One-Stop Service Center. The Center will house the
offices of several agencies to enhance social services within the designated area.
After School Programs
The School Board will provide appropriate focus on the execution of the recently
awarded 21~ Century Community Learning Center grant from the United States
Department of Education. The three-year, $4m grant ensures the four elementary
schools and the charter school have the resources to create the finest after school
academic and arts enrichment programs. The project is a collaboration among the
~hool-di_~H~-and--twelve-community,. ~agen¢ies-all ~orki ng. to-provide-~more- ~lea rning
opportunities to children and their families,
7-22
Technology
The District School Board has provided each of the six schools in the designated area
with a minimum of five computers for each classroom and high-speed internet access.
Tn addition, each school will have an audio/video distance learning system. Distance
Learning provides opportunities for teachers to update their skills through training
programs offered by the local state university, Florida Gulf Coast University, as well as
training conducted by the district. Students will also have an expanded source of
learning opportunities through the technology of distance learning.
~~.~. ~4~ November 2, 2000
Dan W. White ~ ~ Date of School Board Approval
C I~~~ Bo~d of Co~ Commissione~
Approved as to form & legal sufficiency
~s~ ~ount~ Attorney
7-23
ORDINANCE NO. 2000 - 6 6
AN ORDINANCE AMENDING THE IldldOKALEE AREA
MASTER PLAN ELEMENT OF ORDINANCE 89..05, AS
AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT
PLAN, FOR THE UNINCORPORATED AREA OF COLLIER
COUNTY, FLORIDA; TO DELINEATE AN URBAN INFILL AND
REDEVELOPMENT AREA TO THE IMMOKALEE AREA
MASTER PLAN AND THE IMMQKALEE FUTURE LAND USE
" MAP; AMEND POLICY ILt.l TO REFLECT THE INCLUSION
OF SAID URBAN INFILL AND REDEVELOPMENT AREA; ADD
TEXT TO THE LAND USE DESIGNATION DESCRIPTION
SECTION OF THE IMMOKALEE AREA MASTER PLAN TO
INCLUDE SAID AREA UNDER THE NON-INDUSTRIAL USES
DESIGNATION AS A PROVISION TO OVERLAYS AND
SPECIAL FEATURES; AND BY AMENDING THE IMMOKALEE
FUTURE LAND USE MAP TO REFLECT THE URBAN INFILL
AND REDEVELOPMENT AREA; PROVIDING FOR
SEVERABILITY; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, Collier County, pursuanl to Section 163.3161, at. sec.. Florida Statutes, Ihe
Rorlda Local Government Comprehensive Planning and Land Development Regulation Act, was
required to prepare and adopt a comprehensive plan; and
WHEREAS. the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS. the Cotliar County Board of County Commiselonem adopted the Immokalee
Area Master Plan. · separate element of the Growth Managemenl Plan on February 5, 1991; and
WHEREAS. in order for local governments to designate a geographic area within Its
Jurisdiction as an Urban in§11 and Redevelopment Area pursuant to Section 163.2517, Florida
Statutes it must amend its comprehensive land use plan to delineate the boundaries under
Section 163.3187 of the Florida Statutes; and
WHEREAS, an amendment to Ihe local comprehensive plan to designate an urban infill
and redevelopment area is exempt from the twloa-a year amendment limitation; and
WHEREAS. the Local Government Comprehensive Planning and Land Development
Regulation Act of 1985 provides authority for local governments to amend their respective
comprehensive plans and outlines cormin procedures to amend adopted comprehensive plans
pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and
WHEREAS, the Collier County has prepared a Ptsn Arnendrnant to the Immokalee Area
Master Plan including the Future Land Use Map to delineate the boundaries of the urban inlttl end
redevelopment area; and
WHEREAS, Collier County did submit this Growth Management ~ amendment to the
Department of Community Affairs for review on October 3, 2000; and
WHEREAS, the Board of County Commissioners requested that the Department of
Community Affairs review the amendment without an objections, recommendationa and
comments report as requested by the Department o/Community Affairs as a way to fast track
amendments so as to allow municipalities and communities to qualify for grant funds under the
Urban Infdl and Redevelopment Assistance Grant Program; and
WHEREAS, Collier County must adopt the proposed amendment to the Growth
Management Plan In an expeditious manner in order to qualify for Urban Infill and Redevelopment
Assietanoa Grants; and
WHEREAS. Ihe Board of County Commissioners of Collier County did take action in the
.-n.."'nn~- presc.,Ibed by law and did h~d pNb!tc hearings c~nceming the adoption of lids Immekalee
Area Master Plan amendment to the Growth Managemenl Plan on October 24, 2000; end
1
Words underlined are additions, Words :t.-_'c.~. !."-'m-';b are deletions
7-3Z~
WHEREAS, Collier County has gathered and considered additional information, data and
analysis support~g adoptlo~ o! this amendment to the Immokalee Area Master Plan, including the
lollowing: the Collier County Staff Report and Executive Summary; the documerlt enUUed Collier
County Growth Management Plan Amendment (CP-200~10) ~ the other documents, testimony
and information presented and made a pa~ of the record at the meetings of the Collier County
Planning Commission held October 19, 2000, and the Collier County Board of County
commissioners held on Oclobar 24.2000: and
WHEREA~, all applicable substantive and procedural requlrament~ of law heve been met;
and
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
~ECTION ONE: ADOPTION OF AMENDMENT TO THE IMMOKALEE AREA MASTER PLAN
OF THE GROWTH MANAGEMENT PLAN.
The Board of County Commissionera hereby adopts this amendment to the Future Land
Use Map of the Immokalee Area Master Plan and the amendment to the Land Use Designation
Description Secaon o! the lmmokalee Area Master Plan In accodense with SecUon 163.3184,
Florida Statutes. The text of the amendment is attached hereto as Exhibit "A' and the amended
Future Land Use Map o! the Immokalse Area Master Plan is attached hereto as Exhibit 'B" all of
which are incorporated by reference herein.
SECTION TWO: SEVERABIMTY.
If any phrase or portion of this Ordinance is held Invalid or unco~stilutlorlal 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 porUorl.
~[Cv..T.~: EFFECTIVE DATE.
The effective date of this amendment to Ihe Immokalee Area Master Plan ~ be the date
a final order is issued by the Department of Community Aftalto or Administration Commission
finding the Element in compliance in accordance with Section 163.3184, Florida Statutes,
whichever occurs eediar. No development orders, development permil~, or land uses depertdent
on this amendment may be Issued or commence before it has become effective. If a Itnal order of
noncompliance is issued by the Administration Commission, this amendment may nevmlheteu
be made e~,tive by a. depUon of · Resolution affirming it~ elfec~ve aterue, a copy of which
Resolution shall be sent to the Department of Community Aftaim, Bureau of Local Planning, 2555
Shumard Oaks Blvd., 3~ Floor, Tallahassee, Florida 32399-2100.
PASSED AND DULY ADOPTED by the Board of County CommlsMonem of Collier county
Ibis 4~f,C~[,day of ~ , 2000.
,~, .:.~.~......-,-, :.. ~-. ,?~
.,- ..~, ..~,. ~. ,AT'T~ST.. ,. BOARD OF COUNTY COMMIS$1ONEP~
~/~"' *v :; ;?-D .W. JGH~ ~ BROCK, Clerk COLLIER COUP, FLORI
; ~ r.:~.'*'?**** .**:.-~;2/.-~ : tl~
... '..~:, . ~ ~ y ~ .. - _ . _
· ',,.. '.; . ~%' ~ '. ....". d~ D. ~ ~.D. '...;..,. ,
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~proved as tu f~ and I,,1 ,u~n~.
~OBIE M. S~D~T ~J ~ ~ _ ' ~~ '~ ' '
. ~/~~ ..........
DWIGHT E. BROCK, CLER~OF
7-2~
STATE OF FLORIDA)
COUNTY OF COLLIER)
I, DWIGHT E. BROCK, Clerk of Courts in and for the
Twentieth Judicial Circuit, Collier County,
certify that the foregoing is a true copy of:
ORDINANCE NO. 2000-71
Florida, do hereby
Which was adopted by the Board of County Commissio~e~rs
the 14th day of November, 2000, during Regular Session.
WITNESS my hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 14th day
of November, 2000.
DWIGHT E. BROCK
Clerk of Courts and
Ex-officio to Board
County Commissioners'
~~
By: Ellie Hoffman,
Deputy Clerk