Agenda 09/11/2012 Item # 9A9/11/2012 Item 9.A.
EXECUTIVE SUMMARY- ADDENDUM
Reconsideration of CP- 2008 -5, Petition requesting amendments to the Immokalee Area
Master Plan and Immokalee Area Master Plan Future Land Use Map, to make revisions to
the entire Master Plan to include: increases to commercial acreage, industrial acreage, and
allowable residential density; elimination of some existing designations; creation of a new
designation for the Immokalee Regional Airport site; and, re- designation of approximately
103 acres to Immokalee Urban Area from Agricultural/Rural within the Rural Lands
Stewardship Area as identified on the countywide Future Land Use Map. Additionally, the
petition requests an amendment to Policy 6.2.5 of the Conservation and Coastal
Management Element to treat that portion of the Lake Trafford Camp Keais Strand
System which is within the Immokalee Urban Area as Neutral Lands for vegetation
retention, and to the Future Land Use Map and Map Series of the Future Land Use
Element to show the re- designation of the 103 acres to the Immokalee Urban Area.
OBJECTIVE:
To have the Board of County Commissioners (BCC) review staff's findings and
recommendations along with the recommendations of the Collier County Planning Commission
(CCPC); the Environmental Advisory Council (EAC); and the Immokalee Community
Redevelopment Agency (CRA) regarding the above referenced petition; reconsider its decision
regarding the amendment petition; and ensure the proposed plan is in harmony with all the
applicable codes and regulations in order to ensure that the community's interests are maintained.
CONSIDERATIONS:
The BCC heard this amendment petition on December 13, 2011, and voted (3 -1) to adopt the
proposed GMP amendment, with one commissioner abstaining from voting. Because a minimum
of four votes is required, the proposed GMP amendment failed to be adopted. On December 27,
2011, the Department of Economic Opportunity granted the County an extension of the
timeframe provided in the Florida Statutes to adopt the GMP amendment petition, from
December 28, 2011 to September 27, 2012.
On March 27, 2012, the BCC authorized Ordinance 12 -15, amending Ordinance No. 75 -16, in
order to revise procedures for reconsideration of Land Use matters, and allow the CRA to request
the BCC reconsideration through rehearing of the proposed amendment petition. On May 22,
2012, the BCC voted unanimously to reconsider the GMP amendment petition as it was
presented on December 13, 2011, in accordance with Ordinance 75 -16, as amended.
Section 125.01(1)(y) of the Florida Statutes authorizes County Commissioners to 'place
questions or propositions on the ballots at any primary election, general election, or otherwise
called special election, when agreed to by a majority vote of the total membership of the
legislative and governing body, so as to obtain an expression of elector sentiment with respect to
matters of substantial concern within the county. " At the June 12, 2012 BCC meeting, the BCC
voted (4 -1) to direct the Collier County Supervisor of Elections to place a straw ballot
referendum on the August 14, 2012 ballot for the Primary Election concerning support for the
subject GMP amendment petition, and continue the advertised reconsideration hearing for the
petition, from June 18, 2012 to September 11, 2012.
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9/11/2012 Item 9.A.
The straw ballot referendum resulted in a majority of the voters (67 percent) casting support to
the question "Do you support the amendments to the Immokalee Area Master Plan and the
Immokalee Area Master Plan Future Land Use Map as voted on at the Collier County Board of
Commissioner's December 12, 2011 meeting ?" The results of the straw ballot referendum, as
stated in the Florida Statutes, are intended to "obtain an expression of elector sentiment with
respect to matters of substantial concern within the county, ", and therefore non - binding in
regard to the Board's decision to adopt the proposed GMP amendment petition.
Contained within the SIRE agenda item is the Executive Summary from the April 12, 2011
Adoption Public Hearing for the IAMP, and the subsequent addendums to that Executive
Summary, including the December 13, 2011 BCC meeting. These attached documents contain
the specifics of the proposed amendment.
LEGAL CONSIDERATIONS:
This item is ready for Board consideration. An affinnative vote of four is needed for Board
approval.HFAC
PREPARED BY:
Carolina Valera, Principal Planner
Comprehensive Planning Section, Growth Management Division
Attachments:
1. Executive Summaries — reconsideration hearings:
a. Executive Summary Addendum (9 -11 -12 hearing)
b. Executive Summary (6 -18 -12 hearing — continued to 9- 11 -12)
2. Executive Summaries — adoption hearings:
a. Executive Summary Addendum (12 -13 -11 hearing)
b. Executive Summary Addendum (5 -24 -11 hearing — continued indefinitely, and
subsequently scheduled to 12- 13 -11)
c. Executive Summary Addendum (4 -12 -11 hearing —continued to 5- 24 -11)
3. Ordinance and exhibits to Ordinance:
a. Exhibit A (COME text changes)
The following maps would be revised to reflect proposed new Immokalee FLUM:
b. FLUM (Proposed Immokalee map)
c. FLUM (County FLUM)
d. Map FLUE 14
e. CCRA (Collier County Rural & Agricultural Area Assessment)
f. RLSA (Entire Study Area)
g. RLSA (Northeast Study Area)
h. RLSA (East Central Study Area)
4. Objections, Recommendations, and Comments (ORC) report (from the former Department of
Community Affairs)
5. ORC Response - CRA
6. CCPC Staff Report
7. EAC Staff Report
8. Department of Economic Opportunity (DEO) — adoption date extension
9. Department of Community Affairs (DCA) Letter - 180 -day adoption timeframe
10. IAMP's Goals, Objectives and Policies (underlined)
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9/11/2012 Item 9.A.
11. IAMP's Goals, Objectives and Policies (as recommended by the CCPQ
12. IAMP's data and analysis
13. IAMP`s transportation data and analysis
14. Williams Farms' data and analysis
15. Public comments
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COLLIER COUNTY
Board of County Commissioners
Item Number: 9.A.
9/11/2012 Item 9.A.
Item Summary: This item continued from the June 18, 2012 BCC
Meeting. Recommendation of Reconsideration of CP- 2008 -5, Petition requesting amendments
to the Immokalee Area Master Plan and Immokalee Area Master Plan Future Land Use Map, to
make revisions to the entire Master Plan to include: increases to commercial acreage, industrial
acreage, and allowable residential density; elimination of some existing designations; creation
of a new designation for the Immokalee Regional Airport site; and, re- designation of
approximately 103 acres to Immokalee Urban Area from Agricultural /Rural within the Rural
Lands Stewardship Area as identified on the countywide Future Land Use Map. Additionally, the
petition requests an amendment to Policy 6.2.5 of the Conservation and Coastal Management
Element to treat that portion of the Lake Trafford Camp Keais Strand System which is within the
Immokalee Urban Area as Neutral Lands for vegetation retention, and to the Future Land Use
Map and Map Series of the Future Land Use Element to show the re- designation of the 103
acres to the Immokalee Urban Area.
Meeting Date: 9/11/2012
Prepared By
Name: ValeraCarolina
Title: Planner, Principal,Comprehensive Planning
8/15/2012 12:47:33 PM
Submitted by
Title: Planner, Principal,Comprehensive Planning
Name: ValeraCarolina
8/15/2012 12:47:35 PM
Approved By
Name: BosiMichael
Title: Manager - Planning,Comprehensive Planning
Date: 8/16/2012 2:13:04 PM
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Name: PuigJudy
Title: Operations Analyst, GMD P &R
Date: 8/22/2012 10:22:44 AM
Name: MarcellaJeanne
Title: Executive Secretary,Transportation Planning
Date: 8/22/2012 3:29:36 PM
Name: AshtonHeidi
Title: Section Chief /Land Use- Transportation,County Attor
Date: 8/29/2012 4:54:09 PM
Name: KlatzkowJeff
Title: County Attorney
Date: 8/30/2012 11:16:26 AM
Name: FinnEd
Title: Senior Budget Analyst, OMB
Date: 8/30/2012 5:50:26 PM
Name: OchsLeo
Title: County Manager
Date: 9/1/2012 2:35:16 PM
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9/11/2012 Item 9.A.
9/11/2012 Item 9.A.
EXECUTIVE SUMMARY
RECONSIDERATION OF CP- 2008 -5, Petition requesting amendments to the Immokalee
Area Master Plan and Immokalee Area Master Plan Future Land Use Map, to make
revisions to the entire Master Plan to include: increases to commercial acreage, industrial
acreage, and allowable residential density; elimination of some existing designations;
creation of a new designation for the Immokalee Regional Airport site; and, re- designation
of approximately 103 acres to Immokalee Urban Area from Agricultural /Rural within the
Rural Lands Stewardship Area as identified on the countywide Future Land Use Map.
Additionally, the petition requests an amendment to Policy 6.2.5 of the Conservation and
Coastal Management Element to treat that portion of the Lake Trafford Camp Keais
Strand System which is within the Immokalee Urban Area as Neutral Lands for vegetation
retention, and to the Future Land Use Map and Map Series of the Future Land Use
Element to show the re- designation of the 103 acres to the Immokalee Urban Area.
OBJECTIVE:
To have the Board of County Commissioners (BCC) review staff's findings and
recommendations along with the recommendations of the Collier County Planning Commission
(CCPC); the Environmental Advisory Council (EAC); and the Immokalee Community
Redevelopment Agency (CRA) regarding the above referenced petition; reconsider its decision
regarding the amendment petition; and ensure the proposed plan is in harmony with all the
applicable codes and regulations in order to ensure that the community's interests are maintained.
CONSIDERATIONS:
The BCC heard this amendment petition on December 13, 2011, and voted (3 -1) to adopt the
proposed GMP amendment, with one commissioner abstaining from voting. Because a minimum
of four votes is required, the proposed GMP amendment failed to be adopted.
Following, on December 27, 2011, the Department of Economic Opportunity granted the County
an extension of the timeframe provided in the Florida Statutes to adopt the GMP amendment
petition, from December 28, 2011 to September 27, 2012.
Additionally, on March 27, 2012, the BCC authorized Ordinance 12 -15, amending Ordinance
No. 75 -16, in order to revise procedures for reconsideration of Land Use matters, and allow the
CRA to request the BCC reconsideration through rehearing of the proposed amendment petition.
Lastly, On May 22, 2012, the BCC voted unanimously to reconsider the subject GMP
amendment petition, in accordance with Ordinance 75 -16, as amended. It should be noted that
the Immokalee Area Master Plan, which is part of this executive summary packet, is identical to
the one presented to the BCC at their December 12, 2011 public hearing.
LEGAL CONSIDERATIONS:
This item has been reviewed by the County Attorney's office and is ready for Board
consideration. A vote of four is required for approval of the adoption Ordinance. - -HFAC
PREPARED BY:
Carolina Valera, Principal Planner
Comprehensive Planning Section, Growth Management Division
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9/11/2012 Item 9.A.
EXECUTIVE SUMMARY - ADDENDUM
CP- 2008 -5; Petition requesting amendments to the Immokalee Area Master Plan and
Immokalee Area Master Plan Future Land Use Map, to make revisions to the entire
Master Plan to include: increases to commercial acreage, industrial acreage, and allowable
residential density; elimination of some existing designations; creation of a new designation
for the Immokalee Regional Airport site; and, redesignation of approximately 103 acres to
Immokalee Urban Area from Agricultural /Rural within the Rural Lands Stewardship
Area as identified on the countywide Future Land Use Map. Additionally, staff requests
amendments to the Future Land Use Map and Map Series of the Future Land Use Element
to show the redesignation of the 103 acres to the Immokalee Urban Area. (Adoption
Hearing).
OBJECTIVE:
To provide the Board of County Commissioners (BCC) a written summary of the
recommendations provided by the Immokalee Community Redevelopment Agency (CRA)
Advisory Board at their April 20, 2011 public meeting, relating to the Immokalee Area Master
Plan (IAMP).
CONSIDERATIONS:
The BCC heard this amendment petition on April 12, 2011, and unanimously recommended (5-
0) to continue the adoption hearing to May 24, 2011, in order to gain input from the Immokalee
Community Redevelopment Agency (CRA) Advisory Board in regard to the following issues:
1. The amount of native preservation standards for lands located within the Lake
Trafford /Camp Keais Strand System.
2. The proposed Density and Intensity Blending provisions of the Density Rating System.
3. The proposed Policy 6.1.7 that relates to existing Mobile Homes and Mobile Home
Parks.
On May 24, 2011, the BCC continued the adoption hearing indefinitely. On June 15, 2011,
Collier County received correspondence from the former Department of Community Affairs
(DCA), advising that because of amendments to the Florida Statutes, the County has 180 days
from the effective date of the legislation, or December 28, 2011, to adopt and submit the IAMP
amendment to them for compliance review, before it is deemed withdrawn.
In the case that the County pursues amendments to the IAMP after it has been withdrawn, such
amendments would be required to start anew; that is, updated data and analysis, transmittal
hearings before the EAC, CCPC, and BCC; review by the Department of Economic
Opportunities (EOC); and lastly adoption hearings before the EAC, CCPC, and BCC.
Lastly, on September 21, 2011, the Immokalee CRA Advisory Committee voted unanimously to
take the draft IAMP and the recommendations of the April 20, 2011 meeting, to the BCC during
the first meeting in December 2011.
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9/11/2012 Item 9.A.
IMMOKALEE CRA ADVISORY BOARD RECOMMENDATION:
As noted, the CRA Advisory Board discussed the three above mentioned issues on April 20,
2011, and recommended to forward Petition CP- 2008 -5 to the Board of Collier County
Commissioners (BCC) with a recommendation to adopt and transmit to DCA, subject to
following:
That the proposed native preservation standards for lands located within the Lake
Trafford/Camp Keais Strand System be removed from the LAMP and be included as part
of the 2011 GMP amendment cycle to determine the appropriate native vegetation
standards as determined by additional data and analysis.
2. That the proposed Density and Intensity Blending provisions of the Density Rating
System be included in the IAMP.
3. That Policy 6.1.7: "Existing Mobile Homes within the Immokalee Urban Area," be
removed from the proposed IAMP, as well as all references to this Policy.
LEGAL CONSIDERATIONS:
This item is ready for Board consideration and approval. A four - fifths vote is required for
approval since this is an adoption hearing. - HFAC
PREPARED BY:
Carolina Valera, Principal Planner
Comprehensive Planning Section, Growth Management Division
Attachments:
1. Executive Summary (4 -12 -11 meeting)
2. IAMP's Goals, Objectives and Policies
3. Department of Community Affairs (DCA) Letter - 180 -day adoption timeframe
4. Ordinance
5. Exhibit A (CCME text changes)
The following maps would be revised to reflect proposed new Immokalee FLUM:
a. FLUM (Proposed Immokalee map)
b. FLUM (County FLUM)
c. Map FLUE 14
d. CCRA (Collier County Rural & Agricultural Area Assessment)
e. RLSA (Entire Study Area)
f. RLSA (Northeast Study Area)
g. RLSA (East Central Study Area)
6. CCPC Staff Report
7. Objections, Recommendations, and Comments (ORC) report (from the former Department of
Community Affairs)
8. ORC Response - CRA
9. IAMP's data and analysis
10. IAMP's transportation data and analysis
11. Williams Farms' data and analysis
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9/11/2012 Item 9.A.
EXECUTIVE SUMMARY - ADDENDUM
CP- 2008 -5, Petition requesting amendments to the Immokalee Area Master Plan and
Immokalee Area Master Plan Future Land Use Map, to make revisions to the entire
Master Plan to include: increases to commercial acreage, industrial acreage, and allowable
residential density; elimination of some existing designations; creation of a new designation
for the Immokalee Regional Airport site; and, redesignation of approximately 103 acres to
Immokalee Urban Area from Agricultural /Rural within the Rural Lands Stewardship
Area as identified on the countywide Future Land Use Map. Additionally, staff requests
amendments to the Future Land Use Map and Map Series of the Future Land Use Element
to show the redesignation of the 103 acres to the Immokalee Urban Area. (Adoption
Hearing).
OBJECTIVE:
To provide the Board of County Commissioners (BCC) a written summary of the
recommendations provided by the Immokalee Community Redevelopment Agency (CRA)
Advisory Board at their April 20, 2011 public meeting relating to the Immokalee Area Master
Plan (LAMP).
CONSIDERATIONS:
The BCC heard this amendment petition on April 12, 2011, and unanimously recommended (5-
0) to continue the adoption hearing to May 24, 2011, in order to gain input from the Immokalee
Community Redevelopment Agency (CRA) Advisory Board in regard to the following issues:
1. The amount of native preservation standards for lands located within the Lake
Trafford/Camp Keais Strand System.
2. The proposed Density and Intensity Blending provisions of the Density Rating System.
3. The proposed Policy 6.1.7 that relates to existing Mobile Homes and Mobile Homes
Parks.
IMMOKALEE CRA ADVISORY BOARD RECOMMENDATION:
As noted, the CRA Advisory Board discussed the three above mentioned issues on April 20,
2011 and recommended to forward Petition CP- 2008 -5 to the Board of Collier County
Commissioners (BCC) with a recommendation to adopt and transmit to DCA, subject to
following:
That the proposed native preservation standards for lands located within the Lake
Trafford/Camp Keais Strand System be removed from the IAMP and be included as part
of the 2011 GMP amendment cycle to determine the appropriate native vegetation
standards as determined by additional data and analysis.
2. That the proposed Density and Intensity Blending provisions of the Density Rating
System be included in the IAMP.
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9/11/2012 Item 9.A.
3. That Policy 6.1.7: "Existing Mobile Homes within the Immokalee Urban Area," be
removed from the proposed IAMP, as well as all references to this Policy.
LEGAL CONSIDERATIONS:
This item is ready for Board consideration and approval. A four -fifths vote is required for
approval since this is an adoption hearing. - HFAC
PREPARED BY:
Carolina Valera, Principal Planner
Comprehensive Planning Section, Growth Management Division
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9/11/2012 Item 9.A.
EXECUTIVE SUMMARY
CP- 2008 -5, Petition requesting amendments to the Immokalee Area Master Plan and
Immokalee Area Master Plan Future Land Use Map, to make revisions to the entire
Master Plan to include: increases to commercial acreage, industrial acreage, and allowable
residential density; elimination of some existing designations; creation of a new designation
for the Immokalee Regional Airport site; and, redesignation of approximately 103 acres to
Immokalee Urban Area from Agricultural /Rural within the Rural Lands Stewardship
Area as identified on the countywide Future Land Use Map. Additionally, staff requests
amendments to the Future Land Use Map and Map Series of the Future Land Use Element
to show the redesignation of the 103 acres to the Immokalee Urban Area. (Adoption
Hearing).
OBJECTIVE:
To have the Board of County Commissioners (BCC) review staff's findings and
recommendations along with the recommendations of the Collier County Planning Commission
(CCPC) and the Environmental Advisory Council (EAC) regarding the above referenced petition
and render a decision regarding the amendment petition; and ensure the proposed plan is in
harmony with all the applicable codes and regulations in order to ensure that the community's
interests are maintained.
CONSIDERATIONS:
The proposed Immokalee Area Master Plan (IAMP) intends to implement the Immokalee
community's vision, as approved by the Immokalee Area Master Plan and Visioning Committee
(IMPVC), by promoting economic development and efficient delivery of services through
greater density and intensity that encourage dense, clustered development along major
thoroughfares that transition to lower densities; incorporating smart growth principles; and by
providing greater development flexibility through mixed -use Subdistricts. The revised
Immokalee Future Land Use map provides integrity to the geographic region.
In general, the amendment to the IAMP element of the Growth Management Plan (GMP)
proposes eight new goals, each with respective objectives and policies; followed by the revised
Land Use Designation Description Section which includes and describes the proposed land use
designations that will guide patterns of development within the Immokalee urban area and
further the proposed goals through standards set forth within such land used designations, and
the types of allowed land uses that could be requested.
Additionally, per request of the BCC at transmittal hearing of this amendment petition, the Plan
allows density and intensity blending for properties contiguous to Lake Trafford/Camp Keais
Strand and which straddle the Immokalee Urban area and the Rural Lands Stewardship Area
Overlay (RLSA). The Board's decision to re- include this language after the CCPC had
recommended exclusion from the Plan during transmittal hearings, was in response to a request
from a public speaker representing a client that owns lands that could potentially benefit from
this provision. Therefore, the BCC requested the public speaker to provide staff data and analysis
that would assess the impact of such provision on the RLSA program with the intention that,
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9/11/2012 Item 9.A.
during adoption hearings, the Environmental Advisory Council (EAC) and the Collier County
Planning Commission (CCPC) would provide the BCC a recommendation of the merits of such
provisions based on the supplied data and analysis. (See attached data and analysis provided by
Wilson Miller Stantec Inc.)
Based on the submitted data and analysis to address the effect that the shifting of density and
intensity may have on the overall development in the RLSA, and which was submitted after the
EAC meeting, staff concludes that the potential increase in units at build -out that the density
blending provisions would yield a minimal effect (1.65 percent increase) in the RLSA program.
Additionally, the intent of the density and intensity blending would further the goals of the
proposed IAMP by offsetting development away from the Lake Trafford/Camp Keais Strand
System (LTCKSS) Overlay.
Lastly, during the Evaluation and Appraisal Report (EAR) hearings, the CCPC requested staff to
evaluate what native vegetation retention requirements would be appropriate for the LTCKSS
Overlay. The proposed LAMP references the wetland protection standards set forth in Policy
6.2.5 of the Conservation and Coastal Management Element (CCME) of the GMP. However,
such Policy does not specify the native vegetation retention requirements, thresholds and
standards that would apply to the LTCKSS Overlay.
As a start point, Staff evaluated the native vegetation retention requirements intended for
properties located within the Rural Fringe Mixed Use District ( RFMUD). Major differences are
the development parameters for these lands (density; intensity; and allowed uses) which are
intentionally restricted compared to those that apply to properties within the LTCKSS Overlay.
Properties within the LTCKSS are allowed to develop at much higher density and intensity than
the Sending lands within the RFMUD.
Staff evaluated applying the more stringent (80 and 90 percent) native vegetation retention
requirements of RFMUD Sending and Natural Resource Protection Area (NRPA) Sending
Lands, as suggested by some of the CCPC members, but determined that such high native
vegetation retention standards would preclude allowable uses in the Overlay (properties within
the LTCKSS Overlay are currently allowed to develop at much higher density and intensity than
RFMUD Sending and Natural Resource Protection Area NRPA Sending Lands). Taking this into
consideration, staff proposed using a Enid -point range such as that for RFMUD Neutral Lands (A
minimum of 60 percent of the native vegetation present, not to exceed 45 percent of the site).
The Environmental Advisory Council (EAC) supported the recommendation by staff, with the
understanding that given the ecological value of these lands, the amount of preservation required
would be further evaluated and may increase pending the results of this evaluation.
In light of the EAC and the CCPC's recommendations to the BCC, staff, in coordination with
staff from the Conservancy of Southwest Florida, gathered additional data and analysis and has
further evaluated the appropriate native vegetation retention requirements thresholds and
standards that would apply to properties within the LTCKSS Overlay. Staff concludes that a
native vegetation retention of 60 percent (not to exceed 45 percent of the site) in combination
with the applicable wetland standards as outlined in the GMP and the LDC, are the appropriate
standards for properties within the LTCKSS.
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Changes to the CCME are necessary in order to ensure that the native vegetation standards be
applied in combination with the applicable wetland requirements. However, these changes are
not being proposed at this time since the CCPC recommended the changes be evaluated at a
subsequent GMP amendment cycle.
FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS (DCA) OBJECTIONS,
RECOMMENDATIONS AND COMMENTS (ORC) REPORT:
The Objections Recommendations and Comment (ORC) Report is included as part of this amendment
packet, as well as a response letter prepared by the petitioner's consultant (RWA) with the assistance and
input of County staff.
If an Objection set forth in the ORC Report is not adequately addressed when adopted, then the DCA may
find the amendment to be "Not in Compliance" with Florida Statutes, and issue a Notice of Intent (NOI)
to indicate such noncompliance. The County may respond to the ORC Report in one of four ways at
Adoption:
1. not modify the amendment, but provide additional explanation of what the amendment is
about, its purpose, what it will achieve [appropriate if we believe DCA simply does not
understand/has misunderstood the amendment] and/or provide additional data and analysis to
support the amendment; or
2. modify the amendment, so as to address the ORC issue; or,
3. modify the amendment, and provide additional explanation and/or provide additional data and
analysis; or,
4. not adopt the amendment.
Most notably within the ORC Report are objections due to DCA's contention that the proposed IAMP
does not establish meaningful and predictable guidelines and standards defining the intensity of non-
residential use for the different future land use categories. The land use categories within the current
IAMP do not include specific limitations for the development of allowed intensity for the Immokalee
Urban Area. Nevertheless, in order to satisfy DCA's objections in regard to limitation of intensity within
the GMP, County staff compiled and evaluated land use category data in the Immokalee urban area in
order to determine the amount of existing square footage of commercial, industrial, governmental, and
institutional development utilizing Collier County's Property Appraiser data, Collier County's
Geographic Information System (GIS) data, data from updated Commercial and Industrial inventory. The
agent for the petitioner then utilized the compiled data to compare the development potential of the
proposed LAMP with the County's population projection to prepare the resulting development intensity in
five year increments, out to 2025.
Based on an analysis of existing conditions and growth projections through the 2025 planning horizon,
the revised IAMP proposes a maximum square footage of 8.45 million square feet for non - residential
development for the entire Immokalee Urban Area, an increase of 3 million square feet above the existing
5 million square feet of non - residential development. Accordingly, the LAMP has been revised to include
maximum square footage for non - residential development through the added Policy 6.1.10; make
revisions to the land use description section; and add the data and analysis.
Revisions to the IAMP because of the ORC Report include:
• The establishment of a maximum of 70 percent of non - residential development within the
Commercial -Mixed Use subdistrict;
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• Inclusion of the specific uses allowed within the Immokalee Regional Airport subdistrict;
clarification that the proposed Central Business District is meant to be a zoning district as
opposed to a land use designation;
• A revised transportation analysis to address short term and long term transportation concerns and
needs;
• Revisions to specify that best management practices are to conform to those established by the
Florida Department of Environmental Protection (FDEP) and the U.S. Environmental Protection
Agency (EPA) in order to address Total Maximum Daily Loads (TMDL) and nutrient loading;
and
• Additional data and analysis to address concerns in regard to projected demand for and
availability of potable water and sanitary sewer facilities and water supply.
• Revised language that requires on -site or off -site preservation to exceed the minimum applicable
amounts set forth in the CCME Policy 6. 1.1 by at least ten percent, in order to qualify for
incentives. In addition, greater levels of incentives may be provided for greater amounts of
preservation through criteria that is to be specified in the Land Development Code (LDC).
FISCAL IMPACT:
Approval of this Growth Management Plan (GMP) amendment petition would have a fiscal
impact on Collier County. The commitments included in the proposed plan, which translates into
operational impacts, fiscal impacts, as well as a set timeframe to fulfill such programmatic and
fiscal commitments, will require funding and allocation of staff that may not be readily available.
Staff is of the opinion that the proposed Plan may not have an immediate impact on the demand
for public facilities, but will impact future demand for public facilities. In addition, the proposed
Plan may shift prioritization of some County -wide efforts to the Immokalee Urban Area.
Nevertheless, Goal 1 would allow the County, on an annual basis, to prioritize capital projects,
programs, studies, and any other commitments within the proposed plan that are necessary to
further the proposed Goals, Objectives and Policies in the IAMP. Objective 1.1 requires the CRA
to develop a list of priorities of commitments, as well as identifying potential alternative funding
sources to fulfill such commitments. In addition, Policy 1.1.1 allows for the extension by the
BCC of the timeframes allocated to fulfill the commitments within the proposed IAMP, subject
to consideration of available funding and /or operational constraints.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION:
The EAC heard this petition at their January 5, 2011 meeting and unanimously recommended (5-
0) to forward the subject amendment, CP- 2008 -5, Immokalee Area Master Plan, to the BCC with
a recommendation to adopt and transmit to the Florida Department of Community Affairs (DCA)
subject to the following conditions:
1. Policy 5.1.2: Lake Trafford Development — inclusion of language at the end of the policy
"The Lake Trafford Drainage Basin shall be the geographic area intended for
implementation of these BMP" (or similar language). [Staff note: This condition has
been addressed in the revised document.]
2. To affirm the BCC decision for inclusion of language that would allow density and
intensity blending for properties contiguous to Lake Trafford or Camp Keais Strand and
which straddle the Immokalee Urban Area and the Rural Lands Stewardship Area
Overlay (RLSA). Staff notes that the EAC recommendation to include language that
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would allow density and intensity blending for properties contiguous to Lake Trafford or
Camp Keais Strand and which straddle the Immokalee Urban area and the RLSA, was
based on the assumption that the agent for the property owner that would be affected by
this language, would provide the requisite data and analysis. Only minimal data and
analysis was received from that property owner's agent and was provided to the EAC; it
was considered inadequate by the EAC (and staff). [Staff note: This condition was not
supported by the CCPC. However, as discussed herein, staff recommends inclusion of
this condition based on additional data and analysis provided to staff and the CCPC
after the EAC hearing.]
3. To support Staff recommendation on the amount of native preservation required for
properties within the Lake Trafford/Camp Keais Strand System (as discussed herein),
with the understanding that given the ecological and/or environmental value of the lands
affected, the amount of native preservation required will be further evaluated and may be
increased pending the results of said evaluation. [Staff note: This condition was not
supported by the CCPC and is not part of the final recommendation to the BCC.]
In addition, the EAC recommended minor text changes to Data and Analysis section of the
IAMP document (see CCPC staff report for the specific changes.) [Staff note: This condition
has been addressed in the revised document.]
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION:
The Collier County Planning Commission (CCPC) heard this petition on February 17, 2011, and
unanimously recommended (9 -0) to forward Petition CP- 2008 -5 to the Board of Collier County
Commissioners (BCC) with a recommendation to adopt and transmit to DCA, subject to
following:
That the proposed native preservation standards for lands located within the Lake
Trafford /Camp Keais Strand System be removed from the IAMP and be included as part
of the 2011 GMP amendment cycle to determine the appropriate native vegetation
standards as determined by additional data and analysis.
2. That the proposed Density and Intensity Blending provisions of the Density Rating
System be removed from IAMP.
LEGAL CONSIDERATIONS:
During the initial review of the IAMP amendments, the CCPC raised the issue of amending
provisions relating to the native vegetation retention requirements for the Lake Trafford Camp
Keais Strand System in the Conservation and Coastal Management Element ( "CCME ") of the
Growth Management Plan. At a subsequent public hearing, the CCPC recommended that the
CCME provisions be addressed in the next Growth Management amendment cycle rather than
with the IAMP amendments to allow full public input. The amendments to the Immokalee Area
Master Plan are ready for Board consideration and approval. The adoption hearing for GMP
amendments requires a four -fifths vote of the Board for approval. —HFAC
Page 5 of 6
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9/11/2012 Item 9.A.
STAFF RECOMMENDATION:
Staff recommends that the BCC adopts and transmits petition CP- 2008 -5 to the Department of
Community Affairs, subject to the following:
1. To allow the density and intensity blending provisions for properties contiguous to Lake
Trafford or Camp Keais Strand Overlay, and which straddle the Immokalee Urban Area
and the Rural Lands Stewardship Area Overlay (RLSA); and
2. To provide direction to the County Manager or designee to initiate a GMP amendment to
include native vegetation standards that would apply to properties within the LTCKSS
Overlay, as recommended by the CCPC.
As noted above, the BCC has also the option to adopt and transmit petition CP- 2008 -5 to DCA,
as recommended by the CCPC.
PREPARED BY:
Carolina Valera, Principal Planner
Comprehensive Planning Section, Growth Management Division
Attachments:
1. Ordinance
2. Exhibit A Text
3. CCPC Staff Report
4. Density Blending supporting Data & Analysis
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9/11/2012 Item 9.A.
ORDINANCE NO. 12-
AN ORDINANCE AMENDING ORDINANCE NO. 89 -05, AS
AMENDED, THE COLLIER COUNTY GROWTH
MANAGEMENT PLAN FOR THE UNINCORPORATED
AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING
FOR: AMENDMENTS TO THE IMMOKALEE AREA
MASTER PLAN AND INCLUDING THE IMMOKALEE
AREA MASTER PLAN FUTURE LAND USE MAP, THE
CONSERVATION AND COASTAL MANAGEMENT
ELEMENT, AND THE FUTURE LAND USE ELEMENT AND
FUTURE LAND USE MAP AND MAP SERIES; PROVIDING
FOR SEVERABILITY; AND PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, Collier County, pursuant to Section 163.3161, et. sea., Florida Statutes, the
Community Planning Act, formerly the Florida 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 Community Planning Act provides authority for local governments to
amend their respective comprehensive plans and outlines certain procedures to amend adopted
comprehensive plans; and
WHEREAS, Collier County has prepared plan amendments to the Immokalee Area
Master Plan and Immokalee Area Master Plan Future Land Use Map; and
WHEREAS, Collier County transmitted the Growth Management Plan amendments to
the Department of Community Affairs for preliminary review on June 29, 2010 after public
hearings before the Collier County Planning Commission and the Board of County
Commissioners; and
WHEREAS, the Department of Economic Opportunity, formerly the Department of
Community Affairs, reviewed the amendments to the Immokalee Area Master Plan Element and
Immokalee Area Master Plan Future Land Use Map to the Growth Management Plan and
transmitted its findings in writing to Collier County within the time provided by law; and
WHEREAS, further amendments resulted in necessary changes to the Future Land Use
Element and Future Land Use Map and Map Series, and the Conservation and Coastal
Management Element; and
Words underlined are added; words struck- through are deleted; Pagel of 3
row of asterisks ( * * *) denotes break in text
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9/11/2012 Item 9.A.
WHEREAS, Collier County had 60 days from receipt of the Objections,
Recommendations and Comments Report from the Department of Economic Opportunity,
formerly the Department of Community Affairs, to adopt, adopt with changes or not adopt the
proposed amendments to the Growth Management Plan, but the Department of Economic
Opportunity gave the County an extension until September 27, 2012; and
WHEREAS, the Board of County Commissioners of Collier County did take action in the
manner prescribed by law and held public hearings concerning the transmittal hearing for
adoption of the Immokalee Area Master Plan and Immokalee Area Master Plan Future Land Use
Map to the Growth Management Plan on June 23, 2010; and
WHEREAS, Collier County has gathered and considered additional information, data and
analysis supporting adoption of these amendments, including the following: the Collier County
Staff Report, the documents entitled Collier County Growth Management Plan Amendments,
and other documents, testimony and information presented and made a part of the record at the
public hearings of the Collier County Planning Commission held on February 17, 2011, and the
Collier County Board of County Commissioners held on April 12, 2011, May 24, 2011,
December 13, 2011 and June 18, 2012; and
WHEREAS, all applicable substantive and procedural requirements of law have been
met.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE: ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT
PLAN
The Board of County Commissioners hereby adopts these amendments to the Immokalee
Area Master Plan and Immokalee Area Master Plan Future Land Use Map, the Conservation and
Coastal Management Element and the Future Land Use Element and Future Land Use Map and
Map Series, in accordance with Section 163.3184, Florida Statutes. The text and maps of the
amendments are attached hereto as Exhibit "A" and are incorporated herein by reference.
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.
SECTION THREE: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 31 days after the state land planning agency notifies the local government that the plan
amendment package is complete. If timely challenged, this amendment shall become effective
on the date the state land planning agency or the Administration Commission enters a final order
determining this adopted amendment to be in compliance. No development orders, development
Words underlined are added; words struck- through are deleted; Page 2 of 3
row of asterisks ( * * *) denotes break in text
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9/11/2012 Item 9.A.
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 state land planning
agency.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this day of , 2012.
ATTEST:
DWIGHT E. BROCK, CLERK
, Deputy Clerk
Approved as to form
and legal sufficiency:
o�t�z
Heidi Ashton -Cicko
Managing Assistant County Attorney
CP \1 1-CMP- 00790\34
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
FRED W. COYLE, Chairman
Words underlined are added; words struck - through are deleted;
row of asterisks ( * * *) denotes break in text
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9/11/2012 Item 9.A.
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TABLE OF CONTENTS
I.
INTRODUCTION ................................................................... ..............................1
II.
NEW DIRECTIONS ............................................................... ..............................2
III.
IMMOKALEE AREA MASTER PLAN PRIORITIES ................. ..............................4
GOAL 1:
TO ANNUALLY IDENTIFY THE PRIORITIES OF THE IMMOKALEE
COMMUNITY AND THE IMMOKALEE PORTION OF THE COLLIER
COUNTY COMMUNITY REDEVELOPMENT AGENCY RELATED TO
CAPITAL IMPROVEMENTS AND OTHER ACTIVITIES THAT WILL
FURTHER THE GOALS OBJECTIVES AND POLICES OF THE TAMP, IN
RECOGNITION OF LIMITED FUNDING AND STAFF RESOURCES . ............... 6
GOAL 2:
ENHANCE AND DIVERSIFY THE LOCAL ECONOMY OF THE IMMOKALEE
COMMUNITY....................................................................... ............................... 7
GOAL 3:
TO PROVIDE A DIVERSITY OF SAFE AND SANITARY HOUSING FOR ALL
RESIDENTS OF THE IMMOKALEE URBAN AREA .............. .............................11
GOAL 4:
TO PROVIDE ADEQUATE AND EFFICIENT PUBLIC INFRASTRUCTURE
AND FACILITIES FOR THE IMMOKALEE URBAN AREA ..... .............................13
GOAL 5:
TO PROTECT IMPORTANT NATURAL RESOURCES THROUGH THE
IMPLEMENTATION OF IMMOKALEE- SPECIFIC DEVELOPMENT
STANDARDS AND POLICIES .............................................. .............................17
GOAL 6:
TO ALLOW AND ENCOURAGE A MIXTURE OF LAND USES THAT IS
APPROPRIATE FOR IMMOKALEE ...................................... .............................19
GOAL 7:
TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THAT ARE
APPROPRIATE FOR IMMOKALEE ...................................... .............................23
GOAL 8:
TO COORDINATE AND PROVIDE FOR THE CONTINUAL EXCHANGE OF
INFORMATION WITH OTHER GOVERNMENTAL AGENCIES, UTILITY
PROVIDERS NON - PROFIT ORGANIZATIONS, THE SCHOOL BOARD,
AND THE SEMINOLE TRIBAL COUNCIL THAT MAY BE AFFECTED BY THE
IMMOKALEE AREA MASTER PLAN .................................... .............................25
LAND USE DESIGNATION DESCRIPTION SECTION ............................. .............................26
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I. INTRODUCTION
Immokalee has long been recognized as a distinct community within Collier County.
Immokalee's economy, geography, and demographic make -up are different than the rest of
Collier County. Approximately one -half of the land within the Immokalee Urban Area is presently
zoned and actively used for agriculture The urban area is surrounded by productive crop lands
and environmentally significant habitat. Most Immokalee residents work within the agricultural
industry, and the majority of agricultural laborers originate from Mexico and Central America.
Statistics from the 2000 Census (the most comprehensive data for Immokalee currently
available) comparing Immokalee to the County as a whole, reflect some of the key socio-
economic differences including age distribution race and ethnicity, income, education and
housing.
The Immokalee Area Planning Commission was formed in 1965, and Immokalee was governed
under separate Zoning and Subdivision Regulations until 1982. While it is now included under
the county -wide Land Development Code in 1991 the County again acknowledged the need for
Immokalee- specific land use regulation with the adoption of the first Immokalee Area Master
Plan as an element in the County's overall comprehensive plan.
Collier County first established the Immokalee Area as a Planning Community in its 1983
Comprehensive Plan In 1989 the County adopted revisions to the comprehensive plan, now
called the Growth Management Plan (GMP) which included a requirement to develop an area
master plan for Immokalee In 1991 the County adopted the first Immokalee Area Master Plan
(TAMP) as referenced in Policy 4.2 of the Future Land Use Element:
A detailed Master Plan for the Immokalee Urban designated area has been
developed and was incorporated into this Growth Management Plan in February,
1991 Manor revisions were adopted in 1997 following the 1996 Evaluation and
Appraisal Report The Immokalee Area Master Plan addresses conservation,
future land use population recreation transportation housing, and the local
economy. Maior purposes of the Master Plan are coordination of land uses and
transportation planning redevelopment or renewal of blighted areas and the
promotion of economic development.
The IAMP is in addition to and supplements the goals, objectives, and policies, of the Collier
County Growth Management Plan. Due to the unique geographic, social, and economic
characteristics of the Immokalee Urban Designated Area as compared with urban Naples,
Coastal Collier County, and the State of Florida as a whole, the Board of County
Commissioners deemed it necessary to restudy the Immokalee Urban Designated Area. On
May 27 2003 the Board of County Commissioners adopted Resolution 2003 -192, which
established the Immokalee Area Master Plan Restudy Committee as an ad hoc advisory
committee to the board. The Committee was to serve for a period of one year. On September
28 2004 the Board adopted Ordinance 2004 -62, extending the timeframe for the advisory
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committee and renaming it the Immokalee Master Plan and Visioning Committee ( IMPVC). On
November 13 2007 the Board adopted Ordinance 2007 -69, which extended the timeframe
again providing for dissolution of the committee no later than December 31 2009. The purpose
and duties of the Committee remain the same:
A Assist in the development of any necessary Requests for Proposals (RFPs) for consulting
services.
B Assist County staff with the review of general planning matters related to the Immokalee
Community. These could include housing zoning economic and /or other issues as may
be brought before the Committee.
C Identify and provide the Board of County Commissioners the Committee recommendations
relative to:
1. road improvements:
2. economic incentives:
3 increasing the quality and quantity of affordable housing;
4 land uses and improvements relative to the Immokalee Regional Airport;
5 density increases in mixed -use districts:
6 restructuring of future land use designations and designation boundaries within the
Immokalee community;
7 the facilitation of construction of commercial development in commercial districts:
B. the preparation of revisions to current zoning districts and the development of
associated LDC (Ordinance 04 -41 as amended) standards: and
9 the review of the 5 -year Schedule of Capital Improvements relative to the Immokalee
community.
D Assist in the development of revised goals objectives and policies, and land use
designation descriptions for the Immokalee Area Master Plan.
E Assist in the review and updating of the Immokalee Area Master Plan in order to establish
consistency between the Master Plan and the County Rural Lands Stewardship Area
Overlay provisions.
The IMPVC has been working steadily towards achieving these goals over the last five years.
The adoption of the revised IAMP and revised Immokalee Master Plan Future Land Use Map
represents the first step in completing the objectives of the Committee. The Collier County LDC
(Ordinance 04-41 as amended) will be updated next to implement the Goal, Objectives, and
Policies of the IAMP followed closely by an update to the Capital Improvements Plan, and the
creation of a long -term transportation plan.
II. NEW DIRECTIONS
The residents of Immokalee see new possibilities for their community with the development of
this Master Plan With the development of this new Master Plan Immokalee has chosen to
focus on opportunities rather than challenges Immokalee is committed to redefining its future,
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revitalizing its community, and developing a new mission that focuses on strengthening and
diversifying its economy, embracing cultural diversity, and welcoming visitors to "this place we
call home."
Economic opportunity lies in Immokalee's diverse community. Many residents have roots in
Mexico Central America Haiti and various other Caribbean nations. This multicultural heritage
should be embraced and used to develop a local marketing strategy. This diversity should guide
the redevelopment and design of downtown in order to create a distinct area that will attract new
business and visitors Revitalization of the Main Street commercial corridor will be designed to
embrace this cultural diversity' take advantage of the traffic generated by the lmmokalee
Seminole Casino and the growing Stewardship Receiving Areas including the Town of Ave
Maria; and create new public plazas and gathering spaces. These public plazas and spaces will
be designed within an appropriate streetscape to foster walkability and a mixture of uses,
including entertainment and cultural events and will position Immokalee to attract new residents
and visitors to the downtown area.
The diversity of Immokalee extends to its unique natural surroundings, which can also be a
great benefit to the local economy. Lake Trafford at Immokalee's western boundary, as well as
other adiacent vast natural areas which include historic working ranches, provide an excellent
opportunity to market Immokalee as an ecotourist destination. Immokalee provides a gateway to
the Everglades a world- renowned ecotourist destination. Ecotourists come to an area to
experience the natural rather than the built environment. Lake Trafford and its environs offer
opportunities for boating fishing camping and hiking and the chance to experience natural
Florida and this freshwater frontier.
Agriculture continues to be the major local industry and Immokalee residents recognize
emerging opportunities for new agricultural- related businesses. Increasing fuel costs,
apprehension related to food security, and environmental concerns have increased the demand
for safe sustainable and domestically produced foods and energy sources. Immokalee has an
opportunity to create a new farmers' market or expand the existing state farmers' market to
serve the regional demand for fresh produce.
Additionally, residents see opportunities emerging from the regional economy and the strategic
location of Immokalee in the region. Immokalee will not remain isolated in the future. One state
arterial (SR 29) runs through the downtown, while another ends just three miles north of
downtown (SR 82). A manor county road (CR 846, Immokalee Road), connects Immokalee to I-
75 Planned capacity improvements to SR 82 and SR 29 will open up the area to more travel,
and planned roadway expansions including a SR 29 Loop will further improve the accessibility
to and from Immokalee helping it to become a tourist destination and a distribution center for
goods and services.
Improvements to the roadway system both regionally and within the Immokalee Urban Area,
are oust one part of how the overall transportation will improve in the future. The Immokalee
Regional Airport (IMM) is designated as an official U.S. Port of Entry, with its own full - service
Customs Office supporting both international and domestic trade opportunities, and is a
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growing cargo service airport The Florida Tradeport operates within a Foreign Trade Zone
( #213) State Enterprise Zone Federal Enterprise Community, and Hub Zone. It provides direct
access to over 2,000 acres of industrial -zoned property and two paved 5,000 x 150 foot
runways equipped for Global Position Satellite (GPS) and instrument approaches.
The opportunities available through development of the Tradeport are particulariv significant
given that the Economic Development Council of Collier County (EDC) estimates the County will
need an additional 3,685 acres of new business park lands by 2030. The EDC has been
working to attract research clusters to Collier County to diversify the economy, which is currently
highly dependant on only three industries: agriculture construction, and tourism and services.
The three targeted industry clusters are: health and life science: computer software and
services; and distribution Given its location access to manor roads connectivity with other parts
of the state availability of developable land and the airport Immokalee is a prime location for
the new distribution industry that the EDC has identified as being vital to the growth and
diversification of Collier County's economy.
Another potential for economic growth lies in anticipated development in areas surrounding
Immokalee As new towns in eastern Collier County develop needed government services and
departments could be centrally located in Immokalee to serve the eastern portion of the County.
III. IMMOKALEE AREA MASTER PLAN PRIORITIES
The Immokalee Area Master Plan has been developed to emphasize these identified
opportunities and strengths The first goal requires the development of an Immokalee specific
prioritized list of capital improvements and other activities desired to be funded each year.
Overall each of the eight goals support economic development and diversity, but Goal Two,
specifically makes economic development a priority, and the objectives and policies set forth
specific ways to promote and diversify the local economy and create a positive business
climate.
The third goal and its objective and policies deal with housing. Mobile homes have historically
provided a significant percentage of the housing in Immokalee and have provided affordable
homes Adequate housing for farmworkers must continue to be addressed. Gap housing and
other "market rate" housing which provides housing for middle -class families, has been
historically underrepresented in the Immokalee market. Affordable- workforce housing will
continue to be needed in the community. Note that the terms Gap and Affordable Workforce
Housing are defined in the Collier County LDC (Ordinance 04 -41 as amended). The fourth goal
and set of obiectives address infrastructure and public services. Parks and recreational
opportunities to serve the young families in Immokalee are the first public infrastructure item
discussed Transportation is a major component of any community's public infrastructure needs,
and while county -wide issues are still dealt with in the county Transportation Element, this
portion addresses Immokalee's local roads and needed public safety improvements to protect
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pedestrians and bicyclists Other important public services include stormwater management and
solid waste, which are addressed as well.
The fifth goal and related objective deals with natural resource protection and how to promote
eco- tourism within Immokalee While the Conservation and Coastal Management Element still
applies significant natural resources within the Immokalee Urban Area and ecotourism
opportunities are addressed here.
Land use is an integral component of any master plan and the sixth goal and its obiective and
policies deal with this issue Mixed -use pedestrian- scaled development is important, as is
allowing development in appropriate locations at densities and intensities that will attract new
development.
Urban form and design are addressed in the seventh goal. These objectives and policies are
generally concerned with how to create a theme or brand for Immokalee, provide safe multi -
modal transportation and develop site design and development standards appropriate for
Immokalee rather than continuing to apply standards developed for coastal Collier.
The eighth and last goal objective and related policies are concerned with interlocal and
intergovernmental coordination to address current service issues and to continue collaboration
with appropriate organizations in the future.
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REDEVELOPMENT AGENCY RELATED TO CAPITAL IMPROVEMENTS AND OTHER
ACTIVITIES THAT WILL FURTHER THE GOALS OBJECTIVES AND POLICES OF THE
OBJECTIVE 1.1:
The Immokalee Portion of the Collier County Community Redevelopment Agency (CRA) shall,
on an annual basis develop a prioritized list of Immokalee specific capital protects and other
activities programs studies and so forth that further the Goals Objectives, and Polices of this
Master Plan The CRA shall also indentify any potential funding sources for all or a portion of
the projected cost associated with these projects and activities. This list shall be provided to the
BCC during its annual budgeting process in order to allow the BCC to consider the Community's
priorities in relation to available funding and staffing resources.
Policy 1.1.1 Fiscal and Operation Constraints
A number of Objectives and Policies set forth in the IAMP provide for optimal timeframes within
which the Obiective or Policy is intended to be accomplished. Given limited funding and staff
resources and in consideration of the prioritized list submitted to the BCC annually by the CRA,
the BCC may extend these optimal timeframes pursuant to available funding and/or operational
constraints Any Objectives and Policies that have not been accomplished may be reviewed and
reconsidered as part of the County's Evaluation and Appraisal (EAR) process.
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GOAL 2: ENHANCE AND DIVERSIFY THE LOCAL ECONOMY OF THE IMMOKALEE
COMMUNITY
OBJECTIVE 2.1:
To actively pursue attract and retain business enterprise in the Immokalee Area.
Policy 2.1.1: Commercial and Trade Hub
In recognition of Immokalee's strategic location within Collier County and southwest Florida, and
the Foreign Trade Zone Community Redevelopment Area, Enterprise Zone, Federal Enterprise
Community Historically Underdeveloped Building (HUB) Zone and Rural Area of Critical
Economic Concern designations and the economic or funding opportunities resulting from
those designations Collier County, subject to Policy 1.1.1, will:
• Support the CRA and other economic development entities in actively promoting and
positioning Immokalee as a regional commercial and trade hub for businesses seeking
to locate or expand into Southwest Florida;
• Encourage the CRA and other economic development entities in the marketing of
commercial and industrial opportunities in lmmokalee:
• Support the CRA in pursuing grants and funding from government non - governmental
organizations, or private sector partnerships.
Policy 2.1.2: Florida Tradeportllmmokalee Regional Airport
Collier County will encourage the promotion of economic development opportunities at the
Immokalee Regional Airport/Florida Tradeport and the surrounding commercial and industrial
areas.
Policy 2.1.3: Mitigation Banking and/or Targeted Acquisition Lands
Within two (2) years of the effective date of this policy (effective , 20111, and subiect
to Policy 1 1 1 Collier County will explore the feasibility of utilizing privately owned undeveloped
parcels with significant wetland upland or listed species habitat value as a listed species
habitat conservation bank or wetland mitigation bank to compensate for wetland or listed
species impacts associated with development within the Immokalee Urban Area, for mitigation
required by state and federal agencies, or for off -site preservation when allowed. The purpose
of such a mitigation bank and /or identification of lands targeted for acquisition within the
Immokalee Urban Area in addition to the ecological benefits, is to facilitate and expedite
permitting of development and redevelopment on other more appropriate lands within the
Immokalee Urban Area. During this period, the County shall develop a map depicting the
preferred lands to be targeted for mitigation or acquisition by public or private parties. Incentives
and regulatory requirements shall be included in the LDC (Ordinance 04 -41, as amended) to
direct mitigation to or acquisition of these targeted lands and to direct development away from
such lands.
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OBJECTIVE 2.2:
To create a business climate that will enhance and diversify the Immokalee Area economy and
increase employment opportunities to improve the quality of life for Immokalee residents.
Policy 2.2.1: Expedited Review
Within two (2) years of the effective date of this policy (effective 20111, subject to
Policy 1.1.1. Collier County will review and amend or expand as necessary, the fast -track and
expedited review program for projects that provide a positive economic benefit to the Immokalee
economy, specifically including affordable gap and farmworker housing and targeted
industries During this period criteria will be developed to be used as a guide for determining
what will qualify a proiect for this expedited review program.
Policy 2.2.2: Pre - Certified Commercial /Industrial Sites
Collier County will encourage the development of targeted manufacturing, light industrial, and
other similar uses by identifying appropriate locations for those uses and by streamlining the
permitting and approval process for commercial and industrial development within the
Immokalee Urban Area Collier County will review the existing Certified Sites Program,
presently administered by the Economic Development Council of Collier County (EDC), and
propose improvements to the program within two (2) years of the effective date of this policy
[effective 20111 and subject to Policy 1.1.1.
Policy 2.2.3: Home Occupations
Collier County will amend the LDC (Ordinance 04 -41 as amended) subiect to Policy 1.1.1, to
create more flexibility for home -based businesses in the Immokalee Urban Area, thereby
allowing additional opportunities for home -based occupations.
Policy 2.2.4: Financial Incentives
Collier County will develop a comprehensive financial incentive strategy to promote economic
development in the Immokalee area and identify funding sources to maintain adequate funding
of such incentive programs.
Policy 2.2.5: Agriculture- Related Business Uses
In recognition of the economic importance of agriculture the County will amend the LDC
(Ordinance 04-41 as amended) to allow agriculture- related business uses, such as fruit and
vegetable stands farmers markets and agritourism related uses, within certain, to be
determined non - agricultural zoning districts within two (2) years of the of the effective date of
this Policy [effective 20111, subject to Policy 1.1.1.
OBJECTIVE 2.3:
To promote and expand tourism recreation entertainment and cultural opportunities in
Immokalee in order to diversify the Immokalee economy, and improve quality of life.
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Policy 2.3.1: Recreational, Entertainment and Cultural Opportunities
Collier County, subject to Policy 1 1 1 will encourage the expansion of entertainment, cultural
and recreational opportunities such as restaurants movie theaters museums, and public
spaces within two (2) years of the effective date of this Policy [effective , 20111. It is
anticipated that the County will work with the CRA Chamber of Commerce, the Naples Marco
Island Everglades Convention and Visitors Bureau and other public and private organizations to
promote these opportunities.
Policy 2.3.2: Eco- tourism
Collier County, subiect to Policy 1 1 1 will encourage the development of ecotourism in the
Immokalee Area with a particular focus on Lake Trafford and surrounding RT designated lands.
It is anticipated that the County will work with the CRA Chamber of Commerce, the Naples
Marco Island Everglades Convention and Visitors Bureau and other public and private
organizations to promote these opportunities.
Policy 2.3.3: Seminole Casino Immokalee
Collier County will continue efforts to work with the Seminole Tribe to: a) integrate future plans
for the Casino and Reservation within an Immokalee -wide tourism development and marketing
campaign; and b) address impacts of the expansion of the Casino the Resort Hotel and other
resort structures and uses on the community and surrounding area.
Policy 2.3.4: Entertainment D stfist -Area
In recognition of the fact that the casino is a significant attraction Collier County, subiect to
Policy 1 1 1 will encourage the development of an entertainment area near the casino that is
complementary and connected to Immokalee's existing downtown core.
OBJECTIVE 2.4:
To enhance and expand educational and cultural facilities and opportunities in Immokalee.
Policy 2.4.1: Research and Development
Collier County subject to Policy 1 1 1 will seek to attract educational research facilities, similar
to the Southwest Florida Research and Education Center, to Immokalee. It is anticipated that
the County will work with the CRA public and private colleges and universities and other public
and private organizations to promote these opportunities.
Policy 2.4.2: Cultural Programs and Facilities
Collier County will identify cultural programs and facilities to address the needs of Immokalee
residents and visitors subject to Policy 1.1.1.
OBJECTIVE 2.5:
To promote and support development and redevelopment initiatives in the Immokalee Area.
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Policy 2.5.1: Technical Assistance
Within two (2) years of the of the effective date of this Policy (effective 20111.
subject to Policy 1 1 1 Collier County will review existing programs meant to provide technical
assistance for the establishment and permitting of new or expanding businesses and make
recommendations to better implement these programs. This technical assistance will be made
available through the CRA It is anticipated that Collier County will work with the CRA, and
public and private organizations to complete this review and make recommendations.
Policy 2.5.2: Infill and Downtown Redevelopment
Collier County will promote infill development and redevelopment within the Commercial -Mixed
Use Subdistrict through amendments to the Land Development Code (LDC) (Ordinance 04-41,
as amended) that facilitate mixed -use projects and provide for flexible performance -based
incentives.
Policy 2.5.3: Alternative Funding
Collier County may seek to partner with Front Porch Florida and other similar entities to promote
or expedite the development and redevelopment of residential structures and properties within
Immokalee by pursuing alternative funding sources on an ongoing basis.
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GOAL 3: TO PROVIDE A DIVERSITY OF SAFE AND SANITARY HOUSING FOR ALL
RESIDENTS OF THE IMM_OKALEE URBAN AREA.
OBJECTIVE 3.1:
Collier County shall coordinate with federal state local and private agencies to address
farmworker housing and migrant labor camp needs for Immokalee.
Policy 3.1.1: Farmworker Housing Land Development Regulations
Collier County, subject to Policy 1 1 1 will review and revise as necessary, the LDC provisions
regulating Farmworker Housing within the Immokalee Urban Area to eliminate regulations that
are duplicative to Federal and State provisions specifically in regards to farmworker housing
and migrant labor camps for seasonal workers with temporary, non - immigrant visas.
Policy 3.1.2: Agricultural and Housing Partnerships
Collier County will encourage local agricultural growers to work in partnership with housing
organizations to provide affordable and suitable housing for migrant and seasonal farmworkers.
OBJECTIVE 3.2:
Collier County shall promote the conservation and rehabilitation of housing in Immokalee
neighborhoods.
Policy 3.2.1: Targeted Redevelopment Areas
Collier County will promote the development and redevelopment of housing within targeted
redevelopment areas Targeted redevelopment areas include neighborhoods with occurrences
of substandard structures vacant parcels or groups of vacant parcels and areas where issues
of compatibility between land uses exits Collier County, subject to Policy 1.1.1, will review the
2004 Immokalee Housing Condition Inventory to determine if the findings of the Inventory are
still valid and if necessary, update the Inventory to accurately identify targeted redevelopment
areas.
Policy 3.2.2: Funding Opportunities
Collier County, subject to Policy 1.1.1, in coordination with federal state, and other local
agencies and private organizations will seek funding for the housing needs identified in the
immokalee Housing Condition Inventory.
Policy 3.2.3: Substandard Housing
Collier County, subiect to Policy 1.1.1, will periodically update its program for the repair,
removal or replacement of substandard housing units based on the most recent Immokalee
Housing Condition Inventory.
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Policy 3.2.4: Displaced Occupants
Collier County will coordinate with local non - profit social service organizations to provide
relocation assistance for occupants who are displaced from substandard dwelling units, subject
to Policy 1.1.1.
Policy 3.2.5: Housing Code Enforcement
Collier County shall make reasonable effort to require that substandard housing be brought into
compliance or eliminated Enforcement efforts will focus on properties that are abandoned,
owned by an absentee landlord or whose operation is not in compliance with the Collier County
Land Development Code.
OBJECTIVE 3.3:
The County will continue to explore and provide innovative programs and regulatory reforms to
reduce development costs and promote safe and sanitary affordable- workforce housing for
Immokalee residents.
Policy 3.3.1: Housing Grant Opportunities
Collier County, in coordination with the CRA will pursue government grants and loans for
affordable- workforce housing.
Policy 3.3.2: Affordable - Workforce and Gap Housina Incentives
Collier County, subiect to Policy 1 1 1 will review its affordable- workforce housing (including
gap) incentives to determine the effectiveness of existing provisions and whether additional
incentives are necessary or desired.
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GOAL 4: TO PROVIDE ADEQUATE AND EFFICIENT PUBLIC INFRASTRUCTURE AND
FACILITIES FOR THE IMMOKALEE URBAN AREA.
OBJECTIVE 4.1:
To provide a comprehensive system of parks and recreational facilities that supports diverse
active and passive recreational activities within the Immokalee area.
Policy 4.1.1: Priority Park Sites
Collier County will prioritize the development of future parks within or adjacent to, the most
densely populated urban areas to ensure convenient access by the maiority of residents, and in
coordination with the CRA will identify locations for public plazas greens or urban parks.
Policy 4.1.2: Community Input
Collier County will solicit community input to ensure provision of appropriate facilities to address
the demographics of the Immokalee Area.
Policy 4.1.3: Expansion of Parks and Trails
Collier County will expand the network of parks and connect recreational areas throughout the
community where appropriate and feasible subject to Policy 1.1.1 and as identified in the Parks
Master Plan to be developed after adoption of this Master Plan.
Policy 4.1.4: Encourage Active Lifestyles
Collier County will encourage outdoor activity and active lifestyles by creating new recreational
facilities such as ball fields soccer fields basketball courts tot lots and iunale gyms, as
appropriate to Immokalee's demographics and as feasible, subject to Policy 1.1.1.
Policy 4.1.5: Use of Vacant Residential Parcels
Subiect to Policy 1.1-1, Collier will consider acquiring vacant residential parcels in order to
develop new neighborhood parks These parcels may be small in size and should be evenly
distributed throughout the community.
Policy 4.1.6: Park Amenities
Collier County will evaluate park amenities and identify deficiencies such as drinking fountains,
shelters lighting sanitary facilities and emergency phones for the convenience and security of
park users The list of needed improvements will be updated in the most recent Community and
Regional Park Master Plan.
OBJECTIVE 4.2:
To provide a network of roads sidewalks and bike paths to support growth to provide for the
safe and convenient movement of pedestrians motorized and non - motorized vehicles.
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Policy 4.2.1: Bicycle and Pedestrian Pathways Plan
Related to pathways specifically in the Immokalee Urban Area the Collier County 5 -Year
Pathways Plan will give priority to linking existing and future residential neighborhoods with
commercial and employment areas as well as schools libraries community parks, recreation
sites and other public service areas Input will be sought from landowners and residents to
identify priority. The Collier County 5-Year Pathways Plan will depict existing and planned
future pathways for the Immokalee community, subject to Policy 1.1.1.
Policy 4.2.2: Lona Range Transportation Improvements
Collier County will explore the possibility of accelerating the implementation of the Collier
County Metropolitan Planning Organization's Lona Ranae Transportation Plan, sub eci t to
available funding as a precursor to initiating new investment in the Immokalee area. In
particular, the County will support and encourage:
• the Florida Department of Transportation in the widening of SR 82 between 1 -75 and SR
29 as a first step in improving transportation access to Immokalee;
• the building of the SR 29 Bypass Route to create direct access to SR 82 and SR 29 from
the Immokalee Reaional Airport and Florida Tradeport;
• the Florida Department of Transportation to improve road conditions along State -owned
roads:
• the creation of new or expansion of existing transportation corridors that improve
access between Immokalee the City of Naples and coastal Collier County: and
• the creation of new collector roads including the Little League Road extension near
Lake Trafford to handle increased future population growth and traffic in that area.
Policy 4.2.3: Access from Immokalee Airport to Future SR 29 Bypass
Collier County will coordinate with the Florida Department of Transportation (FDOT), and with
landowners and other stakeholders to identify one or more preferred routes to connect the
Airport and the future SR 29 Bypass subject to Policy 1.1.1.
Policy 4.2.4: Safety Improvements
Collier County will develop a plan identifying locations for new traffic signals, signage,
crosswalks bikepaths and street lighting for the purpose of improving pedestrian and bicycle
circulation and safety within prioritized areas within the Municipal Service Taxing Unit (MSTU)
as part of the Walkability Study funded by the Collier Metropolitan Planning Organization
subiect to Policy 1.1.1.
Policy 4.2.5: Public Transit Routes
Collier County will consider expansion of public transit routes to comprehensively cover the
downtown area connect significant employment centers and public facilities, interconnect
to adjacent communities where deemed appropriate and subject to Policy 1.1.1.
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Policy 4.2.6: Enhanced Transit Services
Collier County will encourage the provision of a wide array of transit services, such as bike -and-
ride and medical transport subiect to Policy 1.1.1.
Policy 4.2.7: Transportation Concurrence Alternatives (for SR 221
Within two (2) years of the effective date of this Policy (effective 20111, Collier
County shall identify alternatives methods to allow non - residential development in the
Immokalee Urban Area to proceed with limited exceptions and /or a mitigated waiver from
existing concurrence requirements due to the economic and iob creation benefits such
development would provide Funding for the alternatives to concurrence feasibility analysis will
be provided by the Immokalee CRA The following shall be considered as a part of the analysis:
a Establishing a Transportation Concurrence Exception Area (TCEA) or Transportation
Concurrence Management Area (TCMA) or other alternative that would allow limited
exceptions and /or mitigated waivers from concurrence for economic development,
diversity, and iob creation in the Immokalee Urban Area: and
b Potential limitations on such exceptions and /or waivers from concurrence including:
1 Limiting applicability to certain locations in the Urban Area such as the Airport/
Tradeport other lands around the airport and the Central Business District
corridor (Urban Infill designated lands);
2 Requiring a case -by case approval of any such exception or waiver based upon
certain targeted and measurable objectives including Transit Oriented Design,
job creation and other commitments by the developer that would be deemed to
be beneficial to the community; and
3 Limiting the duration or requiring mandatory periodic reviews of the continued
feasibility of any such exception or waiver process.
OBJECTIVE 4.3:
To improve stormwater management and surface drainage in Immokalee.
Policv 4.3.1: Immokalee Stormwater Master Plan
_Within two (2) years of the effective date of this Policy reflective , 20111, subject to
Policy 1.1.1, Collier County will implement to the degree necessary on a phased schedule, the
Immokalee Stormwater Master Plan and its recommendations for the particular locations (Lake
Trafford Fish Creek Madison Creek Ditch and Sanitation Road Slough Cross -Drain Additions)
where significant drainage issues are known.
OBJECTIVE 4.4:
To provide an efficient and economical solid waste management system that ensures public
health and safety, and protects the environmental resources of the area.
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Policy 4.41: "Clean Immokalee" Plan
Collier County will develop a "Clean Immokalee" Plan to improve the physical appearance of the
streets and lots through education enforcement and clean -up activities by 2011. This program
will solicit input and participation from community organizations and neighborhood associations.
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GOAL 5: TO PROTECT IMPORTANT NATURAL RESOURCES THROUGH THE
IMPLEMENTATION OF IMMOKALEE- SPECIFIC DEVELOPMENT STANDARDS AND
POLICIES.
OBJECTIVE 5.1:
To address the protection of natural resources in Immokalee including Lake Trafford and
connected wetland systems and listed species habitat including upland habitat used by listed
species through incentives and innovative techniques not otherwise addressed in the
Conservation and Coastal Management Element.
Policy 5.1.1: Incentives and Innovative Land Development Regulations
Collier County will promote the preservation of native vegetation in the Immokalee Urban Area
exceeding the minimum required amounts set forth in CCME Policy 6.1.1 and pursuant to IAMP
Policy 2.1.3. This may be accomplished by utilizing incentives and innovative land development
regulations including but not limited to: cluster development transferable development rights,
density bonuses and flexible development standards to incentivize infill development and
redevelopment within targeted MR HR C -MU and I -MU designated lands. In order to qualify
for any such incentives on -site or off -site preservation if allowed in specifically targeted areas
within the Immokalee Urban designated area shall exceed the minimum applicable amounts set
forth in Policy 6.1.1. by at least 10 percent Incentives may be provided based upon a sliding
scale providing greater levels of incentive for greater amounts of preservation above the
applicable minimum amounts set forth in Policy 6.1.1.
Within two (2) years of the effective date of this Policy (effective 20111, subiect to
Policy 1.1.1. the County will explore the feasibility of adopting a TDR program in the Immokalee
Urban Area to further this Objective and Policy 2.1.3.
Within two years of the effective date of this Policy (effective 20111 the LDC
(Ordinance 04-4 1 as amended) subject to Policy 1 A 1 shall be amended to provide for other
incentives and innovative land development regulations including but not limited to cluster
development and flexible development standards that do not require an amendment to the
TAMP.
Policy 5.1.2: Lake Trafford Development
Recognizing the importance of Lake Trafford and the surrounding wetlands and natural habitat
to the ecosystem economy and ecotourism activities in Immokalee proposed development
adjacent to Lake Trafford will conform to best management practices (BMPs) regarding water
quality in order to avoid or minimize adverse impacts to the lake and its surrounding wetlands or
natural habitat These BMPs will primarily include measures or design standards by the
Department of Environmental Protection (DEP) and the Environmental Protection Agency (EPA)
that address increased or enhanced on -site treatment of storm water runoff, and measures to
address Total Maximum Daily Loads (TMDL) and nutrient loading Within two (2) years of the
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effective date of this Policy [effective 1 20111 subject to Policy 1.1.1. the Count
in coniunction with any applicable state or federal agencies will amend the LDC (Ordinance 04-
41 as amended) to establish specific best management practices and will identify the specific
locations where such best management practices shall be required. The Lake Trafford
Drainage Basin shall be the aeoaraphic area intended for implementation of these BMPs.
Policy 5.1.3: Lake Trafford Remediation
Collier County will subiect to Policy 1.1-1, continue to cooperate with agencies on remediation.
restoration and long term management efforts at Lake Trafford (e.g-., organic sediment and
invasive plant removal) to improve the health and recreational potential of the Lake.
Policy 5.1.4 Conservation Designation
During the next Evaluation and Appraisal Report (EAR) cycle and at least during each
subsequent EAR cycle Collier County shall identify and map lands within the Immokalee Urban
Area owned by a public entity where such lands were acquired for the purposes of
conservation provided for in the Collier County Future Land Use Conservation Designation. The
County shall then consider whether such lands should be designated Conservation on the
FLUM.
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GOAL 6: TO ALLOW AND ENCOURAGE A MIXTURE OF LAND USES THAT IS
APPROPRIATE FOR IMMOKALEE.
OBJECTIVE 6.1:
The Immokalee Area Master Plan and its Future Land Use Map will apply to all Development
Orders within the Immokalee Urban Area The Future Land Use Map is designed to coordinate
land use with the natural environment: maintain and develop cohesive neighborhood units:
promote a sound economy: and encourage desirable growth and energy efficient development
patterns. Standards and allowed uses for each District and Subdistrict are identified in the Land
Use Designation Description Section.
Policy 6.1.1: Future Land Use Designation
The Immokalee Area Master Plan's URBAN Future Land Use Designation includes the following
Future Land Use Districts Subdistricts Overlays and Features:
A. URBAN — MIXED USE DISTRICT
1. Low Residential Subdistrict
2. Medium Residential Subdistrict
3 High Residential Subdistrict
4. Commercial — Mixed Use Subdistrict
5. Recreational/Tourist Subdistrict
B. URBAN — INDUSTRIAL DISTRICT
1. Industrial Subdistrict
2. Industrial — Mixed Use Subdistrict
3 Industrial Immokalee Regional Airport Subdistrict
C. OVERLAYS AND FEATURES
1 Lake Trafford /Camp Keais Strand System Overlay
2. Seminole Reservation
3 Urban Infill and Redevelopment Area
Policy 6.1.2: Compatibility between Land Uses
Compatibility between lower and higher intensity uses will be achieved through land
development regulations specifically applicable to the Immokalee Urban Area.
Policy 6.1.3: Right to Farm
Lawfully existing agricultural activities may continue within the Urban Designated Area as
provided by the State of Florida Right to Farm Act, 823.14, F.S.
Policy 6.1.4: Farmworker Housing
Collier County recognizes the need for farm labor to support the County's agricultural industry.
Collier County will encourage the provision of housing for seasonal temporary or migrant
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farmworkers provided that such housing is consistent with Migrant Labor Housing provisions of
Section 64E-14, Florida Administrative Code and does not conflict with the existing zoning
districts or the Immokalee Area Future Land Use Map.
Policy 6.1.6: Compact Mixed -Use Development
Collier County will encourage compact mixed -use development in appropriate zoning districts
and particularly within the HR and C MU designations as an innovative plannina technique to
create walkable communities reduce vehicle miles traveled and increase enerav efficiency.
Policy 6.1.6: New Mobile Homes within the Immokalee Urban Area
New mobile homes shall be allowed in the Immokalee Urban Area as a temporary residence as
identified in LDC Section 5 04 02 C: or within an existing mobile home park_ or subdivision as
identified in Policy 6.1.7: or as part of a new mobile home park or subdivision approved in the
Low Residential (LR) or Medium Residential (MR) Subdistricts Within two (2) vears of the
effective date of this Policy, [effective 20111 the County will amend LDC to
prohibit the placement of new mobile homes within the Immokalee Area except as provided for
in this Policy and in Policy 6.1.7. Until such LDC amendment is adopted, new mobile homes
shall be permitted as provide herein or in Policy 6.1.7, or if the use is allowed with the applicable
underlying zoning district as is the case in the Agricultural district with a Mobile Home Overlay
(A -MHO) and the Village Residential (VR) district.
Policy 6.1.7: Existing Mobile Homes within the Immokalee Urban Area
a. Existing mobile homes located on individual lots or parcels and not located within an
approved mobile home park or subdivision may continue in any Future Land Use
Subdistrict; however, said mobile homes may only be enlarged altered, improved or
replaced in accordance with the nonconforming provisions provided in LDC Section
9.03.00.
b. Existina mobile home parks that have an approved Site Development Plan (SD
PI or Site
lmprovement Plan (SIP) as of the effective date of this Policy are allowed in all
subdistricts that allow residential development.
c. Additionally, within two (2) years of the effective date of this Policy, [effective
20111 the County will amend LDC Section 2 03 07 G.6 Nonconforming Mobile
Home Park Overlay Subdistrict to include mobile home subdivisions as well as mobile
home parks and to extend the compliance deadline for an additional two (2) year period
from the date of that LDC amendment for mobile home parks and subdivisions that do
not have an approved SDP or SIP and which are located within subdistricts that allow
residential development.
Policy 6.1.8: Public Educational Plants
Public educational plants and ancillary plants shall be allowed as provided for in Policy 5.14 of
the Future Land Use Element.
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Policy 6.1.9: Rezonings
A. All rezonings must be consistent with the Growth Management Plan. For properties that
have zoning in place prior to a change in Land Use Designation where the prior zoning
allows for a higher density or intensity than the new Land Use Designation, the property
may be rezoned as follows:
1 For such commercially zoned properties zoning changes will be allowed provided the
new zoning district is the same or a lower intensity commercial zoning district as the
existing zoning district and provided the overall intensity of commercial land use allowed
by the existing zoning district is not exceeded in the new zoning district. A zoning
change of such commercial -zoned properties to a residential zoning district is allowed as
provided for in the Density Rating System of this Master Plan.
2 For such industrially zoned properties zoning changes will be allowed provided the new
zoning district is the same or a lower intensity industrial or commercial zoning district as
the existing zoning district and provided the overall intensity of industrial land_ use
allowed by the existing zoning district is not exceeded in the new zoning district.
3 For such residentially zoned properties zoning changes will be allowed provided the
authorized number of dwelling units in the new zoning district does not exceed that
authorized by the existing zoning district and provided the overall intensity of
development allowed by the new zoning district does not exceed that allowed by the
existing zoning district.
4 Properties subiect to the above limitations may be combined and developed with other
property, whether or not such other property has had a change in Land Use Designation.
For residential and mixed use developments only, the accumulated density between
these properties may be distributed throughout the proiect as provided for in the Density
Rating System or the underlying subdistrict as applicable.
5 Overall intensity of development shall be determined based upon a comparison of public
facility impacts as allowed by the existing zoning district and the proposed zoning
district.
6 This Section does not apply to changes to the Land Use Designation initiated by the
property owner.
B Any property owner who believes that they have been adversely affected by this IAMP may
utilize the procedures set forth in Chapter 9 (Vested Rights and Takings Determinations) of
the LDC All applications must be submitted within one year from the effective date of the
TAMP or applicable TAMP amendment This procedure shall be considered supplemental to
any other claim or remedy that the property owner may have. Notice of the Adoption of this
Plan and the one-year time frame within which any property owner who believes that they
have been adversely affected by this IAMP may utilize the procedures set forth in Chapter 9
(Vested Rights and Takings Determinations) of the LDC shall be provided with a minimum
1/8 page notice in one or more newspapers of general circulation in the Immokalee area
within 15 days of Adoption of this plan by the BCC.
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Policy 6.1.10: Non - Residential Development
Non - residential development in the immokalee Urban Area will be limited to no more than 8.45
million square feet through the 2025 Planning Horizon Non - residential development includes
commercial retail office industrial institutional and governmental buildings but excludes
hotels motels government subsidized affordable or farmworker housing and development
within the Seminole Reservation Collier Countv staff shall maintain records on the amount of
non-residential development in Immokalee and shall review, and update as necessary, the non-
residential development limit as part of the Evaluation and Appraisal Report process.
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9/11/2012 Item 9.A.
GOAL 7: TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THAT ARE
APPROPRIATE FOR IMMOKALEE.
OBJECTIVE 7.1:
Collier County shall develop Immokalee- specific land development regulations to the extent
required by this Master Plan and which reflect the unique character and cultural diversity of the
residents encourage pedestrian - friendly urban form and promote energy efficiency.
Policy 7.1.1: Development of Land Development Code Standards
Within two (2) years of adopting this Policy (effective 20111 and subject to Policy
1 1 1 Collier County, in coordination with and funding from the Immokalee Community
Redevelopment Agency, will develop LDC standards specific to Immokalee to address the
unique needs of the Immokalee Urban Area. These standards include those related to
diti nal land uses: density and intensity: cinnaae; landscaping and buffering;
perminea and conditional land u�c.� density
native preservation retention off-street and on- street parking and loading: architectural design
development standards including setbacks to Lake Trafford floor area ratio for certain
nonresidential uses; site access: and treatment of existing nonconforming uses and structures.
Policy 7.1.2: Location of Service Uses
Collier County will encourage parks and other community facilities to be placed within one -half
mile of residential and mixed use centers in order to encourage walking bicycling and non -
vehicular access to and from these service uses Collier County shall require interconnection of
pedestrian facilities to the existing pedestrian network.
Policy 7.1.3: Innovative Design
Within two (2) years of the effective date of this policy (effective 20111 and subiect to
Policy 1 1 1 Collier County and the Immokalee Community Redevelopment Agency will develop
incentives and /or regulations to promote: enhanced pedestrian access: pedestrian - friendly
design: compact mixed use development and redevelopment; shared infrastructure: enhanced
public spaces and signage• and use of public transit.
Policy 7.1.4: Downtown Pedestrian Amenities
Within two (2) years of the effective date of this policy [effective 20111 and subiect to
Policy 1 1 1 Collier County, in coordination with the Immokalee Community Redevelopment
Agency will evaluate the need for additional passive recreation and outdoor dining and
entertainment opportunities along downtown streets and if warranted adopt amendments and
incentives to the Collier County LDC (Ordinance 04 -41 as amended) to encourage the
development of these amenities provided the free and safe movement of pedestrians is
maintained.
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9/11/2012 Item 9.A.
Policy 7.1-5: Central Business District
Within two (2) years of the effective date of this policy [effective 20111 subject to
Policy 1 1 1 Collier County will amend the LDC (Ordinance 04 -41 as amended) to include a
Central Business District in Immokalee The District will be depicted in the LDC and will
encourage high-intensity, multi -story, and edestrian- oriented commercial and mixed -use
development.
Policy 7.1.6: Safe Neighborhood Initiatives
Collier Count subject to Policy 1.1.1 will coordinate with local and state law enforcement
developers and citizens to seek funding opportunities available under the Safe_Neiahborhood
Act (Section 163.501, F S) or other programs to improve safety within the Immokalee
community and to provide for safe streets This may include implementation of CPTED crime
prevention through environmental design) strategies where such strateaies are compatible with
the community desian objectives set forth herein.
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9/11/2012 Item 9.A.
GOAL 8: TO COORDINATE AND PROVIDE FOR THE CONTINUAL EXCHANGE OF
INFORMATION WITH OTHER GOVERNMENTAL AGENCIES UTILITY PROVIDERS, NON-
PROFIT ORGANIZATIONS THE SCHOOL BOARD AND THE SEMINOLE TRIBAL COUNCIL
THAT MAY BE AFFECTED BY THE IMMOKALEE AREA MASTER PLAN.
OBJECTIVE 8.1:
Pursue effective interlocal and inter - -governmental coordination in order to provide a range of
human services to Immokalee residents.
Policy 8.1.1: Regional Economic Development Initiatives
Collier County will collaborate in regional initiatives with with local and regional economic
development organizations and the State of Florida to assist the Immokalee area in attracting
businesses marketing and developing infrastructure.
Policy 8.1.2: Redevelopment Implementation Partners
Collier County, in coordination with the CRA Immokalee Enterprise Zone Development Agency,
local and regional economic development organizations and other local organizations, will
actively coordinate efforts to implement the Immokalee Area Master Plan, the Community
Redevelopment Area Plan and the Enterprise Zone.
Policy 8.1.3: Immokalee Government Services Center
Within two (2) years of the effective date of this Policy (effective 20111, subiect to
Policy 1 1 1 Collier County will consider the establishment of an Immokalee -based government
service center that would allow co- location of the various county entities and departments to
ensure effective collaboration and where utilization warrants This office may include but is not
limited to the following services:
a. Animal control
b Child support enforcement
C. Code enforcement
d. Court
e. Domestic violence services
f Emergency management services
g Emergency medical services
h Permitting planning and economic development needs
i. Public health services
1_ Housing and Human Services
k Board of County Commissioners Office
1 Immokalee Community Redevelopment Agency
m Branch Office of the Collier County Tax Collector
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LAND USE DESIGNATION DESCRIPTION SECTION
The Immokalee Area Master Plan Future Land Use Designations include the following Districts
and Subdistricts The following describes land use designations shown on the Immokalee
Master Plan 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 district request will be approved.
A. URBAN - MIXED USE DISTRICT
The purpose of this District is to allow residential and nonresidential land uses, including mixed
uses Nonresidential uses are subiect to the intensity limitations in Policy 6.1.10. Mixed uses
can be located within individual buildings and /or proiects in areas deemed appropriate and
identified on the FLUM. Nonresidential uses allowed in the Residential subdistricts include but
are not limited to: agriculture home -based businesses recreation and open space, churches.
libraries cemeteries public and private schools day -care centers and essential services, as
defined in the Land Development Code except as may be limited within a specific subdistrict or
overlay.
New commercial development may be allowed in the Low Residential Medium Residential or
High Residential subdistricts through Planned Unit Development (PUD) zoning subject to the
following limitations:
Commercial development may be permitted within a PUD provided the followinq size and
development criteria are met The commercial component within a PUD may be allowed
to develop up to the maximum acreage specified in the table below:
In addition to the above criteria the followina standards must also be met_
a Commercial zoning shall be no closer than one (1) mile to any lands designated C-
MU and no closer than one mile from the nearest PUD commercial zoning of ten
acres or greater in size:
b The configuration of the commercial parcel shall be no more frontage than depth
unless otherwise authorized by the Board of County Commissioners,
C. Commercial zoning or development shall be no closer than a % mile from the
nearest existing elementary school boundary, unless otherwise authorized by the
Board of County Commissioners;
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CATEGORY I
CATEGORY II
CATEGORY III
PUD Acres
>80
>160
>300
Min Gross Density
2.5 du /cross acre
2.5 du /gross acre
3.0 du /qross acre
Max. Commercial Acres
5 acres
10 acres
20 acres
Permitted Zoning
C -2
C -2 C -3
C -2 through C -4
In addition to the above criteria the followina standards must also be met_
a Commercial zoning shall be no closer than one (1) mile to any lands designated C-
MU and no closer than one mile from the nearest PUD commercial zoning of ten
acres or greater in size:
b The configuration of the commercial parcel shall be no more frontage than depth
unless otherwise authorized by the Board of County Commissioners,
C. Commercial zoning or development shall be no closer than a % mile from the
nearest existing elementary school boundary, unless otherwise authorized by the
Board of County Commissioners;
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9/11/2012 Item 9.A.
cl The commercial development shall be integrated with the residential portion of the
proiect including common elements such as siyage and providing vehicular and
non - vehicular interconnection : and
e No construction in the commercial designated area shall be allowed until
construction has commenced on at least 30% of the proiect's residential units
unless otherwise authorized by the Board of County Commissioners.
1 Low Residential Subdistrict (LR)
The purpose of this subdistrict is to provide for low - density residential development and
supporting ancillary uses All types of residential dwellings are allowed; however, mobile
homes are only allowed pursuant to the provisions of Policies 6.1.6. and 6.1.7.
Residential densities are allowed as provided below, except for properties within the
Lake Trafford /Camp Keais Strand System Overlay.
Since agriculture is a significant economic driver in Immokalee agricultural research and
technology facilities focusing on agri- business and reliant upon proximity to active
agriculture are also allowed through a Conditional Use process. Such facilities must
demonstrate compatibility with adiacent properties
Base Density' Four (4) dwelling units per gross acre.
Maximum Density' Eight (8) dwelling units per gross acre inclusive of all density
bonuses Densities above the base density can only be achieved through available
density bonuses.
2 Medium Residential Subdistrict (MR)
The purpose of this subdistrict is to provide for a mixture of housing types and
supporting ancillary uses Mobile homes are allowed pursuant to the provisions of
Policies 6.1.6 and 6.1.7. Residential densities are allowed as provided below, except for
properties within the Lake Trafford /Camp Keais Strand System Overlay.
Base Density' Six (6) dwellings units per gross acre.
Maximum Density- Fourteen (14) dwelling units per gross acre inclusive of all density
bonuses Densities above the base density can only be achieved through available
density bonuses.
3 High Residential Subdistrict (HR):
The purpose of this subdistrict is to provide for a mixture of housing type and supporting
ancillary uses Mobile homes are allowed pursuant to the provisions of Policies 6.1.6
and 6.1.7. Residential densities are allowed as provided below, except for properties
within the Lake Trafford /Camp Keais Strand System Overlay.
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9/11/2012 Item 9.A.
Base Density: Eight (8) dwelling units per gross acre.
_Maximum Density: Sixteen dwelling units per gross acre inclusive of all density
bonuses Densities above the base density can only be achieved throuoh available
density bonuses.
4 Commercial - Mixed Use Subdistrict (C -MU):
The purpose of this Subdistrict is to provide for pedestrian - scaled higher density
residential and mixed use development employment and recreational opportunities,
cultural and civic activities and public Places to serve residents of and visitors to the
Immokalee Urban Area. All types of residential uses are allowed within this Subdistrict
except that mobile homes are only allowed as provided by Policy 6.1.6 and 6.1.7.
Residential densities are allowed as provided below, except for properties within the
Lake Trafford /Camp Keais Strand System Overlay. Nonresidential uses allowed within
this Subdistrict include those uses allowed in the-C-1 through C -4 zoning districts in the
Collier County Land Development Code Ord. No. 04 -41 as amended.
Base Density: Sixteen (16) dwelling units per gross acre.
Maximum Density: Twenty (20) dwelling units per gross acre inclusive of all density
bonuses Densities above the base density can only be achieved throuah available
density bonuses.
Transient lodging is allowed at a maximum density of thirt y -two (32) units per acre.
Mix of Uses: Projects equal to or greater than 10 acres will be encouraged to provide
both residential and non - residential uses. In no case shall more than 70% of the C -MU
Subdistrict in aggregate be developed as single -use non- residential projects.
5 Recreational/Tourist Subdistrict (RT)
The purpose of this Subdistrict is to rovide for recreational and tourist activities related
to the natural environment and to allow for limited compact residential development.
Uses allowed in this Subdistrict include but are not limited to: passive parks; nature
preserves: wildlife sanctuaries: open space; parks: museums: cultural facilities: marinas:
transient lodging facilities (including hotel /motel rental cabins bed and breakfast
establishments campsites): restaurants: recreational vehicle parks; sporting_ and
recreational camps: low intensity retail directly associated with the purpose of this
Subdistrict: agriculture and essential services as defined in the Land Development
Code Mobile homes are allowed pursuant to the provisions of Policies 6.1.6 and 6.1.7.
Single and multi family dwelling units are allowed To minimize impacts on the natural
environment residential development shall be clustered subject to the following:
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9/11/2012 Item 9.A.
Within any proiect the average single family home parcel shall not exceed 6,000
square feet and in no case shall any individual single family lot or parcel exceed
12,000 square feet: and
Multi family development proiects shall be submitted in the form of a Planned
Unit Development.
Base Density: Four (4) dwelling units per gross acre.
Maximum Density: Four (4) dwelling units per gross acre Density bonuses do not apply
in this subdistrict.
Transient lodging is permitted at a maximum density of twenty -six (26) units per acre.
Rezonings are encouraged to be in the form of a Planned Unit Development (PUD). The
minimum acreage requirement for a PUD within this Subdistrict will be two (2)
contiguous acres.
Density Rating System
The Density Rating System is applicable to areas designated Urban - Mixed Use District, as
identified on the Immokalee Future Land Use Map Except as provided below, the final
determination of permitted density via implementation of this Density Rating System is made by
the Board of County Commissioners through an advertised public hearing process (rezone).
Density achieved by right (as may be permitted for qualifying Affordable Workforce Housing
proiects) shall not be combined with density achieved through the rezone public hearing
process.
1. THE DENSITY RATING SYSTEM IS APPLIED IN THE FOLLOWING MANNER:
a Within the applicable Urban designated areas the base density of the subdistrict
is allowed though not an entitlement Density may be increased using applicable
density bonuses For purposes of calculating the eligible number of dwellina units
for the proiect the total number of dwelling units may be rounded up by one unit if
the dwelling unit total vields a fraction of a unit 0.5 or greater. Acreage used for
the calculation of density is exclusive of commercial portions of the proiect, except
within the Commercial Mixed -Use Subdistrict wherein residential proiect densities
will be calculated on total gross acreage and portions of a proiect for land uses
having an established eauivalent residential density in the Collier County Land
Development Code.
b This Density Rating System only applies to residential dwelling units. This Density
Rating System is not applicable to accessory dwelling or accessory structures that
are not intended and /or not designed for permanent occupancy, nor is it
applicable to caretaker residences.
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C. All new residential zoning located within the Urban Mixed Use District shall be
consistent with the Density Rating System except as provided for in Policy 6.1.9.
d Within the applicable areas of the Urban Mixed Use District, all properties zoned
A Rural Agricultural and /or E Estates and /or RSF -1 2 3 Residential Single
Family, for which an affordable workforce housing project is proposed and
approved, in accordance with Section 2 06 00 of the LDC (Ordinance 04 -41, as
amended adopted June 22 2004 and effective October 18 20041 shall be
permitted the base density of four (4) dwelling units per gross acre by right, except
in the case of lands designated LR on the IAMP Future Land Use Map (FLUM )s
wherein the bonus shall not exceed 50% of the maximum permitted density of the
zoning district for the subiect property: that is a rezone public hearing shall not be
required Such a project must comprise a minimum of ten acres. Density
achieved by right shall not be combined with density achieved through the rezone
public hearing process The Table below illustrates the maximum_ "bv right
density based on the FLUM subdistrict and the zoning district.
Zoning
Dis rid
Zoned
Maximum
Density
(Per A re
Maximum Density
jpe acre) with 'B
Ma ximum Density ({Cr
.:Right' Density
Bonus Outside of LR
acre) with '"By Right"
Within LR Designation
Designation
q
0.2
4
0.3
E
0.46
4
0.69
RSF -1
RSF -2
1.0
2.0
4
4
1_5
3.0
RSF -3
3.0
4
4.0
2. DENSITY BONUSES
In order to encourage infill development the creation of affordable- workforce housing, and
referred roadway access certain density bonuses are available. If these bonuses are utilized
base densities may be exceeded In the Low Residential Subdistrict the base density of four
(4) units per acre may only be exceeded if utilizing an affordable- workforce housing bonus. In
no case shall the resulting density exceed the maximum density specified in each sub district.
a Proximity to Commercial -Mixed Use
If 50% or more of a proiect is within the Commercial - Mixed Use Subdistrict then
the base densit allowed within the Commercial - Mixed Use Subdistrict of sixteen
(16) dwelling units per acre applies to the entire proiect except that this bonus
cannot be used to increase density on lands within the proiect designated Low
Residential Buffering to achieve compatibility with adiacent lower intensity uses
shall be required.
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9/11/2012 Item 9.A.
b Affordable - Workforce Housing Bonus, by Public Hearing
To encourage the provision of affordable - workforce housing within certain
Subdistricts in the Urban Designated Area a maximum of up to eight (8) dwelling
units per gross acre may be added to the base density if the proiect meets the
definition and requirements of the Affordable - Workforce Housing Density Bonus
Ordinance (Section 2 06 00 of the Land Development Code, Ordinance 04 -41, as
amended adopted June 22 2004 and effective October 18 2004). This bonus
may be applied to an entire proiect or portions of a proiect provided that the proiect
is located within the Commercial - Mixed Use (C -MU) Subdistrict or any residential
subdistrict.
c Affordable - Workforce Housing Bonus, by Right
To encourage the provision of affordable - workforce housing within that portion of
the Urban Mixed Use District properties zoned A Rural Agricultural, and /or E.
Estates and /or RSF 1 2 3 4 5 6 Residential Sinale Family Village Residential
and /or RMF 6 Residential Multi - Family, for which an affordable- workforce housing
proiect is proposed in accordance with the definitions and requirements of the
Affordable workforce Housing Density Bonus Ordinance (Section 2.06.00 of the
Land Development Code Ordinance 04 -41 as amended adopted June 22, 2004
and effective October 18 2004) a maximum of four (4) residential units per gross
acre shall be added to the base density of 4 dwelling units per acre except in the
case of lands designated LR on the IAMP Future Land Use Map (FLUM), wherein
the bonus shall not exceed 50% of the maximum permitted density of the zoning
district for the subiect property. Therefore the maximum density that may be
achieved by right shall not exceed eight (8) dwelling units per acre. Such a proiect
must comprise a minimum of ten acres Density achieved by right shall not be
combined with density achieved through the rezone public hearing process. The
Table below illustrates the maximum "by right' density based on the FLUM
subdistrict and the zoning district.
Zoning
District
Zoned
Maximum
Density (Per
Ac
Maximum Density
r acre) with "By
Maximum Density (per
acre) with "By Right"
Within LR Designation
Right" Density `
Bonus Outside of LR
esi n ti n
A
0.2
8.0
0.3
E
0.46
8.0
0.69
RSF -1
1.0
8.0
1.5
RSF -2
2.0
8.0
3.0
RSF -3
3.0
8.0
4.5
RSF-4
4.0
8.0
6.0
RSF -5
5.0
8.0
7.5
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9/11/2012 Item 9.A.
RSF -6
6.0
8.0
8_0
RMF -6
6.0
8.0
8_0
VR
7.26
8.0
8.0
d. Residentiallnfill
1 To encourage residential infill three (3) residential dwelling units per gross
acre may be added if the following criteria are met: The proiect is twenty (20)
acres or less in size; at the time of development the proiect will be served by
central public water and sewer: at least one abutting property is developed;
the project is compatible with surrounding land uses: the property in question
has no common site development plan with adjacent property: there is no
common ownership with any adjacent parcels and the parcel in question was
not created to take advantage of the residential infill density bonus and was
created prior to the adoption of this provision in the Growth Management Plan
on January 10 1989 This bonus cannot be used to exceed the base densiL[
in the Low Residential (LR) Subdistrict.
2 This Residential Infill bonus shall only be applicable on a_one time basis and
shall not be expanded or continued to other adjacent properties, except for
_additional properties not exceeding 20 acres in aggregate when added to the
original application of this provision and meeting all the above criteria.
e. Roadway Access
If the project has direct access to two (2) or more arterial or collector roads or if
there is prdect commitment for provision of interconnection of roads accessible to
the public with existing or future adiacent proiects one (1) dwelling unit per gross
acre may be added above the base density of the district. This bonus cannot be
used to exceed the base density in the Low Residential (LR) Subdistrict.
3 Density and Intensity Blending
a This provision is intended to encourage unified plans of development and to
reserve the high quality wetlands wildlife habitat and other natural features that
exist within areas of the Immokalee Urban Area which are proximate to Lake
Trafford and Camp Keais Strand In the case of properties which are contiguous
to Lake Trafford or Camp Keais Strand which straddle the Immokalee Urban
Area and the Rural Lands Stewardship Area Overlay (RLSA) as depicted on the
countywide Future Land Use Map and which were in existence and under
unified control as of October 22 2002 the allowable gross density and /or
intensity may be shifted from the Urban designated lands to lands within the
RLSA which are contiguous and under unified control and which are designated
as a Stewardship Receiving Area (SRA) in the RLSA. The density and /or
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intensity may be shifted on an acre per acre basis This Density and Intensity
Blending provision is further subiect to the following conditions and limitations:
i The proiect in aggregate must be a minimum of 200 acres in size and the
Urban portion must be designated Recreational/Tourist subdistrict (RT) or
Low Residential subdistrict (LR) in the Immokalee Area Master Plan;
ii, It must be demonstrated the lands designated Urban have a high natural
resource value as indicated by the presence of Group 1 or Group -2
FLUCCS Codes and a score of greater than 1.2 (both as identified on the
Stewardship Credit Worksheet in the RLSA:
iii. Density and Intensity may only be shifted from lands within the
Immokalee Urban Area containing this high natural resource value (as
measured above) to the lands within a contiguous SRA on an acre per
acre basis providing such lands were under unified control as of October
22, 2002: and
iv. Lands within the Urban area from which the density and /or intensity has
been shifted shall be placed in a conservation easement in perpetuity.
b For properties containing two or more Future Land Use Subdistricts, the overall
density and intensity that could be achieved in aggregate may be distributed
throughout the proiect provided the total allowable density and intensity is not
exceeded and subiect to the following:
The voiect furthers the protection enhancement or restoration of
wetlands listed species habitat or other natural features,
ii. The project is consistent with and furthers the applicable objectives of the
Immokalee Master Plan and is compatible with surrounding properties
and environment,
iii. The project is approved as a Planned Unit Development;
iv. The proiect mitigates for any negative impacts on adjacent properties
through appropriate measures such as buffering, separation, or other
land design techniques adequate to lessen these effects.
B. URBAN — INDUSTRIAL DISTRICT
The purpose of this District is to function as a major employment center and is intended to
accommodate industrial distribution trade agriculture and manufacturing uses, essential
services as well as office and commercial uses as limited within each Subdistrict.
Nonresidential uses are subject to the intensity limitations in Policy 6.1.10
1. Industrial Subdistrict (IN)
The purpose of this Subdistrict is to provide for industrial, distribution, trade and
manufacturing uses Allowed uses include a variety of industrial limited commercial, and
associated uses including: manufacturing; processing; storage and warehousing;
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wholesaling: distribution; packing houses; recycling: high technology industries;
laboratories: assembly: storage: computer and data processing; and services intended
to serve the needs of employees and visitors such as daycare centers, restaurants, and
convenience stores Accessory uses and structures customarily associated with these
principal uses include ancillary offices and retail sales.
2 Industrial — Mixed Use Subdistrict (I -MU)
The purpose of this Subdistrict is to provide a transition area from the Industrial
Subdistrict to adiacent commercial and residential land uses. The State Farmers Market
and related facilities are located in this Subdistrict This Subdistrict allows for: higher
intensity commercial uses as described in the LDC (Ordinance 04 -41, as amended) for
Commercial (C-4 and C -5) and Research and Technology Parks and Business Park
Districts subject to development standards set forth in the LDC. This Subdistrict also
allows for light manufacturing processing and packaging in fully enclosed buildings;
research design and product development: printing lithography and publishing; and
similar industrial uses; agriculture and agricultural- related uses such as packing houses;
warehousing; and targeted industries Targeted industries include distribution; medical
laboratories research and rehabilitative centers: high technology; computer software,
services and processing and similar uses.
Within certain IMU designated lands denoted on the IAMP Future Land Use Map,
commercial uses are permitted on up to 30% of the total IMU acreage. The percentage
and mix of each category of use shall be determined at the time of rezoning in
accordance with the criteria specified in the Land Development Code. The acreage and
building square footage figures and percentages shall be included in the PUD ordinance
or rezone ordinance so as to demonstrate compliance with this requirement.
In order to ensure compatibility and ameliorate impacts on adiacent residentially zoned
properties (including A -Rural Agricultural or E- Estates zoned properties), a minimum 75-
foot building setback within which a minimum 20 -foot wide vegetated landscape buffer
shall be provided This vegetated buffer shall be located adiacent to the property line
and shall contain at a minimum two staggered rows of trees that shall be spaced no
more than 30 feet on center, and a double row hedge at least 24 inches in height at time
of planting and attaining a minimum of three feet height within one year. Existing native
trees must be retained within this 20 -foot wide buffer area to aid in achieving this buffer
requirement; other existing native vegetation shall be retained where possible, to aid in
achieving this buffer requirement Water retention /detention areas shall be allowed in
this buffer area if left in natural state and drainage conveyance through the buffer area
shall be allowed if necessary to reach an external outfall. For properties adjacent to
residentially zoned property, including properties zoned Agriculture (A) and Estates (E),
the required 75 -foot setback may be reduced to 50 feet if a minimum 6 -foot tall
decorative wall or fence providing at least 80 percent opacity is installed within the
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9/11/2012 Item 9.A.
reduced setback and providing that the required 20 -foot wide landscape buffer and all
required vegetation is located between the wall and residential zoned properties.
3 Industrial — Immokalee Regional Airport Subdistrict
The purpose of this Subdistrict is to allow the Collier County Airport Authority (CCAA)
and leaseholders to develop the Immokalee Regional Airport and surrounding lands for
the economic health and development of the greater Immokalee area and Collier County
as a whole Because the CCAA needs to retain flexibility to provide various general
aviation and revenue generating opportunities via land leases as the Airport grows and
changes over time a broad range of uses shall be allowed in this Subdistrict. In addition
to all uses permitted in the Industrial Subdistrict allowable uses include: airport facility
and related accessory uses: commercial industrial institutional and agricultural uses:
freight and warehousing: trade: and ancillary recreational vehicular racing,
communications and essential service uses.
C. OVERLAYS AND FEATURES
1 Wetlands Connected To Lake Trafford /Camp Keais Strand System Overlay
The Conservation and Coastal Management Element of the GMP, Policy 6.2.4(4),
identifies possible high quality wetland systems connected to the Lake Trafford /Camp
Keais Strand system within the Immokalee Urban Area These wetlands require greater
protection measures than wetlands located in other portions of the Urban Designated
Area and therefore the wetland protection standards set forth in Policy 6.2.5 of the
CCME apply to this area These wetlands are identified on the Immokalee Future Land
Use Map by the Lake Trafford /Camp Keais Strand System Overlay (LT /CKSSO).
The Density and Intensity Blending provisions of this Master Plan may be utilized for
lands within this LT /CKSSO The maximum allowable gross density for lands within the
LT /CKSSO is the base density established for the applicable subdistrict. Lands within
the LT /CKSSO are not eligible for any density bonuses including by right. Essential
Services shall be limited to: those necessary to ensure public safety: and, those
necessary to serve permitted uses such as private wells and septic tanks, utility lines,
lift stations and water pumping stations.
The additional wetland protection measures do not apply to properties within the
LT /CKSSO that have been legally cleared of native vegetation as of the adoption of this
Master Plan but do apply to all new development and redevelopment pursuant to the
applicable nonconforming provisions set forth in the LDC (Ordinance 04 -41, as
amended).
35
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9/11/2012 Item 9.A.
If development on the Seminole Reservation functionally severs the connectivity of the
wetland system for properties within the LT /CKSSO, east of the Reservation, the
additional wetland protection measures will not be applied to those severed eastern
wetlands The standard measures for wetlands in Urban designated lands shall be
applied as described in the CCME to those severed eastern wetlands.
2 Seminole Reservation (SR) Feature
The Seminole Reservation within Immokalee comprises approximately 600 acres of
largely undeveloped land owned by the Seminole Tribal Council and -located on the east
side of First Street South of (SR 29) The Seminole Reservation is not controlled or
regulated by the Collier County Growth Management Plan or LDC (Ordinance 04 -41, as
amended) and is identified on the Future Land Use Map for illustrative purposes only.
3 Urban Infill and Redevelopment Area Feature
In order for local governments to designate a geographic area within its jurisdiction as an
Urban Infill and Redevelopment Area pursuant to Section 163.2517 (4), Florida Statutes,
it must amend its comprehensive land use plan to delineate the boundaries within the
Future Land Use Element The Urban Infill and Redevelopment Area is consistent with
criteria outlined in Section 163.2514(2) (a) -(e) Florida Statutes. The intent of this
delineation is to comprehensively address the urban problems within the area consistent
with the goals of this plan The Urban Infill and Redevelopment Area was adopted by
Ordinance 2000-66 and the Urban Infill and Redevelopment Plan was adopted by
Ordinance 2000 -71.
This designation is informational and has no regulatory effect.
36
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COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT
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Exhibit A
CP- 2008 -5
Conservation and Coastal Management Element:
GOAL 6:
THE COUNTY SHALL IDENTIFY, PROTECT, CONSERVE AND APPROPRIATELY USE ITS
NATIVE VEGETATIVE COMMUNITIES AND WILDLIFE HABITAT.
iYYt i` kt' Mf' ENdt91 °F'Jti!4M'#!W'}`ie.:/^M'aR, .. !?#Jki!i+1N
OBJECTIVE 6.2:
The County shall protect and conserve wetlands and the natural functions of wetlands pursuant
to the appropriate policies under Goal 6. The following policies provide criteria to make this
objective measurable. The County's wetland protection policies and strategies shall be
coordinated with the Watershed Management Plans as required by Objective 2.1 of this
Element.
[page 29]
Policy 6.2.5:
Within the Rural Fringe Mixed Use District, and that portion of the Lake Trafford /Camp
Keais Strand System which is contained within the lmmokalee Urban Designated Area,
Collier County shall direct land uses away from higher functioning wetlands by limiting direct
impacts within wetlands based upon the vegetation requirements of Policy 6.1.2 of this element,
the wetland functionality assessment described in paragraph (2) below, and the final permitting
requirements of the South Florida Water Management District. A direct impact is hereby defined
as the dredging or filling of a wetland or adversely changing the hydroperiod of a wetland. This
policy shall be implemented as follows:
(1) The County shall apply the vegetation retention requirements of Policy 6.1.2 of this
element for the Rural Fringe Mixed Use District and Policy 6.1.2.b. of this element for
the Lake Trafford /Camp Keais Strand System, in order to preserve an appropriate
amount of native vegetation on site. Wetlands shall be preserved as part of this
vegetation requirement according to the following criteria:
a. The acreage requirements of Policy 6.1.2 of this element shall be met be preserving
wetlands with the highest wetland functionality scores. Wetland functionality
assessment scores shall be those described in paragraph (2) of this policy.
Wetlands having a WRAP score of at least 0.65 or a Uniform Wetland Mitigation
Assessment Method score of 0.7 shall be preserved on site. This policy is not
intended in all cases to require preservation of wetlands exceeding the acreage
required by Policy 6.1.2 of this element, Within one year, the County shall develop
specific criteria to be used to determine when wetlands having a WRAP score
greater than 0.65 or a Uniform Wetland Mitigation Assessment Method score of
greater than 0.7 shall be required to be retained exceeding the acreage required by
Policy 6.1.2 of this element.
Words underlined are added; words stFurk thFO gh are deleted; row of asterisks (""") denotes break in text.
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9/11/2012 Item 9.A.
STATE OF FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS
"Dedicated to making Florida a better place to call home"
CHARLIE CRIST
Governor
MEMORANDUM
TO: Collier County
Date: September 7, 2010
THOMAS G. PELHAM
Secretary
Subject: Proposed Comprehensive Plan Amendment Review Objections,
Recommendations and Comments Reports
Enclosed are the Departments Objection, Recommendations and Comments
Reports on the proposed amendments to the comprehensive plan(s) from the following
local government(s):
Collier County 10 -RAEC 1
These reports are provided for your information and agency files. Following the
adoption of the amendments by the local governments and subsequent compliance review
to be conducted by this agency, we will forward copies of the Notices of Intent published by
each local government plan.
If you have any questions, please contact Mr. Ray Eubanks at Suncom 278 -4925 or
(850) 488 -4925.
RE /lp
Enclosure
2555 SHUMARD OAK BOULEVARD • TALLAHASSEE, FL 32399 -2100
850 -488 -8466 (p) • 850 - 921 -0781 (f) • Website: www.dca.stateJI.us
• COMMUNITY PLANNING 850-48&2356(p) 850-488-3309(f) •
• HOUSING AND COMMUNITY DEVELOPMENT 850- 488 -7956 (p) 850-922 -5623 (1)
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9/11/2012 Item 9.A.
STATE OF FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS
"Dedicated to making Florida a better place to call home"
CHARLIE CRIST
Govemor
September 3, 2010
The Honorable Fred W. Coyle, Chairman
Collier County Board of County Commissioners
3301 E. Tamiami Trail
Naples, Florida 34112
Dear Chairman Coyle:
THOMAS G. PELHAM
Secretary
The Department has completed its review of the proposed Comprehensive Plan
Amendment for Collier County (DCA 10 -RAEC 1), which was received on July 6, 2010. Based
on Chapter 163, Florida Statutes, we have prepared the attached report, which outlines our
findings concerning the amendment. It is particularly important that the County address the
objections set forth in our review report so that these issues can be successfully resolved prior to
adoption. We have also included a copy of local, regional and state agency comments for your
consideration. Within the next 60 days, the County should act by choosing to adopt, adopt with
changes or not adopt the proposed amendment. For your assistance, our report outlines
procedures for final adoption and transmittal.
The proposed amendment revises the Immokalee Area Master Plan. The Department has
identified issues with the amendment regarding: (1) lack of meaningful and predictable
guidelines and standards in some of the proposed text language; and (2) the lack of supporting
data and analysis demonstrating coordination of land use planning with public facility planning
for the proposed revisions to the Future Land Use Map. These and all of the issues identified in
the attached report should be addressed before adoption of the plan amendments.
2555 SHUMARD OAK BOULEVARD • TALLAHASSEE, FL 32399 -2100
850 - 488 -8466 (p) ♦ 850- 921 -0761 (f) ♦ Website: www.dca.state.fl.us
• COMMUNITY PLANNING 85DAM2356 (p) 850.488 -3309 (Q • FLORIDA COMMUNITIES TRUST 850- 922 -2207 (p) 850 -921 -1747 (0
• HOUSING AND COMMUNITY DEVELOPMENT 850 -488 -7956 (n) 850- 922 -5623 (() •
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9/11/2012 Item 9.A.
The Honorable Fred W. Coyle, Chairman
September 3, 2010
Page 2
If you, or your staff, have any questions or if we may be of further assistance as you
formulate your response to this Report, please contact Scott Rogers, Principal Planner, at (850)
922 -1758, or Brenda Winningham, Regional Planning Administrator, at (850) 487 -4545.
Sincerely yours,
Car�les-`2authier, AICP
Director, Division of Community Planning
CG /sr
Enclosures: Objections, Recommendations and Comments Report
Review Agency Comments
cc: Ken Heatherington, Executive Director, Southwest Florida Regional Planning
Council
Nick Casalanguida, Deputy Administrator, Planning & Regulation, Growth Management
Division, Collier County Government
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9/11/2012 Item 9.A.
TRANSMITTAL PROCEDURES
The process for adoption of local comprehensive plan amendments is outlined in
Section 163.3184, Florida Statutes (F.S.), and Rule 9J- 11.011, Florida Administrative
Code (F.A.C.).
Within ten working days of the date of adoption, the County must submit the
following to the Department:
Three copies of the adopted comprehensive plan amendment;
• copy of the adoption ordinance;
• listing of additional changes not previously reviewed;
• listing of findings by the local governing body, if any, which were not included
in the ordinance; and
A statement indicating the relationship of the additional changes to the
Department's Objections, Recommendations and Comments Report.
The above amendment and documentation are required for the Department to
conduct a compliance review, make a compliance determination and issue the appropriate
notice of intent.
In order to expedite the regional planning council's review of the amendment, and
pursuant to Rule 9J- 11.011(5), F.A.C., please provide a copy of the adopted amendment
directly to Executive Director of the Southwest Florida Regional Planning Council.
Please be advised that the Florida legislature amended Section 163.3184(8)(b),
F.S., requiring the Department to provide a courtesy information statement regarding the
Department's Notice of Intent to citizens who furnish their names and addresses at the
local government's plan amendment transmittal (proposed) or adoption hearings. In
order to provide this courtesy information statement, local governments are required by
the law to furnish to the Department the names and addresses of the citizens requesting
this information. This list is to be submitted at the time of transmittal of the adopted plan
amendment (a sample Information Sheet is attached for your use).
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9/11/2012 Item 9.A.
INTRODUCTION
The following objections, recommendations and comments are based upon the
Department's review of the Collier County proposed comprehensive plan amendment,
pursuant to Section 163.3184, Florida Statutes (F.S.).
The objections relate to specific requirements of relevant portions of Chapter 9J-
5, Florida Administrative Code (F.A.C.), and Chapter 163, Part II, F.S. The objections
include a recommendation of approaches that might be taken to address the cited
objections. Other approaches may be more suitable in specific situations. Some of these
objections may have initially been raised by one of the other external review agencies. If
there is a difference between the Department's objection and the external agency
advisory objection or comment, the Department's objection would take precedence.
The County should address each of these objections when the amendment is
resubmitted for our compliance review. Objections that are not addressed may result in a
determination that the amendment is not in compliance. The Department may have
raised an objection regarding missing data and analysis items that the County considers
not applicable to its amendment. If that is the case, a statement, justifying its non-
applicability, pursuant to Rule 9J- 5.002(2), F.A.C., must be submitted. The Department
will make a determination on the non - applicability of the requirement, and if the
justification is sufficient, the objection will be considered addressed.
The comments that follow the objections and recommendations are advisory in
nature. Comments will not form the basis of a determination of non - compliance. They
are included to call attention to items raised by our reviewers. The comments can be
substantive, concerning planning principles, methodology or logic, as well as editorial in
nature dealing with grammar, organization, mapping, and reader comprehension.
Appended to the back of the Department's report are the comment letters from the
other state review agencies and other agencies. These comments are advisory to the
Department and may not form the basis of Departmental objections unless they appear
under the "Objections" heading in this report.
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9/11/2012 Item 9.A.
DEPARTMENT OF COMMUNITY AFFAIRS
OBJECTIONS, RECOMMENDATIONS AND COMMENTS
FOR
COLLIER COUNTY
AMENDMENT 10 -RAEC1
September 3, 2010
Division of Community Planning
Office of Comprehensive Planning
This report is prepared pursuant to Rule 9J -1 1.010, F.A.C.
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9/11/2012 Item 9.A.
OBJECTIONS, RECOMMENDATIONS AND COMMENTS
FOR
COLLIER COUNTY
AMENDMENT 10 -RAEC1
I. CONSISTENCY WITH CHAPTER 163, PART II, F.S., AND RULE 9J -5, F.A.C.
The proposed Amendment 10 -RAEC 1 (CP- 2008 -5) revises the Immokalee Area Master
Plan of the Collier County Growth Management Plan.
A. Amendment CP- 2008 -5: The proposed amendment revises the goals, objectives, policies,
Future Land Use Map (FLUM), data, and analysis of the Immokalee Area Master Plan (IAMP).
The Department raises the following objections to the proposed Amendment 10 -RAEC1 (CP-
2008-5):
1. Obiection (Plan Policies): The proposed amendment (Land Use Designation Description
Section) does not establish meaningful and predictable guidelines and standards defining the
intensity of nonresidential use for the following future land use categories: Industrial
Subdistrict; Industrial -Mixed Use Subdistrict; Industrial - Immokalee Regional Airport
Subdistrict; Commercial -Mixed Use Subdistrict; Recreational/Tourist Subdistrict; Low
Residential Subdistrict; Medium Residential Subdistrict; and High Residential Subdistrict.
The proposed amendment (Land Use Designation Description Section) does not establish
meaningful and predictable guidelines and standards defining the percentage distribution of mix
among the mix of residential and nonresidential land uses allowed in the Commercial -Mixed Use
Subdistrict and Recreational/Tourist Subdistrict.
The proposed amendment (Land Use Designation Description Section) does not establish
meaningful and predictable guidelines and standards defining the land uses that are allowed in
the "Industrial - Immokalee Regional Airport Subdistrict" because the text for this Subdistrict
states "allowable uses include all other uses deemed to be compatible and consistent with the
adopted Airport Master Plan, as may be amended." The proposed amendment does not establish
meaningful and predictable guidelines and standards defining the type of nonresidential land uses
allowed within the Commercial -Mixed Use Subdistrict.
Proposed amendment Policy 5.1.1 allows development to achieve density bonuses and
other incentives in the Immokalee Urban Area if development exceeds the minimum required
amounts of preservation already set forth in Conservation and Coastal Management Element
Policy 6.1.1. Proposed Policy 5. 1.1 does not establish meaningful and predictable guidelines and
standards defining the amounts of preservation that would be required to receive the density
bonuses or incentives.
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9/11/2012 Item 9.A.
Proposed amendment Policy 5.1.2 states, in part, that proposed development adjacent to
Lake Trafford will conform to best management practices regarding water quality in order to
avoid or minimize adverse impacts to the lake and its surrounding wetlands or natural habitat.
Although the purpose of Policy 5.1.2 is to protect natural resources, Policy 5.1.2 does not
establish meaningful and predictable guidelines and standards defining the best management
practices in order to guide the content of the Land Development Code.
Proposed Policy 6.1.9 states that all rezonings must be consistent with the
Comprehensive Plan, but Policy 6.1.9 allows zoning to be inconsistent with the Comprehensive
Plan for properties that have zoning in place prior to a change in Land Use Designation where
the prior zoning allows for a higher density or intensity than the new Land Use Designation. In
addition, proposed Policy 6.1.9(5) states that "Overall intensity of development shall be
determined based upon a comparison of public facility impacts as allowed by the existing zoning
district and the proposed zoning district. Proposed Policy 6.1.9(5) does not establish meaningful
and predictable guidelines and standards for the intensity of land use that require the intensity of
development to be determined consistent with the intensity standards of the applicable future
land use category.
Proposed Policy 7.1.5 states, in part, that Collier County will amend the Land
Development Code to include a Central Business District in Immokalee, and the Central
Business District will encourage high- intensity, multi -story, and pedestrian- oriented commercial
and mixed -use development. Proposed Policy 7.1.5 does not establish meaningful and
predictable guidelines and standards defining the intensity of development.
Rules 9J- 5.005(6); 9J- 5.003(3)(b)4.; 9J- 5.006(3)(c)l., 4., 5., 6., and 7.; 9J- 5.006(4)(c); 9J-
5.011(2)(c)5.; 9J- 5.013(2)(c)3., 6., and 9., Florida Administrative Code (F.A.C.); and Section
163.3177(6)(a), (c), and (d), Florida Statutes (F.S.).
Recommendation: Revise the Land Use Designation Description Section to establish
meaningful and predictable guidelines and standards defining: (1) the intensity of nonresidential
use for the following future land use categories: Industrial Subdistrict; Industrial -Mixed Use
Subdistrict; Industrial - Immokalee Regional Airport Subdistrict; Commercial -Mixed Use
Subdistrict; Recreational/Tourist Subdistrict; Low Residential Subdistrict; Medium Residential
Subdistrict; and High Residential Subdistrict; (2) the percentage distribution of mix among the
mix of residential and nonresidential land uses allowed in the Commercial-Mixed Use
Subdistrict and Recreational/Tourist Subdistrict; (3) the land uses that are allowed in the
"Industrial- Immokalee Regional Airport Subdistrict" because the text for this Subdistrict states
"allowable uses include all other uses deemed to be compatible and consistent with the adopted
Airport Master Plan, as may be amended. "; and (4) the type of nonresidential land uses allowed
within the Commercial-Mixed Use Subdistrict. Revise proposed Policy 5.1.1 to establish
meaningful and predictable guidelines and standards defining the amounts of preservation that
would be required when exceeding the amounts established in Policy 6.1.1. Revise Policy 5.1.2
to establish meaningful and predictable guidelines and standards defining the best management
practices in order to guide the content of the Land Development Code. Revise proposed Policy
6.1.9 to establish meaningful and predictable guidelines and standards that ensure rezonings are
consistent with the Comprehensive Plan. Revise proposed Policy 6.1.9(5) to establish
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9/11/2012 Item 9.A.
meaningful and predictable guidelines and standards that require the intensity of development to
be determined consistent with the intensity standards of the applicable future land use category.
Revise proposed Policy 7.1.5 to establish meaningful and predictable guidelines and standards
defining the intensity of development intended by the policy.
2. Objection (FLUM Amendments): Amendment 10 -RAEC1 proposes changes to land use
designations on the Future Land Use Map (FLUM). The proposed amendment is not supported
by an analysis (short-term five -year, and long -term planning timeframes) of the projected
demand for and availability of potable water and sanitary sewer facilities and water supply based
on clear assumptions regarding the combination of both residential land uses (at maximum
density and population projections) and nonresidential land uses (based on intensity standards
established in the IAMP) at the adopted level of service standards.
The proposed amendment is not supported by data and analysis addressing the following:
(1) the projected impact (short-term five -year, and long -term planning timeframes) of the
proposed FLUM amendments upon the adopted level of service standards of roadway facilities,
including SR 29 and SR 82, based on clear assumptions regarding residential land uses (at
maximum density and population projections), nonresidential land uses (based on intensity
standards established in the IAMP), and background growth in trips; (2) identifying road
improvements that are needed to maintain the adopted level of service standards; (3)
demonstrating that any road improvements that are needed to maintain the adopted level of
service standards are depicted on the Future Transportation Map (or map series) of the adopted
portion of the Collier County Comprehensive Plan and included in the Capital Improvements
Element Five -year Schedule of Capital Improvements; and (4) addressing coordination of any
needed improvements with the plans and programs of the Florida Department of Transportation
and the Metropolitan Planning Organization's Long Range Transportation Plan and
Transportation Improvement Program. The amendment does not coordinate the road
improvements that are needed to maintain the adopted roadway level of service standards with
the Future Transportation Map (by depicting such road improvements on the Map) and Capital
Improvement Element (by including the road improvements that are needed in the 5 years within
the Five -year Schedule, and by including the road improvements that are needed in the long -term
in a policy in the Capital Improvement Element).
Rules 9J- 5.005(2)(a), (5), and (6); 9J- 5.006(2)(a), and (3)(b)l.; 9J- 5.011(1)(a), (c), (d),
(e), and (f); 9J- 5.011(2)(b)2., and (2)(c)1.; 9J- 5.013(1)(c), (2)(b)2., and (2)(c)1.; 9J- 5.016(1)(a),
(2)(e), (3)(b) I., and (3)(b)3., and (4)(a) and (b); 9J- 5.019(2), (3), (4), and (5)(b)2, F.A.C.; and
Sections 163.3177(6)(a), (6)(b), (6)(c), (6)(d), and (6)0); and 163.3177(2), (3), (4), (8), and
(I 0)(e), F. S.
Recommendation: Support the amendment with data and analysis demonstrating the
availability of potable water and sanitary sewer facilities and adequate water supply to serve the
projected demands for the short-term and long -term planning timeframes. Support the
amendment with a transportation analysis based on the maximum development potential of the
land use changes (and growth in background trips) that addresses the transportation facilities that
are needed to achieve and maintain the adopted level of service standards of roads and
demonstrates coordination of any needed transportation facility improvements with the
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9/11/2012 Item 9.A.
Transportation Element, Capital Improvements Element, plans and programs of the Florida
Department of Transportation, and the Metropolitan Planning Organization Long Range
Transportation Plan and Transportation Improvement Program. Revise the amendment, Future
Transportation Map, and Capital Improvement Element (Five -year Schedule of Capital
Improvements, and policies if needed) to be supported by and consistent with the data and
analysis. If public facilities or road improvements are needed to address deficiencies in the
short-term (five -year) planning timeframe, the improvements should be included in the Capital
Improvement Element Five -year Schedule of Capital Improvements. If public facilities are
projected to be deficient in the long -term planning timeframe, the County should maintain in the
adopted portion of the Capital Improvement Element a list of the improvements that are
projected to be needed in the planning timeframe but beyond the five years covered by the
adopted Capital Improvements Schedule. This list need not include any cost estimates for the
improvements. The County must use this list when it adopts the mandatory annual update of the
Capital Improvements Schedule. Improvements needed to achieve and maintain adopted level of
service standards within the next five years should be moved from the list into the financially
feasible five -year schedule, along with a cost estimate. Revise the amendment if necessary, to be
supported by and consistent with the data and analysis.
II. CONSISTENCY WITH STATE COMPREHENSIVE PLAN
Objection: The proposed Comprehensive Plan amendments related to the objections raised
above are not consistent with and do not further the following provisions of the State
Comprehensive Plan (Chapter 187, Florida Statutes) for the reasons noted in the objections
raised above in Section I:
(a) Goal 7.a (Water Resources); Policy 7.b.5; (the amendment related to Objection 2);
(b) Goal 15.a (Land Use); Policies 15.b.1, 15.b.3, and 15.b.6; (the amendments
related to Objections 1 and 2);
(c) Goal 17.a (Public Facilities); Policy 17.b.7; (the amendments related to Objection 2);
(d) Goal 19.a (Transportation); Policies 19.b.3, 19.b.9, and 19.b.13; (the amendments
related to Objection 2); and
(e) Goal 25.a (Plan Implementation); Policy 25.b.7; (the amendments related to Objections 1
and 2).
Recommendation: Revise the plan amendments as recommended for the objections
raised above.
Packet Page -107-
"Massey, Lawrence"
< Lawrence . Massey @dot.stat
e.fl.us>
08/20/2010 04:10 PM
Dear Ray,
9/11/2012 Item 9.A.
To DCPextemalagencycomments@dca.state.fl.us
@ dca.state.fl.us>
cc "'scott.rogers @dca.state.fl.us'"
<scott.rogers @dca.state.fl.us >, "Limbaugh, Johnny"
bcc < Johnny .Limbaugh @dot.state.fl.us >, "Cahill, Maria"
Subject Collier County 10RAEC1 Proposed Comprehensive Plan
Amendments - Revised FDOT Comments
Thank you for giving FDOT the opportunity to review and comment on the above referenced
proposed comprehensive plan amendment. We determined that there were formatting mistakes
on the comments previously submitted on August 09, 2010. These mistakes have been
corrected and FDOT Comment #10 has been revised in the attached letter. Please replace the
department's previously submitted letter of comments with the attached.
If you or your staff have any questions or would like to discuss the department's concerns,
please let me know.
Respectfully,
Lawrence Massey
Growth Management Coordinator
Florida Department of Transportation
District One, Southwest Area Urban Office
at the Southwest Interagency Facility for Transportation
10041 Daniels Parkway
Fort Myers, FL 33913
(239) 461 -4300
Fax: (239) 33$ -2353
082010 Collier_County_1ORAEC1 Proposed CPA_ FDOT_Comments_revised.pdf
Packet Page -108-
8
Florida Department of Transportation
CHARLIE GRIST
GOVERNOR
Mr. Ray Eubanks
Plan Review and Processing Administrator
Department of Community Affairs (DCA)
Division of Community Planning
2555 Shumard Oaks Blvd.
Tallahassee, FL 32399
10041 Daniels Parkway
Fort Myers, FL 33913
August 20, 2010
9/11/2012 Item 9.A.
STE:PNANIE C. ICOPEL OUSOS
SECRETARY
RE: Collier County 10RAEC1 Proposed Comprehensive Plan Amendments — FDOT Comments
Dear Mr. Eubanks:
The Florida Department of Transportation, District 1, has reviewed the proposed version of the Collier County
1GRAECI comprehensive plan amendments. This letter offers comments on the proposed amendments.
OVERALL AMENDMENT
The proposed amendments reflect an effectively rewritten Immokalee Area Master Plan (LAMP). The 1AMP area is
within a Rural Area of Critical Economic Concern (RACEC) and, therefore, has plan elements focused on
community development and economic growth. In general, the proposed amendments include features that focus
land use patterns to promote density and allow for increased opportunities for multimodal travel. However, while
the submittal includes extensive documentation and explanation of the changes to the goals, policies, and
objectives, the transportation analysis was insufficient to determine the extent of the impact that these changes may
have on the roadway system, both internal and external to the IAMP area.
FDOT's detailed comments and recommendations on the amendments that may potentially impact state roadway
planning and operations can be found in the following sections. The revised LAMP includes eight new goals and
corresponding policies and objectives. Therefore, the department's comments are organized based upon each of the
eight new goals contained in the proposed LAMP.
GOAL
The purpose of Goal 1 is to identify the priorities of the LAMP related to annual capital improvements.
The department has no comments on Goal 1 or the corresponding objectives and policies.
G0AL2
The purpose of Goal 2 is to enhance and diversify the local economy. There are five objectives:
(1) To actively pursue, attract, and retain businesses;
(2) To create a business climate that will enhance and diversify the economy and increase employment
opportunities and quality of life;
(3) To promote and expand tourism, recreation, and entertainment within the economy;
(4) To enhance and expand educational and cultural facilities and opportunities;
Packet Page -109-
9/11/2012 Item 9.A.
Mr. Ray Eubanks
Collier County l ORAECI Proposed Comprehensive Plan Amendments — FDOT Comments
August 20, 2010
Page 2 of 7
(5) To promote and support development and re- development initiatives.
The department has the following comments pertaining to the objectives and corresponding policies of Goal 2:
FDOT Comment #1 Policy 2.1.3 discusses the use of wetland or habitat conservation banking to compensate
for development within the Immokalee Urban Area. This policy identifies that incentives and regulatory
requirements shall be included in the land development code (LDC) to direct mitigation to the targeted lands.
Please elaborate on what incentives will be included in the LDC (such as transfer of development rights).
FDOT Comment #2 Policy 2.2.3 directs Collier County to amend the LDC to create more flexibility for
home -based businesses in the Immokalee Urban Area. While the LDC currently says that home -based
businesses cannot create additional trips above the normal residential use, guidance should be provided in the
comprehensive plan regarding allowed uses and limitations to ensure that the potential impacts of home -based
businesses are predictable and are adequately accommodated by public infrastructure.
FDOT Comment #3 Policy 2.3.3 states that Collier County will continue efforts to work with the Seminole
Tribe to integrate future plans for a casino and address impacts of the casino, resort hotel, and other resort
structures in the community. Policy 2.3.4 goes on to state that the county will encourage development of an
entertainment area (outside Seminole lands) that is complementary to the casino and resort.
Development of these uses is likely to have a significant impact on state Strategic Intermodal System (SIS)
roadways in the area, and no documentation of the transportation impacts associated with these changes is
provided in the submittal. The department recommends the following:
a. Development of the casino and resort on tribal lands should be coordinated with the county and
FDOT to ensure that state roadways in the area will meet adopted transportation Level of Service
(LOS) standards.
b. Planning related to the casino, resort, and surrounding entertainment uses should reflect land use
and transportation strategies that reduce greenhouse gas emissions per HB 697. For example, the
casino, resort, and surrounding entertainment uses should be designed with a high level of internal
connectivity and walkability.
GOAL 3
The purpose of Goal 3 is to provide diverse safe and sanitary housing for all residents of the Immokalee Urban
Area.
The department has no comments on Goal 3 or the corresponding objectives and policies.
GOAL
The purpose of Goal 4 is to provide adequate and efficient public infrastructure and facilities. Four objectives are
proposed:
(1) Provide a comprehensive system of parks and recreational facilities;
(2) Provide a network of roads, sidewalks, and bike paths to support growth and provide for the safe and
convenient movement of pedestrians, motorized, and non - motorized vehicles;
(3) To improve stormwater management and surface drainage;
(4) To provide an efficient and economical solid waste management system.
The following is a summary of transportation- related policies of Goal 4:
• Policy 4.2.1 discusses priorities for pathways connecting residential and employment areas as well as
schools, libraries, and other services. The Collier County 5 -year pathway plan will depict existing and
planned connections and priorities based upon community input.
• Policy 4.2.2 discusses long -range transportation improvements. The policy states that Collier County
will explore the possibility of accelerating the implementation of the MPO's Long Range
Packet Page -110-
9/11/2012 Item 9.A.
Mr. Ray Eubanks
Collier County l ORAEC I Proposed Comprehensive Plan Amendments — FDOT Comments
August 20, 2010
Page 3 of 7
Transportation Plan (LRTP) to support the stimulation of economic development. The policy
specifically identifies support for accelerating;
(1) the widening of S.R. 82 between I -75 and S.R. 29;
(2) the construction of the S.R. 29 bypass;
(3) FDOT improvements to state roadways;
(4) the construction of new or expanded transportation corridors to Naples and coastal Collier
County;
(5) the construction of new collector roads.
• Policy 4.2.3 discusses coordination between Collier County, FDOT, and landowners to identify
preferred routes to connect the airport to the future S.R. 29 bypass.
• Policy 4.2.4 discusses plans for safety improvements including pedestrian and bicycle improvements
identified as part of a walkability study.
• Policies 4.2.5 and 4.2.6 discuss consideration for expansion of public transit routes and encouragement
of additional transit services such as bike -and -ride and medical transport.
• Policy 4.2.7 discusses transportation concurrency alternatives for S.R. 29. The policy states that
alternative methods shall be identified within two years to remove barriers to economic development.
Consideration for establishment of a Transportation Concurrency Exception Area (TCEA) or
Transportation Concurrency Management Area (TCMA) is identified. The policy also;
(1) identifies limitations on exceptions to concurrency for certain locations (e.g., the airport and
the central business district corridor);
(2) identifies a need for case -by -case evaluation of certain project types (e.g., transit - oriented
developments and job creation projects);
(3) requires ongoing reviews of the exception process.
The department has the following comments pertaining to the objectives and corresponding policies of Goal 4:
FDOT Comment #4 The department acknowledges that Policy 4.2.2 is a statement that the county will
encourage the acceleration of projects, but it is unclear whether these projects are needed to support the land
use pattern and densities and intensities shown on the proposed Future Land Use Map (FLUM). Further, per
the county's Transportation Improvement Program (TIP), there are currently no capacity improvements to S.R.
82 and S.R. 29 funded for construction (including the bypass referenced in Policy 4.2.3, which is currently in
the PD&E phase). The department also notes that the county and the Immokalee community can play a
significant role in furthering planned projects through mechanisms such as impact fees and developer
contributions.
FDOT Comment #5 Regarding Policy 4.2.7, the department recommends that a TCEA or TCMA should be
evaluated at least with each Evaluation & Appraisal Report (EAR). Therefore, it will be important for any
proposed TCEA or TCMA to include performance measures, targets, and timelines so that the successes and
any shortcomings of the TCEA or TCMA can be assessed.
GOAL
The purpose of Goal 5 is to protect important natural resources (including Lake Trafford) through development
standards and policies. Policy 5. 1.1 discusses incentive programs and innovative land development regulations to
preserve native vegetation. Identified incentives include transfer of development rights, density bonuses,
development clustering, and flexible development standards within specified zoning areas.
The department has the following comment pertaining to the objectives and corresponding policies of Goal 5:
Packet Page -111-
9/11/2012 Item 9.A.
Mr. Ray Eubanks
Collier County l ORAECI Proposed Comprehensive Plan Amendments — FDOT Comments
August 20, 2010
Page 4 of 7
FDOT Comment #6 Additional information is needed on the proposed transfer of developments rights
program and the density bonuses. In particular, upper limits on the amount of density that can be transferred
and the density bonuses should be identified to allow for quantification of potential transportation impacts and
to provide guidance for land development regulations.
GOAL 6
The purpose of Goal 6 is to allow and encourage a mixture of land uses that are appropriate for Immokalee.
Objectives and policies address mobile homes, zoning, compact development, and agricultural activities.
Substantial revisions to the future land use designations are proposed.
The department has no comments on Goal 6 or the corresponding objectives and policies. (Comments on the
revisions to future land use designations are provided later in this review.)
GOAL 7
Goal 7 is intended to establish development design standards that are appropriate for Immokalee. This includes
establishing Immokalee- specific land development code regulations related to allowed land uses, densities and
intensities, landscaping, and signage, as well as promoting bicycling and walking through the land use pattern and
pedestrian amenities.
The department has no comments on Goal 7 or the corresponding objectives and policies.
GOAL 8
The purpose of Goal 8 is the coordination of information between other governmental agencies. This includes
coordination regarding economic development initiatives, redevelopment implementation, and government
services.
The department has no comments on Goal 8 or the corresponding objectives and policies.
FUTURE LAND USE DESIGNATIONS
This section provides descriptions of the IAMP future land use designations, including revisions to current
designations and introduction of new designations. The following table lists the adopted and proposed future land
use designations.
Revisions to the future land use designations include the following:
Packet Page -112-
Adopted Future Land Use Designations
Proposed Future Land Use Designations
Urban -Mixed Use District
Urban -Mixed Use District
LR
Low Residential
LR
Low Residential
MR
Mixed Residential
MR
Medium Residential
HR
High Residential
HR
High Residential
NC
Neighborhood Center
CMU
Commercial -Mixed Use
CC -MU
Commerce Center - Mixed -Use
RT
Recreational/Tourist
PUD
Planned Unit Development Commercial
RT
Recreational Tourist
Urban - Commercial District
C Commercial -S.R. 29 and Jefferson Ave.
Urban - industrial District
Urban - industrial District
ID
Industrial
ID
Industrial
CC -1
Commerce Center - Industrial
1MU
Industrial Mixed Use
BP
Business Park
APO
Immokalee Regional Airport
Revisions to the future land use designations include the following:
Packet Page -112-
9/11/2012 Item 9.A.
Mr. Ray Eubanks
Collier County I ORAECI Proposed Comprehensive Plan Amendments — FDOT Comments
August 20, 2010
Page 5 of 7
• Deleted future land use designations are Neighborhood Center, Commercial -S.R. 29 and Jefferson Avenue,
Commerce Center - Industrial, and Business Park. Some of these designations are reflected in the new
designations and revised designations.
• The residential future land use descriptions are proposed to have only minor changes, such as Mixed
Residential being renamed Medium Residential. The largest change is the addition of a maximum density
that is inclusive of all density bonuses. Density bonuses were allowed in the adopted version of
comprehensive plan but the various bonuses were not tallied and stated for each future land use
designation. For some future land use designations, these new thresholds actually result in a decrease in
maximum trip generation potential. For instance, under Low Residential, the proposed text allows 4
units /acre as the base density and 8 units /acre if bonuses are used, whereas the adopted text allows 4
units /acre as the base density and up to 12 units/acre if bonuses are used.
• Low Residential, Medium Residential, and High Residential allow new commercial development, if
developed as a Planned Unit Development (PUD). A table specifies the maximum amount of commercial
development and the minimum residential density allowed for different PUD sizes. A similar table was
previously provided under the adopted PUD Commercial future land use designation.
• For Commercial -Mixed Use, the proposed future land use designation allows a maximum density of 20
units per acre with bonuses, whereas under the adopted future land use designation, a density bonus of up
to 8 additional dwelling units makes it possible to achieve up to 20 dwelling units per acre. The proposed
and adopted future land use designations are therefore consistent.
• For Commercial -Mixed Use, no maximum intensity for nonresidential uses and no land use mix guidance
are provided.
• For Recreational/Tourist, the base residential densities stay the same at 4 dwelling units per acre; however,
transient lodging densities are proposed to increase from 10 to 26 units per acre.
• Certain Low Residential lands are proposed to be eligible for density blending.
• For Industrial, no maximum intensity for nonresidential uses and no land use mix guidance are provided.
• Industrial -Mixed Use is a new future land use designation. Allowed uses are described, but no maximum
intensity for nonresidential uses is provided. Commercial uses cannot exceed 30% of total site acreage.
• Industrial - Immokalee Regional Airport is a new future land use designation, which allows "all uses
permitted in the Industrial sub - district" as well as "all other uses deemed to be compatible and consistent
with the adopted Airport Master Plan ". No maximum intensity for nonresidential uses and no land use mix
guidance are provided.
• The Lake Trafford/Camp Keais Strand System Overlay is proposed. The Seminole Reservation Overlay is
proposed. The Urban Infill and Redevelopment Area boundary is proposed. The densities of underlying
future land use designations are applicable, although lands with the overlay are not eligible for density
bonuses.
The data and analysis section of the comprehensive plan includes an assessment of the revisions to the future land
use designations. Highlights of the data and analysis are as follows:
• The proposed FLUM differs significantly from the adopted FLUM due to the revisions to the future land
use designation and an effort to focus density along major roadways (i.e., S.R. 29).
• Tables 5 -2 and 5 -3 show acreages for the proposed and adopted future land use designations. Tables 5-4
and 5 -5 group the future land use designations into categories and provide acreages for the proposed and
adopted scenarios. Acreages for the various Future Land Use designations vary widely between the
adopted and proposed FLUM. As shown in Table 5 -4 and 5 -5 of the data and analysis, the residential
designations have been reduced by about 636 acres (-5 %), with a corresponding increase in industrial uses
( +462 acres, —17 %) and smaller increases in commercial ( +80 acres, —8 %) and tourist ( +201 acres, —80 1/6)
acreages. The proposed FLUM includes approximately 100.6 acres of land added to the Immokalee Urban
Area as part of an expansion of the airport.
Packet Page -113-
9/11/2012 Item 9.A.
Mr. Ray Eubanks
Collier County I ORAECI Proposed Comprehensive Plan Amendments — FDOT Comments
August 20, 2010
Page 6 of 7
• Tables 5 -7 and 5 -8 show the potential change in residential units in the IAMP considering the base
densities for the adopted and proposed future land use designations. These tables indicate an increase of
6,731 potential residential units (-10 %). Tables 5 -9 and 5 -10 also show the potential change in residential
units in the IAMP, but with consideration of density bonuses. In Tables 5 -9 and 5 -10, the proposed future
land use designations result in a decrease of 30,853 dwelling units (— 18 %).
• With regard to public facilities (including transportation), the data and analysis performed for the LAMP
states that the proposed IAMP amendments "reflect an ideological change in how growth should occur in
the Immokalee Urban Area" and "will not have an impact on the demand for public facilities ".
• The transportation data and analysis states that all state roads in Immokalee meet adopted LOS standards
under existing conditions. This is consistent with the department's planning -level data.
• Table 6 -9 identifies bicycle and pedestrian project priorities.
• Section 7 of the data and analysis discusses HB 697 and identifies proposed goals, objectives, and policies
that comply with HB 697. The identified goals, objectives, and policies address:
(1) reductions in vehicle -miles traveled (VMT) through diversification of the community's economy
(i.e., shorter trips), expanded public transit, encouragement of compact development, and
consideration of a TCEA;
(2) promotion of non -auto modes through the Bicycle and Pedestrian Plan and expanded public transit;
(3) compact, energy - efficient, mixed -use development;
(4) provision of higher - density development.
• Attachment A to the data and analysis is a statement of how the submitted data and analysis complies with
the Chapter 163, F.S., and Rules 9J -5 and 9J -1 I, F.A.C. Transportation LOS in the near and long term is
not evaluated.
The department has the following comments pertaining to the revisions to the future land use designations and the
data and analysis:
FDOT Comment 47 Maximum intensities (such as floor area ratios) are not stated for future land use
designations that allow non - residential development. Some future land use designations that allow a mix of
uses do not provide guidance on the allowed land use mix (e.g., maximum percentage of residential allowed).
9J- 5.005(6), F.A.C., requires "meaningful and predictable standards for the use and development of land".
Please provide specific guidance about allowed land uses, densities, and intensities per 9J- 5.005(6), F.A.C.
FDOT Comment 48 Regarding the proposed description of the Industrial - Immokalee Regional Airport future
land use designation, allowing "all other uses deemed to be compatible and consistent with the adopted
Airport Master Plan" is not a meaningful and predictable standard for development under the future land use
designation. Please provide specific guidance about allowed land uses, densities, and intensities per 9J-
5.005(6), F.A.C.
FDOT Comment 49 The data and analysis focuses on changes in residential units (density) and does not
address changes in non - residential square footage (intensity). The latter may have a significant impact on
roadways. The assessment of the changes to the future land use designations must therefore be revised to
account for changes in non - residential square footage. At minimum, please provide a table analogous to Tables
5 -7 and 5 -8 to enable an assessment of changes in non - residential development potential.
FDOT Comment #10 Near -term and long -term analyses of impacts to public facilities are required to support
comprehensive plan amendments per 9J- 5.005(4), F.A.C., which states, "Each local government
comprehensive plan shall include at least two planning periods: one for at least the first five year period
subsequent to the plan's adoption and one for at least an overall ten-year period." Please provide near- and
long -term analyses of the impacts of the revised future land use designations on the segments of S.R. 29
(Emerging SIS) in the community and on S.R. 82 (Emerging SIS) just north of the community.
Packet Page -114-
9/11/2012 Item 9.A.
Mr. Ray Eubanks
Collier County l ORAECI Proposed Comprehensive Plan Amendments — FDOT Comments
August 20, 2010
Page 7 of 7
If the segments are shown not to meet the adopted LOS standard in the near term with programmed capacity
improvements in place, mitigation projects should be identified and added to the county's five -year schedule of
capital improvements. If the segments are shown not to meet the adopted LOS standard in the long term,
mitigation projects and/or detailed mitigation strategies should be identified, added to the Transportation
Element and Capital Improvements Element, and coordinated with the LRTP.
The department's planning -level data indicates that the section of S.R. 29 from downtown Immokalee at
Heritage Blvd. to S.R. 82 does not currently meet the adopted LOS standard. Additionally, multiple segments
of S.R. 29 and S.R. 82 that are likely within the impact area of the proposed amendment are projected to not
meet the adopted LOS standard in the near and/or long term as shown in the following table:
S.R. 29
Ref. Source: 2009 FDOT QualilylLevel of Service Traffic Count Data and the FDOT Dislriciwide Financially Feasible Model
If you have any questions or need additional information, please contact me at (239) 461 -4300 or
lawrence.massey@dot.state.fl.us.
LLM/llmlka
Sincerely, '
Lawrence Massey
District I Growth Management Coordinator
Packet Page -115-
Exist.
Exist.
FDOT
Daily
Exist.
Exist.
2030
2030
2030
From
To
Thru
Daily
LOS
Service
Daily
% of
Thru
Model
Model
Lanes
Vol.
Std.
Vol.
LOS
LOS
Lanes
Daily
Daily
Vol.
LOS
New Harvest
C.R. 846
2
7200
C
15855
B
45.4%
2
14130
C
Rd
L.R. 846
C.R. 846 (V St
4
7200
C
36915
B
19.5%
4
19878
B
New Harvest
C.R. 846 (V St
4
7200
C
36915
B
19.5%
4
17036
B
Rd.
C.R. 846 (1n St
9th St.
4
11900
C
36915
B
32.2%
4
24651
B
9th St.
Immokalee Dr.
2
11900
C
17026
C
69.9%
2
18953
F
C.R. 846 (1' St )
Immokalee Dr.
2
11900
C
17026
C
69.9%
2
21039
F
Immokalee Dr.
C.R. 890 (Lake
2
14100
C
17026
C
82.8%
2
18412
F
Trafford)
C.R. 890 (Lake
C.R. 29A
2
10900
C
15855
C
68.7%
2
18620
D
Trafford)
C.R. 29A
Heritage Blvd.
2
14629
C
15855
C
92.3%
2
18124
D
Immokalee Dr.
Heritage Blvd.
2
12335
C
17026
C
72.5%
2
18524
F
Heritage Blvd.
S.R. 82
2
14629
C
1 14200
1 D
103%
2
29741
F
Ref. Source: 2009 FDOT QualilylLevel of Service Traffic Count Data and the FDOT Dislriciwide Financially Feasible Model
If you have any questions or need additional information, please contact me at (239) 461 -4300 or
lawrence.massey@dot.state.fl.us.
LLM/llmlka
Sincerely, '
Lawrence Massey
District I Growth Management Coordinator
Packet Page -115-
• . 9/11/2012 Item 9.A.
"Massey, Lawrence' To "'DCPaxternalagencycomments @dca.state.fl.us
<Lawrence.Massey @dot.stat <DCPexternalagencycomments @dca.state.fl.us>
e.fl.us> cc "'scott.rogers @dca.state.fl.us"'
08/09/2010 04:21 PM <scott.rogers @dca.state.fl.us >, "Limbaugh, Johnny"
< Johnny .Limba ugh @dot.state.fl. us >, "Cahill, Maria"
bcc
Subject Collier County 10RAEC1 Proposed Comprehensive Plan
Amendments - FDOT Comments
Dear Ray,
Thank you for giving FDOT the opportunity to review and comment on the above referenced
proposed comprehensive plan amendment. Please find our comments attached.
If you or your staff have any questions or would like to discuss the department's concerns,
please let me know.
Respectfully,
Lawrence Massey
Growth Management Coordinator
Florida Department of Transportation
District One, Southwest Area Urban Office
at the Southwest Interagency Facility for Transportation
10041 Daniels Parkway
Fort Myers, FL 33913
(239) 461 -4300
Fax: (239) 338-2353
080910_ Collier_County_10RAEC1_Proposed CPA_FDOT_Comments.pdf
Packet Page -116-
Florida Department of Transportation
CHARLIE CRIST
GOVERNOR
Mr. Ray Eubanks
Plan Review and Processing Administrator
Department of Community Affairs (DCA)
Division of Community Planning
2555 Shumard Oaks Blvd.
Tallahassee, FL 32399
10041 Daniels Parkway
Fort Myers, FL 33913
August 9, 2010
9/11/2012 Item 9.A.
STEPHANIE C. KOPELOGSOS
SECRETARY
RE: Collier County 10RAEC1 Proposed Comprehensive Plan Amendments — FDOT Comments
Dcar Mr. Eubanks:
The Florida Department of Transportation, District 1, has reviewed the proposed version of the Collier County
I ORAEC l comprehensive plan amendments. This letter offers comments on the proposed amendments.
OVERALL AMENDMENT
The proposed amendments reflect an effectively rewritten Immokalee Area Master Plan (IAMP). The IAMP area is
within a Rural Area of Critical Economic Concern (RACEC) and, therefore, has plan elements focused on
community development and economic growth. In general, the proposed amendments include features that focus
land use patterns to promote density and allow for increased opportunities for multimodal travel. However, while
the submittal includes extensive documentation and explanation of the changes to the goals, policies, and
objectives, the transportation analysis was insufficient to determine the extent of the impact that these changes may
have on the roadway system, both internal and external to the LAMP area.
FDOT's detailed comments and recommendations on the amendments that may potentially impact state roadway
planning and operations can be found in the following sections. The revised IAMP includes eight new goals and
corresponding policies and objectives. Therefore, the department's comments are organized based upon each of the
eight new goals contained in the proposed LAMP.
GOAL
The purpose of Goal 1 is to identify the priorities of the LAMP related to annual capital improvements.
The department has no comments on Goal 1 or the corresponding objectives and policies.
GOAL 2
The purpose of Goal 2 is to enhance and diversify the local economy. There are five objectives:
(1) To actively pursue, attract, and retain businesses;
(2) To create a business climate that will enhance and diversify the economy and increase employment
opportunities and quality of life;
(3) To promote and expand tourism, recreation, and entertainment within the economy;
(4) To enhance and expand educational and cultural facilities and opportunities;
Packet Page -117-
• 9/11/2012 Item 9.A.
i Florida Gulf Coast Technology and Research Park DRI - FDOT 5`h Sufficiency Review Comments
August 6, 2010
Page 2 of 7
(5) To promote and support development and re- development initiatives.
The department has the following comments pertaining to the objectives and corresponding policies of Goal 2:
FDOT Comment #1 Policy 2.1.3 discusses the use of wetland or habitat conservation banking to compensate
for development within the Immokalee Urban Area. This policy identifies that incentives and regulatory
requirements shall be included in the land development code (LDC) to direct mitigation to the targeted lands.
Please elaborate on what incentives will be included in the LDC (such as transfer of development rights).
FDOT Comment #2 Policy 2.2.3 directs Collier County to amend the LDC to create more flexibility for
home -based businesses in the Immokalee Urban Area. While the LDC currently says that home -based
businesses cannot create additional trips above the normal residential use, guidance should be provided in the
comprehensive plan regarding allowed uses and limitations to ensure that the potential impacts of home -based
businesses are predictable and are adequately accommodated by public infrastructure.
FDOT Comment #3 Policy 2.3.3 states that Collier County will continue efforts to work with the Seminole
Tribe to integrate future plans for a casino and address impacts of the casino, resort hotel, and other resort
structures in the community. Policy 2.3.4 goes on to state that the county will encourage development of an
entertainment area (outside Seminole lands) that is complementary to the casino and resort.
Development of these uses is likely to have a significant impact on state Strategic Intermodal System (SIS)
roadways in the area, and no documentation of the transportation impacts associated with these changes is
provided in the submittal. The department recommends the following:
a. Development of the casino and resort on tribal lands should be coordinated with the county and
FDOT to ensure that state roadways in the area will meet adopted transportation Level of Service
(LOS) standards.
b. Planning related to the casino, resort, and surrounding entertainment uses should reflect land use
and transportation strategics that reduce greenhouse gas emissions per HB 697. For example, the
casino, resort, and surrounding entertainment uses should be designed with a high level of internal
connectivity and walkability.
GOAL
The purpose of Goal 3 is to provide diverse safe and sanitary housing for all residents of the Immokalee Urban
Area.
The department has no comments on Go213 or the corresponding objectives and policies.
GOAL 4
The purpose of Goal 4 is to provide adequate and efficient public infrastructure and facilities. Four objectives are
proposed:
(1) Provide a comprehensive system of parks and recreational facilities;
(2) Provide a network of roads, sidewalks, and bike paths to support growth and provide for the safe and
convenient movement of pedestrians, motorized, and non - motorized vehicles;
(3) To improve stormwater management and surface drainage;
(4) To provide an efficient and economical solid waste management system.
The following is a summary of transportation - related policies of Goal 4:
• Policy 4.2.1 discusses priorities for pathways connecting residential and employment areas as well as
schools, libraries, and other services. The Collier County 5 -year pathway plan will depict existing and
planned connections and priorities based upon community input.
• Policy 4.2.2 discusses long -range transportation improvements. The policy states that Collier County
will explore the possibility of accelerating the implementation of tlf,, MPO's Long Range
Packet Page -118-
i 0 9/11/2012 Item 9.A.
Mr. -Dan Trescott - - -- - - - -- - --
Florida Gulf Coast Technology and Research Park DRI - FDOT 5'" Sufficiency Review Comments
August 6, 2010
Page 3 of 7
Transportation Plan (LRTP) to support the stimulation of economic development. The policy
specifically identifies support for accelerating;
(1) the widening of S.R. 82 between I -75 and S.R. 29;
(2) the construction of the S.R. 29 bypass;
(3) FDOT improvements to state roadways;
(4) the construction of new or expanded transportation corridors to Naples and coastal Collier
County;
(5) the construction of new collector roads.
■ Policy 4.2.3 discusses coordination between Collier County, FDOT, and landowners to identify .
preferred routes to connect the airport to the future S.R. 29 bypass.
■ Policy 4.2.4 discusses plans for safety improvements including pedestrian and bicycle improvements
identified as part of a walkability study.
■ Policies 4.2.5 and 4.2.6 discuss consideration for expansion of public transit routes and encouragement
of additional transit services such as bike - and -ride and medical transport.
■ Policy 4.2.7 discusses transportation concurrency alternatives for S.R. 29. The policy states that
alternative methods shall be identified within two years to remove barriers to economic development.
Consideration for establishment of a Transportation Concurrcney Exception Area (TCEA) or
Transportation Concurrency Management Area (TCMA) is identified. The policy also;
(1) identifies limitations on exceptions to concurrency for certain locations (e.g., the airport and
the central business district corridor);
(2) identifies a need for case -by -case evaluation of certain project types (e.g., transit - oriented
developments and job cr-eation projects);
(3) requires ongoing reviews of the exception process.
The department has the following comments pertaining to the objectives and corresponding policies of Goal 4:
FDOT Comment #4 The department acknowledges that Policy 4.2.2 is a statement that the county will
encourage the acceleration of projects, but it is unclear whether these projects are needed to support
the land use pattern and densities and intensities shown on the proposed Future Land Use Map
(FLUM). Further, per the county's Transportation Improvement Program (TIP), there are currently no
capacity improvements to S.R. 82 and S.R. 29 funded for construction (including the b }pass
referenced in Policy 4.2.3, which is currently in the PD &E phase). The department also notes that the
county and the Immokalee community can play a significant role in furthering planned projects
through mechanisms such as impact fees and developer contributions.
FDOT Comment #S Regarding Policy 4.2.7, the department recommends that a TCEA or TCMA should be
evaluated at least with each Evaluation & Appraisal Report (EAR). Therefore, it will be important for any
proposed TCEA or TCMA to include performance measures, targets, and timelines so that the successes and
any shortcomings of the TCEA or TCMA can be assessed.
GOAL 5
The purpose of Goal 5 is to protect important natural resources (including Lake Trafford) through development
standards and policies. Policy 5.1.1 discusses incentive programs and innovative land development regulations to
preserve native vegetation. Identified incentives include transfer of development rights, density bonuses,
development clustering, and flexible development standards within specified zoning areas.
The department has the following comment pertaining to the objectives and corresponding policies of Goal 5:
Packet Page -119-
i' •
/- - - Mr. -Dan- TrescoR -- --
Florida Gulf Coast Technology and Research Park DRI - FDOT 5d' Sufficiency Review Comments
August 6, 2010
Page 4 of 7
9/11/2012 Item 9.A. E
FDOT Comment #6 Additional information is needed on the proposed transfer of developments rights
program and the density bonuses. In particular, upper limits on the amount of density that can be transferred
and the density bonuses should be identified to allow for quantification of potential transportation impacts and
to provide guidance for land development regulations.
GOAL 6
The purpose of Goal 6 is to allow and encourage a mixture of land uses that are appropriate for Immokalee.
Objectives and policies address mobile homes, zoning, compact development, and agricultural activities.
Substantial revisions to the future land use designations are proposed.
The department has no comments on Goal 6 or the corresponding objectives and policies. (Comments on the
revisions to future land use designations are provided later in this review.)
GOAL
Goal 7 is intended to establish development design standards that are appropriate for Immokalee. This includes
establishing Immokalee- specific land development code regulations related to allowed land uses, densities and
intensities, landscaping, and signage, as well as promoting bicycling and walking through the land use pattern and
pedestrian amenities.
The department has no comments on Goal 7 or the corresponding objectives and policies.
GOAL 8
The purpose of Goal 8 is the coordination of information bcn%,ecn other govcmmcntal agencies. This includes
coordination regarding economic development initiatives, redevelopment implementation, and government
services.
The department has no comments on Goal 8 or the corresponding objectives and policies.
FUTURE LAND USE DESIGNATIONS
This section provides descriptions of the IAMP future land use designations, including revisions to current
designations and introduction of new designations. The following table lists the adopted and proposed future land
use designations.
Revisions to the future land use designations include the following:
Packet Page -120-
Adopted Future Land Use Designations
Proposed Future Land Use Designations
Urban -Mixed Use District
Urban :Mixed Use District
LR
Low Residential
LR
Low Residential
MR
Mixed Residential
MR
Medium Residential
HR
High Residential
HR
High Residential
NC
Neighborhood Center
CMU
Commercial -Mixed Use
CC -MU
Commerce Center - Mixed -Use
RT
Recreational/Tourist
PUD
Planned Unit Development Commercial
RT
Recreational Tourist
Urban - Commercial District
C Commercial -S.R. 29 and Jefferson Ave.
Urban - Industrial District
Urban - Industrial District
ID
Industrial
ID
Industrial
CC -I
Commerce Center - Industrial
IMU
Industrial Mixed Use
BP
Business Park
APO
Immokalee Regional Airport
Revisions to the future land use designations include the following:
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• 9/11/2012 Item 9.A.
W-1) TCJCott �
/ Florida Gulf Coast Technology and Research Park DRI - FDOT 5'h Sufficiency Review Comments
August 6, 2010
Page 5 of 7
• Deleted future land use designations are Neighborhood Center, Commercial -S.R. 29 and Jefferson Avenue,
Commerce Center - Industrial,. and Business Park. Some of these designations are reflected in the new
designations and revised designations.
• The residential future land use descriptions are proposed to have only minor changes, such as Mixed
Residential being renamed Medium Residential. The largest change is the addition of a maximum density
that is inclusive of all density bonuses. Density bonuses were allowed in the adopted version of
comprehensive plan but the various bonuses were not tallied and stated for each future land use
designation. For some future land use designations, these new thresholds actually result in a decrease in
maximum trip generation potential. For instance, under Low Residential, the proposed text allows 4
units /acre as the base density and 8 units /acre if bonuses are used, whereas the adopted text allows 4
units /acre as the base density and up to 12 units/acre if bonuses are used.
• Low Residential, Medium Residential, and High Residential allow new commercial development, if
developed as a Planned Unit Development (PUD). A table specifies the maximum amount of commercial
development and the minimum residential density allowed for different PUD sizes. A similar table was
previously provided under the adopted PUD Commercial future land use designation.
• For Commercial -Mixed Use, the proposed future land use designation allows a maximum density of 20
units per acre with bonuses, whereas under the adopted future land use designation, a density bonus of up
to 8 additional dwelling units makes it possible to achieve up to 20 dwelling units per acre. The proposed
and adopted future land use designations are therefore consistent.
• For Commercial -Mixed Use, no maximum intensity for nonresidential uses and no land use mix guidance
are provided.
• For Recreational iTourist, the base residential densities stay the same at 4 dwelling units per acre; however,
transient lofting densities are proposed to increase from 10 to 26 units per acre.
• Certain Low Residential lands are proposed to be eligible for density blending.
• For Industrial. no maximum intensity for nonresidential uses and no land use mix guidance arc provided.
• Industrial -Mixed Use is a new future land use designation. Allowed uses are described, but no maximum
intensity for nonresidential uses is provided. Commercial uses cannot exceed 30% of total site acreage.
• Industrial- Immokalee Regional Airport is a new future land use designation, which allows "all uses
permitted in the Industrial sub - district' as well as "all other uses deemed to be compatible and consistent
with the adopted Airport .kfaster- Plan ". No maximum intensity for nonresidential uses and no land use mix
guidance are provided.
• The Lake Trafford/Camp Keais Strand System Overlay is proposed. The Seminole Reservation Overlay is
proposed. The Urban Infill and Redevelopment Area boundary is proposed. The densities of underlying
future land use designations are applicable, although lands with the overlay are not eligible for density
bonuses.
The data and analysis section of the comprehensive plan includes an assessment of the revisions to the future land
use designations. Highlights of the data and analysis are as follows:
• The proposed FLUM differs significantly from the adopted FLUM due to the revisions to the future land
use designation and an effort to focus density along major roadways (i.e., S.R. 29).
• Tables 5 -2 and 5 -3 show acreages for the proposed and adopted future land use designations. Tables 5-4
and 5 -5 group the future land use designations into categories and provide acreages for the proposed and
adopted scenarios. Acreages for the various Future Land Use designations vary widely between the
adopted and proposed FLUM. As shown in Table 5-4 and 5 -5 of the data and analysis, the residential
designations have been reduced by about 636 acres ( -5 %), with a corresponding increase in industrial uses
( +462 acres, —17 %) and smaller increases in commercial ( +80 acres, --8 %) and tourist ( +201 acres, —80 %)
acreages. The proposed FLUM includes approximately 100.6 acres of land added to the Immokalee Urban
Area as part of an expansion of the airport.
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u
• 9/11/2012 Item 9.A.
Mr. Dan Trescott _ -.-
Florida Gulf Coast Technology and Research Park DRI - FDOT 5'b Sufficiency Review Comments
August 6, 2010
Page 6 of 7
• Tables 5 -7 and 5 -8 show the potential change in residential units in the LAMP considering the base
densities for the adopted and proposed future land use designations. These tables indicate an increase of
6,731 potential residential units ( -10 %). Tables 5 -9 and 5 -10 also show the potential change in residential
units in the IAMP, but with consideration of density bonuses. In Tables 5 -9 and 5 -10, the proposed future
land use designations result in a decrease of 30,853 dwelling units ( —1 8 %).
• With regard to public facilities (including transportation), the data and analysis performed for the L-kMP
states that the proposed IAMP amendments "reflect an ideological change in how growth should occur in
the Immokalee Urban Area" and "will not have an impact on the demand for public facilities ".
• The transportation data and analysis states that all state roads in Immokalee meet adopted LOS standards r 4t � l � r
under existing conditions. This is consistent with the department's planning -level data.
• Table 6 -9 identifies bicycle and pedestrian project priorities.
■ Section 7 of the data and analysis discusses HB 697 and identifies proposed goals, objectives, and policies
that comply with HB 697. The identified goals, objectives, and policies address:
(1) reductions in vehicle -miles traveled (VMT) through diversification of the community's economy
(i.e., shorter trips), expanded public transit, encouragement of compact development, and
consideration of a TCEA;
(2) promotion of non -auto anodes through the Bicycle and Pedestrian Plan and expanded public transit:
(3) compact, energy- efficient, mixed -use development;
(4) provision of higher- density development.
■ Attachment A to the data and analysis is a statement of how the submitted data and analysis complies with
the Chapter 163, F.S., and Rules 9J -5 and 9J -1 1, F.A.C. Transportation LOS in the near and long term is
not evaluated.
The department has the following comments pertaining to the revisions to the future land use designations and the
data and analysis:
FDOT Comment #7 Maximum intensities (such as floor area ratios) are not stated for future land use
designations that allow non - residential development. Some future land use designations that allow a mix of
uses do not provide guidance on the allowed land use mix (e.g., maximum percentage of residential allowed).
9J- 5.005(6), F.A.C., requires "meaningful and predictable standards for the use and development of land".
Please provide specific guidance about allowed land uses, densities, and intensities per 9J- 5.005(6), F.A.C.
FDOT Comment #8 Regarding the proposed description of the Industrial - Immokalee Regional Airport future
land use designation, allowing "all other uses deemed to be compatible and consistent with the adopted
Airport Master Plan" is not a meaningful and predictable standard for development under the future land use
designation. Please provide specific guidance about allowed land uses, densities, and intensities per 9J-
5.005(6), F.A.C.
FDOT Comment #9 The data and analysis focuses on changes in residential units (density) and does not
address changes in non - residential square footage (intensity). The latter may have a significant impact on
roadways. The assessment of the changes to the future land use designations must therefore be revised to
account for changes in non - residential square footage. At minimum, please provide a table analogous to Tables
5 -7 and 5 -8 to enable an assessment of changes in non - residential development potential.
FDOT Comment #10 Near -term and long -term analyses of impacts to public facilities are required to support
comprehensive plan amendments per 9J- 5.005(4), F.A.C., which states, "Each local government
comprehensive plan shall include at least two planning periods: one for at least the first five year period
subsequent to the plan 's adoption and one for at least an overall ten-year period." Please provide near- and
long -term analyses of the impacts of the revised future land use designations on the segments of S.R. 29
(Emerging SIS) in the community and on S.R. 82 (Emerging SIS) just north of the community. If the segments
are shown not to meet the adopted LOS standard in the near term with programmed capacity improvements in
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Mr Dzn Trescott _. -. -_ -- - - - -- - - -
Florida Gulf Coast Technology and Research Park DRI - FDOT 51' Sufficiency Review Comments
August 6, 2010
Page 7 of 7
place, mitigation projects should be identified and added to the county's five -year schedule of capital
improvements. If the segments are shown not to meet the adopted LOS standard in the long term, mitigation
projects and/or detailed mitigation strategies must be identified, added to the Transportation Element and
Capital Improvements Element, and coordinated with the LRTP. The department's planning -level data indicate l��t rFt�:•ti.
that multiple segments of S.R. 29 and S.R. 82 in the impact area are projected to not meet the adopted LOS
standard in the near and/or long term. �F
If you have any questions or need additional information, please contact me at (239) 461 -4300 or
I awrence. massey@dot. state.fl.us.
LLAVIm/ka
Sincerely,
Lawrence Massey
District 1 Growth Management Coordinator
A
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.aP ER 14
T CFA
z
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9/11/2012 Item 9.A.
SOUTH FLORIDA WATER MANAGEMENT DISTRICT
August 6, 2010
Ray Eubanks, Administrator
Plan Review and DRI Processing
Department of Community Affairs
2555 Shumard Oak Boulevard
Tallahassee, FL 32399 -2100
Dear Mr. Eubanks:
NNOVA
UG 112010
GOMM'N N NSA V
KING
Subject: Collier County DCA #10RAEC1
Comments on Proposed Comprehensive Plan Amendment Package
The South Florida Water Management District (District) has completed its review of the
proposed amendment from Collier County (County). The amendment proposes to
revise and replace the existing adopted Immokalee Area Master Plan Element of the
Growth Management Plan. The Immokalee Area Master Plan Element includes the
Goals, Objectives, Policies, land use designations, and the Future Land Use Map
revisions needed to implement the Immokalee Area Master Plan. The potable water
supplier for the Immokalee area is the Immokalee Water and Sewer District. The
District supports Collier County's commitment, expressed in Goal 5 of the Immokalee
Area Master Plan Element, to Lake Trafford restoration and the protection of natural
resources. We have the following recommendations which we request you incorporate
into your response to the County.
Ecosystem Restoration
• Include a Policy addressing reduction of nutrient loading from stormwater outfails
that directly discharge into the Corkscrew Marsh, Lake Trafford, and Camp Keais
Strand areas.
Water Supply
Identify intensity standards for non - residential uses in the land use designations.
It appears these intensity standards are proposed to be defined in subsequent
Planned Unit Development or rezoning ordinances. Without intensity standards
for non - residential uses, potential water demand cannot be fully determined.
Include in the Data and Analysis section how the Immokalee Water and Sewer
District plans to address any increase in water demand generated by the
increase in density and intensity proposed by the Immokalee Area Master Plan.
3301 Gun Club Road, West Palm Beach, Florida 33406 (561) 686 -8800 • FL WATS 1- 800 - 432 -2045
Mailing Address: P.O. Box 246£' " "' — ' — - 34164680 • www.sfwmd.gov
Packet Page -124-
I
9/11/2012 Item 9.A.
'Scott, W Ray' To <DCPextemalagencycomments @dca.state.fl.us>
.,''. <scottra @doacs.state.fl.us>
,. cc
07/23/201010:30 AM bcc
Subject FDACS LGCP Amendment Review
FDACS has reviewed the following LGCP amendments and has no objections, recommendations, or
comments:
Hernando County 10-2
Putnam County 10-2ER
Pasco County 10132
Lee County 10D-1
Lee County 10-2
Lee County 10D-2
Hardee County 10-1
Hardee County 10-2ER
Collier Co un 10RAELA _
Citrus County 10-1
Volusia County 10-2
Manatee County 10-2
Please call if you have any questions or comments:
W. Ray Scott
Conservation & Water Policy Federal Programs Coordinator
Office of Agricultural Water Policy
Florida Department of Agriculture and Consumer Services
The Capitol (PL -10)
Tallahassee, FL 32399 -0810
(office) 850 - 410 -6714
(mobile) 850- 544 -9871
(fax) 850 - 922 -4936
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9/11/2012 Item 9.A.
Southwest Florida Regional Planning Council
1926 Victoria Avenue, Fort Myers, Florida 33901 -3414
(239)338 -2550 FAX (239)338-2560 SUNCOM (2399748 -2550
August 6, 2010
Mr. Ray Eubanks
Plan Review and Processing Administrator
Department of Community Affairs
Bureau of State Planning
Plan Processing Section
2555 Shumard Oak Boulevard
Tallahassee, Florida 32399 -2100
Re: Collier County / DCA 10RAEC -1
Dear Mr. Eubanks:
I
D oo %
- 1aZO�o
pOFNltst3
�Mµ�w
Staff of the Southwest Florida Regional Planning Council reviewed the proposed
amendments (DCA 10RAEC -1) to the Collier County Comprehensive Plan. These
reviews were performed according to the requirements of the Local Government
Comprehensive Planning and Land Development Regulation Act.
The Council will review the proposed amendment at its September 16, 2010 meeting.
Council staff has recommended that Council find the proposed amendments to be
regionally significant and consistent with the Strategic Regional Policy Plan.
A copy of the official staff report explaining the Council staffs recommendation is
attached. 1f Council action differs from the staff recommendation, we will notify you.
Sincerely,
Southwest Florida Regional Planning Council
Ken eth Heath �rington
Exe tive Director
DYB /DEC
Attachment
Cc: Nick Casalanguida, Deputy Administrator, Planning and Regulation, Growth Management Division,
Collier County
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9/11/2012 Item 9.A.
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9/11/2012 Item 9.A.
LOCAL GOVERNMENT COMPREHENSIVE PLAN AMENDMENTS
COLLIER COUNTY
The Council staff has reviewed proposed amendments to the Collier County
Comprehensive Plan (DCA 10RAEC -1). These amendments were developed under the
Local Government Comprehensive Planning and Land Development Regulation Act. A
synopsis of the requirements of the Act and Council responsibilities is provided as
Attachment I. Comments are provided in Attachment II. Site location maps can be
reviewed in Attachment III.
Staff review of the proposed amendments was based on whether they were likely to be of
regional concern. This was determined through assessment of the following factors:
1. Location - -in or near a regional resource or regional activity center, such that it
impacts the regional resource or facility; on or within one mile of a county
boundary; generally applied to sites of five acres or more; size alone is not
necessarily a determinant of regional significance;
2. Magnitude- -equal to or greater than the threshold for a Development of Regional
Impact of the same type (a DRI- related amendment is considered regionally
significant); and
3. Character - -of a unique type or use, a use of regional significance, or a change in the
local comprehensive plan that could be applied throughout the local _jurisdiction;
updates, editorial revisions, etc. are not regionally significant.
A summary of the results of the review follows:
Proposed Factors of Regional Significance
Amendment Location Magnitude Character Consistent
CP- 2008 -5 yes yes yes (1) regionally
Immokalee Area significant; and
Master Plan (2) consistent with
SR-PP
RECOMMENDED ACTION: Approve staff comments. Authorize staff to forward
comments to the Department of Community Affairs and
Collier County.
08/10
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9/11/2012 Item 9.A.
Attachment I
LOCAL GOVERNMENT COMPREHENSIVE PLANNING AND LAND
DEVELOPMENT REGULATION ACT
Local Government Comprehensive Plans
The Act requires each municipal and county government to prepare a comprehensive plan
that must include at least the following nine elements:
I . Future Land Use Element;
2. Traffic Circulation Element;
A local government with all or part of its jurisdiction within the urbanized
area of a Metropolitan Planning Organization shall prepare and adopt a
transportation element to replace the traffic circulation; mass transit: and
ports, aviation, and related facilities elements. [9J- 5.019(1), FAC]
3. General Sanitary Sewer, Solid Waste, Drainage, and Potable Water and
Natural Groundwater Aquifer Recharge Element;
4. Conservation Element;
5. Recreation and Open Space Element;
6. Housing Element;
7. Coastal Management Element for coastal jurisdictions;
8. Intergovernmental Coordination Element; and
9. Capital Improvements Element.
The local government may add optional elements (e. g., community design,
redevelopment, safety, historical and scenic preservation, and economic).
All local governments in Southwest Florida have adopted revised plans:
Charlotte County, Punta Gorda
Collier County, Everglades City, Marco Island, Naples
Glades County, Moore Haven
Hendry County, Clewiston, LaBelle
Lee County, Bonita Springs, Cape Coral, Fort Myers, Fort Myers Beach. Sanibel
Sarasota County, Longboat Key, North Port, Sarasota, Venice
Page 1
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9/11/2012 Item 9.A.
Attachment I
Comprehensive Plan Amendments
A local government may amend its plan twice a year. (Amendments related to
developments of regional impact, certain small developments, compliance agreements,
and the Job Siting Act are not restricted by this limitation.) Six copies of the amendment
are sent to the Department of Community Affairs for review. A copy is also sent to the
regional planning council, the water management district, the Florida Department of
Transportation, and the Florida Department of Environmental Protection.
[s. 163.3184(3)(a)]
The proposed amendment will be reviewed by DCA in two situations. In the first, there
must be a written request to DCA. The request for review must be received within forty -
five days after transmittal of the proposed amendment. [s. 163.3184(6)(a)] Review can be
requested by one of the following:
• the local government that transmits the amendment,
• the regional planning council, or
• an affected person.
In the second situation, DCA can decide to review the proposed amendment without a
request. In that case, DCA must give notice within thirty days of transmittal.
[(s. 163.3184(6)(b)]
Within five working days after deciding to conduct a review, DCA must forward copies
to various reviewing agencies, including the regional planning council. [s. 163.3184(4)]
Regional Planning Council Review
The regional planning council must submit its comments in writing within thirty days of
receipt of the proposed amendment from DCA. It must specify any objections and may
make recommendations for changes. The review of the proposed amendment by the
regional planning council must be limited to "effects on regional resources or facilities
identified in the strategic regional policy plan and extra jurisdictional impacts which
would be inconsistent with the comprehensive plan of the affected local government."
[s. 163.3184(5)]
After receipt of comments from the regional planning council and other reviewing
agencies, DCA has thirty days to conduct its own review and determine compliance with
state law. Within that thirty -day period, DCA transmits its written comments to the local
government.
NOTE: THE ABOVE IS A SIMPLIFIED VERSION OF THE LAW. REFER TO
THE STATUTE (CH. 163, FS) AND THE RULE (9J -11, FAC) FOR
DETAILS.
Page 2
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Attachment II
SOUTHWEST FLORIDA
REGIONAL PLANNING COUNCIL
COMPREHENSIVE PLAN AMENDMENT REVIEW
1. Local Government Name:
Collier County
2. Amendment Number:
DCA l ORAEC -1
3. Did the RPC prepare the Plan Amendment: (YES) (NO)
No
4, Date DCA Notified RPC that Amendment Package was Complete, if Applicable:
July 8, 2010
5. Date Amendment Review must be Completed and Transmitted to DCA:
August 6, 2010
6. Date the Review was Transmitted to DCA:
August 6, 2010
7. Description of the Amendment:
CP- 2008 -5
This amendment is a Collier County initiated change to the County's Comprehensive Plan
that will provide for the Immokalee Area Master plan (IAMP) and the Immol:alee Area
Master Plan Future Land Use Map (FLUM). The revisions to the entire Master Plan that
includes: 1) increases to the commercial acreages, the industrial acreage, and the allowable
residential development in the planning area; 2) elimination of some of the existing land use
designations; 3) creation of a new land use designation for the Immokalee Regional Airport
site; and 4) addition of approximately 103 acres presently designated Agricultural /Rural
within the Rural Lands Stewardship Area as identified on the countywide FLliM.
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9/11/2012 Item 9.A.
8. Is the Amendment consistent with the Strategic Regional Policy Plan:
CP- 2008 -5
The proposed Immokalee Area Master Plan (IAMP) intends to implement the Immokalee
community's vision, as approved by the Immokalee Area Master Plan and Visioning
Committee (IAMPVC) by encouraging economic development and efficient delivery of
services through greater densities and intensities in the planning area. The revised IAMP
promotes dense, clustered development along major thoroughfares that then transition into
lower densities and intensities in land uses away from the thoroughfares. The proposed plan
amendment utilizes smart growth principals and provides greater flexibility through mixed
use Subdistricts. The revised Immokalee Area FLUM identifies to the geographic planning
area.
Specifically, the proposed amendments to the IAMP element of the County's Growth
Management Plan (GMP) propose eight new goals, each with respective objectives and
policies. The new goals are then followed by the revised Land Use Designation Description
Section. This Section describes the proposed land use designations that will guide patterns of
development within the Immokalee urbanized area and will further the proposed goals
through standards set forth within each. land use designation and through explanations of the
types of allowed land uses that can be requested within the planning area.
The following are some of the major changes proposed by the amendment request:
• Re- configuration of the wetland boundary that connects to Lake Trafford /Camp
Keais Strand System Overlay. This revision was requested by County staff,
• Re- designation of the lands within the boundary of the Immokalee Regional Airport
from Industrial (ID) to Immokalee Regional Airport Subdistrict (APO);
• Addition of±103 acres of land that are proposed to be removed from the Rural Lands
Stewardship Area Overlay (RSLA) and be included within the boundary of the
Immokalee Regional Airport Subdistrict (APO);
• Addition of the "Loop Road," which is proposed to allow access from the Immokalee
Regional Airport and Florida Tradeport Areas, to SR 82 to SR 29; and
• Revisions to the land use designations in the IAMP FLUM that include:
1) An increase in base density allowed within the mixed use designated areas. No
change in base density (dwelling units /acre - DU /A) is proposed within the Low,
Medium, High or RT designated areas;
2) An increase of about 10 percent in the number of potential dwelling units that
could be developed through the base density;
3) Changes in the maximum density allowed within the low residential designation
(reduction) and the mixed use designation (increase);
4) An 18 percent reduction in the maximum number of potential dwelling units that
would be allowed in the IAMP;
5) An increase of ±201 acres of Recreational Tourist (RT) designated lands;
6) An increase on the cap of allowed density that can be requested within the
Immokalee Urban Area, via density bonus, from a maximum of 16 DU /A to a cap
of 20 DU /A;
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9/11/2012 Item 9.A.
7) A 5 percent reduction of residential designated lands. This change of over ±636
acres of residential designated lands are proposed to be re- designated to allow
commercial and industrial development, as well as uses that are allowed under the
RT designation;
8) An increase of ±80 acres of commercial designated lands; and
9) An increase of ±462 acres of industrial designated lands. This increase includes
the re- designation from Industrial (ID) to Immokalee Regional Airport Subdistrict
(APO) of 1,484 acres of land that are part of the Immokalee Regional Airport
boundary.
The County staff report states that the amendments would have a fiscal impact on Collier
County. The commitments included in the proposed plan, which translates into operational
impacts, fiscal impacts, as well as a set timeframe to fulfill such programmatic and fiscal
commitment, will require funding and allocation of County staff that may not be readily
available. County staff believes that the proposed [AMP may not have an immediate impact
on the demand for public facilities, but will impact future demand for public facilities. In
addition, the propose plan may shift prioritization of some Countywide efforts to the
Immokalee Urban Area in the future.
To address this issue, the proposed amendment Goal 1 would allow the County to prioritize
capital projects, programs and studies and any other commitments with the proposed plan
that are necessary to further the proposed Goals, Objectives and Policies of the IAMP on an
annual basis. Objective 1.1 requires the Community Redevelopment Agency (CRA) to
develop a list of priorities of commitments, as well as identifying potential alternative
funding sources to fulfill such commitments. In addition, Policy 1.1.1 allows for the
extension by the Board of County Commissioners (BoCC) of the timeframes allocated to
fulfill the commitments with the proposed IAMP, subject to the consideration of available
funding and /or operational constraints.
9. Applicable Strategic Regional Policy Plan Goals, Strategies and Actions:
CP- 2008 -5
Livable Communities
Goal 2: Southwest Florida will develop (or redevelop) communities that are livable
and offer residents a wide range of housing and employment opportunities.
Strategy: Develop livable, integrated communities that offer residents a high quality
of life.
Action 1: Encourage programs that promote infill development in urban areas to
maximize the efficient use of existing infrastructure.
Action 2: Work with local governments to promote structures and developments
that combine commercial and residential uses as a means of providing
housing that is affordable and near employment opportunities.
Goal 4: Livable communities designed to improve quality of life and to provide for
the sustainability of our natural resources.
3
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9/11/2012 Item 9.A.
Strategy: Promote through the Council's review roles community design and
development principles that protect the Region's natural resources and
provide for an improved quality of life,
Action 8: Working with all levels of government within Southwest Florida
actively plan for lands that have been acquired for natural resource
purposes to be maintained and managed to preserve their
environmental integrity.
Action 9: Insure that opportunities for governmental partnerships and
public /private partnerships in preserving wildlife habitats are
maximized.
Economic Infrastructure
Goal 1: A well- maintained social, health, and educational infrastructure to support
business and industry.
Strategy: Ensure the adequacy of lands for commercial and industrial centers, with
suitable services provided.
Action 2: Identify existing urban lands and transportation corridors for
development or redevelopment, and ensure adequate access and
services are provided.
Action 3: Include in planning efforts the recognition of lands with natural
capacity, accessibility, previous preparation for urban purposes, and
adequate public facilities.
Action 5: Review proposed development for increased densities and infill in
suitable urban areas.
Regional Cooperation
Goal 5: Effective resource management is maintained across the borders of
sovereign public agencies.
Strategy: All plans concerning the same resource shall have as objectives the same
effective results.
Action 4: The SWFRPC will promote state, regional and local agencies to
consider lands identified as priority one habitat south of the
Caloosahatchee River and areas formally designated as critical habitat
for the Florida Panther to be incorporated in the agency's natural
resource management programs and provide intergovernmental
coordination for the implementation of management practices that,
based on existing data, would be expected to result in maintaining
habitat conditions for the panther.
10. The effects of the Proposed Amendment on Regional Resources or Facilities Identified
in the Strategic Regional Policy Plan:
CP- 2008 -5
The proposed IAMP impacts a variety of regional resources and facilities that are identified
in the Strategic Regional Policy Plan and include:
4
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1) Changing the configuration of the wetland boundary that connects the Lake
Trafford /Camp Keais Strand, both regional resources, and providing an overlay to
address development levels and conservation efforts allowed in the wetland area;
2) Re- designating lands within the boundary of the Immokalee Regional Airport from
industrial land uses to an airport specific land use identified as the Immokalee
Regional Airport Subdistrict (APO), which addressed specific airport issues. Ibis
airport redesignated lands resulted in ±103 acres of land to be removed from the
Rural Lands Stewardship Area Overlay (RLSA) and included within the boundary of
the airport; .
3) Adding the concept of a "Loop Road," which is proposes to allow access from the
Immokalee Regional Airport and Florida Tradeport areas to SR 82 and SR 29. both of
which are regional roadways; and
4) Changing the land use designations that included:
a) an increase in the base density allowed in the mixed use designated areas:
b) an increase of about 10 percent in the number of potential dwelling units that
could be developed through the base density.
According to the County staff analyses, these changes represent an additional 6;730
dwelling units allowed in the IMAP.
c) a change in the maximum density allowed within the low residential (reduction)
and the mixed use designated areas (increase);
d) an 18 percent reduction in the maximum number of potential dwelling units that
would be allowed in the IAMP.
According to the County staff analyses, these changes would represent a reduction of
30,583.4 dwelling units from what is currently allowed to develop in the IAMP.
11. Extra - Jurisdictional Impacts that would be Inconsistent with the Comprehensive Plan
of the Affected Local Government:
CP- 2008 -5
Council staff has reviewed the proposed changes to the County's Comprehensive Plan with
respect to the IAMP and find no specific extra jurisdictional impacts that would be
inconsistent with the affected local government.
Analysis of the effects on the proposed amendments on the following issues to the extent
they are addressed in the Strategic Regional Policy Plan on:
12. Compatibility among local plans including, but not limited to, land use and
compatibility with military bases:
CP- 2008 -5
Council staff has reviewed the proposed land use changes being proposed in this request
and agrees and supports the County staff that the proposed changes provides smart growth
concepts and provides for a more sustainable community given the reduction in dwelling
units and the more appropriate location of the mixed use development pattern along the
major roadway systems in the planning area while placing lowing densities behind and
away from those increased densities. Given the future population projects for the planning
area, Council staff agrees with the proposed changes in the number of dwelling units
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provided in the Immokalee urban area and the arrangement of residential, commercial and
industrial land uses. Based on the Plan presented in this amendment request, Council staff
finds that the proposed changes to the County's Plan is compatible with local planning
efforts. While there will be a future military presence at the Immokalee Regional Airport
in the future, southwest Florida has no military bases in the region to be considered.
13. Impacts to significant regional resources and facilities identified in the Strategic
Regional Policy Plan, including, but not limited to, impacts on groundwater recharge
and the availability of water supply:
CP- 2008 -5
The proposed amendments do no substantially impact the regional water recharge and
water supply situations in the hnmokalee area. The subject changes proposes to improve
the wetland slough that flows into Lake Trafford by reducing the dwelling units that can be
built in that natural feature and the proposed amendments reduce and increase the densities
of the areas dwelling units. The increased densities in the urban area of Immokalee should
provide increased open space areas and thereby improve groundwater recharge. The
proposed Comprehensive Plan changes will not change the County's 10 -Year Water
Supply Plan.
14. Affordable housing issues and designation of adequate sites for affordable housing:
CP- 2008 -5
Due to the existing economy and the housing characteristics of Collier, the affordable
housing issue in the County is complex and has not been completely addressed. While, the
affordable housing issue along the coastal urban areas have been somewhat reduced due to
the economic downturn, it is still a problematic as it relates to housing for service providers
for the more affluent residential areas. The affordable housing issue in Immokalee is
somewhat different in that the Immokalee areas is predominately an agricultural
community that depends on a supply of less expensive farm worker housing units in
contrast to the urbanized areas along the coast. At the present time, there are fewer
agricultural workers in the County and therefore the demand for farm worker housing is
somewhat reduced. When fully developed, the proposed Plan amendments will improve
the housing stock in the Immokalee area and provide housing for the service workers in the
urbanized area of Immokalee. Council staff agrees with the smart growth concepts found
in the proposed changes and believes that the service workers that will live in the future
urbanized area of the community will be satisfied. The farm worker housing that is often
located outside of the urbanize Immokalee area may need additional analysis in the plan as
demand increases as the economy improves in the future.
15. Protection of natural resources of regionally significance identified in the Strategic
Regional Policy Plan including, but limited to, protection of spring and groundwater
resources, and recharge potential:
CP- 2008 -5
The proposed plan amendments will improve the natural resources around Lake Trafford
and the wetland systems that flow into that regional resource. All the environmental Goals,
Objectives and Policies found in the Collier County- Comprehensive Plan are still enforce to
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provide protection and conservation of the regionally significant natural resources found in
the Immokalee planning area, including groundwater resources and recharge potential. in
addition, the proposed changes recommend that dwelling densities in the wetland slough
that flows into Lake Trafford be reduced, which will increase the potential for recharge and
water quality improvements. There are no springs in the area that will be impacted by the
proposed amendments.
16. Compatibility with regional transportation corridors and facilities including, but not
limited to, roadways, seaports, airports, public transportation systems, high speed rail
facilities, and intermodal facilities:
CP- 2008 -5
The proposed amendments provide a significant change to the proposed transportation
facilities in the subject planning area. The plan proposed a loop road that will according to
the County staff report provide access from the Immokalee Regional Airport and Florida
Tradeport areas to SR 82 and SR 29, both of which are regional roadways. Council staff
agrees with the County's proposed transportation system improvement, but have severe
concerns how these facilities will be funded. The proposed amendments will improve and
enlarge the Immokalee Regional Airport. Council staff agrees and supports the County's
efforts to improve this regional facility and believes that it is an important public facility
that will aid future economic development in the region. The proposed changes do address
the intermodal facilities in the Immokalee area and improve the future walking and
bicycling system in the area. The subject Plan will provide improvements through the use
of smart growth and compact development principals. Council staff agrees and supports
the improvements the Plan makes related to intermodal development in Immokalee. The
proposed amendments do not substantial address public transportation systems or high
speed rail facilities.
17. Adequacy and compatibility with emergency preparedness plans and local mitigation
strategies including, but not limited to, the impacts on and availability of hurricane
shelters, maintenance of county hurricane clearance times, and hazard mitigation:
CP- 2008 -5
The proposed plan does not change the County's emergency preparedness plans, local
mitigation strategies, availability of hurricane shelters, maintenance of count} hurricane
clearance times, or hazard mitigation. All of the County's existing Goals, Objectives and
Policies that relate to these items are still in effect in the subject planning area. Because the
proposed plans result in an overall reduction in dwelling units and improve the location and
densities of future development in the planning area, the issues related to hurricane shelter
space and clearance time should actually be improved over time due to reduced demands in
the Immokalee community.
18. Analysis of the effects of extra - jurisdiction impacts which may be created by the
amendment:
CP- 2008 -5
Council staff has reviewed the proposed Plan and believe that it will not have substantial
extra - jurisdictional impacts on surrounding Counties or Cities. The Plan will improve the
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Immokalee area and will provide an improved development model for that part of Collier
County. Council staff supports the changes proposed by the County in the subject Plan and
believes that it will benefit the region. Council staff does have concerns about the future
funding of the changes proposed in the plan with respect to infrastructure costs that will be
necessary to support the new development pattern. The Plan suggests that the Board of
County Commissions have a yearly review of the proposed projects that will implement the
Plan and that these projects are provided as financially feasible. Council staff believes that
the Plan needs to be more specific as to how future funding will be achieved and what the
timeframes for actual implementation of the future improvements will be maintained.
Council staff finds the proposed amendments requested to allow for the future
improvement of the Immokalee area to be regional due to its impacts on regionally
significant nature resources, roadway system development, and airport improvements and
that the Plan is consistent with the Strategic Regional Policy Plan.
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Attachment III
Maps
Collier County
DCA 1ORAEC -1
Proposed Comprehensive Plan Amendments
Site Locations
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9/11/2012 Item 9.A.
February, 2011
Charles Gauthier, AICP
Director, Division of Community Planning
Department of Community Affairs
2555 Shumard Oak Boulevard
Tallahassee, FL 32399
Subject: Immokalee Area Master Plan
Collier County 10 -RAEC1
Dear Mr. Gauthier:
The following is provided in response to your Objections, Recommendations and Comments (ORC)
Report provided to Collier County on September 7, 2010. Pursuant to the ORC report, a conference call
was held to discuss measures to address Objections raised in the report. The following Individuals
participated in that call:
Scott Roger — Principal planner, DCA
David Weeks, AICP - Collier County Planning, Growth Management Manager
Mike Bosi, AICP - Collier County Planning, Comprehensive Planning Manager
Carolina Valera, Principal Planner, Collier County
Mike Greene , Transportation Planning Manager
John Podczerwinsky, Development Review Project Manager
Penny Phillippi, Executive Director, Immokalee CRA
Brad Muckel, Immokalee CRA, Project Manager
Bob Mulhere, FAICP, Mulhere & Associates, Consultant to CRA
Patrick Vanasse, AICP, RWA, Inc. Consultant to CRA
Chris Scott, AICP, LEED AP
The responses below are consistent with the response strategies discussed during the conference call.
We are confident that upon further review you will that we satisfactorily addressed the Objections
identified in the report as well as related Recommendations or Comments.
Obiection #1
A) Meaningful and Predictable Guidelines & Standards for Intensity
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9/11/2012 Item 9.A.
I . Obiection (Plan Policies): The proposed amendment (Land Use Designation Description
Section) does not establish meaningful and predictable guidelines and standards defining the
intensity of nonresidential use for the following future land use categories: Industrial
Subdistrict; Industrial -Mixed Use Subdistrict; Industrial- Immokalee Regional Airport
Subdistrict; Commercial -Mixed Use Subdistrict; RecreationaVTourist Subdistrict; Low
Residential Subdistrict; Medium Residential Subdistrict; and High Residential Subdistrict.
Response:
Several Residential subdistricts were included in the Objection (LR, MR, and HR). These subdistricts
primarily allow residential uses; however, several non - residential uses are also allowed in the
transmitted TAMP. It should be noted that these non - residential uses are customarily allowed in
residential subdistricts within the existing Collier County FLUE and the existing TAMP. These are
identified in the transmitted IAMP as follows:
A. URBAN — MIXED USE DISTRICT
.... Nonresidential uses allowed in the Residential subdistricts include, but are
not limited to: agriculture, home -based businesses, recreation and open space,
churches, libraries, cemeteries, public and private schools, day -care centers, and
essential services, as defined in the Land Development Code, except as may be
limited within a specific subdistrict or overlay.
We do not believe that most of these non - residential uses require a specific "intensity limit" as they are
not, for the most part, out -right commercial or industrial uses, but rather use typically allowed in
most /all residential land use subdistricts within Collier County. The agricultural use is permitted because
a fairly large portion of the Immokalee Urban area is still zoned "A" Agriculture and agricultures is a
significant economic driver in Immokalee. All other uses either require a Conditional Use approved
through a super majority at public hearing, or are regulated by existing design standards in the Collier
County Land Development Code.
It should also be noted that the existing IAMP and Collier County Growth Management Plan do not
include intensity standards for non - residential subdistricts. In order to meet the statutory requirements,
the proposed IAMP has established a maximum amount of non - residential development that can occur
during the planning timeframe (2025). Because the existing IAMP does not provide nonresidential
intensity standards, the proposed IAMP has elected to provide a maximum square footage for the entire
Immokalee Urban Area. This maximum non - residential development threshold was established based
on an analysis of existing conditions and growth projections, and will apply to all non - residential
development regardless of subdistrict. Section 5.1.6 of the Data & Analysis (attached) has been
updated to show the methodology establishing the threshold of 8.45 million square feet. The IAMP has
incorporated the following language (new text is shown in underline and deleted text is shown as
+. t0-).
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Policy 6.1.10: Non - Residential Development
Non - residential development in the Immokalee Urban Area will be limited to no more
than 8.45 million square feet through the 2025 Planning Horizon. Non - residential
development includes commercial, retail, office, industrial, institutional and governmental
uses, but excludes hotels: motels: government subsidized, affordable or farmworker
housing: and any development within the Seminole Reservation. Collier County staff
shall maintain records on the amount of non - residential development in Immokalee and
shall review, and update as necessary, the non - residential development limit as part of
the Evaluation and Appraisal Report process.
A. URBAN - MIXED USE DISTRICT
The purpose of this District is to allow residential and nonresidential land uses, including
mixed uses. Nonresidential uses are subiect to the intensity limitations in Policy 6.1.10.
Mixed uses can be located within individual buildings and /or projects in areas deemed
appropriate and identified on the FLUM. Nonresidential uses allowed in the Residential
subdistricts include, but are not limited to: agriculture, home -based businesses,
recreation and open space, churches, libraries, cemeteries, public and private schools,
day -care centers, and essential services, as defined in the Land Development Code,
except as may be limited within a specific subdistrict or overlay.
B. URBAN — INDUSTRIAL DISTRICT
The purpose of this District is to function as a major employment center and is intended
to accommodate industrial, distribution, trade, agriculture, and manufacturing uses,
essential services, as well as office and commercial uses as limited within each
Subdistrict. Nonresidential uses are subiect to the intensity limitations in Policy 6.1.10.
B) Meaningful and Predictable Guidelines & Standards for Mix of Uses
The proposed amendment (Land Use Designation Description Section) does not establish
meaningful and predictable guidelines and standards defining the percentage distribution of mix
among the mix of residential and nonresidential land uses allowed in the Commercial -Mixed Use
Subdistrict and RecreationalfTourist Subdistrict.
Response:
To insure a mix of uses in the Commercial- Mixed Use Subdistrict, projects equal to or greater than 10
acres will be encouraged to provide both residential and non - residential uses. In no case shall more
than 70% of the C -MU Subdistrict, in aggregate, be developed as single -use, non - residential projects.
This revised language will promote mixed -use infill and redevelopment, while maintaining a certain level
of flexibility for private development entities. This approach promotes a mix of uses but allows smaller
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infill projects to be single use. It recognizes that all projects do not need to be mixed but that the intent
is to develop a diversified and mixed -use district over time.
The proposed changes to the Commercial -Mixed Use Subdistrict are as follows:
4. Commercial - Mixed Use Subdistrict (C -MU):
The purpose of this Subdistrict is to provide for pedestrian- scaled, higher density
residential and mixed -use development, employment and recreational opportunities,
cultural and civic activities, and public places to serve residents of, and visitors to, the
Immokalee Urban Area. All types of residential uses are allowed within this Subdistrict,.
except that mobile homes are only allowed as provided by Policy 6.1.6., and 6.1.7.
Residential densities are allowed as provided below, except for properties within the
Lake Trafford /Camp Keais Strand System Overlay. Nonresidential uses allowed within
this Subdistrict include those uses allowed in the C -1 through C -4 zoning districts in the
Collier County Land Development Code, Ord. No. 04 -41, as amended.
Base Density: Sixteen (16) dwelling units per gross acre.
Maximum Density: Twenty (20) dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
Transient lodging is allowed at a maximum density of thirty -two (32) units per acre.
Mix of Uses: Proiects equal to or greater than 10 acres will be encouraged to provide
both residential and non - residential uses. In no case shall more than 70% of the C -MU
Subdistrict, in aggregate, be developed as single -use, non - residential projects.
As for the Recreational /Tourist Subdistrict (RT), we do not believe that provisions are needed to insure a
certain mix of uses. The RT Subdistrict is not identified as "mixed -use" subdistrict. As many other
subdistricts within the IAMP and the Collier County FLUE, the RT Subdistrict allows for a variety of uses
but it is not the intent of this subdistrict to mandate the vertical or horizontal integration of uses.
C) Meaningful and Predictable Guidelines & Standards for Allowed Uses in the Industrial - Immokalee
Regional Airport Subdistrict
1-he proposed amendment (Land Use Designation Description Section) does not establish
meaningful and predictable guidelines and standards defining the land uses that are allowed in
the "Industrial - Immokalee Regional Airport Subdistrict" because the text for this Subdistrict
states "allowable uses include all other uses deemed to be compatible and consistent with the
adopted Airport Master Plan, as may be amended." The proposed amendment does not establish
meaningful and predictable guidelines and standards defining the type of nonresidential land uses
allowed within the Commercial-Mixed Use Subdistrict.
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Response:
The Industrial — Immokalee Regional Airport Subdistrict has been amended as follows to provide
meaningful and predictable guidelines and standards that define the land uses allow in that subdistrict.
The uses that are referenced are consistent with those allowed by the existing PUD zoning for the
airport, and will allow the types of economic development opportunities that are desired for this Rural
Area of Critical Economic Concern. The Subdistrict will be subject to the nonresidential intensity
limitations of Policy 6.1.10, as referenced in the response to Objection #1.A.1.
3. Industrial — Immokalee Regional Airport Subdistrict
The purpose of this Subdistrict is to allow the Collier County Airport Authority (CCAA)
and leaseholders to develop the Immokalee Regional Airport and surrounding lands for
the economic health and development of the greater Immokalee area and Collier County
as a whole. Because the CCAA needs to retain flexibility to provide various general
aviation and revenue - generating opportunities via land leases as the Airport grows and
changes over time, a broad range of uses shall be allowed in this Subdistrict. In addition
to all uses permitted in the Industrial Subdistrict, allowed uses include: airport facility and
related accessory uses: commercial, industrial, institutional and agricultural uses; freight
and warehousing; trade; and ancillary recreational, vehicular racing, communications
and essential service uses. all ether .,nen deemed to he Gemnotihle and Gencic.tent e,ith
the adopted Aiped Master- Olen as mw he eme de,•l
The Commercial Mixed Use Subdistrict provides meaningful guidelines and standards defining the
allowed types of nonresidential land uses through it's stated purpose "to provide for pedestrian - scaled,
higher density residential and mixed -use development, employment and recreational opportunities,
cultural and civic activities, and public places to serve residents of, and visitors to, the Immokalee Urban
Area" and that "Nonresidential uses allowed within this Subdistrict include those uses allowed in the C-
1 through C -4 zoning districts in the Collier County Land Development Code, Ord. No. 04 -41, as
amended."
D) Meaningful and Predictable Guidelines & Standards Define Amounts of Preservation Needed
to Obtain Bonuses or Incentives
Proposed amendment Policy 5.1.1 allows development to achieve density bonuses and
other incentives in the Immokalee Urban Area if development exceeds the minimum required
amounts of preservation already set forth in Conservation and Coastal Management Element
Policy 6.1.1. Proposed Policy 5.1.1 does not establish meaningful and predictable guidelines and
standards defining the amounts of preservation that would be required to receive the density
bonuses or incentives,
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Response:
We have revised Policy 5.1.1 as follows to address the Department's Objection:
Policy 5.1.1: Incentives and Innovative Land Development Regulations
Collier County will promote the preservation of native vegetation in the
Immokalee Urban Area exceeding the minimum required amounts set forth in
CCME Policy 6.1.1, and pursuant to IAMP Policy 2.1.3. This may be
accomplished by utilizing incentives and innovative land development
regulations, including but not limited to: cluster development, transferable
development rights, density bonuses, and flexible development standards to
incentivize infill development and redevelopment within targeted MR, HR, C -MU
and I -MU designated lands. In order to qualify for any such incentives, on -site or
off -site preservation, if allowed in specifically targeted areas within the
Immokalee Urban designated area, shall exceed the minimum applicable
amounts set forth in Policy 6.1.1, of the CCME by at least 10 percent. Incentives
may be provided based upon a sliding scale, providing greater levels of incentive
for greater amounts of preservation above the applicable minimum amounts set
forth in Policv 6. 1.1 of the CCME.
Within two (2) years of the effective date of this Policy [effective ,
2011], subject to Policy 1.1.1, the County will explore the feasibility of adopting a
TDR program in the Immokalee Urban Area to further this Objective and Policy
2.1.3.
Within two years of the effective date of this Policy [effective , 2011 ]
the LDC (Ordinance 04 -41, as amended) subject to Policy 1.1.1, shall be
amended to provide for other incentives and innovative land development
regulations, including but not limited to cluster development and flexible
development standards, that do not require an amendment to the TAMP.
E) Meaningful and Predictable Guidelines & Standards Defining BMPs for Lake Trafford Area
Proposed amendment Policy 5.1.2 states, in part, that proposed development adjacent to
Lake Trafford will conform to best management practices regarding water quality in order to
avoid or minimize adverse impacts to the lake and its surrounding; wetlands or natural habitat.
Although the purpose of Policy 5.1.2 is to protect natural resources, Policy 5.1.2 does not
establish meaningful and predictable guidelines and standards defining the best management
practices in order to guide the content of the Land Development Code.
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Response:
Policy 5.1.2 has been modified to add more specificity regarding the Land Development Regulations that
will be drafted within two years of adopting the Immokalee Area Master Plan. The Best Management
Practices will be focused on increased or enhance treatment of storm water runoff and measures to
address Total Maximum Daily Loads and nutrient loading. These guidelines will be consistent with
requirements currently being developed by state and federal agencies. Policy 5.1.2 has been modified
as follows:
Policy 5.1.2 Lake Trafford Development
Recognizing the importance of Lake Trafford, and the surrounding wetlands and natural
habitat to the ecosystem, economy and ecotourism activities in Immokalee, proposed
development adjacent to Lake Trafford will conform to best management practices
BMPs regarding water quality in order to avoid or minimize adverse impacts to the lake
and its surrounding wetlands or natural habitat. These BMPs will primarily include
measures or design standards by the Department of Environmental Protection (DEP)
and the Environmental Protection Agency (EPA) that address increased or enhanced
on -site treatment of storm water runoff, and measures to address Total Maximum Daily
Loads (TMDL) and nutrient loading. Within two (2) years of the effective date of this
Policy (effective , 20111, subject to Policy 1.1.1, the County in conjunction
with any applicable state or federal agencies, will amend the LDC (Ordinance 04 -41, as
amended) to establish specific best management practices and will identify the specific
locations where such best management practices shall be required.
F) Internal Consistency within Policy 6.1.9
Proposed Policy 6.1.9 states that all rezonings must be consistent with the
Comprehensive Plan, but Policy 6.1.9 allows zoning to be inconsistent with the Comprehensive
Plan for properties that have zoning in place prior to a change in Land Use Resignation where
the prior zoning allows for a higher density or intensity than the new Land Use Designation. In
addition, proposed Policy 6.1.9(5) states that "Overall intensity of development shall be
determined based upon a comparison of public facility impacts as allowed by the existing zoning
district and the proposed zoning district. Proposed Policy 6.1.9(5) does not establish meaningful
and predictable guidelines and standards for the intensity of land use that require the intensity of
development to be determined consistent with the intensity standards of the applicable future
land use category.
Response:
The provision outlined in proposed Policy 6.1.9 already exists in Collier County's Growth Management
Plan. It has been part of the Collier County FLUE (Objective 5, Policy 5.1) since its inception in 1989, and
has been applicable to the entire County, including Immokalee. Proposed Policy 6.1.9 has been included
in the Immokalee Area Master Plan, to provide greater clarity, and to make the Master Plan more user -
friendly. Even if the proposed policy were removed, Collier County FLUE Policy 5.1 would still apply.
The Data & Analysis has been amended to include an analysis of where existing zoning is inconsistent
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with the IAMP FLUM in Section 5.3.1 and Map 5 -5. There are 7 areas where existing zoning is
inconsistent with the proposed FLUM, totaling 26 parcels and 74.9 acres.
G) Meaningful and Predictable Guidelines & Standards Regarding Intensity in Central Business
District
Response:
Policy 7.1.5 of the transmitted IAMP calls for the development of the Central Business District (CBD).
The CBD will be a zoning overlay that will fall within the Commercial Mixed Use Subdistrict. The CBD will
be located along S.R. 29 in the area commonly referred to as downtown Immokalee. The intent of the
CBD zoning overlay is to encourage high- intensity, multi -story, and pedestrian- oriented commercial and
mixed -use development. Properties in the CBD will be subject to the density standards for whichever
FLU Subdistrict in which it is located and the nonresidential development standards in Policy 6.1.10 (as
identified in response to Objection #1.A. above).
Objection #2
A) Data and Analysis to Address Residential and Commercial Water and Sewer Needs
2. Objection (FI.UM Amendments): Amendment I O -RAEC I proposes changes to land use
designations on the Future Land Use Map (FLUM). The proposed amendment is not supported
by an analysis (short -term five-year, and long -term planning timeframes) of the projected
demand for and availability of potable water and sanitary sewer facilities and water supply based
on clear assumptions regarding the combination of both residential land uses (at maximum
density and population projections) and nonresidential land uses (based on intensity standards
established in the IAMP) at the adopted level of service standards.
Response:
The Data & Analysis has been revised to provide an analysis of the short -term and long -term water and
sewer facilities and water supply impacts resulting from the proposed amendments. This analysis is
based on population growth, nonresidential development, adopted LOS standards and water and sewer
demands and is provided in the attached D &A Supplement as Section 6.4.3, Five- and Ten -Year Water
and Sewer Availability. The analysis shows that water demand will increase from 5.37 MGD to 5.95
MGD over the next five years and sewer demand will increase from 3.80 to 4.35 MGD. The increased
demand can be met by the projected 2014 capacity for water (14.20 MGD) and sewer (10.00 MGD). The
10 -year projections show water and sewer demand increasing to 6.17 MGD and 4.56 MGD, respectively,
which can be met by the projected 2019 capacity for water (14.20 MGD) and sewer (10.00 MGD).
Additionally, the D &A includes an amended Section 6.9, Demand Analysis from Maximum Potential
Build -Out to account for maximum nonresidential buildout potential resulting from the IAMP
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9/11/2012 Item 9.A.
amendments to the FLUM. This analysis calculates the maximum nonresidential development by
multiplying the intensity standards, as expressed in Floor Area Ratio (FAR), by the acreage for each
Future Land Use subdistrict. Based on these projections, the maximum buildout potential of the
Immokalee Urban Area could include 80.8 million square feet of nonresidential uses, which would
account for an additional 8.1 MGD of water and sewer demand. It is important to realize that it is
extremely unlikely that the maximum buildout will ever be realized, as actual development rarely occurs
at the maximum intensities and mixed use development projects rarely maximize both the residential
and non - residential potential. Also, because the adopted IAMP and Collier County Future Land Use
Element do not provide intensity standards for nonresidential uses, the maximum nonresidential
development potential from the proposed IAMP should be considered a reduction from the existing
plan.
B) Data and Analysis to Address Residential and Commercial
The proposed amendment is not supported by data and analysis addressing the following:
(1) the projected impact (short-term five -year, and long -term planning timeframes) of the
proposed FLUM amendments upon the adopted level of service standards of roadway facilities,
including SR 29 and SR 82, based on clear assumptions regarding residential land uses (at
maximum density and population projections), nonresidential land uses (based on intensity
standards established in the IAMP), and background growth in trips; (2) identifying road
improvements that are needed to maintain the adopted level of service standards; (3)
demonstrating that any road improvements that are needed to maintain the adopted level of
service standards are depicted on the Future Transportation Map (or map series) of the adopted
portion of the Collier County Comprehensive Plan and included in the Capital Improvements
Element Five -year Schedule of Capital Improvements; and (4) addressing coordination of any
needed improvements with the plans and programs of the Florida Department of Transportation
and the Metropolitan Planning Organization's Long Range Transportation Plan and
Transportation Improvement Program. The amendment does not coordinate the road
improvements that are needed to maintain the adopted roadway level of service standards with
the Future Transportation Map (by depicting such road improvements on the Map) and Capital
Improvement Element (by including the road improvements that are needed in the 5 years within
the Five -year Schedule, and by including the road improvements that are needed in the long -term
in a policy in the Capital Improvement Element).
Response:
A transportation analysis ( "Immokalee CRA Future Land Use Plan Amendment Transportation Analysis ",
Tindale- Oliver and Associates, Inc., November 20, 2009) was prepared which evaluated existing (2008)
conditions, short-term future (2016), and long -term future (2030) transportation conditions and needs.
The land uses evaluated are clearly described in this report, and reflect an increase from the growth
projections of the MPO's adopted Cost - Feasible Plan.
The long -term analysis, based on the MPO's transportation systems planning model, identified that the
currently adopted Cost - Feasible Plan provides levels of service that meet adopted standards on all area
roads except for three segments. It further indicates that the proposed increased development
intensities cause one additional road segment to become deficient, but that is the result of a relatively
small (approximately 50 p.m. peak hour trips) change in traffic volumes.
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The short-term analysis, based on the 2008 counts and trend growth rates, indicated that only one road
segment (SR 29 north of Lake Trafford Road, an emerging SIS road) was estimated to fail the adopted
LOS standard of C, operating at LOS D — which is the standard applied to most roads in Collier County.
Since the TOA transportation analysis was undertaken, Collier County updated its Annual Update and
Inventory Report (AUIR) making use of 2009 traffic count data. An excerpt from that report is provided
below, indicating that traffic volumes have decreased since 2008, and even more capacity is available on
SR 29 than was reported in the TOA traffic analysis. For example, on SR 29 north of Lake Trafford Road,
the more recent AUIR reports a 100th highest hour peak direction traffic volume of 539, as opposed to
the 608 estimated in 2008.
COLLIER COUNTY 2010 ANNUAL UPDATE INVENTORY REPORT (AUIR)
Collier County Transportation Database (Based on LOSPLAN and current traffic volumes)
2010
Peak Hour Peak
Peak Dir Hour 2010 L
Exist Cut. Min Peak Service Peak Dir Trip Total Remain. O
Road# Link From To Road Sta. Std Dir Volume Volume Bank Volume Capacitv S
SR29
SR 29
I CR 29A South
N 15th St
4D
I 6641C
W
1 1,860
642
94
736
1124 B
SR29
SR 29
N 15th St
CR 29A North
2U
6631C
S
875
539
112
651
224 C
SR29
SR 29
CR 29A No th
SR 82
2U
6631C
S
875
539
64
603
272 C
Rather than modify the adopted Comprehensive Plan Transportation Element and Capital Element,
County staff has determined it would reduce needed work and possible confusion if the adopted plans
are not amended at the present time, but in the late spring, 2011. The reason for this is that the Collier
County MPO has recently updated the socio- economic data that drives their long -range transportation
planning process to reduce the estimates of future population and employment. They have initiated a
transportation plan update study, which is scheduled for completion in the spring of 2011. This study
will take into consideration the proposed land use plan, to ensure it has been closely integrated into the
MPO planning process. As a result of the lower growth estimates, the future year travel demands are
expected to be lower than those of the current adopted long -range transportation plan, reducing the
need for road improvements by 2030.
The land use plan amendment could be approved based on the County's and MPO's commitments to
update their transportation plans. In the event that process gets delayed, then the appropriate
adjustments to the Transportation Element, the CIE, and the MPO plans could be made based on the
transportation analysis prepared in support of this amendment application.
Should you have any questions regarding this amendment, please contact me at (239) 597 -0575
or rjmgconsult- rwa.com.
Sincerely,
Patrick Vanasse, AICP
Director of Planning
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CP- 2008 -5 Immokalee Area Master Plan GMP Amendment Agenda Item #9E
WN 0 - "(4-
RNW-NOTOM.-MON - - --
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DIVISION — PLANNING AND REGULATION,
COMPREHENSIVE PLANNING SECTION
HEARING DATE: February 3, 2011
RE: PETITION CP- 2008 -5, IMMOKALEE AREA MASTER PLAN GROWTH
MANAGEMENT PLAN AMENDMENT (ADOPTION HEARING)
Coordinator: Carolina Valera, Principal Planner
AGENT /APPLICANT:
Agent: Applicant/Owner:
Robert Mulhere Immokalee Community Redevelopment Agency (CRA)
RWA, Inc. Collier County Government
6610 Willow Park Drive, Suite 200 310 Alachua Street
Naples, FL 34109 Immokalee, FL 34142
GEOGRAPHIC LOCATION:
The Immokalee urban area is a region of about 30 square miles containing ±17,116 acres of
land, and is located in northeast Collier County, approximately 27 miles from the intersection of
Immokalee Road (C.R. 846) and Collier Boulevard (C.R. 951) in Naples to the intersection of
South First Street and Main Street in Immokalee. The Immokalee urban area comprises the
Immokalee planning community.
REQUESTED ACTION:
The subject area of this amendment request is designated Urban on the Future Land Use Map
(FLUM) of the Immokalee Area Master Plan (TAMP) element of the Growth Management Plan
(GMP). This petition seeks to revise and replace in its entirety the existing adopted Immokalee
Area Master Plan Element of the GMP, including the existing Implementation Strategy, which
encompass the Goals, Objectives, and Policies; the Land Use Designation Description Section,
which generally indicate the types of land uses for which zoning may be requested; and the
Future Land Use Map (FLUM). Additionally, approximate 103 acres designated
Agricultural /Rural and within the Rural Lands Stewardship Area Overlay are proposed to be
added to the [AMP and those lands re- designated as Urban. This petition also proposes
changes to Policy 6.2.5 of the Conservation and Coastal Management Element (CCME) to add
language to address the vegetation retention requirements that would apply to lands within the
Lake Trafford /Camp Keais Strand System; and revisions to the Future Land Use Map Series of
the Future Land Use Element (FLUE) to reflect the additional 103 acres to the Immokalee Urban
area.
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SURROUNDING LAND USE ZONING AND FUTURE LAND USE DESIGNATION:
Subject Area:
More than half of the land use type within the Immokalee Urban area is presently agricultural.
The remainder is a mixture of residential, commercial and industrial uses. Immokalee is
accessed from the south and east by its major roadway, Immokalee Road (CR 846). State Road
29 provides access into the Community from the northern counties of Lee and Hendry and to
the southeast areas of Collier County.
Draft Future Land Use Map (FLUM)
Surroundinq Lands:
North: Lands designated Agricultural /Rural Mixed Use District, Rural Lands Stewardship Area
Overlay (RLSA) on the countywide Future Land Use Map (FLUM). The vast majority of
these lands are zoned Rural Agricultural District (A).
South: Lands designated Agricultural /Rural Mixed Use District, RLSA on the countywide
FLUM. Most of these lands are undeveloped and are zoned Rural Agricultural District
(A).
East: Lands designated Agricultural /Rural Mixed Use District, RLSA on the countywide
FLUM. Lands to the east are within the Area of Critical State Concern on the
countywide FLUM and which are within the Okaloacoochee Habitat Stewardship Area
(HSA) and the Okaloacoochee Slough Flowway Stewardship Area (FSA). These lands
are undeveloped and most are zoned Rural Agricultural District (A).
2
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CP- 2D08 -5 Immokalee Area Master Plan GMP Amendment
West: Lands designated Agricultural /Rural Mixed Use District, RLSA on the countywide
FLUM; as well as Lake Trafford and lands within the Camp Keais Strand FSA. Most of
these lands are undeveloped.
R 29C.
IMMOKALEE FUTURE LAND USE MAP
all,
a_y
Existing Immokalee Area Master Plan (TAMP) Future Land Use Map (FLUM)
CONSIDERATIONS:
:
■
y'
■
■
The proposed Immokalee Area Master Plan (TAMP) intends to implement the Immokalee
community's vision, as approved by the Immokalee Area Master Plan and Visioning Committee
(IMPVC), by promoting economic development and efficient delivery of services through greater
density and intensity that encourage dense, clustered development along major thoroughfares
that transition to lower densities; incorporating smart growth principles; and by providing greater
development flexibility through mixed -use Subdistricts. The revised Immokalee Future Land Use
map provides integrity to the geographic region.
In general, the amendment to the IAMP element of the GMP proposes eight new goals, each
with respective objectives and policies; followed by the revised Land Use Designation
Description Section which includes and describes the proposed land use designations that will
guide patterns of development within the Immokalee urban area and further the proposed goals
through standards set forth within such land used designations, and the types of allowed land
uses that could be requested.
The following are some of the major changes proposed in this petition:
3
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• Re- configuration of the wetland boundary that connects to Lake Trafford /Camp Keais
Strand System Overlay. This revision was requested by staff.
• Re- designation of the lands within the boundary of the Immokalee Regional Airport from
Industrial (ID) to Immokalee Regional Airport Subdistrict (APO).
• Addition of t103 acres of land that are proposed to be removed from the Rural Lands
Stewardship Area Overlay (RLSA) and be included within the boundary of the
Immokalee Regional Airport Subdistrict (APO).
• Addition of the "Loop Road," which is proposed to allow access from the Immokalee
Regional Airport and Florida Tradeport areas, to SR82 and SR29.
• Revisions to the land use designations in the IAMP FLUM include:
o An increase in the base density allowed within the mixed use designated areas.
However, no change in base density (DU /A — dwelling units per acre) is proposed
within the Low, Medium and High Residential and Residential Tourist designated
areas.
o An increase of about 10 percent in the number of potential dwelling units that
could be developed through base density.
o Changes in the maximum density allowed within the Low Residential (reduction)
and mixed use designated areas (increase).
o An 18 percent reduction in the maximum number of potential dwelling units that
would be allowed in the TAMP.
o An increase of 201 acres of Recreational Tourist (RT) designated lands.
o An increase on the cap of allowed density that can be requested within the
Immokalee Urban Area, via density bonus, from a maximum of 16 DU /A to a cap
of 20 DU /A.
o A five percent reduction of residential designated lands. This change of over
±636 acres of residential designated lands are proposed to be re- designated to
allow commercial and industrial development, as well as uses that are allowed
under the RT designation.
o An increase of ±80 acres of commercial designated lands.
o An increase of ±462 acres of industrial designated lands. This increase includes
the re- designation from Industrial (ID) to Immokalee Regional Airport Subdistrict
(APO) of 1484.3 acres of land that are part of the Immokalee Regional Airport
boundary.
• New "Existing Zoning Consistent with TAMP FLUM by Policy 6.1.9" map.
TRANSMITTAL HEARINGS:
Environmental Advisory Council (EAC) Recommendation:
The EAC heard this petition at their January 6, 2010 meeting and unanimously recommended
(3 -0) to forward the subject amendment, CP- 2008 -5, Immokalee Area Master Plan, to the BCC
with a recommendation to transmit to the Florida Department of Community Affairs (DCA)
subject to the following conditions:
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CP- 2008 -5 Immokalee Area Master Plan GMP Amendment
1. Standardize the Lake Trafford Camp Keais Strand System (LTCKSS) Overlay
terminology throughout the document. [Staff note: This condition has been addressed
in the revised document.]
2. Allow any lands within the LTCKSS to qualify for density and intensity blending. [Staff
note: This condition was incorporated into the document per the BCC conditions
of approval to transmit to DCA. Please refer to BCC condition number 3
discussions, under the BCC recommendation on page 7.]
3. Prohibit density increases within the LTCKSS Overlay. [Staff note: This condition has
been addressed in the revised document through the exemption of any bonuses to
lands within the LT/CKSSO. Additionally, the density and intensity blending
provisions that apply to lands within the LT/CKSSO are intended to encourage
shifting development from Urban designated lands to lands within the RLSA.]
4. Allow wetlands within the LTCKSS that are restored to high quality wetlands to qualify for
density intensity blending. [Staff note: As noted above, this condition has been
addressed in the revised document.]
5. Prohibit retroactive LTCKSS development applications. [Staff note: This condition has
been addressed in the revised document.]
6. Remove the Greenfield Designation. [Staff note: Greenfield designation has been
removed from the document.]
7. Policy 4.1.1 - Postpone the TDR adoption process for a period of 2 years to determine its
feasibility and if a Growth Management Plan amendment is required. [Staff note: This
condition has been addressed in the revised document. Please note that Policy
4. 1.1 has been re- numbered to Policy 5. 1.1 in the revised IAMP.]
8. Clarify Policies on how lands will be designated for "Conservation." [Staff note: This
condition has been addressed in the revised document. Please note that a
Conservation designation is not being proposed at this time. However, the revised
document includes requirements to evaluate the need of such for the inclusion of a
Conservation designation through the Evaluation and Appraisal Report process.]
9. Separate the Mitigation Bank Policy into Public and Private designations. [Staff note:
This condition has been addressed in the revised document.]
10. Policy 6.1.7 to read - "Within two (2) years of adoption of the Policy, Collier County shall
amend the Land Development Code to provide for a deviation process from the current
native vegetation retention standards set forth in the CCME Policy 6. 1.1 for
developments within the Immolsalee Urban Area. This deviation process shall be
consistent with provisions set forth in CCME Policy 6.1.1(10).] [Staff note: This
condition has been addressed in the revised document.]
11. Goal 4 - expand language to include listed species for upland and scrub jay habitat
within the Immokalee Urban Area [Staff note: This condition was included by the
agent for the petitioner, but later revised by the CCPC. However, the revised
language is intended to be general and therefore to include listed species,
including scrub jay habitat. Please note that Goal 4 has been re- numbered to Goal
5 in the revised IAMP.]
5
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12. Provide a data analysis on how the Immokalee Sewer and Water District intends to meet
the demands of future development. [Staff note: This condition has been addressed
in the revised data and analysis.]
13. Policy 4.1.2 line 1 — from "Recognizing the importance of Lake Trafford to potential
ecotourism..." To "Recognizing the importance of Lake Trafford and the surrounding
wetlands and natural habitat to the ecosystem, economy and ecotourism... " [Staff note:
This condition has been addressed in the revised document Please note that:
Policy 4.1.2 has been re- numbered to Policy 5.1.2 in the revised IAMP.]
14. Policy 4.1.2 - line 4 -5 from - "Within 2 years of the adoption of the Policy, the County in
conjunction with the Immokalee Community Redevelopment Agency will amend the ..." to
"Within 2 years of the adoption of this Policy, the County in conjunction with the
Immokalee Community Redevelopment Agency and any applicable State or Federal
Agencies will amend the ... " [Staff note: This condition has been addressed in the
revised document. Please note that Policy 4.1.2 has been re- numbered to Policy
5. 1.2 in the revised IAMP.]
15. Policy 4.1.3 line 1 — from "Collier County will continue to cooperate with agencies on
remediation efforts at Lake Trafford..." to "Collier County will continue to cooperate with
agencies on remediation, restoration and continuing long term management efforts at
Lake Trafford... " [Staff note: This condition has been addressed in the revised
document. Please note that Policy 4.1.3 has been re- numbered to Policy 5.1.3 in
the revised /AMP.]
Collier County Planning Commission (CCPC) Recommendation:
The Collier County Planning Commission (CCPC) heard this petition on February 16, February
18, March 3, and May 20, 2010, and unanimously recommended (6 -0) to forward the subject
petition to the BCC with a recommendation to transmit to DCA, subject to numerous changes
throughout the document which the petitioner has made (except where not endorsed by the
BCC), and subject to map revisions to identify the proposed ±103 acres expansion of the
Immokalee Regional Airport. In addition, the CCPC recommended the addition of language to
Policy 6.1.7 to allow Mobile Home use for a specific existing mobile home park located within
the Industrial subdistrict.
The CCPC requested the removal of language that would allow density and intensity blending
for properties which are contiguous to Lake Trafford or Camp Keais Strand which straddle the
Immokalee Urban area and the Rural Lands Stewardship Area Overlay (RLSA). The CCPC
expressed concern that the proposed IAMP did not include data and analysis that assessed the
impact that the shifting of density and intensity could have on the RLSA program.
Additionally, a new Goal (Goal 1) was included that would allow the County to prioritize capital
projects, programs, studies, and any other commitments within the proposed plan that are
necessary to further the Goals, objectives, and Policies in the TAMP; identifies potential
alternative funding sources; and allows for the extension of timeframes allocated to fulfill
commitments.
0
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Board of County Commissioners (BCC) Action:
The BCC heard this petition at their June 23, 2010 meeting and unanimously approved (5 -0) the
subject amendment for transmittal to DCA, subject to the following conditions:
1. Deletion of the CCPC's recommended language to Policy 6.1.7. to allow Mobile Home
use for a specific existing mobile home park within the Industrial subdistrict.
2. Inclusion (at Adoption) of companion amendments to the Future Land Use Element and
Map to reflect the removal of the :103 acres proposed to be added to the Immokalee
Regional Airport.
3. Re- inclusion of language that would allow density and intensity blending for properties
contiguous to Lake Trafford or Camp Keais Strand and which straddle the Immokalee
Urban area and the Rural Lands Stewardship Area Overlay (RLSA). This decision was in
response to a request from a public speaker representing a client that owns lands that
could potentially benefit from this provision. In addition, the BCC requested the public
speaker to provide staff data and analysis that would assess the impact of such
provision on the RLSA program with the intention that, during adoption hearings, the
EAC and CCPC be able to provide the BCC a recommendation of the merits of such
provisions based on the supplied data and analysis. (See attached data and analysis
provided by Wilson Miller Stantec Inc.) Staff maintains that the submitted data and
analysis does not address the effect that the shifting of density and intensity may have
on the acreage caps in the RLSA.
EVALUATION AND APPRAISAL REPORT (EAR) CCPC COMMENTS:
The wetland boundary that connects to Lake Trafford/Camp Keais Strand System Overlay
(LT /CKSSO) was adopted as part of the 2007 GMP amendments based on the 2004 EAR. As
part of this change, policies were added to the CCME to increase the native vegetation retention
requirements. Subsequent analysis by staff yields a different, more accurate boundary of this
wetland. At staff request, the petitioner agreed to include the revised boundary as part of this
amendment petition.
As part of the EAR hearings, the CCPC commented that the proposed standards contained
under the 'Wetlands Connected to Lake Trafford/Camp Keais Strand System Overlay' of the
Land Use Designation portion of the plan, references the wetland protection standards set forth
in Policy 6.2.5 of the CCME. However, such CCME Policy does not specify the native
vegetation retention requirements thresholds and standards that would apply to the Lake
Trafford /Camp Keais Strand System. The CCPC requested staff to evaluate what native
vegetation retention requirements would be appropriate for said system. One CCPC member
stated that perhaps the 90 percent requirement of the RLSA lands would be appropriate.
Staff evaluated the request for applying a 90 percent native vegetation retention requirement
and which is intended for properties located within the Rural Fringe Mixed Use District (RFMUD)
Sending lands. Major differences are the development parameters for these lands (density;
intensity; and allowed uses) which are intentionally restricted compared to those that apply to
properties within the LTCKSS Overlay. Properties within the LTCKSS are allowed to develop at
much higher density and intensity than the Sending lands within the RFMUD. Such a high native
vegetation retention requirement is incompatible with the development parameters for properties
within the LTCKSS.
VA
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The CCME requires properties within the Urban area to retain a minimum of 25 percent of
native vegetation. Lands within the LTCKSS are within the Immokalee Urban Area. However,
because of the high natural value of these lands, staff is of the opinion that the Urban native
vegetation retention requirements would not further the intent of protecting these lands.
Staff concludes that a mid -point range of native vegetation retention, such as the requirements
for Neutral lands, is the most appropriate for properties within the LTCKSS. Therefore, native
vegetation retention of 60 percent (not to exceed 45 percent of the site) is being proposed as
the appropriate requirement for properties within the LTCKSS.
Amendments to Policy 6.2.5 of the CCME are necessary in order to implement these
requirements (see attached Exhibit A text.)
DEPARTMENT OF COMMUNITY AFFAIRS (DCA) OBJECTION, RECOMMENDATIONS AND
COMMENTS (ORC) REPORT:
The Objections Recommendations and Comment (ORC) Report is included as part of this
amendment packet, as well as a response letter prepared by the petitioner's consultant (RWA)
with the assistance and input of County staff.
If an Objection set forth in the ORC Report is not adequately addressed when adopted, then the
DCA may find the amendment to be "Not in Compliance" with Florida Statutes, and issue a
Notice of Intent (NOI) to indicate such noncompliance. The County may respond to the ORC
Report in one of four ways at Adoption:
1. not modify the amendment, but provide additional explanation of what the amendment is
about, its purpose, what it will achieve [appropriate if we believe DCA simply does not
understand /has misunderstood the amendment] and /or provide additional data and analysis
to support the amendment; or
2. modify the amendment, so as to address the ORC issue; or,
3. modify the amendment, and provide additional explanation and /or provide additional data
and analysis; or,
4. not adopt the amendment.
Most notably within the ORC Report are objections due to DCA's contention that the proposed
TAMP does not establish meaningful and predictable guidelines and standards defining the
intensity of non - residential use for the different future land use categories. The land use
categories within the current IAMP do not include specific limitations for the development of
allowed intensity for the Immokalee Urban Area. Historically, the specifics on the amount and
the manner of non - residential development has been coordinated through established
limitations specified in the County's Land Development Code (LDC), and which vary depending
upon the type of zoning district where development is to occur, as well as the zoning and the
types of land use of surrounding properties. In addition, the County's Capital Improvement
Element of the GMP coordinates the demand on public facilities (sanitary sewer, solid waste,
drainage, potable water, traffic circulation, schools, and parks and recreation) based on
projected population growth.
In order to satisfy DCA's objections in regard to limitation of intensity within the GMP, County
staff compiled and evaluated land use category data in the Immokalee urban area in order to
0
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determine the amount of existing square footage of commercial, industrial, governmental, and
institutional development utilizing Collier County's Property Appraiser data, Collier County's
Geographic Information System (GIS) data, data from updated Commercial and Industrial
inventory. The petitioner then utilized the compiled data to compare the development potential
of the proposed IAMP with the County's population projection to prepare the resulting
development intensity in five year increments, out to 2025.
Based on an analysis of existing conditions and growth projections through the 2025 planning
horizon, the revised IAMP proposes a maximum square footage of 8.45 million square feet for
non - residential development for the entire Immokalee Urban Area, an increase of 3 million
square feet above the existing 5 million square feet of non - residential development.
Accordingly, the IAMP has been revised to include maximum square footage for non - residential
development through the added Policy 6.1.10; make revisions to the land use description
section; and add the data and analysis.
The ORC Report also contends that the proposed Policy 6.1.9 would allow zoning in Immokalee
to be inconsistent with the GMP for those existing properties that have a zoning designation that
permits a higher density or intensity than the maximums allowed within the proposed Plan. The
proposed Policy 6.1.9 is derived from FLUE Policy 5.1, is largely verbatim, and is a replacement
for FLUE Policy 5.1 to apply to the Immokalee area. Proposed Policy 6.1.9 has been included in
the Immokalee Area Master Plan to provide greater clarity.
The Collier County GMP was adopted in January 1989. Policy 5.1 originally simply required all
rezonings to be consistent with the GMP; there was no allowance in that policy for properties
that were zoned inconsistent with the FLUM designation on those properties. Original Policy 5.9
recognized developed properties that were zoned inconsistent with the FLUM designation on
those properties but did not provide for rezoning; essentially, it was a vesting policy — those
properties could develop in accordance with their existing zoning. Viewed in tandem, these
policies provided that properties zoned inconsistent with their FLUM designation could develop
per their existing zoning but if were rezoned, could only rezone to a zoning district consistent
with their FLUM designation — a down - zoning. For inconsistently zoned properties with a
commercial zoning, one incentive was provided for rezoning to a residential zoning district, the
Conversion of Commercial Zoning density bonus. Subsequent amendments to Policy 5.1 were
adopted to allow these consistent by policy properties to rezone to the same or lower density or
intensity.
The above clarification in regard to proposed Policy 6.1.9 has been coordinated with DCA staff.
In addition, a review of the existing zoning districts in the Immokalee urban area was conducted
to determine the impact that the changes of the proposed subdistrict designations would have
on the existing properties. The review concludes that a total of 26 parcels would become
inconsistent with the proposed IAMP FLUM, or 74.9 acres. However, the Immokalee urban area
encompasses an approximate of 17,116 acres of land. Therefore, less than one half of a
percent ( <1/2 %) of the Immokalee urban area would become inconsistent with the proposed
Plan FLUM designations.
The Garden Lake Apartments PUD, adopted by Ordinance 89 -09, and which is a build -out
development per Ordinance 10 -88 that comprises 7.40 acres of the 79.9 acres. This
development allows 9 units per acre, while the proposed LR subdistrict allows a maximum of 8
units per acre. In addition, two commercially zoned (C -3) properties would become inconsistent
with the proposed LR subdistrict. The remaining parcels are zoned Village Residential (VR), a
zoning district that allows up to 14 dwelling units per acre; Residential Multi - Family -6 (RMF -6);
and a portion (11.12 acres) of the Collier Village PUD, adopted by Ordinance 87 -06, that allows
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up to 5.37 dwelling units per acre. All of these remaining properties are within the LT /CKSSO for
which density is proposed to be restricted to a maximum of 4 dwelling units per acre with no
allowance for density bonuses.
Other revisions to the TAMP because of the ORC Report include: the establishment of a
maximum of 70 percent of non - residential development within the Commercial -Mixed Use
subdistrict; inclusion of the specific uses allowed within the Immokalee Regional Airport
subdistrict; clarification that the proposed Central Business District is meant to be a zoning
district as opposed to a land use designation; a revised transportation analysis to address short
term and long term transportation concerns and needs.
The ORC Report notes the need to establish meaningful and predictable guidelines and
standards defining the amounts of preservation that would be required to receive the density
bonuses and incentives as outlined in Policy 5.1.1 when a development exceeds the minimum
amount of preservation already set forth in Policy 6.1.1. of the Conservation and Coastal
Management Element (CCME). The revised language proposes that on -site or off -site
preservation exceed the minimum applicable amounts set forth in the CCME Policy 6.1.1 by at
least ten percent, in order to qualify for incentives. In addition, greater levels of incentives may
be provided for greater amounts of preservation through criteria that is to be specified in the
Land Development Code (LDC).
In addition, the ORC Report comments on the need for meaningful and predictable guidelines
and standards defining the best management practices regarding water quality as a result of
development adjacent to Lake Trafford and its surrounding wetlands or natural habitat. The
revised IAMP specifies that best management practices are to conform to those established by
the Florida Department of Environmental Protection (FDEP) and the U.S. Environmental
Protection Agency (EPA) in order to address Total Maximum Daily Loads (TMDL) and nutrient
loading.
Lastly, the ORC Report is concerned with the projected demand for and availability of potable
water and sanitary sewer facilities and water supply, based on clear assumptions regarding the
combination of residential and non - residential land uses at the adopted level of service
standards. The revised Plan includes additional data and analysis in the short term and long
term of supply and demand of water and sewer facilities. The analysis also includes demand
analysis from maximum potential build -out to account for maximum non - residential build -out
potential.
Revisions to the IAMP to address the ORC Report include the following:
• Additional text to Policy 5.1.1
• Additional text to Policy 5.1.2
• A new Policy 6. 1.10
• Additional text to the Urban — Mixed Use District
• Additional text to the Urban — Industrial District
• Additional text to the Commercial — Mixed Use Subdistrict
• Additional text to the Industrial — Immokalee Regional Airport Subdistrict
• Additional data and analysis:
• Future Land Use and Nonresidential Potential Analysis
• Zoning and FLUM inconsistencies
• Five and Ten — Year Water and Sewer Availability
• Demand Analysis from Maximum Potential Build -Out
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Excerpt from the proposed "Existing Zoning Consistent with IAMP FLUM by Policy 6.1.9" map
ADOPTION HEARINGS:
Environmental Advisory Council (EAC) Recommendation:
The EAC heard this petition at their January 5, 2011 meeting and unanimously recommended
(5 -0) to forward the subject amendment, CP- 2008 -5, Immokalee Area Master Plan, to the BCC
with a recommendation to transmit to the Florida Department of Community Affairs (DCA)
subject to the following conditions:
1. Policy 5.1.2: Lake Trafford Development — inclusion of language at the end of the
policy "The Lake Trafford Drainage Basin shall be the geographic area intended for
implementation of these BMP" (or similar language).
2. To affirm the BCC decision for inclusion of language that would allow density and
intensity blending for properties contiguous to Lake Trafford or Camp Keais Strand and
which straddle the Immokalee Urban Area and the Rural Lands Stewardship Area
Overlay (RLSA).
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Excerpt from the proposed "Existing Zoning Consistent with IAMP FLUM by Policy 6.1.9" map
ADOPTION HEARINGS:
Environmental Advisory Council (EAC) Recommendation:
The EAC heard this petition at their January 5, 2011 meeting and unanimously recommended
(5 -0) to forward the subject amendment, CP- 2008 -5, Immokalee Area Master Plan, to the BCC
with a recommendation to transmit to the Florida Department of Community Affairs (DCA)
subject to the following conditions:
1. Policy 5.1.2: Lake Trafford Development — inclusion of language at the end of the
policy "The Lake Trafford Drainage Basin shall be the geographic area intended for
implementation of these BMP" (or similar language).
2. To affirm the BCC decision for inclusion of language that would allow density and
intensity blending for properties contiguous to Lake Trafford or Camp Keais Strand and
which straddle the Immokalee Urban Area and the Rural Lands Stewardship Area
Overlay (RLSA).
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3. To support the Staff recommendation of a 60 percent neutral lands native preservation
requirement for the CCME (as discussed herein), with the understanding that given the
ecological and /or environmental value of the lands affected, the amount of preservation
required will be further evaluated and may be increased pending the results of said
evaluation.
In addition, the EAC recommended the following text changes to Data and Analysis section of
the IAMP document:
Section 4.7, Listed Species (page 41) — paragraph 2/3:
• Paragraph 2, line 3 - from "...the majority along the western boundary." to "...the
majority along the estern boundary."
• Paragraph 3, line 1 — from "Other listed species that have been observed within the
Immokalee Urban Area are the bald eagle..." to "Other listed species that have been
observed within the Immokalee Urban Area including but not limited to, are the bald
eagle..."
Staff also notes that the EAC recommendation to include language that would allow density and
intensity blending for properties contiguous to Lake Trafford or Camp Keais Strand and which
straddle the Immokalee Urban area and the RLSA, was based on the assumption that the agent
for the property owner that would be affected by this language, would provide the requisite data
and analysis. Only minimal data and analysis was received from that property owner's agent
and was provided to the EAC; it was considered inadequate by the EAC (and staff).
STAFF RECOMMENDATION:
Staff recommends that the Collier County Planning Commission forward Petition CP- 2008 -5 to
the Board of Collier County Commissioners with a recommendation to adopt and transmit to
DCA, subject to the inclusion of the requisite data and analysis that support language that would
allow density and intensity blending for properties contiguous to Lake Trafford or Camp Keais
Strand and which straddle the Immokalee Urban area and the RLSA.
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CP- 2008 -5 Immokalee Area Master Plan GMP Amendment
PREPARED BY:
CAROLI (A VALERA, PRINCIPAL PLANNER
,�ompre ensive Planning Section
Land Development Services Department
Growth Management Division, Planning & Regulation
APPROVED BY:
DAVID WEEKS, AICP, GMP MANAGER
Comprehensive Planning Section
Land Development Services Department
Growth Management Division, Planning & Regulation
APPROVED BY:
MIKE BOSI, AICP, COMPREHENSIVE PLANNING MANAGER
Comprehensive Planning Section
Land Development Services Department
Growth Management Division, Planning & Regulation
APPROVED BY
JMLLIAM LORENZ; PE, DIRj ECTOR
Land Development Services Department
Growth Management Division, Planning & Regulation
APPROVED BY:
(-Nf K CASALAN DA, DEPUTY ADMINISTRATOR
Growth Management Division, Planning & Regulation
COLLIER COUNTY PLANNING COMMISSION:
MARK STRAIN, CHAIRMAN
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DATE:
DATE:
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STAFF REPORT
ENVIRONMENTAL ADVISORY COUNCIL
TO: ENVIRONMENTAL ADVISORY COUNCIL
FROM: GROWTH MANAGEMENT DIVISION — PLANNING AND REGULATION,
COMPREHENSIVE PLANNING SECTION
HEARING DATE: January 5, 2011
RE: PETITION CP-2008-5, IMMOKALEE AREA MASTER PLAN GROWTH
MANAGEMENT PLAN AMENDMENT (ADOPTION HEAPING)
Coordinator: Carolina Valera, Principal Planner
AGENT/APPLICANT:
Agent: Applicant/Owner:
Robert Mulhere Immokalee Community Redevelopment Agency (CRA)
RWA, Inc. Collier County Government
6610 Willow Park Drive, Suite 200 310 Alachua Street
Naples, FL 34109 Immokalee, FL 34142
GEOGRAPHIC LOCATION:
The Immokalee urban area is a region of about 30 square miles containing -11-17,1116 acres of
land, and is located in northeast Collier County, approximately 27 miles from the intersection of
Immokalee Road (C.R. 846) and Collier Boulevard (C.R. 951) in Naples to the intersection of
South First Street and Main Street in Immokalee. The Immokalee urban area comprises the
Immokalee planning community.
REQUESTED ACTION:
The subject area of this amendment request is designated Urban on the Future Land Use Map
(FLUM) of the Immokalee Area Master Plan (IAMP) element of the Growth Management Plan
(GMP). This petition seeks to revise and replace in its entirety the existing adopted Immokalee
Area Master Plan Element of the GMP, including the existing Implementation Strategy, which
encompass the Goals, Objectives, and Policies; the Land Use Designation Description Section,
which generally indicate the types of land uses for which zoning may be requested; and the
Future Land Use Map (FLUM). Additionally, approximate 103 acres designated
Agricultural/Rural and within the Rural Lands Stewardship Area Overlay are proposed to be
added to the IAMP and those lands re-designated as Urban. This petition also proposes
changes to Policy 6.2.5 of the Conservation and Coastal Management Element (CCME) to add
language to address the vegetation retention requirements that would apply to lands within the
Lake Trafford/Camp Keais Strand System; and revisions to the Future Land Use Map Series of
the Future Land Use Element (FLUE) to reflect the additional 103 acres to the Immokalee Urban
area.
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SURROUNDING LAND USE ZONING AND FUTURE LAND USE DESIGNATION:
Subject Area:
More than half of the land use type within the Immokalee Urban area is presently agricultural.
The remainder is a mixture of residential, commercial and industrial uses. Immokalee is
accessed from the south and east by its major roadway, Immokalee Road (CR 846). State Road
29 provides access into the Community from the northern counties of Lee and Hendry and to
the southeast areas of Collier County.
4- +1Csv.'£Y"C rt' fi^ ': aF"':N C+ 2 6--_
Draft Future Land Use Map (FLUM)
Surrounding Lands:
North: Lands designated Agricultural /Rural Mixed Use District, Rural Lands Stewardship Area
Overlay (RLSA) on the countywide Future Land Use Map (FLUM). The vast majority of
these lands are zoned Rural Agricultural District (A).
South: Lands designated Agricultural /Rural Mixed Use District, RLSA on the countywide
FLUM. Most of these lands are undeveloped and are zoned Rural Agricultural District
(A).
East: Lands designated Agricultural /Rural Mixed Use District, RLSA on the countywide
FLUM. Lands to the east are within the Area of Critical State Concern on the
countywide FLUM and which are within the Okaloacoochee Habitat Stewardship Area
(HSA) and the Okaloacoochee Slough Flowway Stewardship Area (FSA). These lands
are undeveloped and most are zoned Rural Agricultural District (A).
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West: Lands designated Agricultural /Rural Mixed Use District, RLSA on the countywide
FLUM; as well as Lake Trafford and lands within the Camp Keais Strand FSA. Most of
these lands are undeveloped.
Existing Immokalee Area Master Plan (TAMP) Future Land Use Map (FLUM)
CONSIDERATIONS:
The proposed Immokalee Area Master Plan (TAMP) intends to implement the Immokalee
community's vision, as approved by the Immokalee Area Master Plan and Visioning Committee
(IMPVC), by promoting economic development and efficient delivery of services through greater
density and intensity that encourage dense, clustered development along major thoroughfares
that transition to lower densities; incorporating smart growth principles; and by providing greater
development flexibility through mixed -use Subdistricts. The revised Immokalee Future Land Use
map provides integrity to the geographic region.
In general, the amendment to the IAMP element of the GMP proposes eight new goals, each
with respective objectives and policies; followed by the revised Land Use Designation
Description Section which includes and describes the proposed land use designations that will
guide patterns of development within the Immokalee urban area and further the proposed goals
through standards set forth within such land used designations, and the types of allowed land
uses that could be requested.
The following are some of the major changes proposed in this petition:
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• Re- configuration of the wetland boundary that connects to Lake Trafford/Camp Keais
Strand System Overlay. This revision was requested by staff.
• Re- designation of the lands within the boundary of the Immokalee Regional Airport from
Industrial (ID) to Immokalee Regional Airport Subdistrict (APO).
• Addition of :103 acres of land that are proposed to be removed from the Rural Lands
Stewardship Area Overlay (RLSA) and be included within the boundary of the
Immokalee Regional Airport Subdistrict (APO).
• Addition of the "Loop Road," which is proposed to allow access from the Immokalee
Regional Airport and Florida Tradeport areas, to SR82 and SR29.
• Revisions to the land use designations in the IAMP FLUM include:
o An increase in the base density allowed within the mixed use designated areas.
However, no change in base density (DU /A — dwelling units per acre) is proposed
within the Low, Medium, High and RT designated areas.
• An increase of about 10 percent in the number of potential dwelling units that
could be developed through base density.
• Changes in the maximum density allowed within the low residential (reduction)
and mixed use designated areas (increase).
• An 18 percent reduction in the maximum number of potential dwelling units that
would be allowed in the TAMP.
o An increase of ±201 acres of Recreational Tourist (RT) designated lands.
o An increase on the cap of allowed density that can be requested within the
Immokalee Urban Area, via density bonus, from a maximum of 16 DU /A to a cap
of 20 DU /A.
o A five percent reduction of residential designated lands. This change of over
±636 acres of residential designated lands are proposed to be re- designated to
allow commercial and industrial development, as well as uses that are allowed
under the RT designation.
o An increase of ±80 acres of commercial designated lands.
o An increase of 1462 acres of industrial designated lands. This increase includes
the re- designation from Industrial (ID) to Immokalee Regional Airport Subdistrict
(APO) of 1484.3 acres of land that are part of the Immokalee Regional Airport
boundary.
TRANSMITTAL HEARINGS:
Environmental Advisory Council (EAC) Recommendation:
The EAC heard this petition at their January 6, 2010 meeting and unanimously recommended
(3 -0) to forward the subject amendment, CP- 2008 -5, Immokalee Area Master Plan, to the BCC
with a recommendation to transmit to the Florida Department of Community Affairs (DCA)
subject to the following conditions:
1. Standardize the Lake Trafford Camp Keais Strand System (LTCKSS) Overlay
terminology throughout the document. [Staff note: This condition has been addressed
in the revised document.]
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2. Allow any lands within the LTCKSS to qualify for density and intensity blending. [Staff
note: This condition was incorporated into the document per the BCC conditions
of approval to transmit to DCA. Please refer to BCC condition number 3
discussions, under the BCC recommendation in the following page.]
3. Prohibit density increases within the LTCKSS Overlay. [Staff note: This condition has
been addressed in the revised document through the exemption of any bonuses to
lands within the LT/CKSSO. Additionally, the density and intensity blending
provisions that apply to lands within the LT/CKSSO are intended to encourage
shifting development from Urban designated lands to lands within the RLSA.]
4. Allow wetlands within the LTCKSS that are restored to high quality wetlands to qualify for
density intensity blending. [Staff note: As noted above, this condition has been
addressed in the revised document.]
5. Prohibit retroactive LTCKSS development applications. [Staff note: This condition has
been addressed in the revised document.]
6. Remove the Greenfield Designation. [Staff note: Greenfield designation has been
removed from the document.]
7. Policy 4.1.1 - Postpone the TDR adoption process for a period of 2 years to determine its
feasibility and if a Growth Management Plan amendment is required. [Staff note: This
condition has been addressed in the revised document. Please note that Policy
4. 1.1 has been re- numbered to Policy 5. 1.1 in the revised TAMP.]
8. Clarify Policies on how lands will be designated for "Conservation." [Staff note: This
condition has been addressed in the revised document. Please note that a
Conservation designation is not being proposed at this time. However, the revised
document includes requirements to evaluate the need of such for the inclusion of a
Conservation designation through the Evaluation and Appraisal Report process.]
9. Separate the Mitigation Bank Policy into Public and Private designations. [Staff note:
This condition has been addressed in the revised document.]
10. Policy 6.1.7 to read - "Within two (2) years of adoption of the Policy, Collier County shall
amend the Land Development Code to provide for a deviation process from the current
native vegetation retention standards set forth in the CCME Policy 6.1.1 for
developments within the Immokalee Urban Area. This deviation process shall be
consistent with provisions set forth in CCME Policy 6.1.1(10).'] [Staff note: This
condition has been addressed in the revised document. Please note that Policy
4. 1.1 has been re- numbered to Policy 5.1.1 in the revised /AMP.]
11. Goal 4 - expand language to include listed species for upland and scrub jay habitat
within the Immokalee Urban Area [Staff note. This condition was included by the
agent for the petitioner, but later revised by the CCPC. However, the revised
language is intended to be general and therefore to include listed species,
including scrub jay habitat. Please note that Goal 4 has been re- numbered to Goal
5 in the revised TAMP.]
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12. Provide a data analysis on how the Immokalee Sewer and Water District intends to meet
the demands of future development. [Staff note: This condition has been addressed
in the revised data and analysis.]
13. Policy 4.1.2 line 1 — from "Recognizing the importance of Lake Trafford to potential
ecotourism..." To "Recognizing the importance of Lake Trafford and the surrounding
wetlands and natural habitat to the ecosystem, economy and ecotourism... " [Staff note:
This condition has been addressed in the revised document. Please note that:
Policy 4.1.2 has been re- numbered to Policy 5.1.2 in the revised IAMP.]
14. Policy 4.1.2 - line 4 -5 from - "Within 2 years of the adoption of the Policy, the County in
conjunction with the Immokalee Community Redevelopment Agency will amend the..." to
"Within 2 years of the adoption of this Policy, the County in conjunction with the
Immokalee Community Redevelopment Agency and any applicable State or Federal
Agencies will amend the ... " [Staff note: This condition has been addressed in the
revised document. Please note that Policy 4.1.2 has been re- numbered to Policy
5.1.2 in the revised TAMP.]
15. Policy 4.1.3 line 1 — from "Collier County will continue to cooperate with agencies on
remediation efforts at Lake Trafford..." to "Collier County will continue to cooperate with
agencies on remediation, restoration and continuing long term management efforts at
Lake Trafford... " [Staff note: This condition has been addressed in the revised
document. Please note that Policy 4.1.3 has been re- numbered to Policy 5.1.3 in
the revised IAMP.]
Collier County Planning Commission (CCPC) Recommendation:
The Collier County Planning Commission (CCPC) heard this petition on February 16, February
18, March 3, and May 20, 2010, and unanimously recommended (6 -0) to forward the subject
petition to the BCC with a recommendation to transmit to DCA, subject to numerous changes
throughout the document which the petitioner has made, and subject to map revisions to identify
the proposed ±103 acres expansion of the Immokalee Regional Airport. In addition, the CCPC
recommended the addition of language to Policy 6.1.7 to allow Mobile Home use for a specific
existing mobile home park located within the Industrial subdistrict.
Of relevance to the EAC is the request from the CCPC to remove language that would allow
density and intensity blending for properties which are contiguous to Lake Trafford or Camp
Keais Strand which straddle the Immokalee Urban area and the Rural Lands Stewardship Area
Overlay (RLSA). The CCPC expressed concern that the proposed TAMP did not include data
and analysis that assessed the impact that the shifting of density and intensity could have on
the RLSA program.
Additionally, a new Goal was included that would allow the County to prioritize capital projects,
programs, studies, and any other commitments within the proposed plan that are necessary to
further the Goals, objectives, and Policies in the IAMP; identifies potential alternative funding
sources; and allows for the extension of timeframes allocated to fulfill commitments.
Board of County Commissioners (BCC) Recommendation:
The BCC heard this petition at their June 23, 2010 meeting and unanimously approved (5 -0) the
subject amendment for transmittal to DCA subject to the following conditions:
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1. Deletion of the CCPC's recommended language to Policy 6.1.7. to allow Mobile Home
use for a specific existing mobile home park within the Industrial subdistrict.
2. Inclusion (at Adoption) of companion amendments to the Future Land Use Element and
Map to reflect the removal of the ±103 acres proposed to be added to the Immokalee
Regional Airport.
3. Re- inclusion of language that would allow density and intensity blending for properties
contiguous to Lake Trafford or Camp Keais Strand and which straddle the Immokalee
Urban area and the Rural Lands Stewardship Area Overlay (RLSA). This decision was in
response to a request from a public speaker representing a client that owns lands that
could potentially benefit from this provision. In addition, the BCC requested the public
speaker to provide staff data and analysis that would assess the impact of such
provision on the RLSA program with the intention that, during adoption hearings, the
EAC and CCPC be able to provide the BCC a recommendation of the merits of such
provisions based on the supplied data and analysis. (See attached data and analysis
provided by Wilson Miller Stantec Inc.) Staff maintains that the submitted data and
analysis does not address the effect that the shifting of density and intensity may have
on the acreage caps in the RLSA.
Evaluation and Appraisal Report (EAR) CCPC comments:
The wetland boundary that connects to Lake Trafford/Camp Keais Strand System Overlay
(LT /CKSSO) was adopted as part of the 2007 GMP amendments based on the 2004 EAR. As
part of this change, policies were added to the CCME to increase the native vegetation retention
requirements. Subsequent analysis by staff yields a different, more accurate boundary of this
wetland. At staff request, the petitioner agreed to include the revised boundary as part of this
amendment petition.
As part of the EAR hearings, the CCPC commented that the proposed standards contained
under the 'Wetlands Connected to Lake Trafford /Camp Keais Strand System Overlay" of the
Land Use Designation portion of the plan, references the wetland protection standards set forth
in Policy 6.2.5 of the CCME. However, such CCME Policy does not specify the vegetation
retention requirements thresholds and standards that would apply to the Lake Trafford /Camp
Keais Strand System. The CCPC requested staff to evaluate what vegetation retention
requirements would be appropriate for said system. A CCPC member stated that perhaps the
90 percent requirement of the RLSA lands would be appropriate.
Staff evaluated the request for applying a 90 percent vegetation retention requirement and
which is intended for properties located within the RLSA. A point of contention is the fact that
the development parameters for these lands (density; intensity; and allowed uses) are
intentionally restricted compared to those that apply to properties within the LTCKSS Overlay.
Properties within the LTCKSS are allowed to develop at much higher density and intensity than
the lands within the RLSA. Therefore, such high vegetation retention requirement is illogical
when compared with the allowed development standards for properties within the LTCKSS.
The CCME requires properties within the Urban area to retain a minimum of 25 percent of
vegetation. Lands within the LTCKSS are within the Immokalee Urban Area. However, because
of the high natural value of these lands, staff is of the opinion that the Urban vegetation
retention requirements would not further the intent of protecting these lands.
Staff concludes that a mid -point range of vegetation retention, such as the requirements for
Neutral lands, is the most appropriate for properties within the LTCKSS. Therefore, vegetation
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retention of 60 percent (not to exceed 45 percent of the site) is the appropriate requirement for
properties within the LTCKSS.
Amendments to Policy 6.2.5 of the CCME are necessary in order to implement these
requirements (see attached Exhibit A text.)
DEPARTMENT OF COMMUNITY AFFAIRS (DCA) OBJECTION, RECOMMENDATIONS AND
COMMENTS (ORC) REPORT:
The Objections Recommendations and Comment (ORC) Report is included as part of this
amendment packet, as well as a response letter prepared by the petitioner's consultant (RWA)
with the assistance and input of County staff.
Most notable for the deliberations of the EAC are the following comments:
The ORC Report notes the need to establish meaningful and predictable guidelines and
standards defining the amounts of preservation that would be required to receive the density
bonuses and incentives as outlined in Policy 5.1.1 when a development exceeds the minimum
amount of preservation already set forth in Policy 6.1.1. of the Conservation and Coastal
Management Element (CCME). The revised language proposes that on -site or off -site
preservation exceed the minimum applicable amounts set forth in the CCME Policy 6.1.1 by at
least ten percent, in order to qualify for incentives. In addition, greater levels of incentives may
be provided for greater amounts of preservation through criteria that is to be specified in the
Land Development Code (LDC).
In addition, the ORC comments on the need of meaningful and predictable guidelines and
standards defining the best management practices regarding water quality as a result of
development adjacent to Lake Trafford and its surrounding wetlands or natural habitat. The
revised IAMP specifies that best management practices are to conform to those established by
the Department of Environmental Protection (DEP) and the Environmental Protection Agency
(EPA) in order to address Total Maximum Daily Loads (TMDL) and nutrient loading.
Lastly, the ORC is concerned with the projected demand for and availability of potable water
and sanitary sewer facilities and water supply, based on clear assumptions regarding the
combination of residential and non - residential land uses at the adopted level of service
standards. The revised plan includes additional data and analysis in the short term and long
term of supply and demand of water and sewer facilities. The analysis also includes demand
analysis from maximum potential build -out to account for maximum non - residential build -out
potential.
Land use related comments within the ORC include recommendations to establish meaningful
and predictable guidelines and standards defining the intensity of non - residential use for the
different future land use categories. Based on an analysis of existing conditions and growth
projections through the 2025 planning horizon, the revised IAMP proposes a maximum square
footage of 8.45 million square feet for non - residential development for the entire Immokalee
Urban Area, an increase of 3 million square feet above the existing 5 million square feet of non-
residential development.
Other revisions to the IAMP because of the ORC include: the establishment of a maximum of 70
percent of non - residential development within the Commercial -Mixed Use subdistrict; inclusion
of the specific uses allowed within the Immokalee Regional Airport subdistrict; clarification that
the proposed Central Business District is meant to be a zoning district as opposed to a land use
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designation; a revised transportation analysis to address short term and long term transportation
concerns and needs.
Revisions to the IAMP to address the ORC include the following:
• Additional text to Policy 5.1.1
• Additional text to Policy 5.1.2
• A new Policy 6. 1.10
• Additional text to the Urban — Mixed Use District
• Additional text to the Urban — Industrial District
• Additional text to the Commercial — Mixed Use Subdistrict
• Additional text to the Industrial — Immokalee Regional Airport Subdistrict
• Additional data and analysis:
• Future Land Use and Nonresidential Potential Analysis
• Zoning and FLUM inconsistencies
• Five and Ten — Year Water and Sewer Availability
• Demand Analysis from Maximum Potential Build -Out
If an Objection set forth in the ORC Report is not adequately addressed when adopted, then the
DCA may find the amendment to be "Not in Compliance" with Florida Statutes, and issue a
Notice of Intent (NOI) to indicate such noncompliance. The County may respond to the ORC
Report in one of four ways at Adoption:
1. not modify the amendment, but provide additional explanation of what the amendment is
about, its purpose, what it will achieve [appropriate if we believe DCA simply does not
understand /has misunderstood the amendment] and /or provide additional data and analysis
to support the amendment; or
2. modify the amendment, so as to address the ORC issue; or,
3. modify the amendment, and provide additional explanation and /or provide additional data
and analysis; or,
4. not adopt the amendment.
STAFF RECOMMENDATION:
Staff recommends that the Environmental Advisory Council forward Petition CP- 2008 -5 to the
Board of Collier County Commissioners with a recommendation to adopt and transmit to DCA.
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CP-2008-5 Immokalee Area Master Plan GMP Amendment
PREPARED BY:
CAR61LINA LERA, PRINCIPAL PLANNER
Comprehensive Planning Section
Land Development Services Department
Planning & Regulation, Growth Management Division
APPROVED BY:
MIKE BOSI, AICP, COMPREHENSIVE PLANNING MANAGER
Comprehensive Planning Section
Land Development Services Department
Planning & Regulation, Growth Management Division
9/11/2012 Item 9.A.
DATE: /.Z - 17 .,11-..;
DATE:
A17
'jD BY:
E
DATE:
WULIAM LORENZ, E, DIRICTOR
Land Development Services Department
Planning & Regulation, Growth Management Division
APPROVED BY-"
DATE:
NICK CASALAN(j—UlbA, Df=PdTY*6"ISTRATOR
Planning & Regulation, Growth Management Division
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("a - (� -/ 3
10
9/11/2012 Item 9.A.
Rick Scott Doug Darling
GOVERNOR EXECUTIVE DIRECTOR
FLORIDA DEPARTMENTaf
ECONOMIC OPPORTUNITY
December 27, 2011
Mr, Jim. Coletta, Commissioner, District 5
Collier County Board of County Commissioners
3299 Tamiami Trail East, Suite 303
Naples, Florida 341.12 -5746
Dear Commissioner Coletta,
This letter is in response to your e -mail dated Friday, December 27, 2011, requesting a
nine month extension for the adoption of the proposed amendment (file number 10 -RAEC 1) to
the Collier County Comprehensive Plan pursuant to Section 163.3184(4)(e)1., Florida Statutes.
The amendment is proposing to revise the Master Plan for the lmmokalee Rural Area of Critical
Economic Concern.
The Department has reviewed your request and agrees to the County's extension request.
The new extended adoption date is September 27,2012. The Department raised two objections
to the proposed amendment, which the County should address prior to adopting the amendment.
We offer the County our assistance to address these issues. Additionally, the Department
reminds the County that all citizens who commented on the amendment need to be notified of the
extension.
If the proposed amendment is adopted, please submit the amendments to the Florida
Department of Economic Opportunity, Bureau of Community Planning, Plan Processing Team
within 10 days of adoption pursuant to Section 163.3184(4)(e)2., Florida Statutes.
The (;alchvcll Building 107 L ;Madison Sbrc.ci 'Tallahassee. Florida 32399 -4120
850,245.7105 : TH /1`1)l.) 1 -900- 955 -8771 Voice 1 -800 -955 -8770 1 /LoridrrJohs.nrg
An equal opportunity employer'program. Auxiliary aids and services are available upon request to individuals with disabilities. All voice telephone
numbers on this document may be reached by Persians using '17Y /114) equipment via the Florida Relay Service at 711.
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9/11/2012 Item 9.A.
Mr. Jim. Coletta, Commissioner, District 5
December 27, 2011
Page 2 of 2
If you have any questions concerning this matter, please do not hesitate to contact
Jeannette Hallock- Solomon, AICP, at (850) 717 -8490, or Ray Eubanks, Plan Processing
Administrator, at (850) 717 -8483.
Sincerely,
,JAA
J. Thomas Beck, AICP
Director, Division of Community Development
Enclosure
JTB /jhs
cc: Mike Bosi, AICP, Comprehensive Planning Manager, Collier County
Liz Donley, Interim Executive Director, Southwest Florida Regional Planning Council
Terry Manning, AICP, Senior Planner, South Florida Water Management District
Jim Quinn, Environmental Manager, Florida Department of Environmental Protection
Susan Harp, Historic Preservation Planner, Florida Department of State
Tracy Suber, Growth Management Liaison, Florida Department of Education
Comprehensive Plan Review, Florida Department of Agriculture and Consumer Services
Lawrence Massey, Growth Management Coordinator, Florida Department of
Transportation, District 1
Jane Chabre, Conservation Planning Services, Florida Fish and Wildlife Conservation
Commission
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9/11/2012 Item 9.A.
Hallock - Solomon, Jeannette
From: Bosi, Mike
Sent: Tuesday, December 27, 2011 8:42 AM
To: Beck, Tom
Cc: Eubanks, Ray; Hallock- Solomon, Jeannette; CasalanguidaNick
Subject: FW: Extension of time for the Immokalee master plan.
Good Morning Mr. Beck,
I hope that you had an enjoyable Christmas Holiday. I have forwarded an e-mail message
generated by Collier County Commissioner Jim Coletta, the Commissioner for District Five
which includes the Immokalee Community. We hope that you and your office can give the below
request the utmost consideration due to its importance to the residents of Immokalee. Thank
you and if I can be of any further assistance please contact me.
Thank you and I hope you have a great remaining holiday season, Mike
Mike Bosi, AICP
Comprehensive Planning Manager
Growth Management Division
Land Development Services Department
239 - 252 -6819 - Office
239 - 204 -0739 - Cell
239 - 252 -6674 - Fax
Collier County : Comprehensive Planning
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail
address released in response to a public records request, do not send electronic mail to this
entity. Instead, contact this office by telephone or in writing.
- - - -- Original Message---- -
From: ColettaJim
Sent: Friday, December 23, 2011 10:59 AM
To: CasalanguidaNick
Subject: Extension of time for the Immokalee master plan.
Dear Tom Beck
I am writing you as per Senator Mike Bennett suggestion. I am the County Commissioner
for the eastern part of Collier County which includes the community of Immokalee. Immokalee
has a rural agricultural based economy that for the past ten years has been in the process of
updating its Master Plan. Many hours of community input has gone into what the Immokalee
residents vision their community is to be. This plan has cost over $500,000 and was paid for
the most part by funds from their own CRA. A little over a year ago the Immokalee Master Plan
(IMP) was transmitted to RCA with a unanimous vote of the Collier County Commission. The IMP
was approved at transmittal by DCA and sent back for final adoption by the county commission.
Due to a change in make up in the Board of Collier County Commissioner and a zoning
issue of a Immokalee trailer park the IMP was placed on the shelf until the zoning issue of
the trailer park was to be decided in the courts. However with that said, the with the new
growth management laws the IMP was scheduled to expire on 12/28/11 forcing in to brought
forth for consideration earlier than originally hoped for. The results of that vote was 3 -1
with one commissioner abstaining at the last moment because of a lot that he owns in
Immokalee.
The reason for the request for an extension of time to the IMP is so that we can at
least have a reconsideration of the vote and to give the Immokalee community a fighting
1
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chance to either modify the IMP or convince all the commissioners that it is truly zne wiii
of the residents. The Commissioner with the perceived conflict has indicated that he is
actively in the process of selling his Immokalee property so as to remove his personal
conflict.
I relies that your conversation with Senator Bennett was for a ninety day extension but
if a nine month extension was possible it would give the Immokalee community adaquite time to
do it's our reach to both the Collier County Commission and the public.
Thank you for giving of your time and for your understanding of the unique situation
that exist with the extension of the IMP.
Jim Coletta -Vice Chair
Commissioner, District 5
Collier County Board of County Commissioners
3299 Tamiami Trail East, Suite #303
Naples, FL 34112
Phone (239) 252 -8391 / Fax (239) 252 -3034
jimcoletta(acolliergov.net
Executive Aide Paula Springs - (239) 252 -8097
PaulaSprings(acolliergov.net
Please note: Florida has a very broad public records law.
Most written communications to or from officials regarding county business are public records
available to the public and media upon request. Your e -mail communications may therefore be
subject to public disclosure.
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail
address released in response to a public records request, do not send electronic mail to this
entity. Instead, contact this office by telephone or in writing.
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail
address released in response to a public records request, do not send electronic mail to this
entity. Instead, contact this office by telephone or in writing.
2
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• •
STATE OF FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS
"Dedicated to making Florida a better place to call home"
RICK SCOTT
Govemor
June 15, 2011
Honorable Tom Henning, Chairman
Collier County
3301 E. Tamiami Trail
Naples, Florida 34112
Dear Chairman Henning:
Subject: Status of Proposed Comprehensive Plan Amendment Package
COLLIER CO 1 ORAEC 1
BILLY BUZZETT
Secretary
Please take notice that the 2011 Florida Legislature amended Section 163.3184, Florida
Statutes, to establish a 180 day time frame for the adoption of comprehensive plan amendments.
As amended by Chapter 2011 -139, Laws of Florida, Section 163.3184(4)(e) 1, Florida
Statutes, states that if a local government fails to hold the second public hearing (the adoption
hearing) within 180 days after receipt of the state land planning agency's report, the amendment
shall be deemed withdrawn. Please note that Chapter 2011 -139 went into effect on June 2, 2011.
According to our records the City /Town /County has an outstanding proposed
comprehensive plan amendment package. The package is numbered DCA# I ORAEC 1 and was
transmitted to the Department on July 2, 2010. The Agency's report was mailed on September 3,
2010. We request that you advise us to the action taken on the proposed amendment package.
Attached is a copy of the original transmittal letter in order to help facilitate your research.
If no action has been taken on the proposed amendment package the City / County will
have 180 days from the effective date of the legislation (until December 28, 2011) to adopt
and submit the amendment to us for compliance review in accordance with the new statutory
language, or the amendment will be deemed withdrawn.
2555 SHUMARD OAK BOULEVARD ♦ TALLAHASSEE, FL 32399 -2100
850 - 488 -8466 (p) ♦ 850- 921 -0781 (f) ♦ Website: www.dca.state.fl.us
♦ COMMUNITY PLANNING 850 -488 -2356 (p) 850488 -3309 (f) ♦ FLORIDA COMMUNITIES TRUST 850- 922 -2207 (p) 850- 921 -1747 (f)
♦ HOUSING AND COMMUNITY DEVELOPMENT 850 -488 -7956 (p) 850- 922 -5623 (f)
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9/11/2012 Item 9.A.
Honorable Tom Henning
June 15, 2011
Page Two
If the proposed amendment package was adopted and not transmitted to us for
compliance review, please submit the adopted amendment pursuant to Section 163.3184, Florida
Statutes. If a formal decisions was made to not adopt the amendment package, please submit a
letter stating that the proposed amendment package has been withdrawn.
All information should be addressed to the State Land Planning Agency, and sent to the
attention of Ray Eubanks, Plan Processing Administrator.
DRE/
If you have any questions concerning this request, please contact me at (850) 922 -1767.
Sincerely,
D. Ray Eubanks
Plan Processing Administrator
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9/11/2012 Item 9.A.
COLLIER COUNTY GOVERNMENT
.7:% Growth Management Division - Land Develop men tServices Dept
• Comprehensive planning Section • 2800 North Horseshoe Drive . Naples, Florida 34104
June 29, 2010 pmy q
Florida Department of Community Affairs JUL — 6 2010
Charles Gauthier, AICP, Director
Division of Community Planning DIVISION OF
2555 Shumard Oaks Blvd. OOMMUNIiy PLANNING
Tallahassee, Florida 32399 -2t00
RE. Transmittal of Proposed Petition CP- 2008 -5, Immokalee Area Master Plan Growth
Management Plan Amendments.
Dear Mr. Gauthier
in accordance with Rule 9J- 11.006, F.R.C., Collier County is transmitting three (3) copies of
Petition CP- 2008 -5 Immokalee Area Master Plan Growth Management Plan amendment,
one (1) hard copy and two (2) CD's, including all support data, to the Department of Community
Affairs. These amendments were reviewed in public hearing by the Collier County Planning
Commission on February 16, February 18, March 3, and May 20, 2010. The Collier County
Board of County Commissioners approved the transmittal of these proposed Growth
Management Plan amendments on June 23, 2010 by the adoption of Resoiution 2010 -129.
Amendments to the following Elements are included in this transmittal: Immokalse Area Master
Plan.
The Exhibits immediately following the Transmittal Resolution reflect changes made by Collier
County Board of County Commissioners in their meeting of June 23, 2010.
Pursuant to Chapter 163.3184, F.S., the Collier County Board of Comrrissioners.hereby requests
that the Department of Community Affairs conduct a review of the Plan Amendment transmitted
herewith, prior to its final adoption, and the State's subsequent final determination of compliance.
One copy of this entire transmittal package is being sent, on the same date as this letter, to the
Southwest Florida Regional Planning Council, South Florida Water Management District, Florida
Department of Transportation District One, Florida Department of Environmental Protection,
Florida Department of Agriculture & Consumer Services, Florida Department of State/Bureau of
Historic Preservation, and Florida Fish & Wildlife Conservation Commission.
This proposed amendment is not applicable to an Area of Critical State Concern. Collier County
proposes to hold adoption hearings on this proposed amendment in the fall of 2010. This
amendment is believed to be exempt from the twice per year limitation on adoption of
comprehensive plan amendments (see attached letter from OTTED). This amendment is not
proposed to be adopted under a joint planning agreement.
,
Phone (239) 252 -2400 Email Fax (239) 252 -6625 www.colliergov.net
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9/11/2012 Item 9.A.
Finally, If you have questions or need additional information, please contact:
Ms. Marcia R. Kendall, Senior Planner OR Carolina Valera, Principal Planner,
Comprehensive Planning Section, Land Planning Services Department,
Planning & EiegCl1atidr';'Growth Management Division
2800 N.: H. 6rsest;oe D06
Napier, Florida 34104
Phone: 23D-Mb (Marcia) OR 239 - 252 -8498 (Carolina)
Fax: 239 -252 -2946
Email: marciakendall4collieroov.net OR davidweeks @collieroov.net
Sincerely,
Nick Casalanguida, Deputy Administrator
Planning & Regulation,
Growth Management Division
Collier bounty Government
cc: Board of County Commissioners
Leo Ochs, County Manager
William Lorenz, Director, Land Development Services Department
David Weeks, AICP, GMP Plan Manager, Comprehensive .Planning Section
Florida Department of Environmental Protection - w /attachment
Southwest Florida Regional Planning Council - w /attachment
FDOT District One - whritachment
South Florida Water Management District - w /attachment
Florida Department of Agriculture& Consumer Services - w /attachment
Florida Department of State/Bureau of Historic Preservation - w/atiachment
Florida Fish & Wildlife Conservation Commission - w /attachment
GMPA Fie Petition CP- 2008 -5
-V 0r
f
Phone (239) 252 -2400 Email Fax (239) 252 -6625 www.colliergov.net -
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9/11/2012 Item 9.A.
STATE OF FLORIDA
®ffitt of tbt'�o�i�rar -== =�_
THECAPrrOL
_ _ • �_. TALL&B&S5F.E R,0KMA =99400'JI -, .--
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mvw.figov.com
GOVERNOR - -- - CHAR O 850 -488 �I46
•
850- 487 -0801 fax. .
January 28, 2010
Leo E. Ochs, Jr., County Manager
Collier County
County Manager's Office
3301 B. Tamiami Trail
Naples, FL 34112
Dear Mr. Ochs:
This letter is to confirm that the Office of Tourism, Trade and Economic Development
(OTTED) has reviewed the 7mmokalm Area Master Plan and determined that it is
eligible for exemption from the twice-per-year comprehensive plan amendment
limitation.
Pursuant to section 163.3 187(l)(6), Florida Statutes, a comprehensive plan amendment
that is submitted by an area designated by the Governor as a rural area of critical
economic concern under s. 288.0656M and that meets the economic development
objectives may be approved without regard to the statutory limits on the frequency of
adoption of amendments to. the comprehensive plan.
The Immokalee Area is within a rural area of critical economic concern and the proposed
plan does address economic development objectives.
You may contact Sherri Martin, Senior Analyst and Rural Coordinator, with any
questions regarding this notice at 850-487 -2568.
Sincerely,
Karl Blischke
Chief Analyst
OTTER
CC: `Penny Philippi, Executive Director, Tmmokalee CPA
Tammie Nemecek, President/CEO, Economic Development Council of Collier
Cody
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TABLE OF CONTENTS
I.
INTRODUCTION ................................................................... ..............................1
11.
NEW DIRECTIONS ................................................................ ..............................2
III.
IMMOKALEE AREA MASTER PLAN PRIORITIES ................. ..............................4
GOAL 1:
TO ANNUALLY IDENTIFY THE PRIORITIES OF THE IMMOKALEE
COMMUNITY AND THE IMMOKALEE PORTION OF THE COLLIER
COUNTY COMMUNITY REDEVELOPMENT AGENCY RELATED TO
CAPITAL IMPROVEMENTS AND OTHER ACTIVITIES THAT WILL
FURTHER THE GOALS, OBJECTIVES AND POLICES OF THE TAMP, IN
RECOGNITION OF LIMITED FUNDING AND STAFF RESOURCES . ...............
6
GOAL 2:
ENHANCE AND DIVERSIFY THE LOCAL ECONOMY OF THE IMMOKALEE
COMMUNITY......................................................................... ..............................7
GOAL 3:
TO PROVIDE A DIVERSITY OF SAFE AND SANITARY HOUSING FOR ALL
RESIDENTS OF THE IMMOKALEE URBAN AREA .............. .............................11
GOAL 4:
TO PROVIDE ADEQUATE AND EFFICIENT PUBLIC INFRASTRUCTURE
AND FACILITIES FOR THE IMMOKALEE URBAN AREA ..... .............................13
GOAL 5:
TO PROTECT IMPORTANT NATURAL RESOURCES THROUGH THE
IMPLEMENTATION OF IMMOKALEE- SPECIFIC DEVELOPMENT
STANDARDS AND POLICIES .............................................. .............................17
GOAL 6:
TO ALLOW AND ENCOURAGE A MIXTURE OF LAND USES THAT IS
APPROPRIATE FOR IMMOKALEE ...................................... .............................19
GOAL 7:
TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THAT ARE
APPROPRIATE FOR IMMOKALEE ...................................... .............................23
GOAL 8:
TO COORDINATE AND PROVIDE FOR THE CONTINUAL EXCHANGE OF
INFORMATION WITH OTHER GOVERNMENTAL AGENCIES, UTILITY
PROVIDERS, NON - PROFIT ORGANIZATIONS, THE SCHOOL BOARD,
AND THE SEMINOLE TRIBAL COUNCIL THAT MAY BE AFFECTED BY THE
IMMOKALEE AREA MASTER PLAN ..................................... .............................25
LAND USE DESIGNATION DESCRIPTION SECTION ............................. .............................26
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1. INTRODUCTION
Immokalee has long been recognized as a distinct community within Collier County.
Immokalee's economy, geography, and demographic make -up are different than the rest of
Collier County. Approximately one -half of the land within the Immokalee Urban Area is presently
zoned and actively used for agriculture. The urban area is surrounded by productive crop lands
and environmentally significant habitat. Most Immokalee residents work within the agricultural
industry, and the majority of agricultural laborers originate from Mexico and Central America.
Statistics from the 2000 Census (the most comprehensive data for Immokalee currently
available), comparing Immokalee to the County as a whole, reflect some of the key socio-
economic differences, including age distribution, race and ethnicity, income, education and
housing.
The Immokalee Area Planning Commission was formed in 1965, and Immokalee was governed
under separate Zoning and Subdivision Regulations until 1982. While it is now included under
the county -wide Land Development Code, in 1991 the County again acknowledged the need for
Immokalee- specific land use regulation with the adoption of the first Immokalee Area Master
Plan as an element in the County's overall comprehensive plan.
Collier County first established the Immokalee Area as a Planning Community in its 1983
Comprehensive Plan. In 1989, the County adopted revisions to the comprehensive plan, now
called the Growth Management Plan (GMP), which included a requirement to develop an area
master plan for Immokalee. In 1991, the County adopted the first Immokalee Area Master Plan
(TAMP), as referenced in Policy 4.2 of the Future Land Use Element:
A detailed Master Plan for the Immokalee Urban designated area has been
developed and was incorporated into this Growth Management Plan in February,
1991. Major revisions were adopted in 1997 following the 1996 Evaluation and
Appraisal Report. The Immokalee Area Master Plan addresses conservation,
future land use, population, recreation, transportation, housing, and the local
economy. Major purposes of the Master Plan are coordination of land uses and
transportation planning, redevelopment or renewal of blighted areas, and the
promotion of economic development.
The IAMP is in addition to and supplements the goals, objectives, and policies, of the Collier
County Growth Management Plan. Due to the unique geographic, social, and economic
characteristics of the Immokalee Urban Designated Area as compared with urban Naples,
Coastal Collier County, and the State of Florida as a whole, the Board of County
Commissioners deemed it necessary to restudy the Immokalee Urban Designated Area. On
May 27, 2003, the Board of County Commissioners adopted Resolution 2003 -192, which
established the Immokalee Area Master Plan Restudy Committee as an ad hoc advisory
committee to the board. The Committee was to serve for a period of one year. On September
28, 2004, the Board adopted Ordinance 2004 -62, extending the timeframe for the advisory
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committee and renaming it the Immokalee Master Plan and Visioning Committee ( IMPVC). On
November 13, 2007, the Board adopted Ordinance 2007 -69, which extended the timeframe
again, providing for dissolution of the committee no later than December 31, 2009. The purpose
and duties of the Committee remain the same:
A. Assist in the development of any necessary Requests for Proposals (RFPs) for consulting
services.
B. Assist County staff with the review of general planning matters related to the Immokalee
Community. These could include housing, zoning, economic and /or other issues as may
be brought before the Committee.
C. Identify and provide the Board of County Commissioners the Committee recommendations
relative to:
1. road improvements;
2. economic incentives;
3. increasing the quality and quantity of affordable housing;
4. land uses and improvements relative to the Immokalee Regional Airport;
5. density increases in mixed -use districts;
6. restructuring of future land use designations and designation boundaries within the
Immokalee community;
7. the facilitation of construction of commercial development in commercial districts;
8. the preparation of revisions to current zoning districts and the development of
associated LDC (Ordinance 04 -41, as amended) standards; and
9. the review of the 5 -year Schedule of Capital Improvements relative to the Immokalee
community.
D. Assist in the development of revised goals, objectives, and policies, and land use
designation descriptions for the Immokalee Area Master Plan.
E. Assist in the review and updating of the Immokalee Area Master Plan in order to establish
consistency between the Master Plan and the County Rural Lands Stewardship Area
Overlay provisions.
The IMPVC has been working steadily towards achieving these goals over the last five years.
The adoption of the revised IAMP and revised Immokalee Master Plan Future Land Use Map
represents the first step in completing the objectives of the Committee. The Collier County LDC
(Ordinance 04 -41, as amended) will be updated next to implement the Goal, Objectives, and
Policies of the TAMP, followed closely by an update to the Capital Improvements Plan, and the
creation of a long -term transportation plan.
111. NEW DIRECTIONS
The residents of Immokalee see new possibilities for their community with the development of
this Master Plan. With the development of this new Master Plan, Immokalee has chosen to
focus on opportunities rather than challenges. Immokalee is committed to redefining its future,
I!
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revitalizing its community, and developing a new mission that focuses on strengthening and
diversifying its economy, embracing cultural diversity, and welcoming visitors to "this place we
call home."
Economic opportunity lies in Immokalee's diverse community. Many residents have roots in
Mexico, Central America, Haiti, and various other Caribbean nations. This multicultural heritage
should be embraced and used to develop a local marketing strategy. This diversity should guide
the redevelopment and design of downtown in order to create a distinct area that will attract new
business and visitors. Revitalization of the Main Street commercial corridor will be designed to
embrace this cultural diversity; take advantage of the traffic generated by the Immokalee
Seminole Casino and the growing Stewardship Receiving Areas, including the Town of Ave
Maria; and create new public plazas and gathering spaces. These public plazas and spaces will
be designed within an appropriate streetscape to foster walkability and a mixture of uses,
including entertainment and cultural events, and will position Immokalee to attract new residents
and visitors to the downtown area.
The diversity of Immokalee extends to its unique natural surroundings, which can also be a
great benefit to the local economy. Lake Trafford, at Immokalee's western boundary, as well as
other adjacent vast natural areas, which include historic working ranches, provide an excellent
opportunity to market Immokalee as an ecotourist destination. Immokalee provides a gateway to
the Everglades, a world- renowned ecotourist destination. Ecotourists come to an area to
experience the natural, rather than the built, environment. Lake Trafford and its environs offer
opportunities for boating, fishing, camping, and hiking, and the chance to experience natural
Florida and this freshwater frontier.
Agriculture continues to be the major local industry and Immokalee residents recognize
emerging opportunities for new agricultural - related businesses. Increasing fuel costs,
apprehension related to food security, and environmental concerns have increased the demand
for safe, sustainable, and domestically produced foods and energy sources. Immokalee has an
opportunity to create a new farmers' market or expand the existing state farmers' market to
serve the regional demand for fresh produce.
Additionally, residents see opportunities emerging from the regional economy and the strategic
location of Immokalee in the region. Immokalee will not remain isolated in the future. One state
arterial (SR 29) runs through the downtown, while another ends just three miles north of
downtown (SR 82). A major county road (CR 846, Immokalee Road), connects Immokalee to I-
75. Planned capacity improvements to SR 82 and SR 29 will open up the area to more travel,
and planned roadway expansions, including a SR 29 Loop, will further improve the accessibility
to and from Immokalee, helping it to become a tourist destination and a distribution center for
goods and services.
Improvements to the roadway system, both regionally and within the Immokalee Urban Area,
are just one part of how the overall transportation will improve in the future. The Immokalee
Regional Airport (IMM) is designated as an official U.S. Port of Entry, with its own full- service
Customs Office, supporting both international and domestic trade opportunities, and is a
3
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growing cargo service airport. The Florida Tradeport operates within a Foreign Trade Zone
( #213), State Enterprise Zone, Federal Enterprise Community, and Hub Zone. It provides direct
access to over 2,000 acres of industrial -zoned property and two paved 5,000 x 150 foot
runways equipped for Global Position Satellite (GPS) and instrument approaches.
The opportunities available through development of the Tradeport are particularly significant
given that the Economic Development Council of Collier County (EDC) estimates the County will
need an additional 3,685 acres of new business park lands by 2030. The EDC has been
working to attract research clusters to Collier County to diversify the economy, which is currently
highly dependant on only three industries: agriculture, construction, and tourism and services.
The three targeted industry clusters are: health and life science; computer software and
services; and distribution. Given its location, access to major roads, connectivity with other parts
of the state, availability of developable land, and the airport, Immokalee is a prime location for
the new distribution industry that the EDC has identified as being vital to the growth and
diversification of Collier County's economy.
Another potential for economic growth lies in anticipated development in areas surrounding
Immokalee. As new towns in eastern Collier County develop, needed government services and
departments could be centrally located in Immokalee to serve the eastern portion of the County.
III. IMMOKALEE AREA MASTER PLAN PRIORITIES
The Immokalee Area Master Plan has been developed to emphasize these identified
opportunities and strengths. The first goal requires the development of an Immokalee specific
prioritized list of capital improvements and other activities desired to be funded each year.
Overall, each of the eight goals support economic development and diversity, but Goal Two,
specifically makes economic development a priority, and the objectives and policies set forth
specific ways to promote and diversify the local economy and create a positive business
climate.
The third goal, and its objective and policies, deal with housing. Mobile homes have historically
provided a significant percentage of the housing in Immokalee, and have provided affordable
homes. Adequate housing for farmworkers must continue to be addressed. Gap housing and
other "market- rate" housing, which provides housing for middle -class families, has been
historically underrepresented in the Immokalee market. Affordable- workforce housing will
continue to be needed in the community. Note that the terms Gap and Affordable Workforce
Housing are defined in the Collier County LDC (Ordinance 04 -41, as amended). The fourth goal
and set of objectives address infrastructure and public services. Parks and recreational
opportunities to serve the young families in Immokalee are the first public infrastructure item
discussed. Transportation is a major component of any community's public infrastructure needs,
and while county -wide issues are still dealt with in the county Transportation Element, this
portion addresses Immokalee's local roads and needed public safety improvements to protect
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pedestrians and bicyclists. Other important public services include stormwater management and
solid waste, which are addressed as well.
The fifth goal and related objective deals with natural resource protection and how to promote
eco- tourism within Immokalee. While the Conservation and Coastal Management Element still
applies, significant natural resources within the Immokalee Urban Area and ecotourism
opportunities are addressed here.
Land use is an integral component of any master plan, and the sixth goal and its objective and
policies deal with this issue. Mixed -use, pedestrian - scaled development is important, as is
allowing development in appropriate locations, at densities and intensities that will attract new
development.
Urban form and design are addressed in the seventh goal. These objectives and policies are
generally concerned with how to create a theme or brand for Immokalee, provide safe multi -
modal transportation, and develop site design and development standards appropriate for
Immokalee, rather than continuing to apply standards developed for coastal Collier.
The eighth and last goal, objective, and related policies are concerned with interlocal and
intergovernmental coordination, to address current service issues and to continue collaboration
with appropriate organizations in the future.
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GOAL 1: TO ANNUALLY IDENTIFY THE PRIORITIES OF THE IMMOKALEE COMMUNITY
AND THE IMMOKALEE PORTION OF THE COLLIER COUNTY COMMUNITY
REDEVELOPMENT AGENCY RELATED TO CAPITAL IMPROVEMENTS AND OTHER
ACTIVITIES THAT WILL FURTHER THE GOALS, OBJECTIVES AND POLICES OF THE
TAMP, IN RECOGNITION OF LIMITED FUNDING AND STAFF RESOURCES.
OBJECTIVE 1.1:
The Immokalee Portion of the Collier County Community Redevelopment Agency (CRA) shall,
on an annual basis, develop a prioritized list of Immokalee specific capital projects and other
activities, programs, studies, and so forth that further the Goals, Objectives, and Polices of this
Master Plan. The CRA shall also indentify any potential funding sources, for all or a portion of
the projected cost, associated with these projects and activities. This list shall be provided to the
BCC during its annual budgeting process in order to allow the BCC to consider the Community's
priorities in relation to available funding and staffing resources.
Policy 1.1.1 Fiscal and Operation Constraints
A number of Objectives and Policies set forth in the IAMP provide for optimal timeframes within
which the Objective or Policy is intended to be accomplished. Given limited funding and staff
resources, and in consideration of the prioritized list submitted to the BCC annually by the CRA,
the BCC may extend these optimal timeframes pursuant to available funding and /or operational
constraints. Any Objectives and Policies that have not been accomplished may be reviewed and
reconsidered as part of the County's Evaluation and Appraisal (EAR) process.
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GOAL 2: ENHANCE AND DIVERSIFY THE LOCAL ECONOMY OF THE IMMOKALEE
COMMUNITY
OBJECTIVE 2.1:
To actively pursue, attract, and retain business enterprise in the Immokalee Area.
Policy 2.1.1: Commercial and Trade Hub
In recognition of Immokalee's strategic location within Collier County and southwest Florida, and
the Foreign Trade Zone, Community Redevelopment Area, Enterprise Zone, Federal Enterprise
Community, Historically Underdeveloped Building (HUB) Zone, and Rural Area of Critical
Economic Concern designations, and the economic or funding opportunities resulting from
those designations, Collier County, subject to Policy 1.1.1, will:
• Support the CRA and other economic development entities in actively promoting and
positioning Immokalee as a regional commercial and trade hub for businesses seeking
to locate or expand into Southwest Florida;
• Encourage the CRA and other economic development entities in the marketing of
commercial and industrial opportunities in Immokalee;
• Support the CRA in pursuing grants and funding from government, non - governmental
organizations, or private sector partnerships.
Policy 2.1.2: Florida Tradeport/Immokalee Regional Airport
Collier County will encourage the promotion of economic development opportunities at the
Immokalee Regional Airport/Florida Tradeport and the surrounding commercial and industrial
areas.
Policy 2.1.3: Mitigation Banking and /or Targeted Acquisition Lands
Within two (2) years of the effective date of this policy [effective , 2011], and subject
to Policy 1.1.1, Collier County will explore the feasibility of utilizing privately owned undeveloped
parcels with significant wetland, upland, or listed species habitat value, as a listed species
habitat conservation bank or wetland mitigation bank to compensate for wetland or listed
species impacts associated with development within the Immokalee Urban Area, for mitigation
required by state and federal agencies, or for off -site preservation when allowed. The purpose
of such a mitigation bank and /or identification of lands targeted for acquisition within the
Immokalee Urban Area, in addition to the ecological benefits, is to facilitate and expedite
permitting of development and redevelopment on other more appropriate lands within the
Immokalee Urban Area. During this period, the County shall develop a map depicting the
preferred lands to be targeted for mitigation or acquisition by public or private parties. Incentives
and regulatory requirements shall be included in the LDC (Ordinance 04 -41, as amended) to
direct mitigation to or acquisition of these targeted lands and to direct development away from
such lands.
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OBJECTIVE 2.2:
To create a business climate that will enhance and diversify the Immokalee Area economy and
increase employment opportunities, to improve the quality of life for Immokalee residents.
Policy 2.2.1: Expedited Review
Within two (2) years of the effective date of this policy [effective 2011], subject to
Policy 1.1.1, Collier County will review and amend or expand, as necessary, the fast -track and
expedited review program for projects that provide a positive economic benefit to the Immokalee
economy, specifically including affordable, gap, and farmworker housing and targeted
industries. During this period, criteria will be developed to be used as a guide for determining
what will qualify a project for this expedited review program.
Policy 2.2.2: Pre - Certified Commercial /Industrial Sites
Collier County will encourage the development of targeted manufacturing, light industrial, and
other similar uses by identifying appropriate locations for those uses, and by streamlining the
permitting and approval process for commercial and industrial development within the
Immokalee Urban Area. Collier County will review the existing Certified Sites Program,
presently administered by the Economic Development Council of Collier County (EDC), and
propose improvements to the program within two (2) years of the effective date of this policy
[effective , 2011] and subject to Policy 1.1.1.
Policy 2.2.3: Home Occupations
Collier County will amend the LDC (Ordinance 04 -41, as amended), subject to Policy 1.1.1, to
create more flexibility for home -based businesses in the Immokalee Urban Area, thereby
allowing additional opportunities for home -based occupations.
Policy 2.2.4: Financial Incentives
Collier County will develop a comprehensive financial incentive strategy to promote economic
development in the Immokalee area and identify funding sources to maintain adequate funding
of such incentive programs.
Policy 2.2.5: Agriculture - Related Business Uses
In recognition of the economic importance of agriculture, the County will amend the LDC
(Ordinance 04 -41, as amended) to allow agriculture - related business uses, such as fruit and
vegetable stands, farmers markets, and agritourism related uses, within certain, to be
determined, non - agricultural zoning districts, within two (2) years of the of the effective date of
this Policy [effective , 2011], subject to Policy 1.1.1.
OBJECTIVE 2.3:
To promote and expand tourism, recreation, entertainment, and cultural opportunities in
Immokalee in order to diversify the Immokalee economy, and improve quality of life.
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Policy 2.3.1: Recreational, Entertainment and Cultural Opportunities
Collier County, subject to Policy 1.1.1, will encourage the expansion of entertainment, cultural
and recreational opportunities, such as restaurants, movie theaters, museums, and public
spaces, within two (2) years of the effective date of this Policy [effective , 2011]. It is
anticipated that the County will work with the CRA, Chamber of Commerce, the Naples Marco
Island Everglades Convention and Visitors Bureau, and other public and private organizations to
promote these opportunities.
Policy 2.3.2: Eco- tourism
Collier County, subject to Policy 1.1.1, will encourage the development of ecotourism in the
Immokalee Area, with a particular focus on Lake Trafford and surrounding RT designated lands.
It is anticipated that the County will work with the CRA, Chamber of Commerce, the Naples
Marco Island Everglades Convention and Visitors Bureau, and other public and private
organizations to promote these opportunities.
Policy 2.3.3: Seminole Casino Immokalee
Collier County will continue efforts to work with the Seminole Tribe to: a) integrate future plans
for the Casino and Reservation within an Immokalee -wide tourism development and marketing
campaign; and b) address impacts of the expansion of the Casino, the Resort Hotel and other
resort structures and uses on the community and surrounding area.
Policy 2.3.4: Entertainment Area
In recognition of the fact that the casino is a significant attraction, Collier County, subject to
Policy 1.1.1., will encourage the development of an entertainment area near the casino that is
complementary and connected to Immokalee's existing downtown core.
OBJECTIVE 2.4:
To enhance and expand educational and cultural facilities and opportunities in Immokalee.
Policy 2.4.1: Research and Development
Collier County subject to Policy 1.1.1, will seek to attract educational research facilities, similar
to the Southwest Florida Research and Education Center, to Immokalee. It is anticipated that
the County will work with the CRA, public and private colleges and universities, and other public
and private organizations to promote these opportunities.
Policy 2.4.2: Cultural Programs and Facilities
Collier County will identify cultural programs and facilities to address the needs of Immokalee
residents and visitors subject to Policy 1.1.1.
OBJECTIVE 2.5:
To promote and support development and redevelopment initiatives in the Immokalee Area.
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Policy 2.5.1: Technical Assistance
Within two (2) years of the of the effective date of this Policy [effective 2011],
subject to Policy 1.1.1, Collier County will review existing programs meant to provide technical
assistance for the establishment and permitting of new or expanding businesses and make
recommendations to better implement these programs. This technical assistance will be made
available through the CRA. It is anticipated that Collier County will work with the CRA, and
public and private organizations, to complete this review and make recommendations.
Policy 2.5.2: Infill and Downtown Redevelopment
Collier County will promote infill development and redevelopment within the Commercial -Mixed
Use Subdistrict through amendments to the Land Development Code (LDC) (Ordinance 04 -41,
as amended) that facilitate mixed -use projects and provide for flexible performance -based
incentives.
Policy 2.5.3: Alternative Funding
Collier County may seek to partner with Front Porch Florida and other similar entities to promote
or expedite the development and redevelopment of residential structures and properties within
Immokalee by pursuing alternative funding sources on an ongoing basis.
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GOAL 3: TO PROVIDE A DIVERSITY OF SAFE AND SANITARY HOUSING FOR ALL
RESIDENTS OF THE IMMOKALEE URBAN AREA.
OBJECTIVE 3.1:
Collier County shall coordinate with federal, state, local and private agencies to address
farmworker housing and migrant labor camp needs for Immokalee.
Policy 3.1.1: Farmworker Housing Land Development Regulations
Collier County, subject to Policy 1.1.1, will review and revise, as necessary, the LDC provisions
regulating Farmworker Housing within the Immokalee Urban Area to eliminate regulations that
are duplicative to Federal and State provisions, specifically in regards to farmworker housing
and migrant labor camps for seasonal workers with temporary, non - immigrant visas.
Policy 3.1.2: Agricultural and Housing Partnerships
Collier County will encourage local agricultural growers to work in partnership with housing
organizations to provide affordable and suitable housing for migrant and seasonal farmworkers.
OBJECTIVE 3.2:
Collier County shall promote the conservation and rehabilitation of housing in Immokalee
neighborhoods.
Policy 3.2.1: Targeted Redevelopment Areas
Collier County will promote the development and redevelopment of housing within targeted
redevelopment areas. Targeted redevelopment areas include neighborhoods with occurrences
of substandard structures, vacant parcels or groups of vacant parcels, and areas where issues
of compatibility between land uses exits. Collier County, subject to Policy 1.1.1, will review the
2004 Immokalee Housing Condition Inventory to determine if the findings of the Inventory are
still valid, and, if necessary, update the Inventory to accurately identify targeted redevelopment
areas.
Policy 3.2.2: Funding Opportunities
Collier County, subject to Policy 1.1.1, in coordination with federal, state, and other local
agencies and private organizations will seek funding for the housing needs identified in the
Immokalee Housing Condition Inventory.
Policy 3.2.3: Substandard Housing
Collier County, subject to Policy 1.1.1, will periodically update its program for the repair,
removal, or replacement of substandard housing units, based on the most recent Immokalee
Housing Condition Inventory.
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Policy 3.2.4: Displaced Occupants
Collier County will coordinate with local non - profit social service organizations to provide
relocation assistance for occupants who are displaced from substandard dwelling units, subject
to Policy 1.1.1.
Policy 3.2.5: Housing Code Enforcement
Collier County shall make reasonable effort to require that substandard housing be brought into
compliance or eliminated. Enforcement efforts will focus on properties that are abandoned,
owned by an absentee landlord, or whose operation is not in compliance with the Collier County
Land Development Code.
OBJECTIVE 3.3:
The County will continue to explore and provide innovative programs and regulatory reforms to
reduce development costs and promote safe and sanitary affordable - workforce housing for
Immokalee residents.
Policy 3.3.1: Housing Grant Opportunities
Collier County, in coordination with the CRA,
affordable- workforce housing.
will pursue government grants and loans for
Policy 3.3.2: Affordable - Workforce and Gap Housing Incentives
Collier County, subject to Policy 1.1.1, will review its affordable- workforce housing (including
gap) incentives to determine the effectiveness of existing provisions and whether additional
incentives are necessary or desired.
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GOAL 4: TO PROVIDE ADEQUATE AND EFFICIENT PUBLIC INFRASTRUCTURE AND
FACILITIES FOR THE IMMOKALEE URBAN AREA.
OBJECTIVE 4.1:
To provide a comprehensive system of parks and recreational facilities that supports diverse
active and passive recreational activities within the Immokalee area.
Policy 4.1.1: Priority Park Sites
Collier County will prioritize the development of future parks within, or adjacent to, the most
densely populated urban areas to ensure convenient access by the majority of residents, and in
coordination with the CRA, will identify locations for public plazas, greens, or urban parks.
Policy 4.1.2: Community Input
Collier County will solicit community input to ensure provision of appropriate facilities to address
the demographics of the Immokalee Area.
Policy 4.1.3: Expansion of Parks and Trails
Collier County will expand the network of parks and connect recreational areas throughout the
community where appropriate and feasible, subject to Policy 1.1.1, and as identified in the Parks
Master Plan, to be developed after adoption of this Master Plan.
Policy 4.1.4: Encourage Active Lifestyles
Collier County will encourage outdoor activity and active lifestyles by creating new recreational
facilities, such as ball fields, soccer fields, basketball courts, tot lots, and jungle gyms, as
appropriate to Immokalee's demographics and as feasible, subject to Policy 1.1.1.
Policy 4.1.5: Use of Vacant Residential Parcels
Subject to Policy 1.1.1, Collier will consider acquiring vacant residential parcels in order to
develop new neighborhood parks. These parcels may be small in size and should be evenly
distributed throughout the community.
Policy 4.1.6: Park Amenities
Collier County will evaluate park amenities and identify deficiencies, such as drinking fountains,
shelters, lighting, sanitary facilities, and emergency phones for the convenience and security of
park users. The list of needed improvements will be updated in the most recent Community and
Regional Park Master Plan.
OBJECTIVE 4.2:
To provide a network of roads, sidewalks, and bike paths to support growth, to provide for the
safe and convenient movement of pedestrians, motorized, and non - motorized vehicles.
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Policy 4.2.1: Bicycle and Pedestrian Pathways Plan
Related to pathways specifically in the Immokalee Urban Area, the Collier County 5 -Year
Pathways Plan will give priority to linking existing and future residential neighborhoods with
commercial and employment areas, as well as schools, libraries, community parks, recreation
sites and other public service areas. Input will be sought from landowners and residents to
identify priority. The Collier County 5 -Year Pathways Plan will depict existing and planned
future pathways for the Immokalee community, subject to Policy 1.1.1.
Policy 4.2.2: Long Range Transportation Improvements
Collier County will explore the possibility of accelerating the implementation of the Collier
County Metropolitan Planning Organization's Long Range Transportation Plan, subject to
available funding, as a precursor to initiating new investment in the Immokalee area. In
particular, the County will support and encourage:
• the Florida Department of Transportation in the widening of SR 82 between 1 -75 and SR
29 as a first step in improving transportation access to Immokalee;
• the building of the SR 29 Bypass Route to create direct access to SR 82 and SR 29 from
the Immokalee Regional Airport and Florida Tradeport;
• the Florida Department of Transportation to improve road conditions along State -owned
roads;
• the creation of new, or expansion of existing, transportation corridors that improve
access between Immokalee, the City of Naples, and coastal Collier County; and
• the creation of new collector roads, including the Little League Road extension near
Lake Trafford, to handle increased future population growth and traffic in that area.
Policy 4.2.3: Access from Immokalee Airport to Future SR 29 Bypass
Collier County will coordinate with the Florida Department of Transportation (FDOT), and with
landowners and other stakeholders, to identify one or more preferred routes to connect the
Airport and the future SR 29 Bypass, subject to Policy 1.1.1.
Policy 4.2.4: Safety Improvements
Collier County will develop a plan identifying locations for new traffic signals, signage,
crosswalks, bikepaths, and street lighting for the purpose of improving pedestrian and bicycle
circulation and safety within prioritized areas within the Municipal Service Taxing Unit (MSTU)
as part of the Walkability Study funded by the Collier Metropolitan Planning Organization,
subject to Policy 1.1.1.
Policy 4.2.5: Public Transit Routes
Collier County will consider expansion of public transit routes to comprehensively cover the
downtown area, connect significant employment centers and public facilities, and interconnect
to adjacent communities, where deemed appropriate and subject to Policy 1.1.1.
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Policy 4.2.6: Enhanced Transit Services
Collier County will encourage the provision of a wide array of transit services, such as bike -and-
ride and medical transport, subject to Policy 1.1.1.
Policy 4.2.7: Transportation Concurrency Alternatives (for SR 29)
Within two (2) years of the effective date of this Policy [effective 2011], Collier
County shall identify alternatives methods to allow non - residential development in the
Immokalee Urban Area to proceed with limited exceptions and /or a mitigated waiver from
existing concurrency requirements due to the economic and job creation benefits such
development would provide. Funding for the alternatives to concurrency feasibility analysis will
be provided by the Immokalee CRA. The following shall be considered as a part of the analysis:
a. Establishing a Transportation Concurrency Exception Area (TCEA) or Transportation
Concurrency Management Area (TCMA) or other alternative that would allow limited
exceptions and /or mitigated waivers from concurrency for economic development,
diversity, and job creation in the Immokalee Urban Area; and
b. Potential limitations on such exceptions and /or waivers from concurrency including:
1. Limiting applicability to certain locations in the Urban Area such as the Airport/
Tradeport, other lands around the airport, and the Central Business District
corridor (Urban Infill designated lands);
2 Requiring a case -by case approval of any such exception or waiver based upon
certain targeted and measurable objectives, including Transit Oriented Design,
job creation and other commitments by the developer that would be deemed to
be beneficial to the community; and
3. Limiting the duration, or requiring mandatory periodic reviews, of the continued
feasibility of any such exception or waiver process.
OBJECTIVE 4.3:
To improve stormwater management and surface drainage in Immokalee.
Policy 4.3.1: Immokalee Stormwater Master Plan
Within two (2) years of the effective date of this Policy [effective 2011], subject to
Policy 1.1.1, Collier County will implement, to the degree necessary on a phased schedule, the
Immokalee Stormwater Master Plan and its recommendations for the particular locations (Lake
Trafford, Fish Creek, Madison Creek Ditch, and Sanitation Road Slough Cross -Drain Additions)
where significant drainage issues are known.
OBJECTIVE 4.4:
To provide an efficient and economical solid waste management system that ensures public
health and safety, and protects the environmental resources of the area.
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Policy 4.4.1: "Clean Immokalee" Plan
Collier County will develop a "Clean Immokalee" Plan to improve the physical appearance of the
streets and lots through education, enforcement, and clean -up activities by 2011. This program
will solicit input and participation from community organizations and neighborhood associations.
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GOAL 5: TO PROTECT IMPORTANT NATURAL RESOURCES THROUGH THE
IMPLEMENTATION OF IMMOKALEE- SPECIFIC DEVELOPMENT STANDARDS AND
POLICIES.
OBJECTIVE 5.1:
To address the protection of natural resources in Immokalee, including Lake Trafford and
connected wetland systems and listed species habitat including upland habitat used by listed
species, through incentives and innovative techniques not otherwise addressed in the
Conservation and Coastal Management Element.
Policy 5.1.1: Incentives and Innovative Land Development Regulations
Collier County will promote the preservation of native vegetation in the Immokalee Urban Area
exceeding the minimum required amounts set forth in CCME Policy 6.1.1, and pursuant to IAMP
Policy 2.1.3. This may be accomplished by utilizing incentives and innovative land development
regulations, including but not limited to: cluster development, transferable development rights,
density bonuses, and flexible development standards to incentivize infill development and
redevelopment within targeted MR, HR, C -MU and I -MU designated lands. In order to qualify
for any such incentives, on -site or off -site preservation, if allowed in specifically targeted areas
within the Immokalee Urban designated area, shall exceed the minimum applicable amounts set
forth in Policy 6.1.1. by at least 10 percent. Incentives may be provided based upon a sliding
scale, providing greater levels of incentive for greater amounts of preservation above the
applicable minimum amounts set forth in Policy 6.1.1.
Within two (2) years of the effective date of this Policy [effective , 2011], subject to
Policy 1.1.1, the County will explore the feasibility of adopting a TDR program in the Immokalee
Urban Area to further this Objective and Policy 2.1.3.
Within two years of the effective date of this Policy [effective , 2011] the LDC
(Ordinance 04 -41, as amended) subject to Policy 1.1.1, shall be amended to provide for other
incentives and innovative land development regulations, including but not limited to cluster
development and flexible development standards, that do not require an amendment to the
TAMP.
Policy 5.1.2: Lake Trafford Development
Recognizing the importance of Lake Trafford, and the surrounding wetlands and natural habitat
to the ecosystem, economy and ecotourism activities in Immokalee, proposed development
adjacent to Lake Trafford will conform to best management practices (BMPs) regarding water
quality in order to avoid or minimize adverse impacts to the lake and its surrounding wetlands or
natural habitat. These BMPs will primarily include measures or design standards by the
Department of Environmental Protection (DEP) and the Environmental Protection Agency (EPA)
that address increased or enhanced on -site treatment of storm water runoff, and measures to
address Total Maximum Daily Loads (TMDL) and nutrient loading. Within two (2) years of the
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effective date of this Policy [effective , 2011], subject to Policy 1.1.1, the County
in conjunction with any applicable state or federal agencies, will amend the LDC (Ordinance 04-
41, as amended) to establish specific best management practices and will identify the specific
locations where such best management practices shall be required. The Lake Trafford
Drainage Basin shall be the geographic area intended for implementation of these BMPs.
Policy 5.1.3: Lake Trafford Remediation
Collier County will, subject to Policy 1.1.1, continue to cooperate with agencies on remediation,
restoration, and long term management efforts at Lake Trafford (e.g., organic sediment and
invasive plant removal) to improve the health and recreational potential of the Lake.
Policy 5.1.4 Conservation Designation
During the next Evaluation and Appraisal Report (EAR) cycle, and at least during each
subsequent EAR cycle, Collier County shall identify and map lands within the Immokalee Urban
Area owned by a public entity, where such lands were acquired for the purposes of
conservation, provided for in the Collier County Future Land Use Conservation Designation. The
County shall then consider whether such lands should be designated Conservation on the
FLUM.
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GOAL 6: TO ALLOW AND ENCOURAGE A MIXTURE OF LAND USES THAT IS
APPROPRIATE FOR IMMOKALEE.
OBJECTIVE 6.1:
The Immokalee Area Master Plan and its Future Land Use Map will apply to all Development
Orders within the Immokalee Urban Area. The Future Land Use Map is designed to coordinate
land use with the natural environment; maintain and develop cohesive neighborhood units;
promote a sound economy; and encourage desirable growth and energy efficient development
patterns. Standards and allowed uses for each District and Subdistrict are identified in the Land
Use Designation Description Section.
Policy 6.1.1: Future Land Use Designation
The Immokalee Area Master Plan's URBAN Future Land Use Designation includes the following
Future Land Use Districts, Subdistricts, Overlays and Features:
A. URBAN — MIXED USE DISTRICT
1.
Low Residential Subdistrict
2.
Medium Residential Subdistrict
3.
High Residential Subdistrict
4.
Commercial — Mixed Use Subdistrict
5.
Recreational/Tourist Subdistrict
B. URBAN — INDUSTRIAL DISTRICT
1. Industrial Subdistrict
2. Industrial — Mixed Use Subdistrict
3. Industrial — Immokalee Regional Airport Subdistrict
C. OVERLAYS AND FEATURES
1. Lake Trafford /Camp Keais Strand System Overlay
2. Seminole Reservation
3. Urban Infill and Redevelopment Area
Policy 6.1.2: Compatibility between Land Uses
Compatibility between lower and higher intensity uses will be achieved through land
development regulations specifically applicable to the Immokalee Urban Area.
Policy 6.1.3: Right to Farm
Lawfully existing agricultural activities may continue within the Urban Designated Area as
provided by the State of Florida Right to Farm Act, 823.14, F.S.
Policy 6.1.4: Farmworker Housing
Collier County recognizes the need for farm labor to support the County's agricultural industry.
Collier County will encourage the provision of housing for seasonal, temporary or migrant
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farmworkers, provided that such housing is consistent with Migrant Labor Housing provisions of
Section 64E -14, Florida Administrative Code, and does not conflict with the existing zoning
districts or the Immokalee Area Future Land Use Map.
Policy 6.1.5: Compact Mixed -Use Development
Collier County will encourage compact mixed -use development in appropriate zoning districts
and particularly within the HR and C -MU designations, as an innovative planning technique to
create walkable communities, reduce vehicle miles traveled, and increase energy efficiency.
Policy 6.1.6: New Mobile Homes within the Immokalee Urban Area
New mobile homes shall be allowed in the Immokalee Urban Area as a temporary residence as
identified in LDC Section 5.04.02 C; or within an existing mobile home park or subdivision as
identified in Policy 6.1.7; or as part of a new mobile home park or subdivision approved in the
Low Residential (LR) or Medium Residential (MR) Subdistricts. Within two (2) years of the
effective date of this Policy, [effective , 20111, the County will amend LDC to
prohibit the placement of new mobile homes within the Immokalee Area except as provided for
in this Policy and in Policy 6.1.7. Until such LDC amendment is adopted, new mobile homes
shall be permitted as provide herein or in Policy 6.1.7, or if the use is allowed with the applicable
underlying zoning district, as is the case in the Agricultural district with a Mobile Home Overlay
(A -MHO) and the Village Residential (VR) district.
Policy 6.1.7: Existing Mobile Homes within the Immokalee Urban Area
a. Existing mobile homes located on individual lots or parcels and not located within an
approved mobile home park or subdivision may continue in any Future Land Use
Subdistrict; however, said mobile homes may only be enlarged, altered, improved or
replaced in accordance with the nonconforming provisions provided in LDC Section
9.03.00.
b. Existing mobile home parks that have an approved Site Development Plan (SDP) or Site
Improvement Plan (SIP) as of the effective date of this Policy are allowed in all
subdistricts that allow residential development.
c. Additionally, within two (2) years of the effective date of this Policy, [effective
, 2011], the County will amend LDC Section 2.03.07 G.6, Nonconforming Mobile
Home Park Overlay Subdistrict, to include mobile home subdivisions as well as mobile
home parks, and to extend the compliance deadline for an additional two (2) year period
from the date of that LDC amendment for mobile home parks and subdivisions that do
not have an approved SDP or SIP, and which are located within subdistricts that allow
residential development.
Policy 6.1.8: Public Educational Plants
Public educational plants and ancillary plants shall be allowed as provided for in Policy 5.14 of
the Future Land Use Element.
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Policy 6.1.9: Rezonings
A. All rezonings must be consistent with the Growth Management Plan. For properties that
have zoning in place prior to a change in Land Use Designation where the prior zoning
allows for a higher density or intensity than the new Land Use Designation, the property
may be rezoned as follows:
1. For such commercially -zoned properties, zoning changes will be allowed provided the
new zoning district is the same or a lower intensity commercial zoning district as the
existing zoning district, and provided the overall intensity of commercial land use allowed
by the existing zoning district is not exceeded in the new zoning district. A zoning
change of such commercial -zoned properties to a residential zoning district is allowed as
provided for in the Density Rating System of this Master Plan.
2. For such industrially -zoned properties, zoning changes will be allowed provided the new
zoning district is the same or a lower intensity industrial or commercial zoning district as
the existing zoning district, and provided the overall intensity of industrial land use
allowed by the existing zoning district is not exceeded in the new zoning district.
3. For such residentially -zoned properties, zoning changes will be allowed provided the
authorized number of dwelling units in the new zoning district does not exceed that
authorized by the existing zoning district, and provided the overall intensity of
development allowed by the new zoning district does not exceed that allowed by the
existing zoning district.
4. Properties subject to the above limitations may be combined and developed with other
property, whether or not such other property has had a change in Land Use Designation.
For residential and mixed use developments only, the accumulated density between
these properties may be distributed throughout the project, as provided for in the Density
Rating System or the underlying subdistrict, as applicable.
5. Overall intensity of development shall be determined based upon a comparison of public
facility impacts as allowed by the existing zoning district and the proposed zoning
district.
6. This Section does not apply to changes to the Land Use Designation initiated by the
property owner.
B. Any property owner who believes that they have been adversely affected by this IAMP may
utilize the procedures set forth in Chapter 9 (Vested Rights and Takings Determinations) of
the LDC. All applications must be submitted within one year from the effective date of the
IAMP or applicable IAMP amendment. This procedure shall be considered supplemental to
any other claim or remedy that the property owner may have. Notice of the Adoption of this
Plan and the one -year time frame within which any property owner who believes that they
have been adversely affected by this IAMP may utilize the procedures set forth in Chapter 9
(Vested Rights and Takings Determinations) of the LDC shall be provided with a minimum
1/8 page notice in one or more newspapers of general circulation in the Immokalee area
within 15 days of Adoption of this plan by the BCC.
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9/11/2012 Item 9.A.
Policy 6.1.10: Non - Residential Development
Non - residential development in the Immokalee Urban Area will be limited to no more than 8.45
million square feet through the 2025 Planning Horizon. Non - residential development includes
commercial, retail, office, industrial, institutional and governmental buildings, but excludes
hotels, motels, government subsidized, affordable or farmworker housing, and development
within the Seminole Reservation. Collier County staff shall maintain records on the amount of
non - residential development in Immokalee and shall review, and update as necessary, the non-
residential development limit as part of the Evaluation and Appraisal Report process.
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9/11/2012 Item 9.A.
GOAL 7: TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THAT ARE
APPROPRIATE FOR IMMOKALEE.
OBJECTIVE 7.1:
Collier County shall develop Immokalee- specific land development regulations to the extent
required by this Master Plan, and which reflect the unique character and cultural diversity of the
residents, encourage pedestrian - friendly urban form, and promote energy efficiency.
Policy 7.1.1: Development of Land Development Code Standards
Within two (2) years of adopting this Policy [effective , 2011] and subject to Policy
1.1.1, Collier County, in coordination with and funding from the Immokalee Community
Redevelopment Agency, will develop LDC standards specific to Immokalee to address the
unique needs of the Immokalee Urban Area. These standards include those related to
permitted and conditional land uses; density and intensity; signage; landscaping and buffering;
native preservation retention; off - street and on- street parking and loading; architectural design;
development standards, including setbacks to Lake Trafford; floor area ratio for certain
nonresidential uses; site access; and treatment of existing nonconforming uses and structures.
Policy 7.1.2: Location of Service Uses
Collier County will encourage parks, and other community facilities to be placed within one -half
mile of residential and mixed -use centers in order to encourage walking, bicycling and non -
vehicular access to and from these service uses. Collier County shall require interconnection of
pedestrian facilities to the existing pedestrian network.
Policy 7.1.3: Innovative Design
Within two (2) years of the effective date of this policy [effective , 2011] and subject to
Policy 1.1.1, Collier County and the Immokalee Community Redevelopment Agency will develop
incentives and /or regulations to promote: enhanced pedestrian access; pedestrian - friendly
design; compact mixed -use development and redevelopment; shared infrastructure; enhanced
public spaces and signage; and use of public transit.
Policy 7.1.4: Downtown Pedestrian Amenities
Within two (2) years of the effective date of this policy [effective , 2011] and subject to
Policy 1.1.1, Collier County, in coordination with the Immokalee Community Redevelopment
Agency, will evaluate the need for additional passive recreation and outdoor dining and
entertainment opportunities along downtown streets, and, if warranted, adopt amendments and
incentives to the Collier County LDC (Ordinance 04 -41, as amended) to encourage the
development of these amenities provided the free and safe movement of pedestrians is
maintained.
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Policy 7.1.5: Central Business District
Within two (2) years of the effective date of this policy [effective 2011], subject to
Policy 1.1.1., Collier County will amend the LDC (Ordinance 04 -41, as amended) to include a
Central Business District in Immokalee. The District will be depicted in the LDC and will
encourage high- intensity, multi -story, and pedestrian- oriented commercial and mixed -use
development.
Policy 7.1.6: Safe Neighborhood Initiatives
Collier County, subject to Policy 1.1.1, will coordinate with local and state law enforcement,
developers, and citizens to seek funding opportunities available under the Safe Neighborhood
Act (Section 163.501, F.S.) or other programs to improve safety within the Immokalee
community and to provide for safe streets. This may include implementation of CPTED (crime
prevention through environmental design) strategies, where such strategies are compatible with
the community design objectives set forth herein.
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9/11/2012 Item 9.A.
GOAL 8: TO COORDINATE AND PROVIDE FOR THE CONTINUAL EXCHANGE OF
INFORMATION WITH OTHER GOVERNMENTAL AGENCIES, UTILITY PROVIDERS, NOW
PROFIT ORGANIZATIONS, THE SCHOOL BOARD, AND THE SEMINOLE TRIBAL COUNCIL
THAT MAY BE AFFECTED BY THE IMMOKALEE AREA MASTER PLAN.
OBJECTIVE 8.1:
Pursue effective interlocal and inter - governmental coordination in order to provide a range of
human services to Immokalee residents.
Policy 8.1.1: Regional Economic Development Initiatives
Collier County will collaborate in regional initiatives with with local and regional economic
development organizations and the State of Florida to assist the Immokalee area in attracting
businesses, marketing, and developing infrastructure.
Policy 8.1.2: Redevelopment Implementation Partners
Collier County, in coordination with the CRA, Immokalee Enterprise Zone Development Agency,
local and regional economic development organizations, and other local organizations, will
actively coordinate efforts to implement the Immokalee Area Master Plan, the Community
Redevelopment Area Plan, and the Enterprise Zone.
Policy 8.1.3: Immokalee Government Services Center
Within two (2) years of the effective date of this Policy [effective 2011], subject to
Policy 1.1.1, Collier County will consider the establishment of an Immokalee -based government
service center that would allow co- location of the various county entities and departments to
ensure effective collaboration, and where utilization warrants. This office may include but is not
limited to the following services:
a. Animal control
b. Child support enforcement
C. Code enforcement
d. Court
e. Domestic violence services
f. Emergency management services
g. Emergency medical services
h. Permitting, planning, and economic development needs
i. Public health services
j. Housing and Human Services
k. Board of County Commissioners Office
I. Immokalee Community Redevelopment Agency
m. Branch Office of the Collier County Tax Collector
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9/11/2012 Item 9.A.
LAND USE DESIGNATION DESCRIPTION SECTION
The Immokalee Area Master Plan Future Land Use Designations include the following Districts
and Subdistricts. The following describes land use designations shown on the Immokalee
Master Plan 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 district request will be approved.
A. URBAN - MIXED USE DISTRICT
The purpose of this District is to allow residential and nonresidential land uses, including mixed
uses. Nonresidential uses are subject to the intensity limitations in Policy 6.1.10. Mixed uses
can be located within individual buildings and /or projects in areas deemed appropriate and
identified on the FLUM. Nonresidential uses allowed in the Residential subdistricts include, but
are not limited to: agriculture, home -based businesses, recreation and open space, churches,
libraries, cemeteries, public and private schools, day -care centers, and essential services, as
defined in the Land Development Code, except as may be limited within a specific subdistrict or
overlay.
New commercial development may be allowed in the Low Residential, Medium Residential or
High Residential subdistricts through Planned Unit Development (PUD) zoning, subject to the
following limitations:
Commercial development may be permitted within a PUD, provided the following size and
development criteria are met. The commercial component within a PUD may be allowed
to develop up to the maximum acreage specified in the table below:
In addition to the above criteria, the following standards must also be met:
a. Commercial zoning shall be no closer than one (1) mile to any lands designated C-
MU and no closer than one mile from the nearest PUD commercial zoning of ten
acres or greater in size;
b. The configuration of the commercial parcel shall be no more frontage than depth
unless otherwise authorized by the Board of County Commissioners;
C. Commercial zoning or development shall be no closer than a '/ mile from the
nearest existing elementary school boundary, unless otherwise authorized by the
Board of County Commissioners;
26
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CATEGORY I
CATEGORY II
CATEGORY III
PUD Acres
>80
>160
>300
Min. Gross Density
2.5 du /gross acre
2.5 du /gross acre
3.0 du /gross acre
Max. Commercial Acres
5 acres
10 acres
20 acres
Permitted Zoning
C -2
C -2, C -3
C -2 through C -4
In addition to the above criteria, the following standards must also be met:
a. Commercial zoning shall be no closer than one (1) mile to any lands designated C-
MU and no closer than one mile from the nearest PUD commercial zoning of ten
acres or greater in size;
b. The configuration of the commercial parcel shall be no more frontage than depth
unless otherwise authorized by the Board of County Commissioners;
C. Commercial zoning or development shall be no closer than a '/ mile from the
nearest existing elementary school boundary, unless otherwise authorized by the
Board of County Commissioners;
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9/11/2012 Item 9.A.
d. The commercial development shall be integrated with the residential portion of the
project, including common elements such as signage, and providing vehicular and
non - vehicular interconnection; and
e. No construction in the commercial designated area shall be allowed until
construction has commenced on at least 30% of the project's residential units,
unless otherwise authorized by the Board of County Commissioners.
1. Low Residential Subdistrict (LR)
The purpose of this subdistrict is to provide for low- density residential development and
supporting ancillary uses. All types of residential dwellings are allowed; however, mobile
homes are only allowed pursuant to the provisions of Policies 6.1.6. and 6.1.7.
Residential densities are allowed as provided below, except for properties within the
Lake Trafford /Camp Keais Strand System Overlay.
Since agriculture is a significant economic driver in Immokalee, agricultural research and
technology facilities focusing on agri- business and reliant upon proximity to active
agriculture are also allowed through a Conditional Use process. Such facilities must
demonstrate compatibility with adjacent properties
Base Density: Four (4) dwelling units per gross acre.
Maximum Density: Eight (8) dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
2. Medium Residential Subdistrict (MR)
The purpose of this subdistrict is to provide for a mixture of housing types and
supporting ancillary uses. Mobile homes are allowed pursuant to the provisions of
Policies 6.1.6 and 6.1.7. Residential densities are allowed as provided below, except for
properties within the Lake Trafford /Camp Keais Strand System Overlay.
Base Density: Six (6) dwellings units per gross acre.
Maximum Density: Fourteen (14) dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
3. High Residential Subdistrict (HR):
The purpose of this subdistrict is to provide for a mixture of housing type and supporting
ancillary uses. Mobile homes are allowed pursuant to the provisions of Policies 6.1.6
and 6.1.7. Residential densities are allowed as provided below, except for properties
within the Lake Trafford /Camp Keais Strand System Overlay.
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9/11/2012 Item 9.A.
Base Density: Eight (8) dwelling units per gross acre.
Maximum Density: Sixteen dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
4. Commercial - Mixed Use Subdistrict (C -MU):
The purpose of this Subdistrict is to provide for pedestrian - scaled, higher density
residential and mixed -use development, employment and recreational opportunities,
cultural and civic activities, and public places to serve residents of, and visitors to, the
Immokalee Urban Area. All types of residential uses are allowed within this Subdistrict,
except that mobile homes are only allowed as provided by Policy 6.1.6 and 6.1.7.
Residential densities are allowed as provided below, except for properties within the
Lake Trafford /Camp Keais Strand System Overlay. Nonresidential uses allowed within
this Subdistrict include those uses allowed in the C -1 through C -4 zoning districts in the
Collier County Land Development Code, Ord. No. 04 -41, as amended.
Base Density: Sixteen (16) dwelling units per gross acre.
Maximum Density: Twenty (20) dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
Transient lodging is allowed at a maximum density of thirty -two (32) units per acre.
Mix of Uses: Projects equal to or greater than 10 acres will be encouraged to provide
both residential and non - residential uses. In no case shall more than 70% of the C -MU
Subdistrict, in aggregate, be developed as single -use, non - residential projects.
5. Recreational /Tourist Subdistrict (RT)
The purpose of this Subdistrict is to provide for recreational and tourist activities related
to the natural environment, and to allow for limited compact residential development.
Uses allowed in this Subdistrict include, but are not limited to: passive parks; nature
preserves; wildlife sanctuaries; open space; parks; museums; cultural facilities; marinas;
transient lodging facilities (including hotel /motel, rental cabins, bed and breakfast
establishments, campsites); restaurants; recreational vehicle parks; sporting and
recreational camps; low- intensity retail directly associated with the purpose of this
Subdistrict; agriculture; and essential services as defined in the Land Development
Code. Mobile homes are allowed pursuant to the provisions of Policies 6.1.6 and 6.1.7.
Single and multi - family dwelling units are allowed. To minimize impacts on the natural
environment, residential development shall be clustered subject to the following:
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9/11/2012 Item 9.A.
• Within any project the average single family home parcel shall not exceed 6,000
square feet, and in no case shall any individual single family lot or parcel exceed
12,000 square feet; and
• Multi- family development projects shall be submitted in the form of a Planned
Unit Development.
Base Density: Four (4) dwelling units per gross acre.
Maximum Density: Four (4) dwelling units per gross acre. Density bonuses do not apply
in this subdistrict.
Transient lodging is permitted at a maximum density of twenty -six (26) units per acre.
Rezonings are encouraged to be in the form of a Planned Unit Development (PUD). The
minimum acreage requirement for a PUD within this Subdistrict will be two (2)
contiguous acres.
Density Rating System
The Density Rating System is applicable to areas designated Urban - Mixed Use District, as
identified on the Immokalee Future Land Use Map. Except as provided below, the final
determination of permitted density via implementation of this Density Rating System is made by
the Board of County Commissioners through an advertised public hearing process (rezone).
Density achieved by right (as may be permitted for qualifying Affordable Workforce Housing
projects) shall not be combined with density achieved through the rezone public hearing
process.
1. THE DENSITY RATING SYSTEM IS APPLIED IN THE FOLLOWING MANNER:
a. Within the applicable Urban designated areas, the base density of the subdistrict
is allowed, though not an entitlement. Density may be increased using applicable
density bonuses. For purposes of calculating the eligible number of dwelling units
for the project, the total number of dwelling units may be rounded up by one unit if
the dwelling unit total yields a fraction of a unit 0.5 or greater. Acreage used for
the calculation of density is exclusive of commercial portions of the project, except
within the Commercial Mixed -Use Subdistrict, wherein residential project densities
will be calculated on total gross acreage, and portions of a project for land uses
having an established equivalent residential density in the Collier County Land
Development Code.
b. This Density Rating System only applies to residential dwelling units. This Density
Rating System is not applicable to accessory dwelling or accessory structures that
are not intended and /or not designed for permanent occupancy, nor is it
applicable to caretaker residences.
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9/11/2012 Item 9.A.
C. All new residential zoning located within the Urban Mixed Use District shall be
consistent with the Density Rating System, except as provided for in Policy 6.1.9.
d. Within the applicable areas of the Urban Mixed Use District, all properties zoned
A, Rural Agricultural, and /or E, Estates, and /or RSF -1, 2, 3, Residential Single
Family, for which an affordable workforce housing project is proposed and
approved, in accordance with Section 2.06.00 of the LDC (Ordinance 04 -41, as
amended, adopted June 22, 2004 and effective October 18, 2004), shall be
permitted the base density of four (4) dwelling units per gross acre by right, except
in the case of lands designated LR on the IAMP Future Land Use Map (FLUM),
wherein the bonus shall not exceed 50% of the maximum permitted density of the
zoning district for the subject property; that is, a rezone public hearing shall not be
required. Such a project must comprise a minimum of ten acres. Density
achieved by right shall not be combined with density achieved through the rezone
public hearing process. The Table below illustrates the maximum "by right"
density based on the FLUM subdistrict and the zoning district.
2. DENSITY BONUSES
In order to encourage infill development, the creation of affordable- workforce housing, and
preferred roadway access, certain density bonuses are available. If these bonuses are utilized,
base densities may be exceeded. In the Low Residential Subdistrict, the base density of four
(4) units per acre may only be exceeded if utilizing an affordable- workforce housing bonus. In
no case shall the resulting density exceed the maximum density specified in each sub district.
a. Proximity to Commercial -Mixed Use
If 50% or more of a project is within the Commercial - Mixed Use Subdistrict, then
the base density allowed within the Commercial - Mixed Use Subdistrict of sixteen
(16) dwelling units per acre applies to the entire project, except that this bonus
cannot be used to increase density on lands within the project designated Low
Residential. Buffering to achieve compatibility with adjacent lower intensity uses
shall be required.
30
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Zoned
Maximum Density
Zoning
Maximum
(per acre) with "By
Maximum Density (per
"By
District
Density
Right" Density
acre) with Right"
(Per Acre)
Bonus Outside of LR
Within LR Designation
Designation
A
0.2
4
0.3
E
0.46
4
0.69
RSF -1
1.0
4
1.5
RSF -2
2.0
4
3.0
RSF -3
3.0
4
4.0
2. DENSITY BONUSES
In order to encourage infill development, the creation of affordable- workforce housing, and
preferred roadway access, certain density bonuses are available. If these bonuses are utilized,
base densities may be exceeded. In the Low Residential Subdistrict, the base density of four
(4) units per acre may only be exceeded if utilizing an affordable- workforce housing bonus. In
no case shall the resulting density exceed the maximum density specified in each sub district.
a. Proximity to Commercial -Mixed Use
If 50% or more of a project is within the Commercial - Mixed Use Subdistrict, then
the base density allowed within the Commercial - Mixed Use Subdistrict of sixteen
(16) dwelling units per acre applies to the entire project, except that this bonus
cannot be used to increase density on lands within the project designated Low
Residential. Buffering to achieve compatibility with adjacent lower intensity uses
shall be required.
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9/11/2012 Item 9.A.
b. Affordable - Workforce Housing Bonus, by Public Hearing
To encourage the provision of affordable- workforce housing within certain
Subdistricts in the Urban Designated Area, a maximum of up to eight (8) dwelling
units per gross acre may be added to the base density if the project meets the
definition and requirements of the Affordable - Workforce Housing Density Bonus
Ordinance (Section 2.06.00 of the Land Development Code, Ordinance 04 -41, as
amended, adopted June 22, 2004, and effective October 18, 2004). This bonus
may be applied to an entire project or portions of a project provided that the project
is located within the Commercial - Mixed Use (C -MU) Subdistrict or any residential
subdistrict.
C. Affordable - Workforce Housing Bonus, by Right
To encourage the provision of affordable- workforce housing within that portion of
the Urban Mixed Use District, properties zoned A, Rural Agricultural, and /or E,
Estates, and /or RSF -1, 2, 3, 4, 5, 6, Residential Single Family, Village Residential,
and /or RMF -6, Residential Multi - Family, for which an affordable- workforce housing
project is proposed in accordance with the definitions and requirements of the
Affordable- workforce Housing Density Bonus Ordinance (Section 2.06.00 of the
Land Development Code, Ordinance 04 -41, as amended, adopted June 22, 2004
and effective October 18, 2004), a maximum of four (4) residential units per gross
acre shall be added to the base density of 4 dwelling units per acre, except in the
case of lands designated LR on the IAMP Future Land Use Map (FLUM), wherein
the bonus shall not exceed 50% of the maximum permitted density of the zoning
district for the subject property. Therefore, the maximum density that may be
achieved by right shall not exceed eight (8) dwelling units per acre. Such a project
must comprise a minimum of ten acres. Density achieved by right shall not be
combined with density achieved through the rezone public hearing process. The
Table below illustrates the maximum "by right" density based on the FLUM
subdistrict and the zoning district.
31
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Zoned
Maximum Density
Zoning
Maximum
(per acre) with "By
Maximum Density (per
District
Density (Per
Right Density
acre) with "By Right"
Acre)
Bonus Outside of LR
Within LR Designation
Designation
A
0.2
8.0
0.3
E
0.46
8.0
0.69
RSF -1
1.0
8.0
1.5
RSF -2
2.0
8.0
3.0
RSF -3
3.0
8.0
4.5
RSF -4
4.0
8.0
6.0
RSF -5
5.0
8.0
7.5
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9/11/2012 Item 9.A.
•
�.�
M-sal
d. Residentiallnfill
1. To encourage residential infill, three (3) residential dwelling units per gross
acre may be added if the following criteria are met: The project is twenty (20)
acres or less in size; at the time of development, the project will be served by
central public water and sewer; at least one abutting property is developed;
the project is compatible with surrounding land uses; the property in question
has no common site development plan with adjacent property; there is no
common ownership with any adjacent parcels; and the parcel in question was
not created to take advantage of the residential infill density bonus and was
created prior to the adoption of this provision in the Growth Management Plan
on January 10, 1989. This bonus cannot be used to exceed the base density
in the Low Residential (LR) Subdistrict.
2. This Residential Infill bonus shall only be applicable on a one time basis and
shall not be expanded or continued to other adjacent properties, except for
additional properties not exceeding 20 acres in aggregate when added to the
original application of this provision and meeting all the above criteria.
e. Roadway Access
If the project has direct access to two (2) or more arterial or collector roads or if
there is project commitment for provision of interconnection of roads accessible to
the public with existing or future adjacent projects, one (1) dwelling unit per gross
acre may be added above the base density of the district. This bonus cannot be
used to exceed the base density in the Low Residential (LR) Subdistrict.
3. Density and Intensity Blending
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..
-
- P. - -
- -
-.
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9/11/2012 Item 9.A.
■- -
--
me-0--
P.4. Lands within the Urban aFea, ftem whieh the density and/er intensity has
been shafted, shall be plaeed On a eenseroatien easement an peFpetuity.
b For properties containing two or more Future Land Use Subdistricts, the overall density
and intensity that could be achieved in aggregate, may be distributed throughout the
project provided the total allowable density and intensity is not exceeded, and subject to
the following:
a+. The project furthers the protection, enhancement or restoration of wetlands, listed
species habitat, or other natural features,
b4. The project is consistent with and furthers the applicable objectives of the Immokalee
Master Plan and is compatible with surrounding properties and environment,
64. The project is approved as a Planned Unit Development;
dW. The project mitigates for any negative impacts on adjacent properties through
appropriate measures, such as buffering, separation, or other land design
techniques, adequate to lessen these effects.
B. URBAN — INDUSTRIAL DISTRICT
The purpose of this District is to function as a major employment center and is intended to
accommodate industrial, distribution, trade, agriculture, and manufacturing uses, essential
services, as well as office and commercial uses as limited within each Subdistrict.
Nonresidential uses are subject to the intensity limitations in Policy 6. 1.10
1. Industrial Subdistrict (IN)
The purpose of this Subdistrict is to provide for industrial, distribution, trade and
manufacturing uses. Allowed uses include a variety of industrial, limited commercial, and
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9/11/2012 Item 9.A.
associated uses, including: manufacturing; processing; storage and warehousing;
wholesaling; distribution; packing houses; recycling; high technology industries;
laboratories; assembly; storage; computer and data processing; and services intended
to serve the needs of employees and visitors, such as daycare centers, restaurants, and
convenience stores. Accessory uses and structures customarily associated with these
principal uses include ancillary offices and retail sales.
2. Industrial — Mixed Use Subdistrict (I -MU)
The purpose of this Subdistrict is to provide a transition area from the Industrial
Subdistrict to adjacent commercial and residential land uses. The State Farmers Market
and related facilities are located in this Subdistrict. This Subdistrict allows for: higher
intensity commercial uses as described in the LDC (Ordinance 04 -41, as amended) for
Commercial (C -4 and C -5) and Research and Technology Parks and Business Park
Districts, subject to development standards set forth in the LDC. This Subdistrict also
allows for light manufacturing, processing, and packaging in fully enclosed buildings;
research, design and product development; printing, lithography and publishing; and
similar industrial uses; agriculture and agricultural - related uses, such as packing houses;
warehousing; and targeted industries. Targeted industries include distribution; medical
laboratories, research, and rehabilitative centers; high technology; computer software,
services, and processing, and similar uses.
Within certain IMU designated lands denoted on the IAMP Future Land Use Map,
commercial uses are permitted on up to 30% of the total IMU acreage. The percentage
and mix of each category of use shall be determined at the time of rezoning in
accordance with the criteria specified in the Land Development Code. The acreage and
building square footage figures and percentages shall be included in the PUD ordinance
or rezone ordinance so as to demonstrate compliance with this requirement.
In order to ensure compatibility and ameliorate impacts on adjacent residentially zoned
properties (including A -Rural Agricultural or E- Estates zoned properties), a minimum 75-
foot building setback within which a minimum 20 -foot wide vegetated landscape buffer
shall be provided. This vegetated buffer shall be located adjacent to the property line
and shall contain, at a minimum, two staggered rows of trees that shall be spaced no
more than 30 feet on center, and a double row hedge at least 24 inches in height at time
of planting and attaining a minimum of three feet height within one year. Existing native
trees must be retained within this 20 -foot wide buffer area to aid in achieving this buffer
requirement; other existing native vegetation shall be retained, where possible, to aid in
achieving this buffer requirement. Water retention /detention areas shall be allowed in
this buffer area if left in natural state, and drainage conveyance through the buffer area
shall be allowed if necessary to reach an external outfall. For properties adjacent to
residentially zoned property, including properties zoned Agriculture (A) and Estates (E),
the required 75 -foot setback may be reduced to 50 feet if a minimum 6 -foot tall
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9/11/2012 Item 9.A.
decorative wall or fence providing at least 80 percent opacity is installed within the
reduced setback, and providing that the required 20 -foot wide landscape buffer and all
required vegetation is located between the wall and residential zoned properties.
3. Industrial — Immokalee Regional Airport Subdistrict
The purpose of this Subdistrict is to allow the Collier County Airport Authority (CCAA)
and leaseholders to develop the Immokalee Regional Airport and surrounding lands for
the economic health and development of the greater Immokalee area and Collier County
as a whole. Because the CCAA needs to retain flexibility to provide various general
aviation and revenue - generating opportunities via land leases as the Airport grows and
changes over time, a broad range of uses shall be allowed in this Subdistrict. In addition
to all uses permitted in the Industrial Subdistrict, allowable uses include: airport facility
and related accessory uses; commercial, industrial, institutional and agricultural uses;
freight and warehousing; trade; and ancillary recreational, vehicular racing,
communications and essential service uses.
C. OVERLAYS AND FEATURES
1. Wetlands Connected To Lake Trafford /Camp Keais Strand System Overlay
The Conservation and Coastal Management Element of the GMP, Policy 6.2.4(4),
identifies possible high quality wetland systems connected to the Lake Trafford /Camp
Keais Strand system within the Immokalee Urban Area. These wetlands require greater
protection measures than wetlands located in other portions of the Urban Designated
Area, and therefore the wetland protection standards set forth in Policy 6.2.5 of the
CCME apply to this area. These wetlands are identified on the Immokalee Future Land
Use Map by the Lake Trafford /Camp Keais Strand System Overlay (LT /CKSSO).
The additional wetland protection measures do not apply to properties within the
LT /CKSSO that have been legally cleared of native vegetation as of the adoption of this
Master Plan, but do apply to all new development and redevelopment pursuant to the
applicable nonconforming provisions set forth in the LDC (Ordinance 04 -41, as
amended).
RR
Packet Page -219-
- -
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The additional wetland protection measures do not apply to properties within the
LT /CKSSO that have been legally cleared of native vegetation as of the adoption of this
Master Plan, but do apply to all new development and redevelopment pursuant to the
applicable nonconforming provisions set forth in the LDC (Ordinance 04 -41, as
amended).
RR
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9/11/2012 Item 9.A.
If development on the Seminole Reservation functionally severs the connectivity of the
wetland system for properties within the LT /CKSSO, east of the Reservation, the
additional wetland protection measures will not be applied to those severed eastern
wetlands. The standard measures for wetlands in Urban designated lands shall be
applied as described in the CCME to those severed eastern wetlands.
2. Seminole Reservation (SR) Feature
The Seminole Reservation within Immokalee comprises approximately 600 acres of
largely undeveloped land owned by the Seminole Tribal Council and located on the east
side of First Street, South of (SR 29). The Seminole Reservation is not controlled or
regulated by the Collier County Growth Management Plan or LDC (Ordinance 04 -41, as
amended) and is identified on the Future Land Use Map for illustrative purposes only.
3. Urban Infill and Redevelopment Area Feature
In order for local governments to designate a geographic area within its jurisdiction as an
Urban Infill and Redevelopment Area pursuant to Section 163.2517 (4), Florida Statutes,
it must amend its comprehensive land use plan to delineate the boundaries within the
Future Land Use Element. The Urban Infill and Redevelopment Area is consistent with
criteria outlined in Section 163.2514(2) (a) -(e), Florida Statutes. The intent of this
delineation is to comprehensively address the urban problems within the area consistent
with the goals of this plan. The Urban Infill and Redevelopment Area was adopted by
Ordinance 2000 -66 and the Urban Infill and Redevelopment Plan was adopted by
Ordinance 2000 -71
This designation is informational and has no regulatory effect.
i
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9/11/2012 Item 9.A.
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
IMMOKALEE AREA MASTER PLAN
DATA & ANALYSIS
Prepared by
IMMOKALEE MASTER PLAN AND VISIONING COMMITTEE
Prepared for
COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY and the
BOARD OF COUNTY COMMISSIONERS
DECEMBER 2010
Packet Page -222-
9/11/2012 Item 9.A.
Table of Contents
1.
Introduction .............................................................................. ............................... 1
1.1
History of Immokalee .............................................................. ............................... 1
1.2
History of Planning Efforts in Immokalee ................ ...............................
1.3
State and Federal Designations ............................... ...............................
1.3.1
Rural Area of Critical Economic Concern ( RACEC) .............. ...............................
4
1.3.2
Florida Enterprise /Empowerment Zone ................................... ...............................
4
1.3.3
Immokalee Brownfield Designation ........................................ ...............................
4
1.4
Public Meetings and Workshops ............................................. ...............................
5
1.5
Demographics .......................................................................... ...............................
5
1.6
Economic Overview ................................................................. ...............................
8
1.6.1
Income and Housing ................................................................ ...............................
8
1.6.2
Agricultural Statistics ............................................................... ...............................
9
2.
Population Projections ........................................................... ...............................
12
2.1
Population Projections Prepared by Collier County .............. ...............................
12
2.2
Population Projections Prepared by BEBR ............................ ...............................
14
3.
Existing Land Use .................................................................. ...............................
15
3.1
Agriculture ............................................................................. ...............................
16
3.2
Conservation .......................................................................... ...............................
16
3.3
Commercial .............................................................................. .............................16
3.4
Government .............................................................................. .............................20
3.5
Industrial ................................................................................ ...............................
20
3.6
Institutional ............................................................................ ...............................
24
3.7
Residential ................................................................................ .............................24
3.8
Roadways /Rights -of- way ......................................................... .............................29
3.9
Seminole Reservation ............................................................ ...............................
29
3.10
Vacant Land ........................................................................... ...............................
29
4.
Natural Resources .................................................................. ...............................
33
4.1
Soils .......................................................................................... .............................33
4.2
Wellfields ................................................................................. .............................35
4.3
FLUCCS ................................................................................ ...............................
36
4.4
Wetlands ................................................................................ ...............................
39
4.5
Drainage Basins ..................................................................... ...............................
40
4.6
Groundwater Resources ......................................................... ...............................
41
4.7
Listed Species ........................................................................ ...............................
41
4.8
Archaeological & Historical Sites ......................................... ...............................
42
4.9
Mineral Resources ................................................................. ...............................
42
5.
Future Land Use Analysis ...................................................... ...............................
43
5.1
Changes to Future Land Use Designations ............................ ...............................
43
5.1.1
Residential Designations ........................................................ ...............................
46
5.1.2
Recreational Tourist Designation .......................................... ...............................
46
5.1.3
Commercial Designations ...................................................... ...............................
46
5.1.4
Industrial Designations .......................................................... ...............................
47
5.1.5
Future Land Use and Density Potential Analysis .................. ...............................
48
5.1.6
Future Land Use and Nonresidential Potential Analysis ....... ...............................
52
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9/11/2012 Item 9.A.
5.2
Future Land Use Overlays and Special Features ................... ............................... 52
5.2.1
Overlays Related to Wetlands and Environmentally Sensitive Areas ..................
55
5.2.2
Urban Infill and Redevelopment Area ................................... ...............................
60
5.2.3
Seminole Reservation ............................................................ ...............................
60
5.3
Proposed FLUM and Zoning Map ......................................... ...............................
61
5.3.1
Zoning and Future Land Use Map Inconsistencies ................ ...............................
64
PublicFacilities ...................................................................... ...............................
64
6.1
Parks and Recreational Facilities ........................................... ...............................
66
6.2
Schools ..................................................................................... .............................67
6.3
Transportation ........................................................................ ...............................
70
6.3.1
Existing Roadway Network ................................................... ...............................
70
6.3.2
Roadway LOS (Arterials and Collectors) .............................. ...............................
70
6.3.3
Roadway Improvements ...................................................... ...............................
711
6.3.4
SR 29 Loop Road ................................................................. ...............................
733
6.3.5
Freight ...................................................... ............................... ............................766
6.3.6
Pedestrian and Bicycle Facilities ......................................... ...............................
777
6.3.7
Transit .................................................................................... ............................... 79
6.3.8
Transportation Concurrency System .................................... ...............................
800
6.4
Water and Wastewater Facilities ......................................... ...............................
800
6.4.1
Potable Water ....................................................................... ...............................
811
6.4.2
Sanitary Sewer ..................................................................... ...............................
833
6.4.3
Five- and Ten -Year Water and Sewer Availability ............... ............................... 84
6.5
Drainage /Stormwater ............................................................. ...............................
84
6.6
Solid Waste ............................................................................ ...............................
87
6.7
Fire ......................................................................................... ...............................
87
6.8
Police ........................................................................................ .............................88
6.9
Demand Analysis from Potential Residential Build - Out ....... ...............................
88
OtherItems ............................................................................. ...............................
92
7.1
House Bill 697 /Energy Efficiency ......................................... ...............................
92
7.2
Changes to Other Growth Management Elements ................. ...............................
93
7.3
Government Services in Immokalee ...................................... ...............................
93
7.4
Analysis of Potential Impacts to Transportation Facilities .... ...............................
95
IAMP Data & Analysis March 2010
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9/11/2012 Item 9.A.
List of Tables
Table 1 -1
Estimate of Permanent Population, 1970 to 2008 .................. ............................... 6
Table 1 -2
Age Distribution in Immokalee and Collier County .................. ...............................
7
Table 1 -3
Race in Immokalee and Collier County ................................... ...............................
8
Table 1 -4
Income and Housing ................................................................ ...............................
9
Table 1 -5
Collier County, Selected Data, Census of Agriculture, 1997, 2002, and 2007....
10
Table 1 -6
Collier County, 2007 Average Weekly and Annual Pay for Selected NAICS
Codes..................................................................................... ...............................
11
Table 2 -1
Immokalee Population Estimates and Projections, 2000 -2025 ...........................
12
Table 2 -2
BEBR Population Projections for Collier County, 2008 - 2035 ..............................
14
Table 3 -1
Existing Land Use in the Immokalee Urban Area ................. ...............................
15
Table 3 -2
Commercial Development within the Immokalee Urban Area by DOR Use Code
................................................................................................ ...............................
17
Table 3 -3
Office Development within the Immokalee Urban Area by DOR Use Code........
18
Table 3 -4
Industrial Development within the Immokalee Urban Area ... ...............................
21
Table 3 -5
Collier County Industrial /Business Park Land Surplus /Deficit .............................
23
Table 3 -6
Residential Planned Unit Developments in Immokalee ........ ...............................
25
Table 3 -7
Mobile Home Parks in Immokalee, 2000 Inventory .............. ...............................
27
Table 3 -8
Immokalee Housing Inventory, Definitions and Aggregated Points .....................
28
Table 3 -9
Immokalee Housing Inventory, Overall Results, All Categories ..........................
28
Table 3 -10
Vacant Acreage by Future Land Use Designations .............. ...............................
30
Table 3 -11
Vacant Acreage by Proposed Future Land Use Designations ............................
31
Table 3 -12
Vacant Acreage by Zoning District ........................................ ...............................
32
Table 4 -1
Soil Types within the Immokalee Urban Area ....................... ...............................
33
Table 4 -2
Suitability of Soil Associations for Septic Tank Installation ... ...............................
35
Table 4 -3
Immokalee Urban Area by Level One FLUCCS Category .... ...............................
37
Table 4 -4
Immokalee Urban Area by Level Four FLUCCS Code Descriptions ...................
38
Table 5 -1
Proposed Future Land Use Designations ............................. ...............................
43
Table 5 -2
Adopted Future Land Use Designations and Acreages ........ ...............................
44
Table 5 -3
Proposed Future Land Use Designations and Acreages ...... ...............................
44
Table 5 -4
Adopted Future Land Use by Generalized Categories ......... ...............................
45
Table 5 -5
Proposed Future Land Use by Generalized Categories ....... ...............................
45
Table 5 -6
Difference between Adopted and Proposed Future Land Use (Generalized
Categories) ............................................................................. ...............................
45
Table 5 -7
Adopted Future Land Use, Maximum Density Calculations . ...............................
49
Table 5 -8
Proposed Future Land Use, Maximum Density Calculations ..............................
49
Table 5 -9
Adopted Future Land Use, Maximum Density with Bonuses .............................
50
Table 5 -10
Proposed Future Land Use, Maximum Density with Bonuses ............................
50
Table 5 -11
Average FAR Based on Existing Development .................... ...............................
52
Table 5 -12
Nonresidential Development Potential Based on Average FAR ..........................
53
Table 5 -13
Nonresidential Development Potential Based on TAZ Analysis ..........................
53
Table 5 -14
Nonresidential Development Potential Based on Economic Studies ..................
54
Table 5 -15
Nonresidential Development Potential Through Planning Horizon ......................
54
Table 5 -16
LT /CKSSO FLU Acreages and Densities ............................. ...............................
57
Table 5 -17
Proposed FLU Categories with Zoning Districts ................... ...............................
61
Table 5 -18
Zoning and FLUM Inconsistencies ........................................ ...............................
64
IAMP Data & Analysis March 2010
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9/11/2012 Item 9.A.
Table 6 -1 Immokalee Park Land Inventory ............................................ ............................... 66
Table 6 -2 Immokalee Area Schools ....................................................... ............................... 67
Table 6 -3 Immokalee Student Enrollment ............................................. ............................... 68
Table 6 -4 Immokalee School Capacity and Projected Enrollment ........ ............................... 69
Table 6 -5 2008 Peak Hour /Peak Directional Volume and LOS for Arterials & Collectors in
Immokalee.............................................................................. ............................... 71
Table 6 -6 Unfunded Priorities List, 2008 -2009, Immokalee Projects .... ............................... 72
Table 6 -7 Roadway Projects within Immokalee from the 2009 -2014 TIP .......................... 722
Table 6 -8 Evaluation Matrix, SR 29 Loop Road Alignments Recommended for Further
Study.................................................................................... ............................... 755
Table 6 -9 Bicycle and Pedestrian Improvement Priorities ................... ............................... 788
Table 6 -10 IWSD Population Projections, 2009 - 2041 ........................... ............................... 811
Table 6 -11 IWSD Water Treatment Plants ............................................ ............................... 822
Table 6 -12 Potable Water Demand Projections, 2009 - 2041 ................. ............................... 833
Table 6 -13 Wastewater Flow Demand Projections, 2009 - 2041 ............ ............................... 844
Table 6 -14 Five- and Ten -Year Water and Sewer Availability ................ ............................... 85
Table 6 -15 Difference between Adopted and Proposed Future Land Use Maximum
Residential Build -Out Potential ............................................ ............................... 889
Table 6 -16 Maximum Nonresidential Buildout Water and Sewer Demand ............................ 9C
Table 6 -17 Difference between Adopted and Proposed Future Land Use Maximum Facility
Demand Potential ( Base) ..................................................... ............................... 911
Table 6 -18 Difference between Adopted and Proposed Future Land Use Maximum Facility
Demand Potential ( Bonuses) ............................................... ............................... 911
IAMP Data & Analysis March 2010
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9/11/2012 Item 9.A.
List of Figures
Figure 1 -1
Acres in Farms, Collier County, 1997 - 2007 ....................... .............................10
Figure 2 -1
Immokalee Population Estimates and Projections, 2000 - 2020 .....................13
Figure 3 -1
Existing Land Use by Percent of Total Acreage ............... .............................16
Figure 3 -2
Industrial Park Locations at Build -Out, RLSA and Immokalee ..................... 22
Figure 3 -3
Vacant Acreage by Future Land Use Designations .......... .............................30
Figure 3-4
Vacant Acreage by Proposed Future Land Use Designations ......................31
Figure 3 -5
Vacant Acreage by Generalized Zoning Categories ......... .............................32
Figure 4 -1
Immokalee Urban Area by FLUCCS ................................... .............................37
Figure 5 -1
Immokalee Urban Area GIS Mapping Discrepancy ........... .............................56
Figure 5 -2
Lake Trafford Urban Wetlands Aerial ................................ .............................57
Figure 5 -2
Lake Trafford Urban Wetlands FLUCCS ............................ .............................57
Figure 5 -3
Lake Trafford Urban Wetlands Soils .................................. .............................58
Figure 5 -4
Lake Trafford Urban Wetlands per SFWMD ...................... .............................59
Figure 6 -1
SR 29 Loop Road Alignments Recommended for Further Study .................74
Figure 6 -2
SR 29 PD &E Study Schedule ............................................. .............................76
IAMP Data & Analysis March 2010
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AA
List of Maps
9/11/2012 Item 9.A.
After Page
Map 1 -1
Incentive Program Areas .............................................................................................
3
Map 1 -2
Immokalee Planning Boundaries
6
Map 3 -1
Immokalee Existing Land Use Exhibit
15
Map 3 -2
Planned Unit Developments Map .......... .................. ...... . .• _- ____..• ._.... - -- ..•.....24
Map 3 -3
Immokalee Existing Vacant Land Use Exhibit..........................................................
29
Map 4 -1
Immokalee Soils Exhibit .............................................................................................
33
Map 4 -2
Wellfield Cones of Influence, Immokalee Water & Sewer District ........................
36
Map 4 -3
Immokalee FLUCCS ...................................................................................................
37
Map4-4
Immokalee Wetlands ..............•-----------------.......------------------..........------------- •-- ••-- •.........39
Map 4 -5
Major Drainage Basins in Collier County ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, ,,,,.............................
40
Map 4 -6
Drainage Sub - basins ......... .. ....... ......... ............ . ..
.. 40
Map 4 -7
Groundwater Recharge to Surficial Aquifer,,,,,,,,,, ,,,,,,,,,,,,,,,,,, ,,,,,,,,,,,,,,,, ,,, ,,, ,,, ,,,,,,
41
Map 4 -8
Groundwater Recharge to Lower Tamiami Aquifer.,, . ........ ........ ........ .........41
Map 4 -9
Immokalee Listed Species-----------------------------------------------------------------------------------
------41
Map 4 -10
Immokalee Archaeological and Historic Sites ............................ .............................42
Map 4 -11
Commercial Mineral Extraction Sites,,,,,,,,,,,,,,,, ,,,,, , ,,• .__.._..• ._..... -- - __.__..- ..____._•
42
Map 5 -1
Immokalee Proposed Future Land Use Map ............................................................
43
Map 5 -2
Immokalee Future Land Use Map .............................................................................
43
Map 5 -3
Existing Land Uses in LT /CKSS Overlay ......... ......... . ..... ... . .......• .....•... __- _.__
-. 59
Map 5 -4
Immokalee Zoning Map ..............................................................................................
61
Map 5 -5
Zoning and FLUM Inconsistencies ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, ,,,,,,,,,,,,,,,,,,,,,,,,,,,
, ,64
Map6 -1
Immokalee Parks ........................................................................................ .. ...............
66
Map6 -2
Immokalee Schools .....................................................................................................
67
Map 6 -3
Existing Roadway Network, Arterials & Collectors .................. ...........................
. ... 70
Map 6 -4
Existing Roadway Network, Local Roads ........ ........ ......... ......... ...................71
Map 6 -5
Existing Immokalee Bicycle /Pedestrian Facilities ....................................................
77
Map 6 -6
Collier Area Transit Routes-------------------------------------------------------------------------------- ---
- - - --79
Map 6 -7
Immokalee Water & Sewer District, Franchise Area and Treatment Plants ..........
80
Map 6 -8
Immokalee Water & Sewer District, Potable Water Facilities ,,, ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,82
Map 6 -9
Immokalee Water & Sewer District, Sanitary Sewer Facilities ..............................
83
Map 6 -10
Existing Immokalee Utilities ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, ,,,,,,,,,,,,,,,, ,, ,,, ,,,,
,,,.83
IAMP Data & Analysis March 2010
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9/11/2012 Item 9.A.
Support Documents
Airport Master Plan Update for Immokalee Regional Airport (excerpts), prepared by URS, March
2009
Collier County Business Park Lands Study, prepared by Fishkind & Associates for the Economic
Development Council of Collier County, August 2007
DRAFT Immokalee Area Master Plan and Data and Analysis, prepared by RMPK, September,
2007
DRAFT Immokalee CRA Concurrency Options Transportation Considerations, prepared by
Tindale Oliver and Associates, April 2009
Immokalee Housing Initiative, Phase I (Mobile Home Park Initiative) and Phase II (Immokalee
Housing Condition Inventory), prepared by Community Development and Environmental
Services Division (CDES) staff, September 2004
Immokalee Master Plan Study Economic Analysis, prepared by Regional Economic Research
Institute at Florida Gulf Coast University, November 2006
Immokalee Regional Airport Legal Description and Sketch, prepared by Grady Minor &
Associates, September 2008
Immokalee Water and Sewer District Master Plan Study, Final Report, prepared by Boyle
Engineering, July 2008
"Population Need as a Criteria for Changes to a Local Government's FLUM," The Florida
Senate, Interim Report 2010 -107, October 2009
Statement of Compliance with 9J -5, 9J -11, F.A.C., and Chapter 163 Part II, F.S. ( "Attachment
A "), prepared by RWA, November 2009
IAMP Data & Analysis March 2010
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9/11/2012 Item 9.A.
Collier County Reports Referenced
Annual Update & Inventory Report on Public Facilities, 2008 AUIR, prepared by Comprehensive
Planning Department, October 2008
Capital Improvements Plan, FY2010 -29, District School Board of Collier County, April 2009
Collier County 2005 Fire /Rescue Services Impact Fee Update Study, prepared by Tindale Oliver
& Associates, Inc., January 2006
Collier County Bus Stop /Shelter Needs Plan, prepared by Michael Greene, Collier County
Transportation Services Division, prepared for the Collier Metropolitan Planning
Organization, October 2009
The Collier Interactive Growth Model (CIGM), Executive Summary, prepared by Van Buskirk,
Ryffel & Associates, Inc., September 2008
Immokalee Storm Water Management Plan, Hydrologic and Hydraulic Water Quality Modeling,
Collier County, prepared by H.W. Lochner, Inc., December 2004
IAMP Data & Analysis March 2010
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9/11/2012 Item 9.A.
1. Introduction
1.1 History of Immokalee
When Collier County was formed in 1923, the only non - coastal settlement in Collier County was
located in the Immokalee and Corkscrew areas. Today, Immokalee is the only community of
considerable size in interior Collier County.
Immokalee was first settled by the Seminole Indians, who used the land as a camping and
resting place. Hunters, cattlemen, and Indian traders were the next inhabitants of Immokalee.
They found their way to Immokalee around the middle of the 19th century. No permanent
settlers appeared in Immokalee until 1872.
Immokalee has been known by several different names, changing with its varied settlers. The
Seminoles gave Immokalee the name "Gopher Ridge" because of the unusual number of land
turtles and gophers in the area. Immokalee was also known at one time as "Allen Place" after
William "Billy" Allen, one of the first settlers. The Community received its current name,
"Immokalee," meaning "my home," in October 1897 with the naming of the first post office. The
name was suggested by Bishop William Crane Gray, who argued that the name should be a
Seminole word with pleasant associations. The population in Immokalee continued to grow,
and the first school and church opened not long after the establishment of the post office.
Immokalee possessed all the elements of a flourishing community, but was relatively isolated
until 1921, when the Atlantic Coast Line Railway Company (ACL) expanded its lines south from
LaBelle and broke the isolation. Before the railroad was extended to Immokalee, trips were
made by waterway or by sand trails, which were terrible for traveling during the wet season.
When Collier County was created in 1923, the transportation situation for the 74 citizens of
Immokalee did not immediately improve. In fact, in order to reach the County seat at
Everglades (now known as Everglades City), the residents of Immokalee had to first go to the
County seat of Lee County, Fort Myers, and then by boat to Everglades City, or they could drive
south along poor road conditions to Marco Island and continue from Caxambas by boat.
Barron Collier and his associates were aware of the importance of opening a direct route from
Immokalee to Everglades City. They made a strenuous effort to open a North -South road and
to induce the ACL to extend its lines to Everglades City.
Efforts continued for the building of a roadway into Immokalee, but the transportation problem
was not resolved until Immokalee Road (CR -846) was rebuilt and resurfaced a second time in
1955 -56. With such a major improvement in the transportation system, Immokalee became a
thriving center for ranching, farming, and lumbering.
The Immokalee community, with the improvements in transportation and its increasing
popularity as an agricultural community, began to witness an influx of residents to the area.
With such growth came the need for regulations to manage the activities occurring in the area.
The Board of County Commissioners established an Immokalee Area Planning Commission
( IAMPC) in October of 1965. The Community had its own Zoning and Subdivision Regulations,
separate from the coastal area of Collier County. The Immokalee Area was governed under its
own Zoning Ordinance until January 1982, when a unified Zoning Ordinance was adopted for
the entire unincorporated Collier County. The duties of the IAMPC continued until September
IAMP Data & Analysis March 2010 1
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9/11/2012 Item 9.A.
1985 when the nine - member Collier County Planning Commission was established with
representatives from all areas within Collier County. Today, there are two representatives from
County Commission District 5, which include Immokalee, serving on the Collier County Planning
Commission.
1.2 History of Planning Efforts in Immokalee
Immokalee has long been recognized as a distinct community within Collier County due to its
unique geographic, social, and economic characteristics. This distinction led to the
establishment of the Immokalee Area Planning Commission in 1965 and separate zoning and
subdivision regulations, which were in effect through 1982. While Immokalee is now regulated
through the county -wide Land Development Code, Collier County reaffirmed the distinctive
nature of Immokalee by designating it as a distinct Planning Community in the 1983
Comprehensive Plan. In 1989, Collier County adopted revisions to the comprehensive plan,
renamed it the Growth Management Plan (GMP), and recommended that an area master plan
for Immokalee be developed. This was completed in 1991 with the establishment of the
Immokalee Area Master Plan (TAMP) as a separate element of the GMP. The IAMP
supplements the county -wide goals, objectives, and policies of the Collier County GMP by
providing Immokalee- specific provisions. As stated in Objective 4.1 of the GMP's Future Land
Use Element, the IAMP specifically "addresses conservation, future land use, population,
recreation, transportation, housing, and the local economy" of the Immokalee urban area.
On March 14, 2000, the Collier County Commission made a finding of conditions of blight for
Immokalee through Resolution 2000 -82, allowing for the establishment of the Immokalee
Community Redevelopment Agency (CRA). The purpose of the CRA is not to create policy, as
found within the GMP and IAMP, but rather to encourage economic and social improvement in
the urban areas of Immokalee. To accomplish this, the CRA prepared the 2000 Immokalee
Community Redevelopment Plan, which addresses the unique needs and overall goals for
redevelopment of Immokalee, and identifies the types of projects planned for the area. By
statute, the Redevelopment Plan is required to conform to the GMP.
The Board of County Commissioners found it necessary to restudy the Immokalee Urban
Designated Area after designating the CRA. On May 27, 2003, the Board of County
Commissioners adopted Resolution 2003 -192, thereby establishing the Immokalee Area Master
Plan Restudy Committee as an ad hoc advisory committee to the Board. On September 28,
2004, the Board adopted Ordinance 2004 -62, extending the timeframe for the advisory
committee and renaming it the Immokalee Master Plan and Visioning Committee ( IMPVC). The
IMPVC assisted the County in selecting a consultant to update to the IAMP. Over a four year
period, the IMPVC and consultant conducted extensive public outreach, collected and analyzed
data, and drafted recommended amendments to the IAMP.
Despite this extensive effort, the amendments were not finalized. The Board of County
Commissioners again extended the timeframe for the IMPVC and selected a new consultant to
help fulfill the original purpose and duties of the Committee. These duties include:
• Assisting County staff with the review of general planning matters related to the
Immokalee Community, such as housing, zoning, economic and /or other issues as may
be brought before the Committee;
• Identifying and providing recommendations to the Board of County Commissioners
relating to road improvements; economic incentives; increasing the quality and quantity
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of affordable housing; land uses and improvements relative to the Immokalee Regional
Airport; density increases in mixed -use districts; restructuring of future land use
designations boundaries; the facilitation of construction of commercial development in
commercial districts; the preparation of revisions to current zoning districts and the
development of associated Unified Land Development Code standards; and the review
of the 5 -year Schedule of Capital Improvements relative to the Immokalee community.
Assisting in the development of revised goals, objectives, and policies, and land use
designation descriptions for the Immokalee Area Master Plan; and
Assisting in the review and updating of the Immokalee Area Master Plan in order to
establish consistency between the Master Plan and the County Rural Lands
Stewardship Area Overlay provisions.
The IMPVC has been working steadily towards achieving these goals over the last five years.
The adoption of this revised IAMP and Future Land Use Map represents the first step in
completing the objectives of the Committee. Once complete, the IMPVC will recommend
changes to the Collier County Land Development Code in order to establish Immokalee- specific
land development regulations that are necessary to implement the Goals, Objectives, and
Policies of the TAMP, followed closely by an update to the CRA- specific Capital Improvements
Plan, and the creation of a long -term transportation strategy. Additionally, the County and CRA
should amend the Immokalee Area Redevelopment Plan to ensure that it conforms to the
updated TAMP.
This IAMP presents a comprehensive program for guiding the physical, social, and economic
well -being of the Immokalee community. The proposed IAMP guides economic development,
environmental preservation efforts, future land use decisions, and redevelopment efforts in a
manner that best reflects the wishes of the Immokalee community. Specific guidelines for
support documentation for optional Growth Management Plan elements such as the IAMP are
not provided in Chapter 163, Florida Statutes, or Rule 9J -5, Florida Administrative Code. This
Support Document includes the following sections:
1.
Introduction;
2.
Population Projections;
3.
Existing Land Use;
4.
Natural Resources;
5.
Future Land Use Analysis;
6.
Public Facilities;
7.
Other Items
Appendix
1.3 State and Federal Designations
The need for economic development in Immokalee has been recognized on the state and
federal level, through its designation as a Florida Enterprise /Empowerment Zone, Brownfield
designation for lands at the Immokalee Regional Airport, and as a Rural Area of Critical
Economic Concern (RACEC) through Governor's Executive Order 06 -34. These programs are
discussed in greater detail in the following sections. Map 1 -1 on the following page shows the
boundaries for the incentive program areas (RACEC, Enterprise /Empowerment Zone, and
Community Redevelopment Area).
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1.3.1 Rural Area of Critical Economic Concern (RACEC)
Through Executive Order Number 06 -34, authorized February 24, 2006, Governor Jeb Bush
designated Immokalee a Rural Area of Critical Economic Concern. This status establishes
Immokalee as a priority assignment for the Rural Economic Development Initiative (a program
sponsored by twenty -one state and regional economic development agencies). Programs now
made available to Immokalee through the REDI include, but are not limited to:
• Qualified Target Industry Tax Refund Program (Section 288.106 F.S.)
• Quick Response Training Program (Section 228.047 F.S.)
• Quick Response Training for Welfare Transition Program Participants (Section
228.047(8) F.S.)
• Special Transportation Projects (Section 288.063)
• Brownfield Redevelopment Bonus Refund (Section 288.107 F.S.)
• Rural Job Tax Credit Program (Sections 212.098 and 220.1895 F.S.)
1.3.2 Florida Enterprise /Empowerment Zone
An Enterprise Zone is a state - defined geographic area targeted for economic revitalization. The
Enterprise Zone designation offers tax advantages and incentives (which may be augmented by
local tax breaks) to businesses locating within the Zone boundaries. Immokalee was designated
a Federal Enterprise Community in 1999. During the application process for the Empowerment
Zone /Enterprise Community grant, a series of community meetings resulted in input used to
develop a Strategic Plan. The Plan identifies four areas of concern:
1. Reduced accessibility of education and /or training
2. Weak diversification of the local economic base and lack of higher wage jobs
3. The reduced availability of decent and affordable housing
4. Lack of community pride
As an Enterprise Community, Immokalee is authorized to receive economic and other
assistance that will help it achieve its future growth and revitalization goals.
1.3.3 Immokalee Brownfield Designation
On March 3, 2004, 211 acres in the Florida Tradeport area received a state brownfield
designation. According to the Florida Brownfield Redevelopment Act (Florida Statute 376.79),
"brownfield sites are defined as real property, the expansion, redevelopment, or reuse of which
may be complicated by actual or perceived environmental contamination." Brownfields are often
an ideal redevelopment opportunity as numerous incentives are available for clean -up and
redevelopment activities. Florida, in particular, offers tax incentives for job creation on
brownfield sites and reserves 30% of its Quick Response Training program funding for
employees of businesses that establish on designated brownfield sites. This designation will
reduce the work and time involved in the approvals process for redevelopment schemes that will
enhance the economic potential of the Tradeport and surrounding area.
Immokalee will benefit from the availability of these new programs, and is strongly advised to
take full advantage of this assistance. The revision to the Master Plan will address these
assistance programs and how they may expedite the attainment of the economic and social
goals of the community.
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1.4 Public Meetings and Workshops
The master plan update has been an extensive process, initiated in 2005 and involving many
stakeholders. The following is a summary of the key dates of public meetings and workshops
held in Immokalee related to the preparation of the Immokalee Area Master Plan. Additionally,
the Immokalee Master Plan and Visioning Committee (IMPVC) and the Immokalee Community
Redevelopment Agency Advisory Board (CRAAB) met at least monthly from January 2006,
through the present, November, 2009, to track and direct the progress of the Immokalee Area
Master Plan.
1. February 22, 2006 at IPM: special meeting of the IMPVC;
2. May 2, 2006 at 5:30PM: public workshop;
3. September 19, 2006 at 5:30PM: public meeting to review the Inventory and
Analysis Report, priorities for development and redevelopment, and strategies for
the Immokalee Area Master Plan;
4. October 3, 2006 at 5:30PM: workshop to receive input regarding the "Illustrative
Plan ";
5. October 17, 2006 at 5:30PM: workshop to continue October 3 public input
regarding the "Illustrative Plan ";
6. November 3, 2006 at 10:OOAM: Bus tour of Immokalee to do "ground - truthing"
of draft Immokalee Area Master Plan and to stimulate discussion regarding
goals, objectives and policies related to development and redevelopment in
Immokalee;
7. November 7, 2006 at 5:30PM: Public workshop to review code enforcement,
Housing Sub - committee recommendations, and the draft Immokalee Area Master
Plan;
8. November 29, 2006 at 8:30AM: Joint meeting of the IMPVC and the Community
Redevelopment Advisory Board to review the Immokalee Master Plan Economic
Analysis Study.
9. January 31, 2007 at 2:OOPM: Special meeting to review the draft Immokalee
Area Master Plan;
10. February 20, 2007 at 5:30PM: Public meeting to review the draft Immokalee
Area Master Plan
11. September 25, 2008 at 5:30 PM: Public workshop to review the draft Goals,
Objectives, and Policies of the Immokalee Area Master Plan
12. November 6, 2008 at 10 AM: Public meeting to review draft Immokalee Area
Master Plan prior to submittal
13. August 10, 2009 at 9 AM: Public meeting to review revised draft Immokalee
Area Master Plan prior to resubmittal
1.5 Demographics
Documenting demographics for the Immokalee area is a critical step in formulating an
Immokalee Area Master Plan. Demographics provide the basis for major planning decisions
and are essential in forecasting demand for housing, potable water, recreation facilities,
transportation facilities, and other public facilities and services.
This section outlines the population characteristics of Immokalee. Topics reviewed include
historical and existing population estimates, age breakdown, population projections, race, sex,
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and income. Much of the information is taken from the most recent U.S. Census as the best
available data; however, the Immokalee Census Designated Place (CDP) has slightly different
boundaries than the Immokalee Community Planning Area, as shown on Map 1 -2. Other data
sources were consulted, but they do not provide information for Immokalee, as it is not an
incorporated municipality.
The Immokalee CDP had a dramatic increase in population between 1970 and 1980. However,
population growth for Immokalee has slowed down and has been less than the rest of the
County. Table 1 -1 contrasts the growth in Immokalee with growth in the County as a whole.
Table 1 -1 Estimate of Permanent Population, 1970 to 2008
Source: 1970, 1980, 1990, and 2000 population from U.S. Census; 2008 population estimate, Collier
County Comprehensive Planning Department
Collier County, as a whole, experiences major fluctuations in population each year between
November and April. The coastal influx comes from winter visitors and part -time residents.
Immokalee's population influx, which also occurs in the winter months, is assumed to be mostly
a result of an influx of workers in the agricultural industry. This increase occurs when the
harvest season for vegetables and citrus is at its peak.
Table 1 -2 provides comparative statistics regarding age distribution. The age distribution in
Immokalee is considerably different from the County as a whole. The 2000 median age in
Immokalee is estimated at 25, while the Collier County median age is estimated at 44. The
median age for Collier County has steadily increased from 1980 to 2000, from 38 to 44, while it
has stayed about the same in Immokalee.
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IMMOKALEE CDP
COLLIER
COUNTY
Year
Persons
% Increase
Persons
% Increase
1970
3,764
38,040
1980
11,038
193.25%
85,971
126.00%
1990
1 14,120
1 27.92%
152,099
76.92%
2000
19,410
37.46%
251,377
65.27%
2008
24,519
26.32%
332,854
32.29%
Source: 1970, 1980, 1990, and 2000 population from U.S. Census; 2008 population estimate, Collier
County Comprehensive Planning Department
Collier County, as a whole, experiences major fluctuations in population each year between
November and April. The coastal influx comes from winter visitors and part -time residents.
Immokalee's population influx, which also occurs in the winter months, is assumed to be mostly
a result of an influx of workers in the agricultural industry. This increase occurs when the
harvest season for vegetables and citrus is at its peak.
Table 1 -2 provides comparative statistics regarding age distribution. The age distribution in
Immokalee is considerably different from the County as a whole. The 2000 median age in
Immokalee is estimated at 25, while the Collier County median age is estimated at 44. The
median age for Collier County has steadily increased from 1980 to 2000, from 38 to 44, while it
has stayed about the same in Immokalee.
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Table 1 -2 Age Distribution in Immokalee and Collier County
AGE DISTRIBUTION 1980 CENSUS
IMMOKALEE
CDP
COLLIER
COUNTY
Total
% of
Total
% of
Age
Persons
Total
Persons
Total
Under 14 years
3,186
28.9%
15,874
18.5%
15 -24 years
2,360
21.4%
12,628
14.7%
25 -44 years
3,222
29.2%
20,283
23.6%
45 -64 years
1,762
15.9%
20,796
24.2%
65 over
508
4.6%
16,390
19.0%
TOTALI
11,038
100.0%
85,971
100.0%
Median Age
1 24.9
38.0
AGE DISTRIBUTION (1990 CENSUS)
IMMOKALEE
CDP
COLLIER
COUNTY
Total
% of
Total
% of
Age
Persons
Total
Persons
Total
Under 14 years
4,579
32.4%
25,785
17.0%
15 -24 years
2,605
18.4%
16,006
10.5%
25-44 years
4,503
31.9%
42,249
27.8%
45 -64 years
1,813
12.8%
33,503
22.0%
65 over
620
4.4%
34,556
22.7%
TOTALI
14,120
100.0%
152,099
100.0%
Median A e
21.4
40.7
AGE DISTRIBUTION 2000 CENSUS
IMMOKALEE
CDP
COLLIER
COUNTY
Total
% of
Total
% of
Age
Persons
Total
Persons
Total
Under 14 years
5,707
28.9%
41,562
16.5%
15 -24 years
4,294
21.7%
25,090
10.0%
25 -44 years
6,169
31.2%
61,720
24.6%
45 -64 years
2,791
14.1%
61,492
24.5%
65 over
802
4.1%
61,513
24.5%
TOTAL
19,763
100.0%
251,377
100.0%
Median Age
24.7
44.1
Source: U.S. Census 1980, 1990, 2000
The racial composition of Immokalee's population is substantially different from the County as a
whole. In 1980, 3,962 people or 36% of Immokalee's population was identified as white, in
contrast to 84% of the remainder of Collier County population. In 1990, 65% of Immokalee's
population was of Hispanic Origin, compared to 7% of the remainder of Collier County's
population. In 2000, 70% identified themselves as Hispanic or Latino in Immokalee, compared
to 15% for the rest of the County. Refer to Table 1 -3 for a comparison of the racial composition
of Immokalee and the balance of the County.
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Table 1 -3 Race in Immokalee and Collier County
Race
White
Black
Others
TOTAL
RACIAL COMPARISON -1980
Immokalee CDP Percent
3,962 36%
2,739 25%
4,289 39%
10,990 100%
Balance of
County
70,699
1,811
11,726
84,236
Percent
84%
2%
14%
100%
RACIAL COMPARISON -1990
Balance of
Race
Immokalee CDP
Percent
County
Percent
White
7,518
53%
130,059
95%
Black
3,381
24%
3,505
3%
Others
3,221
23%
2,554
2%
TOTAL
14,120
100%
136,115
100%
Persons of
Hispanic Origin*
9,199
65%
9,789
7%
RACIAL COMPARISON -2000
Balance of
Race
Immokalee CDP
Percent
County
Percent
White
7,201
37%
208,504
90%
Black
3,641
19%
8,032
3%
Others
8,568
44%
15,431
7%
TOTAL
19,410
100%
231,967
100%
Persons of
Hispanic Origin*
13,670
70%
35,626
15%
* People who identify their origin as Spanish, Hispanic, or Latino may be of any race.
Source: U.S. Census Bureau, 1980, 1990, 2000
1.6 Economic Overview
1.6.1 Income and Housing
The main focus of this revised master plan is economic development. The introduction
discussed the many designations and programs that are in effect in the Immokalee area to help
address economic concerns and promote economic development. A brief review of key
statistics is included to again highlight the challenges that face Immokalee and the importance
of economic development to the area. The statistics included in Table 1 -4 are taken from the
U.S. Census as the best available data, and the area covered, the Immokalee CDP, is slightly
different from that of the Immokalee Planning Community; see Map 1 -2. Collier County data is
provided for comparison. The data indicates a low- income community with a high percentage of
the population living below the poverty level. The majority of housing is renter - occupied, and a
third of the housing stock is made up of mobile homes. Almost one out of ten homes lack
complete kitchen or plumbing facilities, and median home values are less than half of that
reported for Collier County as a whole.
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Table 1-4 Income and Housing
Source: Census 2000, Summary File 3, Tables P53, P77, P88, H7, H30, H35, H47, H50, H63, H82, H85
1.6.2 Agricultural Statistics
Most of the County's agricultural production occurs in and around Immokalee and it continues to
be the major industry. It is difficult to assess the future of the agricultural industry in Immokalee,
but it is assumed that it will continue to be a key industry throughout the planning timeframe,
given the ability of the area to continue to meet winter demand for vegetables. According to the
"Immokalee Master Plan Study Economic Analysis," prepared by Regional Economic Research
Institute at Florida Gulf Coast University in 2006, more than 60 percent of all employment and
around 20 percent of all business establishments in Immokalee were based in agriculture in
2005. To put it another way, one out of every five businesses is related to agriculture, and over
half of the employed population — more than one out of two — works in an agricultural industry.
(A copy of the full report is included as a support document).
As shown in Table 1 -5, from 1997 to 2007, overall farm acreage in Collier County has
decreased by approximately 60 percent, while the value of agricultural sales has remained
about the same. Data specific to Immokalee are not recorded by the Census of Agriculture.
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Immokalee
CDP
Collier
Count
Median household income, 1999
$24,315
$48,289
Median family income, 1999
$22,628
$54,816
Per capita income, 1999
$8,576
$31,195
Income below poverty level ( %),
1999
40%
10%
Tenure:
Owner-occupied units %
39%
76%
Renter-occupied units %
61%
24%
Mobile homes % of housing units
29%
7%
Median year structure built
(housing units
1980
1987
Lack complete plumbing facilities
of housing units
7%
0.5%
Lack complete kitchen facilities (%
of housing units
7%
0.5%
Median ross rent
$406
$753
Median value for mobile homes
$19,700
$41,100
Median value for all owner-
occupied housing units
$56,000
$149,000
Source: Census 2000, Summary File 3, Tables P53, P77, P88, H7, H30, H35, H47, H50, H63, H82, H85
1.6.2 Agricultural Statistics
Most of the County's agricultural production occurs in and around Immokalee and it continues to
be the major industry. It is difficult to assess the future of the agricultural industry in Immokalee,
but it is assumed that it will continue to be a key industry throughout the planning timeframe,
given the ability of the area to continue to meet winter demand for vegetables. According to the
"Immokalee Master Plan Study Economic Analysis," prepared by Regional Economic Research
Institute at Florida Gulf Coast University in 2006, more than 60 percent of all employment and
around 20 percent of all business establishments in Immokalee were based in agriculture in
2005. To put it another way, one out of every five businesses is related to agriculture, and over
half of the employed population — more than one out of two — works in an agricultural industry.
(A copy of the full report is included as a support document).
As shown in Table 1 -5, from 1997 to 2007, overall farm acreage in Collier County has
decreased by approximately 60 percent, while the value of agricultural sales has remained
about the same. Data specific to Immokalee are not recorded by the Census of Agriculture.
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Table 1 -5 Collier County, Selected Data, Census of Agriculture, 1997, 2002, and
2007
Source: The Census of Agriculture, United States Department of Agriculture, 1997, 2002, and 2007
Census Publications, Volume 1, Chapter 2: County Level Data, Florida, available from:
http://www.aqcensus.usda.gov/Publicatioos/2007/Full Report/Volume 1 Chapter 2 County Level/
Florida / index.asp, accessed July 7, 2009.
Figure 1 -1 Acres in Farms, Collier County, 1997 -2007
Source: The Census of Agriculture, United States Department of Agriculture, 1997, 2002, and 2007
Census Publications, Volume 1, Chapter 2: County Level Data, Florida, available from:
http://www.aqcensus.usda.gov/Publications/2007/Full Report/Volume 1, Chapter 2 County Level/
Florida /index.asp, accessed July 7, 2009. Graphic prepared by RWA, Inc.
The Census of Agriculture does not report on lands used for grazing (ranching) or ornamental
crops (nurseries). However, the property appraiser does record information regarding use and
the type of agriculture for parcels in Collier County. According to the Collier County Property
Appraiser, approximately 5,071 acres are used for grazing land (DOR Code 60) within the
Immokalee Urban Area (30 percent of the ILIA), and approximately 18 acres are used for
ornamental or miscellaneous agricultural (DOR Code 69) (0.1 percent of the ILIA).
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1997
2002
2007
Farms number
235
273
322
Farms acres
277,279
180,852
109,934
Estimated market value of land and
buildings:
Average per farm $
$2,152,046
$1,652,022
$2,039,523
Average per acre $
$1,796
$2,660
$5,974
Market value of agricultural products sold
$276,924,000
$267,636,000
$278,822,000
Vegetables, potatoes, and melons
harvested for sale acres
17,010
17,947
12,982
Citrus acres
34,861
35,930
21,551
Source: The Census of Agriculture, United States Department of Agriculture, 1997, 2002, and 2007
Census Publications, Volume 1, Chapter 2: County Level Data, Florida, available from:
http://www.aqcensus.usda.gov/Publicatioos/2007/Full Report/Volume 1 Chapter 2 County Level/
Florida / index.asp, accessed July 7, 2009.
Figure 1 -1 Acres in Farms, Collier County, 1997 -2007
Source: The Census of Agriculture, United States Department of Agriculture, 1997, 2002, and 2007
Census Publications, Volume 1, Chapter 2: County Level Data, Florida, available from:
http://www.aqcensus.usda.gov/Publications/2007/Full Report/Volume 1, Chapter 2 County Level/
Florida /index.asp, accessed July 7, 2009. Graphic prepared by RWA, Inc.
The Census of Agriculture does not report on lands used for grazing (ranching) or ornamental
crops (nurseries). However, the property appraiser does record information regarding use and
the type of agriculture for parcels in Collier County. According to the Collier County Property
Appraiser, approximately 5,071 acres are used for grazing land (DOR Code 60) within the
Immokalee Urban Area (30 percent of the ILIA), and approximately 18 acres are used for
ornamental or miscellaneous agricultural (DOR Code 69) (0.1 percent of the ILIA).
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In order to expand the local economy, it must be diversified beyond its agricultural base. As
documented by the Bureau of Labor Statistics (BLS), a federal agency, individuals working on
farms earn substantially less than those working in other jobs. In 2007, the average weekly
salary for a person working in agriculture in Collier County was $377. Other occupations are
shown for comparison in Table 1 -6 — workers in the retail trade sector earned an average
weekly wage of $561; those in the construction trade earned $1,108, and those in the repair
business earned $625 weekly.
Table 1 -6 Collier County, 2007 Average Weekly and Annual Pay for Selected
NAICS Codes
NAICS Occupation Code
Average
Weekly Pay
Average
Annual Pa
NAICS 11 Agriculture, forestry,
fishing and hunting
$377
$19,584
NAICS 111 Crop production
$374
$19,436
NAICS 112 Animal production*
$650
$33,799
NAICS 115 Agriculture and forestry
support activities
$377
$19,596
NAICS 236 Construction of buildings
$1,108
$57,600
NAICS 237 Heavy and civil
engineering construction
$1,117
$58,109
NAICS 238 Specialty trade
contractors
$747
$38,832
NAICS 44 -45 Retail trade
$561
$29,165
NAICS 811 Repair and maintenance
$625
$32,501
* 2007 data not available for NAICS 112, 2006 data is shown
Source: Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2007, available on -line
at: http: / /www.bls.gov /cew /, accessed July 7, 2009.
The "Immokalee Master Plan Study Economic Analysis" also includes forecasts on the future of
agriculture in the area. The report forecasts an annual growth rate in agricultural employment of
between -1.0 percent and -2.6 percent. As the report explains:
Forecasts predict that agriculture will to continue to play a very important role in
Collier County and Immokalee. Agricultural land is expected to taken out of
production as new towns ... are developed. The additional construction and
growth in business and industrial parks will compete for the available workforce
as Eastern Collier County develops into a more diversified economy. Currently,
Immokalee has about 4,000 agricultural employees identified by quarterly
surveys done by the Agency for Workforce Innovation. This number is expected
to understate the number of agricultural workers since many are self - employed
and not counted by in the unemployment compensation survey. Collier County
uses a rough estimate for peak seasonal farm workers of around 15,000 during
the winter months. The acreage required for agriculture is expected to decline
slowly as land is developed for communities and business parks.
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9/11/2012 Item 9.A.
2. Population Projections
Per Chapter 9J- 5.005, Florida Administrative Code, (2)(e):
The comprehensive plan shall be based on resident and seasonal population estimates
and projections. Resident and seasonal population estimates and projections shall be
either those provided by the University of Florida, Bureau of Economic and Business
Research, those provided by the Executive Office of the Governor, or shall be generated
by the local government.
The County uses a Peak Season population methodology that is adopted in the Capital
Improvements Element and has been approved by the Department of Community Affairs.
2.1 Population Projections Prepared by Collier County
Table 2 -1 presents the projected average April and October permanent population and peak
population for the Immokalee Planning Community, as prepared by Collier County.
Table 2 -1 Immokalee Population Estimates and Projections, 2000 -2025
Year
April 1
Permanent
Population
Percent
Increase
October 1
Permanent
Population
Percent
Increase
Peak
Population*
2000
21,845
22,032
26,438
2001
22,219
1.7%
22,314
1.3%
26,777
2002
22,410
0.9%
22,605
1.3%
27,126
2003
22,800
1.7%
23,336
3.2%
28,003
2004
23,872
4.7%
24,058
3.1%
28,870
2005
24,244
1.6%
24,348
1.2%
29,218
2006
24,453
0.9%
24,622
1.1%
29,546
2007
24,790
1.4%
24,654
0.1%
29,585
2008
24,519
-1.1%
24,445
-0.8%
29,334
2009
24,372
-0.6%
24,298
-0.6%
29,158
2010
24,225
-0.6%
24,882
2.4%
29,858
2011
25,539
5.4%
26,208
5.3%
31,450
2012
26,878
5.2%
27,561
5.2%
33,073
2013
28,244
5.1%
28,940
5.0%
34,728
2014
29,636
4.9%
30,346
4.9%
36,415
2015
31,056
4.8%
31,727
4.6%
38,072
2016
32,399
4.3%
33,088
4.3%
39,706
2017
33,777
4.3%
34,491
4.2%
41,389
2018
35,205
4.2%
36,048
4.5%
43,258
2019
36,891
4.8%
38,104
5.7%
45,725
2020
39,317
6.6%
40,530
6.4%
48,636
* Estimated at 20% above October 1 population figures, consistent with peak population calculated for
Collier County as a whole.
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9/11/2012 Item 9.A.
Figure 2 -1 Immokalee Population Estimates and Projections, 2000 -2020
IAMP Data & Analysis March 2010
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9/11/2012 Item 9.A.
3. Existing Land Use
The purpose of the existing land use analysis is to provide an understanding of how Immokalee
functions: the relationship of residential areas to shopping, employment, and recreational
centers; the relationship between the transportation system and land use activities that attract
large numbers of people and vehicles; and the relationship between development patterns and
the natural environment. The analysis assists in determining strengths and weaknesses of the
existing land use pattern, and aids in developing overall planning strategies, to produce a
development pattern desired by the residents of Immokalee.
The following table and figure summarize existing land uses within the Immokalee Urban Area.
Map 3 -1 on the following page shows existing land uses within Immokalee.
Table 3 -1 Existing Land Use in the Immokalee Urban Area
Land Use
Parcel
Count
Acres
Percent
Agriculture
103
9,442.1
55.2%
Commercial
198
187.6
1.1%
Conservation
4
90.6
0.5%
Government
77
2,683.0
15.8%
Industrial
57
127.1
0.7%
Institutional
120
386.6
2.3%
Multi-Family
163
140.7
0.8%
Single-Family
2,973
1,790.8
10.5%
Seminole
Reservation
2
423.9
2.5%
Roadways
60
718.0
4.2%
Vacant Land
1,467
1,101.6
6.4%
Total
5,224
17, 092.0
100.0%
Source: Collier County Property Appraiser, 2008
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Figure 3 -1 Existing Land Use by Percent of Total Acreage
1%
2%
1%
6%
56%
9/11/2012 Item 9.A.
® Agriculture
• Conservation
• Commercial
• Government
• Industrial
❑ Institutional
❑ Multi - Family
❑ Single - Family
❑ Roadways
■ Seminole Reservation
❑ Vacant Land
Each of the existing land uses will be further analyzed in the subsections that follow.
3.1 Agriculture
Agriculture is the dominant land use type within the Urban Designated Area (LIDA), making up
approximately 55 percent of the land, or approximately 9,440 acres. Agricultural lands are
generally located at the periphery of the Immokalee boundary, surrounding the downtown core.
Agriculture is a permitted use within Immokalee, provided the areas used for agriculture are
zoned for such use. The Immokalee Future Land Use Map does not identify a Future Land Use
category for agriculture within the UDA.
3.2 Conservation
The parcels designated as conservation for the purposes of existing land use are conservation
areas within the Arrowhead PUD, making up approximately 91 acres and 0.5 percent of the total
land within Immokalee.
3.3 Commercial
Commercial land use makes up only about one percent of Immokalee, or about 188 acres. A
more detailed analysis by specific Department of Revenue Use Codes, which are used by the
Collier County Property Appraiser to classify land, included in Table 3 -2, below, shows
approximately 161 acres developed as commercial, with a total of 1,140,025 square feet of
commercial building space. This equates to approximately 39 square feet of commercial
building space per resident, using 2008 peak population of 29,334.
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Table 3 -2 Commercial Development within the Immokalee Urban Area by DOR
Use Code
Source: Collier County Property Appraiser, 2008, and RWA, Inc.
There are a total of ten parcels, totaling 14 acres and 85,000 square feet of office space within
Immokalee. This information is shown in Table 3 -3, below. This equates to 3 square feet of
office space per resident, again calculated using 2008 peak population of 29,334.
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Total
Use
Code
Description
Number of
Parcels
Total Acres
Building
Square Feet
11
Stores, one story
66
39.88
363,292
Mixed use — store and office or store and
12
residential or residential combination
38
26.76
198,111
14
Supermarkets
5
2.88
23,874
16
Community Shopping Centers
3
28.88
152,483
Airports (private or commercial), bus
terminals, marine terminals, piers,
20
marinas
1
5.00
3,321
21
Restaurants, cafeterias
11
6.79
38,231
22
Drive -in Restaurants
3
2.42
8,702
23
Financial institutions (banks, savings and
4
8.46
37,767
loan companies, mortgage)
Repair service shops (excluding
automotive), radio and T. V. repair,
refrigeration service, electric repair,
25
laundries, laundromats
8
5.18
44,394
26
Service stations
10
5.51
40,152
Auto sales, auto repair and storage, auto
service shops, body and fender shops,
commercial garages, farm and machinery
sales and services, auto rental, marine
equipment, trailers and related
equipment, mobile home sales,
27 1
motorcycles, construction vehicle sales
17
14.19
100,273
29
Wholesale outlets, produce houses
9
10.07
86,862
32
Enclosed theaters, enclosed auditoriums
1
1.56
14,683
33
Nightclubs, cocktail lounges, bars
4
0.87
12,285
Bowling alleys, skating rinks, pool halls,
34
enclosed arenas
2
0.34
3,505
Tourist attractions, permanent exhibits,
other entertainment facilities, fairgrounds
35
(privately owned
1
0.26
39
Hotels, motels
2
1.41
12,091
TOTAL
185
160.49
1,140,025
Source: Collier County Property Appraiser, 2008, and RWA, Inc.
There are a total of ten parcels, totaling 14 acres and 85,000 square feet of office space within
Immokalee. This information is shown in Table 3 -3, below. This equates to 3 square feet of
office space per resident, again calculated using 2008 peak population of 29,334.
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Table 3 -3 Office Development within the Immokalee Urban Area by DOR Use
Code
Use
Code
Description
Number of
Parcels
Acres
Square
Feet
17
Office buildings, non - professional
service buildings, one story
7
11.02
71,450
18
Office buildings, non - professional
service buildings, multi -story
1
1.03
6,579
19
Professional service buildings
2
1.90
6,713
TOTAL
10
13.94
84,741
Source: Collier County Property Appraiser, 2008, and RWA, Inc.
The "Immokalee Master Plan Study Economic Analysis," prepared by Florida Gulf Coast
University, developed retail and office space forecasts out to the year 2020. The study forecasts
employment and then converts projected employment into acreage, using the ratio of
employees to building square footage from the Fiscal Impact Analysis Model (FIAM). The FIAM
model was developed by Fishkind and Associates for the Florida Department of Community
Affairs to forecast the fiscal impacts of development. The acreage forecasts indicate the need
for developed retail and office space, not for commercial zoning. It is also important to note that
the study did not look at whether there is an existing deficiency in retail and office supply in
Immokalee. An excerpt from the retail and office space analysis included in the study is
provided, below. A full copy of the study is included as a support document. Generally, the
analysis shows a medium -range forecasted need for developed commercial space of 49 acres
by 2020 and of developed office space of 33 acres. Again, any existing deficiencies in
commercial or office space are not considered. The forecast is based on projected population
growth only, and does not take into consideration the need for economic development, the
targeted expansion of tourist - related business, growth outside of Immokalee that may influence
the need for retail services, or increases in needed office space resulting from a growth in
industry.
Excerpt from the "Immokalee Master Plan Study Economic Analysis:"
3.2.1. Retail Space Forecast
Currently, Immokalee has about 55 residents per retail employee. The state average is
about 18.2 residents per employee and Collier County has an average of about 16.8
residents per employee. It is expected that Immokalee will move over time to a ratio
closer to the state and county. The low case assumes that the ratio of residents to retail
employees falls from 55 to 36 by 2030. The medium case assumes that Immokalee's
population to retail employees falls to the state average of 18.2 by 2030 and the high
case assumes that the ratio falls to Collier County's average of 16.8 by 2030.
Florida's Agency for Workforce Innovation (AWI) provides an annual forecast for Collier
County's retail employment that predicts an average annual growth rate of about 2.1
percent per year from 2005 to 2013. The medium forecast's growth rate or trend
developed for this study for Immokalee is much faster, growing at about six percent per
year over the forecast horizon. This faster growth would be expected as development
shifts eastward in the county and as local incomes rise. The surrounding developments of
Ave Maria and Big Cypress are expected to create increased retail traffic during their
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9/11/2012 Item 9.A.
Excerpt from the "Immokalee Master Plan Study Economic Analysis:" (continued -1)
development and this is expected to continue even after they develop their own town
centers.
Tables 3.2 though 3.4 provide the low, medium, and high forecasts for employment,
square footage, and acres needed to support the retail sector. The medium or reference
case shows a local need for 12 additional acres by 2010. This need increases to 28 acres
by 2015 and to 49 acres by 2020. The high forecast increases the need for retail acres to
65 by 2020 while the low case shows a need for only about 16 additional acres by 2020.
Table 3.2 Immokalee Low Case Retail Planninq Forecast
Year
Employment
Growth
Square Footage
Acres Needed
2005 to 2010
64
38,114
5
2005 to 2015
136
81,647
10
2005 to 2020
219
131,370
16
Table 3.3 Immokalee Medium Case Retail Planninq Forecast
Year
Employment
Growth
Square Footage
Acres Needed
2005 to 2010
164
98,480
12
2005 to 2015
373
223,761
28
2005 to 2020
650
389,792
49
Table 3.4 Immokalee Hiqh Case Retail Planninq Forecast
Year
Employment
Growth
Square Footage
Acres Needed
2005 to 2010
193
1 15,746
15
2005 to 2015
469
281,470
35
2005 to 2020
865
518,751
65
3.2.2 Office Space Forecast
The Office space requirements to meet Immokalee's future growth will be primarily driven
by the need to locate in the local area to meet customer needs. This forecast for office
space is based on the projected increases in the local population. The ratio of office
employees to population for both Immokalee and Collier County were both about one
office employee for each 17 people. Office employees were defined as those in
information, financial, professional, education, health, other services, and government.
The RAM model assumption of 600 square feet on average per employee and an
estimate of 8,000 square feet per acre were used to arrive at the square footage and
acres needed forecasts.
Table 3.5 shows the low forecast case for office employment growth, square footage, and
acres needed. Growth in the service and professional occupations are expected to create
additional employment opportunities for Immokalee and Eastern Collier County. The low
case shows increased employment by 2020 of about 278 employees. The number of
acres of office land to support the growth rises to 21 acres by 2020.
Table 3.5 Immokalee Low Case Office Space Planninq Forecast
Year
Employment
Growth
Square Footage
Acres Needed
2005 to 2010
120
72,225
9
2005 to 2015
197
118,298
15
2005 to 2020
278
166,722
21
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Excerpt from the "Immokalee Master Plan Study Economic Analysis:" (continued -2)
The medium or reference forecast for Immokalee's office employment and space
planning forecast is shown in Table 3.6. The employment rises by 436 employees by
2020 and the office land to support the employment rises to 33 acres by 2020.
Table 3.6 Immokalee Medium Case Office Space Planninq Forecast
Year
Employment
Growth
Square Footage
Acres Needed
2005 to 2010
188
112,763
14
2005 to 2015
310
186,027
23
2005 to 2020
436
261,545
33
Table 3.7 shows the office employment and space planning high forecast case. Faster
growth in employment adds 689 employees by 2020 and the land to support the
employees is estimated at 52 acres.
Table 3.7 Immokalee High Case Office Space Planninq Forecast
Year
Employment
Growth
Square Footage
Acres Needed
2005 to 2010
236
141,318
18
2005 to 2015
449
269,089
34
2005 to 2020
689
413,649
52
Currently, approximately 525 acres are zoned for commercial uses (including office). Of this,
approximately 93 acres are vacant.
3.4 Government
There are approximately 2,680 acres of government -owned land in Immokalee, making up
approximately 16 percent of the total land area. Examples of government -owned land uses
include the Immokalee Regional Airport; public schools; Farmworker's Village, which is owned
by the Collier County Housing Authority; and the South Florida Water Management spoil site,
being used for the remediation of Lake Trafford.
3.5 Industrial
Immokalee consists of approximately one percent developed industrial lands, or approximately
127 acres. The majority of industrial uses in Immokalee are related to agriculture, such as
packing houses and farm machinery sales and repair. A more detailed analysis of industrial
lands, by specific Department of Revenue Use Codes (used by the Collier County Property
Appraiser to classify land), included in Table 3 -4, below, shows approximately 127 acres
developed as industrial, with a total of 1,316,718 square feet of industrial building space. This
equates to approximately 45 square feet of industrial building space per resident, using 2008
peak population of 29,334.
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9/11/2012 Item 9.A.
Table 3-4 Industrial Development within the Immokalee Urban Area
Use
Number of
Total Building
Code
Description
Parcels
Total Acres
Square Feet
42
Heavy industrial, heavy equipment
2
5.67
40,359
Packing plants, fruit and vegetable
44
packing plants, meat packing plants
24
82.80
1,043,875
Mineral processing, phosphate
processing, cement plants, refineries,
47
clay plants, rock and gravel plants
1
0.94
6,481
Warehousing, distribution terminals,
trucking terminals, van and storage
48
warehousing
13
19.43
140,439
Open storage, new and used building
supplies, junk yards, auto wrecking, fuel
49
storage, equipment and material storage
17 1
18.28
85,564
TOTAL
57 1
127.11
1,316,718
Source: Collier County Property Appraiser, 2008, and RWA, Inc.
Economic development is the main goal of the Immokalee Area Master Plan. The community
particularly looks to the industrial lands surrounding the Immokalee Regional Airport as key
economic drivers for Immokalee. These lands have been designated for industrial development
and three future land use categories for industrial development have been developed —
Industrial, Industrial Mixed -Use, and the Immokalee Regional Airport Subdistricts — to better
encourage and manage industrial growth in these areas. Designating land for industrial
development is a policy decision, as Van Buskirk notes in the Collier Interactive Growth Model
Executive Summary (September 2008):
The industrial sub -model is not a demand model based on the demand of the
population. Rather, it is a design model determined by the community's policy
makers. The CIGM design is one scenario based on economic diversification.
One economic objective is to insure employment opportunities for future
residents. In the early and intermediate stages, a community is developing a
large portion of its labor force in construction and construction related business.
As the community matures, construction opportunities diminish and are replaced
with opportunities in manufacturing, research and development and services. In
order to meet this objective, industrial or tech parks are needed.
Another objective for industrial development for a community is to diversify its tax
as well as its economic base.
These industrial lands will serve to diversify not only the economy of Immokalee, which has
been based on predominantly low -wage agricultural jobs, but also of Collier County as a whole.
Three different studies to determine future demand for industrial land were consulted: the Collier
Interactive Growth Model Executive Summary, prepared by Van Buskirk, Ryffel and Associates,
Inc.; an industrial lands needs analysis prepared for the Economic Development Council of
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9/11/2012 Item 9.A.
Collier County by Fishkind & Associates; and the Immokalee Master Plan Study Economic
Analysis, prepared by the Regional Economic Research Institute at Florida Gulf Coast
University.
The Van Buskirk/CIGM study, already cited, shows the majority of industrial development at
build -out located within the Immokalee Urban Area, and estimates that Collier County will need
52 50 -acre industrial parks (2,600 acres) by build -out. While not specifically prepared for this
amendment, the report was prepared for and accepted by Collier County, which includes
Immokalee.
Figure 3 -2 Industrial Park Locations at Build -Out, RLSA and Immokalee
LEGEND:
• Industrial Park
• 2007 Existing Industrial
Park
RLSA
Source: Collier Interactive Growth Model Executive Summary, Van Buskirk, Ryffel and Associates, Inc,
September 2008
The second study consulted, prepared by Fishkind & Associates, reviewed and determined the
future need for business park /light industrial space in Collier County through the year 2030. The
study found that the County will have more than a 2,000 -acre deficit of industrial and business
park land by 2030. See Table 3 -5, contained on the following page. A complete copy of the
study is attached as a support document.
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9/11/2012 Item 9.A.
Table 3 -5 Collier County Industrial /Business Park Land Surplus /Deficit
Source: Fishkind & Associates, August 2007, Industrial /Business Park Land Needs Analysis
The final study consulted was developed by the Regional Economic Research Institute at
Florida Gulf Coast University. This is excerpted from the larger report, which is included as a
support document and was prepared for this amendment. The report estimates the need for
approximately 1,630 acres of developed industrial land by 2020.
Excerpt from the "Immokalee Master Plan Study Economic Analysis:"
Immokalee's industrial employment and acreage forecast is dependent upon Collier
County's overall growth. It is likely that most of the new industrial growth will be located in
Eastern Collier County where most of the undeveloped land in the county is located.
Given that Immokalee [has established] industrial areas that can meet Collier County's
projected industrial needs, it should be a strong candidate for Collier County's future
industrial development.
This study defines industrial companies for this study as those in construction,
manufacturing, wholesale trade, and transportation and warehousing. Companies in
these sectors would want to locate company buildings and sites in areas designated for
industrial use. Based on the FIAM model and other sources, the assumptions for square
feet per employee for this study are 200 square feet per construction employee; 2,500
square feet for wholesale trade and manufacturing employee; and 5,000 square feet per
transportation and warehouse employee. An average of 8,000 square feet per acre is
assumed to transform square feet to acres.
Each year the Florida's Agency for Workforce Innovation (AWI) forecasts Collier County
employment trends using regression analysis and shift -share analysis for 2005 through
2013. These trends are used by this study to provide a medium case forecast for Collier
County's industrial employment for 2010, 2015, and 2020....
Table 3.9 provides the medium or reference case employment forecasts and acres
needed for industrial development. Employment grows by over 17,000 from 2005 to
2020. The need for additional acres of land to support the growth in industrial companies
grows to approximately 1,600 acres by 2020.
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2005
2010
2015
2020
2025
2030
Industrial Sq. Ft.
Total Demand
30,652,642
6,247,194
6,549,116
6,506,391
6,160,814
6,161,395
Industrial Acres
Demanded
3,832
781
819
813
770
770
Indus /Business
Park Acreage
1,878
379
586
315
299
299
Available
Acreage Surplus
-
(402)
(232)
(498)
(471)
(472)
or Deficit
Cumulative
Acreage Surplus
(402)
(634)
(1,132)
(1,604)
(2,075)
or Deficit
Source: Fishkind & Associates, August 2007, Industrial /Business Park Land Needs Analysis
The final study consulted was developed by the Regional Economic Research Institute at
Florida Gulf Coast University. This is excerpted from the larger report, which is included as a
support document and was prepared for this amendment. The report estimates the need for
approximately 1,630 acres of developed industrial land by 2020.
Excerpt from the "Immokalee Master Plan Study Economic Analysis:"
Immokalee's industrial employment and acreage forecast is dependent upon Collier
County's overall growth. It is likely that most of the new industrial growth will be located in
Eastern Collier County where most of the undeveloped land in the county is located.
Given that Immokalee [has established] industrial areas that can meet Collier County's
projected industrial needs, it should be a strong candidate for Collier County's future
industrial development.
This study defines industrial companies for this study as those in construction,
manufacturing, wholesale trade, and transportation and warehousing. Companies in
these sectors would want to locate company buildings and sites in areas designated for
industrial use. Based on the FIAM model and other sources, the assumptions for square
feet per employee for this study are 200 square feet per construction employee; 2,500
square feet for wholesale trade and manufacturing employee; and 5,000 square feet per
transportation and warehouse employee. An average of 8,000 square feet per acre is
assumed to transform square feet to acres.
Each year the Florida's Agency for Workforce Innovation (AWI) forecasts Collier County
employment trends using regression analysis and shift -share analysis for 2005 through
2013. These trends are used by this study to provide a medium case forecast for Collier
County's industrial employment for 2010, 2015, and 2020....
Table 3.9 provides the medium or reference case employment forecasts and acres
needed for industrial development. Employment grows by over 17,000 from 2005 to
2020. The need for additional acres of land to support the growth in industrial companies
grows to approximately 1,600 acres by 2020.
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9/11/2012 Item 9.A.
Excerpt from the "Immokalee Master Plan Study Economic Analysis" (continued):
Table 3.9 Collier Medium Case Industrial Planninq Forecast
Years
Employment
Growth
Acres Needed
2005 to 2010
4,751
470
2005 to 2015
10,387
1,009
2005 to 2020
17,078
1,629
Source: Immokalee Master Plan Study Economic Analysis, Regional Economic Research
Institute, College of Business, Florida Gulf Coast University, 2006
While each of the studies referenced calculates a different acreage amount for needed
industrial lands, all three identify a significant shortfall in industrial lands, and a
significant opportunity for industrial development in Immokalee. The community supports
this economic development initiative and has therefore amended the future land use
map to accommodate opportunities for additional industrial development.
Currently there are 2,005 acres zoned industrial in Immokalee. Approximately 1,500
acres of this industrial land is government -owned land contained within the Immokalee
Regional Airport. There are approximately 105 acres of vacant, industrially zoned land.
3.6 Institutional
Institutional uses make up approximately 387 acres or about two percent of existing land uses in
Immokalee. Institutional uses include churches, private schools, and non - profits. Institutional
land uses offer essential community services and are an important component of any
community.
3.7 Residential
Within Immokalee, approximately 1,932 acres are in residential use, or about 11 percent of all
land uses. Of that, about 1,791 acres are developed as single - family residential, and 141 acres
as multifamily residential (refer to Table 3 -1). Residential development is generally located
south of Westclox Road and west of New Market Road and the Immokalee Regional Airport.
There are a number of Planned Unit Developments already approved in the Immokalee
Planning Community, totaling 4,244 units on 1,052 acres. Some are completed and some are
under construction. Refer to Table 3 -6 for a list and Map 3 -2, contained on the following page.
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Table 3 -6 Residential Planned Unit Developments in Immokalee
Name of Developments
Ord. No.
Project
Acreage
No. of
Approved
Units
No. of
Units Built
No. of
Vested
Units
Arrowhead
2005 -13
307.44
1,245
329
916
Collier Village
90 -18
39.14
210
122
88
Cypress Green Apartments B
87 -3
5.00
42
42
0
Davenport
87 -75
29.00
187
142
45
Es eranza Place
2008 -28
31.63
262
0
262
Faith Landing
2007 -35
35.11
175
0
175
Garden Lake Apartments B
89 -09
7.29
66
66
0
Garden Walk Village S
96 -4
17.06
204
0
0
Harvest for Humanity
2007 -59
38.40
105
89
16
Heritage S
91 -73
345.60
798
0
0
Immokalee Senior Housing
2004 -29
7.44
119
30
89
Kaicasa
2007 -34
100.00
400
0
400
Liberty Landing
2006 -29
26.85
162
60
102
R. Roberts Estate
92 -007
39.90
103
79
24
Sanders Pines B
88 -5
5.00
41
41
0
Summer Glen Apartments B
91 -7
7.43
46
46
0
Timber Ridge B
94 -23
10.10
59
59
0
TOTAL
1,052.39
4,244
1,105
2,117
(B) — Built -out
(S) — Sunsetted, no activity within allotted timeframe
Source: PUD Master List, July 2009, prepared by the PUD Monitoring Section of the Engineering &
Environmental Services Department, Collier County
There are very few residential areas in Immokalee that do not have mobile homes. Unlike the
coastal area, Immokalee contains many areas with mixed housing types. Mobile homes are
next to duplexes, next to single - family homes, next to apartments. To accommodate that
situation, the County developed the Village Residential Zoning District in 1982, which allows
such mixing of residential types. However, mobile homes, especially those that are seriously
deteriorated, can negatively impact surrounding single - family homes property values, and new
regulations to address existing mobile homes have been put forth in this TAMP. As
demonstrated in Table 1 -4, mobile homes in the Immokalee Census Designate area have
values significantly lower than Collier County as a whole.
By direction of the Board of County Commissioners, in September, 1999, Collier County
Community Development and Environmental Services (CDES) embarked on a program
specifically targeting mobile home parks in the Immokalee Urban Area. The Immokalee Housing
Initiative, Phase 1, the Mobile Home Park Initiative, created the Nonconforming Mobile Home
Park Overlay Subdistrict. This subdistrict is identified in the Land Development Code Section
2.03.07(6) and requires nonconforming mobile home parks to upgrade their parks and obtain an
approved Site Improvement Plan (SIP) by January 9, 2003. Parks that did not come into
compliance within this time frame were supposed to eliminate all substandard mobile home
units. Despite this requirement, only a small percentage of the nonconforming parks obtained a
SIP, and there has been minimal enforcement to remove substandard units.
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As part of the Mobile Home Park Initiative, a list of mobile home parks within the Immokalee
area and the permit status of each was developed. The inventory found 33 mobile home parks
with 515 confirmed mobile homes. No discussion of the condition of the units was undertaken,
and the report did not look at mobile homes not located within mobile home parks. A summary
of the findings of this Phase 1 is provided in Table 3 -7. Under the new mobile home policies of
this TAMP, existing mobile homes (not within mobile home parks) are treated as nonconforming
uses, and existing mobile home parks, such as those listed in Table 3 -7, may continue if they
have obtained SDP or SIP approval or obtain it within a certain timeframe.
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Table 3 -7 Mobile Home Parks in Immokalee, 2000 Inventory
Street Address
No.
MH'S
No.
Confirmed
MH's
Size
(Acres)
DU /AC
Permits
Issued
Zoning & FLU
Designation
607 10TH ST. N.
17
18
1.24
14.52
0
RMF -6 /HR
301 12TH ST SE.
19
13
2.2
5.91
1
MH /HR
301 13TH ST SE
8
8
2
4.00
0
MH /HR
402 15TH ST S.E.
3
3
0.19
15.79
2
MH /HR
331 15TH ST. N.
25
25
3
8.33
0
C- 4- RMF -6 /C
550 19TH ST. N.
102
103
18.71
5.51
0
PUD /HR
711 2ND AVE
38
41
2.74
14.96
1
MH /CC -MU
204 4TH ST. S.
4
4
1.32
3.03
0
VR /MR
207 4TH ST N.
4
3
0.34
8.82
1 RNP
VR /CC -MU
617 5TH ST. S.
3
3
0.44
6.82
2
VR /LR
311 6TH CT. S.
3
3
0.14
21.43
0
VR /MR
318 6TH ST. S
3
3
0.18
16.67
0
VR /MR
302/ 304 7TH ST. S.
4
4
0.28
14.29
1 RNP
VR /MR
1900 8TH AVE N.
117
102
3.41
29.91
32 RNP
MH /MR
301 8TH ST. S.
8
8
1.65
4.85
2
VR /MR
110 9 TH ST S.
23
21
1.43
14.69
0
MH /CC -MU
108 9 TH ST S.
20
20
2.39
8.37
1 RNP
MH /CC -MU
612 9TH ST S.
3
3
0.39
7.69
0
VR /LR
1101 ALACHUA ST.
29
15
0.92
16.30
0
I /CC -1
1123 ALACHUA ST.
4
5
0.92
5.43
0
I /CC -1
3003 ALAMO DR.
8
8
0.37
21.62
5 RNP
VR /MR
815 ANDRES LN
7
7
1.01
6.93
6
VR/MR
610 BOOKER BLVD.
5
5
2.36
2.12
5
VR /MR
2700 BRADLEY DR
14
14
2.07
6.76
2
VR /MR
1503 CARSON RD.
12
3
1.69
1.78
0
VR /MR
1410 CARSON RD.
13
13
2.02
6.44
8
VR /MR
3507 CARSON RD.
20
18
3.33
5.41
0
MH /MR
408 MINERS LN
15
12
2.34
5.13
2
VR /MR
625 PALMETTO
5
5
0.25
20.00
0
VR /LR
310 WEEKS TERR
3
3
0.19
15.7895
2
MH /HR
3513 WESTCLOX ST.
6
4
2.02
1.9802
0
VR /MR
3503 WESTCLOX ST.
5
5
0.96
5.20833
1
VR /MR
3601 WESTCLOX ST.
15
13
1.34
9.70149
0
VR /MR
Total
565
515
63.84
10.2*
*Average Density
Source: Immokalee Housing Condition Inventory, Phase 1, 2000
Notes:
LR = 4 du /acre
MR = 6 du /acre
HR = 8 du /acre
NC 12
CC -MU = 12
Affordable Housing = + 8 du /ac Maximum = 16 units maximum
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9/11/2012 Item 9.A.
Phase 2 was the Immokalee Housing Condition Inventory, an assessment of the condition of
housing in the Immokalee Urban Area, other than mobile home parks, based on observations of
the exterior aspects of these dwelling units. These aspects include the physical condition of
each dwelling unit, its visible infrastructure, and surrounding conditions. The Inventory was
conducted between May and August, 2004, and represents the best available data on
residential units in the Immokalee area. The report in its entirety is included as support
document.
The inventory includes 16 fields or categories representing the condition of each dwelling unit as
well as infrastructure (drainage and driveway) and overall property condition. Points were
assigned according to the condition of each feature, with a total tally indicating the overall
condition of the property. Each dwelling unit was assigned a total rating, according to the
following classifications and definitions:
Table 3 -8 Immokalee Housing Inventory, Definitions and Aggregated Points
Condition
Description
Aggrega ted Points
Standard
No visual defects
0 -9
Standard M
Slight defects that can be corrected during the course of
10 -19
Substandard
regular maintenance. The structure can still provide safe and
12.0
Deteriorated
adequate structure.
8.1
Substandard
Minor defects requiring more repair than would be provided
20 -29
Total Survey
ruing regular maintenance. Structure still provides safe and
100.0
adequate shelter.
Deteriorated
Major defects requiring extensive repairs. Structure will not
30 or more
provide safe and adequate shelter unless repairs are made.
Dilapidated/
Does not provide safe and adequate shelter in present
No points assigned
Demolition
condition and endangers health, safety, and well -being of
occupants. Structure cannot be economically repaired. Repair
costs would exceed 50% of the total value of the shelter.
Source: Immokalee Housing Condition Inventory, 2004
Field participants visited and evaluated 3,558 dwelling units on 2,898 parcels. On 363 parcels,
two or more dwelling units were observed (including apartment complexes). The overall results
for all properties covered by this inventory are shown in Table 3 -9, below. Approximately three -
quarters of the dwelling units were determined to be "standard," and about eleven percent —
more than one out of ten — was determined to be "deteriorated" or "dilapidated," requiring
extensive repairs in order to provide safe and adequate shelter.
Table 3 -9 Immokalee Housing Inventory, Overall Results, All Categories
Classification
No. of Dwelling
Units
Percent
Standard
2,024
56.9
Standard M
701
19.7
Substandard
427
12.0
Deteriorated
287
8.1
Dilapidated*
119
3.3
Total Survey
3,558
100.0
*These properties were specifically identified for further review by Building Department specialists. They
were either identified verbally as possible demolitions, or received scores in the first 5 fields of at least 30
(of 35) points.
Source: Immokalee Housing Condition Inventory, 2004
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3.8 Roadways /Rights -of -way
There are approximately 718 acres, or about four percent of the land area, dedicated to
roadway rights -of -way and other rights -of -way, such as those used for utilities. The 718 acres
only represent roadways that are publicly dedicated, and do not reflect all of the roads within
Immokalee. The majority of roadways in Immokalee are privately owned and maintained.
3.9 Seminole Reservation
The Seminole Reservation contains approximately 600 acres. Currently the Reservation is
developed with the Seminole Casino at the northwest corner, located on South 1 st Street, and
single - family homes along the southern border, which are accessed via Stockade Road. Areas
of the Reservation developed as residential have been included in that total (approximately 176
acres). The remaining 424 acres, or about 3 percent of the land area within the Immokalee
Urban Area, has been coded as Seminole Reservation for the purposes of the existing land use
discussion.
3.10 Vacant Land
Approximately six percent, or 1,102 acres, of the land area within Immokalee is vacant,
developable land. The following tables and figures classify the vacant acreage by Future Land
Use Category, Proposed Future Land Use Category, and Zoning District. The majority of vacant
land (26 percent) is zoned for agriculture, followed by vacant land with PUD zoning (18 percent),
the majority of which is within Arrowhead PUD, located on the south of Lake Trafford Road, and
single - family zoning (13 percent). Arrowhead was approved in 2005, and construction had
started when the real estate market crashed.
Under the proposed FLUM, most of the vacant lands would be designated Medium Residential
(29 percent), Low Residential (20 percent), or Commercial Mixed -Use (25 percent).
The majority of vacant land (see Map 3 -3) is within developed areas and would not be expected
to have significant environmental constraints. Likewise, the majority of these lands have
roadway access and all are within the Immokalee Water and Sewer District service area for
potable water and sanitary sewer.
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Table 3 -10 Vacant Acreage by Future Land Use Designations
FLU
Acres
Commercial
24.2
Commerce Center -Mixed Use
38.8
Neighborhood Center
132.2
Industrial
26.8
Commerce Center - Industrial
127.5
Recreational Tourist
3.0
Low Residential
557.6
Mixed Residential
73.9
High Residential
115.6
Seminole Indian Reservation
2.0
Total
1,101.7
Source: Collier County Property Appraiser Data, 2008 and RWA, Inc.
Figure 3 -3 Vacant Acreage by Future Land Use Designations
11% 2% 4%
OU%
TAMP Data & Analysis March 2010
12%
l%
Commercial
■ Commerce Center -Mixed
Use
® Neighborhood Center
❑ Industrial
■ Commerce Center -
Industrial
■ Recreational Tourist
1 ❑ Low Residential
❑ Mixed Residential
❑ High Residential
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9/11/2012 Item 9.A.
Table 3 -11 Vacant Acreage by Proposed Future Land Use Designations
Proposed FLU
Acres
Commercial Mixed Use
233.9
Industrial
26.8
Industrial Mixed Use
128.2
Low Residential
393.8
Medium Residential
169.0
High Residential
103.4
Recreational Tourist
46.6
Total
1,101.7
Source: Collier County Property Appraiser Data, 2008 and RWA, Inc.
Figure 3 -4 Vacant Acreage by Proposed Future Land Use Designations
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Table 3 -12 Vacant Acreage by Zoning District
Zoning District
Acres
A
23.2
A -MHO
254.0
C -1
10.7
C -3
8.9
C -4
30.0
C -5
43.6
E
125.6
1
104.4
M H
22.6
P
3.4
PUD
192.1
RMF -12
0.1
RMF -16
2.4
RMF -16 13
9.1
RMF -6
58.0
RSF -3
71.8
RSF-4
31.7
RSF -5
6.0
RSF -5 4
30.1
VR
74.0
Total
1,101.7
Source: Collier County Property Appraiser Data, 2008 and RWA, Inc.
Figure 3 -5 Vacant Acreage by Generalized Zoning Categories
6%
11
7%
IAMP Data & Analysis March 2010
8%
9/11/2012 Item 9.A.
® Agriculture
■ Commercial
❑ Estates
❑ Industrial
• Mobile Home
• Public
• Planned Unit Development
❑ Residential Multi - Family
❑ Residential Single - Family
■ Village Residential
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4. Natural Resources
When developing a comprehensive land use plan for an area, it is essential to identify the
known natural resources, and ensure that important natural resources areas are appropriately
protected. This section identifies and analyzes the various biological, geological, and
hydrological resources that exist in and around the Immokalee Urban Area. A description of
these resources and their significance to Immokalee is presented.
4.1 Soils
The soil types present in Collier County reflect both the past and present environmental
characteristics of the sites where they are found. Soils are derived from physical and chemical
weathering of rock or mineral material. This material is then acted upon and used by living
organisms. The characteristics of soil depend upon the parent material, the climate, the types
of organisms in and on the soil, the topography of the land, and the amount of time these factors
have acted on the material. Map 4 -1 depicts generalized soil distribution for Collier County and
Table 4 -1 lists the acreage and percentage of each soil type within Immokalee.
Table 4 -1 Soil Types within the Immokalee Urban Area
SOIL
ID
DESCRIPTION
ACRES
PERCENT
-AGE
3
Malabar Fine Sand
112
0.7%
6
Riviera, Limestone Substratum — Copeland Fine Sand
233
1.4%
7
Immokalee Fine Sand
4,222
24.7%
8
M akka Fine Sand
1,095
6.4%
14
Pineda Fine Sand, Limestone Substratum
13
0.1%
15
Pomella Fine Sand
595
3.5%
16
Oldsmar Fine Sand
2,431
14.2%
17
Basinger Fine Sand
672
3.9%
18
Riviera Fine Sand, Limestone Substratum
100
0.6%
20
Ft. Drum and Malabar, High, Fine Sands
6
0.0%
21
Boca Fine Sand
47
0.3%
22
Chobee, Winder and Gator Soils, De ressional
915
5.4%
23
Holo aw and Okeelanta Soils, De ressional
495
2.9%
25
Boca, Riviera, Limestone Substratum and Copeland FS, De ressional
494
2.9%
27
Holopaw Fine Sand
743
4.3%
28
Pineda and Riviera Fine Sands
298
1.7%
29
Wabasso Fine Sand
1,179
6.9%
31
Hilolo Limestone Substratum, Jupiter and Margate Soils
154
0.9%
32
Urban Land
9
0.1%
33
Urban Land — Holo aw — Basinger Complex
13
0.1%
34
Urban Land — Immokalee — Oldsmar, Limestone Substratum, Complex
1,668
9.8%
37
Tuscawilla Fine Sand
966
5.7%
38
Urban Land — Matlacha — Boca Complex
30
0.2%
43
Winder, Riviera, Limestone Substratum, and Chobee Soils
Depressional
494
2.9%
99
Water
108
0.6%
TOTALI
17,092 1
100.0%
Source: South Florida Water Management District, 1998
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Because plants differ in their nutrient requirements and in their ability to live in water - saturated
areas, soil type also plays a role in determining plant distribution. The influence of soil, though
not noticeable in South Florida as in other areas of the U.S., is reflected in plant cover. For
example, the plants found on ancient sand dune deposits in the northwestern part of the County
differ greatly from those found on lower elevation peat deposits. For the same reason, a
completely different flora occurs on inland sandy - marisites. Thus, soil type is an important
factor in defining Collier County's vegetative communities. Soil type also plays a role in
determining suitability of different soil associations for septic tank installation and urban
development.
The United States Department of Agriculture, Natural Resources Conservation Service (USDA -
NRCS), Soil Survey Division, provides soil ratings for septic tank absorption fields. These
interpretations are a tool for guiding the user in site selection for safe disposal of household
effluent. Septic tank absorption fields are subsurface systems of the or perforated pipe that
distribute effluent from a septic tank into the natural soil. The centerline depth of the tile is
assumed to be 24 inches or deeper. Only the soil between the depths of 24 and 60 inches is
considered in making the ratings. Soil properties and site features considered are those that
affect the absorption of the effluent, those that affect the construction and maintenance of the
system, and those that may affect public health.
Soils are rated and placed into septic tank absorption field interpretive rating classes per their
rating indices. These are: not limited (rating index = 0), somewhat limited (rating index > 0 and <
1.0), or very limited (rating index = 1.0). Almost all of the soils found within Collier County were
rated very limited in 2008.
Soil properties and qualities that affect the absorption of the effluent are permeability, depth to a
seasonal high water table, depth to bedrock, depth to a cemented pan, and susceptibility to
flooding. Stones and boulders and a shallow depth to bedrock, ice, or a cemented pan interfere
with installation.
This interpretation is applicable to both heavily populated and sparsely populated areas. While
some general observations may be made, onsite evaluation is required before the final site is
selected. Improper site selection, design, or installation may cause contamination of ground
water, seepage to the soil surface, and contamination of stream systems from surface drainage
or flood water. Potential contamination may be reduced or eliminated by installing systems
designed to overcome or reduce the effects of the limiting soil property.
The United States Soil Conservation Service (SCS) has analyzed the soil associations and
assigned variegated numbers to individual soils within each association. These reflect the
suitability for septic tank drainfields (Table 4 -2). The following list shows the suitability range:
90 -100
Very High Potential
80-89
High Potential
50-79
Medium Potential
30-50
Low Potential
0-29
Very Low Potential
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9/11/2012 Item 9.A.
Table 4 -2 Suitability of Soil Associations for Septic Tank Installation
Association Name
Soil Name
Percent*
weighted Soil
Potential Index
1. Urban - Udorthents
Urban
72
72.0
Basinger
Udorthents
17
13.3
2. Immokalee- Basinger
Immokalee
57
49.4
Oldsmar
Basinger
23
18.0
Oldsmar
20
17.9
3. Holopaw- Basinger
Holopaw
59
48.9
Immokalee
Basinger
28
22.0
Immokalee
13
11.2
4. Wabasso- Winder
Wabasso
40
33.8
Holopaw
Winder
31
10.2
Holopaw
29
24.0
5.Ochopee-
Ochopee
81
32.8
Pennsuco
Pennsuco
19
7.7
6. Pineda- Boca
Pineda
40
30.7
Hallandale
Boca
32
25.5
Hallandale
28
23.4
7. Riviera- Boca
Riviera
39
13.1
Copeland
Boca
38
14.0
Copeland
23
8.6
8. Winder- Riviera
Winder
49
13.1
Chobee
Riviera
36
13.3
Chobee
24
2.9
9. Durbin- Wulfert
Durbin
73
0.0
Canaveral
Wulfert
25
0.0
10. Kesson- Peckish
Kesson
58
0.0
Anclote
Peckish
19
0.0
Anclote
22
0.0
This figure is the percentage of the association this soil represents.
Source: Collier Soil and Water Conservation Service
4.2 Wellfields
Section 163.3202(2)(K), Florida Statutes, specifically mandates that local governments adopt
land development regulations for the protection of potable water wellfields. The Growth
Management Act also requires the Comprehensive Plan to show "cones of influence" for potable
water wells, and to provide policies to protect water quality by restriction of activities known to
adversely affect the quality and quantity of identified water resources, including existing cones
of influence, water recharge areas, and water wells. The Conservation and Coastal
Management Element of the County Growth Management Plan explains in detail the functions
and importance of these water resource systems, and provides necessary programs to protect
wells and wellfields from potential contamination sources. The IAMP amendments do not
IAMP Data & Analysis March 2010
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9/11/2012 Item 9.A.
impact, or propose any changes to, these existing provisions. Wellfield Cones of Influence
within Immokalee are shown in Map 4 -2.
Wellfields are comprised of two or more wells that, when pumped, change the natural direction
and speed of groundwater. The groundwater surface around a pumping well is pulled down
(draw -down) as water is pumped into the well, creating a cone of depression. The extent of this
cone can vary from a few feet to several miles depending on hydrogeological factors.
Potable wellfields are considered to be very sensitive since the wells produce large quantities of
water for a large segment of the population and since the step water gradient, which defines the
cone of depression of the wellfield, causes relatively high groundwater velocities towards the
well. A pollutant can therefore move very quickly and contaminate the water supply that may be
serving a large number of people.
Wellfield protection requires the prevention of hazardous and toxic materials from entering
groundwater, and subsequent withdrawal by public drinking water wells. This may be
accomplished by restricting hazardous and toxic materials or activities which use these
materials from a predetermined distance.
Zones have been established around the wells or wellfields with various degrees of restriction.
Accurately establishing these protective zones requires a sophisticated computer analysis. The
County has completed a study that resulted in the development of a computer model applicable
to Collier County for determining groundwater flows in the County. This model provides the
technical justification for defining zones of protection, which has been used in a comprehensive
groundwater protection ordinance for establishing land use controls and land development
regulations around well - fields.
In 1991, Collier County adopted the Ground Water Protection Ordinance, as included in Section
3.06.00 of the Collier County Land Development Code, to protect existing and future public
potable water supply wells. In addition, the Wellfield Protection Zones are designated on Collier
County Zoning Maps as special treatment overlays.
4.3 FLUCCS
FLUCCS mapping, or Florida Land Use, Cover and Forms Classification System, is an
evaluation of land use, vegetation cover and land form classification, based on satellite and
aerial imagery. The FLUCCS system is arranged in hierarchical levels, with each level
containing land information of increasing specificity. Level One is the most general data, with
land use broken down into nine broad categories. Eight of these categories occur within the
Immokalee Urban Area, and Table 4 -3 shows the amount and distribution of each within
Immokalee. According to the FLUCCS mapping, prepared by the South Florida Water
Management District in 2005, the majority of Immokalee, 37 percent, is "Agriculture;" followed
by "Wetlands," 23 percent; and "Urban and Built -up," 18 percent. More than 75 percent of the
Immokalee area is classified as one of these three categories.
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Table 4 -3 Immokalee Urban Area by Level One FLUCCS Category
FLUCCS Level One
i Acres
Percent
Urban and Built-Up
3,102.18
18.1%
Agriculture
6,385.48
37.4%
Rangeland
627.42
3.7%
Upland Forests
2,395.60
14.0%
Water
90.98
0.5%
Wetlands
3,861.48
22.6%
Barren Land
103.65
0.6%
Transportation & Utilities
526.22
3.1%
TOTAL
17,093.01
100.0%
Source: South Honda Water Management District
Figure 4 -1 Immokalee Urban Area by FLUCCS
2,
1%
14
4%
no/
0
Urban and Built -Up
Agriculture
■ Rangeland
❑ Upland Forests
■ Water
Wetlands
❑ Barren Land
0 Transportation
9/11/2012 Item 9.A.
More detailed information for Immokalee is shown on Map 4 -3 and in Table 4 -4, which follow.
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Table 4-4 Immokalee Urban Area by Level Four FLUCCS Code Descriptions
FLUCCS
Code
FLUCCS First Level
Description
FLUCCS Fourth Level Description
Acreage
1009
URBAN AND BUILT -UP
RESIDENTIAL MOBILE HOME UNITS -ALL
111.67
1110
URBAN AND BUILT -UP
FIXED SINGLE FAMILY UNITS
2041.89
1310
URBAN AND BUILT -UP
FIXED SINGLE FAMILY UNITS > 5 DWL
UNITS /ACRE
209.39
1330
URBAN AND BUILT -UP
MULTIPLE DWL UNITS -LOW RISE 2 STORIES OR
LESS
23.96
1340
URBAN AND BUILT -UP
MULTIPLE DWL UNITS -HIGH RISE 3 STORIES OR
MORE
6.74
1410
URBAN AND BUILT -UP
RETAIL SALES AND SERVICES
2.75
1411
URBAN AND BUILT -UP
SHOPPING CENTERS
11.64
1470
URBAN AND BUILT -UP
MIXED COMMERCIAL AND SERVICES
43.45
1550
URBAN AND BUILT -UP
OTHER LIGHT INDUSTRIAL
349.12
1710
URBAN AND BUILT -UP
EDUCATIONAL FACILITIES
149.02
1720
URBAN AND BUILT -UP
RELIGIOUS
3.22
1850
URBAN AND BUILT -UP
PARKS & ZOOS
11.16
1860
URBAN AND BUILT -UP
COMMUNITY RECREATIONAL FACILITIES
26.17
1910
URBAN AND BUILT -UP
UNDEVELOPED LAND WITHIN URBAN AREAS
28.19
1920
URBAN AND BUILT -UP
INACTIVE LANDS WITH STREET PATTERN BUT
WITHOUT STRUCTURES
68.19
1930
URBAN AND BUILT -UP
URBAN LAND IN TRANSITION W/O POSITIVE
INDICATORS OF INTENT
15.62
2110
AGRICULTURE
IMPROVED PASTURES
2722.80
2120
AGRICULTURE
UNIMPROVED PASTURES
107.06
2130
AGRICULTURE
WOODLAND PASTURES
94.50
2140
AGRICULTURE
ROW CROPS
371.78
2210
AGRICULTURE
CITRUS GROVES
2859.13
2430
AGRICULTURE
ORNAMENTALS
9.67
2510
AGRICULTURE
HORSE FARMS
81.18
2590
AGRICULTURE
OTHER
5.22
2610
AGRICULTURE
FALLOW CROP LAND
134.15
3100
RANGELAND
HERBACEOUS
98.35
3210
RANGELAND
PALMETTO PRAIRIES
348.90
3290
RANGELAND
OTHER SHRUBS AND BRUSH
162.04
3300
RANGELAND
MIXED RANGELAND
18.13
4110
UPLAND FORESTS
PINE FLATWOODS
1187.91
4119
UPLAND FORESTS
PINE FLATWOODS /MELALEUCA INFESTED
936.61
4220
UPLAND FORESTS
BRAZILIAN PEPPER
14.24
4240
UPLAND FORESTS
MELALEUCA
43.22
4250
UPLAND FORESTS
TEMPERATE HARDWOODS
23.64
4340
UPLAND FORESTS
HARDWOOD,CONIFER MIXED
165.01
4380
UPLAND FORESTS
MIXED HARDWOODS
24.97
5100
WATER
STREAMS & WATERWAYS
5.83
5210
WATER
LAKES > 500 ACRES
15.94
5240
WATER
LAKES < 10 ACRES
5.00
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Table 4-4 Immokalee Urban Area by Level Four FLUCCS Code Descriptions
(continued)
FLUCCS
Code
FLUCCS First Level
Description
FLUCCS Fourth Level Description
Acreage
5340
WATER
RESERVOIRS < 10 ACRES
64.20
6170
WETLANDS
MIXED WETLAND HARDWOODS
64.27
6172
WETLANDS
MIXED WETLAND SHRUBS
381.91
6210
WETLANDS
CYPRESS
632.19
6218
WETLANDS
CYPRESS /MELALEUCA INFESTED -_
269.44
6240
WETLANDS
CYPRESS /PINE /CABBAGE PALM
483.00
6300
WETLANDS
WETLAND FORESTED MIXED
324.73
6410
WETLANDS
FRESHWATER MARSHES
1183.75
6412
WETLANDS
CATTAIL
127.81
6430
WETLANDS
WET PRAIRIES
365.77
6439
WETLANDS
WET PRAIRIES WITH PINE
28.61
7420
BARREN LAND
BORROW AREAS
96.31
7430
BARREN LAND
SPOIL AREAS
7.34
8110
TRANSPORTATION,
COMMUNICATION AND
UTILITIES
AIRPORTS
440.49
8320
TRANSPORTATION,
COMMUNICATION AND
UTILITIES
ELECTRICAL POWER TRANSMISSION LINES
44.82
8330
TRANSPORTATION,
COMMUNICATION AND
UTILITIES
WATER SUPPLY PLANTS
40.91
TOTAL
17,093.01
Source: South Florida Water Management District, 2005
Wetlands are discussed in further detail in Section 4.4.
4.4 Wetlands
Wetlands are areas where water is present on an annual, seasonal, or periodic basis, and
where the water regime or hydrology is the dominant factor determining the existing
assemblage of plants and animals (Day, et al., 1988; Gosselink and Lee, 1987). It is a general
term referring to a configuration of diverse ecosystems that are periodically inundated with fresh
and /or salt water. Small differences in ground elevation have a major effect on the hydrological
characteristics of a site. South Florida vegetation is closely associated with these differences in
water characteristics. Generally, wetlands have shallow water or saturated soil during part of
the year. Wetlands accumulate organic plant material and support a variety of plants and
animals that have adapted to these saturated conditions (Mitsch and Gosselink, 1986). The
major freshwater wetlands habitats found in Collier County include Low Pinelands, Inland
Swamps, Cypress Forests, Freshwater Marshes, and Wet Prairies. Fresh Water Marshes are
the type of wetland found largely concentrated within and around the Immokalee Community
(see Map 4 -4 for generalized location of wetlands in Immokalee).
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The Freshwater Marsh habitat around Immokalee connects to the slough /swamp system known
as Corkscrew Swamp. The swamp and marsh serve as primary water storage areas and
provide drainage for surface flow.
Lake Trafford, the largest Lake in Collier County, is a natural lake located directly west of the
Immokalee urban area. Oval in shape, it measures approximately 1.7 miles by 2.0 miles along
the major and minor axes (Gore, 1987). The average depth is between 6 -8 feet, with the
maximum depth at 10 feet. Lake Trafford contains a watershed of approximately 30 square
miles and provides water to the Corkscrew Swamp /Bird Rookery Swamp ecosystem.
There are wetlands within the Immokalee Urban Area that are connected to the Camp Keais
Strand, and therefore stricter preservation requirements have been developed for these wetland
areas. The area is delineated as the "Wetlands Connected To Lake Trafford /Camp Keais Strand
System Overlay" on the Future Land Use Map, and is discussed in greater detail in Section
5.2.1 of this report. The wetland protection measures of the CCME and the LDC continue to
apply within Immokalee and are not affected by this amendment.
4.5 Drainage Basins
Both man -made and natural drainage systems collect and transport surface water run -off that
occurs during and immediately following rainfall. The two major facilities can function
independently of one another or in combination.
Natural drainage systems are defined by the topography of an area. The largest feature of a
natural drainage system is the drainage basin or watershed. The boundary of the basin is
called the basin divide, and is created by an upper elevation feature so that the natural land
elevation direct run -off is from the highest areas to the lowest ones, toward a common major
drainage feature, such as a stream, lake, bay or ocean. In the case of Immokalee, due to its
relatively flat topography, drainage occurs in sheet flow pattern within a very shallow but wide
depression classified as a slough. The major drainage feature is often called the receiving body
and smaller features are its tributaries.
Man -made drainage facilities are artificially constructed elevation differences designed to store
or convey stormwater run -off. Some typical manmade conveyance structures include ditches,
canals, swales or storm sewers. They function to collect stormwater and direct it toward
downstream waters. Stormwater storage structures can be classified as either retention or
detention facilities. Retention facilities are designed to impound stormwater run -off until it is
released by evaporation into the atmosphere and /or percolation into the ground, with no direct
discharge to other nearby surface waters. Detention facilities are designed to temporarily
impound run -off and gradually release it through an outlet structure at a designed outflow rate to
downstream portions of the drainage system.
Map 4 -5 displays the major drainage basins in Collier County. Two drainage basins cover the
Immokalee area: Barron River Canal Basin and Fakahatchee Strand Basin. Map 4 -6 shows
drainage sub - basins in Collier County. Three sub - basins pass through Immokalee: Corkscrew
Slough Basin; Urban Immokalee Basin; and Barron River Canal Basin (North).
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4.6 Groundwater Resources
Water found below the surface constitutes groundwater. The speed and direction of
groundwater flow depends on the permeability of the soil and rock layers, in addition to the
relative pressure of groundwater. Groundwater moves down gradient from areas of high water
pressure to areas of low water pressure. Aquifers are water - bearing layers of porous rock, sand
or gravel. Several aquifers may be present below one surface location, separated by confining
layers of materials which are impermeable or semi - permeable to water. Rainfall is the primary
source of water for aquifers. Under the force of gravity, rainfall percolates downward through
porous surface soils to enter the aquifer. Areas having this downward groundwater flow are
called recharge areas. Due to the variable permeability of different soil types, the rate of aquifer
recharge from rainfall may vary from one location to another. The areas of highest recharge
potential are known as prime recharge areas. These are found where the aquifer is exposed on
the land's surface. The presence of overlying confining beds also determines which surface
areas will be effective recharge areas for a given aquifer, and is another factor in identifying
prime recharge areas.
Collier County's Natural Groundwater Aquifer Recharge Sub - Element identifies and provides
protection measures for recharge areas in Collier County. Two maps, taken from this Sub -
Element, show groundwater recharge rates for the surficial (Map 4 -7) and Tamiami (Map 4 -8)
aquifers in Immokalee. The maps show that recharge rates within most of Immokalee are
relatively low compared to other areas of the County. The IAMP amendments do not impact, or
propose any changes to, the provisions of this Sub - Element.
4.7 Listed Species
Although Collier County has experienced one of the fastest growth rates in the nation, the
County contains a large amount of land area devoted to conservation use, much of it in eastern
Collier County. The Corkscrew Swamp Sanctuary is a major preserve located immediately west
of the Immokalee Urban Area. It is largely cypress swamp, with freshwater marsh and
occasional pine flatwoods. This swamp contains the most extensive virgin cypress forest, and
the largest woodstork rookery on the continent.
Within the Immokalee Urban Area, areas of primary and secondary panther habitat have been
designated, see Map 4 -9. Thirty -eight panther telemetry points from radio - collared cats have
been recorded within the Immokalee Urban Area, the majority along the eastern boundary. The
38 points represent seven panthers active between 1994 and 2007. More than eighty percent of
the telemetry points (31) are from two panthers, active between 1998 and 2002.
Other listed species that have been observed within the Immokalee Urban Area include, but are
not limited to, the bald eagle, Florida scrub jay, little blue heron, northern yellow bat, great egret,
and the gopher tortoise.
The goal, objectives, and policies of the Conservation and Coastal Management Element
provide protection standards for listed species that apply to all of unincorporated Collier County.
The Immokalee Urban Area will continue to be governed by these provisions, as well as all
State and Federal regulations.
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4.8 Archaeological & Historical Sites
Collier County identifies six archaeological and historic sites within the Immokalee Urban Area.
They are shown on Map 4 -10. The largest, totaling 29.4 acres and located east of the
Immokalee Regional Airport, is the location of the Tradeport Trail, a historic road segment. The
others represent Indian middens and mounds, ranging in size from 0.4 acres to 1.5 acres.
4.9 Mineral Resources
The principal mineral commodities occurring in Collier County are limestone, sand, peat, and
petroleum. Of these minerals, lime -rock and sand are mined extensively throughout the County
for use by the construction industry. Lime -rock is also an important mineral used in the
agricultural industry to adjust soil properties for crop production.
Mineral extraction sites associated with major commercial lime -rock and sand mining in Collier
County as recorded by the Florida Department of Environmental Protection are depicted on Map
4 -11. One of the sites, Site 14, is within the Immokalee Urban Area. Site 14 is the Silver Strand
III Partnership 14.6 -acre mine. The goal, objectives, and policies of the Conservation and
Coastal Management Element continue to apply to mining operations in unincorporated Collier
County and no change to the land use of this site is proposed.
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5. Future Land Use Analysis
The TAMP encourages a mix of uses, fosters compact, pedestrian- oriented and energy efficient
development patterns, and makes economic development a priority. The Future Land Use Map
(FLUM) graphically represents this desired pattern of development and redevelopment in the
Immokalee Urban Area. The following subsections provide an analysis of the recommended
changes to the Future Land Use Map (FLUM).
5.1 Changes to Future Land Use Designations
The Immokalee Urban Area currently includes three (3) Districts and eleven (11) Subdistricts on
the adopted FLUM. The proposed IAMP restructures the FLUM into two (2) Districts and eight
(8) Subdistricts. Within the Urban -Mixed Use District, the Neighborhood Center and Planned
Unit Development Commercial Subdistricts have been combined into the Commercial -Mixed
Use District. Further discussion on the PUD subdistrict is provided in Section 5.1.3. The
Urban - Commercial District and Commercial subdistrict have been eliminated. The Urban
Industrial District has replaced the Commerce Center – Industrial and Business Park
Subdistricts with the Industrial Mixed Use Subdistrict. Also, the Immokalee Regional Airport
Subdistrict has been introduced within the Urban – Industrial District.
Table 5 -1 lists the existing and proposed Future Land Use designations. A copy of the
proposed FLUM and adopted FLUM are included as Maps 5 -1 and 5 -2, respectively. A
summary and analysis of the proposed changes is provided in the following sections.
Table 5 -1 Proposed Future Land Use Designations
Adopted Future Land Use Designations
Proposed Future Land Use Designations
URBAN -MIXED USE DISTRICT
URBAN -MIXED USE DISTRICT
LR
Low Residential
LR Low Residential
MR
Mixed Residential
MR Medium Residential
HR
High Residential
HR High Residential
NC
Neighborhood Center
CMU Commercial -Mixed Use
CC -MU
Commerce Center — Mixed -Use
RT Recreational/Tourist
PUD
Planned Unit Development Commercial
RT
Recreational Tourist
URBAN - COMMERCIAL DISTRICT
C Commercial – SR 29 and Jefferson Ave.
URBAN - INDUSTRIAL DISTRICT
URBAN - INDUSTRIAL DISTRICT
ID
Industrial
IN Industrial
CC -1
Commerce Center — Industrial
IMU Industrial Mixed Use
BP
Business Park
APO Immokalee Regional Airport
Tables 5 -2 and 5 -3 summarize the acreages for each of the future land use designations
included in the adopted and proposed FLUM, respectively. Approximately 100.6 acres of land
has been added to the Immokalee Urban Area as part of the Immokalee Regional Airport
runway expansion, thereby increasing the Immokalee Urban Area from 16,989 acres to
17,089.6 acres. The Seminole Indian Reservation, which is identified as a Future Land Use
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Feature and is further discussed in Section 5.2.3, has been revised to reflect actual locations,
resulting in a reported decrease of six acres.
Table 5 -2 Adopted Future Land Use Designations and Acreages
Future Land Use
ABBREV.
ACRES
Commercial
C
162.6
Commerce Center — Mixed -Use
CC -MU
395.0
Commerce Center — Industrial
CC -1
589.7
Industrial
ID
2,053.8
Low Residential
LR
10,405.6
Mixed Residential
MR
463.9
High Residential
HR
1,603.1
Neighborhood Center
NC
466.8
Recreational Tourist
RT
251.2
Seminole Indian Reservation*
RES
597.3
TOTAL
16,989.0
*The area for the Seminole Reservation is not accurately depicted on the adopted FLUM.
Table 5 -3 Proposed Future Land Use Designations and Acreages
PROPOSED Future Land Use
Abbrev.
Acres
Commercial Mixed Use
CMU
1,108.1
Industrial Mixed Use
IMU
866.0
Immokalee Regional Airport
APO
1,484.0
Industrial
IN
752.0
Low Residential
LR
9,154.0
Medium Residential
MR
1,110.4
High Residential
HR
1,572.0
Recreational Tourist
RT
451.8
Seminole Reservation*
SR
591.3
TOTAL
17,089.6
*The area for the Seminole Reservation is not accurately depicted on the adopted FLUM.
Of the adopted subdistricts that have been retained in the proposed FLUM, the Low Residential
subdistrict saw a decrease of 1,251.6 acres, while the Medium (previously Mixed) Residential
subdistrict increased by 646.5 and the High Residential subdistrict decreased by 31.1 acres,
respectfully. The proposed FLUM also adds 200.6 acres to the Recreational Tourist subdistrict.
To help summarize the proposed FLUM changes, Tables 5 -4 and 5 -5 combine similar Future
Land Use designations into broad land use categories. For example, the Commercial, the
Commerce Center – Mixed Use, and the Neighborhood Center Subdistricts, as provided on the
adopted FLUM, have been combined as Commercial FLU designations in Table 5 -4.
Commercial designations on the proposed FLUM include the Commercial – Mixed Use
subdistrict only. Table 5 -6 shows the difference in acreage of generalized land use categories
between adopted and proposed FLUM.
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Table 5-4 Adopted Future Land Use by Generalized Categories
Future Land Use
Generalized Categories
Acreage
All commercial FLU designations C, CC -MU, NC
1,024.4
All industrial FLU designations CC -I, ID
2,643.5
All residential FLU designations (LR, MR, HR
12,472.6
Recreational Tourist
251.2
Seminole Reservation*
597.3
TOTAL
16,989.0
*The area for the Seminole Reservation is not accurately depicted on the adopted FLUM.
Table 5 -5 Proposed Future Land Use by Generalized Categories
PROPOSED Future Land Use
Generalized Categories
Acreage
All commercial FLU designations CMU
1,108.1
All industrial FLU designations IMU, IN, APO
3,102.0
All residential FLU designations (LR, MR, HR
11,836.4
Recreational Tourist
451.8
Seminole Reservation*
591.3
TOTAL
17,089.6
*The area for the Seminole Reservation is not accurately depicted on the adopted FLUM.
Table 5 -6 Difference between Adopted and Proposed Future Land Use
(Generalized Categories)
*The area for the Seminole Reservation is not accurately depicted on the adopted FLUM.
** Additional Urban Area to accommodate the Immokalee Regional Airport runway expansion
As demonstrated in the preceding tables, the proposed FLUM reduces the amount of land with
a residential designation by 636 acres and increases the areas designated as commercial ( +84
acres), industrial ( +458 acres), and Recreational Tourist ( +201 acres). These proposed
changes are discussed in the following sections.
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FLUM Acreage
PROPOSED
FLUM Acreage
Difference
All commercial FLU designations
1,024.4
1,108.1
83.7
All industrial FLU designations
2,643.5
3,102.0
458.5
All residential FLU designations
12,472.6
11,836.4
-636.2
Recreational Tourist
251.2
451.8
200.6
Seminole Reservation*
597.3
591.3
-6.0
TOTAL
16,989.0
17,089.6
100.6 **
*The area for the Seminole Reservation is not accurately depicted on the adopted FLUM.
** Additional Urban Area to accommodate the Immokalee Regional Airport runway expansion
As demonstrated in the preceding tables, the proposed FLUM reduces the amount of land with
a residential designation by 636 acres and increases the areas designated as commercial ( +84
acres), industrial ( +458 acres), and Recreational Tourist ( +201 acres). These proposed
changes are discussed in the following sections.
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5.1.1 Residential Designations
The proposed FLUM converts 636.2 acres of residentially designated land to other uses. Areas
designated as Low Residential are predominately located along the periphery of the Immokalee
Urban Area and in existing agricultural areas. In many cases, areas designated Low
Residential on the adopted FLUM that are currently developed and located proximate to the
commercial areas of SR 29 and CR 846 have been designated to allow for higher densities and
non - residential uses. In total, the proposed FLUM results in a 12 percent decrease of Low
Residential areas totaling almost 1,250 acres.
Much of the revised Low Residential Areas are being designated as Medium Residential
subdistrict. The Medium Residential subdistrict (identified as Mixed Residential on the adopted
FLUM) includes an additional 646.5 acres on the proposed FLUM, and helps create a
transitional land use category between the higher intensity areas along SR 29, Lake Trafford
Road, and New Market Road and the outlying Low Residential and Agricultural areas.
Areas designated as High Residential subdistrict are located adjacent to commercial and
employment areas. The amount of High Residential areas saw a slight decrease, 2 percent,
from the proposed FLUM.
The densities allowed in the Medium and High Residential subdistricts are appropriate adjacent
to the downtown area. The densities proposed in these subdistricts will help establish
downtown Immokalee as a walkable community. This in turn will encourage a multi -modal
transportation system and public transit. Additionally, higher densities will help reduce land and
energy consumption, allow for more efficient delivery of public services, and provide
opportunities for a better mix of housing options.
5.1.2 Recreational Tourist Designation
The Recreational Tourist subdistrict is located adjacent to Lake Trafford. The proposed FLUM
expands this subdistrict by 201 acres, by extending RT subdistrict to the east of Pepper Road
and south of Lake Trafford Road. The IAMP seeks to expand and diversify the economic
opportunities of the Immokalee Urban Area, and specifically references the potential for
additional tourism, recreation, and entertainment opportunities in Objective 1.3. The RT
subdistrict is intended to provide for recreational and tourist activities related to the natural
environment, primarily ecotourism. Residential development is permitted in the RT subdistrict;
however, it must be compatible with the natural resource and recreational value of the area.
The additional 200 acres are currently designated Low Residential on the adopted FLUM. The
RT and Low Residential subdistricts both allow for a base density of not more than 4 dwelling
units per acre. The proposed changes do not affect the residential development potential for
these areas, but provide additional opportunities for recreation and tourism uses. Additionally,
since the RT subdistrict is not eligible for bonus densities and cannot exceed 4 dwelling units
per acre, the additional 201 acres of RT will actually decrease the overall development potential.
5.1.3 Commercial Designations
The proposed FLUM provides significant changes in regards to Commercial future land use
designations. As demonstrated in Table 5 -1, the existing Commerce Center — Mixed Use (CC-
MU), Neighborhood Center (NC), Planned Unit Development Commercial (PUD), and
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Commercial — SR 29 and Jefferson Ave (C) subdistricts have been replaced with a single
Commercial — Mixed Use subdistrict (CMU). The CMU subdistrict allows for both commercial
and residential development and supports the smart growth principles that are a focus of the
TAMP. Also, greater flexibility is provided by utilizing a single commercial category that also
supports residential development at higher densities.
Lands on the adopted FLUM that are designated with one of the existing commercial
designations have been identified as CMU. Additionally, since this new mixed use district
allows for residential development, areas along SR 29 and South 1 s` Street that are currently
residential have also been designated as CMU on the proposed FLUM. This designation
appropriately allows for a mix of commercial and higher density residential uses along this
corridor, which is well - served by transit and is the focus of redevelopment efforts by the CRA.
In total, the proposed FLUM provides for an additional 80 acres of commercial areas. As noted
in Section 3.2, commercial uses are currently underrepresented in Immokalee and there will be
a need for additional commercial land for retail and office space to support future growth. The
proposed FLUM designates significant areas as CMU to provide additional opportunities for
expanded commercial development, while retaining the potential for residential development.
The adopted IAMP includes a Planned Unit Development Commercial Subdistrict,
although there are no lands designated as such on the adopted Future Land Use Map.
The purpose of this provision is to allow a reasonable amount of commercial
development within planned residential developments. The proposed IAMP eliminates
this designation as a separate subdistrict, but has incorporated these provisions under
the Urban — Mixed Use District description. This will provide increased flexibility, by
allowing mixed commercial and residential uses within a PUD without the need to amend
the Future Land Use Map. Additionally, the proposed language incorporates a minimum
number of dwelling units to ensure that any PUD is of sufficient size and density to
support and warrant commercial development.
5.1.4 Industrial Designations
The IAMP proposes changes to the industrial designations to stimulate economic development
within the Immokalee Urban Area. As discussed in Section 3.4, additional industrial
development is needed to provide employment opportunities, diversify the tax base and to meet
future needs, not just for Immokalee, but Collier County as a whole. The Economic
Development Council and Chamber of Commerce have both concluded that Immokalee and
eastern Collier County should be the primary location for future industrial uses for the entire
County.
The existing FLUM includes the Industrial (ID) and the Commerce Center— Industrial (CC -1)
subdistricts. The Industrial subdistrict has been retained, and the proposed FLUM has revised
the CC -I subdistrict, and renamed it Industrial Mixed -Use (IMU). Additionally, the proposed
IAMP introduces the Immokalee Regional Airport (APO) subdistrict to help accomplish the
special goals and objectives of the Airport. The APO applies to the area included within the
Immokalee Regional Airport Master Plan Update, as provided by the Airport's consultant.
The IMU subdistrict allows for the light industrial and business park uses that are desired in the
Immokalee Urban Area and are currently allowed in the existing CC -I subdistrict. The proposed
FLUM designates areas to the north and northeast of the airport as IMU to increase economic
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development near the Immokalee Regional Airport. The IMU subdistrict allows for support uses
to the airport, such as restaurants, lodging, and office space, and will serve as a transition
between the intensive airport and adjacent residential areas. A substantial buffer is required for
IMU developments adjacent to Residential Subdistricts to mitigate potential impacts to non -
compatible uses. The IMU, in combination with the CMU subdistrict, will help meet the existing
shortfall of land available for commercial and office space.
In total, the proposed FLUM results in a net increase of just over 462 acres of industrial land
from the adopted FLUM. One hundred acres of this increase is provided for the Airport's
runway expansion and is not included in the adopted TAMP. Excluding the Immokalee Regional
Airport subdistrict, approximately 1,621 acres are proposed for industrial development. This
amount is consistent with various forecasts for industrial land use demand included in Section
3.4.
5.1.5 Future Land Use and Density Potential Analysis
Tables 5 -7 and 5 -8 calculate the theoretical maximum number of dwelling units allowed under
the adopted FLUM and the proposed FLUM. The maximum number of dwelling units is
calculated by multiplying the total acreage by the base dwelling unit per acre allowed for each
subdistrict. It should be noted that while the base density provided for each subdistrict is
allowed, it is not an entitlement, as described within the Density Rating System of the TAMP.
The actual amount of development is dependent on the permitted density of the zoning
designation. See Section 5.3 for a discussion on FLU designations and zoning.
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Table 5 -7 Adopted Future Land Use, Maximum Density Calculations
Future Land Use
Abbrev.
Acres
Base
DU /AC
Max. #
DUs
Commercial
C
162.6
0
0.0
Commerce Center — Mixed -Use
CC -MU
395.0
12
4,739.5
Commerce Center — Industrial
CC-I
589.7
0
0.0
Industrial
ID
2,053.8
0
0.0
Low Residential
LR
10,405.6
4
41,622.3
Mixed Residential
MR
463.9
6
2,783.2
High Residential
HR
1,603.1
8
12,824.4
Neighborhood Center
NC
466.8
12
5,601.6
Recreational Tourist
RT
251.2
4
1,004.8
Seminole Indian Reservation*
RES
597.3
n/a
0.0
Total
16,989.0
68,575.9
*The area for the Seminole Reservation is not accurately depicted on the adopted FLUM.
Table 5 -8 Proposed Future Land Use, Maximum Density Calculations
PROPOSED Future Land Use
Abbrev.
Acres
Base
DU/AC
Max. #
DUs
Commercial Mixed Use
CMU
1,108.1
16
17,729.6
Industrial Mixed Use
IMU
866.01
0
0.0
Immokalee Regional Airport
APO
1,484.0
0
0.0
Industrial
IN
752.0
0
0.0
Low Residential
LR
9,154.0
4
36,616.0
Medium Residential
MR
1,110.4
6
6,662.4
High Residential
HR
1,572.0
8
12,576.0
Recreational /Tourist
RT
451.8
4
1,807.2
Seminole Reservation*
SR
591.3
n/a
0.0
Total
17,089.6
75,391.2
*The area for the Seminole Reservation is not accurately depicted on the adopted FLUM.
To summarize the change in density potential between the adopted and proposed FLUMs, the
maximum number of dwelling units changes by less than 10 percent, or 6,814 dwelling units.
This increase is due to higher permitted densities proposed in the proposed subdistricts, and the
increased acreage of Medium Residential and Commercial Mixed -Use subdistricts. The
proposed increase in Recreational Tourist area does not result in a net increase in dwelling
units, because the additional area was previously Low Residential, which also allows up to 4
dwelling units per acre.
As previously discussed, all of the existing Commercial subdistricts have been combined into
one commercial category, CMU, which allows for commercial and /or residential uses. The
majority of the increase in units comes from this consolidation, which allows residential
development at a density of 16 units /acre. The majority of this subdistrict is likely to develop for
commercial uses, so it is highly improbable that the mixed use areas will develop to the full
residential potential. Also, there is little empirical evidence that development will actually occur
at the maximum allowed densities. The adopted FLUM, as demonstrated in Table 5 -7, has an
excess capacity of density units.
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The existing and proposed IAMP also allows for density bonuses that would increase the
density potential in Immokalee; however, in order to achieve these bonuses, new developments
would need to provide some form of public benefit, such as affordable or workforce housing.
The proposed IAMP reduces the maximum density potential through the use of density bonuses
in the Low Residential (LR) subdistrict from a maximum of 12 du /ac to 8 du /ac, and increases
the potential bonuses in the Commercial Mixed Use (CMU) from 12 du /ac to 20 du /ac. These
changes have reduced the overall density potential, inclusive of all density bonuses more than
18 %, or 30,583 dwelling units. Tables 5 -9 and 5 -10 show the maximum development potential
for the Adopted and Proposed FLUM, inclusive of all density bonuses.
Table 5 -9 Adopted Future Land Use, Maximum Density with Bonuses
Future Land Use
Abbrev.
Acres
Max
DU /AC
Max. #
DUs
Commercial
C
162.6
0
0
Commerce Center — Mixed -Use
CC -MU
395.0
12
4,740.00
Commerce Center — Industrial
CC -1
589.7
0
0
Industrial
ID
2,053.8
0
0
Low Residential
LR
10,405.6
12
124,867.20
Mixed Residential
MR
463.9
14
6,494.60
High Residential
HR
1,603.1
16
25,649.60
Neighborhood Center
NC
466.8
12
5,601.60
Recreational Tourist
RT
251.2
4
1,004.80
Seminole Indian Reservation*
RES
597.3
n/a
0
Total
16,989.0
168,357.80
Table 5 -10 Proposed Future Land Use, Maximum Density with Bonuses
Future Land Use
Abbrev.
Acres
Max
DU /AC
Max. #
DUs
Commercial Mixed Use
CMU
1,108.1
20
22,162.0
Industrial Mixed Use
IMU
866.01
0
0.0
Immokalee Regional Airport
APO
1,484.0
0
0.0
Industrial
IN
752.0
0
0.0
Low Residential
LR
9,154.0
8
73,232.0
Medium Residential
MR
1,110.4
14
15,545.6
High Residential
HR
1,572.0
16
25,152.0
Recreational/Tourist
RT
451.8
4
1,807.2
Seminole Reservation*
SR
591.3
n/a
0.0
Total
17,089.6
137,898.8
Tables 5 -8 and 5 -10 show the maximum buildout potential for the proposed Future Land Use
Map based on the total acreage. Table 5.8 calculates maximum base density per sub district,
while Table 5.10 calculates maximum density with bonuses per subdistrict. However, this
methodology does not take into account the public lands within the Immokalee Urban Area that
will never be developed or will never be developed as residential projects. These public lands
include preserves, such as the recently acquired Pepper Ranch, and existing schools and public
facilities. In total, there is approximately 615 acres that can be classified as Public Land.
Excluding these areas from the Density Calculations would reduce the maximum development
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potential by 3,785 base units and 6,036 bonus density units. Attachment C, Residential
Buildout Potential Comparison identifies the acreages of Public Lands.
The maximum development potentials identified in Tables 5 -8 and 5 -10 can be potentially
reduced further by accounting for development limitations established in the Wetlands
Connected To Lake Trafford /Camp Keais Strand System Overlay. These potential reductions
could eliminate approximately 663 base units and 6,195 bonus units and are further discussed
in Section 5.2.1.
It should also be noted that GIS mapping inconsistencies with the Adopted Future Land Use
Map have been corrected with the Proposed FLUM. The existing Collier County GIS shapefile
shows the Immokalee Urban Area shifted slightly to the east compared to the actual location.
This discrepancy is visibly noticeable by looking at where SR 29 intersects the Immokalee
Urban Area Boundary as shown in Figure 5 -1. Correcting this mapping error has contributed to
an increase in the maximum density potential. For example, the triangular area designated as
High Residential surrounding Farmworker's Village has increased from 590 to 627 acres, which
translates into an additional 296 potential dwelling units (8 dwelling units per acre x 37 acres).
Figure 5 -1 Immokalee Urban Area GIS Mapping Discrepancy
Overall, the proposed changes to the FLUM only result in a slight increase in density potential
for the base densities, and a substantial decrease in density potential when including bonus
density. The increase in base densities, and the expansion of the CMU subdistrict, provides
more flexibility and opportunities for developers, and the potential for economic development.
Additionally, the higher densities proposed in the FLUM will allow for the compact design
subdistricts and will help establish downtown Immokalee as a walkable community. The higher
densities will help reduce land and energy consumption, allow for more efficient delivery of
public services, and provide opportunities for a better mix of housing options, and support the
desired energy efficient land patterns as discussed in Section 7.1.
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to
W
MR
G ; °\
cMU
MR
LR
mow.
Overall, the proposed changes to the FLUM only result in a slight increase in density potential
for the base densities, and a substantial decrease in density potential when including bonus
density. The increase in base densities, and the expansion of the CMU subdistrict, provides
more flexibility and opportunities for developers, and the potential for economic development.
Additionally, the higher densities proposed in the FLUM will allow for the compact design
subdistricts and will help establish downtown Immokalee as a walkable community. The higher
densities will help reduce land and energy consumption, allow for more efficient delivery of
public services, and provide opportunities for a better mix of housing options, and support the
desired energy efficient land patterns as discussed in Section 7.1.
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5.1.6 Future Land Use and Nonresidential Potential Analysis
The existing IAMP does not include maximum intensity standards for nonresidential
development, in accordance with Section 163.3177(6)(a)(c) and (d), F.S.. In order to meet the
statutory requirements, the proposed IAMP has established a maximum amount of non-
residential development that can occur during the planning timeframe (2025). Because the
existing IAMP does not provide nonresidential intensity standards, the proposed IAMP has
elected to provide a maximum square footage for the entire Immokalee Urban.
An analysis of existing conditions and growth projections was conducted In order to determine
an appropriate nonresidential development threshold. Specifically, the following analyses were
conducted:
1. Review of existing nonresidential development in Immokalee was analyzed to determine
the average FAR for nonresidential development and apply these averages to the IAMP
Subdistricts.
2. Review of buildout projections utilizing Collier County's Traffic Analysis Zones (TAZ).
3. Review of buildout projections utilizing the Economic Analyses referenced in Sections
3.3 and 3.5 of this Data & Analysis.
AVERAGE FAR ANALYSIS:
Average FARs have been determined for existing commercial, industrial, governmental and
institutional development in Immokalee utilizing Collier County Property Appraiser information.
This data is summarized below. Non - residential development includes retail, office, industrial,
institutional and governmental buildings, but excludes hotels, motels, government subsidized,
affordable or farmworker housing, and development within the Seminole Reservation. A full
copy of the spreadsheet is included as an attachment.
Table 5 -11 Average FAR based on Existing Development
IMPROVED AREA
ParcelSF
ParcelAcre
BuildingSF !
Average FAR
Commercial
7,657,459.92
175.79
1,235,261.15
0.161314739
Industrial
5,892,815.12
135.28
1,389,411.88
0.235780666
Governmental
83,630,007.67
1,919.88
1,681,461.85
0.020105963
Institutional
5,982,384.14
137.34
785,497.48
0.131301745
TOTAL
103,162,666.84
2,368.29
5,091,632.35
0.049355377
Combined Gov & Inst
89,612,391.80
2,057.22
2,466,959.32
0.027529221
In order to determine the nonresidential development potential for Immokalee, the average
FARs were applied to acreages for each Future Land Use subdistrict in the IAMP based on the
anticipated type and amount of development. Subdistricts that are intended for commercial
development (CMU) utilize the average FAR for commercial uses while those intended for
industrial uses (APO, IN and IMU) utilize the average FAR for industrial uses. Other subdistricts
(LR, MR, and HR) are not specifically intended for commercial or industrial development and
therefore utilize the average FAR for combined government and institutional uses. Recreational
Tourist (RT) district allows for residential and limited commercial uses and utilizes the higher
commercial FAR. An applicability factor was provided to the APO, RT and residential
subdistricts to identify the approximate amount of nonresidential development that can be
anticipated in each subdistrict. The APO subdistrict utilized a factor of 48.03 %, because the
approved PUD (Ordinance 10 -07) limits the industrial tract to 712.72 acres, or 48.03% of the
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APO area. The RT district utilizes an applicability factor of 25 %, while the LR, MR, and HR
utilize an applicability factor of 5 %. Utilizing the average FAR, it is estimated that the IAMP has
a buildout potential for 33.3 million square feet of nonresidential development. This would be an
increase of more than 28 million to the existing 5 million square feet of nonresidential
development in Immokalee.
Table 5 -12 Nonresidential Development Potential Based on Average FAR
Immokalee Airport, APO
1,484.00
0.235780666
48.03%
7,320,066.17
Commercial Mixed -Use, CMU
1,108.10
0.161314739
100.00%
7,786,474.67
High Residential, HR
1,572.00
0.027529221
5.00%
94,254.99
Industrial Mixed -Use, IMU
866.01
0.235780666
100.00%
8,894,409.35
Industrial, IN
752.00
0.235780666
100.00%
7,723,495.58
Low Residential, LR
9,154.00
0.027529221
5.00%
548,861.42
Medium Residential, MR
1,110.40
0.027529221
5.00%
66,578.08
Recreational Tourist, RT
451.80
0.161314739
25.00%
793,684.97
Seminole Reservation, SR
591.30
N/A
N/A
N/A
TOTAL
17,089.61
33,227,825.23
TAZ Analysis
Each year, Collier County conducts the Annual Update & Inventory Report (AUIR) to analyze
existing and future Level of Service Standards for key facilities. These reports utilize growth
projections in five -year increments for various Traffic Analysis Zones (TAZ) in the County and
project population growth and the need for retail, office and industrial space, among other
variables. An analysis of the Immokalee TAZs was conducted to determine the potential
nonresidential development through 2025 and at buildout. Based on the TAZ analysis,
Immokalee will have a demand of 3.9 million square feet of non residential development through
the 2025 planning period and 10.9 million square feet at buildout. The AUIR projects buildout
around 2080. It should be noted that the existing 4.9 million square feet of nonresidential
development as provided in Table 5.11 exceeds the total demand calculated by the TAZ
Analysis through 2025.
Table 5 -13 Nonresidential Development Potential Based on TAZ Analysis
2010
23,736
631,260
339,904
877,193
1,848,357
2015
28,303
827,973
445,824
1,129,004
2,402,801
2020
32,785
1,082,018
582,618
1,443,421
3,108,057
2025
36,248
1,367,864
736,538
1,790,381
3,894,783
Buildout
59,325
3,942,316
2,122,779
4,801,365
10,866,460
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Economic Studies Analysis
Retail, office and industrial space need were determined for Immokalee as part of the 2006
Economic Analysis for Immokalee and the 2007 Collier County Business Park Land Study,
which are referenced in Sections 3.3 and 3.5, Retail and office space need is calculated based
on 600 square feet of retail for every retail employee and 600 square feet of office space for
office employee. It is estimated that Immokalee will have 1 retail employee for every 18.2
residents by 2025 and 1 office employee for every 17 residents. Industrial space need is based
on demand for the entire county, but is expected to be located in Immokalee and eastern Collier
County. Based on these studies, it is estimated that Immokalee will need 9.8 million square feet
of nonresidential development by 2025.
Table 5 -14 Nonresidential Development Potential Based on Economic Studies
2010 29,858 984,330 1,053,812 6,247,194 8,285,335
2015 38,072 1,255,121 1,343,718 6,549,116 9,147,955
2020 48,636 1,603,385 1,716,565 6,506,391 9,826,340
2025 53,091 1,750,253 1,873,800 6,160,184 9,784,237
* Population Projections from Table 2 -1 of the IAMP Data & Analysis for 2010 -2020; 2025 assumes 9.16% growth rate from
2020 per BEBR Medium projections
' Retail Space need calculated at 1 employee per 18.2 residents and 600 sf of retail per employee (2006 Economic Analysis for
Immokalee)
2 Office Space need calculated at 1 employee per 17 residents and 600 sf of office per employee (2006 Economic Analysis for
Immokalee)
3 Industrial Space need based on 2007 Collier County Business Park Land Study
Immokalee Nonresidential Development through 2025 Planning Period
The table below provides a summary of the existing and projected nonresidential development
in Immokalee through 2025 based on the Average FAR Analysis, the TAZ Analysis and the
Economic Studies. The FAR Analysis projection, which estimates a buildout figure in Table 5-
12, was prorated to reflect anticipated development through 2025. In order to prorate this
figure, it was assumed that buildout would occur in 2080 per the AUIR and that the growth rate
would be constant; therefore, development in 2025 would be 21.43% of buildout (15 years /70
years). Based on these analyses, Immokalee can anticipate an increase in nonresidential
development between 2.0 and 3.4 million square feet. An average of the FAR Analysis and the
Economic Studies Analysis was used to establish a maximum threshold of 8.45 million square
feet for nonresidential development through 2025,
Table 5 -15 Nonresidential Development Potential through Planning Horizon
Existing 2025 Change from
Development* Development 2010
Average FAR Analysis 5,091,632 7,120,248 2,028,616
TAZ Analysis 5,091,632 3,894,783 - 1,196,849
Economic Studies Analysis 5,091,632 9,784,237 4,692,604
Avg of FAR and Econ Studies 5,091,632 8,452,243 3,360,610
* Collier County Property Appraiser, per Table 5 -11
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5.2 Future Land Use Overlays and Special Features
Currently, the Immokalee FLUM has five overlays and special features: the "Wetlands
connected to Lake Trafford / Camp Keais Strand System Overlay," "Environmentally Sensitive
Areas per Aerials and Soil Data," "Environmentally Sensitive Areas per SFWMD," "Seminole
Reservation," and "Urban Infill ". As proposed, the Immokalee FLUM will contain three overlays —
the wetlands overlay, which was redrawn in accordance with the recommendation of Collier
County Environmental Services; the Seminole Reservation Overlay, and the Urban Infill and
Redevelopment Area. The following sections discuss the changes to the wetlands overlay and
environmentally sensitive area overlays; the creation of the Seminole Reservation Overlay, and
changes to the Urban Infill and Redevelopment Area language.
5.2.1 Overlays Related to Wetlands and Environmentally Sensitive
Areas
(The following discussion was prepared by Collier County Environmental Services Department,
November 2008)
The current line on the Immokalee Future Land Use Map (FLUM) titled "Wetlands connected to
Lake Trafford /Camp Keais Strand System" was part of a county -wide mapping of
"Environmentally Sensitive Areas," as identified on the above - mentioned map and the county-
wide Future Land Use Element (FLUE) map in 1989. The Environmentally Sensitive Areas
Overlay was removed from the county -wide FLUE map. The IAMP FLU map was not updated at
the same time.
The 1999 Final Order required Collier County to do more to protect its native habitats and
agricultural lands. The 2004 EAR -based GMP amendments to CCME Policy 6.2.4 (4) (copied
below) required the adoption of wetland protection standards in the Land Development Code for
the wetlands in the Immokalee urban area identified on the Immokalee Future Land Use Map
(FLUM). To make the figure to identify these wetlands, digital data from the 2002 Immokalee
FLUM was overlaid on current data to see what had been developed since then. (The 2002
version was the most recent when this project was started. There is a 2007 update with no
noticeable change to the Wetlands Connected to Lake Trafford / Camp Keais Strand System.)
It was immediately apparent that there had been development within the designated wetlands
and that all of the connected wetlands were not included in the polygon on the FLUM. Figure
5 -1 shows the area on a composite aerial from 2005 and 2007.
GIS data and aerials were used to develop a polygon that more closely captured the complete
wetland area connected to the Lake Trafford and Camp Keais Strand for discussion purposes in
the review process. This was first done with the 1999 SFWMD Land Cover, and soils GIS data
with the 2007 aerials. As new data became available it was also reviewed. These iterations are
included as Figures 5 -2 — 5 -4.
Although it appears the Lake Trafford /Camp Keais Strand System wetlands within the
Immokalee Urban Area bottleneck towards the middle of the area, it is clear by the figures below
that these wetlands extend into the Rural Lands Stewardship Area (RLSA) program lands, as
part of the same system. They were not included in this mapping as they are under different
regulation. They are designated as Open in the RLSA and there would be agency permitting
issues if there were plans for their development. Also, the wetlands east of S.R.858 (1 st St S)
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were not previously included; however, field verification has shown water in these wetlands
flows to the west, indicating they are part of the Lake Trafford and Camp Keais Strand.
CCME 6.2.4 (4) Within the Immokalee Urban Designated Area, there may exist
high quality wetland systems connected to the Lake Trafford /Camp Keais Strand
system. These wetlands require greater protection measures than wetlands
located in other portions of the Urban Designated Area, and therefore the
wetland protection standards set forth in Policy 6.2.5 shall apply in this area. This
area is generally identified as the area designated as Wetlands Connected To
Lake Trafford /Camp Keais Strand System on the Immokalee Future Land Use
Map and is located in the southwest Immokalee Urban designated area,
connected to the Lake Trafford /Camp Keais System. Within one (1) year of the
effective date of these amendments, the County shall adopt land development
regulations to determine the process and specific circumstances when the
provisions of Policy 6.2.5 will apply.
Figure 5 -2 Lake Trafford Urban Wetlands Aerial
Immokalee - Lake Trafford Urban Wetlands 2007 and 2005 Aerials
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Figure 5 -3 Lake Trafford Urban Wetlands FLUCCS
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Figure 5 -4 Lake Trafford Urban Wetlands Soils
Immokalee - Lake Trafford Urban Wetlands - Soils
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Figure 5 -5 Lake Trafford Urban Wetlands per SFWMD
Immokalee - Lake Trafford Urban Wetlands with 2004 SFWMD Wetlands
The proposed FLUM incorporates the updated Wetlands Overlay and identifies it as the
Wetlands Connected To Lake Trafford /Camp Keais Strand System Overlay (LT /CKSSO). The
revised area encompasses 1,492.5 acres. Map 5 -3 identifies the current land uses within the
Overlay. To help protect this environmentally sensitive area from developmental impacts, the
IAMP proposes to limit any residential development within the LT /CKSSO to a maximum of four
(4) dwelling units per acre. This would result in a reduction in the overall development potential
by 661 base density units and 6,195 units with density bonuses. Table 5 -17 identifies the
Proposed FLU subdistricts within the LT /CKSSO and the how the density limitation will impact
the total buildout potential of the TAMP.
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Table 5 -16 LT /CKSSO FLU Acreages and Densities
LT /CKSSO FLU
Abbrev.
Acres
Maximum
Units
Permitted
in Overlay
Change in Number of
Max. Base Density
Units Permitted by
Subdistrict
Change in Number of
Max. Bonus Density
Units Permitted by
Subdistrict
(4 du /ac)
(base)
Change
(bonus)
Change
Commercial Mixed Use
CMU
33.4
133.6
534.4
-400.8
668.0
-534.4
Industrial Mixed Use
IMU
1.7
0.0
0.0
0.0
0.0
0.0
Immokalee Regional Airport
APO
0.0
0.0
0.0
0.0
0.0
0.0
Industrial
IN
0.0
0.0
0.0
0.0
0.0
0.0
Low Residential
LR
1,193.0
4,772.0
4,772.0
0.0
9,544.0
- 4,772.0
Medium Residential
MR
25.6
102.4
153.6
-51.2
358.4
-256.0
High Residential
HR
52.7
210.8
421.6
-210.8
843.2
-632.4
Recreational /Tourist
RT
10.8
43.2
43.2
0.0
43.2
0.0
Seminole Reservation
I SR
175.3
n/a
n/a
n/a
n/a
n/a
Total
1,492.5
5,262.0
1 5,924.8
-662.8
1 10,212.0
1 - 6,194.8
5.2.2 Urban Infill and Redevelopment Area
The current IAMP contains the following discussion for this Overlay:
The Urban Infill and Redevelopment Area is consistent with criteria outlined in
Section 163.2514(2) (a) -(e), Florida Statutes. The intent of this delineation is to
comprehensively address the urban problems within the area consistent with the
goals of this plan. This designation is informational and has no regulatory effect.
The designation has been maintained on the Immokalee FLUM, and the language related to the
designation has been clarified as follows:
In order for local governments to designate a geographic area within its jurisdiction as an
Urban Infill and Redevelopment Area pursuant to Section 163.2517 (4), Florida Statutes, it
must amend its comprehensive land use plan to delineate the boundaries within the Future
Land Use Element. The Urban Infill and Redevelopment Area is consistent with criteria
outlined in Section 163.2514(2) (a) -(e), Florida Statutes. The intent of this delineation is to
comprehensively address the urban problems within the area consistent with the goals of
this plan. The Urban Infill and Redevelopment Area was adopted by Ordinance 2000 -66 and
the Urban Infill and Redevelopment Plan was adopted by Ordinance 2000 -71.
This designation is informational and has no regulatory effect.
5.2.3 Seminole Reservation
There is a 556 -acre Seminole Reservation within the Immokalee Urban Area and shown on the
Immokalee FLUM. The boundaries of the Reservation have been revised to correct a mapping
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9/11/2012 Item 9.A.
error on the adopted FLUM, resulting in a net decrease of six (6) acres. The Seminole Tribe is
a federally recognized tribe, meaning it possesses a nationhood status and retains inherent
powers of self - government. Recognized tribes possess both the right and the authority to
regulate activities on their lands independently from state government control. The Overlay is
meant to recognize the special status of the Seminole Reservation and the fact that it is
exempted from the land use regulations of this master plan.
5.3 Proposed FLUM and Zoning Map
To the extent possible, the location of existing zoning districts was taken into consideration
when redrawing the Immokalee Future Land Use Map. Agricultural zoning districts are allowed
in all future land use categories. No conflicts have been identified. It should be noted that
neither the FLUM nor the zoning map were created as "parcel- specific" maps in GIS by Collier
County; therefore, small acreages (less than five acres) may not reflect an actual parcel with
that zoning in the future land use category; it may only reflect small differences in the way the
boundaries were drawn on the maps (the proposed future land use map and zoning map). A
copy of the zoning map is provided for reference, Map 5 -4.
Table 5 -17 Proposed FLU Categories with Zoning Districts
Proposed FLU CMU
Zoning
District
Description
Acres
A
Agriculture
65.4
A -MHO
Agriculture
152.0
C -1
Commercial
39.2
C -3
Commercial
30.3
C -4
Commercial
233.2
C -5
Commercial
15.9
E
Estates
100.0
MH
Mobile Home Residential
42.7
P
Public
2.8
PUD
Planned Unit Development
76.9
RMF -12
Residential Multi-Family
8.6
RMF -16
Residential Multi-Family
0.1
RMF -6
Residential Multi-Family
138.4
RSF -3
Residential Single-Family
94.3
RSF -4
Residential Single-Family
0.7
RSF -5
RSF -5(4)
RT
VR
Residential Single - Family
Residential Single - Family
Residential Tourist
Village Residential
3.2
0.2
2.2
98.7
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9/11/2012 Item 9.A.
Table 5 -17 Proposed FLU Categories with Zoning Districts (continued -1)
Proposed FLU HR
Zoning
Description
Acres
District
Description
Acres
A
Agriculture
51.2
A -MHO
Agriculture
662.6
C -3
Commercial
0.6
C -4
Commercial
0.7
E
Estates
30.1
1
Industrial
0.4
MH
Mobile Home Residential
38.6
P
Public
5.6
PUD
Planned Unit Development
131.3
RMF -16
Residential Multi - Family
10.2
RMF- 16(13)
Residential Multi - Family
11.1
RMF -6
Residential Multi - Family
439.3
RSF -3
Residential Single - Family
8.0
RSF -4
Residential Single - Family
64.1
RSF -5
Residential Single - Family
4.6
RSF -6
Residential Single - Family
6.0
VR
Village Residential
103.5
Proposed FLU IMU
Zoning
District
Description
Acres
A -MHO
Agriculture
368.2
C -4
Commercial
0.1
C -5
Commercial
195.8
1
Industrial
292.7
MH
Mobile Home Residential
4.5
P
Public
8.1
RMF -6
Residential Multi-Family
0.7
Proposed FLU APO
Zoning
District
Description
Acres
I
Industrial
1,380.0
Proposed FLU IN
Zoning
District
Description
Acres
A -MHO
Agriculture
421.1
1
Industrial
330.1
P
Public
0.4
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9/11/2012 Item 9.A.
Table 5 -17 Proposed FLU Categories with Zoning Districts (continued -2)
Proposed FLU LR
Zoning
District
Description
Acres
A
Agriculture
38.5
A -MHO
Agriculture
8,230.0
C -3
Commercial
1.3
CF
Community Facilities
26.8
E
Estates
0.1
MH
Mobile Home Residential
6.3
MH (4)
Mobile Home Residential
5.0
PUD
Planned Unit Development
589.5
RMF -6
Residential Multi-Family
87.2
RSF -3
Residential Single-Family
56.0
RSF -4
RSF -5(4)
VR
Residential Single- Family
Residential Single - Family
Village Residential
13.0
63.1
42.7
Proposed FLU MR
Zoning
District
Description
Acres
A -MHO
Agriculture
120.7
C -1
Commercial
0.4
C -3
Commercial
0.2
C-4
Commercial
4.5
C -5
Commercial
1.7
E
Estates
26.7
MH
Mobile Home Residential
43.6
P
Public
38.0
PUD
Planned Unit Development
91.6
RMF -12
Residential Multi-Family
0.1
RMF -6
Residential Multi-Family
104.2
RSF -3
RSF -4
RSF -5
VR
Residential Single - Family
Residential Single - Family
Residential Single - Family
Village Residential
277.7
84.0
24.4
291.2
Proposed FLU RT
Zoning
District
Description
Acres
A -MHO
Agriculture
435.2
P
Public
10.6
PUD
Planned Unit Development
5.0
Proposed FLU SR
Zoning
District
Description
Acres
A -MHO
Agriculture
591.4
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9/11/2012 Item 9.A.
5.3.1 Zoning and FLUM Inconsistencies
There are 7 areas, consisting of 26 parcels and 74.90 acres, which have a zoning designation
that are inconsistent with the proposed Future Land Use Map. Two of the inconsistencies
involve commercial zoning and uses in a Residential subdistrict. Another inconsistency is the
result of an existing PUD that was approved for a density of 9 units per acre, while the existing
and proposed FLU designation of LR only allows for a maximum density of 8 du /acre. The
majority of the inconsistencies are a result of the limitations within the LT /CKSSO; which restrict
density to 4 du /acre and does not allow for bonus density. It should be noted that this restriction
only applies to what can be developed within LT /CKSSO, and that the TAMP includes a
recommendation to allow for density to be transferred to areas outside of this environmental
overlay.
The following table outlines the areas with zoning inconsistencies, and they are also identified
on Map 5 -5.
Table 5 -18 Zoning and FLUM Inconsistencies
Inconsistency
No. of
Existing
Proposed
Adopted
Acres
Description
Parcels
Zoning
FLU
FLU
PUD approved with 9 du /ac; LR allows
Bonus Density
2
PUD
LR
LR
7.404
du /ac (8 w/ bonuses)
Zoned Commercial w/ Improved
Commercial Use; LR does not allow
Uses
2
C -3
HR
LR
1.04
commercial
Zoned Commercial w/ Improved
Commercial Use; HR does not allow
Uses
2
C -3
HR
HR
0.60
commercial
Zoning allows 7.2 du /ac; LT /CKSSO
LT /CKSSO Density
5
VR
MR
LR, MR
6.10
limits density to 4 du /ac
Zoning allows 6 du /ac; LT /CKSSO limits
LT /CKSSO Density
12
RMF -6
HR, CMU
LR, HR
11.66
density to 4 du /ac
Zoning allows 6 du /ac; LT /CKSSO limits
LT /CKSSO Density
2
RMF -6
LR, HR
LR, HR
36.98
density to 4 du /ac
PUD approved with 5.37 du /ac;
LT /CKSSO Density
1
PUD
HR
LR, HR
11.12
LT /CKSSO limits density to 4 du /ac
26
74.90
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6. Public Facilities
Section 9J- 5.005(2), F.A.C. and subparagraphs 9J- 11.006(1)(b)1. through 5., F.A.C. provide the
general data and analysis requirements for amendments to the comprehensive plan and the
Future Land Use Map. These sections require that a description of the availability and the
demand of public facilities be provided (9J- 11.006(1)(b)4., F.A.C.). Facilities include sanitary
sewer, solid waste, drainage, potable water, traffic circulation, schools and recreation, as
appropriate. Section 6 of the Data & Analysis describes the availability and demand of existing
public facilities and lists program improvements for parks and recreation, schools,
transportation, water and wastewater, solid waste, fire, and police protection. The proposed
IAMP amendments do not increase the demand for public facilities above the projected
population estimates, and therefore the adopted Capital Improvements Element (CIE) and
Schedule of Capital Improvements will not be affected.
CIE Policy 1.2, Part B states that proposed amendments to the IAMP "affecting the overall
countywide density or intensity of permissable development" will be reviewed by the Board of
County Commissioners to determine impacts to demand for utilities. Part A of the same Policy
provides a specific formula to quantify the amount of public facilities needed, which is based on
Level of Service Standard (LOSS), demand (such as population) and inventory of existing
facilities. The proposed amendments to the IAMP affect the overall density of permissable
development, as they include revisions to the FLUM and the densities permitted within each
subdistrict, and therefore meet the review threshold in CIE Policy 1.2, Part B. The methodology
for how demand is quantified is not provided in Rule 9J- 5.005(2) and is highly debatable.
Should demand be based upon potential maximum intensities and densities allowed under
proposed land use categories or should it be based on the accepted population projections?
For development specific FLUM amendment applications, the impacts to demand are easily
quantified through a LOSS Analysis because these amendments typically have a precise build -
out timeframe that is compatible with the planning horizon of the Capital Improvements Element
(five to ten years), as well as a known development capacity (number of dwelling units and non-
residential square footage). Based on this analysis, the County can determine whether the
project included in the amendment will result in the need for facility improvements to maintain
LOSS requirements over the time period covered by the CIE. Impacts to facility demand related
to the proposed IAMP amendments are not as easily computed, and are not warranted.
While the proposed amendments to the IAMP include revised and amended Future Land Use
subdistricts that have the potential for increased densities and intensities, the proposed
amendments will not have an impact on the demand for public facilities. The proposed IAMP
amendments reflect an ideological change in how growth should occur in the Immokalee Urban
Area, through greater flexibility of mixed use districts and the encouragement of higher densities
around the urban core areas. Because there is not a specific development attributed to this
amendment, future demand directly resulting from amendments to the IAMP remains
unchanged and should be based on accepted resident and seasonal population estimates and
projections, as identified in Rule 9J- 5.005(2)(e). This is consistent with Collier County
procedures for addressing public facilities demand as provided in the Annual Update &
Inventory Report (AUIR), which identifies capital needs for the construction of new facilities to
serve projected population growth and for necessary replacements of existing facilities that are
needed to maintain adopted LOSS.
As new development applications are proposed within the Immokalee Urban Area, consistent
with the Goals, Objectives and Policies of the IAMP and Collier County GMP, an analyis of that
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9/11/2012 Item 9.A.
development's impacts on public facilities will be conducted to ensure that it complies with the
Collier County Concurrency Management system (CIE Objective 5.0.2 and Section 6.02.02 of
the LDC).
6.1 Parks and Recreational Facilities
There are nine park facilities located within the Immokalee Planning Community. Ten are listed
in the 2008 AUIR as being within Immokalee; however, Oil Well Park is actually located in
Sunniland, off of SR 29, south of Oil Well Road. The complete list from the AUIR is included
below as Table 6 -1. A map of park locations is included as Map 6 -1.
Table 6 -1 Immokalee Park Land Inventory
*Not within the Immokalee Planning Community
Source: Collier County 2008 AUIR, Park Land Inventory
The County has developed the following level of service (LOS) standards for community and
regional park land:
Community Park Land LOSS: 1.2 acres /1000 population (unincorporated areas)
Regional Park Land LOSS: 2.9 acres /1000 population (county -wide standard)
Currently, the unincorporated, county -wide inventory for community parks is 591.54 acres,
which exceeds the meets the required 436.60 acres based on peak season unincorporated
population. No new community parks are planned during the next five year growth period, as
the County anticipates to maintain LOSS for community parks through 2015 -2016 (Source:
2008 AUIR). The proposed amendments to the IAMP will not affect the population projections
used to determine facility needs in the AUIR, and therefore, will have no impact on community
park facilities.
For regional parks, the available county -wide inventory is 1,043.97 acres, with a required
inventory, based on peak season countywide population, of 1,356.70 acres, a deficiency of
312.73 acres. Over the next five years, the county has scheduled regional park acquisitions
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..
Location
Type
Acreage
Community
Park Acres
Regional Park
Acres
Neighborhood
Park Acres
1
Immokalee Community
Park
Community
23.0
23.0
2
Immokalee Sports
Complex
Community
14.0
14.0
3
Immokalee High School
Community
1.0
1.0
4
Airport Park
Community
19.0
19.0
5
South Immokalee
Neighborhood Park
Neighbor
3.2
3.2
6
Ann Oleski Park
Regional
2.3
2.3
7
Dreamland
Neighborhood Park
School
0.5
0.5
8
Tony Rosbough
ommunity Park
Community
7.0
7.0
9
Oil Well Park*
Neighbor
5.5
5.5
10
Eden Park Elementary
Community
2.8
2.8
TOTAL
78.3
66.8
2.3
9.2
*Not within the Immokalee Planning Community
Source: Collier County 2008 AUIR, Park Land Inventory
The County has developed the following level of service (LOS) standards for community and
regional park land:
Community Park Land LOSS: 1.2 acres /1000 population (unincorporated areas)
Regional Park Land LOSS: 2.9 acres /1000 population (county -wide standard)
Currently, the unincorporated, county -wide inventory for community parks is 591.54 acres,
which exceeds the meets the required 436.60 acres based on peak season unincorporated
population. No new community parks are planned during the next five year growth period, as
the County anticipates to maintain LOSS for community parks through 2015 -2016 (Source:
2008 AUIR). The proposed amendments to the IAMP will not affect the population projections
used to determine facility needs in the AUIR, and therefore, will have no impact on community
park facilities.
For regional parks, the available county -wide inventory is 1,043.97 acres, with a required
inventory, based on peak season countywide population, of 1,356.70 acres, a deficiency of
312.73 acres. Over the next five years, the county has scheduled regional park acquisitions
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9/11/2012 Item 9.A.
totaling 719.16 acres. Two of the regional park sites are within Immokalee: the Immokalee Lake
Trafford ATV park, a 625 -acre commitment from the SFWMD; and Pepper Ranch, a 50 -acre
regional park site. These acquisitions will allow the County to maintain LOSS for regional parks
over the next decade (Source: 2008 AUIR). The proposed amendments to the IAMP will not
affect the population projections used to determine facility needs in the AUIR, and therefore, will
have no impact on regional park facilities.
While there are no neighborhood park level of service standards, the community supports the
creation of new neighborhood parks in order to provide additional recreational opportunities to
support this youthful community and provide additional public gathering spaces.
6.2 Schools
As of 2008, the Collier County School Board operates six elementary schools, one middle
school, one high school, and one technical school in the Immokalee area. The RCMA
Immokalee Community School is a charter elementary school, and the Bethune Education
Center at the Immokalee Technical Center conducts adult education courses. The existing
schools are listed in Table 6 -2 and shown on Map 6 -2.
Table 6 -2 Immokalee Area Schools
School T pe
Name
Elementary Schools:
Eden Park
Highlands
Immokalee Community
Lake Trafford
Pinecrest
Village Oaks
Middle School:
Immokalee Middle
Hi h School:
Immokalee High
Technical School:
Immokalee Technical Center
State Rd 29 Site:
TBD (school planned but
unfunded
Source: Collier County School District, 2008
Based on information gathered in 2008 from the District School Board of Collier County, the
number of students enrolled in Collier County schools in Immokalee was 5,534 (enrollment
number includes Pre -K through High School). The total enrollment county -wide was 42,688,
which means that Immokalee's enrollment is 13.0% of the countywide enrollment. In
comparison, the permanent population of Immokalee (24,445) is 7.4% of the countywide
population (332,591), based on the projected April 2008 population figures prepared by Collier
County Comprehensive Planning Section, 2009.
Table 6 -3 shows the change in student enrollment from 1988 to 2008. From 06 -07 to 08 -09,
there was an increase in elementary school enrollment but the middle and high school
enrollment decreased. The middle school student population contains the 7th and 8th grades
only as of the 2008 school year. As a consequence of meeting growth demands and
implementing a specialized educational delivery model for Immokalee area schools in 2008, the
Middle School's 6th grade was moved to the Elementary schools, additions and renovations
IAMP Data & Analysis March 2010
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9/11/2012 Item 9.A.
were made to all existing elementary schools, and one new elementary (Eden Park) was
completed and opened.
Table 6 -3 Immokalee Student Enrollment
LEVEL OF
Enrollment
Enrollment
Enrollment
Enrollment
Enrollment
SCHOOL
1988 -89
1995 -96
2006 -07
2008 -09
Increase or
Decrease ( )
06 -07 to 08 -09
Elementary
2,893
2,312
2,878
3,395
517
Middle
992
1,635
1,138
800
(338)
High
824
1,152
1,435
1,339
(96)
TOTAL
4,709
5,099
51451
5,534
83
Source: Collier County School Board, October 2008, Public School Facilities Element Data & Analysis,
August 2007
In October 2008, Collier County adopted the Public School Facilities Element, which establishes
Concurrency Service Areas (CSAs) for determining the availability of public school facilities to
meet the demand created by new residential development. The CSAs are broken down by
school level and location. There are two elementary school CSAs in Immokalee, E11 and E12.
E11 covers most of Immokalee, and E12 includes the area south of the SR 29 curve. There is
one middle school CSA, M5, and one high school CSA, H5.
The District has adopted a district -wide LOSS of 95% of the permanent Florida Inventory of
School Houses (FISH) capacity for elementary and middle schools, and 100% of permanent
FISH capacity for high schools. The following table, Table 6 -4, shows current and projected
enrollment through 2013/2014 and includes the FISH capacity for each school. None of the
CSAs within Immokalee are predicted to exceed the LOSS through the five -year planning
timeframe. The proposed amendments to the IAMP will not affect the population or enrollment
projections used to determine facility needs in the Public School Facilities Element, and
therefore, will have no impact on school capacity.
IAMP Data & Analysis March 2010
Packet Page -298-
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9/11/2012 Item 9.A.
6.3 Transportation
It is important to understand the linkage between land use and roads. Access is critical to
whether land is developed or sits vacant. Also important are routes and options for non -
motorized travel and transit. For additional discussion of impacts to transportation facilities, see
Attachment A to this document, Analysis of Potential Impacts to Transportation Facilities.
6.3.1 Existing Roadway Network
The existing roadway pattern is graphically depicted in Maps 6 -3 and 6-4. Key roads include
SR 29, the major North -South roadway in Immokalee; CR 846; New Market Road; Immokalee
Drive; and Lake Trafford Road.
The area east of SR 29 has a developed grid street pattern. This roadway configuration
provides a driver numerous options to reach his destination. A grid roadway network can help
minimize traffic congestion. West of SR 29, the converse occurs, with most locations only
accessible via Lake Trafford Road. Other key roads west of SR 29 include Immokalee Drive,
Westclox Road, Little League Road, and Carson Road.
6.3.2 Roadway LOS (Arterials and Collectors)
The Collier County Transportation Services Department maintains a traffic count program that
monitors vehicle movement activities at a number of locations throughout Immokalee. This
program assists in the monitoring of service deficiencies and provides a basis for the projection
of future demands upon the roadway system. Table 6 -5 shows the LOS for arterials and
collectors based on 2008 traffic counts for the Immokalee roads as listed in the most recent
Annual Update and Inventory Report on Public Facilities (AUIR), adopted in 2008.
The County has adopted the following traffic performance standard for County collector and
arterial roads:
County arterial and collector roads, as well as State highways not on the Florida
Intrastate Highway System (FINS), shall be maintained at Level of Service "D" or
better, as addressed in the Implementation Strategy of the Transportation
Element, except for the roadways listed below that have been widened to 6 lanes
and cannot be widened any further. The County will also adopt FDOT's LOS on
roadway segments where the County has entered into a TRIP (Transportation
Regional Incentive Program) agreement for funding. TRIP eligible facilities and
SIS facilities are identified on Map TR -8 and Map TR -9 of the Transportation
Element.
Level of Service "E" or better shall be maintained on all six -lane roadways. The
Collier County Transportation Division shall determine the traffic volumes that
correspond to the different LOS thresholds on county roads. The Transportation
Division shall install, as funds permit, permanent traffic count stations to better
identify traffic characteristics of county roads. Based on the traffic count data, the
Transportation Division shall develop a financially feasible Roads component for
the Capital Improvement Program of the CIE.
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9/11/2012 Item 9.A.
As the policy indicates, certain roads have been assigned a lower LOS standard; however, it
does not include any roadway in and around the Immokalee Planning Community. In addition,
the Growth Management Plan has assigned LOS designations to state and federal highways, as
well. State Road 29, which passes through Immokalee, has been assigned a LOS standard
1101.
All arterials and collectors within Immokalee currently operate at or above the adopted LOSS.
Table 6 -5 2008 Peak Hour /Peak Directional Volume and LOS for Arterials &
Collectors in Immokalee
2U: 2 -lane, undivided
4D: 4 -lane, divided
Source: Collier County Annual Update & Inventory Report on Public Facilities, 2008 AUIR, Prepared by
Comprehensive Planning Department, Community Development & Environmental Services
Division, October 2008
6.3.3 Roadway Improvements
The Transportation Improvement Program (TIP) of the Collier County MPO sets forth scheduled
(funded) roadway improvements as well as a list of "unfunded priorities" (Table 6 -6). The
Unfunded Priorities list is produced annually, and the adopted list of priorities is transmitted to
the FDOT to be considered during their project selection process for the FDOT's Five -Year
Work Program. The following information is taken from the TIP.
IAMP Data & Analysis March 2010
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71
Existing
Peak
Current
Road #
Link
From
To
Hour/
Road
Peak Dir
LOS
CR 846
Immokalee Road
Oil Well Road
SR 29
2U
262
C
Lake Trafford
West of SR 29
SR 29
2U
367
C
Road
N. First Street
New Market Road
Main Street
2U
457
C
New Market Road
Broward Street
SR 29
2U
448
C
SR 29
SR 29
CR 858
CR 29A (New
2U
404
C
Market Rd)
SR 29
SR 29
CR 29A South
N 15 Street
4D
661
B
SR 29
SR 29
N 15 th Street
CR 29A North
2U
550
C
SR 29
SR 29
CR 29A (New
SR 82
2U
550
C
Market Rd)
Westclox St
Carson Rd
SR 29
2U
147
B
2U: 2 -lane, undivided
4D: 4 -lane, divided
Source: Collier County Annual Update & Inventory Report on Public Facilities, 2008 AUIR, Prepared by
Comprehensive Planning Department, Community Development & Environmental Services
Division, October 2008
6.3.3 Roadway Improvements
The Transportation Improvement Program (TIP) of the Collier County MPO sets forth scheduled
(funded) roadway improvements as well as a list of "unfunded priorities" (Table 6 -6). The
Unfunded Priorities list is produced annually, and the adopted list of priorities is transmitted to
the FDOT to be considered during their project selection process for the FDOT's Five -Year
Work Program. The following information is taken from the TIP.
IAMP Data & Analysis March 2010
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71
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6.3.4 SR 29 Loop Road
The Florida Department of Transportation, District One, is performing a Project Development and
Environment (PD &E) study on a segment of State Road (SR) 29 that runs from Oil Well Road to SR
82. This evaluation is necessary due to the ongoing population and employment growth in and around
the study area. The provision of safe and efficient transportation to support this growth requires action
to improve the existing transportation network. The development of the loop road will have a positive
impact on the redevelopment of Immokalee, especially Main Street, by removing trucks and industrial
and agricultural vehicles from the downtown area.
The PD &E study is scheduled for completion in June 2010. The design phase of the project is not
currently scheduled in the adopted FDOT 5 -Year Work Program. The expansion of SR 29 from Oil
Well Road to SR 82 is identified as a needs project within the Collier County Metropolitan Planning
Organization (MPO) 2030 Long Range Transportation Plan (LRTP) and is consistent with Collier
County's adopted Growth Management Plan.
This roadway improvement consists of increasing capacity on SR 29 between Oil Well Road and SR
82 in Collier County. The project involves evaluating the widening of the existing 2 -lane undivided
segment of SR 29 to four lanes, as well as the study of an alternative corridor(s) that bypasses
downtown Immokalee.
The last PD &E meeting, the Alignments Workshop, was held June 23, 2009. Currently FDOT is in the
alignments analysis phase of the process, which involves the evaluation of viable alignments within
the selected corridors. Five alignments, shown on Figure 6 -1 and described in more detail in Table 6-
8, are being recommended for further study. Following this phase, alternatives will be developed from
the recommended alignments.
The 2030 Long Range Transportation Plan (LRTP) prepared by Collier County Metropolitan Planning
Organization (MPO) also mentions the SR 29 Loop Road and states: "It will provide the ability to
create additional economic stimulus to a Florida Free Trade Zone and provide for intermodal access
to the SIS system." (page 9 -8)
The Immokalee community supports an alignment east of downtown. This would remove unwanted
truck traffic from downtown, and, in removing these trips, free road capacity for development and
redevelopment. An alignment west of downtown would traverse environmentally sensitive wetlands.
Additionally, a western alignment would not provide access to the airport and surrounding industrial
areas, which have been targeted for economic development.
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9/11/2012 Item 9.A.
Figure 6 -1 SR 29 Loop Road Alignments Recommended for Further Study
Source: Florida Department of Transportation, District One, SR 29 PD &E Study Website,
http: / /www.sr29collier.com /alignments- workshop.html, accessed July 13, 2009.
TAMP Data & Analysis March 2010
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Em
9/11/2012 Item 9.A.
Table 6 -8 Evaluation Matrix, SR 29 Loop Road Alignments Recommended for
Further Study
ANOnmrits Rocoffown&d 10+ Further study. ,
Size in arses 9D1.8 1420.1
1087.6 1193.5 1201.9
Le In rnlkes 15.8 18.7
15.8 15.5 15.5
socio- cultural effects
SCM001$ 2
Religion institutions 3
1
0
1
0
4
0
0
0
FMS) dice t fire 0
0
0
0
4
Cemetery 1
D
0
0
0
AirpW 1
0
1
0
0
Medium density residential - acres 9.1
7.D
7.0
7.0
7.0
High density residential - acres 40 2
4.4
35.0
00
010
Development of reglonat impact (DRI) - acres 10.0
Planned unit development (PUD) - acres 21.7
0-0
13.5
10.0
77
0.0
1 0:0
D.0
0.0
Tribal -owned lards - atoms 1.2
Recreation lardds - acres 016
0-0
0.0
1,2
OR
0.0
0.0
0.€1
0.0
Historical f archaeological impacts (Y or N') Y
N
N
N
N
Natural effects
Nis - forested wetlands - acres 33.2
53,2
41.1
574
100,0
Forested wetlands • acres 59.3
6Z3
52.8
25.5
26.5
Jeers water features -acres 50,0
39,3
5116
451
413
Publtcly managed lards - acres 0 0
Eagle rests 0
0.0
0
0.0
0
0.0
0
0.0
0
Rookeries 0
D
0
0
0
Threatened & endangered species occurences 0
D
0
1
1
Panther primary habitat - acTea 587.6
514,3
587.6
826.5
834,8
Panther secondary habitat - acres 102.7
836.5
315.1
367.2
367.2
Physical effects
Potential contamination sites
50
3
20
1
1
Sinkholes _
1
D
0
0
0_
Rro wnfields
Water treatment facstities
1
0
0
D
1
0
0
0
0
al
Secret treatment facilities
0
0
0
0
0
Source: Florida Department of Transportation, District One, SR 29 PD &E Study Website,
http: / /www.sr29collier.com /alignments- workshop.html, accessed July 13, 2009.
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9/11/2012 Item 9.A.
The proposed project schedule for the PD &E Study is included below.
Figure 6 -2 SR 29 PD &E Study Schedule
Source: FDOT District One SR 29 PD &E Website: http: / /www.sr29collier.com /project- schedule.html, accessed
July 14, 2009.
6.3.5 Freight
The Collier County Freight and Goods Mobility Analysis (June 2008) was prepared for the Collier
County MPO to conduct a comprehensive freight analysis at the county level in order to better
develop its freight program. The analysis references the Immokalee community in several places,
specifically, anticipated freight traffic around the Immokalee Regional Airport and Tradeport as
industrial development occurs.
Critical to the Tradeport initiative and other freight interests in the area is the limited
capacity of SR 29 in the proximity of County Road 846. One suggested solution to this
capacity constraint is the notion of a bypass route which effectively circumvents the
intersection altogether by establishing a route north of the airport to alleviate the traffic
congestion in the center of town mainly consisting of large trucks.' Other key
improvements in support of this initiative are the widening of SR 82 northwest of
Immokalee and expanding the runways at Immokalee Regional Airport. SR 82 provides
a connection to 1 -75, the major north -south corridor of Southwest Florida, and currently
is designated an Emerging SIS facility. Immokalee Regional Airport currently has two
5,000- foot runways.
' See the SR 29 Loop Road discussion.
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9/11/2012 Item 9.A.
All factors considered, the likelihood of enticing major firms near and around the
Immokalee area is promising, as major retailers have expressed interest in the location
recently, only to be dissuaded by the current infrastructure constraints. The area is
regarded as having high potential for industrial and distribution uses, save for requiring
key transportation improvements. (pages 4- 27 -4 -28)
The report also records the input of "freight stakeholders" in Section 6, and several concerns related
to Immokalee, the Immokalee Regional Airport and Tradeport are discussed.
Anxiety over accessibility to mines, landfills, other producers, and end customers was
also a recurring theme in Collier County. Truck drivers and truck management
companies indicated that the current north -south and east -west connections in the
county are not on par with projected population and economic growth in southwest
Florida. This was of particular concern in central Collier and the Immokalee area (Oil
Well Road, Immokalee Road, and State Road 82) where poor infrastructure conditions
and roadway capacity have been the leading factor for repelling retailers from the
region. (page 6 -4)
Inadequate runway space at Immokalee Airport – Currently, Immokalee Airport has
two 5,000 feet runways. In order to handle larger planes to attract more business the
airport needs to extend one or both of their runways. The airport director indicated they
are working with the FAA and the Collier County Economic Development Council to
obtain the necessary resources to extend one of the runways in the next five years.
(page 6 -7)
Potential for increase in economic expansion if transportation issues were
addressed – Some involved in economic development for the Immokalee area as well
as the county expressed concern that the lack of adequate transportation infrastructure
is hurting the areas chances for economic expansion. (page 6 -9)
Florida Tradeport – One positive project for the Immokalee area is the Florida
Tradeport. This focus to bring business to the airport is part of a plan to help the
Immokalee area grow economically. Stakeholders said that access to ground
transportation was identified as the most important site selection criteria based on a
study of various industry leaders. This reiterates the need for improved transportation
infrastructure to stimulate economic growth. (page 6 -9)
These comments illustrate the need for the SR 29 Loop as well as the expansion of Immokalee Road
in order to address roadway capacity issues to accommodate freight and shipping enterprises wishing
to locate at the Immokalee Regional Airport.
6.3.6 Pedestrian and Bicycle Facilities
As previously shown, many of the residents of Immokalee are low- income, and many do not have
access to an automobile, and rely on bicycles, transit, or walking to reach their destination. Therefore,
adequate pedestrian and bicycle facilities are particularly important in this community. Map 6 -5 on the
following page shows existing sidewalks and paved shoulders within Immokalee.
Collier County MPO is in the process of updating its Comprehensive Pathways Plan, which was
included as part of the Long Range Transportation Plan (LRTP), also being updated. The vision
included in the Plan is "to provide a safe, connected and convenient on -road and off -road network
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9/11/2012 Item 9.A.
throughout the Collier MPA accommodating bicyclists and pedestrians to improve transportation
efficiency and enhance the health and fitness of the community while allowing for more transportation
choices." The 2030 LRTP and the 2006 Pathways Plan are still the most up -to -date information
available. Table 6 -9 shows bicycle and pedestrian improvement priorities as identified in the Pathways
Plan. These are identified improvements; however, they are not necessarily programmed nor have
they been determined to be financially feasible.
Table 6 -9 Bicycle and Pedestrian Improvement Priorities
Bicycle Improvement Priorities
On Street
From Street
To Street
Length
miles
Facility
Type
Priority
Tier
New Market Rd
SR 29A
North 15 St (SR
29
Main St (SR 29)
2.1
Rural BL
I
15 St N
Main St SR 29
Immokalee Dr
0.4
Rural BL
I
Lake Trafford Rd
CR 890
Little League Rd
North 15 St (SR
29
2.1
Rural BL
I
Westclox St
Carson Rd
SR 29 (15n St
1.0
Rural BL
I
9 St N
Lake Trafford Rd
Main St SR 29
0.9
Rural BL
I
9 St S
Main St SR 29
Eustis Ave
0.4
Rural BL
I
Immokalee Dr
Dead End
SR 29 N 15 m St
0.9
Rural BL
I
Immokalee Dr
Charlotte St
SR 29 (N 15,n St)
New Market
Road
1.1
Rural BL
I
Lake Trafford Rd
CR 890
Pepper Rd
Little League Rd
1.0
Rural BL
II
Carson Rd
Lake Trafford Rd
Westclox St
0.5
Rural BL
II
Sidewalk Improvement Priorities
On Street
From Street
To Street
Length
miles
Facility
Type
Priority
Tier
15 St N
Main St SR 29
Immokalee Dr
0.4
Sidewalks
1
15 1h St North (SR
29
9 St
Lake Trafford Rd
1.3
Sidewalks
I*
Lake Trafford Rd
CR 890
Little League Rd
North 15 St (SR
29
2.1
Sidewalks
I
Immokalee Dr
Charlotte St
SR 29 (N 15 1h St)
New Market Rd
1.1
Sidewalks
I
Roberts Ave
N 9 St
N 18 St
0.8
Sidewalks
I
Westclox St
Carson Rd
SR 29 N 15 St
1.0
Sidewalks
II*
Carson Rd
Lake Trafford Rd
Westclox St
0.5
Sidewalks
II
Lake Trafford Rd
CR 890
Pepper Rd (CR
850
Little League Rd
1.0
Sidewalks
II
Carson Rd
Westclox St
Dead end north
0.5
Sidewalks
II
CR 846 (Devil's
Garden Rd)
SR 29 (Narrow
Lanes )
Hendry County
Line
8.5
Sidewalks
II
SR 82
Corkscrew Road
CR 850
SR 29
5.3
Sidewalks
III*
*Included in the 2030 LRTP
BL: Bike Lane
Source: Collier County Pathways Plan, 2006
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9/11/2012 Item 9.A.
The MPO is also in the process of completing a Walkability Study for Immokalee; however, the study
is not yet available and will probably not go before the MPO for consideration until January 2010. Data
collected from the study will be used in the Pathways Plan update.
The Adopted FY08 /09 Pathways Box Priorities is shown below. The FY 2009/2010 priorities box is in
the process of being approved.
Collier Metropolitan Planning Organization
Adopted FY 2008109 Pathways Box Priorities
2007
Road
From
To
Improvement
Projected Cost
Community
Reason
Rank
1
North 1st Street
SR 29
Oak Street
Fill missing gaps
$ 100.000
Immokalee
PAC Priority
2
Main Street (SR 29)
11th Street
Immokalee Drive
Fill missing gaps
$ 400,000
Immokalee
PAC Prionty
6.3.7 Transit
Transit in Immokalee consists of four bus routes operated by Collier Area Transit (CAT): Blue Route
5, the Immokalee Shuttle, which runs from Immokalee to the Collier County Government Center; Light
Blue Route 7, the Marco Island Shuttle, which runs from Immokalee to Caxambas Park in Marco
Island; and Pink Routes 8.A and 8.13, the Immokalee Circulator. See Map 6 -6 for CAT routes in
Immokalee.
Collier County MPO recently completed in May 2009 the "Collier County Bus Stop /Shelter Needs
Plan," which analyzes current ridership data to propose a list of stops where shelter may be
warranted. As the study states, bus stop shelters are important to redevelopment and place- making:
"Bus stop shelters provide shelter from rainstorms, direct sun, and gusting winds. It is
important to understand shelters provide the waiting transit rider shelter from the
elements, the shelter also provides for a place to rest while waiting for the bus; a bench
to sit on and walls to lean on. In Collier County due to the extremely long headways of
the transit system and weather pattern, stops with shelters and amenities are critical."
Page 8
In Immokalee, nine bus stops were identified as needing bus stop shelters:
1. Lake Trafford / 19th St.
2. 1St Street at Carver (across from casino)
3. Seminole Casino
4. Farm Workers' Village
5. Lake Trafford Elementary
6. Lake Trafford Road at Ringo Lane
7. Winn Dixie
8. S5 th Street at Stokes Avenue
9. S5 th Street (Career Services Center)
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9/11/2012 Item 9.A.
6.3.8 Transportation Concurrency System
Transportation concurrency refers to the state - mandated regulatory framework in which development
proposals are reviewed to ensure adequate infrastructure is available to serve the additional demands
placed on them by the development. For adequate infrastructure to be available on an on -going basis
requires that a flow of revenue be available to fund transportation facilities and services to
continuously meet adopted level of service standards. This requirement is challenging for any
community in Florida, but more so for Immokalee. State laws governing transportation concurrency
assign responsibility for administering the development review process to the local government, but
have reserved two aspects of the process, which contribute to the burdensomeness of the process, to
the State. These are:
SR 29 has been designated an element of the Emerging Strategic Intermodal System (SIS).
State law gives authority to set level of service standards for the SIS system to the Florida
Department of Transportation (DOT), rather than to local governments, so proposed changes
in concurrency strategy must involve coordination with the Florida DOT to ensure mitigation for
impacts to the SIS system are addressed to the DOT's satisfaction.
In addition, four roads that pass through the Immokalee CRA (SR 29, CR 846, 849, and CR
890) are designated as hurricane evacuation routes. This places more restrictive concurrency
requirements on them.
The regulatory procedures and standards that are currently applied to the Immokalee CRA are the
same as those that are applied to the rest of Collier County. The regulations and standards were
primarily designed to address the faster - growing and economically stronger urbanized portions of
"Coastal" Collier County. These procedures may make sense for the more urbanized areas of Collier
County because the road segments they apply to are generally shorter, and there are more lower -cost
solutions available to developers to resolve concurrency issues compared to the Immokalee area. In
addition, the economic climate in the urban areas of Collier County provides more opportunities to
defray the costs of meeting concurrency -- Immokalee is more challenged in its ability to generate
funds from development interests for roadway improvements.
Consistent with Policy 3.2.9 of the TAMP, the Immokalee CRA is currently investigating the possibility
of implementing a TCEA for at least a portion of the Immokalee Planning Community to address these
issues. A copy of the draft transportation strategy is provided. If it is determined that a TCEA is
warranted for all or a portion of the Immokalee Urban Area, then amendments to the GMP in
compliance with Section 163.3180(5)(d)2, F.S., including a FLUM amendment, will be provided at that
time.
6.4 Water and Wastewater Facilities
Public potable water and wastewater services are provided by the Immokalee Water and Sewer
District. This district was created by a special act of the Florida Legislature. In 2005, the Enabling Act
for the IWSD was amended and the boundary expanded so that the district expanded from an
approximately 27 square mile area to encompassing 108 square miles. The boundaries of the district
are graphically depicted in Map 6 -7 along with the location of the IWSD treatment plants. The
Governor of Florida appoints the district's governing board. Land use in the district can be generally
described as urban and agricultural.
Until the 1989 Legislature passed House Bill 599, special districts were largely autonomous and had
little interaction with local governments. Under this legislation, the state fosters coordination between
special districts and local governments as it relates to growth management efforts of counties and
IAMP Data & Analysis March 2010
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9/11/2012 Item 9.A.
cities. To accomplish this policy, beginning March 1, 1991, each independent special district must
now submit an annual report to the appropriate local government. The report must include the
following information:
1. A description of its existing public facilities;
2. A description of each public facility the district is building, improving, or expanding or is
planning to build, expand or improve within the next five years;
3. An identification of any facility the district plans to replace within the next ten years;
4. An anticipated construction time frame on each proposed facility;
5. The anticipated capacity and demands on each public facility when completed.
In July 2008, Boyle Engineering completed the "Immokalee Water and Sewer District Master Plan
Study." In this study, Boyle carefully examined all aspects of the IWSD and provided their analysis
and recommendations for expansion and redevelopment. This study is used as a reference for the
Water and Wastewater section of this document and a copy is included as a support document.
Since the entire district is not served by water and sewer, it is difficult to make assumptions of the
future capacity of the system based only on population projections. According to the District's
calculations, the water and wastewater capacity will be sufficient for the next five years. New
developments within the Immokalee urbanized area are required to extend water and wastewater to
the project and contribute their proportionate share to ensure levels of service are maintained.
The Immokalee District bases their reported population projections on Collier County peak population
projections for Immokalee, extrapolated out to 2041, plus population projections for anticipated PUDs
and DRIs within the IWSD treatment area. Table 6 -10 lists population projections included in the
report in five -year intervals starting in 2009.
Table 6 -10 IWSD Population Projections, 2009 -2041
Year
Immokalee Peak
Season Population
Estimates
PUD & DRI Population
Estimates
TOTAL Population
Estimates
2009
41,586
0
41,586
2014
44,491
9,623
54,114
2019
47,234
44,693
91,927
2024
49,725
85,583
135,308
2029
52,086
126,920
179,006
2034
55,616
176,656
232,272
2039
59,384
206,707
266,092
2041 build -out
60,963
210,168
271,130
Source: Immokalee Water and Sewer District, Master Plan Study, Final Report, July 2008
6.4.1 Potable Water
While some households draw their potable water from their private wells, the vast majority of the
Immokalee residents receive water from the Immokalee Water and Sewer District. The District
franchise area encompasses approximately 108 square miles. However, the actual area that is
currently provided with water and sewer services covers approximately 9.29 square miles. The
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9/11/2012 Item 9.A.
existing service area is graphically depicted in Map 6 -8. According to the District, in October 2008,
there were a total 7,561 dwelling units provided water and 7,114 dwelling units provided wastewater
by the District.
The Immokalee Water & Sewer District obtains its raw water supply from three wellfields that contain
13 operational wells and draw from the surficial aquifer. The District's current SFWMD Consumptive
Use Permit, #11- 00013 -W, provides for a maximum annual allocation of 1,227 million gallons (MG)
from these wellfields. Maximum daily permitted withdrawal shall not exceed 4.71 MG. Table 6 -11
summarizes the groundwater wells, well firm capacities, and permitted capacities, for the three WTPs.
Table 6 -11 IWSD Water Treatment Plants
WTP
Number of Wells
Well Firm Capacity
MGD
Permitted Capacity
MGD
Carson Road
3
0.75
2.00
Airport
3
1.01
1.35
Jerry V. Warden
7
2.08
2.25
TOTAL
1 13
3.84
5.60
1- There are four existing wells, but only 3 are operational for a firm capacity of 0.75 MGD. Two additional
wells will be drilled as part of a current construction contract.
2- There are nine existing wells, but only seven are operational, for a firm capacity of 2.08 MGD. One
additional well will be drilled as part of a current construction contract.
3- Operational capacity of Carson Road WTP is currently 0.9 MGD, but expansion is under construction, to
increase capacity to 2.00 MGD.
Source: Immokalee Water and Sewer District, Master Plan Study, Final Report, July 2008
The annual average daily demand (AADD) for 2007 was 2.34 MGD, below both well -firm capacity and
permitted capacity. The IWSD estimates a potable water consumption of 105 gallons per capita per
day (gpcd) for planning purposes.
The Airport Road Water Treatment Plant was built in 1985 and is located adjacent to the Immokalee
Airport. Its wellfield has three wells that are pumped to a 0.75 MG storage tank and treated. There is
no possibility of expansion to this WTP due to the surrounding scrub jay habitat. In addition, the
wellfield has had contamination issues in the past. The long -term reliability of this Airport WTP is in
question. The Carson Road Water Treatment Plant was built in 1975 and is located on Carson Road.
There are three wells which fill a 0.50 MG storage tank and a new concrete 1.5 MG ground storage
tank. The third and main plant is the Jerry V. Warden Treatment Facility, also known as the South 9th
WTP. It was originally built in 1967 and is located on Dump Road. It consists of seven wells located
on or adjacent to the plant site, which pump to a 0.3 MG and 1.5 MG water storage tank. At the
present time, only the 1.5 MG tank is in operation. The basic water treatment scheme consists of the
following components: tray aeration; sequestering with polyphosphates for iron; disinfection by
chlorination and ammonia; fluoridation; ground storage reservoirs; and a high service pumping station.
Average demands range from 2.0 to 2.25 MGD.
After treatment, water is distributed through 12 -inch, 8 -inch, and 6 -inch distribution mains, and 2 -inch
service laterals. This distribution system totals approximately 120 miles of pipe.
The District has made limited improvements to the distribution system in expansions from 1994 -1995,
and more recently from 2007 -2008. Recent distribution system improvements include additional
water main looping, isolation valves, and fire hydrants to improve distribution water quality and
pressure; improve fire protection; and provide for improved operational flexibility and reliability.
TAMP Data & Analysis March 2010
Packet Page -312-
82
9/11/2012 Item 9.A.
The report provides the following potable water demand projections, shown in Table 6 -12, based on
the population projections developed, a per capita water flow of 105 gpcd (equal to the adopted LOSS
for the IWSD), and a maximum month daily demand (MMDD) peaking factor.
Table 6 -12 Potable Water Demand Projections, 2009 -2041
Year
MMDD Water Demand
MGD
Projected Reliable WTP
Capacity (MGD)
2009
5.37
5.60
2014
6.99
14.20
2019
11.87
14.20
2024
17.47
24.50
2029
23.12
24.50
2034
1 30.00
35.00
2039
34.37
35.00
2041 build -out
35.02
35.00
Source: Immokalee Water and Sewer District, Master Plan Study, Final Report, July 2008
In order to accommodate the increased population and potable water demand, the report
recommends that the IWSD initiate a water supply availability study and coordinate with the Water
Management District regarding anticipated population growth. Additional water supply will have to
come from alternative water supply sources, such as brackish groundwater, and the creation of new
or modification of existing water treatment plants to reverse osmosis systems. It is anticipated that
short -term water supply increases can be accommodated through modification and minor expansion
of existing water supply and treatment facilities. The water system implementation schedule proposed
a 2.5 MGD water treatment plant at Tradeport in 2013 and additional 2.5 MGD water treatment plants
in 2016 and 2019 to maintain LOSS. The proposed amendments to the TAMP will not affect the
population projections used to determine facility needs, and therefore, will have no impact on potable
water facilities.
6.4.2 Sanitary Sewer
Wastewater treatment is also provided by the Immokalee Water and Sewer District. The central
wastewater collection, treatment, and disposal system was designed in the late 1970's, and was
constructed and in operation by February 1982. The system is comprised of over 60 miles of sewer
pipe, 43 lift stations, over 1,700 manholes, and a 2.5 MGD treatment plant. Average daily flows range
between 1.6 and 2.0 MGD. The District owns a 640 -acre sprayfield (Section 8 Sprayfield) and
irrigates approximately 350 acres with treated effluent. The effluent disposal site is situated
immediately Southwest of the District office. The present geographical area served by the District is
graphically depicted in Map 6 -9.
Actual demand for 2007 was 1.98 MGD according to the Immokalee Water & Sewer District, based on
5, 500 connections to the system. Average per capita wastewater flow from 2000 -2007 was 78.37
GPD.
The report provides the following wastewater demand projections, shown in Table 6 -13, based on the
population projections developed, a per capita wastewater flow of 78 gpd, and a maximum month
daily demand (MMDD) peaking factor.
IAMP Data & Analysis March 2010
Packet Page -313-
83
9/11/2012 Item 9.A.
Table 6 -13 Wastewater Flow Demand Projections, 2009 -2041
Year
MMDD Wastewater Flow
MGD
Projected Reliable WWTP
Capacity MGD
2009
3.80
4.50
2014
4.94
10.00
2019
8.39
10.00
2024
12.35
17.50
2029
16.34
17.50
2034
21.20
1 25.00
2039
24.28
25.00
2041 build -out
24.74
25.00
Source: Immokalee Water and Sewer District, Master Plan Study, Final Report, July 2008
IWSD anticipates expanding their facilities to 4.5 MGD in the short -term. Preliminary planning and
design will begin in the near future. The expansion will accommodate short -term growth based on
population projections through 2013. In order to provide for long -term growth, the ISWD is considering
either expanding the existing WWTP and adding regional pumping stations, or building an additional
WWTP and regional pumping stations to provide 10 MGD of capacity, which will maintain an
acceptable LOS through 2020. The proposed amendments to the IAMP will not affect the population
projections used to determine facility needs, and therefore, will have no impact on wastewater
facilities.
6.4.3 Five- and Ten -Year Water and Sewer Availability
Water and sewer is available to meet the short -term five -year demand in Immokalee, and is projected
to meet the long -term ten -year demand. The projected peak population as provided in Table 2 -1 is
utilized to estimate the water and sewer demand from future residential and non - residential growth.
Non - residential growth is calculated by assuming a growth rate of 39 square feet of commercial space
per resident, as described in Section 3.3, and 15 square feet of office space per resident. The
amount of office space is anticipated to grow in the future; therefore, this analysis increased the
anticipated amount of office space from the existing 3 square feet per resident, as identified in Section
3.3., to 15 square feet of office space per resident.
Residential demand is calculated using LOS requirements for the IWSD as provided in the Collier
County Capital Improvements Plan for water (105 gpcd) and sewer (100 gpcd). Non - residential
demand is calculated using the standards provided by Rule 64E- 6.008, F.A.C. for commercial (0.1
gpd /ft2) and office (0.15 gpd /ft2) uses. The additional residential and non - residential demands were
added to the 2009 Water and Sewer Demands as provided by the IWSD to determine a projected
demand from future growth at the 5 -year and 10 -year timeframe. The calculations are shown in Table
6.14.
The analysis shows that water demand will increase from 5.37 MGD to 5.96 MGD over the next five
years and sewer demand will increase from 3.80 to 4.36 MGD. The increased demand can be met by
the projected 2014 capacity for water (14.20 MGD) and sewer (10.00 MGD). The 10 -year projections
show water and sewer demand increasing to 6.18 MGD and 4.57 MGD, respectively, which can be
met by the projected 2019 capacity for water (14.20 MGD) and sewer (10.00 MGD).
An analysis on the maximum development potential of the IAMP is included in Section 6.9.
IAMP Data & Analysis March 2010
Packet Page -314-
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6.5 Drainage /Stormwater
An "Immokalee Stormwater Management Plan" was commissioned by the Big Cypress Basin of
the South Florida Water Management District, at the request of Collier County. It was accepted
by the Board of County Commissioners at their June 9, 2009, meeting. The report summarizes
the hydrologic and hydraulic (H &H) modeling of the existing conditions, without control
measures. The Immokalee SWMP Basin area is described and the delineation of the sub - basins
discussed. The following items were covered in the report:
• The setup of the H &H model of the Immokalee SWMP Basin.
• The calibration of the model using one year of continuous rainfall data at four gage
locations (Main, Slough, Fish and Madison).
• The verification of the model using a period of four months of continuous rainfall data at
the same four gage locations (Main, Slough, Fish and Madison).
• Event simulation results showing the response of water levels throughout the basin to a
series of four design storms: 5 -year, 24 -hour storm; 10 -year, 72 -hour storm; 25 -year, 72-
hour storm; and 100 -year, 72 -hour storm. These results will be used to develop level -of-
service ratings for the Immokalee SWMP Basin.
• Water quality simulation results showing the response of water quality concentrations to
the design storm events for contaminants of concern. These results will also be used in
a subsequent task to develop level -of- service ratings for the Immokalee SWMP Basin.
According to the report, the Immokalee SWMP Basin has negligible topographic relief and it is a
mix of urbanized and undeveloped areas drained by a network of canals to one of two outlets:
the SR -29 Canal or Lake Trafford. The aquifer below the drainage basin is highly transmissive
and provides baseflow to the canals. Through the use of topographic (road crown elevations)
data, and by combining many of the conterminous closed sub - basins into one sub - basin, the
Immokalee SWMP basin was delineated into 33 sub - basins.
The recommended alternative identifies improvements in the following areas:
• Madison Ditch — The proposed improvement includes dredging of the ditch to a minimum
of 1 foot.
• Slough — The proposed improvements include installing two additional circular pipes
under Sanitation Road, two circular pipes under the next crossing to the west, and one
circular pipe at the third crossing to the west.
• Lake Trafford Road and Fish Creek — The proposed Lake Trafford Road improvements
include installing elliptical pipes for all driveway culverts. The proposed Fish Creek
improvements include upgrading the cross section from Lake Trafford Road to a
proposed 5 acre lake to the north (1/2 mile).
• Immokalee Drive — The proposed improvements include a combination of solid pipes
and exfiltration trenches interconnected to an outfall control structure.
• Downtown Immokalee — The proposed improvement includes alignments of solid pipes
and exfiltration trenches that are interconnected to a control structure and construction of
a five acre lake.
Now that the plan has been accepted by the County, prioritization and planning can begin, with
construction programmed in phases. The master plan will need to be updated as part of this
effort; specifically the project 2005 conceptual cost estimates as well as the funding source
analysis detailed in Section 8.0 of the master plan Alternative Analysis will need to be revised.
IAMP Data & Analysis March 2010
Packet Page -316-
:.
9/11/2012 Item 9.A.
An analysis of the ultimate stormwater outfall location and adequacy, along with any anticipated
real property acquisition or easements rights necessary, will also be undertaken as part of the
plan updates. The update to the stormwater report is scheduled to take place in 2010. The
proposed amendments to the IAMP will have no impact on drainage and stormwater.
6.6 Solid Waste
Prior to 1982, the Immokalee community utilized a landfill at Eustis Avenue. After 1982, the use
of this location stopped, and the Stockade Landfill was placed in operation, located east of CR
846 near the County Stockade Jail. The Stockade Landfill was closed in 2004, and now
operates as a transfer station. The Eustis Avenue site has been closed and accepted by the
Florida Department of Environmental Regulation as meeting closure standards in July 1987. A
groundwater monitoring system is intact with tests made at scheduled intervals and the site is
meeting all of the Department of Environmental Protection standards.
The 2008 AUIR projects that the Collier County Landfill will deplete disposal (airspace) capacity
in FY 2036. The projected tons per capita disposal rate in the 2008 AUIR for 2009 forward is
0.64. The proposed amendments to the IAMP will not affect the population projections used to
determine facility needs in the AUIR, and therefore, will have no impact on solid waste facilities.
6.7 Fire
The Immokalee Community is served by the Immokalee Fire Control and Rescue District, an
independent fire district. The IFCRD provide fire protection and EMS to Immokalee. Information
regarding the IFCRD was taken from the Collier County 2005 Fire /Rescue Services Impact Fee
Update Study, dated January 2006.
The service area encompasses 215 square miles. The IFCRD has two stations, totaling 14,216
square feet of building space. The replacement value of the buildings and assessed value of the
land amount to $3.2 million. There are two fire stations. One is located on Carson Road, 1107
Carson Road, near the intersection with Lake Trafford Road, while the other is situated on New
Market Road, 502 E. New Market Road, near the intersection with State Road 29.
There are 15 full -time, career firefighters and one full -time support staff. They are supported by
10 volunteers. In terms of equipment, there are two engines, one ladder truck, one brush truck,
one water tanker, and one heavy rescue vehicle. Also, there are three support vehicles. The
equipment values $2.8 million.
The Immokalee District has the highest impact fee assessment for residential property of the fire
districts in Collier County, at $1.11 per square foot under roof for residential and $0.32 per
square foot under roof for nonresidential (effective July 27, 2009). The next highest is Big
Corkscrew, at $0.82 for residential and $0.87 for nonresidential.
Future expansions include a permanent fire station at Ave Maria University and at the
Immokalee Regional Airport, with associated increases in equipment and staffing. In 2008 the
district purchased two additional fire trucks.
The proposed amendments to the IAMP will not affect the population projections used to
determine facility needs in the AUIR, and therefore, will have no impact on fire service needs.
IAMP Data & Analysis March 2010
Packet Page -317-
87
9/11/2012 Item 9.A.
6.8 Police
Being an unincorporated jurisdiction, police protection is provided by the Collier County Sheriff's
Office. Immokalee is District 8. In 1994, a new Immokalee substation was built at the
Government Complex, a shared facility, at 112 S. 1 st Street. Emergency Medical Services for
Immokalee is also located at this location. The substation has 57 certified deputies and 8
civilians stationed in Immokalee on a permanent basis. (Source: Lt. Mike Dolan, Collier County
Sheriff's Office, July 22, 2009)
The Immokalee Jail or Stockade houses pre- sentenced misdemeanors and trustees. All felony
offenders are sent to the Naples Jail Center. The Immokalee Jail employs 23 people. (Source:
Immokalee Jail, October 2008)
In addition to the Collier County Sheriff's office, the Seminole Indians have their own police
force that patrols the reservation and provides security to the Seminole Indian Gaming Palace.
The Collier County Sheriff's office does provide back -up services on an as- needed basis.
The LOSS for police protection is 0.196 officers per 1000 residents. The proposed
amendments to the IAMP will not affect the population projections used to determine facility
needs in the AUIR, and therefore, will have no impact on police service needs.
6.9 Demand Analysis from Maximum Potential Build -Out
The adopted FLUE provides an analysis on potential residential development build -out in
Section I.D. It states that "enough land had been included (in the Immokalee Urban Area) for
approximately 39,000 dwelling units with a build -out time horizon of 2105." The Data & Analysis for
the TAMP, Immokalee Residential Development Build -out Analysis, notes that this figure is derived
by examining the existing residential development and total undeveloped acres that are projected for
residential development for each Traffic Analysis Zone (TAZ). The analysis totally excludes
undeveloped acreage that is in agricultural production or that is considered environmentally sensitive
and only counts forty percent (40 %) of large tracts of land under single ownership. The Analysis
also assumes that only 53 out of 181 acres designated as Neighborhood Center (NC) subdistrict, or
29 percent, will be used for residential development. Because this methodology fails to account
for potential redevelopment and places arbitrary limits on development in other areas, it is not
an accurate projection of residential build -out potential. Additionally, the existing Data &
Analysis does not account for non - residential buildout.
An alternative residential build -out projection can be provided by assuming all of the Immokalee
Urban Area will eventually develop at the highest permitted densities, regardless of current use.
This can be accomplished by taking the acreage for each FLU subdistrict and multiplying it by
the base density. While this methodology provides a maximum potential, it is unlikely that the
Immokalee Urban Area would ever reach these thresholds and it is impossible to predict when
such a buildout would occur. Actual developments in Collier County and Immokalee are
typically at lower residential densities than allowed by the FLU subdistrict. Additionally, this
methodology assumes that all land designated as Commercial Mixed Use (CMU) will achieve
the highest possible residential development potential, although it is likely that a significant
amount of development in the CMU district will not include a residential component. It should
also be noted that the base density provided for each subdistrict is not an entitlement as
described within the Density Rating System of the TAMP. The actual amount of development is
dependent on the permitted density of the zoning designation; most of which would need to be
rezoned in order to achieve the highest development potential.
IAMP Data & Analysis March 2010
Packet Page -318-
::
9/11/2012 Item 9.A.
As previously noted, the proposed amendments to the IAMP will not increase the population
projections used to determine future facility needs. It is assumed that Immokalee will maintain
projected growth patterns into the future and that ultimate build -out will not be reached until the
next century. Despite the uncertainty surrounding potential build -out resulting from the TAMP
amendments, as discussed above, and the conviction that Florida Statutes do not require an
analysis of impacts to public facilities based on the maximum intensities and densities allowed
under the proposed land use categories, the following LOS Analysis is provided for
informational purposes. This analysis is not intended to prescribe the timing or scale of future
capital improvements. Those improvements will be programmed based on facility demand from
updated population projections and through the AUIR and annual update to Collier County's
financially feasible Schedule of Capital Improvements
As illustrated in Tables 5 -7 and 5 -8, the proposed FLUM amendments result in a 10 percent
increase to the maximum development potential from 68,576 to 75,391 dwelling units (DUs).
Maximum development potential assumes all properties, whether already developed or vacant,
can be successfully rezoned and develop at the maximum permitted density, without any
density bonuses. This is a 10 percent (6,815 DUs) increase above the adopted FLUM.
Assuming 2.5 persons per household, the proposed FLUM could accommodate an additional
17,036 people. As noted in Section 5.1.5, the maximum potential density could be reduced
even further by accounting for Public lands ( -3,785 DUs) and areas within the LT /CKSSO ( -663
DUs), which would reduce the potential population by 9,462 and 1,657 people, respectfully.
Using this data, Table 6.15 shows the changes to maximum residential development potential
based on the proposed IAMP FLUM amendments:
Table 6 -15 Difference between Adopted and Proposed Future Land Use
Maximum Residential Build -Out Potential
The IAMP establishes a maximum nonresidential development threshold of 8.45 million square
feet. Maximum buildout potential for non - residential uses is calculated by utilizing the maximum
nonresidential development threshold of 8.45 million square feet. For the purpose of this
analysis, it was assumed that nonresidential development consists of 60% retail and 40% office
(there is no methodology for determining water and sewer demand for industrial uses by F.A.C.;
however, it is assumed that water and sewer demand for industrial uses would be lower than
retail or office). Because the adopted IAMP and Collier County Future Land Use Element do
not provide non - residential intensities, the maximum non - residential development potential from
IAMP Data & Analysis March 2010
Packet Page -319-
:•
Maximum Development
(Base)
Maximum Development
Bonuses
DUs Population
DUs Population
Adopted FLUM
68,575.8
171,440
168,357.8
420,895
Proposed FLUM
75,391.2
188,478
137,898.8
344,747
Change from Adopted #
6,815.4
17,036
- 30,459
- 76,148
Change from Adopted ( %)
9.9%
9.9%
-18.1%
-18.1%
Proposed FLUM less Public Lands
71,606.3
179,016
131,862.1
329,655
Change from Adopted #
3,030.5
7,576
- 36,495.7
- 91,240
Change from Adopted %
4.4%
4.4%
- 21.7%
-21.7
Proposed FLUM less LT /CKSSO
70,942.5
177,356
125,667.3
314,168
Change from Adopted #
2,3667.5
5,916
- 42,690.5
- 106,727
Change from Adopted ( %)
3.5%
3.5%
- 25.4%
- 25.4%
The IAMP establishes a maximum nonresidential development threshold of 8.45 million square
feet. Maximum buildout potential for non - residential uses is calculated by utilizing the maximum
nonresidential development threshold of 8.45 million square feet. For the purpose of this
analysis, it was assumed that nonresidential development consists of 60% retail and 40% office
(there is no methodology for determining water and sewer demand for industrial uses by F.A.C.;
however, it is assumed that water and sewer demand for industrial uses would be lower than
retail or office). Because the adopted IAMP and Collier County Future Land Use Element do
not provide non - residential intensities, the maximum non - residential development potential from
IAMP Data & Analysis March 2010
Packet Page -319-
:•
9/11/2012 Item 9.A.
the proposed IAMP is considered to be a reduction from the existing plan. The demand on
water and sewer facilities from maximum non - residential buildout potential is expressed in Table
6 -16.
Table 6 -16 Maximum Non - Residential Build -Out Water and Sewer Demand
The demand on public facilities, based on current adopted LOSS and maximum build -out
potential, is summarized on the following page in Tables 6 -17 and 6 -18:
IAMP Data & Analysis March 2010
Packet Page -320-
.E
Space
Water Demand
Sewer Demand
Retail
5,070,000
507,000
507,000
Office
3,380,000
507,000
507,000
Total
8,450,000
1.014 MGD
1.014 MGD
The demand on public facilities, based on current adopted LOSS and maximum build -out
potential, is summarized on the following page in Tables 6 -17 and 6 -18:
IAMP Data & Analysis March 2010
Packet Page -320-
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9/11/2012 Item 9.A.
7. Other Items
Collier County staff specifically asked that we address other items as part of this Data and
Analysis. These issues are addressed below.
7.1 House Bill 697 /Energy Efficiency
The Florida Legislature enacted HB 697 in the 2008 session. HB 697 establishes new local
planning requirements relating to energy efficient land use patterns, transportation strategies to
address greenhouse gas reductions, energy conservation, and energy efficient housing. These
new requirements became effective on July 1, 2008. All Comprehensive Plan Amendments are
required to comply with these requirements.
While it is anticipated that Collier County will amend the Growth Management Plan to comply
with HB 697 on a countywide basis, the Immokalee Area Master Plan has incorporated
language within these Immokalee- specific amendments to address the energy efficiency issues.
Specifically, the following Goals, Objectives and Policies comply with HB 697 in the following
manner:
Reducing the number and length of automobile trips (VMT):
Objective 2.2, and its related policies, seeks to diversify the local economy and increase
employment opportunities within the Immokalee Urban Area, thereby lowering the need
to travel greater distances for work or services. Objective 4.2 addresses vehicular and
non - vehicular transportation options and specifically references the need to reduce
greenhouse gas emissions and minimize energy consumption. Policies 4.2.6 and 4.2.7
discuss the need to improve and expand public transit options in Immokalee. Policy
4.2.8 seeks to evaluate whether a Transportation Concurrency Exception Area is
appropriate for Immokalee. Policy 6.1.5 specifically states that compact mixed -use
development patterns are encouraged to create walkable communities, reduce vehicle
miles traveled and increase energy efficiency.
Promoting alternative modes of transportation:
Objective 4.2 addresses non - vehicular transportation options and specifically
references the need to reduce greenhouse gas emissions and minimize energy
consumption. Policy 4.2.2 references the Bicycle and Pedestrian Plan and Policy 4.2.5
recognizes the need to improve safety for pedestrians and bicycles. Policies 4.2.6 and
4.2.7 discuss the need to improve and expand public transit options in Immokalee.
Objective 7.1 recognizes the need for Immokalee- specific land development regulations
that will encourage pedestrian friendly urban form and promote energy efficiency.
Policy 7.1.2 encourages new community facilities to be within a half -mile of residential
and mixed use centers to encourage walking, bicycling and non - vehicular travel.
Allowing for compact mixed -use development patterns:
Goal 6, and its related Objectives and Policies, pertain to land use and specifically
reference allowing and encouraging a mixture of uses. Objective 6.1 references the
need to coordinate the Future Land Use Map that encourages desirable growth and
energy efficient development patterns. Policy 6.1.5 specifically states that the
Immokalee area encourages compact mixed -use development patterns to create
IAMP Data & Analysis March 2010
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9/11/2012 Item 9.A.
walkable communities, reduce vehicle miles traveled and increase energy efficiency.
Policy 4.1.2 encourages future parks to be located in the most densely populated areas,
and recognizes the need for public plazas, greens and urban parks to make Immokalee
more pedestrian friendly. Objective 7.1, and its related policies, recognizes the need for
Immokalee- specific land development regulations that will encourage pedestrian friendly
urban form and promote energy efficiency. Policy 7.1.2 recognizes that new community
facilities should be within walking distance to mixed use and residential centers.
Policies 7.1.2, 7.1.3 and 7.1.4 all relate to compact, mixed -use, urban design criteria.
The Urban -Mixed Use district allows for commercial development within the Residential
Subdistricts, as described in the Land Use Designation Description section. Density
bonuses are also allowed for projects that are proximate to Commercial Uses.
Allowing for higher densities in appropriate places, which reduces the per capita carbon
footprint, supports transit and reduces sprawl.
Policy 7.1.5 also encourages high intensity development in Immokalee through the
development of a Central Business District overlay subdistrict in the Land Development
Code, The Urban -Mixed Use district and subdistricts, as referenced in the Land Use
Designation Description section, allow for higher residential densities. The base
residential densities range from four (4) units per acre for Low Residential (LR)
subdistrict to ten (10) dwelling units per acre in High Residential (HR) and sixteen (16) in
the Commercial -Mixed Use subdistricts. Density bonuses are also allowed for projects
that are proximate to Commercial Uses or in infill areas, as well as for providing
affordable- workforce housing.
7.2 Changes to Other Growth Management Elements
In order to accommodate the change to the Immokalee Urban Area boundary in support of the
Immokalee Regional Airport runway expansion, the boundary for the Rural Lands Stewardship
Area (RLSA) will also have to be amended as well as the RLSA land use tables.
Changes to the Future Land Use Element will be necessary to refer correctly to the most recent
TAMP.
(XV) Policy 4.2:
A detailed Master Plan for the Immokalee Urban designated area has been developed and was
incorporated into this Growth Management Plan in February, 1991. Major revisions were
adopted in 1997 following the 1996 Evaluation and Appraisal Report and in 2010 according to
the recommendations of the Immokalee Master Plan and Visioning Committee. The Immokalee
Area Master Plan addresses conservation, future land use, population, recreation,
transportation, housing, and the local economy. Major purposes of the Master Plan are the
promotion of economic development, coordination of land uses and transportation planning, and
redevelopment or renewal of blighted areas.
Future Land Use Element, Overview, item D., Special Issues, Coordination of Land Use and
Public Facility Planning, also references Immokalee.
7.3 Government Services in Immokalee
Currently, the following government services have offices in Immokalee:
IAMP Data & Analysis March 2010
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9/11/2012 Item 9.A.
Board of County Commissioners — Commissioner Jim Coletta's Satellite Office
310 Alachua Street, Immokalee, Florida 34142
Clerk of the Circuit Court
106 S. 1" Street, Immokalee, Florida 34142
Code Enforcement
310 Alachua Street, Immokalee, Florida 34142
Emergency Medical Services
112 S. 1" Street, Immokalee, Florida 34142
Health Department
419 N. 1" Street, Immokalee, Florida 34142
Immokalee CRA
310 Alachua Street, Immokalee, Florida 34142
Immokalee Fire Control and Rescue District
1107 Carson Road, Immokalee, Florida 34142
502 E. New Market Road, Immokalee, Florida 34142
LibrarV
417 N. 1St Street, Immokalee, Florida 34142
Sheriff's Office
112 S. 1St Street, Immokalee, Florida 34142
Tax Collector
106 S. 1St Street, Immokalee, Florida 34142
The following government services do not have physical locations within Immokalee. Their
locations are listed below.
Building Review and Permitting
Development Services Center
2800 Horseshoe Drive N, Naples, Florida 34104
Domestic Animal Services Shelter
7610 David Blvd., Naples, Florida 34104
Emergency Management
8075 Lely Cultural Parkway, Naples, Florida 34113
Housing and Human Services
3301 E. Tamiami Trail, Naples, Florida 34112
IAMP Data & Analysis March 2010
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9/11/2012 Item 9.A.
During the period from the mid 1980's until 2008, the Collier County Building Review and
Permitting Department was operating a satellite location at the County facility located at 310
Alachua Street, Immokalee. This facility reviewed and processed an average of 37 permit
applications per month and provided critical feedback to the citizens of Immokalee regarding
building codes and zoning regulations. In February 2008, the facility was closed due to staff
limitations.
On March 13, 2009, the office was reopened on a limited schedule and staffed only two days
per month. On May 22, 2009, the office was once again closed due to staff reductions after
processing a total of 19 permit applications in only six days of operation. There is an identified
need for these services to be conveniently located to the residents of Immokalee. The distance
from downtown Immokalee to the Horseshoe Drive location is approximately 40 miles and an
hour's drive. While permits may be dropped off in Immokalee at the offices of the CRA, there is
no one on -site to answer questions or assist residents in the permitting process. There are
currently budgeting constraints to operating these services in Immokalee; however, it is the
desire of the community to work towards their eventual reinstatement.
DAS does respond to calls within Immokalee; however, the shelter is located at the address
listed above.
Emergency Management has only one office in the county, the office on Lely Cultural Parkway,
built to withstand a Category 5 hurricane.
Housing and Human Services also has only one office in the county, located at the address
listed above.
7.4 Analysis of Potential Impacts to Transportation Facilities
Please see Attachment A to this document for a discussion of these potential impacts.
IAMP Data & Analysis March 2010
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9/11/2012 Item 9.A.
IMMOKALEE CRA FUTURE LAND USE PLAN AMENDMENT
TRANSPORTATION ANALYSIS
Prepared for:
RWA Inc.
Prepared by:
Tindale- Oliver & Associates, Inc.
Tampa, Florida
November 20, 2009
588003 -00.09
COPR
Packet Page -326-
9/11/2012 Item 9.A.
IMMOKALEE CRA FUTURE LAND USE PLAN AMENDMENT
TRANSPORTATION ANALYSIS
TABLE OF CONTENTS
Introduction............................................................................. ............................... 1
StudyRoad Network ............................................................... ............................... 1
ExistingTransportation System ............................................ ............................... 3
ProposedLand Uses and Trip Generation ........................... ............................... 5
ModelAdjustments ................................................................. ............................... 6
FutureTransportation Planning Analyses ........................... ............................... 6
2030 Adopted "Constrained" Cost Feasible Plan Scenario ......................... 8
«2030 +" Scenario ......................................................... ............................... 8
Financial Feasibil ity ...................................................... ............................... 10
2016 "Short- Term" Scenario ........................................ ............................... 10
Packet Page -327-
9/11/2012 Item 9.A.
IMMOKALEE CRA FUTURE LAND USE PLAN AMENDMENT
TRANSPORTATION ANALYSIS
TABLE OF CONTENTS
TABLES
Table 1.
Summary of Proposed Future Land Use Changes .. ...............................
1
Table 2.
2008 Roadway Level of Service ............................. ...............................
4
Table 3.
CRA Development Quantities and Traffic Generation Estimate...........
8
Table 4.
2030 Roadway Level of Service ............................. ...............................
9
Table 5
Transportation Revenues Generated by Increment . ...............................
10
Table 6.
2016 Roadway Level of Service ............................ ...............................
12
FIGURES
Figure1. Area Map ............................................................... ............................... 2
Figure2. TAZ Map ............................................................... ............................... 7
Figure 3. Traffic Count Historical Trend .............................. ............................... 11
APPENDICES
Appendix A: MPO Model Volume Plots ................................. ............................... A -1
Packet Page -328-
9/11/2012 Item 9.A.
IMMOKALEE CRA FUTURE LAND USE PLAN AMENDMENT
TRANSPORTATION ANALYSIS
Introduction
The purpose of this report is to document a transportation impact analysis of a proposed
comprehensive land use plan amendment for the Immokalee CRA (CRA). The analysis was
undertaken to evaluate the ability of the regional roadway network to accommodate the increased
intensity of the proposed land uses, addressing the information requirements of 9J- 5.019(3) FAC.
The CRA was established in 1999, and contains approximately 17,000 acres of contiguous, but
independently owned, land parcels in northeast Collier County, Florida. Figure 1 illustrates the
location of the CRA, a larger CRA study "traffic- shed ", and the major public roads in the
vicinity of and serving the CRA. Table 1 summarizes the existing and currently proposed land
use designations.
This report identifies the traffic demands generated by an increment of land uses that could
potentially be developed in the CRA and other potential "background" traffic growth to evaluate
financial feasibility and to identify a transportation plan to serve those travel demands for the
2016 horizon and what will be referred to as a "2030 +" horizon. The traffic analysis was
conducted using the Florida Standard Urban Transportation Model Structure (FSUTMS)
maintained by the Collier County MPO, and evaluated system needs using the procedures and
measures typically used for long -range transportation planning studies.
Study Road Network
The extent of the roadway network studied included all major roads within the CRA itself, as
well as the major roads in Collier County's transportation system up to 13 miles from
Immokalee. These roads are delineated in Figure 1.
Tindale - Oliver & Associates, Inc. - 1 - RWA, Inc.
November 20, 2009 Packet Page -329- Immokalee CPA
9/11/2012 Item 9.A.
Figure 1
Area Map
t tk1
Tindale- Oliver & Associates, Inc. - 2 - RWA, Inc.
November 20, 2009 Packet Page -330- Immokalee CRA
9/11/2012 Item 9.A.
Existing Transportation System
Conditions on the existing major roadway network are summarized in Table 2. The study
network includes 17.8 miles of road network within the CRA boundaries, and 46.2 miles in
eastern Collier County outside of the CRA boundaries. Figure 1 also illustrates the network
within and surrounding the Immokalee CRA area.
The level of service standard on most roads in the Immokalee CRA is LOS "D ", except for SR
29, which is "C" per Florida DOT policy for roads on the Emerging Strategic Intermodal System
(SIS). The LOS "C" standard creates quality of service deficiencies and requires mitigation at
lesser degrees of congestion than for other roads in the CRA.
One road in the CRA is of near -term concern with regard to transportation concurrency. SR 29
from 9th Street to Lake Trafford Road is indicated as having a current level of service slightly
better than the adopted standard of "C ". In recent years, traffic volumes have actually been
higher, high enough to trigger an indication of level of service failure, but traffic volumes
recorded in 2008 have been about ten to 15 percent lower than in recent years due to economic
recession. If traffic volumes rebound, the road's status as a hurricane evacuation route will
preclude any new development or expansion of an existing development without an
improvement to restore the adopted level of service standard (FS 163.3180(6)). Any
development proposal in the northern portions of the CRA would inevitably send traffic on this
road, requiring its immediate improvement. All other concurrency- related roads in the CRA
appear to have ample service volume available to sustain growth for the foreseeable future.
Other roads outside of the CRA to the north also are of concern, for similar reasons. SR 29 from
SR 29 and SR 82 are approaching failure (at 86 percent "full "), and could pose concurrency
issues to larger development projects if traffic volumes re- bound, and if developments within the
CRA are determined to have significant impacts there.
Another feature of Immokalee transportation, one that has a bearing on defining a reasonable
growth management policy for transportation, is that a significant proportion of the travel on
roads within the CRA is generated by land uses outside of the CRA and outside of Collier
County. Many communities look to assessments on development within their community, such
as transportation impact fees, to address transportation needs associated with development within
their own communities. But, based on estimates from Collier County's urban transportation
system planning models, 32.3 percent of the travel on roads within Immokalee passes through,
and is generated by developments outside of the CRA. To maintain level of service standards,
the needs not only of travel generated in Immokalee, but of travel passing through Immokalee
must be funded.
Planned and Scheduled Improvements
In order for development to be permitted, concurrency requires that road improvements to
maintain level of service standards be in place or "committed" within three years from the time
development permits are issued. Improvements to correct the above road deficiencies are
planned in Collier County's long -range transportation plan; however, none of the initial steps for
their planning or implementation are programmed within a known time - frame. Since road
Tindale- Oliver and Associates, Inc. - 3 - RWA, Inc.
November 20, 2009 Immokalee CRA
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Tindale- Oliver mid Associates, Inc. - 4 - RWA, Inc.
November 20, 2009 Immokalee CRA
Packet Page -332-
9/11/2012 Item 9.A.
improvements typically take seven to ten years to be developed and implemented, and
considering the economic downturn of 2008 -2009, it's not likely that improvements will be
forthcoming within the foreseeable future. On the positive side, planning for a `By- Pass" facility
to route SR 29 eastward around Immokalee is the fifth- ranked unfunded need in the Collier
MPO's Transportation Improvement Program adopted in July, 2008.
Alternative Travel Modes
Immokalee exhibits a strong potential for use of alternative modes of transportation. Walking
and bicycling are prevalent, and workers from Immokalee make use of public transportation to
access jobs in the "coastal" Collier County area. Sidewalks exist on 16.7 miles and bicycle
facilities on 9.8 miles of the major roads within the CRA. Collier Area Transit has created four
routes of service to and within Immokalee, an internal circulator (routes 8A and 813), a route that
provides access to Marco Island and one to Naples. The Marco Island express shuttle, serving at
the a.m. and p.m. peak hours, is very popular and the bus on that route operates at maximum
capacity during peak seasons. The high propensity for use of alternative modes of travel may be
indicative of an opportunity for providing mobility in the Immokalee area to address concurrency
concerns.
Proposed Land Uses and Trip Generation
There are different approaches to establishing levels of development to evaluate when
considering the transportation implications of this land use plan amendment. The most
commonly preferred method is to identify the effects of the proposed change in maximum
allowable development densities on the adopted, financially feasible transportation plan.
However, the County's 2030 transportation plan provides for a level of growth that was
forecasted (when the economy was good) to occur by 2030, and that amount of growth was well
below the maximum development that would be allowed by the existing land use plan.
Furthermore, population growth projections published by the University of Florida's Bureau of
Economic and Business Research in September, 2009, are substantially lower than those current
when the MPO plan was developed so, as of now, even Collier County's adopted transportation
plan analyzes a growth rate that would be considered aggressive.
To create a transportation plan that addressed the current land use plan at its full build -out, and
then to consider changes to that plan that might result from the proposed land use changes is not
an exercise that the CRA could undertake without extensive cooperation from other agencies and
County staff, considerable time, and considerable costs. Further, even the federally- mandated
and State - mandated transportation planning processes do not require such a long -term planning
effort. These processes require, just as the Collier MPO has undertaken, a 20- to 30 -year
planning horizon.
The total quantity of growth that may occur in the Immokalee CRA by 2030 may not be
influenced by the proposed land use plan amendment, but the amendment may alter the location
and density of development within the CRA. Knowing that the MPO and County undertake an
on -going transportation planning process that is periodically updated to respond to changes in
Tindale- Oliver and Associates, Inc. - S - RWA, Inc.
November 20, 2009 Immokalee CRA
Packet Page -333-
9/11/2012 Item 9.A.
development patterns, and knowing that the currently adopted LRTP actually has developed a
transportation plan for development levels that exceed current 2030 growth forecasts, then the
issue of financial feasibility becomes the issue of primary importance.
For this planning exercise, then, the amount of travel added by an increment of development in
the CRA is compared to the revenues generated for transportation purposes by that increment. If
in reasonable balance, then an assurance that the transportation needs of the development can be
addressed can be provided with the same confidence that is associated with the local government
comprehensive plan.
In this study, the 2030 development levels of the MPO's transportation plan were increased by
approximately 20 percent, since the proposed land use plan amendment increases the residential
development potential by 20 percent. The land use quantities incorporated into the MPO's 2030
long -range transportation plan for the CRA area, and the "boosted" land uses that represent the
proposed land use plan amendment are summarized in Table 3. A map illustrating the locations
and boundaries of TAZ's referenced in Table 3 is provided in Figure 2.
The daily trip generation of the land uses, based on the MPO model, are also reported. Using
multiple linear regression, the average vehicle -trip generation rate for each of the input variables
was estimated, and is reported at the bottom of Table 3. While the trip generation rates are not
identical as a result of constants in the trip generation equations and differing variables for
TAZ's (such as persons per d.u., vacancy rates, and vehicle ownership), they are very similar for
each variable, indicating a proper proportional relationship in trip generation. The socio-
economic data in all other TAZ's were not altered.
For the 2030 scenario, the proposed land use plan amendment is estimated to generate 178,110
daily trip -ends, 30,140 more than the 147,970 the adopted MPO plan is based upon. These
estimates are based on the MPO model -based traffic generation equations, consistent with
standard procedures used for long -range transportation planning.
Model Adjustments
The MPO's 2030 "Constrained" Cost - Feasible transportation plan was used in this analysis. No
changes were made to the highway network, but socio- economic data was changed as described
above.
Future Transportation Planning Analyses
Two year 2030 scenarios were reviewed to identify the effects of the proposed land use plan
amendment. The first was the MPO- developed, adopted, 2030 "constrained" cost - feasible plan
network, and the second was a "with proposed land use plan changes" incremental scenario. The
quantity of travel, resulting levels of service, and possible changes to the network to address
quality of service are discussed for each scenario in the following sections. The results are
presented in Table 4 side -by -side to provide for easy comparisons.
Tindale - Oliver and Associates, Inc. - 6 - RWA, Inc.
November 20, 2009 Immokalee CRA
Packet Page -334-
IMMOKALEE INSET
421 425
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9/11/2012 Item 9.A.
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Figure 2
TAZ Map
Tindale- Oliver and Associates, Inc. - 7 - RWA, Inc.
November 20, 2009 Immokalee CRA
Packet Page -335-
9/11/2012 Item 9.A.
Table 3: CRA Development Quantities and Traffic Generation Estimate
TAZ
Ado ted 2030 Plan
SF
MF
Ind
Comm
Svc
I SE
I Trips
382
306
80
0
0
0
0
2,812
384
0
0
0
0
0
0
0
385
11
0
4
0
83
0
492
404
76
88
0
0
60
0
1,062
405
129
313
4
10
321
0
3,754
406
35
293
1
128
199
738
4,580
407
145
271
1
0
29
0
2,090
408
14
17
0
16
12
0
408
409
425
340
0
0
0
0
2,456
410
331
265
98
52
221
0
5,606
411
10
205
21
0
0
0
746
412
66
29
0
0
18
0
892
413
100
197
73
284
2,047
0
14,924
416
337
185
0
154
58
0
5,098
417
255
547
0
9
15
0
5,002
418
788
1,739
207
109
485
2,928
21,510
420
219
194
3
99
60
665
4,854
426
418
207
2,012
0
54
0
6,760
428
17
11
205
525
373
0
7,864
429
19
10
288
191
391
0
4,806
430
697
528
300
269
2,359
0
24,138
431
124
85
909
91
121
0
4,498
432
98
48
7
14
191
1,200
3,426
433
24
96
0
156
732
3,091
9,274
434
61
100
5
116
25
1,096
3,592
435
185
210
8
14
170
1,714
5,370
436
94
46
3
35
140
0
1,956
TAZ
2030+
SF
M77-Ind
lComml
Svc
1 SE
Tri s
382
313
82
0
0
0
0
2,870
384
0
0
0
0
0
0
38
385
13
0
5
0
101
0
628
404
93
107
0
0
73
0
1,346
405
157
382
5
12
392
0
4,576
406
43
357
1
156
243
900
5,634
407
177
331
1
0
35
0
2,602
408
171
21
0
20
15
0
608
409
519
415
0
0
0
0
2,978
410
404
323
120
63
270
0
7,006
411
12
250
26
0
0
0
994
412
81
35
0
0
22
0
966
413
122
240
89
346
2,497
0
18,254
416
411
226
0
188
71
0
6,278
417
3111
6671
0
11
18
0
6,178
418
961
2,122
253
133
592
3,572
26,266
420
267
237
4
121
73
811
6,024
426
510
253
2,455
0
66
0
8,220
428
21
13
250
641
455
0
9,656
429
23
12
351
233
477
0
5,778
430
774
586
333
299
2,618
0
26,810
431
151
104
1,109
111
148
0
5,456
432
120
59
9
17
233
1,464
4,234
433
29
117
0
190
893
3,771
11,314
434
74
122
6
142
31
1,337
4,460
435
226
256
10
17
207
2,091
6,528
436
115
56
4
43
171
0
2,408
4,984 6,104 4,149 2,272 8,164 11,432 147,970 5,944 7,373 5,031 2,743 9,701 13,946 178,110
Average Trips per unit: 7.22 4.82 1.47 10.88 5.38 1.16 Average Trips per unit: 7.04 4.92 1.45 10.93 5.35 1.15
2030 Adopted Financially Feasible Plan Scenario
The adopted 2030 Cost - Feasible Transportation Plan addresses an increase of 22,565 peak hour,
directional vehicle -miles of travel (vmt), or a 92 percent increase in vmt over 2008 levels on the
study network. The cost - feasible 2030 transportation plan contemplates adding 19,184 peak
hour directional vehicle -miles of capacity (vmc) to the network, which closely matches the
expected growth in travel.
Most of the network roads operate at acceptable levels of service, except for portions of CR 846
and SR 29 within the CRA and Camp Keais Road to the south. The South 1St Street portion of
CR 846 and Camp Keais Road deficiencies are located between the Ave Maria development and
Immokalee, where a six -lane facility or parallel road would alleviate congestion. SR 29 fails in
the two -lane sections within the CRA. Four - laning, development of CR 29 Alternate (New
Market Road), or developing the proposed "SR 29 By- Pass" are all options to provide relief to
this section of road.
"2030 +" Scenario
The 2030+ scenario indicates an increase of 3,036 peak hour directional vmt. This represents a
five percent increase in the total travel in the network. The increase in travel "causes" level of
service failures on 1St Street to the north of Main Street (SR 29), but are the result of relatively
small changes in traffic volume. Other than on 1St Street, the addition of CRA traffic does not
cause any new deficiencies in the network to occur, however CRA traffic does add to congestion
on road segments that are otherwise estimated to fail.
Tindale- Oliver and Associates, Inc. - 8 - RWA, Inc.
November 20, 2009 Immokalee CRA
Packet Page -336-
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T i n d a l e - O l i v e r and Associates, Inc. - 9 - RWA, Inc.
November 20, 2009
Packet Page -337-
Immokalee CRA
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T i n d a l e - O l i v e r and Associates, Inc. - 9 - RWA, Inc.
November 20, 2009
Packet Page -337-
Immokalee CRA
9/11/2012 Item 9.A.
Financial Feasibi
As indicated previously, there is a substantial amount of travel on the study road network that is
not associated with Immokalee CRA development. By comparing the two traffic forecasts
presented in Table 4, the effects of the land use plan amendment can be gauged from a financial
perspective.
The 3,036 directional peak hour increase in vmt associated with the tested increment of
development converts to a daily increase in vmt of 57,592. Borrowing cost data from Collier
County's current transportation impact fee, it costs approximately $612 to construct a daily
vehicle -mile of capacity in Collier County. This cost represents a mixture of urban and rural
costs, and is probably on the higher side of conditions that would be expected on average in the
Immokalee area. It would then cost (57,592 * $612 =) $35,246,304 to replace the capacity
consumed by the additional travel in the study area network.
Collier County's current transportation impact fee and gasoline taxes generated by the increment
of development would generate $35.9 million (Table 5), which would almost exactly snatch the
cost.
Table 5: Transportation Revenues Generated by Land Use Increment
Land -Use
Units
Conversion
Rate
Growth
Quantity
Impact Fee
Rate
Impact Fee
Revenue
Gas Tax
Credit
Rate
Gas Taxes
Generated
Ad
Valorem
Credit
Rate
Ad Valorem
Revenue
Single-Family
960 d.u.
1 d.u. /d.u.
960
$9,012 /d.u.
$8,651.520
$2,009
8,640
$109
$104,640
Multi-Family
1,269 d.u.
1 d.u. /d.u.
1269
$7,464 /d.u.
$9,471.816
$1,720
$225
$285,52
Industrial
882 emplo ees
750 s.f. /em .
661500
$7,732 /1,000 s.f.
$5,114.718
$1,765
:$2,182,680
7,548
$177
$117,086
Commercial
471 emplo ees
500 s.f. /emp.
235500
$15,000 /1,000 sf$3,532.500
$3,925
4,338
$171
$40,271
Service
1,537 employees
300 s.f. /emp.
461100
$12,000 /1,000 s.f
$5,533.200
$2,716
2,348
$197
$90,837
Total
$32,303,754 $3,344,233 $248,193
Total Transportation Revenue Generated by Growth: $35,896,179
Notes:
1. Average of units smaller than 1,500 s.f, and 1,500 to 2,499 s.f. assumed.
2. Rate assumed as 75% of retail 50 -100 ksf assumed upon review of various rates provided in impact fee schedule.
3. Rate assumed as 84% of office 50 -100 ksf assumed upon review of various rates provided in impact fee schedule.
4. Rate schedule adopted February. 2009 used.
The exact improvements that might be funded by these revenues certainly cannot be selected at
this time, because the actual development patterns should have an influence. However, on a
macro - scopic scale, it appears the development assessment program for transportation in Collier
County is coming close to funding road capacity on a 1:1 basis.
2016 "Short- Term" Scenario
To evaluate growth within a shorter -term period, an analysis that reflects the more recent trends
was undertaken. This shorter -term analysis of future traffic conditions in the Immokalee CRA
considered a less aggressive growth forecast than projected by the MPO. The MPO's growth
forecasts were undertaken circa 2004/2005, when real- estate development was "hot" and the
economic recession of the past year was not contemplated. They indicated an overall growth rate
in travel in and around Immokalee of over five percent per year, sustained through 2030.
According to the 2030 Long Range Transportation Plan adopted in June, 2007, the Florida
Tindale- Oliver and Associates, Inc. _10- RWA, Inc.
November 20, 2009 Immokalee CRA
Packet Page -338-
9/11/2012 Item 9.A.
Figure 3
Traffic Count Historical Trend
Graph Data Table:
Station No.:
Traffic Count Historical Trend
F03 -002
F03 -0205
F03 -0038
20,000
6r
C551
C612
Year
18,000
SR 29 SE of
CR 846/14th
St
0
Farm
Workers
Village
SR 29 S of
Lake Trafford
SR 29 W of
1st St
1st St (CR
846) S of SR
29
Lake Trafford
W of SR 29
I
°
16,000
�a��aP
i k%,i .$%4
14,000
V111 POE,
6,411
1999
8,500
12,000
8,700
n - 7
'�` 4
13,900
a
� a e+'�i- s
,7 d �u't
D
�
8,700
10,000
8,400
12,800
11,687
11,482
7,414
2001
8,000
9,600
7,800
6,000
-
-SR 29 N of Lake Trafford
7,875
2002
8,600
-SR 29 SE of CR 846/14th St
8,300
16,100
�-
SR 29 N of Farm Workers Village
12,004
4,000
-- SR 29 S of Lake Trafford
10,400
8,600
8,600
17,200
-SR 29 W of 1st St
12,945
2,000
8,137
-1st St (CR 846) S of SR 29
10,300
9,800
8,500
- Lake Trafford W of SR 29
12,500
12,866
12,337
--New Market E of SR 29
2005
0
8,900
8,800
17,6001
1998 1999 2000 2001 2002
2003 2004 2005 2006 2007 2008
12,435
8,384
Year
Graph Data Table:
Station No.:
F03 -001
F03 -002
F03 -0205
F03 -0038
F03 -0029
C549
C551
C612
Year
SR 29 N of
Lake Trafford
SR 29 SE of
CR 846/14th
St
0
Farm
Workers
Village
SR 29 S of
Lake Trafford
SR 29 W of
1st St
1st St (CR
846) S of SR
29
Lake Trafford
W of SR 29
New Market
E of SR 29
1998
8,700
8,800
14,100
11,600
10,996
6,411
1999
8,500
9,3001
8,700
13,900
12,239
11,2281
6,830
2000
8,700
9,300
8,400
12,800
11,687
11,482
7,414
2001
9,900
9,600
7,800
13,000
11,943
12,265
7,875
2002
8,600
8,700
8,300
16,100
13,700
12,855
12,004
7,763
2003
10,400
8,600
8,600
17,200
12,800
12,945
12,280
8,137
2004
10,300
9,800
8,500
15,800
12,500
12,866
12,337
8,633
2005
1 11,400
8,900
8,800
17,6001
13,6001
13,782
12,435
8,384
2006
1 11,900
8,700
8,200
17,000
14,300
14,565
13,653
9,006
2007
1 11,400
9,900
8,300
16,1001
12,5001
14,671
12,658
8,969
2008
1 10,5001
7,4001
6,400
14,4001
13,3001
13,500
11,700
8,050
I en-year trena: 2. t1/% -u. /U% -1.3s% - 1.225% -U.SZ% Z.1Z% - I.LtS% Z.047o
2 -year trend: -12% -15% -22% -15% -7% -7% -14% -11%
Sources: Florida DOT 2008 Florida Traffic Information, Collier County Transportation Division
Compiled by Tindale- Oliver and Associates, inc.
Bureau of Economic and Business Research's 2030 county -wide permanent population forecast
on which the plan was based was 597,400, an increase of 136 percent over 2000 levels (2.9
percent per year). In contrast, the September, 2009 update to population forecasts indicated a
reduced forecast of 472,000 by 2030, an increase of only 88 percent (2.1 percent per year).
Historic traffic volume counts recorded by the Florida DOT and Collier County in and near
Immokalee were consulted. Figure 3 illustrates the counts. The counts illustrate the past ten -
year history of recorded counts at the eight locations indicated, in and around Immokalee. hLalf
of the count stations show a negative growth trend over the past ten years, and all show that 2008
volumes are lower than the levels recorded two years ago. These trends are consistent with
Tindale- Oliver and Associates, Inc. - 11 - RWA, Inc.
November 20, 2009 Immokalee CRA
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trends recorded in other communities that that are generally blamed on the effects of the
economic slow -down.
The short term analysis of road operating conditions was prepared assuming that traffic volumes
would remain the same in 2009 as they were in 2008, then begin to grow again in 2010 by two
percent per year. The resulting traffic volumes and levels of service are indicated in Table 5.
This forecast indicates that by 2016, only SR 29 north of Lake Trafford Road would be failing,
exceeding it's service volume by only ten percent of it's level of service "C" standard. This
extent of exceedance cannot be considered significant, as the level of service D range of service
typically extends for an additional 20 percent beyond the level of service "C" limit. In other
words, even though level of service C would be exceeded, level of service D would be provided,
which is the standard applied to many roads throughout the urbanized areas of Collier County.
The segment of SR 29 south of Lake Trafford Road is estimated to operate at 97 percent of it's
level of service "C" standard by 2016 if traffic grows at two percent per year.
Outside of the immediate CRA area, the two additional road segments of potential concern
identified above, SR 29 north of the CRA and SR 82 west of SR 29, are both estimated to
operate at 99 percent of their respective service standards by 2016, as well.
Based on the above, there is capacity to accommodate growth within the CRA in the short-term
future with some locations of congestion intensity that are common to many other developed
areas in Collier County. While agencies have identified improvements to alleviate congestion in
Immokalee, current funding levels indicate improvements will not be forthcoming in the near -
term future. Thus, it would appear that allowing the land use plan amendment to provide for
greater development densities might be appropriate.
Tindale- Oliver and Associates, Inc. -13- RWA, Inc.
November 20, 2009 Immokalee CRA
Packet Page -341-
Tindale- Oliver and Associates, Inc.
November 20, 2009
Appendix A
MPO Model Volume Plots
WEIR
Packet Page -342-
9/11/2012 Item 9.A.
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Immokalee CRA
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Packet Page -344-
9/11/2012 Item 9.A.
Tindale- Oliver and Associates, Inc. -17- RWA, Inc.
November 20, 2009 Immokalee CRA
Packet Page -345-
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Tindale- Oliver and Associates, Inc. -17- RWA, Inc.
November 20, 2009 Immokalee CRA
Packet Page -345-
9/11/2012 Item 9.A.
Tindale- Oliver and Associates, Inc. -18- RWA, Inc.
November 20, 2009 Immokalee CRA
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November 20, 2009 Immokalee CRA
Packet Page -346-
9/11/2012 Item 9.A.
CHANGES TO THE TRANSMITTED FUTURE LAND USE MAP:
Minor revisions were made to the [AMP FLUM while responding to DCA's Objections,
Recommendations, and Comments (ORC) Report. The minor revisions correct some
mapping errors by ensuring the Proposed FLU designations do not reduce existing
designations and follow existing property lines. The revisions are shown on the
attached "Immoka[ee Proposed Future Land Use Map Changes 10/10" and are
summarized below:
PROPOSED Future Land Use
Abbrev.
Transmitted
Acres
Revised
Acres
Change
Commercial Mixed Use
CMU
1,104.4
1,108.1
+3.7
Industrial Mixed Use
IMU
869.7
866.0
-3.7
Immokalee Regional Airport
APO
1,484.0
1,484.0
-
Industrial
IN
752.0
752.0
-
Low Residential
LR
9,160.3
. 9,154.0
-6.3
Medium Residential
MR
1,110.4
1,110.4
-
Hi h Residential
HR
1,565.7
1,572.0
+6.3
Recreational Tourist
RT
451.8
451.8
-
Seminole Reservation*
SR
591.3
591.3
-
TOTAL
17,089.6
17,089.6
-
Packet Page -347-
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9/11/2012 Item 9.A.
Data and Analysis
Supporting Density and Intensity Blending Language Change
Per IAMP proposed Amendments, July 7, 2010 version
Language has been proposed to change the Density and Intensity Blending portion of the
Immokalee Area Master Plan. In order to determine the extent of the applicability effects of the
changes to properties in and around the Immokalee Urban Area, a GIS analysis was performed
to determine what properties would be eligible to transfer units from the urban area to adjacent
Rural Lands Stewardship Overlay (RLSA) areas.
GIS Methodology:
WilsonMiller Stantec, Inc was tasked to locate any ownership that fell into the criteria of having
at least 200 acres of land within the Immokalee Future Land Use (FLU) designated as either low
residential subdistrict (LRSD) or recreational subdistrict (RS). The land also had to be partially
within the Lake Trafford or Camp Keais Strand flowways and had to straddle the Rural Land
Stewardship Area (RLSA) and the Immokalee Urban boundary.
We used the Collier County Property Appraiser September 2010 Parcel dataset and the
Proposed Immokalee Future Land Use data set to isolate parcels that fell into these criteria.
The parcel data set was queried to isolate parcels that are 200 acres or greater. The Immokalee
FLU was queried to isolate only areas designated as either LRSD or RS. The queried parcels
and the queried FLU were intersected to further isolate lands that fit the above criteria. A
graphic indicating the resulting image is attached.
The resulting lands exhibit was then visually observed to identify parcels that both partially
within the flowways and straddled the RLSA and Immokalee Urban boundary.
This analysis produced Williams Farms as the only ownership that fit the criteria. We then
performed a cross check with the 2002 Collier County Property Appraiser Parcel dataset to
determine if there had been a change in ownership within the Williams Farms lands and there
had not been. Therefore, the Williams Farms property, and only the Williams Farms property,
would qualify for the benefits from the July 7, 2010 language modifications to the IAMP relative
to Density and Intensity Blending
Unit Transfer Potential:
The Williams Farms property contains approximately 732 acres of native lands within the lake
Trafford flowway that could potentially qualify for unit transfers under the proposed language
amendments. Of the 732 acres, those lands exhibiting higher functional value (score of 1.2 or
greater) would ultimately qualify. Therefore, using the maximum potential acreage of 732 acres,
the maximum units that could potentially be transferred from the Lake Trafford flowway area
within the Immokalee Urban area to adjacent RLSA lands (within the current Williams farms
ownership boundary) would be:
732 acres x the allowed gross density and /or intensity of 4 units /acre = 2928 units
11/19/2010- 221266- Ver:1- Murham Packet Page -349-
02861- 000 -001 - V W RK - 30400
9/11/2012 Item 9.A.
Memorandum
To: Penny S. Phillippi, Executive Director Immokalee CRA
From: Robert J. Mulhere, FAICP ( Mulhere & Associates) and Patrick Vanasse, AICP (RWA)
RE: Immokalee Area Civic Association February 2012 Member and Citizen Questions
Date: March 12, 2012
Question 1: Will property owners be notified of changes in zoning to their property and
adjacent properties?
Response: The proposed Immokalee Area Master Plan (TAMP) is an amendment to the existing
IAMP and is considered to be a Comprehensive Plan Amendment. The proposed IAMP
does not change zoning on any property. There is no proposal in the TAMP or under
consideration in any way for Collier County Government to change the zoning on any
property within the TAMP. Should a land owner wish to change zoning on his or her
property, notice would be required as follows:
• Notice in the Local Newspaper of proposal to change the zoning;
• Signs to be posted on property subject too zoning change; and
• Adjacent and nearby property owners (within 500 feet) to be sent a letter
notifying them of proposed zoning change.
When the original Collier County Growth Management Plan (GMP) was adopted, a
separate process was created to review properties with zoning that was inconsistent
with the adopted Future Land Use Map (FLUM) of the GMP. This was known as the
Zoning Reevaluation process. This process also applied to the Immokalee Urban Area
under the initial TAMP. As part of this process, each property that was not consistent
with its respective Future Land Use Map designation was reviewed with the possible
outcomes being: the property could be found "Consistent by Policy" or the property
could be subject to rezoning (by the County) to a consistent zoning district. As part of
this process, all property owners of lands subject to Zoning Reevaluation were notified
(by US Mail). This notification process was to inform such property owners of the Zoning
Reevaluation Process and was not in any way a notice of rezoning. This was not done
during the current IAMP process because there are only a handful of properties where
the existing zoning is not consistent with the proposed IAMP FLUM. Since there are so
few inconsistent properties, it was determined and agreed to after consultation with
DCA staff, that all such properties would be deemed to be "Consistent by Policy." This
Policy exists in the County wide GMP. It was not specifically set forth in the proposed
IAMP but for clarification and in an abundance of caution, it is now recommended that
Packet Page -351-
9/11/2012 Item 9.A.
the following additional language be included in the IAMP (underlined language to be
added, StFUel( thFGWg4 language deleted):
Policy 6.1.9 Rezonings and Consistency with this Plan by Policy:
All rezonings must be consistent with the Growth Management Plan. F&r-pProperties
that have zoning in place prior to a change in Land Use Designation where the prior
zoning allows for higher density or intensity than the new Land Use Designation are
deemed to be Consistent with the Growth Management Plan by Policy, and such
property es may be rezoned as follows:
Question 2: Was notification given in the past to Collier County property owners affected by
Growth Management Plan changes?
Response: Notice as required by State Statute or Rule and by Collier County Ordinance is always
given when the GMP is amended. Such notice was given as part of the transmittal and
adoption process for the proposed TAMP. Collier County has not, in the past, notified
individual property owners who may be affected by a GMP amendment initiated by the
County via letter. As stated above, individual property owners were notified of the
Zoning Reevaluation process (for properties that were not consistent with the Future
Land Use Designations in the GMP). This occurred shortly after the adoption of the GMP
in 1989, but this was not necessary as part of the proposed IAMP since all such
properties are deemed to be "Consistent by Policy) with respect to the proposed TAMP.
Question 3: What are the options and procedures for appealing zoning changes and
establishing vested rights?
Response: Again, to be clear, the prosed IAMP does not rezone any property, nor does it require
that any property be rezoned. It is assumed that the question is intended to inquire as
to options and procedure for appealing or making a vested rights or Taking claim based
upon a proposed IAMP Land Use Designation change on a particular piece of property.
Proposed Policy 6.1.9 provides for the process to establish vested rights claim and
reads: "Any property owner who believes that they have been adversely affected by this
TAMP may utilize the procedures set forth in Chapter 9 (Vested Rights and Takings
Determination) of the LDC. It recommended that this question be directed to the Office
of the County Attorney as there may be other "legal" processes to appeal outside of LDC
Chapter 9.
Question 4: How much additional residentially zoned property will be created by the
Amendment to the TAMP? What population increase will occur at build -out?
Response: Again, the IAMP does not change any zoning, not one single acre! The plan does
establish Land Use Designations. The County provides a Future Land Use Map, so that
improvements, as they occur, will be consistent with the FLUM, and the desired Land
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9/11/2012 Item 9.A.
Use Plan is thus achieved over time, usually a considerable period of time. The Land Use
Designations that allow residential uses provide a range of allowable base densities and
bonus densities that can be potentially be added to that base. The bonus densities are
can be requested but are only granted at the discretion of the Board of county
commissioners. The Base Density and Bonus Density provisions of the proposed IAMP
versus the current IAMP are as follows:
Base Density
Abbrev.
Acres
Max DU /AC
Max. # DUs
Low Residential
LR
10,405.6
12
124,867.2
Mixed Residential
MR
EXISTING Future Land Use
Abbrev.
Acres
Base DU /AC
Max. # DUs
1,603.1
Low Residential
LR
10,405.6
4
41,622.40
1 12
Mixed Residential
MR
463.9
6
2,783.4
1,004.8
High Residential
HR
1,603.1
8
12,824.8
Recreational/Tourist I
Mixed Use
CC -MU + NC
861.8
12
10,341.6
Recreational /Tourist
RT
251.2
4
1 1,004.8
Total
13,585.6
68,577.0
PROPOSED Future Land
Abbrev.
Acres
Base
DU /AC
Max. #
DUs
Change
%
Change
Use
Low Residential
LR
9,154.0
4
36,616.0
- 5,006.4
Medium Residential
MR
1,110.4
6
6,662.4
3,879.0
High Residential
HR
1,572.0
8
12,576.0
-248.8
Commercial Mixed Use
CMU
1,108.1
16
17,729.6
7,388.0
Recreational/Tourist
RT
451.8
4
1,807.2
802.4
Total
13,396.3
75,391.2
6,814.2
9.94%
Less LT /CKSSO
Density*
-662.8
Sub -
Total
6,151.4
8.97%
Less Public Lands"
- 3,784.9
Total
Change
2,366.5
3.45%
MAXIMUM DENSITY COMPARISON (INCLUDES ALL BONUSES)
EXISTING Future Land Use
Abbrev.
Acres
Max DU /AC
Max. # DUs
Low Residential
LR
10,405.6
12
124,867.2
Mixed Residential
MR
463.9
14
6,494.6
High Residential
HR
1,603.1
16
25,649.6
Mixed Use
CC -MU + NC
1 861.8
1 12
10,341.6
Recreational /Tourist*
RT
251.2
4
1,004.8
1,108.1
Total
13,585.6
11,820.4
168,357.8
PROPOSED Future Land Use
Abbrev.
Acres
Max
DU /AC
Max. # DUs
Change
% Change
Low Residential
LR
9,154.0
8
73,232.0
- 51,635.2
Medium Residential
MR
1,110.4
14
15,545.6
9,051.0
High Residential
HR
1,572.0
16
25,152.0
-497.6
Commercial Mixed Use I
CMU
1,108.1
20
22,162.0
11,820.4
Recreational/Tourist I
RT
451.8
4
1,807.2
802.4
Packet Page -353-
9/11/2012 Item 9.A.
Total 13,396.3 137,898.8 - 30,459.0 -18.09
Less LT /CKSSO
Densitv* - 6.194.8
Sub -Total - 36,653.8 - 21.77%
Less Public Lands ** - 6,036.7
Total
Change - 42.690.5 - 25.36%
In summary, the change in maximum allowable base density for all of Immokalee is not
significant in that it is only 3.45% or 2,366.5 dwelling units. Historically communities
never achieve the maximum allowable density or intensity set forth in the FLUE because
not all properties request rezones to achieve the maximum density or for that matter
any density increase, and very few rezones are approved for the maximum allowable
density. The TAMP plan lowers available bonuses and achievable density in the outer
portions (which are presently primarily LR — Low Residential Subdistrict) and
environmental sensitive areas of the plan, and allows for higher density in the urbanized
and core areas of the Immokalee Urban Area.
As to population at build out, there is no direct correlation between available IAMP
density and build out population, since as was already stated, it will be virtually
impossible to reach a build -out that maximize every single available unit under the
TAMP. The same applies to the Collier County FLUM. Collier County's FLUM has
potential density that far exceeds current population projections. Never - the -less, the
projected build -out population that was used in the supporting data and analysis for the
[AMP is as follows:
Table 6 -15 in the Data and Analysis portion of the proposed IAMP provides for the
following maximum residential build -out potential::
Existing Maximum Population Based Upon Base Density: 171,440
Proposed Maximum Population Based Upon Base Densitv: 177,356
Additional Maximum Build -Out Population under Base Density (Proposed TAMP) : 5,916
(3.5 %)
Existing Maximum Build -Out Population with Bonuses (Total Allowable Density):
420,895
Proposed Maximum Population with Bonuses (Total Allowable Densitv): 314.168
Additional Maximum Build -Out Population with Bonuses Proposed TAMP: - 106,727
25.4%)
The Data & Analysis document contains population projections produced by Collier
County and supported by the University of Florida's Bureau of Economic and Business
Packet Page -354-
9/11/2012 Item 9.A.
Research. Population projections utilized by the Immokalee Water and Sewer District
are also included in the document.
The Collier County projections have a 2020 planning horizon and project a peak
population of 48,636. The Immokalee Water and Sewer District uses a 2041 planning
horizon and project a peak population of 60,963.
To reiterate, there is no direct correlation between residential capacity available on a
FLUM and population projections. Population projections rely heavily on past
population growth rates and pay little attention to FLUMs. If residential capacity on a
FLUM equated to greater populations, FLUMs would be the only economic development
tool needed and every County of Rural Economic Concern would have healthy
population growths as a result of its FLUM. It is also important to understand that all
FLUMS in Florida and across the Country provide for much more residential and
commercial capacity than is actually anticipated. The additional capacity is provided
with the understanding that existing development and most new projects will not
realize the maximum potential density or intensity available on the FLUM. The
additional capacity is needed to allow the potential for new development and
redevelopment without causing a shortage for new residential and commercial land.
Question 5: What is the likely impact to existing property values of large areas of high
density housing scattered across the Immokalee Urban Area?
Response: The Question has absolutely no basis in fact. The Plan does not allow large areas of high
density to be spread across the Immokalee Urban Area. As the tables above indicate,
the plan actually significantly reduces allowable density across most of the Immokalee
Urban Area. Let's look at the change in density by Land Use District. The Low Residential
Subdistrict (LR), which is by far the largest Land Use Designation, generally surrounds
the more urbanized "core" of Immokalee. The prosed IAMP reduces the maximum
achievable density in this land use designation by reducing and in some case (such as
the proposed LTCKSS Overlay) eliminating bonuses. The RT Designation also allows for
a limitation of 4 units per acre. When these two land use designation that basically
surround the denser urban core are added together they comprise 9,605 acres or 72 %
of the lands in the proposed IAMP that allow residential uses. The Medium Residential
(MR) designation is comprised of another 1,110.4 acres or 8% of the lands in the
proposed IAMP that allow residential uses. Designations that allow higher density are
the High Residential (HR) and Commercial Mixed Use (CMU) Designations, which
comprise, respectively, 1572.0 acres (12 %) and 1,108.1 acres (8 %). Thus, the Land Use
Designations allowing "higher density" comprise only 20% of the total acreage of Land
Use Designations allowing residential uses in the proposed TAMP.
Moreover, the HR and CMU designations are not in any way spread across the
Immokalee Urban Area as the question implies, but rather are limited to the urban core
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9/11/2012 Item 9.A.
and to a few specific locations where commercial mixed use is appropriate to serve the
community's needs.
This type of planning is occurring in urban areas and especially in designated
redevelopment areas across the State and across the nation. The Plan provides for a
land use concept that can maximize alternative modes of transportation through transit
oriented design (TOD). Mixed -use is a key component of TOD. Immokalee has a very
high rate of pedestrian and bicycle utilization, and there is great need for transit in this
community. The Plan focuses on reducing passenger vehicle trips by design, and
enhancing alternative modes of mobility. Moreover, it focuses primarily on removing
impediments to growth and economic development and diversity.
As professional planners, we are unaware of any "likely" negative impact to property
values that can be attributed to this plan. The impact on property values of a rezoning
request that can be initiated under the provisions of this plan are evaluated as part of
the LDC Rezoning criteria, on a case -by -case basis.
Question 6: What provisions are made for migrant farm labor housing in the plan?
Response: There are only two Policies in the Plan that deal with Farm Labor Housing (which is
presently addressed in the County's LDC. The Two Policies in the Proposed TAMP that
address Farm Labor Housing read as follow:
Policy 3.1.1: Farmworker Housing Land Development Regulation
Collier County, subject to Policy 1.1.1, will review and revise, as necessary, the LDC
provisions regulating Farmworker Housing within the Immokalee Urban Area to
eliminate regulations that are duplicative to Federal and State provisions, specifically in
regards to farmworker housing and migrant labor camps for seasonal workers with
temporary, non - immigrant visas.
Policy 3.1.2: Agricultural Housing Partnerships
Collier County will encourage local agricultural groups to work in partnership with
housing organizations to provide affordable and suitable housing for migrant and
seasonal farmworkers.
Question 7: How much additional Commercial Zoned Property will be created by the plan?
Response: Again, the ]AMP does not create additional Commercially Zoned Property. The IAMP
does slightly increase areas designated as Commercial on the FLUM that provides for
the potential for commercially zoned land. The acreage breakdown for existing and
proposed IAMP Designations that allow Commercial uses is as follows:
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9/11/2012 Item 9.A.
Note: The majority of additional acreage for land uses allowing commercial (including
industrial) uses acreage is attributed to two land use categories: 462.2 acres of
additional Industrial Mixed Use designated land added adjacent to the APO (Immokalee
Airport) designation and an additional 200 acres of RT on land surrounding and nearby
Lake Trafford.
Question 8: How will the value of currently zoned properties be impacted by changing the
current existing Commercial Zoning to Commercial Mixed Use?
Response: To reiterate and make it explicitly clear, the IAMP does not change commercial zoning in
any way. It does modify some of the Commercially Designated land from Neighborhood
Center Subdistrict and Commerce Center Mixed Use Subdistrict to Commercial Mixed
Subdistrict on the FLUM. In developing the plan, every effort was made to ensure that
the commercial zoning allowed under the current FLUM would also be allowed under
the proposed FLUM. In addition to commercial uses, the Commercial Mixed Use
designation on the proposed FLUM also allows for the potential to develop residential
uses.
That being said, a significant portion of a property's value is derived from its existing
entitlements. These entitlements are obtained via zoning and the uses allowed by right
on the property. A FLUM designation does not convey such entitlements. A property
can have a FLUM designation of Mixed Used Commercial but only be zoned AG-
Agriculture. The property value will therefore be consistent with other AG lands unless
the property owner goes through the significant time and expense of rezoning the
property to request additional density or commercial intensity. Only once the rezone is
obtained, would the property value be affected in any way. As such, we do not believe
that the proposed changes to the FLUM have any direct impact on current commercial -
zoned property values.
Question 9: Are high density residential uses really compatible with high value Commercial
development ? What are the standards?
Response: As mentioned previously, the proposed FLU changes do not increase base density
except for the Commercial Mixed Use designation. Conversely, the proposed IAMP even
Packet Page -357-
EXISTING FLUM
Acreage
PROPOSED FLUM
Acreage
Difference
All commercial FLU designations
1024.4
1,104.4
80.0
All industrial FLU designations
2643.5
3,105.7
462.2
Recreational Tourist
251.2
1 451.8
200.6
Seminole Reservation*
597.3
591.3
-6.0
TOTAL
4,516.4
5,253.2
736.8
Note: The majority of additional acreage for land uses allowing commercial (including
industrial) uses acreage is attributed to two land use categories: 462.2 acres of
additional Industrial Mixed Use designated land added adjacent to the APO (Immokalee
Airport) designation and an additional 200 acres of RT on land surrounding and nearby
Lake Trafford.
Question 8: How will the value of currently zoned properties be impacted by changing the
current existing Commercial Zoning to Commercial Mixed Use?
Response: To reiterate and make it explicitly clear, the IAMP does not change commercial zoning in
any way. It does modify some of the Commercially Designated land from Neighborhood
Center Subdistrict and Commerce Center Mixed Use Subdistrict to Commercial Mixed
Subdistrict on the FLUM. In developing the plan, every effort was made to ensure that
the commercial zoning allowed under the current FLUM would also be allowed under
the proposed FLUM. In addition to commercial uses, the Commercial Mixed Use
designation on the proposed FLUM also allows for the potential to develop residential
uses.
That being said, a significant portion of a property's value is derived from its existing
entitlements. These entitlements are obtained via zoning and the uses allowed by right
on the property. A FLUM designation does not convey such entitlements. A property
can have a FLUM designation of Mixed Used Commercial but only be zoned AG-
Agriculture. The property value will therefore be consistent with other AG lands unless
the property owner goes through the significant time and expense of rezoning the
property to request additional density or commercial intensity. Only once the rezone is
obtained, would the property value be affected in any way. As such, we do not believe
that the proposed changes to the FLUM have any direct impact on current commercial -
zoned property values.
Question 9: Are high density residential uses really compatible with high value Commercial
development ? What are the standards?
Response: As mentioned previously, the proposed FLU changes do not increase base density
except for the Commercial Mixed Use designation. Conversely, the proposed IAMP even
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9/11/2012 Item 9.A.
reduces overall maximum density by changing density bonuses currently available.
Notwithstanding any changes to the proposed density or intensity changes , it is
important to keep in mind that higher densities or intensities can only be realized if a
property is rezoned.
The intent behind increasing the potential density in the urban core and reducing it on
the outskirts of town is consistent with current best practices in the planning profession.
The proposed land use pattern provides a logical and gradual transition from denser and
more intense development in the urban core to lower density and intensity uses on the
outskirts of town. This allows for a more efficient delivery of urban services, lower
infrastructure costs, the potential for mixed -use projects and transit oriented design,
and promotes a walkable and diverse downtown where goods and services are readily
available within a short walking distance.
That being said, we believe that higher densities can be compatible with high value
commercial development. Commercial development typically follows "rooftops" ( i.e.
residential development); hence, the need for higher residential densities to support
viable commercial areas. The proposed mixed use designation allows for residential in
close proximity to commercial uses and allows for the type of mixed -use infill and
redevelopment projects being successfully developed in urban areas across the Country.
Some of the highest commercial rents found in many cities are located in the downtown
core and would support the notion that higher densities are compatible with high value
commercial development.
Lastly, the current land development code has clear standards regulating commercial
and residential uses and to address compatibility issues. The Immokalee CRA developed
a Public Realm Plan for the downtown area and associated development guidelines to
promote uniform and orderly infill development and redevelopment downtown.
Additionally, the IAMP calls for land development code amendments that will help
implement redevelopment and provide development standards for mixed use projects
as might be needed.
Question 10: How much Industrial Zoned Property will be created by the Amendment to the
[AMP?
Response: No industrial zoned property is created as part of the proposed [AMP. The proposed
FLUM provides the potential for additional industrial -zoned property but this can only
be realized through the rezoning of existing lands.
As identified in the table under Response 7, the proposed FLUM provides for an increase
of all Industrial- designated land by about 462 acres or 11.75 %. This increase can be
attributed to the expanded airport footprint to allow a longer runway, and the creation
of the Industrial Mixed Use designation which allows both industrial and commercial
uses. The Industrial Mixed Use designation creates a transition between more intense
industrial uses and lower intensity commercial and residential areas. It provides for
area and uses that can potentially support existing and anticipated expansion of
industrial and airport uses in Immokalee.
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9/11/2012 Item 9.A.
Question 11: How will the value of current Industrial Zoned properties be impacted by adding
large amounts of industrial zoning around the Immokalee Airport?
Response: The proposed IAMP and its companion FLUM are not adding any industrial -zoned land
to Immokalee. The proposed FLUM is providing for the potential for more industrial
zoned land. Most of the additional area designated as Industrial is currently zoned AG.
For more industrial -zoned land to be realized, the private land owners, at their expense,
will need to request a rezoning of their property. Through the established County
process, these requests will be evaluated and can be approved, modified, or denied by
the Board of County Commissioners.
We believe that the additional Industrial- designated land on the proposed FLUM will not
have any immediate or direct affect on existing Industrial -zoned land.
Question 12: Do population projections justify the proposed increase in Residential,
Commercial and industrial zoning? What year were the growth assumptions
made?
Response: As addressed above, the IAMP does not propose any zoning changes. It is also
inaccurate to characterize the proposed FLUM as increasing Residential, Commercial
and Industrial potential across the board.
As part of the Comprehensive Plan Amendment review process, data and analysis was
provided to the County and the DCA for review. The best available information was
utilized by the consultant. No new population projections and commercial or industrial
demand studies were conducted.
The Data & Analysis document contains population projections produced by Collier
County and supported by the University of Florida's Bureau of Economic and Business
Research. Population projections utilized by the Immokalee Water and Sewer District
are also included in the document. As for demand of commercial and industrial land,
three different existing studies were consulted: the Collier Interactive Growth Model
Executive Summary, prepared by Van Buskirk, Ryffel and Associates, Inc.; an industrial
lands needs analysis prepared for the Economic Development Council of Collier County
by Fishkind & Associates; and the Immokalee Master Plan Study Economic Analysis,
prepared by the Regional Economic Research Institute at Florida Gulf Coast University.
The Data & Analysis document was reviewed by County staff and the DCA and was
deemed appropriate to support the requested changes to the TAMP. The Collier County
projections have a 2020 planning horizon and forecast a peak population of 48,636. The
Immokalee Water and Sewer District uses a 2041 planning horizon and forecast a peak
population of 60,963.
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The VanBuskirk study looks at build out, while the Fishkind study has a 2030 planning
horizon and the FGCU study has a 2020 planning horizon. All three studies identify a
need for future commercial and industrial land.
Lastly, as identified in Response 4, the Data & Analysis document assesses the maximum
potential density available on the existing and proposed FLUMs. As mentioned
previously, when only considering base density, a slight increase occurs, but a significant
decrease results from factoring in potential bonus density. It must also be repeated
that all FLUMS in Florida and across the Country provide for much more residential and
commercial capacity than is actually anticipated. This reality also applies for the rest of
Collier County. The additional capacity is provided with the understanding that existing
development and most new projects will not realize the maximum potential capacity
available on the FLUM. The additional capacity is needed to allow the potential for new
development and redevelopment without causing a shortage for new residential and
commercial land.
Question 13: Where will funding come from to construct public facilities, roads, water and
sewer for the predicted growth?
Response: Mechanisms are already in place to address funding of infrastructure and public
facilities. Just like the rest of Collier County, growth demands in Immokalee will be
addressed through impact fees, the established Concurrency Management System
which ensures that public infrastructure must be in place or must be built by the
developer prior to building permits being issued. Additionally, existing taxes,
assessments and fees along with grant funding can also be used to meet infrastructure
and public facility needs.
Question 13: How will a SR29 By -Pass likely affect the property values in current downtown
Immokalee?
Response: Currently, there are only two Policies in the proposed IAMP that address the SR 29
Bypass /Loop Road. The Policies are as follows.
Policy 4.2.2: Long Range Transportation Improvements
Collier County will explore the possibility of accelerating the implementation of the
Collier County Metropolitan Planning Organization's Long Range Transportation Plan,
subject to available funding, as a precursor to initiating new investment in the Immokalee
area. In particular, the County will support and encourage:
the Florida Department of Transportation in the widening of SR 82 between I -75
and SR 29 as a first step in improving transportation access to Immokalee;
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• the building of the SR 29 Bypass Route to create direct access to SR 82 and SR 29
from the Immokalee Regional Airport and Florida Tradeport;
• the Florida Department of Transportation to improve road conditions along State -
owned roads;
• the creation of new, or expansion of existing, transportation corridors that improve
access between Immokalee, the City of Naples, and coastal Collier County; and
• the creation of new collector roads, including the Little League Road extension near
Lake Trafford, to handle increased facture population growth and traffic in that area.
Policy 4.2.3: Access from Immokalee Airport to Future SR 29 Bypass
Collier County will coordinate with the Florida Department of Transportation (FDOT),
and with landowners and other stakeholders, to identify one or more preferred routes to
connect the Airport and the fitture SR 29 Bypass, subject to Policy 1.1.1.
It is important to note that the policy simply calls for the MPO exploring the possibility
of accelerating the Bypass /Loop Road project, and Collier County and FDOT exploring
potential routes. As discussed in the Data & Analysis, the FDOT is currently conducting a
Project Development and Environment (PD &E) study to assess the project's feasibility
and potential alignments. Part of the PD &E process is to evaluate different options and
address potential impacts, including socio- economic impacts, resulting from the project.
The SR 29 Bypass project is currently in the MPO's 2035 Long Range Transportation Plan
(LRTP) and is described as follows:
SR 29 1SR 29 Bypass
Traffic volumes projected on this facility were below 10, 000 AADT for the base
Needs Plan run. There was a concern that this volume range was too low to
justify construction
Needs Plan
The Florida Department of Transportation (FDOT), District One, is currently
conducting a Project Development and Environment (PD &E) Study for
improvements to SR 29 in Collier County. The project limits extend a distance of
approximately 17 miles along SR 29 from Oil Well Road northward to SR 82. The
proposed roadway improvement consists of increasing capacity on SR 29 by
evaluating the widening of the existing twolane undivided segment of SR 29 to
four lanes, as well as the study of an alternative corridor(s) that bypasses
downtown Immokalee. A model run was conducted to replicate the preliminary
recommended lane calls and alignment being studied by FDOT for the SR 29
bypass. The table below illustrates the model volumes along the proposed
corridor resulting from this alternative test.
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9/11/2012 Item 9.A.
SR 29 Bypass
On
From
To
AADT (with Alt 1)
SR 29 Bypass
SR 29 south
Immokalee Rd
2,340
SR 29 Bypass
Immokalee Road
Fl Trade port Blvd
3,169
SR 29 Bypass
Florida Tradeport
Blvd
SR 29 South
3,300
Based on discussions with MPO staff and committees, it was the concurrence to
permit the PD&E study to document the purpose and need of the corridor beyond
just addressing traffic or congestion relief. For instance, the study may
demonstrate that an alternative SR 29 also provides a bypass route for freight
movement, reducing the impacts of heavy vehicles through the Immokalee urban
area. It was recommended that this facility remain in the Needs Plan with a
corridor designated over the PD&E study area.
It should be noted that a detailed analysis regarding the potential impact on
property values associated with the SR 29 Bypass /Loop Road was not conducted
as part of the proposed TAMP. However, the IAMP Advisory Board strongly
supported the Bypass /Loop Road in light of potential impacts resulting from
reduced traffic through the downtown. As such, the CRA developed an
alternative streetscape plan, as part of the Public Realm Plan, to make the
downtown a pedestrian - friendly environment where business would like to
locate and people would want to visit. As envisioned by the Advisory Board, the
Bypass /Loop Road could help reduce truck traffic in the downtown, thereby
improving traffic and safety conditions, and at the same time benefit the
agricultural and manufacturing industries by providing an alternative route that
avoids the slow traffic and traffic stops through the downtown. Therefore, it
was the consensus of the Advisory Board that the economic benefits resulting
from a Bypass /Loop Road should outweigh the potential impacts from reduced
traffic through the downtown.
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Co e-r Co-r•:.n.ty
Memorandum
To: Board of County Commissioners
From: Carolina Valera, Principal Planner, Comprehensive Planning Section
Date: June 8, 2012
Subject: Citizens questions from public meetings
Subsequent to the BCC's approval for reconsideration of the proposed Immokalee Area Master Plan
GMP amendment petition, the Immokalee Community Redevelopment Agency (CRA) held three public
meetings (May 9, 23, and 30, of 2012.) The following memorandums from the CRA contain the questions
that were raised by the attendees, followed by the answers provided by the CRA's agent. Please note
that these memorandums do not contain any of the comments made by the public during these meetings.
These meetings were tape recorded, but official transcripts are not available.
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Memorandum
To: County Staff
9/11/2012 Item 9.A.
From: Christie Betancourt, Administrative Assistant, Immokalee Community Redevelopment
Agency
RE: May 09, 2012 IAMP Public Meeting Citizen Questions
Date: May 30, 2012
Question 1: When do we (public) get to vote?
Response: There is no public voting process as a part of a GMP amendment process.
Question 2: Why were some items in the plan taken completely out of the plan?
Response: As part of the process of developing this IAMP Amendment, certain provisions
were no longer were needed, or where relocated or reworded.
Question 3: Is the Master Plan planning to relocate downtown?
Response: No, just the opposite, the Master Plan promotes and facilitates the
revitalization of the downtown area.
Question 4: Have the business located downtown been asked if they buy into the
Immokalee Area Master Plan.
Response: At this point, dozens of advertised and or public meetings have been held. As
with any resident of Immokalee, business owners were able to review the
IAMP amendment and express their support or their concerns at any and all of
these venues. This process far exceeded the public notice and public meeting
requirements either required by law or typically conducted by Collier County in
conjunction with a Growth Management Plan Amendment.
Question 5: This plan is reeking affordable housing. Why?
Response: The term "reeking" would need to be defined and has a negative e
connotation. The plan provides for all levels of housing affordability and
"incentivizes" both affordable and workforce /gap housing. These incentives,
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for the most part, are very similar to the policies and provisions that apply
throughout Collier County. It was thought to be ill- advised to remove or lessen
those policies or incentives as they apply to the Immokalee area. One
exception (that applies only in Immokalee) is the "by- right" density bonus. This
was not developed as part of this IAMP amendment process, but was approved
and added to the pan several years ago. We felt, as written, the by -right zoning
policies could result in incompatibility with existing residential development,
particularly in the Low Residential (LR) designation and therefore we
significantly lowered the achievable by -right bonus density (to a maximum of
50% of the allowable zoned density) to better ensure compatibility. This
change was supported by the CRA Advisory Board, the County staff, and the
CCPC, and no objections were raised before or during the Transmittal hearings.
Question 6: Why do we have all the language in the plan about Affordable housing?
Response: See above response
Question 7: What was wrong with the existing Master Plan? Why are we having a
complete new Master Plan?
Response: That is a question better directed to the CRA advisory Board and the BCC as the
IAMP review and rewrite was requested some ten years ago and the BCC
approved the request and the process commenced and was recommenced in
2008. Typically, however, a general or comprehensive plan is reviewed and d
as may be deemed necessary or desirable, every 7 to 10 years, as a matter of
good planning policy. Prior to the repeal of the Growth Management Act and
Rule 9.1-5 earlier this year, plans were required to be evaluated and appraised
at least every 7 years.
Question 8: Will Land Development Code affect Trailer Parks?
Response: It already does affect trailer or mobile parks through its nonconforming
provisions and through other policies. Although the IAMP amendment as
submitted for transmittal and for adoption contained several policies related
to mobile home parks, as requested by the CRA Advisory Board, based upon
much public debate and concern, proposed policy 6.1.7, dealing with
nonconforming mobile home parks is recommended to be deleted in its
entirety, leaving the issue of nonconforming mobile home parks to be dealt
with in the LDC. The BCC also recently directed staff to work with mobile home
park owners to develop new or revised LDC provisions addressing
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nonconforming mobile home parks or to develop a settlement agreement on a
site by site basis.
Question 9: How are you going to fund this plan?
Response: This Policies and /or Objectives in this plan that require funding or that have
some cost associated with accomplishing the Objective or Policy are funded in
the same manner as would apply to any other Objective or Policy applying to
other areas of the County. Capital projects are vetted through the usual
process and funding is subject to prioritization and available funding. Other
"non - capital" related costs, such as dedicated staff time, required LDC
amendments, and so forth, are also subject to prioritization and available
funding. Grants may provide for funding above and beyond the typical revenue
sources. The plan requires that the CRA develop and annual list of capital
priorities for Immokalee and that that prioritized list then be provided to the
BCC and other appointed advisory boards, such that the communities highest
priorities can then be considered for funding through the County's usual
budgeting process.
Question 10: Why are their three separate colors in the Industrial Areas? (Purple, Dark Grey,
and Light Grey)
Response: These reflect the following: Purple — APO - Industrial - Immokalee Regional
Airport Subdistrict; Dark Grey - IN - Industrial Subdistrict; Light Grey - IMU -
Industrial Mixed Use Subdistrict. The description of each of these Subdistricts
in the Plan is as follows:
1. Industrial Subdistrict (IN)
The purpose of this Subdistrict is to provide for industrial, distribution, trade
and manufacturing uses. Allowed uses include a variety of industrial, limited
commercial, and associated uses, including: manufacturing; processing;
storage and warehousing; wholesaling; distribution; packing houses; recycling;
high technology industries; laboratories; assembly; storage; computer and data
processing; and services intended to serve the needs of employees and visitors,
such as daycare centers, restaurants, and convenience stores. Accessory uses
and structures customarily associated with these principal uses include
ancillary offices and retail sales.
2. Industrial — Mixed Use Subdistrict (I -MU)
3
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The purpose of this Subdistrict is to provide a transition area from the Industrial
Subdistrict to adjacent commercial and residential land uses. The State
Farmers Market and related facilities are located in this Subdistrict. This
Subdistrict allows for higher intensity commercial uses as described in the LDC
(Ordinance 04 -41, as amended) for Commercial (C -4 and C -5) and Research and
Technology Parks and Business Park Districts, subject to development
standards set forth in the LDC. This Subdistrict also allows for light
manufacturing, processing, and packaging in fully enclosed buildings; research,
design and product development, printing, lithography and publishing, and
similar industrial uses; agriculture and agricultural- related uses, such as
packing houses; warehousing; and targeted industries. Targeted industries
include distribution; medical laboratories, research, and rehabilitative centers;
high technology; computer software, services, and processing, and similar uses.
Within certain IMU designated lands denoted on the TAMP Future Land Use
Map, commercial uses are permitted on up to 30% of the total IMU acreage.
The percentage and mix of each category of use shall be determined at the
time of rezoning in accordance with the criteria specified in the Land
Development Code. The acreage and building square footage figures and
percentages shall be included in the PUD ordinance or rezone ordinance so as
to demonstrate compliance with this requirement.
In order to ensure compatibility and ameliorate impacts on adjacent
residentially zoned properties (including A -Rural Agricultural or E- Estates zoned
properties), a minimum 75 foot building setback within which a minimum 20-
foot wide vegetated landscape buffer shall be provided. This vegetated buffer
shall be located adjacent to the property line and shall contain, at a minimum,
two staggered rows of trees that shall be spaced no more than 30 feet on
center, and a double row hedge at least 24 inches in height at time of planting
and attaining a minimum of three feet height within one year. Existing native
trees must be retained within this 20 foot wide buffer area to aid in achieving
this buffer requirement; other existing native vegetation shall be retained,
where possible, to aid in achieving this buffer requirement. Water
retention /detention areas shall be allowed in this buffer area if left in natural
state, and drainage conveyance through the buffer area shall be allowed if
necessary to reach an external outfall. For properties adjacent to residentially
zoned property, including properties zoned Agriculture (A) and Estates (E), the
required 75 foot setback may be reduced to 50 feet if a minimum 6-foot tall
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decorative wall or fence providing at least 80 percent opacity is installed within
the reduced setback, and providing that the required 20 foot wide landscape
buffer and all required vegetation is located between the wall and residential
zoned properties.
3. Industrial — Immokalee Regional Airport Subdistrict
The purpose of this Subdistrict is to allow the Collier County Airport Authority
(CCAA) and leaseholders to develop the Immokalee Regional Airport and
surrounding lands for the economic health and development of the greater
Immokalee area and Collier County as a whole. Because the CCAA needs to
retain flexibility to provide various general aviation and revenue - generating
opportunities via land leases as the Airport grows and changes over time, a
broad range of uses shall be allowed in this Subdistrict. In addition to all uses
permitted in the Industrial Subdistrict, allowable uses include: airport facility
and related accessory uses; commercial, industrial, institutional and
agricultural uses; freight and warehousing; trade; and ancillary recreational,
vehicular racing, communications and essential service uses.
Question 11: Why can't we include the water quadrant of Lake Trafford in this Master Plan?
Response: There is no reason why the boundaries of the Urban Area could not be revised
to include this area; however, it is not clear what the benefit of doing so would
be. There would be a significant cost associated with revising all maps, tables,
documents, supporting data, descriptions, etc., to reflect this additional area
and the plan already provides for greater protection measures for land around
the lake in the Urban designated area and the RLSA lands adjacent to the lake
are also subject to various policies protecting environmentally significant lands
(habitat, wetlands, etc.).
Question 12: Is the Master Plan increasing the downtown density? Will it make a big change
in the downtown area?
Response: The plan does not increase density downtown or anywhere within the urban
area. It does, however, increase the maximum achievable density in the
downtown area (in the Commercial Mixed -Use Subdistrict (C -MU) . The higher
density is provided as an incentive for investment in the downtown area for
redevelopment and new development of a mixed use nature. Such
development or redevelopment will have a positive impact and contribute to
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the revitalization of the Immokalee downtown (urban core area). The
Subdistrict language is provided below:
4. Commercial - Mixed Use Subdistrict (C -MU):
The purpose of this Subdistrict is to provide for pedestrian- scaled, higher
density residential and mixed -use development, employment and recreational
opportunities, cultural and civic activities, and public places to serve residents
of, and visitors to, the Immokalee Urban Area. All types of residential uses are
allowed within this Subdistrict, except that mobile homes are only allowed as
provided by Policy 6.1.6 and 6.1.7.
Residential densities are allowed as provided below, except for properties
within the Lake Trafford /Camp Keais Strand System Overlay. Nonresidential
uses allowed within this Subdistrict include those uses allowed in the C -1
through C -4 zoning districts in the Collier County Land Development Code, Ord.
No. 04 -41, as amended.
Base Density: Sixteen (16) dwelling units per gross acre.
Maximum Density: Twenty (20) dwelling units per gross acre, inclusive of all
density bonuses. Densities above the base density can only be achieved
through available density bonuses.
Question 13: Why are we waiting to process the Land Development Code? Why is it
dependent on the Immokalee Area Master Plan?
Response: The draft Immokalee LDC Amendments have been submitted to staff and have
been reviewed by staff. Some are specifically referenced in the Master Plan;
others may be processed and approved independent of the Master Plan. There
is the possibility of the LDC amendments being changes as changes may be
made to the Master Plan during the approval process.
Question 14: How are you going to deal with Existing uses?
Response: The Plan was carefully developed so as to not "take away" existing land use
rights and create nonconformities. There are a small number of parcels that
would have nonconforming uses under the proposed plan, these have been
identified and language placed in the plan. The IAMP is proposed to include the
following language:
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Policy 6.1.9: Rezonings and Growth Management Plan Consistency by Policy
A. All rezonings must be consistent with the Growth Management Plan. For
properties that have zoning in place prior to a change in Land Use Designation
where the prior zoning allows for a higher density or intensity than the new
Land Use Designation are deemed to be consistent with the Growth
Management Plan by policy, and such properties the property may be rezoned
as follows:
1. For such commercially -zoned properties, zoning changes will be allowed
provided the new zoning district is the same or a lower intensity commercial
zoning district as the existing zoning district, and provided the overall intensity
of commercial land use allowed by the existing zoning district is not exceeded
in the new zoning district. A zoning change of such commercial -zoned
properties to a residential zoning district is allowed as provided for in the
Density Rating System of this Master Plan.
2. For such industrially -zoned properties, zoning changes will be allowed
provided the new zoning district is the same or a lower intensity industrial or
commercial zoning district as the existing zoning district, and provided the
overall intensity of industrial land use allowed by the existing zoning district is
not exceeded in the new zoning district.
3. For such residentially -zoned properties, zoning changes will be allowed
provided the authorized number of dwelling units in the new zoning district
does not exceed that authorized by the existing zoning district, and provided
the overall intensity of development allowed by the new zoning district does
not exceed that allowed by the existing zoning district.
4. Properties subject to the above limitations may be combined and developed
with other property, whether or not such other property has had a change in
Land Use Designation. For residential and mixed use developments only, the
accumulated density between these properties may be distributed throughout
the project, as provided for in the Density Rating System or the underlying
subdistrict, as applicable.
S. Overall intensity of development shall be determined based upon a
comparison of public facility impacts as allowed by the existing zoning district
and the proposed zoning district.
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6. This Section does not apply to changes to the Land Use Designation initiated
by the property owner.
Question 15: Some development standards have been written but not approved. Why?
Response: See response to Question 13.
NOTE: Responses provided on 6 -7 -2012 by:
Bob Mulhere, FAICP
President/CEO
Mulhere & Associates, LLC
PO Box 1367
Marco Island FL 34146
P: 239 - 825 -9373
Email: dmulhere(a gmail.com
IAMP Public Meeting Questions 5 -09 -12 & responses
G: \CDES Planning Services \Comprehensive \COMP PLANNING GMP DATA \Comp Plan Amendments \2007 -2008 Combined Cycle
Petitions \2008 Cycle Petitions \CP - 2008 -5 IAMP \Adoption Hearings \CP - 2008 -5 BCC AH \Reconsideration
M
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Memorandum
To: County Staff
From: Christie Betancourt, Administrative Assistant, Immokalee Community Redevelopment
Agency
RE: May 23, 2012 TAMP Public Meeting Citizen Questions
Date: May 30, 2012
Question 1: Where does it speak about agricultural in the Immokalee Area Master Plan?
Response: Numerous locations and several policies.
Question 2: Where are Packing Houses allowed?
Response: In the Urban Industrial District, same location that they are presently
permitted.
Question 3: What are the Architectural Guidelines for Warehouses /Packing Houses?
Response: The Master Plan does not address architectural standards for packing houses
but does call for Immokalee specific development standards to be developed
for Immokalee, including address architectural standards that should be
applicable if any.
Question 4: Not able to expand packing house? How can we change that?
Respond: See above response.
Question 5: Why can't the current IAMP just be updated? Why did we have to create a
new plan?
Response: This does update the current plan, but does so holistically.
Question 6: Will draft Immokalee Area Master Plan be easier for the owner?
Response: Yes
Question 7: What is the Grey area within the boundary?
Response: Urban Industrial Designation
Question 8: Why is the expansion at the Airport in the plan?
1
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9/11/2012 Item 9.A.
Response: Because it was requested to be included by the Airport Authority
Question 9: If you approve the Master Plan how quick can you revise the Land
Development Code?
Response: Within 6 months or so.
Question 10: What make SR29 close to failing? What is the solution?
Response: The number of trips on various segments in the downtown area. The Pan
requires a study to be completed to address this in both the short term and
long term.
Question 11: Explain Policy to 6.1.7 Existing Mobile Homes within the Immokalee Urban
Area.
Response: It is proposed to be taken out of the plan. It was included to reestablish the
Site Improvement Plan process for nonconforming mobile homes. It became
controversial and it is not necessary to be in the Master Plan since the LDC can
and does address this issue so it is now recommended to be removed from the
plan.
Question 12: If the Immokalee Area Master Plan fails can some items in the Land
Development Code move forward?
Response: Yes, many can.
Question 13: Will changes go back to the Collier County Planning Commission?
Response: That is a decision for the BCC.
NOTE: Responses provided on 6 -7 -2012 by:
Bob Mulhere, FAICP
President/CEO
Mulhere & Associates, LLC
PO Box 1367
Marco Island FL 34146
P:239- 825 -9373
Email: rimulhere(a.gmail.com
IAMP Public Meeting Questions 5 -23 -12 & responses
G: \CDES Planning Services \Comprehensive \COMP PLANNING GMP DATA \Comp Plan Amendments \2007 -2008 Combined Cycle
Petitions \2008 Cycle Petitions \CP - 2008 -5 IAMP \Adoption Hearings \CP - 2008 -5 BCC AH \Reconsideration
2
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Memorandum
To: County Staff
9/11/2012 Item 9.A.
From: Christie Betancourt, Administrative Assistant, Immokalee Community Redevelopment
Agency
RE: May 30, 2012 IAMP Public Meeting Citizen Questions
Date: May 30, 2012
Question 1: Will it be harder to amend the Land Development Code?
Response: No, nothing in the IAMP will make amending the LDC harder.
Question 2: Does the Land Development Code have more power than the Master Plan?
Response: No, the Master Plan is the overriding document; however, the LDC typically
provides more specific detail in how the objectives of the IAMP are achieved
and so in this way, it is more detailed and the details become very important.
Question 3: What is going to be done about downtown parking?
Response: As is the case with most downtown redevelopment plans, parking is an
important issue. The IAMP reduces the amount of required private parking in
the downtown area, since the needs are lower in this area and this also hinders
redevelopment efforts. It is assumed that additional public parking will be
provided along Main Street, assuming at some future point the downtown
portion of SR 29 is reduces to two travel lanes. Of course if the redevelopment
of the downtown area is successful, public parking either in the form of surface
parking or parking structures may be desirable.
Question 4: What are we doing to educate the pedestrians to use the crosswalks in the
downtown area (SR 29)?
Response: This is something that can be better accomplished through design, and also
enforcement. The plan does deal with design but not the enforcement
component.
Question 5: Is Loop Road going to eliminate downtown? It was planned back in the boom
years shouldn't changes be considered?
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Response: Whether the Loop Road is a desirable transportation improvement is certainly
up to the community and perhaps other division - making bodies such as the
MPO, Florida DOT, Collier County Commission, and so forth. References to it
are in the plan because at the time of development of the plan the Loop Road
was include on the County's long Range Plan and the State was conducting a
PD & E study. The Loop road would not necessarily result in any negative
impact to downtown. Relocated truck traffic and Oerhaps some other
"through" traffic, and provided a direct connection from a future Loop Road to
the Immokalee Airport would be beneficial. Reducing the travel lanes say from
15t Street to 9th Street (and perhaps along a potion of 846 approaching Main
Street as well) would allow for slower traffic on Main Street, increased
pedestrian, bicycle, and transit user safety. This would also allow for more on-
street parking, and wider sidewalks allowing for greater pedestrian activity and
outdoor dining and shopping opportunities. If there are sufficient tourist
draws to the downtown area, including the casino, shopping, dining,
recreation, and so forth, coupled with appropriate signage, people will come to
the downtown area as a destination, not simply because they are "driving
through."
Question 6: If the Master Plan gets approved will all the trailer parks in Immokalee be
closed?
Response: The Plan does not now, nor did it ever include a provision to close all the trailer
(mobile home) parks.
Question 7: If the Master Plan gets approved will trailer park tenants be forced out?
Response: No, see response to #6 above.
Question 8: If the Master Plan is approved will it bring less traffic to the downtown area
and cause the businesses to close?
Response: No, just the opposite, the plan provides for numerous polices to incentivize and
promote the development and redevelopment of the downtown area, and to
allow for related increased traffic.
Question 9: If the Master Plan is approved will it be regulating out Mobile homes that exist
on individual properties?
Response: Yes, newly placed mobile homes on individual lots (excluding those that are
existing) will only be allowed as a temporary use while a principal home is
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being constructed. Presently mobile homes are allowed in the Ag zoned areas
that have a Mobile Home Overlay (mainly in the LR Subdistrict). The CRA
Advisory Board felt that continued proliferation of mobile homes on individual
parcels (outside of a mobile home park) would have a negative impact on
attraction of new workforce and middle class housing and that moving forward
traditional non - mobile home permanent single - family housing structures.
The language in the IAMP is as follows:
Policy 6.1.6: New Mobile Homes within the Immokalee Urban Area
New mobile homes shall be allowed in the Immokalee Urban Area as a
temporary residence as identified in LDC Section 5.04.02 C; or within an existing
mobile home park or subdivision; or as part of a new mobile home park or
subdivision approved in the Low Residential (LR) or Medium Residential (MR)
Subdistricts. Within two (2) years of the effective date of this Policy, [effective
, 20112012], the County will amend the LDC to prohibit the placement of new
mobile homes within the Immokalee Area except as provided for in this Policy.
Until such LDC amendment is adopted, new mobile homes shall be permitted as
provide herein, or if the use is allowed with the applicable underlying zoning
district, as is the case in the Agricultural district with a Mobile Home Overlay
(A -MHO) and the Village Residential (VR) district.
Question 10: Will county be working with the Mobile Home Parks in Immokalee? Is staff
going to make a plan?
Response: The BCC directed staff to work with nonconforming Mobile Home Park owners
to address issues and develop appropriate LDC amendments and /or individual
settlement agreements.
Question 11: Is the CRA, County and Consultants pushing this plan through for the Collier's?
Response: It is assumed that the term "Collier's refers to the Barron Collier Companies or
any affiliate or subsidiary thereof and /or Collier Enterprises or any affiliate or
subsidiary thereof. No, there is not one single provision in included in this Plan
that was requested by or otherwise developed specifically at the request of or
to benefit either one of these entities. Representatives of these companies did
participate in the process, and did in some cases ask for consideration of
certain provisions for inclusion in the Plan; however these requested
provisions were not included in the Plan
Question 12: What is the urgency of pushing through this plan and spending all this money
to pass this plan?
3
Packet Page -376-
9/11/2012 Item 9.A.
Response: We are unaware of any "urgency." This is the usual process for developing and
reviewing and processing a substantial Plan Amendment. If anything, this
process has had more public involvement and more time for debate and
review given the continuances. We are also unable to address the inference to
"spending all this money." The cost to develop the plan has already been
incurred. A significant amount of those costs predate the involvement of the
current consultant team. Finally, as previously discussed in other questions,
the Plan does not absolutely compel the County to find the funds to
accomplish the Plan Objectives and Policies, but rather to prioritize those
Objectives and Policies, and complete them as funding is available.
Question 13: What did the State of Florida say about this plan and what did they say about
budgeting for this plan?
Response: The Department of Community Affairs (DCA) issued an Objection, Comment
and Recommendation(ORC) Report that provide several objections,
Recommendations, Comments. The basis of these was the now repealed State
Growth Management Act and implanting Rule 91 -5 (also almost entirely
repealed). Regardless, it was absolutely normal and usual to receive an ORC
report from DCAA under those no longer existing provisions. Again, regardless,
we worked directly with the DCA over several months to address all of their
concerns and we made revisions to the plan (reflected in the version brought
to the BCC for its Adoption hearing). Attached to this document is a copy of the
response letter to the DCA outlining how we addressed the ORC issues, based
upon our discussions with DCA and mutual agreement on how to address their
concerns.
Question 14: How come the IAMP copies being handed out does not have stricken mobile
home language?
Response: Because that version is the version provided to the BCC at its Adoption hearing.
The recommendation to strike that language was presented to BCC at that
hearing but the Plan was continued (not acted upon), so it remains a
recommendation to the Board.
Question 15: Doesn't cap affect only the airport?
Response: It is assumed the term "cap" refers to the overall cap on commercial and
industrial square footage. That cap applies to the entire Immokalee Urban
Area, including but not limited to the Airport.
4
Packet Page -377-
9/11/2012 Item 9.A.
Question 16: Wasn't the purpose of this plan only to make recommendation on the existing
plan?
Response: No, the purpose was to review the existing Plan and amend it as deemed
necessary and desirable. That is exactly what has occurred.
NOTE: Responses provided on 6 -7 -2012 by:
Bob Mulhere, FAICP
President/CEO
Mulhere & Associates, LLC
PO Box 1367
Marco Island FL 34146
P:239- 825 -9373
Email: rimulhere(o)gmaii.com
IAMP Public Meeting Questions 5 -30 -12 & responses
G: \CDES Planning Services \Comprehensive \COMP PLANNING GMP DATA \Comp Plan Amendments \2007 -2008 Combined Cycle
Petitions \2008 Cycle Petitions \CP - 2008 -5 IAMP \Adoption Hearings \CP - 2008 -5 BCC AH \Reconsideration
Packet Page -378-
9/11/2012 Item 9.A.
Policy 6.17: Existing Mobile Homes within the Immokalee Urban Area
a. Existing mobile home located on individual lots or parcels and not located within an approved
mobile home park or subdivision may continue in any Future land Use District; however, said
mobile homes may only be enlarged, altered, improved or replaced in accordance with the
nonconforming provisions provided in LDC Section 0.03.00.
b. Existing mobile home parks th-.+ h.,.,,, an appFeved site de....i...,... eRt Plan (SDP) 9F c,f„
,.,.,.,Feye..,e.,* D an (SIP) as of the effective date of this Policy are allowed in all of Immokalee
Urban Area that alle,., . s;, e-Ati l ,,,,.,,,l.,.,w ent
Nonconforming Mobile Homes, Mobile Home Parks
d. The purpose of these provisions is to recognize that there are nonconforming mobile home
parks in the Immokalee Urban Area, to provide incentives to upgrade these parks while
requiring the elimination of substandard units, and to allow park owners to take advantage of
alternative development standards in order to cause some upgrading of conditions that would
normally be required of conforming mobile home parks. Nonconforming mobile home
developments /parks that were in existence before November 13, 1991, No Site Plan revision or
Agreement will be necessary between Collier County and a property owner.
From Mobile Home Parks Owners
Robert Davenport
239 - 825 -0434
05 -30 -12
Packet Page -379-
. .
Now "'1111
-- - - -- •• --
-- -
- - - - -- -- - - - -- - - --
- - - --
..
Nonconforming Mobile Homes, Mobile Home Parks
d. The purpose of these provisions is to recognize that there are nonconforming mobile home
parks in the Immokalee Urban Area, to provide incentives to upgrade these parks while
requiring the elimination of substandard units, and to allow park owners to take advantage of
alternative development standards in order to cause some upgrading of conditions that would
normally be required of conforming mobile home parks. Nonconforming mobile home
developments /parks that were in existence before November 13, 1991, No Site Plan revision or
Agreement will be necessary between Collier County and a property owner.
From Mobile Home Parks Owners
Robert Davenport
239 - 825 -0434
05 -30 -12
Packet Page -379-
9/11/2012 Item 9.A.
From: Anita Jenkins [mailto:alj1174 @aol.com]
Sent: Wednesday, May 30, 2012 02:20 PM
To: PhillippiPenny
Cc: 'Carrie Williams' <luckymecew@yahoo.com>
Subject: Proposed density and intensity blending
Penny,
On behalf of Williams Farms I have attached proposed changes to the density and intensity blending
policy. Following my review of the previous discussions and meeting minutes, and my familiarity with
both the RLSA and the TAMP, my findings and opinion are that Lake Trafford and the Camp Keais Strand
are of high natural resource and community value. A critical portion of this regional system flows through
Williams Farm and it is desirable to protect.
In order to incentivize the full protection of this area and the benefits to the entire system, the proposed
language encourages the placement of an easement of the property in exchange for four units per acre.
These units may be transferred into the Immokalee Urban area or the RLSA to lands that are under the
same ownership.
Please let Carrie and I know if you have questions or comments. Also, are you going to present this
information?
Best,
Anita Jenkins, AICP
(239) 825 -9322
Under Florida Raw, e -mail addresses are p ti�, m
ublic records. if you do not ant you, e -mail address released in response to a public records
request, do not send electronic mail to this entity. Instead, contact this office by telophone or in writing.
Packet Page -380-
9/11/2012 Item 9.A.
Density and Intensity Blending
This provision is intended to encourage unified plans of development and
to preserve the high quality wetlands, wildlife habitat, and other natural
features that exist within the Lake Trafford /Camp Keais Strand overlay
( LTCKS). In the case of properties which are in the LTCKS, and which
were in existence and under unified control as of October 22, 2002, the
allowable gross density and /or intensity may be shifted to Immokalee
Urban designated lands or lands within the RLSA which are under unified
control, and which are designated as a Stewardship Receiving Area
(SRA) in the RLSA. The allowed LTCKS density and /or intensity of 4 units
per acre may be shifted on an acre per acre basis. This Density and
Intensity Blending provision is further subject to the following conditions
and limitations:
a. The project in aggregate must be a minimum of 200 acres in
size and the Urban portion must be designated Recreation al/Tourist
District (RT) or Low Residential (LR) in the Immokalee Area Master Plan;
b. It must be demonstrated the lands designated have a high
natural resource value as indicated by the presence of Group 1 or Group
2 FLUCCS Codes score of greater than 1.2 (both as identified on the
Stewardship Credit Worksheet in the RLSA;
c. Density and Intensity may only be shifted from lands within
LTKCS overlay containing this high natural resource value (as
measured above) to the lands within the Immokalee Urban Area, or within
a contiguous SRA, on an acre per acre basis, providing such lands were
under unified control as of October
22, 2002; and
d. Lands within the LTCKS overlay area, from which the density
and /or intensity has been shifted, shall be placed in a conservation
easement in perpetuity.
Packet Page -381-
9/11/2012 Item 9.A.
I. INTRODUCTION
Immokalee has long been recognized as a distinct community within Collier County.
Immokalee's economy, geography, and demographic make -up are different than the rest of
Collier County. Approximately one -half of the land within the Immokalee Urban Area is presently
zoned and actively used for agriculture. The urban area is surrounded by productive crop lands
and environmentally significant habitat. Most Immokalee residents work within the agricultural
industry, and the majority of agricultural laborers originate from Mexico and Central America.
Statistics from the 2000 Census (the most comprehensive data for Immokalee currently
available), comparing Immokalee to the County as a whole, reflect some of the key socio-
economic differences, including age distribution, race and ethnicity, income, education and
housing.
The Immokalee Area Planning Commission was formed in 1965, and Immokalee was governed
under separate Zoning and Subdivision Regulations until 1982. While it is now included under
the county -wide Land Development Code, in 1991 the County again acknowledged the need for
Immokalee- specific land use regulation with the adoption of the first Immokalee Area Master
Plan as an element in the County's overall comprehensive plan.
Collier County first established the Immokalee Area as a Planning Community in its 1983
Comprehensive Plan. In 1989, the County adopted revisions to the comprehensive plan, now
called the Growth Management Plan (GMP), which included a requirement to develop an area
master plan for Immokalee. In 1991, the County adopted the first Immokalee Area Master Plan
(TAMP), as referenced in Policy 4.2 of the Future Land Use Element:
A detailed Master Plan for the Immokalee Urban designated area has been
developed and was incorporated into this Growth Management Plan in February,
1991. Major revisions were adopted in 1997 following the 1996 Evaluation and
Appraisal Report. The Immokalee Area Master Plan addresses conservation,
future land use, population, recreation, transportation, housing, and the local
economy. Major purposes of the Master Plan are coordination of land uses and
transportation planning, redevelopment or renewal of blighted areas, and the
promotion of economic development.
The IAMP is in addition to and supplements the goals, objectives, and policies, of the Collier
County Growth Management Plan. Due to the unique geographic, social, and economic
characteristics of the Immokalee Urban Designated Area as compared with urban Naples,
Coastal Collier County, and the State of Florida as a whole, the Board of County
Commissioners deemed it necessary to restudy the Immokalee Urban Designated Area. On
Existing IAMP is proposed to be completely replaced and struck- ihreugh. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text M i6.76 represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
TAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
May 27, 2003, the Board of County Commissioners adopted Resolution 2003 -192, which
established the Immokalee Area Master Plan Restudy Committee as an ad hoc advisory
committee to the board. The Committee was to serve for a period of one year. On September
28, 2004, the Board adopted Ordinance 2004 -62, extending the timeframe for the advisory
committee and renaming it the Immokalee Master Plan and Visioning Committee ( IMPVC). On
November 13, 2007, the Board adopted Ordinance 2007 -69, which extended the timeframe
again, providing for dissolution of the committee no later than December 31, 2009. The purpose
and duties of the Committee remain the same:
A. Assist in the development of any necessary Requests for Proposals (RFPs) for consulting
services.
B. Assist County staff with the review of general planning matters related to the Immokalee
Community. These could include housing, zoning, economic and /or other issues as may
be brought before the Committee.
C. Identify and provide the Board of County Commissioners the Committee recommendations
relative to:
1. road improvements;
2. economic incentives;
3. increasing the quality and quantity of affordable housing;
4. land uses and improvements relative to the Immokalee Regional Airport;
5. density increases in mixed -use districts;
6. restructuring of future land use designations and designation boundaries within the
Immokalee community;
7. the facilitation of construction of commercial development in commercial districts;
8. the preparation of revisions to current zoning districts and the development of
associated LDC (Ordinance 04 -41, as amended) standards; and
9. the review of the 5 -year Schedule of Capital Improvements relative to the Immokalee
community.
D. Assist in the development of revised goals, objectives, and policies, and land use
designation descriptions for the Immokalee Area Master Plan.
E. Assist in the review and updating of the Immokalee Area Master Plan in order to establish
consistency between the Master Plan and the County Rural Lands Stewardship Area
Overlay provisions.
The IMPVC has been working steadily towards achieving these goals over the last five years.
The adoption of the revised IAMP and revised Immokalee Master Plan Future Land Use Map
represents the first step in completing the objectives of the Committee. The Collier County LDC
(Ordinance 04 -41, as amended) will be updated next to implement the Goal, Objectives, and
2
Existing IAMP is proposed to be completely replaced and struck through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text ffififfffiffMIMM represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
Policies of the TAMP, followed closely by an update to the Capital Improvements Plan, and the
creation of a long -term transportation plan.
II. NEW DIRECTIONS
The residents of Immokalee see new possibilities for their community with the development of
this Master Plan. With the development of this new Master Plan, Immokalee has chosen to
focus on opportunities rather than challenges. Immokalee is committed to redefining its future,
revitalizing its community, and developing a new mission that focuses on strengthening and
diversifying its economy, embracing cultural diversity, and welcoming visitors to "this place we
call home."
Economic opportunity lies in Immokalee's diverse community. Many residents have roots in
Mexico, Central America, Haiti, and various other Caribbean nations. This multicultural heritage
should be embraced and used to develop a local marketing strategy. This diversity should guide
the redevelopment and design of downtown in order to create a distinct area that will attract new
business and visitors. Revitalization of the Main Street commercial corridor will be designed to
embrace this cultural diversity; take advantage of the traffic generated by the Immokalee
Seminole Casino and the growing Stewardship Receiving Areas, including the Town of Ave
Maria; and create new public plazas and gathering spaces. These public plazas and spaces will
be designed within an appropriate streetscape to foster walkability and a mixture of uses,
including entertainment and cultural events, and will position Immokalee to attract new residents
and visitors to the downtown area.
The diversity of Immokalee extends to its unique natural surroundings, which can also be a
great benefit to the local economy. Lake Trafford, at Immokalee's western boundary, as well as
other adjacent vast natural areas, which include historic working ranches, provide an excellent
opportunity to market Immokalee as an ecotourist destination. Immokalee provides a gateway to
the Everglades, a world- renowned ecotourist destination. Ecotourists come to an area to
experience the natural, rather than the built, environment. Lake Trafford and its environs offer
opportunities for boating, fishing, camping, and hiking, and the chance to experience natural
Florida and this freshwater frontier.
Agriculture continues to be the major local industry and Immokalee residents recognize
emerging opportunities for new agricultural - related businesses. Increasing fuel costs,
apprehension related to food security, and environmental concerns have increased the demand
for safe, sustainable, and domestically produced foods and energy sources. Immokalee has an
opportunity to create a new farmers' market or expand the existing state farmers' market to
serve the regional demand for fresh produce.
3
Existing IAMP is proposed to be completely replaced and struck #. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text'' represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
TAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
Additionally, residents see opportunities emerging from the regional economy and the strategic
location of Immokalee in the region. Immokalee will not remain isolated in the future. One state
arterial (SR 29) runs through the downtown, while another ends just three miles north of
downtown (SR 82). A major county road (CR 846, Immokalee Road), connects Immokalee to I-
75. Planned capacity improvements to SR 82 and SR 29 will open up the area to more travel,
and planned roadway expansions, including a SR 29 Loop, will further improve the accessibility
to and from Immokalee, helping it to become a tourist destination and a distribution center for
goods and services.
Improvements to the roadway system, both regionally and within the Immokalee Urban Area,
are just one part of how the overall transportation will improve in the future. The Immokalee
Regional Airport (IMM) is designated as an official U.S. Port of Entry, with its own full - service
Customs Office, supporting both international and domestic trade opportunities, and is a
growing cargo service airport. The Florida Tradeport operates within a Foreign Trade Zone
( #213), State Enterprise Zone, Federal Enterprise Community, and Hub Zone. It provides direct
access to over 2,000 acres of industrial -zoned property and two paved 5,000 x 150 foot
runways equipped for Global Position Satellite (GPS) and instrument approaches.
The opportunities available through development of the Tradeport are particularly significant
given that the Economic Development Council of Collier County (EDC) estimates the County will
need an additional 3,685 acres of new business park lands by 2030. The EDC has been
working to attract research clusters to Collier County to diversify the economy, which is currently
highly dependant on only three industries: agriculture, construction, and tourism and services.
The three targeted industry clusters are: health and life science; computer software and
services; and distribution. Given its location, access to major roads, connectivity with other parts
of the state, availability of developable land, and the airport, Immokalee is a prime location for
the new distribution industry that the EDC has identified as being vital to the growth and
diversification of Collier County's economy.
Another potential for economic growth lies in anticipated development in areas surrounding
Immokalee. As new towns in eastern Collier County develop, needed government services and
departments could be centrally located in Immokalee to serve the eastern portion of the County.
III. IMMOKALEE AREA MASTER PLAN PRIORITIES
The Immokalee Area Master Plan has been developed to emphasize these identified
opportunities and strengths. The first goal requires the development of an Immokalee specific
prioritized list of capital improvements and other activities desired to be funded each year.
Overall, each of the eight goals support economic development and diversity, but Goal Two,
4
Existing IAMP is proposed to be completely replaced and struck4hreu94. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text ''`" represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
TAMP Version Dated April 4, 2012
Packet Page -385-
9/11/2012 Item 9.A.
specifically makes economic development a priority, and the objectives and policies set forth
specific ways to promote and diversify the local economy and create a positive business
climate.
The third goal, and its objective and policies, deal with housing. Mobile homes have historically
provided a significant percentage of the housing in Immokalee, and have provided affordable
homes. Adequate housing for farmworkers must continue to be addressed. Gap housing and
other "market- rate" housing, which provides housing for middle -class families, has been
historically underrepresented in the Immokalee market. Affordable- workforce housing will
continue to be needed in the community. Note that the terms Gap and Affordable Workforce
Housing are defined in the Collier County LDC (Ordinance 04 -41, as amended). The fourth goal
and set of objectives address infrastructure and public services. Parks and recreational
opportunities to serve the young families in Immokalee are the first public infrastructure item
discussed. Transportation is a major component of any community's public infrastructure needs,
and while county -wide issues are still dealt with in the county Transportation Element, this
portion addresses Immokalee's local roads and needed public safety improvements to protect
pedestrians and bicyclists. Other important public services include stormwater management and
solid waste, which are addressed as well.
The fifth goal and related objective deals with natural resource protection and how to promote
eco- tourism within Immokalee. While the Conservation and Coastal Management Element still
applies, significant natural resources within the Immokalee Urban Area and ecotourism
opportunities are addressed here.
Land use is an integral component of any master plan, and the sixth goal and its objective and
policies deal with this issue. Mixed -use, pedestrian - scaled development is important, as is
allowing development in appropriate locations, at densities and intensities that will attract new
development.
Urban form and design are addressed in the seventh goal. These objectives and policies are
generally concerned with how to create a theme or brand for Immokalee, provide safe multi -
modal transportation, and develop site design and development standards appropriate for
Immokalee, rather than continuing to apply standards developed for coastal Collier.
The eighth and last goal, objective, and related policies are concerned with interlocal and
intergovernmental coordination, to address current service issues and to continue collaboration
with appropriate organizations in the future.
5
Existing IAMP is proposed to be completely replaced and struck -t . This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
TAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
GOAL 1: TO ANNUALLY IDENTIFY THE PRIORITIES OF THE IMMOKALEE COMMUNITY
AND THE IMMOKALEE PORTION OF THE COLLIER COUNTY COMMUNITY
REDEVELOPMENT AGENCY RELATED TO CAPITAL IMPROVEMENTS AND OTHER
ACTIVITIES THAT WILL FURTHER THE GOALS, OBJECTIVES AND POLICES OF THE
TAMP, IN RECOGNITION OF LIMITED FUNDING AND STAFF RESOURCES.
OBJECTIVE 1.1:
The Immokalee Portion of the Collier County Community Redevelopment Agency (CRA) shall,
on an annual basis, develop a prioritized list of Immokalee specific capital projects and other
activities, programs, studies, and so forth that further the Goals, Objectives, and Polices of this
Master Plan. The CRA shall also indentify any potential funding sources, for all or a portion of
the projected cost, associated with these projects and activities. This list shall be provided to the
BCC during its annual budgeting process in order to allow the BCC to consider the Community's
priorities in relation to available funding and staffing resources.
Policy 1.1.1 Fiscal and Operation Constraints
A number of Objectives and Policies set forth in the IAMP provide for optimal timeframes within
which the Objective or Policy is intended to be accomplished. Given limited funding and staff
resources, and in consideration of the prioritized list submitted to the BCC annually by the CRA,
the BCC may extend these optimal timeframes pursuant to available funding and /or operational
constraints. Any Objectives and Policies that have not been accomplished may be reviewed and
reconsidered as part of the County's Evaluation and Appraisal (EAR) process.
Existing IAMP is proposed to be completely replaced and struck. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text MUMMER represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
GOAL 2: ENHANCE AND DIVERSIFY THE LOCAL ECONOMY OF THE IMMOKALEE
COMMUNITY
Adopted LAMP Reference:
GOAL 6: ENHANCE AND DIVERSIFY THE LOCAL ECONOMY OF THE IMMOKALEE
COMMUNITY AS DETAILED IN THE ECONOMIC ELEMENT OF THE GROWTH
MANAGEMENT PLAN.
OBJECTIVE 2.1:
To actively pursue, attract, and retain business enterprise in the Immokalee Area.
Adopted LAMP Reference:
OBJECTIVE 6.9:
The County shall promote economic development opportunities throughout the Immokalee
Urban Area_
Policy 2.1.1: Commercial and Trade Hub
In recognition of Immokalee's strategic location within Collier County and southwest Florida, and
the Foreign Trade Zone, Community Redevelopment Area, Enterprise Zone, Federal Enterprise
Community, Historically Underdeveloped Building (HUB) Zone, and Rural Area of Critical
Economic Concern designations, and the economic or funding opportunities resulting from
those designations, Collier County, subject to Policy 1.1.1, will:
• Support the CRA and other economic development entities in actively promoting and
positioning Immokalee as a regional commercial and trade hub for businesses seeking
to locate or expand into Southwest Florida;
• Encourage the CRA and other economic development entities in the marketing of
commercial and industrial opportunities in Immokalee;
• Support the CRA in pursuing grants and funding from government, non - governmental
organizations, or private sector partnerships.
Policy 2.1.2: Florida Tradeport/Immokalee Regional Airport
Collier County will encourage the promotion of economic development opportunities at the
Immokalee Regional Airport/Florida Tradeport and the surrounding commercial and industrial
areas.
Existing IAMP is proposed to be completely replaced and struck- thFeugh. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -388-
9/11/2012 Item 9.A.
Adapted LAMP Reference;
POLICY 6.1.1:
The County, in cooperation with the Immokalee Chamber of Commerce, the Collier County
Airport Authority, and the Economic Development Council, shall continue to promote
economic opportunities at the Immokalee Regional Airport and the surrounding commercial
and industrial areas
Policy 2.1.3: Mitigation Banking and /or Targeted Acquisition Lands
Within two (2) years of the effective date of this policy [effective , ;` and
subject to Policy 1.1.1, Collier County will explore the feasibility of utilizing privately owned
undeveloped parcels with significant wetland, upland, or listed species habitat value, as a listed
species habitat conservation bank or wetland mitigation bank to compensate for wetland or
listed species impacts associated with development within the Immokalee Urban Area, for
mitigation required by state and federal agencies, or for off -site preservation when allowed. The
purpose of such a mitigation bank and /or identification of lands targeted for acquisition within
the Immokalee Urban Area, in addition to the ecological benefits, is to facilitate and expedite
permitting of development and redevelopment on other more appropriate lands within the
Immokalee Urban Area. During this period, the County shall develop a map depicting the
preferred lands to be targeted for mitigation or acquisition by public or private parties. Incentives
and regulatory requirements shall be included in the LDC (Ordinance 04 -41, as amended) to
direct mitigation to or acquisition of these targeted lands and to direct development away from
such lands.
0
Existing IAMP is proposed to be completely replaced and struck thmugh. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text 5ffilfilfiliffis represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
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9/11/2012 Item 9.A.
OBJECTIVE 2.2:
To create a business climate that will enhance and diversify the Immokalee Area economy and
increase employment opportunities, to improve the quality of life for Immokalee residents.
Adopted IAMP Reference:
POLICY 6.1.4:
Ensure that economic policies, programs and incentives pursued by Collier County within the
Immokalee Urban Area are managed so as to provide a benefit to the community.
Policy 2.2.1: Expedited Review
Within two (2) years of the effective date of this policy [effective subject
to Policy 1.1.1, Collier County will review and amend or expand, as necessary, the fast -track
and expedited review program for projects that provide a positive economic benefit to the
Immokalee economy, specifically including affordable, gap, and farmworker housing and
targeted industries. During this period, criteria will be developed to be used as a guide for
determining what will qualify a project for this expedited review program.
Policy 2.2.2: Pre - Certified Commercial /Industrial Sites
Collier County will encourage the development of targeted manufacturing, light industrial, and
other similar uses by identifying appropriate locations for those uses, and by streamlining the
permitting and approval process for commercial and industrial development within the
Immokalee Urban Area. Collier County will review the existing Certified Sites Program,
presently administered by the Economic Development Council of Collier County (EDC), and
propose improvements to the program within two (2) years of the effective date of this policy
[effective fflJ and subject to Policy 1.1.1.
Policy 2.2.3: Home Occupations
Collier County will amend the LDC (Ordinance 04 -41, as amended), subject to Policy 1.1.1, to
create more flexibility for home -based businesses in the Immokalee Urban Area, thereby
allowing additional opportunities for home -based occupations.
Policy 2.2.4: Financial Incentives
Collier County will develop a comprehensive financial incentive strategy to promote economic
development in the Immokalee area and identify funding sources to maintain adequate funding
of such incentive programs.
9
Existing IAMP is proposed to be completely replaced and struck through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text ffiffawaffaam represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
Policy 2.2.5: Agriculture - Related Business Uses
In recognition of the economic importance of agriculture, the County will amend the LDC
(Ordinance 04 -41, as amended) to allow agriculture - related business uses, such as fruit and
vegetable stands, farmers markets, and agritourism related uses, within certain, to be
determined, non - agricultural zoning districts, within two (2) years of the of the effective date of
this Policy [effective BRIM, subject y
ect to Policy 1.1.1.
OBJECTIVE 2.3:
To promote and expand tourism, recreation, entertainment, and cultural opportunities in
Immokalee in order to diversify the Immokalee economy, and improve quality of life.
Adopted LAMP References:
GOAL 4:
IN A COST EFFICIENT MANNER, PROVIDE AMPLE, HIGH QUALITY AND DIVERSE
RECREATIONAL OPPORTUNITIES FOR THE IMMOKALEE COMMUNITY.
OBJECTIVE 6.1:
The County shall promote economic development opportunities throughout the Immokalee
Urban Area.
Policy 2.3.1: Recreational, Entertainment and Cultural Opportunities
Collier County, subject to Policy 1.1.1, will encourage the expansion of entertainment, cultural
and recreational opportunities, such as restaurants, movie theaters, museums, and public
spaces, within two (2) years of the effective date of this Policy [effective 1 0 N 1.
It is anticipated that the County will work with the CRA, Chamber of Commerce, the Naples
Marco Island Everglades Convention and Visitors Bureau, and other public and private
organizations to promote these opportunities.
Policy 2.3.2: Eco- tourism
Collier County, subject to Policy 1.1.1, will encourage the development of ecotourism in the
Immokalee Area, with a particular focus on Lake Trafford and surrounding RT designated lands.
It is anticipated that the County will work with the CRA, Chamber of Commerce, the Naples
Marco Island Everglades Convention and Visitors Bureau, and other public and private
organizations to promote these opportunities.
Policy 2.3.3: Seminole Casino Immokalee
10
Existing IAMP is proposed to be completely replaced and struck_thFew9'. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text �" „' represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
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9/11/2012 Item 9.A.
Collier County will continue efforts to work with the Seminole Tribe to: a) integrate future plans
for the Casino and Reservation within an Immokalee -wide tourism development and marketing
campaign; and b) address impacts of the expansion of the Casino, the Resort Hotel and other
resort structures and uses on the community and surrounding area.
Policy 2.3.4: Entertainment Area
In recognition of the fact that the casino is a significant attraction, Collier County, subject to
Policy 1.1.1., will encourage the development of an entertainment area near the casino that is
complementary and connected to Immokalee's existing downtown core.
OBJECTIVE 2.4:
To enhance and expand educational and cultural facilities and opportunities in Immokalee.
Policy 2.4.1: Research and Development
Collier County subject to Policy 1.1.1, will seek to attract educational research facilities, similar
to the Southwest Florida Research and Education Center, to Immokalee. It is anticipated that
the County will work with the CRA, public and private colleges and universities, and other public
and private organizations to promote these opportunities.
Policy 2.4.2: Cultural Programs and Facilities
Collier County will identify cultural programs and facilities to address the needs of Immokalee
residents and visitors subject to Policy 1.1.1.
OBJECTIVE 2.5:
To promote and support development and redevelopment initiatives in the Immokalee Area.
Adopted IAMP Reference:
OBJECTIVE 6.1:
The County shall promote economic development opportunities throughout the-Immokalee
Urban Area.
11
Existing IAMP is proposed to be completely replaced and struck-thrsugh. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text liffiffiffillown represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
Policy 2.5.1: Technical Assistance
Within two (2) years of the of the effective date of this Policy [effective slim ,
subject to Policy 1.1.1, Collier County will review existing programs meant to provide technical
assistance for the establishment and permitting of new or expanding businesses and make
recommendations to better implement these programs. This technical assistance will be made
available through the CRA. It is anticipated that Collier County will work with the CRA, and
public and private organizations, to complete this review and make recommendations.
Policy 2.5.2: Infill and Downtown Redevelopment
Collier County will promote infill development and redevelopment within the Commercial -Mixed
Use Subdistrict through amendments to the Land Development Code (LDC) (Ordinance 04 -41,
as amended) that facilitate mixed -use projects and provide for flexible performance -based
incentives.
Policy 2.5.3: Alternative Funding
Collier County may seek to partner with Front Porch Florida and other similar entities to promote
or expedite the development and redevelopment of residential structures and properties within
Immokalee by pursuing alternative funding sources on an ongoing basis.
12
Existing IAMP is proposed to be completely replaced and struck- threugh. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text 15151165111111M represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
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9/11/2012 Item 9.A.
GOAL 3: TO PROVIDE A DIVERSITY OF SAFE AND SANITARY HOUSING FOR ALL
RESIDENTS OF THE IMMOKALEE URBAN AREA.
Adopted LAMP Reference:
GOAL 2:
CREATE AN ENVIRONMENT WITHIN WHICH ALL WORKING, DISABLED AND
RETIRED RESIDENTS, AND THEIR IMMEDIATE FAMILIES, WILL HAVE A
REASONABLE OPPORTUNITY TO PROCURE SAFE, SANITARY, AND AFFORDABLE
HOUSING CONSISTENT WITH THE DESIRED CHARACTER OF THE AREA AS
IDENTIFIED IN THE IMMOKALEE AREA MASTER PLAN.
OBJECTIVE 3.1:
Collier County shall coordinate with federal, state, local and private agencies to address
farmworker housing and migrant labor camp needs for Immokalee.
Adopted IAMP Reference:
OBJECTIVE 2.4:
There shall be an annual effort to coordinate with federal, state, local and private agencies to
seek funding to meet the housing needs as identified in the Housing Element of the Growth
Management Plan and to assure consistency with federal, state and local regulations
concerning migrant labor camps.
Policy 3.1.1: Farmworker Housing Land Development Regulations
Collier County, subject to Policy 1.1.1, will review and revise, as necessary, the LDC provisions
regulating Farmworker Housing within the Immokalee Urban Area to eliminate regulations that
are duplicative to Federal and State provisions, specifically in regards to farmworker housing
and migrant labor camps for seasonal workers with temporary, non - immigrant visas.
Policy 3.1.2: Agricultural and Housing Partnerships
Collier County will encourage local agricultural growers to work in partnership with housing
organizations to provide affordable and suitable housing for migrant and seasonal farmworkers.
13
Existing IAMP is proposed to be completely replaced and struck -through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text FO' ` represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
OBJECTIVE 3.2:
Collier County shall promote the conservation and rehabilitation of housing in Immokalee
neighborhoods.
Adopted LAMP Reference:
OBJECTIVE 2.9:
Collier County shall promote the conservation and rehabilitation of housing in Immokalee
neighborhoods.
Policy 3.2.1: Targeted Redevelopment Areas
Collier County will promote the development and redevelopment of housing within targeted
redevelopment areas. Targeted redevelopment areas include neighborhoods with occurrences
of substandard structures, vacant parcels or groups of vacant parcels, and areas where issues
of compatibility between land uses exits. Collier County, subject to Policy 1.1.1, will review the
2004 Immokalee Housing Condition Inventory to determine if the findings of the Inventory are
still valid, and, if necessary, update the Inventory to accurately identify targeted redevelopment
areas.
Policy 3.2.2: Funding Opportunities
Collier County, subject to Policy 1.1.1, in coordination with federal, state, and other local
agencies and private organizations will seek funding for the housing needs identified in the
Immokalee Housing Condition Inventory.
Policy 3.2.3: Substandard Housing
Collier County, subject to Policy 1.1.1, will periodically update its program for the repair,
removal, or replacement of substandard housing units, based on the most recent Immokalee
Housing Condition Inventory.
Adopted LAMP Reference:
Policy 2.3.3:
The Code Enforcement Department will prioritize the enforcement of codes related to
substandard housing that constitutes a serious threat to the public's health, safety and
welfare. Policies on demolition of such structures will be enforced and the Code Enforcement
Board used to levy appropriate fines.
14
Existing IAMP is proposed to be completely replaced and struck -t . This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text ' represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
[AMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
Policy 3.2.4: Displaced Occupants
Collier County will coordinate with local non - profit social service organizations to provide
relocation assistance for occupants who are displaced from substandard dwelling units, subject
to Policy 1.1.1.
Policy 3.2.5: Housing Code Enforcement
Collier County shall make reasonable effort to require that substandard housing be brought into
compliance or eliminated. Enforcement efforts will focus on properties that are abandoned,
owned by an absentee landlord, or whose operation is not in compliance with the Collier County
Land Development Code.
Adopted IAMP Reference:
Policy 2. 1.2:
Collier County shall assist in upgrading existing neighborhoods through active code
enforcement, and providing capital improvements in such neighborhoods.
and
Policy 2.3.3:
The Code Enforcement Department will prioritize the enforcement of codes related to
substandard housing that constitutes a serious threat to the public's health, safety and
welfare. Policies on demolition of such structures will be enforced and the Code Enforcement
Board used to levy appropriate fines.
OBJECTIVE 3.3:
The County will continue to explore and provide innovative programs and regulatory reforms to
reduce development costs and promote safe and sanitary affordable- workforce housing for
Immokalee residents.
Adopted IAMP Reference:
OBJECTIVE 2.3:
The County will continue to explore and provide innovative programs and regulatory reforms
that reduce the costs of development and maintenance of safe and sanitary affordable -
workforce housing for Immokalee residents.
Policy 3.3.1: Housing Grant Opportunities
Collier County, in coordination with the CRA,
affordable- workforce housing.
will pursue government grants and loans for
15
Existing IAMP is proposed to be completely replaced and struck -t . This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text WiliffiRofflWo represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
Adopted LAMP Reference:
Policy 2.4.1:
The County Operations Support and Housing Department will meet with representatives of
the Rural Economic Development Administration to improve the County's ability to attract
government grants and loans to develop affordable- workforce housing.
Policy 3.3.2: Affordable - Workforce and Gap Housing Incentives
Collier County, subject to Policy 1.1.1, will review its affordable- workforce housing (including
gap) incentives to determine the effectiveness of existing provisions and whether additional
incentives are necessary or desired.
16
Existing IAMP is proposed to be completely replaced and struck- thoough. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text 601111HUMON represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
GOAL 4: TO PROVIDE ADEQUATE AND EFFICIENT PUBLIC INFRASTRUCTURE AND
FACILITIES FOR THE IMMOKALEE URBAN AREA.
OBJECTIVE 4.1:
To provide a comprehensive system of parks and recreational facilities that supports diverse
active and passive recreational activities within the Immokalee area.
Adopted .TAMP Reference:
OBJECTIVE 4.1:
Collier County shall implement a parks and recreation program for immokalee that is
equivalent to Collier County standards, taking into consideration plans that reflect citizens'
recreational preferences and offer recreational opportunities for all age groups.
Policy 4.1.1: Priority Park Sites
Collier County will prioritize the development of future parks within, or adjacent to, the most
densely populated urban areas to ensure convenient access by the majority of residents, and in
coordination with the CRA, will identify locations for public plazas, greens, or urban parks.
Adopted LAMP Reference:
Policy 4.1.2:
The County Public Services Division may locate future parks within designated
Neighborhood Centers and within other areas that serve the needs of the community. This
may be accomplished through funding methods including, but not limited to, the County's
purchase of land, private sector land donations or through an interlocal agreement between
Collier County and the Collier County School Board
Policy 4.1.2: Community Input
Collier County will solicit community input to ensure provision of appropriate facilities to address
the demographics of the Immokalee Area.
17
Existing IAMP is proposed to be completely replaced and struck through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text " � represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
Adopted LAMP Reference:
Policy 4.1.1:
In accordance with Objective 3. 1, and subsequent policies, of the Recreation and Open
Space Element, the County Parks and Recreation Department shall, by 2010, develop a
Community and Regional Park Plan.
The plan and budget will be based upon such things as a survey of the preferences and
priorities of Immokalee's seasonal and permanent population. The survey should include:
a. Questions concerning community -wide and neighborhood park recreation issues.
b. Differentiates by neighborhood the estimates of the population's priorities among
alternative combinations of types of parks and recreation sites, facilities, equipment,
and services.
C. Be conducted during peak permanent and seasonal population periods.
Policy 4.1.3: Expansion of Parks and Trails
Collier County will expand the network of parks and connect recreational areas throughout the
community where appropriate and feasible, subject to Policy 1.1.1, and as identified in the Parks
Master Plan, to be developed after adoption of this Master Plan.
Adopted TAMP Reference:
Policy 4.1.2:
Collier County shall ensure that government services and facilities related to parks and
recreation are provided concurrent with the impacts of development.
Policy 4.1.4: Encourage Active Lifestyles
Collier County will encourage outdoor activity and active lifestyles by creating new recreational
facilities, such as ball fields, soccer fields, basketball courts, tot lots, and jungle gyms, as
appropriate to Immokalee's demographics and as feasible, subject to Policy 1.1.1.
Policy 4.1.5: Use of Vacant Residential Parcels
Subject to Policy 1.1.1, Collier will consider acquiring vacant residential parcels in order to
develop new neighborhood parks. These parcels may be small in size and should be evenly
distributed throughout the community.
18
Existing [AMP is proposed to be completely replaced and struck -t . This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text Wfilafii�' represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
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9/11/2012 Item 9.A.
Policy 4.1.6: Park Amenities
Collier County will evaluate park amenities and identify deficiencies, such as drinking fountains,
shelters, lighting, sanitary facilities, and emergency phones for the convenience and security of
park users. The list of needed improvements will be updated in the most recent Community and
Regional Park Master Plan.
OBJECTIVE 4.2:
To provide a network of roads, sidewalks, and bike paths to support growth, to provide for the
safe and convenient movement of pedestrians, motorized, and non - motorized vehicles.
Adopted 1A MP Reference:
OBJECTIVE 5.1:
The County shall provide for the safe and convenient movement of pedestrians, motorized and
non - motorized vehicles.
Policy 4.2.1: Bicycle and Pedestrian Pathways Plan
Related to pathways specifically in the Immokalee Urban Area, the Collier County 5 -Year
Pathways Plan will give priority to linking existing and future residential neighborhoods with
commercial and employment areas, as well as schools, libraries, community parks, recreation
sites and other public service areas. Input will be sought from landowners and residents to
identify priority. The Collier County 5 -Year Pathways Plan will depict existing and planned
future pathways for the Immokalee community, subject to Policy 1.1.1.
Adopted IAMP Reference:
Policy 5.1.2:
The Collier County 5 -Year Pathways Plan, prepared by the Metropolitan Planning Organization
with the assistance of the Pathway Advisory Committee, shall give priority to linking existing and
future residential neighborhoods to each other, designated neighborhood centers, commercial,
employment and public service areas. This plan will reflect the unique needs of the Immokalee
community and also take into consideration the need for pedestrian walkways in Immokalee
Policy 4.2.2: Long Range Transportation Improvements
Collier County will explore the possibility of accelerating the implementation of the Collier
County Metropolitan Planning Organization's Long Range Transportation Plan, subject to
available funding, as a precursor to initiating new investment in the Immokalee area. In
particular, the County will support and encourage:
19
Existing IAMP is proposed to be completely replaced and struck- ihreugh. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text WifilffiffiffiW, represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
• the Florida Department of Transportation in the widening of SR 82 between 1 -75 and SR
29 as a first step in improving transportation access to Immokalee;
• the building of the SR 29 Bypass Route to create direct access to SR 82 and SR 29 from
the Immokalee Regional Airport and Florida Tradeport;
• the Florida Department of Transportation to improve road conditions along State -owned
roads;
• the creation of new, or expansion of existing, transportation corridors that improve
access between Immokalee, the City of Naples, and coastal Collier County; and
• the creation of new collector roads, including the Little League Road extension near
Lake Trafford, to handle increased future population growth and traffic in that area.
Policy 4.2.3: Access from Immokalee Airport to Future SR 29 Bypass
Collier County will coordinate with the Florida Department of Transportation (FDOT), and with
landowners and other stakeholders, to identify one or more preferred routes to connect the
Airport and the future SR 29 Bypass, subject to Policy 1.1.1.
Policy 4.2.4: Safety Improvements
Collier County will develop a plan identifying locations for new traffic signals, signage,
crosswalks, bikepaths, and street lighting for the purpose of improving pedestrian and bicycle
circulation and safety within prioritized areas within the Municipal Service Taxing Unit (MSTU)
as part of the Walkability Study funded by the Collier Metropolitan Planning Organization,
subject to Policy 1.1.1.
Policy 4.2.5: Public Transit Routes
Collier County will consider expansion of public transit routes to comprehensively cover the
downtown area, connect significant employment centers and public facilities, and interconnect
to adjacent communities, where deemed appropriate and subject to Policy 1.1.1.
Policy 4.2.6: Enhanced Transit Services
Collier County will encourage the provision of a wide array of transit services, such as bike -and-
ride and medical transport, subject to Policy 1.1.1.
Policy 4.2.7: Transportation Concurrency Alternatives (for SR 29)
Within two (2) years of the effective date of this Policy [effective Collier
County shall identify alternatives methods to allow non - residential development in the
Immokalee Urban Area to proceed with limited exceptions and /or a mitigated waiver from
existing concurrency requirements due to the economic and job creation benefits such
20
Existing IAMP is proposed to be completely replaced and struck through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text 11110061#161W represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
TAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
development would provide. Funding for the alternatives to concurrency feasibility analysis will
be provided by the Immokalee CRA. The following shall be considered as a part of the analysis:
a. Establishing a Transportation Concurrency Exception Area (TCEA) or Transportation
Concurrency Management Area (TCMA) or other alternative that would allow limited
exceptions and /or mitigated waivers from concurrency for economic development,
diversity, and job creation in the Immokalee Urban Area; and
b. Potential limitations on such exceptions and /or waivers from concurrency including:
1. Limiting applicability to certain locations in the Urban Area such as the Airport/
Tradeport, other lands around the airport, and the Central Business District
corridor (Urban Infill designated lands);
2 Requiring a case -by case approval of any such exception or waiver based upon
certain targeted and measurable objectives, including Transit Oriented Design,
job creation and other commitments by the developer that would be deemed to
be beneficial to the community; and
3. Limiting the duration, or requiring mandatory periodic reviews, of the continued
feasibility of any such exception or waiver process.
OBJECTIVE 4.3:
To improve stormwater management and surface drainage in Immokalee.
Policy 4.3.1: Immokalee Stormwater Master Plan
Within two (2) years of the effective date of this Policy [effective J, subject
to Policy 1.1.1, Collier County will implement, to the degree necessary on a phased schedule,
the Immokalee Stormwater Master Plan and its recommendations for the particular locations
(Lake Trafford, Fish Creek, Madison Creek Ditch, and Sanitation Road Slough Cross -Drain
Additions) where significant drainage issues are known.
OBJECTIVE 4.4:
To provide an efficient and economical solid waste management system that ensures public
health and safety, and protects the environmental resources of the area.
Policy 4.4.1: "Clean Immokalee" Plan
Collier County will develop a "Clean Immokalee" Plan to improve the physical appearance of the
streets and lots through education, enforcement, and clean -up activities by � This
program will solicit input and participation from community organizations and neighborhood
associations.
21
Existing IAMP is proposed to be completely replaced and struck through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text1 represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
GOAL 5: TO PROTECT IMPORTANT NATURAL RESOURCES THROUGH THE
IMPLEMENTATION OF IMMOKALEE- SPECIFIC DEVELOPMENT STANDARDS AND
POLICIES.
OBJECTIVE 5.1:
To address the protection of natural resources in Immokalee, including Lake Trafford and
connected wetland systems and listed species habitat including upland habitat used by listed
species, through incentives and innovative techniques not otherwise addressed in the
Conservation and Coastal Management Element.
Policy 5.1.1: Incentives and Innovative Land Development Regulations
Collier County will promote the preservation of native vegetation in the Immokalee Urban Area
exceeding the minimum required amounts set forth in CCME Policy 6.1.1, and pursuant to IAMP
Policy 2.1.3. This may be accomplished by utilizing incentives and innovative land development
regulations, including but not limited to: cluster development, transferable development rights,
density bonuses, and flexible development standards to incentivize infill development and
redevelopment within targeted MR, HR, C -MU and I -MU designated lands. In order to qualify
for any such incentives, on -site or off -site preservation, if allowed in specifically targeted areas
within the Immokalee Urban designated area, shall exceed the minimum applicable amounts set
forth in Policy 6.1.1. by at least 10 percent. Incentives may be provided based upon a sliding
scale, providing greater levels of incentive for greater amounts of preservation above the
applicable minimum amounts set forth in Policy 6.1.1.
Within two (2) years of the effective date of this Policy [effective , _.. subject
to Policy 1.1.1, the County will explore the feasibility of adopting a TDR program in the
Immokalee Urban Area to further this Objective and Policy 2.1.3.
Within two years of the effective date of this Policy [effective the LDC
(Ordinance 04 -41, as amended) subject to Policy 1.1.1, shall be amended to provide for other
incentives and innovative land development regulations, including but not limited to cluster
development and flexible development standards, that do not require an amendment to the
TAMP.
22
Existing IAMP is proposed to be completely replaced and struck through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text somelisime represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
TAMP Version Dated April 4, 2012
Packet Page -403-
9/11/2012 Item 9.A.
Policy 5.1.2: Lake Trafford Development
Recognizing the importance of Lake Trafford, and the surrounding wetlands and natural habitat
to the ecosystem, economy and ecotourism activities in Immokalee, proposed development
adjacent to Lake Trafford will conform to best management practices (BMPs) regarding water
quality in order to avoid or minimize adverse impacts to the lake and its surrounding wetlands or
natural habitat. These BMPs will primarily include measures or design standards by the
Department of Environmental Protection (DEP) and the Environmental Protection Agency (EPA)
that address increased or enhanced on -site treatment of storm water runoff, and measures to
address Total Maximum Daily Loads (TMDL) and nutrient loading. Within two (2) years of the
effective date of this Policy [effective , subject to Policy 1.1.1, the
County in conjunction with any applicable state or federal agencies, will amend the LDC
(Ordinance 04 -41, as amended) to establish specific best management practices and will
identify the specific locations where such best management practices shall be required. The
Lake Trafford Drainage Basin shall be the geographic area intended for implementation of these
BMPs.
Policy 5.1.3: Lake Trafford Remediation
Collier County will, subject to Policy 1.1.1, continue to cooperate with agencies on remediation,
restoration, and long term management efforts at Lake Trafford (e.g., organic sediment and
invasive plant removal) to improve the health and recreational potential of the Lake.
Policy 5.1.4 Conservation Designation
During the next Evaluation and Appraisal Report (EAR) cycle, and at least during each
subsequent EAR cycle, Collier County shall identify and map lands within the Immokalee Urban
Area owned by a public entity, where such lands were acquired for the purposes of
conservation, provided for in the Collier County Future Land Use Conservation Designation. The
County shall then consider whether such lands should be designated Conservation on the
FLUM.
23
Existing IAMP is proposed to be completely replaced and struck -t . This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text fifflifillEMIM-
represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -404-
9/11/2012 Item 9.A.
GOAL 6: TO ALLOW AND ENCOURAGE A MIXTURE OF LAND USES THAT IS
APPROPRIATE FOR IMMOKALEE.
OBJECTIVE 6.1:
The Immokalee Area Master Plan and its Future Land Use Map will apply to all Development
Orders within the Immokalee Urban Area. The Future Land Use Map is designed to coordinate
land use with the natural environment; maintain and develop cohesive neighborhood units;
promote a sound economy; and encourage desirable growth and energy efficient development
patterns. Standards and allowed uses for each District and Subdistrict are identified in the Land
Use Designation Description Section.
Adopted LAMP Reference;
OBJECTIVE 1.1:
Unless otherwise permitted in this Master Plan for Immokalee, 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 Subdistricts shall be
binding on all Development Orders effective with the adoption of the Master Plan for
Immokalee, 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; maintain and develop cohesive neighborhood units,
promote a sound economy; and discourage undesirable growth and development patterns.
Standards and permitted uses for each Immokalee Master Plan Future Land Use District and
Subdistrict are identified in the Designation and Description Section.
Policy 6.1.1: Future Land Use Designation
The Immokalee Area Master Plan's URBAN Future Land Use Designation includes the following
Future Land Use Districts, Subdistricts, Overlays and Features:
A. URBAN — MIXED USE DISTRICT
1. Low Residential Subdistrict
2. Medium Residential Subdistrict
3. High Residential Subdistrict
4. Commercial — Mixed Use Subdistrict
5. Recreation al/Tourist Subdistrict
B. URBAN — INDUSTRIAL DISTRICT
1. Industrial Subdistrict
2. Industrial — Mixed Use Subdistrict
24
Existing IAMP is proposed to be completely replaced and struck - through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text WildiONEIRM represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
3. Industrial — Immokalee Regional Airport Subdistrict
C. OVERLAYS AND FEATURES
1. Lake Trafford /Camp Keais Strand System Overlay
2. Seminole Reservation
3. Urban Infill and Redevelopment Area
Adopted .TAMP Reference:
Policy 1.1:
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for.
A. URBAN — MIXED USE DISTRICT
1. Low Residential Subdistrict
2. Mixed Residential Subdistrict
3. High Residential Subdistrict
4. Neighborhood Center Subdistrict
5. Commerce Center — Mixed Use Subdistrict
6. Planned Unit Development Commercial Subdistrict
7. Recreational Tourist Subdistrict
B. URBAN — COMMERCIAL DISTRICT
1. Commercial Subdistrict - S.R. 29 and Jefferson Ave.
C. URBAN — INDUSTRIAL DISTRICT
1. Industrial Subdistrict
2. Commerce Center - Industrial Subdistrict
3. Business Park Subdistrict
and
Policy 1.1.2:
Overlays and Special Features include:
1. Urban Infill and Redevelopment Area
Policy 6.1.2: Compatibility between Land Uses
25
Existing IAMP is proposed to be completely replaced and struck- ihreugh. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified it
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text Wififisaffam represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -406-
9/11/2012 Item 9.A.
Compatibility between lower and higher intensity uses will be achieved through land
development regulations specifically applicable to the Immokalee Urban Area.
Adopted LAMP Reference:
Policy 1.1.4:
Land use transition between lower and higher intensity uses shall be achieved through the
use of natural vegetative open space buffers, physical barriers such as berms, hedges or
other landscape cover, setbacks and height limitations as described in the zoning and
landscape sections of the Land Development Code.
Policy 6.1.3: Right to Farm
Lawfully existing agricultural activities may continue within the Urban Designated Area as
provided by the State of Florida Right to Farm Act, 823.14, F.S.
Adopted LAMP Reference:
Policy 1.1.6:
Existing agricultural activities may continue within the Urban Designated Area. New
agricultural uses are permitted as long as they do not become either a nuisance or create
noxious conditions
Policy 6.1.4: Farmworker Housing
Collier County recognizes the need for farm labor to support the County's agricultural industry.
Collier County will encourage the provision of housing for seasonal, temporary or migrant
farmworkers, provided that such housing is consistent with Migrant Labor Housing provisions of
Section 64E -14, Florida Administrative Code, and does not conflict with the existing zoning
districts or the Immokalee Area Future Land Use Map.
Adopted TAMP Reference:
Policy 1.5.1:
New housing for seasonal, temporary or migrant workers shall be permitted in any land use
designation provided that such housing is permitted under Section 10D -25, F.A. C., and does
not conflict with the existing zoning districts or the Immokalee Area Future Land Use Map.
26
Existing IAMP is proposed to be completely replaced and struck- thoough. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text 111#10901 represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -407-
9/11/2012 Item 9.A.
Policy 6.1.5: Compact Mixed -Use Development
Collier County will encourage compact mixed -use development in appropriate zoning districts
and particularly within the HR and C -MU designations, as an innovative planning technique to
create walkable communities, reduce vehicle miles traveled, and increase energy efficiency.
Policy 6.1.6: New Mobile Homes within the Immokalee Urban Area
New mobile homes shall be allowed in the Immokalee Urban Area as a temporary residence as
identified in LDC Section 5.04.02 C; er within an existing mobile heme park OF 6ubdivisi „ as
identified 1R 6.44 or as part of a new mobile home park or subdivision approved in the
Low Residential (LR) or Medium Residential (MR) Subdistricts Within two (2) years of the
effective date of this Policy, [effective , the County will amend the LDC
to prohibit the placement of new mobile homes within the Immokalee Area except as provided
for in this Policy and i^ ReliG y 6.1.7. Until such LDC amendment is adopted, new mobile homes
shall be permitted as provide herein eF On P9liG � 6.1.7, or if the use is allowed with the applicable
underlying zoning district, as is the case in the Agricultural district with a Mobile Home Overlay
(A -MHO) and the Village Residential (VR) district.
Policy 6.1.8: Public Educational Plants
Public educational plants and ancillary plants shall be allowed as provided for in Policy 5.14 of
the Future Land Use Element.
27
Existing IAMP is proposed to be completely replaced and struck - through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text p' _ - represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -408-
lun
77V - 11 ■-
- J ■-
■
■.
Policy 6.1.8: Public Educational Plants
Public educational plants and ancillary plants shall be allowed as provided for in Policy 5.14 of
the Future Land Use Element.
27
Existing IAMP is proposed to be completely replaced and struck - through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text p' _ - represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -408-
9/11/2012 Item 9.A.
1. For such commercially -zoned properties, zoning changes will be allowed provided the
new zoning district is the same or a lower intensity commercial zoning district as the
existing zoning district, and provided the overall intensity of commercial land use allowed
by the existing zoning district is not exceeded in the new zoning district. A zoning
change of such commercial -zoned properties to a residential zoning district is allowed as
provided for in the Density Rating System of this Master Plan.
2. For such industrially -zoned properties, zoning changes will be allowed provided the new
zoning district is the same or a lower intensity industrial or commercial zoning district as
the existing zoning district, and provided the overall intensity of industrial land use
allowed by the existing zoning district is not exceeded in the new zoning district.
3. For such residentially -zoned properties, zoning changes will be allowed provided the
authorized number of dwelling units in the new zoning district does not exceed that
authorized by the existing zoning district, and provided the overall intensity of
development allowed by the new zoning district does not exceed that allowed by the
existing zoning district.
4. Properties subject to the above limitations may be combined and developed with other
property, whether or not such other property has had a change in Land Use Designation.
For residential and mixed use developments only, the accumulated density between
these properties may be distributed throughout the project, as provided for in the Density
Rating System or the underlying subdistrict, as applicable.
5. Overall intensity of development shall be determined based upon a comparison of public
facility impacts as allowed by the existing zoning district and the proposed zoning
district.
6. This Section does not apply to changes to the Land Use Designation initiated by the
property owner.
B. Any property owner who believes that they have been adversely affected by this IAMP may
utilize the procedures set forth in Chapter 9 (Vested Rights and Takings Determinations) of
the LDC. All applications must be submitted within one year from the effective date of the
IAMP or applicable IAMP amendment. This procedure shall be considered supplemental to
any other claim or remedy that the property owner may have. Notice of the Adoption of this
28
Existing IAMP is proposed to be completely replaced and struck - through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -409-
9/11/2012 Item 9.A.
Plan and the one -year time frame within which any property owner who believes that they
have been adversely affected by this TAMP may utilize the procedures set forth in Chapter 9
(Vested Rights and Takings Determinations) of the LDC shall be provided with a minimum
1/8 page notice in one or more newspapers of general circulation in the Immokalee area
within 15 days of Adoption of this plan by the BCC.
Policy 6.1.10: Non - Residential Development
Non - residential development in the Immokalee Urban Area will be limited to no more than 8.45
million square feet through the 2025 Planning Horizon. Non - residential development includes
commercial, retail, office, industrial, institutional and governmental buildings, but excludes
hotels, motels, government subsidized, affordable or farmworker housing, and development
within the Seminole Reservation. Collier County staff shall maintain records on the amount of
non - residential development in Immokalee and shall review, and update as necessary, the non-
residential development limit as part of the Evaluation and Appraisal Report process.
29
Existing IAMP is proposed to be completely replaced and struck threugh. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text Niffillpiliff[MM. represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -410-
9/11/2012 Item 9.A.
GOAL 7: TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THOSE ARE
APPROPRIATE FOR IMMOKALEE.
OBJECTIVE 7.1:
Collier County shall develop Immokalee- specific land development regulations to the extent
required by this Master Plan, and which reflect the unique character and cultural diversity of the
residents, encourage pedestrian - friendly urban form, and promote energy efficiency.
Policy 7.1.1: Development of Land Development Code Standards
Within two (2) years of adopting this Policy [effective M and subject to
Policy 1.1.1, Collier County, in coordination with and funding from the Immokalee Community
Redevelopment Agency, will develop LDC standards specific to Immokalee to address the
unique needs of the Immokalee Urban Area. These standards include those related to
permitted and conditional land uses; density and intensity; signage; landscaping and buffering;
native preservation retention; off - street and on- street parking and loading; architectural design;
development standards, including setbacks to Lake Trafford; floor area ratio for certain
nonresidential uses; site access; and treatment of existing nonconforming uses and structures.
Policy 7.1.2: Location of Service Uses
Collier County will encourage parks, and other community facilities to be placed within one -half
mile of residential and mixed -use centers in order to encourage walking, bicycling and non -
vehicular access to and from these service uses. Collier County shall require interconnection of
pedestrian facilities to the existing pedestrian network.
Policy 7.1.3: Innovative Design
Within two (2) years of the effective date of this policy [effective and
subject to Policy 1.1.1, Collier County and the Immokalee Community Redevelopment Agency
will develop incentives and /or regulations to promote: enhanced pedestrian access; pedestrian -
friendly design; compact mixed -use development and redevelopment; shared infrastructure;
enhanced public spaces and signage; and use of public transit.
Policy 7.1.4: Downtown Pedestrian Amenities
Within two (2) years of the effective date of this policy [effective and
subject to Policy 1.1.1, Collier County, in coordination with the Immokalee Community
Redevelopment Agency, will evaluate the need for additional passive recreation and outdoor
dining and entertainment opportunities along downtown streets, and, if warranted, adopt
amendments and incentives to the Collier County LDC (Ordinance 04 -41, as amended) to
30
Existing IAMP is proposed to be completely replaced and struck -t . This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
..
where the CCPC and CRAAB differ in opinion. The text R represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -411-
9/11/2012 Item 9.A.
encourage the development of these amenities provided the free and safe movement of
pedestrians is maintained.
Policy 7.1.5: Central Business District
Within two (2) years of the effective date of this policy [effective subject
to Policy 1.1.1., Collier County will amend the LDC (Ordinance 04 -41, as amended) to include a
Central Business District in Immokalee. The District will be depicted in the LDC and will
encourage high- intensity, multi -story, and pedestrian- oriented commercial and mixed -use
development.
Policy 7.1.6: Safe Neighborhood Initiatives
Collier County, subject to Policy 1.1.1, will coordinate with local and state law enforcement,
developers, and citizens to seek funding opportunities available under the Safe Neighborhood
Act (Section 163.501, F.S.) or other programs to improve safety within the Immokalee
community and to provide for safe streets. This may include implementation of CPTED (crime
prevention through environmental design) strategies, where such strategies are compatible with
the community design objectives set forth herein.
31
Existing TAMP is proposed to be completely replaced and struck - through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
GOAL 8: TO COORDINATE AND PROVIDE FOR THE CONTINUAL EXCHANGE OF
INFORMATION WITH OTHER GOVERNMENTAL AGENCIES, UTILITY PROVIDERS, NOW
PROFIT ORGANIZATIONS, THE SCHOOL BOARD, AND THE SEMINOLE TRIBAL COUNCIL
THAT MAY BE AFFECTED BY THE IMMOKALEE AREA MASTER PLAN.
OBJECTIVE 8.1:
Pursue effective interlocal and inter - governmental coordination in order to provide a range of
human services to Immokalee residents.
Policy 8.1.1: Regional Economic Development Initiatives
Collier County will collaborate in regional initiatives with with local and regional economic
development organizations and the State of Florida to assist the Immokalee area in attracting
businesses, marketing, and developing infrastructure.
Policy 8.1.2: Redevelopment Implementation Partners
Collier County, in coordination with the CRA, Immokalee Enterprise Zone Development Agency,
local and regional economic development organizations, and other local organizations, will
actively coordinate efforts to implement the Immokalee Area Master Plan, the Community
Redevelopment Area Plan, and the Enterprise Zone.
Policy 8.1.3: Immokalee Government Services Center
Within two (2) years of the effective date of this Policy [effective subject
to Policy 1.1.1, Collier County will consider the establishment of an Immokalee -based
government service center that would allow co- location of the various county entities and
departments to ensure effective collaboration, and where utilization warrants. This office may
include but is not limited to the following services:
a. Animal control
b. Child support enforcement
C. Code enforcement
d. Court
e. Domestic violence services
f. Emergency management services
g. Emergency medical services
h. Permitting, planning, and economic development needs
i. Public health services
j. Housing and Human Services
k. Board of County Commissioners Office
32
Existing IAMP is proposed to be completely replaced and struck- thFs6igk►. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
' �`' s ,,
where the CCPC and CRAAB differ in opinion. The text ffi represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -413-
9/11/2012 Item 9.A.
I. Immokalee Community Redevelopment Agency
m. Branch Office of the Collier County Tax Collector
33
Existing IAMP is proposed to be completely replaced and struck through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text NVINNIMIMM represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -414-
9/11/2012 Item 9.A.
LAND USE DESIGNATION DESCRIPTION SECTION
The Immokalee Area Master Plan Future Land Use Designations include the following Districts
and Subdistricts. The following describes land use designations shown on the Immokalee
Master Plan 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 district request will be approved.
Adopted LAMP Reference:
The following section describes land use designations shown on the Lmmokalee Master Plan
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.
A. URBAN - MIXED USE DISTRICT
The purpose of this District is to allow residential and nonresidential land uses, including mixed
uses. Nonresidential uses are subject to the intensity limitations in Policy 6.1.10. Mixed uses
can be located within individual buildings and /or projects in areas deemed appropriate and
identified on the FLUM. Nonresidential uses allowed in the Residential subdistricts include, but
are not limited to: agriculture, home -based businesses, recreation and open space, churches,
libraries, cemeteries, public and private schools, day -care centers, and essential services, as
defined in the Land Development Code, except as may be limited within a specific subdistrict or
overlay.
New commercial development may be allowed in the Low Residential, Medium Residential or
High Residential subdistricts through Planned Unit Development (PUD) zoning, subject to the
following limitations:
Commercial development may be permitted within a PUD, provided the following size and
development criteria are met. The commercial component within a PUD may be allowed
to develop up to the maximum acreage specified in the table below:
PUD Acres
Min. Gross Density
Max. Commercial Acres
Permitted Zoning
CATEGORY I
>80
2.5 du /gross acre
5 acres
C -2
34
CATEGORY II
>160
2.5 du /gross acre
10 acres
C -2, C -3
CATEGORY III
>300
3.0 du /gross acre
20 acres
C -2 through C -4
Existing IAMP is proposed to be completely replaced and struck - through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
In addition to the above criteria, the following standards must also be met:
a. Commercial zoning shall be no closer than one (1) mile to any lands designated C-
MU and no closer than one mile from the nearest PUD commercial zoning of ten
acres or greater in size;
b. The configuration of the commercial parcel shall be no more frontage than depth
unless otherwise authorized by the Board of County Commissioners;
C. Commercial zoning or development shall be no closer than a '/4 mile from the
nearest existing elementary school boundary, unless otherwise authorized by the
Board of County Commissioners;
d. The commercial development shall be integrated with the residential portion of the
project, including common elements such as signage, and providing vehicular and
non - vehicular interconnection; and
e. No construction in the commercial designated area shall be allowed until
construction has commenced on at least 30% of the project's residential units,
unless otherwise authorized by the Board of County Commissioners.
Adopted LAMP Reference:
Planned Unit Development Commercial Subdistrict
Commercial development shall be permitted within a Planned Unit Development provided the
following size and development criteria are met. There are three (3) categories for PUD Commercial.
The commercial component within a PUD will be allowed to develop up to the maximum acreage
specified in the table below:
CATEGORY l CATEGORY 11 CATEGORY M
PUD Acres 80+ 160+ 300+
Maximum Commercial Acres 5 acres 10 acres 20 acres
Permitted Zoning C -2 C -3 C -2. C -3 & C -4
In addition to the above criteria, the following standards must also be met:
a. Commercial zoning shall be no closer than one (1) mile to the nearest commerce center and no
closer than one mile from the nearest PUD commercial zoning of ten acres or greater in size;
b. The configuration of the commercial parcel shall be no more frontage than depth unless otherwise
authorized by the Board of County Commissioners;
c• Commercial zoning or development shall be no closer than a % mile from the nearest existing
elementary school boundary; and
d. No construction in the commercial designated area shall be allowed until 30% of the project has
commenced construction unless otherwise authorized by the Board of County Commissioners.
35
Existing IAMP is proposed to be completely replaced and struck through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text 11111011011-No- represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
1. Low Residential Subdistrict (LR)
The purpose of this subdistrict is to provide for low- density residential development and
supporting ancillary uses. All types of residential dwellings are allowed; however, mobile
homes are only allowed pursuant to the provisions of Policies 6.1.6. ?:
BE Residential densities are allowed as provided below, except for properties within
the Lake Trafford /Camp Keais Strand System Overlay.
Since agriculture is a significant economic driver in Immokalee, agricultural research and
technology facilities focusing on agri- business and reliant upon proximity to active
agriculture are also allowed through a Conditional Use process. Such facilities must
demonstrate compatibility with adjacent properties
Base Density: Four (4) dwelling units per gross acre.
Maximum Density: Eight (8) dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
Adopted IAMP Reference:
I. Law Residential Subdistrict
The purpose of this designation is to provide a Subdistrict for low density residential
development. Residential dwellings shall be limited to single - family structures and Duplexes.
Multi - Family dwellings shall be permitted to provide they are within a Planned Unit Development.
Mobile Home development shall be permitted in the form of mobile home sub - divisions or parks
and as a mobile home overlay as defined by the Land Development Code. A density less than or
equal to four (4) dwelling units per gross acre is permitted.
2. Medium Residential Subdistrict (MR)
The purpose of this subdistrict is to provide for a mixture of housing types and
supporting ancillary uses. Mobile homes are allowed pursuant to the provisions of
Policies 6.1.6. ffiffiffil .- _. and 6TH Residential densities are allowed as provided
below, except for properties within the Lake Trafford /Camp Keais Strand System
Overlay.
Base Density: Six (6) dwellings units per gross acre.
36
Existing TAMP is proposed to be completely replaced and struck -+ h. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text r `'' represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -417-
9/11/2012 Item 9.A.
Maximum Density: Fourteen (14) dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
Adopted LAMP Reference:
2. Mixed Residential Subdistrict
The purpose of this designation is to provide for a mixture of housing types within medium
density residential areas. Residential dwellings shall include single- family structure, multi - family
dwellings, individual mobile homes, and duplexes on a lot by lot basis. A density less than or
equal to six (6) dwellinqs units per gross acre is permitted.
3. High Residential Subdistrict (HR):
The purpose of this subdistrict is to provide for a mixture of housing type and supporting
ancillary uses. Mobile homes are allowed pursuant to the provisions of Policies 6.1.6.
„T Residential densities are allowed as provided below, except for
properties within the Lake Trafford /Camp Keais Strand System Overlay.
Base Density: Eight (8) dwelling units per gross acre.
Maximum Density: Sixteen dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
Adopted IAMP Reference:
3, High Residential Subdistrict
The purpose of this designation is to provide a Subdistrict for high density residential
development. Residential dwellings shall be limited to multi- family structures and less intensive
units such as single family and duplexes provided they are compatible with the district. Mobile
home developments shall be permitted only in the form of mobile home subdivisions or parks as
defined in the Land Development Code. A density less than or equal to eight (8) dwelling units
per gross acre is permitted.
4. Commercial - Mixed Use Subdistrict (C -MU):
The purpose of this Subdistrict is to provide for pedestrian - scaled, higher density
residential and mixed -use development, employment and recreational opportunities,
cultural and civic activities, and public places to serve residents of, and visitors to, the
Immokalee Urban Area. All types of residential uses are allowed within this Subdistrict,
except that mobile homes are only allowed as provided by Policies 6.1.6 . Wn—d MI.. and
6-1-7 Residential densities are allowed as provided below, except for properties within
the Lake Trafford /Camp Keais Strand System Overlay. Nonresidential uses allowed
37
Existing IAMP is proposed to be completely replaced and struck- ihmugh. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text ffifflalffimmoffi-W represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -418-
9/11/2012 Item 9.A.
within this Subdistrict include those uses allowed in the C -1 through C -4 zoning districts
in the Collier County Land Development Code, Ord. No. 04 -41, as amended.
Base Density: Sixteen (16) dwelling units per gross acre.
Maximum Density: Twenty (20) dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
Transient lodging is allowed at a maximum density of thirty -two (32) units per acre.
Mix of Uses: Projects equal to or greater than 10 acres will be encouraged to provide
both residential and non - residential uses. In no case shall more than 70% of the C -MU
Subdistrict, in aggregate, be developed as single -use, non - residential projects.
Adapted .[AMP Reference.
5, Commerce Center — Mixed Use Subdistrict
The purpose of this designation is to create a major activity center that services the entire
Immokalee Urban Designated Area and surrounding agricultural area. The Mixed -Use District
shall function as an employment center and shall encourage commercial and institutional uses.
Uses permitted within this Subdistrict shall include shopping center, governmental institutions,
middle or high school, Community Park and other employment generating uses. Other permitted
commercial uses shall include transient lodging facilities at 26 dwelling units per acre. The
appropriate zoning districts include C -1 through C -4 as identified in the Land Development Code.
In considering new commercial zoning, priority shall be given to protecting existing residential
uses. Residential development is permitted within the mixed -use Subdistrict at a maximum
density of twelve (12) units per gross acre. Residential dwellings shall be limited to multi- family
structures and less intensive units such as single - family and duplexes provided they are
compatible with the district. Mobile home developments shall be permitted only in the form of
mobile home subdivisions or parks as defined in the Land Development Code.
The mixed -use district will be controlled via a series of performance standards that address
issues of buffering, noise, signage, lighting, architectural compatibility, lot size, parking and
landscaping.
5. Recreational /Tourist Subdistrict (RT)
The purpose of this Subdistrict is to provide for recreational and tourist activities related
to the natural environment, and to allow for limited compact residential development.
Uses allowed in this Subdistrict include, but are not limited to: passive parks; nature
preserves; wildlife sanctuaries; open space; parks; museums; cultural facilities; marinas;
transient lodging facilities (including hotel /motel, rental cabins, bed and breakfast
38
Existing TAMP is proposed to be completely replaced and struck through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
k,
where the CCPC and CRAAB differ in opinion. The text .0 O represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -419-
b filf IT" I - NI NOMA
establishments, campsites); restaurants; recreational vehicle parks; sporting and
recreational camps; low- intensity retail directly associated with the purpose of this
Subdistrict; agriculture; and essential services as defined in the Land Development
Code. Mobile homes are allowed pursuant to the provisions of Policies 6.1.6.
and 67.
Single and multi - family dwelling units are allowed. To minimize impacts on the natural
environment, residential development shall be clustered subject to the following:
• Within any project the average single family home parcel shall not exceed 6,000
square feet, and in no case shall any individual single family lot or parcel exceed
12,000 square feet; and
• Multi- family development projects shall be submitted in the form of a Planned
Unit Development.
Base Density: Four (4) dwelling units per gross acre.
Maximum Density: Four (4) dwelling units per gross acre. Density bonuses do not apply
in this subdistrict.
Transient lodging is permitted at a maximum density of twenty -six (26) units per acre.
Rezonings are encouraged to be in the form of a Planned Unit Development (PUD). The
minimum acreage requirement for a PUD within this Subdistrict will be two (2)
contiguous acres.
39
Existing IAMP is proposed to be completely replaced and struck through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
,,
where the CCPC and CRAAB differ in opinion. The text represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -420-
9/11/2012 Item 9.A.
Adopted LAMP Reference:
5, Recreations/ /Tourist Subdistrict
The purpose of this Subdistrict is to provide centers for recreational and tourism activity that
utilize the natural environment as the main attraction. The centers should contain low intensity
uses that attract both tourists and residents while preserving the environmental features of the
area. Uses allowed within this Subdistrict include: passive parks; nature preserves, wildlife
sanctuaries; open space; museums; cultural facilities; marinas; transient lodging facilities
(including: hotel /motel, rental cabins, bed and breakfast establishments, and campsites);
restaurants; recreational vehicle parks; sporting and recreational camps; low- intensity retail uses;
single family homes; agriculture; and essential services as defined in the Land Development
Code.
Residential development is permitted at a density of four (4) residential units per gross acre, or
less. Transient lodging is permitted at a maximum density of ten (10) units per acre. Rezones
are encouraged to be in the form of a Planned Unit Development (PUD). The minimum acreage
requirement for a PUD within this Subdistrict shall be two (2) contiguous acres.
The Density Rating System is applicable to areas designated Urban - Mixed Use District, as
identified on the Immokalee Future Land Use Map. Except as provided below, the final
determination of permitted density via implementation of this Density Rating System is made by
the Board of County Commissioners through an advertised public hearing process (rezone).
Density achieved by right (as may be permitted for qualifying Affordable Workforce Housing
projects) shall not be combined with density achieved through the rezone public hearing
process.
Adopted LAMP Reference:
Density Rating System
The Density Rating System is only applicable to areas designated Urban, Mixed Use District, as
identified on the Immokalee Future Land Use Map. The Density Rating System is applicable to
the Low Residential Subdistrict to the extent that the residential density cap of 4 dwelling units
per acre is not exceeded, except for the density bonus provisions for affordable - workforce
housing. Except as provided below, the final determination of permitted density via
implementation of this Density Rating System is made by the Board of County Commissioners
through an advertised public hearing process (rezone). Density achieved by right shall not be
combined with density achieved through the rezone public hearing process.
1. THE DENSITY RATING SYSTEM IS APPLIED IN THE FOLLOWING MANNER:
a. Within the applicable Urban designated areas, the base density of the subdistrict
is allowed, though not an entitlement. Density may be increased using applicable
density bonuses. For purposes of calculating the eligible number of dwelling units
for the project, the total number of dwelling units may be rounded up by one unit if
the dwelling unit total yields a fraction of a unit 0.5 or greater. Acreage used for
40
Existing IAMP is proposed to be completely replaced and struck - Neagh. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text WillffiJiffiffiM represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -421-
9/11/2012 Item 9.A.
the calculation of density is exclusive of commercial portions of the project, except
within the Commercial Mixed -Use Subdistrict, wherein residential project densities
will be calculated on total gross acreage, and portions of a project for land uses
having an established equivalent residential density in the Collier County Land
Development Code.
b. This Density Rating System only applies to residential dwelling units. This Density
Rating System is not applicable to accessory dwelling or accessory structures that
are not intended and /or not designed for permanent occupancy, nor is it
applicable to caretaker residences.
C. All new residential zoning located within the Urban Mixed Use District shall be
consistent with the Density Rating System, except as provided for in Policy 6.1.9.
d. Within the applicable areas of the Urban Mixed Use District, all properties zoned
A, Rural Agricultural, and /or E, Estates, and /or RSF -1, 2, 3, Residential Single
Family, for which an affordable workforce housing project is proposed and
approved, in accordance with Section 2.06.00 of the LDC (Ordinance 04 -41, as
amended, adopted June 22, 2004 and effective October 18, 2004), shall be
permitted the base density of four (4) dwelling units per gross acre by right, except
in the case of lands designated LR on the IAMP Future Land Use Map (FLUM),
wherein the bonus shall not exceed 50% of the maximum permitted density of the
zoning district for the subject property; that is, a rezone public hearing shall not be
required. Such a project must comprise a minimum of ten acres. Density
achieved by right shall not be combined with density achieved through the rezone
public hearing process. The Table below illustrates the maximum "by right'
density based on the FLUM subdistrict and the zoning district.
Zoning
Zoned
Maximum Density
"By
Maximum Density (per
"By
District
Maximum
(per acre) with
acre) with Right"
Density
Right" Density
Within LR Designation
41
Existing TAMP is proposed to be completely replaced and struck- threugh. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text INANNNIENN represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -422-
9/11/2012 Item 9.A.
Adopted LAMP Reference:
1. The Density Rating System is applied in the following manner
a. Within the applicable Urban designated areas, a base density of 4 residential dwelling
units per gross acre is allowed, though not an entitlement. The base level of density may
be adjusted depending upon the location and characteristics of the project. For purposes
of calculating the eligible number of dwelling units for the project, the total number of
dwelling units may be rounded up by one unit if the dwelling unit total yields a fraction of a
unit .5 or greater. Acreage used for the calculation of density is exclusive of commercial
portions of the project, except mixed residential and commercial uses as provided for in
the C -1 through C -3 zoning district in the Collier County Land Development Code; and,
portions of a project for land uses having an established equivalent residential density in
the Collier County Land Development Code.
b. This Density Rating System only applies to residential dwelling units. This Density Rating
System is not applicable to accessory dwelling or accessory structures that are not
intended and /or not designed for permanent occupancy, and is not applicable to
accessory dwelling or accessory structures intended for rental or other commercial use;
such accessory dwellings and structures include guest houses, guest suites, and the like.
c. All new residential zoning located within the Mixed Use District shall be consistent with
the Density Rating System, except as provided in Policy 5.1 of the Future Land Use
Element.
d. Within the applicable areas of the Mixed Use District, all properties zoned A, Rural
Agricultural, and /or E, Estates, and /or RSF -1, 2, 3, Residential Single Family, for which
an affordable workforce housing project is proposed and approved, in accordance with
Section 2.06.00 of the Land Development Code (Ordinance 04 -41, as amended, adopted
June 22, 2004 and effective October 18, 2004), shall be permitted the base density of
four (4) dwelling units per gross acre by right; that is, a rezone public hearing shall not be
required. Such a project must comprise a minimum of ten acres. Density achieved by
right shall not be combined with density achieved through the rezone public hearing
process
preferred roadway access, certain density bonuses are available. If these bonuses are utilized,
base densities may be exceeded. In the Low Residential Subdistrict, the base density of four
(4) units per acre may only be exceeded if utilizing an affordable- workforce housing bonus. In
no case shall the resulting density exceed the maximum density specified in each sub district.
42
Existing IAMP is proposed to be completely replaced and struck through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text p� _ represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
TAMP Version Dated April 4, 2012
Packet Page -423-
(Per Acre)
Bonus Outside of LR
Designation
A
0.2
4
0.3
E
0.46
4
0.69
RSF -1
1.0
4
1.5
RSF -2
2.0
4
3.0
RSF -3
3.0
4
4.0
Adopted LAMP Reference:
1. The Density Rating System is applied in the following manner
a. Within the applicable Urban designated areas, a base density of 4 residential dwelling
units per gross acre is allowed, though not an entitlement. The base level of density may
be adjusted depending upon the location and characteristics of the project. For purposes
of calculating the eligible number of dwelling units for the project, the total number of
dwelling units may be rounded up by one unit if the dwelling unit total yields a fraction of a
unit .5 or greater. Acreage used for the calculation of density is exclusive of commercial
portions of the project, except mixed residential and commercial uses as provided for in
the C -1 through C -3 zoning district in the Collier County Land Development Code; and,
portions of a project for land uses having an established equivalent residential density in
the Collier County Land Development Code.
b. This Density Rating System only applies to residential dwelling units. This Density Rating
System is not applicable to accessory dwelling or accessory structures that are not
intended and /or not designed for permanent occupancy, and is not applicable to
accessory dwelling or accessory structures intended for rental or other commercial use;
such accessory dwellings and structures include guest houses, guest suites, and the like.
c. All new residential zoning located within the Mixed Use District shall be consistent with
the Density Rating System, except as provided in Policy 5.1 of the Future Land Use
Element.
d. Within the applicable areas of the Mixed Use District, all properties zoned A, Rural
Agricultural, and /or E, Estates, and /or RSF -1, 2, 3, Residential Single Family, for which
an affordable workforce housing project is proposed and approved, in accordance with
Section 2.06.00 of the Land Development Code (Ordinance 04 -41, as amended, adopted
June 22, 2004 and effective October 18, 2004), shall be permitted the base density of
four (4) dwelling units per gross acre by right; that is, a rezone public hearing shall not be
required. Such a project must comprise a minimum of ten acres. Density achieved by
right shall not be combined with density achieved through the rezone public hearing
process
preferred roadway access, certain density bonuses are available. If these bonuses are utilized,
base densities may be exceeded. In the Low Residential Subdistrict, the base density of four
(4) units per acre may only be exceeded if utilizing an affordable- workforce housing bonus. In
no case shall the resulting density exceed the maximum density specified in each sub district.
42
Existing IAMP is proposed to be completely replaced and struck through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text p� _ represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
TAMP Version Dated April 4, 2012
Packet Page -423-
9/11/2012 Item 9.A.
a. Proximity to Commercial -Mixed Use
If 50% or more of a project is within the Commercial - Mixed Use Subdistrict, then
the base density allowed within the Commercial - Mixed Use Subdistrict of sixteen
(16) dwelling units per acre applies to the entire project, except that this bonus
cannot be used to increase density on lands within the project designated Low
Residential. Buffering to achieve compatibility with adjacent lower intensity uses
shall be required.
Adopted LAMP Reference:
2. Density Bonuses
a. Proximity to Neighborhood Center and Commerce Center - Mixed Use
If 50% or more of a project is within a Neighborhood Center or the Commerce Center -Mixed Use
District, then the maximum density allowed within the Neighborhood Center or Commerce
Center -Mixed Use District of twelve (12) units per acre can be averaged in with the density of the
portion of the project outside of the Neighborhood Center for the entire project; however,
aDDronrlate buffenno to adiacent lower intensity uses must be achieved.
b. Affordable - Workforce Housing Bonus, by Public Hearing
To encourage the provision of affordable- workforce housing within certain
Subdistricts in the Urban Designated Area, a maximum of up to eight (8) dwelling
units per gross acre may be added to the base density if the project meets the
definition and requirements of the Affordable - Workforce Housing Density Bonus
Ordinance (Section 2.06.00 of the Land Development Code, Ordinance 04 -41, as
amended, adopted June 22, 2004, and effective October 18, 2004). This bonus
may be applied to an entire project or portions of a project provided that the project
is located within the Commercial - Mixed Use (C -MU) Subdistrict or any residential
subdistrict.
43
Existing IAMP is proposed to be completely replaced and struck through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text t_ represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -424-
9/11/2012 Item 9.A.
Adopted LAMP Reference:
b. Affordable- workforce Housing Bonus, By Public Hearing
To encourage the provision of affordable- workforce housing within certain Subdistricts in the
Urban Designated Area, a maximum of up to eight (8) residential units per gross acre may be
added to the base density if the project meets the definition and requirements of the Affordable -
workforce Housing Density Bonus Ordinance (Section 2.06. 00 of the Land Development Code,
Ordinance 04.41, as amended, adopted June 22, 2004 and effective October 19, 2004). This
bonus may be applied to an entire project or portions of a project provided that the project is
located within the Neighborhood Center (NC) Subdistrict, Commerce Center -Mixed Use (CC -MU)
Subdistrict or any residential subdistrict.
To encourage the provision of affordable- workforce housing within that portion of
the Urban Mixed Use District, properties zoned A, Rural Agricultural, and /or E,
Estates, and /or RSF -1, 2, 3, 4, 5, 6, Residential Single Family, Village Residential,
and /or RMF -6, Residential Multi - Family, for which an affordable- workforce housing
project is proposed in accordance with the definitions and requirements of the
Affordable- workforce Housing Density Bonus Ordinance (Section 2.06.00 of the
Land Development Code, Ordinance 04 -41, as amended, adopted June 22, 2004
and effective October 18, 2004), a maximum of four (4) residential units per gross
acre shall be added to the base density of 4 dwelling units per acre, except in the
case of lands designated LR on the IAMP Future Land Use Map (FLUM), wherein
the bonus shall not exceed 50% of the maximum permitted density of the zoning
district for the subject property. Therefore, the maximum density that may be
achieved by right shall not exceed eight (8) dwelling units per acre. Such a project
must comprise a minimum of ten acres. Density achieved by right shall not be
combined with density achieved through the rezone public hearing process. The
Table below illustrates the maximum "by right" density based on the FLUM
subdistrict and the zoning district.
44
Existing IAMP is proposed to be completely replaced and struck -through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -425-
Zoned
Maximum Density
Zoning
Maximum
(per acre) with "By
Maximum Density (per
District
Density (Per
Right Density
acre) with By Right
Acre)
Bonus Outside of LR
Within LR Designation
Designation
A
0.2
8.0
0.3
E
0.46
8.0
0.69
RSF -1
1.0
8.0
1.5
RSF -2
2.0
8.0
3.0
RSF -3
3.0
8.0
4.5
44
Existing IAMP is proposed to be completely replaced and struck -through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -425-
9/11/2012 Item 9.A.
RSF -4
4.0
8.0
6.0
RSF -5
5.0
8.0
7.5
RSF -6
6.0
8.0
8.0
RM F -6
6.0
8.0
8.0
VR
7.26
8.0
8.0
Adopted LAMP Reference.
C. Affordable- workforce Housing Bonus, By Right
To encourage the provision of affordable- workforce housing within that portion of the Urban
Mixed Use District, properties zoned A, Rural Agricultural, and /or E, Estates, and /or RSF -1,
2, 3, 4, 5, 6, Residential Single Family and /or RMF -6, Residential Multi- Family, for which an
affordable- workforce housing project is proposed in accordance with the definitions and
requirements of the Affordable- workforce Housing Density Bonus Ordinance (Section
2.06. 00 of the Land Development Code, Ordinance 04 -41, as amended, adopted June 22,
2004 and effective October 18, 2004), a maximum of four (4) residential units per gross acre
shall be added to the base density of 4 dwelling units per acre. Therefore, the maximum
density that may be achieved by right shall not exceed eight (8) dwelling units per acre.
Such a project must comprise a minimum of ten acres. Density achieved by right shall not
be combined with density achieved through the rezone public hearing process.
d. Residentiallnfill
To encourage residential infill, three (3) residential dwelling units per gross
acre may be added if the following criteria are met: The project is twenty (20)
acres or less in size; at the time of development, the project will be served by
central public water and sewer; at least one abutting property is developed;
the project is compatible with surrounding land uses; the property in question
has no common site development plan with adjacent property; there is no
common ownership with any adjacent parcels; and the parcel in question was
not created to take advantage of the residential infill density bonus and was
created prior to the adoption of this provision in the Growth Management Plan
on January 10, 1989. This bonus cannot be used to exceed the base density
in the Low Residential (LR) Subdistrict.
2. This Residential Infill bonus shall only be applicable on a one time basis and
shall not be expanded or continued to other adjacent properties, except for
additional properties not exceeding 20 acres in aggregate when added to the
original application of this provision and meeting all the above criteria.
45
Existing IAMP is proposed to be completely replaced and struck- +. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text fiffiffily1fiNM represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
Packet Page -426-
9/11/2012 Item 9.A.
Adopted LAMP Reference.
d. Residential In -fill
To encourage the provision of affordable- workforce housing within that portion of the Urban Mixed
Use District, properties zoned A, Rural Agricultural, and /or E, Estates, and /or RSF -1, 2, 3, 4, 5, 6,
Residential Single Family and /or RMF -6, Residential Multi- Family, for which an affordable -
workforce housing project is proposed in accordance with the definitions and requirements of the
Affordable- workforce Housing Density Bonus Ordinance (Section 2.06.00 of the Land Development
Code, Ordinance 04 -41, as amended, adopted June 22, 2004 and effective October 18, 2004), a
maximum of four (4) residential units per gross acre shall be added to the base density of 4
dwelling units per acre. Therefore, the maximum density that may be achieved by right shall not
exceed eight (8) dwelling units per acre. Such a project must comprise a minimum of ten acres.
Density achieved by right shall not be combined with density achieved through the rezone public
hearing process.
e. Roadway Access
If the project has direct access to two (2) or more arterial or collector roads or if
there is project commitment for provision of interconnection of roads accessible to
the public with existing or future adjacent projects, one (1) dwelling unit per gross
acre may be added above the base density of the district. This bonus cannot be
used to exceed the base density in the Low Residential (LR) Subdistrict.
3. Density and Intensity Blending
a. This provision is intended to encourage unified plans of development and to preserve the
high quality wetlands, wildlife habitat, and other natural features that exist within areas of
the Immokalee Urban Area, which are proximate to Lake Trafford and Camp Keais
Strand. In the case of properties which are contiguous to Lake Trafford or Camp Keais
Strand, which straddle the Immokalee Urban Area and the Rural Lands Stewardship Area
Overlay (RLSA) as depicted on the countywide Future Land Use Map, and which were in
existence and under unified control as of October 22, 2002, the allowable gross density
and /or intensity may be shifted from the Urban designated lands to lands within the RLSA
which are contiguous and under unified control, and which are designated as a
Stewardship Receiving Area (SRA) in the RLSA. The density and /or intensity may be
shifted on an acre per acre basis. This Density and Intensity Blending provision is further
subiect to the following conditions and limitations:
The proiect in aaaregate must be a minimum of 200 acres in size and the Urban
portion must be designated Recreational /Tourist subdistrict (RT) or Low
Residential subdistrict (LR) in the Immokalee Area Master Plan:
ii. It must be demonstrated the lands designated Urban have a high natural
resource value as indicated by the presence of Group 1 or Group 2 FLUCCS
46
Existing IAMP is proposed to be completely replaced and struck- t#Feugh. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text ffiffilffilluffim represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
Codes and a score of greater than 1.2 (both as identified on the Stewardship
Credit Worksheet in the RLSA,
iii. Density and Intensity may only be shifted from lands within the Immokalee Urban
Area containing this high natural resource value (as measured above) to the
lands within a contiguous SRA, on an acre per acre basis, providing such lands
were under unified control as of October 22, 2002; and
iv. Lands within the Urban area, from which the density and /or intensity has been
shifted, shall be placed in a conservation easement in perpetuity.
b. For properties containing two or more Future Land Use Subdistricts, the overall density
and intensity that could be achieved in aggregate, may be distributed throughout the
project provided the total allowable density and intensity is not exceeded, and subject to
the following:
The project furthers the protection, enhancement or restoration of
wetlands, listed species habitat, or other natural features,
ii. The project is consistent with and furthers the applicable objectives of the
Immokalee Master Plan and is compatible with surrounding properties
and environment,
iii. The project is approved as a Planned Unit Development;
iv. The project mitigates for any negative impacts on adjacent properties
through appropriate measures, such as buffering, separation, or other
land design techniques, adequate to lessen these effects.
47
Existing IAMP is proposed to be completely replaced and struck- threugh. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
'
where the CCPC and CRAAB differ in opinion. The text ,. ��' represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
Adopted 1AMP Reference:
4. Density and intensity Blending
This provision is intended to encourage unified plans of development and to preserve the high
quality wetlands, wildlife habitat, and other natural features that exist within areas of the
Immokalee Urban Area, which are proximate to Lake Trafford and Camp Keais Strand. In the
case of properties which are contiguous to Lake Trafford or Camp Keais Strand, which straddle
the Immokalee Urban Area and the Rural Lands Stewardship Area Overlay (RLSA) as depicted
on the countywide Future Land Use Map, and which were in existence and under unified control
as of October 22, 2002, the allowable gross density and /or intensity may be shifted from the
Urban designated lands to lands within the RLSA which are contiguous and under unified control,
and which are designated as a Stewardship Receiving Area (SRA) in the RLSA. The density
and /or intensity may be shifted on an acre per acre basis. This Density and Intensity Blending
provision is further subject to the following conditions and limitations:
a. The project in aggregate must be a minimum of 200 acres in size and the Urban portion
must be designated Recreational/Tourist District (RT) in the Immokalee Area Master
Plan;
b. It must be demonstrated the lands designated Urban have a high natural resource value
as indicated by the presence of Group 1 or Group 2 FLUCCS Codes and a score of
greater than 1.2 (both as identified on the Stewardship Credit Worksheet in the RLSA;
c. Density and intensity may only be shifted from lands within the Immokalee Urban Area
containing this high natural resource value (as measured above) to the lands within a
contiguous SRA, on an acre per acre basis, providing such lands were under unified
control as of October 22, 2002; and
d. Lands within the Urban area, from which the density and /or intensity has been shifted,
shall be placed in a conservation easement in perpetuity.
B. URBAN — INDUSTRIAL DISTRICT
The purpose of this District is to function as a major employment center and is intended to
accommodate industrial, distribution, trade, agriculture, and manufacturing uses, essential
services, as well as office and commercial uses as limited within each Subdistrict.
Nonresidential uses are subject to the intensity limitations in Policy 6. 1.10
1. Industrial Subdistrict (IN)
The purpose of this Subdistrict is to provide for industrial, distribution, trade and
manufacturing uses. Allowed uses include a variety of industrial, limited commercial, and
associated uses, including: manufacturing; processing; storage and warehousing;
48
Existing TAMP is proposed to be completely replaced and struck-tkreuffi. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text 1911151111M represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
TAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
wholesaling; distribution; packing houses; recycling; high technology industries;
laboratories; assembly; storage; computer and data processing; and services intended
to serve the needs of employees and visitors, such as daycare centers, restaurants, and
convenience stores. Accessory uses and structures customarily associated with these
principal uses include ancillary offices and retail sales.
Adopted .TAMP Reference:
1. Industrial Subdistrict
The purpose of this Subdistrict is to provide for industrial type uses, including: airports; uses
related to light manufacturing, processing, storage and warehousing, wholesaling, distribution,
packing houses, recycling, high technology, laboratories, assembly, storage, computer and data
processing, business services; limited commercial uses, such as child care centers, restaurants
and other basic commercial uses, except retail uses, as described in the Land Development
Code for the Industrial and Business Park Zoning Districts; and, vehicle racing, subject to
conditional use approval. Accessory uses and structures customarily associated with the uses
allowed in this Subdistrict include, but are not limited to, offices and retail sales; campgrounds
accessory to vehicle racing; and, campgrounds accessory to special events at the airport, such
as air shows.
The purpose of this Subdistrict is to provide a transition area from the Industrial
Subdistrict to adjacent commercial and residential land uses. The State Farmers Market
and related facilities are located in this Subdistrict. This Subdistrict allows for: higher
intensity commercial uses as described in the LDC (Ordinance 04 -41, as amended) for
Commercial (C -4 and C -5) and Research and Technology Parks and Business Park
Districts, subject to development standards set forth in the LDC. This Subdistrict also
allows for light manufacturing, processing, and packaging in fully enclosed buildings;
research, design and product development; printing, lithography and publishing; and
similar industrial uses; agriculture and agricultural - related uses, such as packing houses;
warehousing; and targeted industries. Targeted industries include distribution; medical
laboratories, research, and rehabilitative centers; high technology; computer software,
services, and processing, and similar uses.
Within certain IMU designated lands denoted on the IAMP Future Land Use Map,
commercial uses are permitted on up to 30% of the total IMU acreage. The percentage
and mix of each category of use shall be determined at the time of rezoning in
accordance with the criteria specified in the Land Development Code. The acreage and
building square footage figures and percentages shall be included in the PUD ordinance
or rezone ordinance so as to demonstrate compliance with this requirement.
49
Existing IAMP is proposed to be completely replaced and struck -t . This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
In order to ensure compatibility and ameliorate impacts on adjacent residentially zoned
properties (including A -Rural Agricultural or E- Estates zoned properties), a minimum 75-
foot building setback within which a minimum 20 -foot wide vegetated landscape buffer
shall be provided. This vegetated buffer shall be located adjacent to the property line
and shall contain, at a minimum, two staggered rows of trees that shall be spaced no
more than 30 feet on center, and a double row hedge at least 24 inches in height at time
of planting and attaining a minimum of three feet height within one year. Existing native
trees must be retained within this 20 -foot wide buffer area to aid in achieving this buffer
requirement; other existing native vegetation shall be retained, where possible, to aid in
achieving this buffer requirement. Water retention /detention areas shall be allowed in
this buffer area if left in natural state, and drainage conveyance through the buffer area
shall be allowed if necessary to reach an external outfall. For properties adjacent to
residentially zoned property, including properties zoned Agriculture (A) and Estates (E),
the required 75 -foot setback may be reduced to 50 feet if a minimum 6 -foot tall
decorative wall or fence providing at least 80 percent opacity is installed within the
reduced setback, and providing that the required 20 -foot wide landscape buffer and all
required vegetation is located between the wall and residential zoned properties.
3. Industrial — Immokalee Regional Airport Subdistrict
The purpose of this Subdistrict is to allow the Collier County Airport Authority (CCAA)
and leaseholders to develop the Immokalee Regional Airport and surrounding lands for
the economic health and development of the greater Immokalee area and Collier County
as a whole. Because the CCAA needs to retain flexibility to provide various general
aviation and revenue - generating opportunities via land leases as the Airport grows and
changes over time, a broad range of uses shall be allowed in this Subdistrict. In addition
to all uses permitted in the Industrial Subdistrict, allowable uses include: airport facility
and related accessory uses; commercial, industrial, institutional and agricultural uses;
freight and warehousing; trade; and ancillary recreational, vehicular racing,
communications and essential service uses.
C. OVERLAYS AND FEATURES
1. Wetlands Connected To Lake Trafford /Camp Keais Strand System Overlay
The Conservation and Coastal Management Element of the GMP, Policy 6.2.4(4),
identifies possible high quality wetland systems connected to the Lake Trafford /Camp
Keais Strand system within the Immokalee Urban Area. These wetlands require greater
protection measures than wetlands located in other portions of the Urban Designated
50
Existing TAMP is proposed to be completely replaced and struck-through. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text 133affilloffm represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
TAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
Area, and therefore the wetland protection standards set forth in the
CCME will be revised as part of the Growth
Management Amendment cycle to provide appropriate native vegetation standards for
the LT /CKSSO based upon additional ecological data and analysis. These wetlands are
identified on the Immokalee Future Land Use Map by the Lake Trafford /Camp Keais
Strand System Overlay (LT /CKSSO).
The Density and Intensity Blending provisions of this Master Plan may be utilized for
lands within this LT /CKSSO. The maximum allowable gross density for lands within the
LT /CKSSO is the base density established for the applicable subdistrict. Lands within
the LT /CKSSO are not eligible for any density bonuses, including by right. Essential
Services shall be limited to: those necessary to ensure public safety; and, those
necessary to serve permitted uses, such as, private wells and septic tanks,' utility lines',
lift stations, and water pumping stations.
The additional wetland protection measures do not apply to properties within the
LT /CKSSO that have been legally cleared of native vegetation as of the adoption of this
Master Plan, but do apply to all new development and redevelopment pursuant to the
applicable nonconforming provisions set forth in the LDC (Ordinance 04 -41, as
amended).
If development on the Seminole Reservation functionally severs the connectivity of the
wetland system for properties within the LT /CKSSO, east of the Reservation, the
additional wetland protection measures will not be applied to those severed eastern
wetlands. The standard measures for wetlands in Urban designated lands shall be
applied as described in the CCME to those severed eastern wetlands.
2. Seminole Reservation (SR) Feature
The Seminole Reservation within Immokalee comprises approximately 600 acres of
largely undeveloped land owned by the Seminole Tribal Council and located on the east
side of First Street, South of (SR 29). The Seminole Reservation is not controlled or
regulated by the Collier County Growth Management Plan or LDC (Ordinance 04 -41, as
amended) and is identified on the Future Land Use Map for illustrative purposes only.
3. Urban Infill and Redevelopment Area Feature
51
Existing IAMP is proposed to be completely replaced and struck-t#reugh. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text n" ` .` represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
TAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
In order for local governments to designate a geographic area within its jurisdiction as an
Urban Infill and Redevelopment Area pursuant to Section 163.2517 (4), Florida Statutes,
it must amend its comprehensive land use plan to delineate the boundaries within the
Future Land Use Element. The Urban Infill and Redevelopment Area is consistent with
criteria outlined in Section 163.2514(2) (a) -(e), Florida Statutes. The intent of this
delineation is to comprehensively address the urban problems within the area consistent
with the goals of this plan. The Urban Infill and Redevelopment Area was adopted by
Ordinance 2000 -66 and the Urban Infill and Redevelopment Plan was adopted by
Ordinance 2000 -71.
This designation is informational and has no regulatory effect.
Adopted LAMP Reference:
Overlays and Special Features
1. Urban Infill and Redevelopment Area
The Urban Infill and Redevelopment Area is consistent with criteria outlined in Section
163.2514(2) (a) -(e), Florida Statutes. The intent of this delineation is to comprehensively address
the urban problems within the area consistent with the goals of this plan. This designation is
informational and has no regulatory effect
52
Existing IAMP is proposed to be completely replaced and struck- thFeugh. This entire document is therefore
considered new even though a significant portion of the existing text is incorporated within this version. Text Boxes (in
Red) are provided to reference the existing goals, objectives or policies that have been carried forward or modified in
the proposed plan. The text highlighted in yellow represents CRAAB recommended language with regards to issues
where the CCPC and CRAAB differ in opinion. The text WWWWATMINNI represents changes since last BCC
hearing. The struck - through or underlined text represents the proposed changes.
IAMP Version Dated April 4, 2012
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9/11/2012 Item 9.A.
I. INTRODUCTION
Immokalee has long been recognized as a distinct community within Collier County.
Immokalee's economy, geography, and demographic make -up are different than the rest of
Collier County. Approximately one -half of the land within the Immokalee Urban Area is presently
zoned and actively used for agriculture. The urban area is surrounded by productive crop lands
and environmentally significant habitat. Most Immokalee residents work within the agricultural
industry, and the maiority of agricultural laborers originate from Mexico and Central America.
Statistics from the 2000 Census (the most comprehensive data for Immokalee currently
available), comparing Immokalee to the County as a whole, reflect some of the key socio-
economic differences, including age distribution, race and ethnicity, income, education and
housing.
The Immokalee Area Planning Commission was formed in 1965. and Immokalee was governed
under separate Zoning and Subdivision Regulations until 1982. While it is now included under
the county -wide Land Development Code, in 1991 the County again acknowledged the need for
Immokalee- specific land use regulation with the adoption of the first Immokalee Area Master
Plan as an element in the County's overall comprehensive plan.
Collier County first established the Immokalee Area as a Planning Community in its 1983
Comprehensive Plan. In 1989, the County adopted revisions to the comprehensive plan, now
called the Growth Management Plan (GMP), which included a requirement to develop an area
master plan for Immokalee. In 1991, the County adopted the first Immokalee Area Master Plan
(TAMP), as referenced in Policy 4.2 of the Future Land Use Element:
A detailed Master Plan for the Immokalee Urban designated area has been
developed and was incorporated into this Growth Management Plan in February,
1991. Manor revisions were adopted in 1997 following the 1996 Evaluation and
Appraisal Report. The Immokalee Area Master Plan addresses conservation,
future land use, population, recreation, transportation, housing, and the local
economy. Manor purposes of the Master Plan are coordination of land uses and
transportation planning, redevelopment or renewal of blighted areas, and the
promotion of economic development.
The IAMP is in addition to and supplements the goals, obnectives, and policies, of the Collier
County Growth Management Plan. Due to the unique geographic, social, and economic
characteristics of the Immokalee Urban Designated Area as compared with urban Naples,
Coastal Collier County, and the State of Florida as a whole, the Board of County
Commissioners deemed it necessary to restudy the Immokalee Urban Designated Area. On
May 27, 2003, the Board of County Commissioners adopted Resolution 2003 -192, which
established the Immokalee Area Master Plan Restudy Committee as an ad hoc advisory
committee to the board. The Committee was to serve for a period of one year. On September
28, 2004, the Board adopted Ordinance 2004 -62, extending the timeframe for the advisory
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committee and renaming it the Immokalee Master Plan and Visioning Committee ( IMPVC). On
November 13, 2007, the Board adopted Ordinance 2007 -69, which extended the timeframe
again, providing for dissolution of the committee no later than December 31, 2009. The purpose
and duties of the Committee remain the same:
A. Assist in the development of any necessary Requests for Proposals (RFPs) for consultinq
services.
B. Assist County staff with the review of general planning matters related to the Immokalee
Community. These could include housing, zoning, economic and /or other issues as may
be brought before the Committee.
C. Identify and provide the Board of County Commissioners the Committee recommendations
relative to:
1. road improvements;
2. economic incentives;
3. increasing the quality and quantity of affordable housing;
4. land uses and improvements relative to the Immokalee Regional Airport;
5. density increases in mixed -use districts;
6. restructuring of future land use designations and designation boundaries within the
Immokalee community;
7. the facilitation of construction of commercial development in commercial districts;
8. the preparation of revisions to current zoning districts and the development of
associated LDC (Ordinance 04 -41, as amended) standards; and
9. the review of the 5 -year Schedule of Capital Improvements relative to the Immokalee
community.
D. Assist in the development of revised goals, objectives, and policies, and land use
designation descriptions for the Immokalee Area Master Plan.
E. Assist in the review and updating of the Immokalee Area Master Plan in order to establish
consistency between the Master Plan and the County Rural Lands Stewardship Area
Overlay provisions.
The IMPVC has been working steadily towards achievinq these -goals over the last five nears.
The adoption of the revised IAMP and revised Immokalee Master Plan Future Land Use Map
represents the first step in completing the objectives of the Committee. The Collier County LDC
(Ordinance 04 -41, as amended) will be updated next to implement the Goal, Objectives, and
Policies of the IAMP, followed closely by an update to the Capital Improvements Plan, and the
creation of a long -term transportation plan.
II. NEW DIRECTIONS
The residents of Immokalee see new possibilities for their community with the development of
this Master Plan. With the development of this new Master Plan, Immokalee has chosen to
focus on opportunities rather than challenges. Immokalee is committed to redefining its future,
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revitalizing its community, and developing a new mission that focuses on strengthening and
diversifying its economy, embracing cultural diversity, and welcoming visitors to "this place we
call home."
Economic opportunity lies in Immokalee's diverse community. Many residents have roots in
Mexico, Central America, Haiti, and various other Caribbean nations. This multicultural heritage
should be embraced and used to develop a local marketing strategy. This diversity should guide
the redevelopment and design of downtown in order to create a distinct area that will attract new
business and visitors. Revitalization of the Main Street commercial corridor will be designed to
embrace this cultural diversity: take advantage of the traffic generated by the Immokalee
Seminole Casino and the growing Stewardship Receiving Areas, including the Town of Ave
Maria: and create new public plazas and gathering spaces. These public plazas and spaces will
be designed within an appropriate streetscape to foster walkability and a mixture of uses,
including entertainment and cultural events, and will position Immokalee to attract new residents
and visitors to the downtown area.
The diversity of Immokalee extends to its unique natural surroundings, which can also be a
great benefit to the local economy. Lake Trafford, at Immokalee's western boundary, as well as
other adjacent vast natural areas, which include historic working ranches, provide an excellent
opportunity to market Immokalee as an ecotourist destination. Immokalee provides a gateway to
the Everglades, a world- renowned ecotourist destination. Ecotourists come to an area to
experience the natural, rather than the built, environment. Lake Trafford and its environs offer
opportunities for boating, fishing, camping, and hiking, and the chance to experience natural
Florida and this freshwater frontier.
Agriculture continues to be the major local industry and Immokalee residents recognize
emerging opportunities for new agricultural- related businesses. Increasing fuel costs,
apprehension related to food security, and environmental concerns have increased the demand
for safe, sustainable, and domestically produced foods and energy sources. Immokalee has an
opportunity to create a new farmers' market or expand the existing state farmers' market to
serve the regional demand for fresh produce.
Additionally, residents see opportunities emerging from the regional economy and the strategic
location of Immokalee in the region. Immokalee will not remain isolated in the future. One state
arterial (SR 29) runs through the downtown, while another ends must three miles north of
downtown (SR 82). A major county road (CR 846, Immokalee Road), connects Immokalee to I-
75. Planned capacity improvements to SR 82 and SR 29 will open up the area to more travel,
and planned roadway expansions, including a SR 29 Loop, will further improve the accessibility
to and from Immokalee, helping it to become a tourist destination and a distribution center for
goods and services.
Improvements to the roadway system, both regionally and within the Immokalee Urban Area,
are lust one part of how the overall transportation will improve in the future. The Immokalee
Regional Airport (IMM) is designated as an official U.S. Port of Entry, with its own full - service
Customs Office, supporting both international and domestic trade opportunities, and is a
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growing cargo service airport. The Florida Tradeport operates within a Foreign Trade Zone
( #213), State Enterprise Zone, Federal Enterprise Community, and Hub Zone. It provides direct
access to over 2,000 acres of industrial -zoned property and two paved 5,000 x 150 foot
runways equipped for Global Position Satellite (GPS) and instrument approaches.
The opportunities available through development of the Tradeport are particularly significant
given that the Economic Development Council of Collier County (EDC) estimates the County will
need an additional 3,685 acres of new business park lands by 2030. The EDC has been
working to attract research clusters to Collier County to diversify the economy, which is currently
highly dependant on only three industries: agriculture, construction, and tourism and services.
The three targeted industry clusters are: health and life science: computer software and
services: and distribution. Given its location, access to major roads, connectivity with other parts
of the state, availability of developable land, and the airport, Immokalee is a prime location for
the new distribution industry that the EDC has identified as being vital to the growth and
diversification of Collier County's economy.
Another potential for economic growth lies in anticipated development in areas surrounding
Immokalee. As new towns in eastern Collier County develop, needed government services and
departments could be centrally located in Immokalee to serve the eastern portion of the County.
III. IMMOKALEE AREA MASTER PLAN PRIORITIES
The Immokalee Area Master Plan has been developed to emphasize these identified
opportunities and strengths. The first goal requires the development of an Immokalee specific
prioritized list of capital improvements and other activities desired to be funded each year.
Overall, each of the eight goals support economic development and diversity, but Goal Two,
specifically makes economic development a priority, and the objectives and policies set forth
specific ways to promote and diversify the local economy and create a positive business
climate.
The third goal, and its obiective and policies, deal with housing. Mobile homes have historically
provided a significant percentage of the housing in Immokalee, and have provided affordable
homes. Adequate housing for farmworkers must continue to be addressed. Gap housing and
other "market- rate" housing, which provides housing for middle -class families, has been
historically underrepresented in the Immokalee market. Affordable- workforce housing will
continue to be needed in the community. Note that the terms Gap and Affordable Workforce
Housing are defined in the Collier County LDC (Ordinance 04 -41, as amended). The fourth goal
and set of objectives address infrastructure and public services. Parks and recreational
opportunities to serve the young families in Immokalee are the first public infrastructure item
discussed. Transportation is a major component of any community's public infrastructure needs,
and while county -wide issues are still dealt with in the county Transportation Element, this
portion addresses Immokalee's local roads and needed public safety improvements to protect
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pedestrians and bicyclists. Other important public services include stormwater management and
solid waste, which are addressed as well.
The _fifth _ goal and related objective deals with natural resource protection and how to promote
eco- tourism within Immokalee. While the Conservation and Coastal Management Element still
applies, significant natural resources within the Immokalee Urban Area and ecotourism
opportunities are addressed here.
Land use is an integral component of any master plan, and the sixth goal and its objective and
policies deal with this issue. Mixed -use, pedestrian - scaled development is important, as is
allowing development in appropriate locations, at densities and intensities that will attract new
development.
Urban form and design are addressed in the seventh goal. These objectives and policies are
generally concerned with how to create a theme or brand for Immokalee, provide safe multi -
modal transportation, and develop site design and development standards appropriate for
Immokalee, rather than continuing to apply standards developed for coastal Collier.
The eighth and last goal, objective, and related policies are concerned with interlocal and
intergovernmental coordination, to address current service issues and to continue collaboration
with appropriate organizations in the future.
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GOAL 1: TO ANNUALLY IDENTIFY THE PRIORITIES OF THE IMMOKALEE COMMUNITY
AND THE IMMOKALEE PORTION OF THE COLLIER COUNTY COMMUNITY
REDEVELOPMENT AGENCY RELATED TO CAPITAL IMPROVEMENTS AND OTHER
ACTIVITIES THAT WILL FURTHER THE GOALS, OBJECTIVES AND POLICES OF THE
TAMP, IN RECOGNITION OF LIMITED FUNDING AND STAFF RESOURCES.
OBJECTIVE 1.1:
The Immokalee Portion of the Collier County Community Redevelopment Agency (CRA) shall,
on an annual basis, develop a prioritized list of Immokalee specific capital projects and other
activities, programs, studies, and so forth that further the Goals, Objectives, and Polices of this
Master Plan. The CRA shall also indentify any potential funding sources, for all or a portion of
the projected cost, associated with these projects and activities. This list shall be provided to the
BCC during its annual budgeting process in order to allow the BCC to consider the Community's
priorities in relation to available funding and staffing resources.
Policy 1.1.1 Fiscal and Operation Constraints
A number of Objectives and Policies set forth in the IAMP provide for optimal timeframes within
which the Objective or Policy is intended to be accomplished. Given limited funding and staff
resources, and in consideration of the prioritized list submitted to the BCC annually by the CRA,
the BCC may extend these optimal timeframes pursuant to available funding and /or operational
constraints. Any Objectives and Policies that have not been accomplished may be reviewed and
reconsidered as part of the County's Evaluation and Appraisal (EAR) process.
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GOAL 2: ENHANCE AND DIVERSIFY THE LOCAL ECONOMY OF THE IMMOKALEE
COMMUNITY
OBJECTIVE 2.1:
To actively pursue, attract, and retain business enterprise in the Immokalee Area.
Policy 2.1.1: Commercial and Trade Hub
In recognition of Immokalee's strategic location within Collier County and southwest Florida. and
the Foreign Trade Zone, Community Redevelopment Area, Enterprise Zone, Federal Enterprise
Community, Historically Underdeveloped Building (HUB) Zone, and Rural Area of Critical
Economic Concern designations, and the economic or funding opportunities resulting from
those designations, Collier County, subject to Policy 1.1.1, will:
• Support the CRA and other economic development entities in actively promoting and
positioning Immokalee as a regional commercial and trade hub for businesses seeking
to locate or expand into Southwest Florida:
• Encourage the CRA and other economic development entities in the marketing of
commercial and industrial opportunities in Immokalee:
• Support the CRA in pursuing grants and funding from government, non - governmental
organizations, or private sector partnerships.
Policy 2.1.2: Florida Tradeport/Immokalee Regional Airport
Collier County will encourage the promotion of economic development opportunities at the
Immokalee Regional Airport/Florida Tradeport and the surrounding commercial and industrial
areas.
Policy 2.1.3: Mitigation Banking and /or Targeted Acquisition Lands
Within two (2) years of the effective date of this policy (effective , 20111, and subject
to Policy 1.1.1, Collier County will explore the feasibility of utilizing privately owned undeveloped
parcels with significant wetland, upland, or listed species habitat value, as a listed species
habitat conservation bank or wetland mitigation bank to compensate for wetland or listed
species impacts associated with development within the Immokalee Urban Area, for mitigation
required by state and federal agencies, or for off -site preservation when allowed. The purpose
of such a mitigation bank and /or identification of lands targeted for acquisition within the
Immokalee Urban Area, in addition to the ecological benefits, is to facilitate and expedite
permitting of development and redevelopment on other more appropriate lands within the
Immokalee Urban Area. During this period, the County shall develop a map depicting the
preferred lands to be targeted for mitigation or acquisition by public or private parties. Incentives
and regulatory requirements shall be included in the LDC (Ordinance 04 -41, as amended) to
direct mitigation to or acquisition of these targeted lands and to direct development away from
such lands.
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OBJECTIVE 2.2:
To create a business climate that will enhance and diversify the Immokalee Area economy and
increase employment opportunities, to improve the quality of life for Immokalee residents.
Policy 2.2.1: Expedited Review
Within two (2) years of the effective date of this policy (effective 20111, subject to
Policy 1.1.1, Collier County will review and amend or expand, as necessary, the fast -track and
expedited review program for projects that provide a positive economic benefit to the Immokalee
economy, specifically including affordable, gap, and farmworker housing and targeted
industries. During this period, criteria will be developed to be used as a guide for determining
what will qualify a project for this expedited review program.
Policy 2.2.2: Pre - Certified Commercial /Industrial Sites
Collier County will encourage the development of targeted manufacturing, light industrial, and
other similar uses by identifying appropriate locations for those uses, and by streamlining the
permitting and approval process for commercial and industrial development within the
Immokalee Urban Area. Collier County will review the existing Certified Sites Program,
Presently administered by the Economic Development Council of Collier County (EDC), and
propose improvements to the program within two (2) years of the effective date of this policy
[effective , 20111 and subject to Policy 1.1.1.
Policy 2.2.3: Home Occupations
Collier County will amend the LDC (Ordinance 04 -41, as amended), subject to Policy 1.1.1, to
create more flexibility for home -based businesses in the Immokalee Urban Area, thereby
allowing additional opportunities for home -based occupations.
Policy 2.2.4: Financial Incentives
Collier County will develop a comprehensive financial incentive strategy to promote economic
development in the Immokalee area and identify funding sources to maintain adequate funding
of such incentive programs.
Policy 2.2.5: Agriculture- Related Business Uses
In recognition of the economic importance of agriculture, the County will amend the LDC
(Ordinance 04 -41, as amended) to allow agriculture- related business uses, such as fruit and
vegetable stands, farmers markets, and agritourism related uses, within certain, to be
determined, non - agricultural zoning districts, within two (2) years of the of the effective date of
this Policy [effective , 20111, subject to Policy 1.1.1.
OBJECTIVE 2.3:
To promote and expand tourism, recreation, entertainment, and cultural opportunities in
Immokalee in order to diversify the Immokalee economy, and improve quality of life.
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Policy 2.3.1: Recreational, Entertainment and Cultural Opportunities
Collier County, subject to Policy 1.1.1, will encourage the expansion of entertainment, cultural
and recreational opportunities, such as restaurants, movie theaters, museums, and public
spaces, within two (2) years of the effective date of this Policy (effective , 20111. It is
anticipated that the County will work with the CRA, Chamber of Commerce, the Naples Marco
Island Everglades Convention and Visitors Bureau, and other public and private organizations to
promote these opportunities.
Policy 2.3.2: Eco- tourism
Collier County, subject to Policy 1.1.1, will encourage the development of ecotourism in the
Immokalee Area, with a particular focus on Lake Trafford and surrounding RT designated lands.
It is anticipated that the County will work with the CRA, Chamber of Commerce. the Naples
Marco Island Everglades Convention and Visitors Bureau, and other public and private
organizations to promote these opportunities.
Policy 2.3.3: Seminole Casino Immokalee
Collier County will continue efforts to work with the Seminole Tribe to: a) integrate future plans
for the Casino and Reservation within an Immokalee -wide tourism development and marketing
campaign: and b) address impacts of the expansion of the Casino, the Resort Hotel and other
resort structures and uses on the community and surrounding area.
Policy 2.3.4: Entertainment ^iA-Area
In recognition of the fact that the casino is a significant attraction, Collier County, subject to
Policy 1.1.1., will encourage the development of an entertainment area near the casino that is
complementary and connected to Immokalee's existing downtown core.
OBJECTIVE 2.4:
To enhance and expand educational and cultural facilities and opportunities in Immokalee.
Policy 2.4.1: Research and Development
Collier County subject to Policy 1.1.1, will seek to attract educational research facilities, similar
to the Southwest Florida Research and Education Center, to Immokalee. It is anticipated that
the County will work with the CRA, public and private colleges and universities, and other public
and private organizations to promote these opportunities.
Policy 2.4.2: Cultural Programs and Facilities
Collier County will identify cultural programs and facilities to address the needs of Immokalee
residents and visitors subject to Policy 1.1.1.
OBJECTIVE 2.5:
To promote and support development and redevelopment initiatives in the Immokalee Area.
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Policy 2.5.1: Technical Assistance
Within two (2) years of the of the effective date of this Policy [effective 20111,
subject to Policy 1.1.1 Collier County will review existinq programs meant to provide technical
assistance for the establishment and permitting of new or expanding businesses and make
recommendations to better implement these programs. This technical assistance will be made
available through the CRA. It is anticipated that Collier County will work with the CRA, and
public and private organizations, to complete this review and make recommendations.
Policy 2.5.2: Infill and Downtown Redevelopment
Collier County will promote infill development and redevelopment within the Commercial -Mixed
Use Subdistrict through amendments to the Land Development Code (LDC) (Ordinance 04 -41,
as amended) that facilitate mixed -use projects and provide for flexible performance -based
incentives.
Policy 2.5.3: Alternative Funding
Collier County may seek to partner with Front Porch Florida and other similar entities to promote
or expedite the development and redevelopment of residential structures and properties within
Immokalee by pursuing alternative funding sources on an ongoing basis.
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GOAL 3: TO PROVIDE A DIVERSITY OF SAFE AND SANITARY HOUSING FOR ALL
RESIDENTS OF THE IMMOKALEE URBAN AREA.
OBJECTIVE 3.1:
Collier County shall coordinate with federal, state, local and private agencies to address
farmworker housing and migrant labor camp needs for Immokalee.
Policy 3.1.1: Farmworker Housing Land Development Regulations
Collier County, subject to Policy 1.1.1, will review and revise, as necessary, the LDC provisions
regulating Farmworker Housing within the Immokalee Urban Area to eliminate regulations that
are duplicative to Federal and State provisions, specifically in regards to farmworker housing
and migrant labor camps for seasonal workers with temporary, non - immigrant visas.
Policy 3.1.2: Agricultural and Housing Partnerships
Collier County will encourage local agricultural growers to work in partnership with housing
organizations to provide affordable and suitable housing for migrant and seasonal farmworkers.
OBJECTIVE 3.2:
Collier County shall promote the conservation and rehabilitation of housing in Immokalee
neighborhoods.
Policy 3.2.1: Targeted Redevelopment Areas
Collier County will promote the development and redevelopment of housing within targeted
redevelopment areas. Targeted redevelopment areas include neighborhoods with occurrences
of substandard structures, vacant parcels or groups of vacant parcels, and areas where issues
of _compatibility between land uses exits. Collier County, subject to Policy 1.1.1, will review the
2004 Immokalee Housing Condition Inventory to determine if the findings of the Inventory are
still valid, and, if necessary, update the Inventory to accurately identify targeted redevelopment
areas.
Policy 3.2.2: Funding Opportunities
Collier County, subject to Policy 1.1.1, in coordination with federal, state, and other local
agencies and private organizations will seek funding for the housing needs identified in the
Immokalee Housing Condition Inventory.
Policy 3.2.3: Substandard Housing
Collier County, subject to Policy 1.1.1, will periodically update its program for the repair,
removal, or replacement of substandard housing units, based on the most recent Immokalee
Housing Condition Inventory.
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Policy 3.2.4: Displaced Occupants
Collier County will coordinate with local non - profit social service organizations to provide
relocation assistance for occupants who are displaced from substandard dwelling units, subject
to Policy 1.1.1.
Policy 3.2.5: Housing Code Enforcement
Collier Countv shall make reasonable effort to require that substandard housinq_be brought into
compliance or eliminated. Enforcement efforts will focus on properties that are abandoned,
owned by an absentee landlord, or whose operation is not in compliance with the Collier County
Land Development Code.
OBJECTIVE 3.3:
The County will continue to explore and provide innovative programs and regulatory reforms to
reduce development costs and promote safe and sanitary affordable- workforce housing for
Immokalee residents.
Policy 3.3.1: Housing Grant Opportunities
Collier County, in coordination with the CRA, will pursue government grants and loans for
affordable- workforce housing.
Policy 3.3.2: Affordable - Workforce and Gap Housing Incentives
Collier County, subject to Policy 1.1.1, will review its affordable- workforce housing (including
gap) incentives to determine the effectiveness of existing provisions and whether additional
incentives are necessary or desired.
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GOAL 4: TO PROVIDE ADEQUATE AND EFFICIENT PUBLIC INFRASTRUCTURE AND
FACILITIES FOR THE IMMOKALEE URBAN AREA.
OBJECTIVE 4.1:
To provide a comprehensive system of parks and recreational facilities that supports diverse
active and passive recreational activities within the Immokalee area.
Policy 4.1.1: Priority Park Sites
Collier County will prioritize the development of future parks within, or adiacent to, the most
densely populated urban areas to ensure convenient access by the majority of residents, and in
coordination with the CRA, will identify locations for public plazas, preens, or urban parks.
Policy 4.1.2: Community Input
Collier County will solicit community input to ensure provision of appropriate facilities to address
the demographics of the Immokalee Area.
Policy 4.1.3: Expansion of Parks and Trails
Collier County will expand the network of parks and connect recreational areas throughout the
community where appropriate and feasible, subject to Policy 1.1.1, and as identified in the Parks
Master Plan, to be developed after adoption of this Master Plan.
Policy 4.1.4: Encourage Active Lifestyles
Collier County will encourage outdoor activity and active lifestyles by creating new recreational
facilities, such as ball fields, soccer fields, basketball courts, tot lots, and jungle gyms, as
appropriate to Immokalee's demographics and as feasible, subject to Policy 1.1.1.
Policy 4.1.5: Use of Vacant Residential Parcels
Subject to Policy 1.1.1, Collier will consider acquiring vacant residential parcels in order to
develop new neighborhood parks. These parcels may be small in size and should be evenly
distributed throughout the community.
Policy 4.1.6: Park Amenities
Collier County will evaluate park amenities and identify deficiencies, such as drinking fountains,
shelters, lighting, sanitary facilities, and emergency phones for the convenience and security of
park users. The list of needed improvements will be updated in the most recent Community and
Regional Park Master Plan.
OBJECTIVE 4.2:
To provide a network of roads, sidewalks, and bike paths to support growth, to provide for the
safe and convenient movement of pedestrians, motorized, and non - motorized vehicles.
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Policy 4.2.1: Bicycle and Pedestrian Pathways Plan
Related to pathways specifically in the Immokalee Urban Area, the Collier County 5 -Year
Pathways Plan will give priority to linking existing and future residential neighborhoods with
commercial and employment areas, as well as schools, libraries, community parks, recreation
sites and other public service areas. Input will be sought from landowners and residents to
identify priority. The Collier County 5 -Year Pathways Plan will depict existing and planned
future pathways for the Immokalee community, subject to Policy 1.1.1.
Policy 4.2.2: Long Range Transportation Improvements
Collier County will explore the possibility of accelerating the implementation of the Collier
County Metropolitan Planning Organization's Long Range Transportation Plan, subject to
available funding, as a precursor to initiating new investment in the Immokalee area. In
particular, the County will support and encourage:
• the Florida Department of Transportation in the widening of SR 82 between 1 -75 and SR
29 as a first step in improving transportation access to Immokalee;
• the building of the SR 29 Bypass Route to create direct access to SR 82 and SR 29 from
the Immokalee Regional Airport and Florida Tradeport;
• the Florida Department of Transportation to improve road conditions along State -owned
roads;
• the creation of new, or expansion of existing, transportation corridors that improve
access between Immokalee, the City of Naples, and coastal Collier County; and
the creation of new collector roads, including the Little League Road extension near
Lake Trafford, to handle increased future population growth and traffic in that area.
Policy 4.2.3: Access from Immokalee Airport to Future SR 29 Bypass
Collier County will coordinate with the Florida Department of Transportation (FDOT), and with
landowners and other stakeholders, to identify one or more preferred routes to connect the
Airport and the future SR 29 Bypass, subject to Policy 1.1.1.
Policy 4.2.4: Safety Improvements
Collier County will develop a plan identifying locations for new traffic signals, signage,
crosswalks, bikepaths, and street lighting for the purpose of improving pedestrian and bicycle
circulation and safety within prioritized areas within the Municipal Service Taxing Unit (MSTU)
as part of the Walkability Study funded by the Collier Metropolitan Planning Organization,
subject to Policy 1.1.1.
Policy 4.2.5: Public Transit Routes
Collier County will consider expansion of public transit routes to comprehensively cover the
downtown area, connect significant employment centers and public facilities, and interconnect
to adjacent communities, where deemed appropriate and subject to Policy 1.1.1.
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Policy 4.2.6: Enhanced Transit Services
Collier County will encourage the provision of a wide array of transit services, such as bike -and-
ride and medical transport, subject to Policy 1.1.1.
Policy 4.2.7: Transportation Concurrence Alternatives (for SR 29)
Within two (2) years of the effective date of this Policy [effective 1 20111, Collier
County shall identify alternatives methods to allow non - residential development in the
Immokalee Urban Area to proceed with limited exceptions and /or a mitigated waiver from
existing concurrence requirements due to the economic and job creation benefits such
development would provide. Funding for the alternatives to concurrence feasibility analysis will
be provided by the Immokalee CRA. The following shall be considered as a part of the analysis:
a. Establishing a Transportation Concurrence Exception Area (TCEA) or Transportation
Concurrence Management Area (TCMA) or other alternative that would allow limited
exceptions and /or mitigated waivers from concurrence for economic development,
diversity, and job creation in the Immokalee Urban Area; and
b. Potential limitations on such exceptions and /or waivers from concurrence including:
1. Limiting applicability to certain locations in the Urban Area such as the Airport/
Tradeport, other lands around the airport, and the Central Business District
corridor (Urban Infill designated lands):
2 Requiring a case -by case approval of any such exception or waiver based upon
certain targeted and measurable objectives, including Transit Oriented Design,
iob creation and other commitments by the developer that would be deemed to
be beneficial to the community; and
3. Limiting the duration, or requiring mandatory periodic reviews, of the continued
feasibility of any such exception or waiver process.
OBJECTIVE 4.3:
To improve stormwater management and surface drainage in Immokalee.
Policy 4.3.1: Immokalee Stormwater Master Plan
Within two (2) years of the effective date of this Policy [effective 20111, subject to
Policy 1.1.1, Collier County will implement, to the degree necessary on a phased schedule, the
Immokalee Stormwater Master Plan and its recommendations for the particular locations (Lake
Trafford, Fish Creek, Madison Creek Ditch, and Sanitation Road Slough Cross -Drain Additions)
where sianificant drainaae issues are known.
OBJECTIVE 4.4:
To provide an efficient and economical solid waste management system that ensures public
health and safety, and protects the environmental resources of the area.
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Policy 4.4.1: "Clean Immokalee" Plan
Collier County will develop a "Clean Immokalee" Plan to improve the physical appearance of the
streets and lots through education, enforcement, and clean -up activities by 2011. This program
will solicit input and participation from community organizations and neighborhood associations.
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GOAL 5: TO PROTECT IMPORTANT NATURAL RESOURCES THROUGH THE
IMPLEMENTATION OF IMMOKALEE- SPECIFIC DEVELOPMENT STANDARDS AND
POLICIES.
OBJECTIVE 5.1:
To address the protection of natural resources in Immokalee, including Lake Trafford and
connected wetland systems and listed species habitat including upland habitat used by listed
species, through incentives and innovative techniques not otherwise addressed in the
Conservation and Coastal Management Element.
Policy 5.1.1: Incentives and Innovative Land Development Regulations
Collier County will promote the preservation of native vegetation in the Immokalee Urban Area
exceeding the minimum required amounts set forth in CCME Policy 6.1.1, and pursuant to IAMP
Policy 2.1.3. This may be accomplished by utilizing incentives and innovative land development
regulations, including but not limited to: cluster development, transferable development rights,
density bonuses, and flexible development standards to incentivize infill development and
redevelopment within targeted MR, HR, C -MU and I -MU designated lands. In order to qualify
for any such incentives, on -site or off -site preservation, if allowed in specifically targeted areas
within the Immokalee Urban designated area, shall exceed the minimum applicable amounts set
forth in Policy 6.1.1. by at least 10 percent. Incentives may be provided based upon a sliding
scale, providing greater levels of incentive for greater amounts of preservation above the
applicable minimum amounts set forth in Policy 6.1.1.
Within two (2) years of the effective date of this Policy (effective , 20111, subject to
Policy 1.1.1, the County will explore the feasibility of adopting a TDR program in the Immokalee
Urban Area to further this Objective and Policy 2.1.3.
Within two years of the effective date of this Policy [effective 1 20111 the LDC
(Ordinance 04 -41, as amended) subject to Policy 1.1.1, shall be amended to provide for other
incentives and innovative land development regulations, including but not limited to cluster
development and flexible development standards, that do not require an amendment to the
TAMP.
Policy 5.1.2: Lake Trafford Development
Recognizing the importance of Lake Trafford, and the surrounding wetlands and natural habitat
to the ecosystem, economy and ecotourism activities in Immokalee, proposed development
adiacent to Lake Trafford will conform to best management practices (BMPs) regarding water
quality in order to avoid or minimize adverse impacts to the lake and its surrounding wetlands or
natural habitat. These BMPs will primarily include measures or design standards by the
Department of Environmental Protection (DEP) and the Environmental Protection Agency (EPA)
that address increased or enhanced on -site treatment of storm water runoff, and measures to
address Total Maximum Daily Loads (TMDL) and nutrient loading. Within two (2) years of the
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effective date of this Policy [effective , 20111, subject to Policy 1.1.1, the County
in conjunction with any applicable state or federal agencies, will amend the LDC (Ordinance 04-
41 as amended) to establish specific best management practices and will identify the specific
locations where such best management practices shall be required. The Lake Trafford
Drainage Basin shall be the geographic area intended for implementation of these BMPs.
Policy 5.1.3: Lake Trafford Remediation
Collier County will, subject to Policy 1.1.1, continue to cooperate with agencies on remediation,
restoration, and long term management efforts at Lake Trafford (e.g., organic sediment and
invasive plant removal) to improve the health and recreational potential of the Lake.
Policy 5.1.4 Conservation Designation
During the next Evaluation and Appraisal Report (EAR) cycle, and at least during each
subsequent EAR cycle, Collier County shall identify and map lands within the Immokalee Urban
Area owned by a public entity, where such lands were acquired for the purposes of
conservation, provided for in the Collier County Future Land Use Conservation Designation. The
County shall then consider whether such lands should be designated Conservation on the
FLUM.
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GOAL 6: TO ALLOW AND ENCOURAGE A MIXTURE OF LAND USES THAT IS
APPROPRIATE FOR IMMOKALEE.
OBJECTIVE 6.1:
The Immokalee Area Master Plan and its Future Land Use Map will apply to all Development
Orders within the Immokalee Urban Area. The Future Land Use Map is designed to coordinate
land use with the natural environment: maintain and develop cohesive neighborhood units:
promote a sound economy: and encourage desirable growth and energy efficient development
patterns. Standards and allowed uses for each District and Subdistrict are identified in the Land
Use Designation Description Section.
Policy 6.1.1: Future Land Use Designation
The Immokalee Area Master Plan's URBAN Future Land Use Designation includes the following
Future Land Use Districts, Subdistricts, Overlays and Features:
A. URBAN — MIXED USE DISTRICT
1. Low Residential Subdistrict
2. Medium Residential Subdistrict
3. High Residential Subdistrict
4. Commercial — Mixed Use Subdistrict
5. Recreational/Tourist Subdistrict
B. URBAN — INDUSTRIAL DISTRICT
1. Industrial Subdistrict
2. Industrial — Mixed Use Subdistrict
3. Industrial — Immokalee Regional Airport Subdistrict
C. OVERLAYS AND FEATURES
1. Lake Trafford /Camp Keais Strand System Overlay
2. Seminole Reservation
3. Urban Infill and Redevelopment Area
Policy 6.1.2: Compatibility between Land Uses
Compatibility between lower and higher intensity uses will be achieved through land
development regulations specifically applicable to the Immokalee Urban Area.
Policy 6.1.3: Right to Farm
Lawfully existing agricultural activities may continue within the Urban Designated Area as
Provided by the State of Florida Right to Farm Act, 823.14, F.S.
Policy 6.1.4: Farmworker Housing
Collier County recognizes the need for farm labor to support the County's agricultural industry.
Collier County will encourage the provision of housing for seasonal, temporary or migrant
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farmworkers provided that such housing is consistent with Migrant Labor Housinq provisions of
Section 64E -14, Florida Administrative Code, and does not conflict with the existing zoning
districts or the Immokalee Area Future Land Use Map.
Policy 6.1.5: Compact Mixed -Use Development
Collier County will encourage compact mixed -use development in appropriate zoning districts
and particularly within the HR and C -MU designations, as an innovative planning technique to
create walkable communities, reduce vehicle miles traveled, and increase energy efficiency.
Policy 6.1.6: New Mobile Homes within the Immokalee Urban Area
New mobile homes shall be allowed in the Immokalee Urban Area as a temporary residence as
identified in LDC Section 5.04.02 C: or within an existing mobile home park or subdivision as
identified in Policy 6.1.7; or as part of a new mobile home park or subdivision approved in the
Low Residential (LR) or Medium Residential (MR) Subdistricts. Within two (2) years of the
effective date of this Policy, (effective , 20111. the County will amend LDC to
prohibit the placement of new mobile homes within the Immokalee Area except as provided for
in this Policy and in Policy 6.1.7. Until such LDC amendment is adopted, new mobile homes
shall be permitted as provide herein or in Policy 6.1.7, or if the use is allowed with the applicable
underlying zoning district, as is the case in the Agricultural district with a Mobile Home Overlay
(A -MHO) and the Village Residential (VR) district.
Policy 6.1.7: Existing Mobile Homes within the Immokalee Urban Area
a. Existing mobile homes located on individual lots or parcels and not located within an
approved mobile home park or subdivision may continue in any Future Land Use
Subdistrict; however, said mobile homes may only be enlarged, altered, improved or
replaced in accordance with the nonconforming provisions provided in LDC Section
9.03.00.
b. Existing mobile home parks that have an approved Site Development Plan (SDP) or Site
Improvement Plan (SIP) as of the effective date of this Policy are allowed in all
subdistricts that allow residential development.
c. Additionally, within two (2) years of the effective date of this Policy, [effective
, 20111, the County will amend LDC Section 2.03.07 G.6, Nonconforming Mobile
Home Park Overlay Subdistrict, to include mobile home subdivisions as well as mobile
home parks, and to extend the compliance deadline for an additional two (2) year period
from the date of that LDC amendment for mobile home parks and subdivisions that do
not have an approved SDP or SIP, and which are located within subdistricts that allow
residential development.
Policy 6.1.8: Public Educational Plants
Public educational plants and ancillary plants shall be allowed as provided for in Policy 5.14 of
the Future Land Use Element.
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Policy 6.1.9: Rezonings
A. All rezonings must be consistent with the Growth Management Plan. For properties that
have zoning in place prior to a change in Land Use Designation where the prior zoning
allows for a higher density or intensity than the new Land Use Designation, the propert y
may be rezoned as follows:
1. For such commercially -zoned properties, zoning changes will be allowed provided the
new zoning district is the same or a lower intensity commercial zoning district as the
existing zoning district, and provided the overall intensity of commercial land use allowed
by the existing zoning district is not exceeded in the new zoning district. A zoning
change of such commercial -zoned properties to a residential zoning district is allowed as
provided for in the Density Rating System of this Master Plan.
2. For such industrially -zoned properties, zoning changes will be allowed provided the new
zoning district is the same or a lower intensity industrial or commercial zoning district as
the existing zoning district, and provided the overall intensity of industrial land use
allowed by the existing zoning district is not exceeded in the new zoning district.
3. For such residentially -zoned properties, zoning changes will be allowed provided the
authorized number of dwelling units in the new zoning district does not exceed that
authorized by the existing zoning district, and provided the overall intensity of
development allowed by the new zoning district does not exceed that allowed by the
existing zoning district.
4. Properties subject to the above limitations may be combined and developed with other
Property, whether or not such other property has had a change in Land Use Designation.
For residential and mixed use developments only, the accumulated density between
these_ Properties may be distributed throughout the project, as provided for in the Density
Rating System or the underlying subdistrict, as applicable.
5. Overall intensity of development shall be determined based upon a comparison of public
facility impacts as allowed by the existing zoning district and the proposed zoning
district.
6. This Section does not apply to changes to the Land Use Designation initiated by the
property owner.
B. Any property owner who believes that they have been adversely affected by this TAMP may
utilize the procedures set forth in Chapter 9 (Vested Rights and Takings Determinations) of
the LDC. All applications must be submitted within one year from the effective date of the
IAMP or applicable IAMP amendment. This procedure shall be considered supplemental to
any other claim or remedy that the property owner may have. Notice of the Adoption of this
Plan and the one -year time frame within which any property owner who believes that they
have been adversely affected by this IAMP may utilize the procedures set forth in Chapter 9
(Vested Rights and Takings Determinations) of the LDC shall be provided with a minimum
1/8 page notice in one or more newspapers of general circulation in the Immokalee area
within 15 days of Adoption of this plan by the BCC.
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Policy 6.1.10: Non - Residential Development
Non - residential development in the Immokalee Urban Area will be limited to no more than 8.45
million square feet through the 2025 Planning Horizon. Non - residential development includes
commercial, retail, office, industrial, institutional and governmental buildings, but excludes
hotels, motels, government subsidized, affordable or farmworker housing, and development
within the Seminole Reservation. Collier County staff shall maintain records on the amount of
non - residential development in Immokalee and shall review, and update as necessary, the non-
residential development limit as part of the Evaluation and Appraisal Report process.
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GOAL 7: TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THAT ARE
APPROPRIATE FOR IMMOKALEE.
OBJECTIVE 7.1:
Collier County shall develop Immokalee- specific land development regulations to the extent
required by this Master Plan, and which reflect the unique character and cultural diversity of the
residents, encourage pedestrian - friendly urban form, and promote energy efficiency.
Policy 7.1.1: Development of Land Development Code Standards
Within two (2) years of adopting this Policy (effective , 20111 and subject to Policy
1.1.1, Collier County, in coordination with and funding from the Immokalee Community
Redevelopment Agency, will develop LDC standards specific to Immokalee to address the
unique needs of the Immokalee Urban Area. These standards include those related to
permitted and conditional land uses; density and intensity; signage; landscaping and buffering;
native preservation retention; off - street and on- street parking and loading; architectural design;
development standards, including setbacks to Lake Trafford; floor area ratio for certain
nonresidential uses; site access; and treatment of existing nonconforming uses and structures.
Policy 7.1.2: Location of Service Uses
Collier County will encourage parks, and other community facilities to be placed within one -half
mile of residential and mixed -use centers in order to encourage walking, bicyclinq and non -
vehicular access to and from these service uses. Collier County shall require interconnection of
Pedestrian facilities to the existing pedestrian network.
Policy 7.1.3: Innovative Design
Within two _(2) years of the effective date of this policy [effective , 20111 and subiect to
Policy 1.1.1, Collier County and the Immokalee Community Redevelopment Aaency will develop
incentives and /or regulations to promote: enhanced pedestrian access; pedestrian - friendly
design; compact mixed -use development and redevelopment; shared infrastructure; enhanced
public spaces and signage; and use of public transit.
Policy 7.1.4: Downtown Pedestrian Amenities
Within two (2) years of the effective date of this policy [effective , 20111 and subject to
Policy 1.1.1, Collier County, in coordination with the Immokalee Community Redevelopment
Agency, will evaluate the need for additional passive recreation and outdoor dining and
entertainment opportunities along downtown streets, and, if warranted, adopt amendments and
incentives to the Collier County LDC (Ordinance 04 -41, as amended) to encourage the
development of these amenities provided the free and safe movement of pedestrians is
maintained.
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9/11/2012 Item 9.A.
Policy 7.1.5: Central Business District
Within two (2) years of the effective date of this policy [effective 20111, subject to
Policy 1.1.1., Collier County will amend the LDC (Ordinance 04 -41, as amended) to include a
Central Business District in Immokalee. The District will be depicted in the LDC and will
encourage high - intensity, multi - story, and pedestrian- oriented commercial and mixed -use
development.
Policy 7.1.6: Safe Neighborhood Initiatives
Collier County, subject to Policy 1.1.1, will coordinate with local and state law enforcement,
developers, and citizens to seek funding opportunities available under the Safe Neighborhood
Act (Section 163.501, F.S.) or other programs to improve safety within the Immokalee
community and to provide for safe streets. This may include implementation of CPTED (crime
prevention through environmental design) strategies, where such strategies are compatible with
the community design objectives set forth herein.
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9/11/2012 Item 9.A.
GOAL 8: TO COORDINATE AND PROVIDE FOR THE CONTINUAL EXCHANGE OF
INFORMATION WITH OTHER GOVERNMENTAL AGENCIES UTILITY PROVIDERS NON-
PROFIT ORGANIZATIONS, THE SCHOOL BOARD, AND THE SEMINOLE TRIBAL COUNCIL
THAT MAY BE AFFECTED BY THE IMMOKALEE AREA MASTER PLAN.
OBJECTIVE 8.1:
Pursue effective interlocal and inter - governmental coordination in order to provide a range of
human services to Immokalee residents.
Policy 8.1.1: Regional Economic Development Initiatives
Collier County will collaborate in regional initiatives with with local and regional economic
development organizations and the State of Florida to assist the Immokalee area in attracting
businesses, marketing, and developing infrastructure.
Policy 8.1.2: Redevelopment Implementation Partners
Collier County, in coordination with the CRA, Immokalee Enterprise Zone Development Agency,
local and regional economic development organizations, and other local organizations, will
actively coordinate efforts to implement the Immokalee Area Master Plan, the Community
Redevelopment Area Plan, and the Enterprise Zone.
Policy 8.1.3: Immokalee Government Services Center
Within two (2) years of the effective date of this Policy (effective , 20111, subject to
Policy 1.1.1, Collier County will consider the establishment of an Immokalee -based government
service center that would allow co- location of the various county entities and departments to
ensure effective collaboration, and where utilization warrants. This office may include but is not
limited to the following services:
a. Animal control
b. Child support enforcement
C. Code enforcement
d. Court
e. Domestic violence services
f. Emergency management services
g. Emergency medical services
h. Permitting, planning, and economic development needs
i. Public health services
i. Housing and Human Services
k. Board of County Commissioners Office
I. Immokalee Community Redevelopment Agency
m. Branch Office of the Collier County Tax Collector
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LAND USE DESIGNATION DESCRIPTION SECTION
The Immokalee Area Master Plan Future Land Use Designations include the following Districts
and Subdistricts. The following describes land use designations shown on the Immokalee
Master Plan 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 district request will be approved.
A. URBAN - MIXED USE DISTRICT
The purpose of this District is to allow residential and nonresidential land uses, including mixed
uses. Nonresidential uses are subject to the intensity limitations in Policy 6.1.10. Mixed uses
can be located within individual buildings and /or projects in areas deemed appropriate and
identified on the FLUM. Nonresidential uses allowed in the Residential subdistricts include, but
are not limited to: agriculture, home -based businesses, recreation and open space, churches,
libraries, cemeteries, public and private schools, day -care centers, and essential services, as
defined in the Land Development Code, except as may be limited within a specific subdistrict or
overlay.
New commercial development may be allowed in the Low Residential, Medium Residential or
High Residential subdistricts through Planned Unit Development (PUD) zoning, subject to the
followina limitations:
Commercial development may be permitted within a PUD, provided the following size and
development criteria are met. The commercial component within a PUD may be allowed
to develop up to the maximum acreage specified in the table below:
In addition to the above criteria, the following standards must also be met:
a. Commercial zoning shall be no closer than one (1) mile to any lands designated C-
MU and no closer than one mile from the nearest PUD commercial zoning of ten
acres or greater in size:
b. The configuration of the commercial parcel shall be no more frontage than depth
unless otherwise authorized by the Board of County Commissioners;
C. Commercial zoning or development shall be no closer than a '/4 mile from the
nearest existing elementary school boundary, unless otherwise authorized by the
Board of County Commissioners;
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CATEGORY I
CATEGORY II
CATEGORY III
PUD Acres
>80
>160
>300
Min. Gross Density
2.5 du /qross acre
2.5 du /qross acre
3.0 du /qross acre
Max. Commercial Acres
5 acres
10 acres
20 acres
Permitted Zoning
C -2
C -2, C -3
C -2 through C -4
In addition to the above criteria, the following standards must also be met:
a. Commercial zoning shall be no closer than one (1) mile to any lands designated C-
MU and no closer than one mile from the nearest PUD commercial zoning of ten
acres or greater in size:
b. The configuration of the commercial parcel shall be no more frontage than depth
unless otherwise authorized by the Board of County Commissioners;
C. Commercial zoning or development shall be no closer than a '/4 mile from the
nearest existing elementary school boundary, unless otherwise authorized by the
Board of County Commissioners;
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9/11/2012 Item 9.A.
d. The commercial development shall be integrated with the residential portion of the
project, including common elements such as signage, and providing vehicular and
non - vehicular interconnection: and
e. No construction in the commercial designated area shall be allowed until
construction has commenced on at least 30% of the project's residential units,
unless otherwise authorized by the Board of County Commissioners.
1. Low Residential Subdistrict (LR)
The purpose of this subdistrict is to provide for low - density residential development and
supporting ancillary uses. All types of residential dwellings are allowed; however, mobile
homes are only allowed pursuant to the provisions of Policies 6.1.6. and 6.1.7.
Residential densities are allowed as provided below, except for properties within the
Lake Trafford /Camp Keais Strand System Overlay.
Since agriculture is a significant economic driver in Immokalee, agricultural research and
technology facilities focusing on agri- business and reliant upon proximity to active
agriculture are also allowed through a Conditional Use process. Such facilities must
demonstrate compatibility with adjacent properties
Base Density: Four (4) dwelling units per gross acre.
Maximum Density: Eight (8) dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
2. Medium Residential Subdistrict (MR)
The purpose of this subdistrict is to provide for a mixture of housing types and
supporting ancillary uses. Mobile homes are allowed pursuant to the provisions of
Policies 6.1.6 and 6.1.7. Residential densities are allowed as provided below, except for
properties within the Lake Trafford /Camp Keais Strand System Overlay.
Base Density: Six (6) dwellings units per gross acre.
Maximum Density: Fourteen (14) dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
3. High Residential Subdistrict (HR):
The purpose of this subdistrict is to provide for a mixture of housing type and supporting
ancillary uses. Mobile homes are allowed pursuant to the provisions of Policies 6.1.6
and 6.1.7. Residential densities are allowed as provided below, except for properties
within the Lake Trafford /Camp Keais Strand System Overlay.
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9/11/2012 Item 9.A.
Base Density: Eight (8) dwelling units per gross acre.
Maximum Density: Sixteen dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
4. Commercial - Mixed Use Subdistrict (C -MU):
The purpose of this Subdistrict is to provide for pedestrian - scaled, higher density
residential and mixed -use development, employment and recreational opportunities,
cultural and civic activities, and public places to serve residents of, and visitors to, the
Immokalee Urban Area. All types of residential uses are allowed within this Subdistrict,
except that mobile homes are only allowed as provided by Policy 6.1.6 and 6.1.7.
Residential densities are allowed as provided below, except for properties within the
Lake Trafford /Camp Keais Strand System Overlay. Nonresidential uses allowed within
this Subdistrict include those uses allowed in the C -1 through C -4 zoning districts in the
Collier County Land Development Code, Ord. No. 04 -41, as amended.
Base Density: Sixteen (16) dwelling units per gross acre.
Maximum Density: Twenty (20) dwelling units per gross acre, inclusive of all density
bonuses. Densities above the base density can only be achieved through available
density bonuses.
Transient lodging is allowed at a maximum density of thirty -two (32) units per acre.
Mix of Uses: Projects equal to or greater than 10 acres will be encouraged to provide
both residential and non - residential uses. In no case shall more than 70% of the C -MU
Subdistrict, in aggregate, be developed as single -use, non - residential projects.
5. Recreational /Tourist Subdistrict (RT)
The purpose of this Subdistrict is to provide for recreational and tourist activities related
to the natural environment, and to allow for limited compact residential development.
Uses allowed in this Subdistrict include, but are not limited to: passive parks; nature
preserves; wildlife sanctuaries; open space; parks; museums; cultural facilities; marinas;
transient lodging facilities (including hotel /motel, rental cabins, bed and breakfast
establishments, campsites); restaurants; recreational vehicle parks: sporting and
recreational camps; low- intensity retail directly associated with the purpose of this
Subdistrict; agriculture; and essential services as defined in the Land Development
Code. Mobile homes are allowed pursuant to the provisions of Policies 6.1.6 and 6.1.7.
Single and multi - family dwelling units are allowed. To minimize impacts on the natural
environment, residential development shall be clustered subject to the following:
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9/11/2012 Item 9.A.
• Within any project the average single family home parcel shall not exceed 6,000
square feet, and in no case shall any individual single family lot or parcel exceed
12,000 square feet: and
• Multi- family development projects shall be submitted in the form of a Planned
Unit Development.
Base Density: Four (4) dwelling units per gross acre.
Maximum Density: Four (4) dwelling units per gross acre. Density bonuses do not apply
in this subdistrict.
Transient lodging is permitted at a maximum density of twenty -six (26) units per acre.
Rezonings are encouraged to be in the form of a Planned Unit Development (PUD). The
minimum acreage requirement for a PUD within this Subdistrict will be two (2)
contiguous acres.
Density Rating System
The Density Rating System is applicable to areas designated Urban - Mixed Use District, as
identified on the Immokalee Future Land Use Map. Except as provided below, the final
determination of permitted density via implementation of this Density Rating System is made by
the Board of County Commissioners through an advertised public hearing process (rezone).
Density achieved by right (as may be permitted for qualifying Affordable Workforce Housing
protects) shall not be combined with density achieved through the rezone public hearing
process.
1. THE DENSITY RATING SYSTEM IS APPLIED IN THE FOLLOWING MANNER:
a. Within the applicable Urban designated areas, the base density of the subdistrict
is allowed, though not an entitlement. Density may be increased using applicable
density bonuses. For purposes of calculating the eligible number of dwelling units
for the project, the total number of dwelling units may be rounded up by one unit if
the dwelling unit total yields a fraction of a unit 0.5 or greater. Acreage used for
the calculation of density is exclusive of commercial portions of the project, except
within the Commercial Mixed -Use Subdistrict, wherein residential project densities
will be calculated on total gross acreage, and portions of a project for land uses
having an established equivalent residential density in the Collier County Land
Development Code.
b. This Density Rating System only applies to residential dwelling units. This Density
Rating System is not applicable to accessory dwelling or accessory structures that
are not intended and /or not designed for permanent occupancy, nor is it
applicable to caretaker residences.
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C. All new residential zoning located within the Urban Mixed Use District shall be
consistent with the Density Rating System, except as provided for in Policy 6.1.9.
d. Within the applicable areas of the Urban Mixed Use District, all properties zoned
A, Rural Agricultural, and /or E, Estates, and /or RSF -1, 2, 3, Residential Single
Family, for which an affordable workforce housing project is proposed and
approved, in accordance with Section 2.06.00 of the LDC (Ordinance 04 -41, as
amended, adopted June 22, 2004 and effective October 18, 2004), shall be
permitted the base density of four (4) dwelling units per gross acre by right, except
in the case of lands designated LR on the IAMP Future Land Use Map (FLUM),
wherein the bonus shall not exceed 50% of the maximum permitted density of the
zoning district for the subject property, that is, a rezone public hearing shall not be
required. Such a project must comprise a minimum of ten acres. Density
achieved by right shall not be combined with density achieved through the rezone
public hearing process. The Table below illustrates the maximum "by right'
density based on the FLUM subdistrict and the zoning district.
District Zoning ti
Zoned
Density Maximum
[Per Acre)
Maximum Density
(per acre) with "'By,
Maximum Density (per
Right" Density
Bonus Outside of LR
acre) with "'By Right"
Within LR Designation
Designation
A_
0.2
4
0.3
E
0.46
4
0.69
RSF -1
1.0
4
1.5
RSF -2
2.0
4
3.0
RSF -3
3.0
4
4.0
2. DENSITY BONUSES
In order to encourage infill development, the creation of affordable - workforce housinq, and
Preferred roadway access, certain density bonuses are available. If these bonuses are utilized,
base densities may be exceeded. In the Low Residential Subdistrict, the base density of four
(4) units per acre may only be exceeded if utilizing an affordable- workforce housing bonus. In
no case shall the resulting density exceed the maximum density specified in each sub district.
a. Proximity to Commercial -Mixed Use
If 50% or more of a proiect is within the Commercial - Mixed Use Subdistrict, then
the base density allowed within the Commercial - Mixed Use Subdistrict of sixteen
(16) dwelling units per acre applies to the entire proiect, except that this bonus
cannot be used to increase density on lands within the project designated Low
Residential. Buffering to achieve compatibility with adiacent lower intensity uses
shall be required.
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9/11/2012 Item 9.A.
b. Affordable - Workforce Housing Bonus, by Public Hearing
To encourage the provision of affordable- workforce housing within certain
Subdistricts in the Urban Designated Area, a maximum of up to eight (8) dwelling
units per _gross acre may be added to the base density if the project meets the
definition and requirements of the Affordable - Workforce Housing Density Bonus
Ordinance (Section 2.06.00 of the Land Development Code, Ordinance 04 -41, as
amended. adopted June 22, 2004, and effective October 18, 2004). This bonus
may be applied to an entire protect or portions of a project provided that the project
is located within the Commercial - Mixed Use (C -MU) Subdistrict or any residential
subdistrict.
C. Affordable - Workforce Housing Bonus, by Right
To encourage the provision of affordable- workforce housing within that portion of
the Urban Mixed Use District, properties zoned A. Rural Agricultural, and /or E.
Estates, and /or RSF -1, 2, 3, 4, 5, 6, Residential Single Family, Village Residential,
and /or RMF -6, Residential Multi - Family, for which an affordable- workforce housing
project is proposed in accordance with the definitions and requirements of the
Affordable- workforce Housing Density Bonus Ordinance (Section 2.06.00 of the
Land Development Code, Ordinance 04 -41, as amended, adopted June 22, 2004
and effective October 18, 2004), a maximum of four (4) residential units per gross
acre shall be added to the base density of 4 dwelling units per acre, except in the
case of lands designated LR on the IAMP Future Land Use Map (FLUM), wherein
the bonus shall not exceed 50% of the maximum permitted density of the zoning
district for the subject property. Therefore, the maximum density that may be
achieved by right shall not exceed eight (8) dwelling units per acre. Such a project
must comprise a minimum of ten acres. Density achieved by right shall not be
combined with density achieved through the rezone public hearing process. The
Table below illustrates the maximum "by right' density based on the FLUM
subdistrict and the zonina district.
Zoning
District
Zoned
Maximum
Density (Per
Agrel
Maximum Density
(per acre) with "By
Maximum Density (per
acre) with By Right-
Within LR Designation
Right Density
Bonus Outside of LR
Desi nation
A_
0.2
8.0
0.3
E
0.46
8.0
0.69
RSF -1
1.0
8.0
1.5
RSF -2
2.0
8.0
3.0
RSF -3
3.0
8.0
4.5
RSF -4
4.0
8.0
6.0
RSF -5
5.0
8.0
7.5
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9/11/2012 Item 9.A.
RSF -6
6.0
8.0
8.0
RM F -6
6.0
8.0
8.0
VR
7.26
8.0
8.0
d. Residentiallnfill
1. To encouraqe residential infill, three (3) residential dwelling units per gross
acre may be added if the following criteria are met: The project is twenty (20)
acres or less in size; at the time of development, the project will be served by
central public water and sewer: at least one abutting property is developed;
the project is compatible with surrounding land uses; the property in question
has no common site development plan with adjacent property; there is no
common ownership with any adjacent parcels; and the parcel in question was
not created to take advantage of the residential infill density bonus and was
created prior to the adoption of this provision in the Growth Management Plan
on January 10, 1989. This bonus cannot be used to exceed the base density
in the Low Residential (LR) Subdistrict.
2. This Residential Infill bonus shall only be applicable on a one time basis and
shall not be expanded or continued to other adjacent properties, except for
additional properties not exceeding 20 acres in aggregate when added to the
original application of this provision and meeting all the above criteria.
e. Roadway Access
If the proiect has direct access to two (2) or more arterial or collector roads or if
there is proiect commitment for provision of interconnection of roads accessible to
the public with existing or future adjacent proiects, one (1) dwelling unit per gross
acre may be added above the base density of the district. This bonus cannot be
used to exceed the base density in the Low Residential (LR) Subdistrict.
3. Density and Intensity Blending
a. This provision is intended to encourage unified plans of development and to
preserve the high quality wetlands, wildlife habitat, and other natural features that
exist within areas of the Immokalee Urban Area, which are proximate to Lake
Trafford and Camp Keais Strand. In the case of properties which are contiguous
to Lake Trafford or Camp Keais Strand, which straddle the Immokalee Urban
Area and the Rural Lands Stewardship Area Overlay (RLSA) as depicted on the
countywide Future Land Use Map, and which were in existence and under
unified control as of October 22, 2002, the allowable gross density and /or
intensity may be shifted from the Urban designated lands to lands within the
RLSA which are contiguous and under unified control, and which are designated
as a Stewardship Receiving Area (SRA) in the RLSA. The density and /or
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intensity may be shifted on an acre per acre basis. This Density and Intensity
Blending provision is further subject to the following conditions and limitations:
i. The project in aggregate must be a minimum of 200 acres in size and the
Urban portion must be designated Recreational/Tourist subdistrict (RT) or
Low Residential subdistrict (LR) in the Immokalee Area Master Plan:
ii. It must be demonstrated the lands designated Urban have a high natural
resource value as indicated by the presence of Group 1 or Group 2
FLUCCS Codes and a score of greater than 1.2 (both as identified on the
Stewardship Credit Worksheet in the RLSA:
iii. Density and Intensity may only be shifted from lands within the
Immokalee Urban Area containing this high natural resource value (as
measured above) to the lands within a contiguous SRA, on an acre per
acre basis, providing such lands were under unified control as of October
22, 2002; and
iv. Lands within the Urban area, from which the density and /or intensity has
been shifted, shall be placed in a conservation easement in perpetuity.
b. For properties containing two or more Future Land Use Subdistricts, the overall
density and intensity that could be achieved in aggregate, may be distributed
throughout the pro iect provided the total allowable density and intensity is not
exceeded, and subject to the following:
The project furthers the protection, enhancement or restoration of
wetlands, listed species habitat, or other natural features,
ii. The project is consistent with and furthers the applicable objectives of the
Immokalee Master Plan and is compatible with surrounding properties
and environment,
iii. The proiect is approved as a Planned Unit Development;
iv. The project mitigates for any negative impacts on adjacent properties
through appropriate measures, such as buffering, separation, or other
land design techniques, adequate to lessen these effects.
B. URBAN — INDUSTRIAL DISTRICT
The purpose of this District is to function as a major employment center and is intended to
accommodate industrial, distribution, trade, agriculture, and manufacturing uses, essential
services, as well as office and commercial uses as limited within each Subdistrict.
Nonresidential uses are subject to the intensity limitations in Policy 6. 1.10
1. Industrial Subdistrict (IN)
The purpose of this Subdistrict is to provide for industrial, distribution, trade and
manufacturing uses. Allowed uses include a variety of industrial, limited commercial, and
associated uses, including: manufacturing; processing; storage and warehousing;
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wholesaling; distribution; packing houses: recycling; high technology industries;
laboratories; assembly; storage; computer and data processing: and services intended
to serve the needs of employees and visitors, such as daycare centers, restaurants, and
convenience stores. Accessory uses and structures customarily associated with these
principal uses include ancillary offices and retail sales.
2. Industrial — Mixed Use Subdistrict (I -MU)
The purpose of this Subdistrict is to provide a transition area from the Industrial
Subdistrict to adjacent commercial and residential land uses. The State Farmers Market
and related facilities are located in this Subdistrict. This Subdistrict allows for: higher
intensity commercial uses as described in the LDC (Ordinance 04 -41, as amended) for
Commercial (C -4 and C -5) and Research and Technology Parks and Business Park
Districts, subject to development standards set forth in the LDC. This Subdistrict also
allows for light manufacturing, processing, and packaging in fully enclosed buildings;
research, design and product development; printing, lithography and publishing; and
similar industrial uses; agriculture and agricultural- related uses, such as packing houses;
warehousing; and targeted industries. Targeted industries include distribution; medical
laboratories, research, and rehabilitative centers; high technology; computer software,
services, and processing, and similar uses.
Within certain IMU designated lands denoted on the IAMP Future Land Use Map,
commercial uses are permitted on up to 30% of the total IMU acreage. The percentage
and mix of each category of use shall be determined at the time of rezoning in
accordance with the criteria specified in the Land Development Code. The acreage and
building square footage figures and percentages shall be included in the PUD ordinance
or rezone ordinance so as to demonstrate compliance with this requirement.
In order to ensure compatibility and ameliorate impacts on adiacent residentially zoned
properties (including A -Rural Agricultural or E- Estates zoned properties), a minimum 75-
foot building setback within which a minimum 20 -foot wide vegetated landscape buffer
shall be provided. This vegetated buffer shall be located adjacent to the property line
and shall contain, at a minimum, two staggered rows of trees that shall be spaced no
more than 30 feet on center, and a double row hedge at least 24 inches in height at time
of planting and attaining a minimum of three feet height within one year. Existing native
trees must be retained within this 20 -foot wide buffer area to aid in achieving this buffer
requirement; other existing native vegetation shall be retained, where possible, to aid in
achieving this buffer requirement. Water retention /detention areas shall be allowed in
this buffer area if left in natural state, and drainage conveyance through the buffer area
shall be allowed if necessary to reach an external outfall. For properties adjacent to
residentially zoned property, including properties zoned Agriculture (A) and Estates (E),
the required 75 -foot setback may be reduced to 50 feet if a minimum 6 -foot tall
decorative wall or fence providing at least 80 percent opacity is installed within the
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reduced setback, and providing that the required 20 -foot wide landscape buffer and all
required vegetation is located between the wall and residential zoned properties.
3. Industrial — Immokalee Regional Airport Subdistrict
The purpose of this Subdistrict is to allow the Collier County Airport Authority (CCAA)
and leaseholders to develop the Immokalee Regional Airport and surrounding lands for
the economic health and development of the greater Immokalee area and Collier County
as a whole. Because the CCAA needs to retain flexibility to provide various general
aviation and revenue - generating opportunities via land leases as the Airport prows and
changes over time, a broad range of uses shall be allowed in this Subdistrict. In addition
to all uses permitted in the Industrial Subdistrict, allowable uses include: airport facility
and related accessory uses: commercial, industrial, institutional and agricultural uses:
freight and warehousing: trade: and ancillary recreational, vehicular racing,
communications and essential service uses.
C. OVERLAYS AND FEATURES
1. Wetlands Connected To Lake Trafford /Camp Keais Strand System Overlay
The Conservation and Coastal Management Element of the GMP, Policy 6.2.4(41
identifies possible high quality wetland systems connected to the Lake Trafford /Camp
Keais Strand system within the Immokalee Urban Area. These wetlands require greater
protection measures than wetlands located in other portions of the Urban Designated
Area, and therefore the wetland protection standards set forth in Policy 6.2.5 of the
CCME apply to this area. These wetlands are identified on the Immokalee Future Land
Use Map by the Lake Trafford /Camp Keais Strand System Overlay (LT /CKSSO).
The Densitv and Intensity Blending provisions of this Master Plan may be utilized for
lands within this LT /CKSSO. The maximum allowable gross density for lands within the
LT /CKSSO is the base density established for the applicable subdistrict. Lands within
the LT /CKSSO are not eligible for any density bonuses, including by right. Essential
Services shall be limited to: those necessary to ensure public safety: and, those
necessary to serve permitted uses, such as, private wells and septic tanks, utility lines,
lift stations, and water pumping stations.
The additional wetland protection measures do not apply to properties within the
LT /CKSSO that have been legally cleared of native vegetation as of the adoption of this
Master Plan, but do apply to all new development and redevelopment pursuant to the
applicable nonconforming provisions set forth in the LDC (Ordinance 04 -41, as
amended).
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9/11/2012 Item 9.A.
If development on the Seminole Reservation functionally severs the connectivity of the
wetland system for properties within the LT /CKSSO, east of the Reservation, the
additional wetland protection measures will not be applied to those severed eastern
wetlands. The standard measures for wetlands in Urban designated lands shall be
applied as described in the CCME to those severed eastern wetlands.
2. Seminole Reservation (SR) Feature
The Seminole Reservation within Immokalee comprises approximately 600 acres of
largely undeveloped land owned by the Seminole Tribal Council and located on the east
side of First Street, South of (SR 29). The Seminole Reservation is not controlled or
regulated by the Collier County Growth Management Plan or LDC (Ordinance 04 -41, as
amended) and is identified on the Future Land Use Map for illustrative purposes only_
3. Urban Infill and Redevelopment Area Feature
In order for local governments to desiqnate a geographic area within its jurisdiction as an
Urban Infill and Redevelopment Area pursuant to Section 163.2517 (4), Florida Statutes,
it must amend its comprehensive land use plan to delineate the boundaries within the
Future Land Use Element. The Urban Infill and Redevelopment Area is consistent with
criteria outlined in Section 163.2514(2) (a)-(e), Florida Statutes. The intent of this
delineation is to comprehensively address the urban problems within the area consistent
with the goals of this plan. The Urban Infill and Redevelopment Area was adopted by
Ordinance 2000 -66 and the Urban Infill and Redevelopment Plan was adopted by
Ordinance 2000 -71.
This designation is informational and has no regulatory effect.
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r
NAPLES DAILY NEWS (( Wednesday, August 22,2012 N 9/11/2012 Item 9.A.
NOTICE OF PUBLIC HEARING AND
NOTICE OF INTENT TO ADOPT AN ORDINANCE
Notice is hereby given that the Collier County Board of County Commissioners will hold a public hearing
on Tuesday, September 11, 2012 commencing at 9:00 a.m. in the Board of County Commissioners chamber
third floor; County Government Center, 3299 E. Tamiami Trail, Naples.
The purpose of the hearing is to consider recommendations on the adoption of Petition
CP- 2008 -5 amendments to the Growth Management Plan; specifically to the Immokalee Area Master Plan
and Immokalee Future Land Use Map; the Conservation and Coastal. Management Element; the Future Land
Use Element and Future Land Use Map and Map series for transmittal to the Florida Department of Economic
Opportunity; The ordinance title is as follows:
ORDINANCE NO. 12-
AN ORDINANCE AMENDING ORDINANCE NO. 89-06, AS AMENDED, THE COLLIER COUNTY
GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY,
FLORIDA BY PROVIDING FOR: AMENDMENTS TO the IMMOKALEE AREA MASTER PLAN
AND INCLUDING THE IMMOKALEE AREA MASTER PLAN FUTURE LAND USE.MAP, THE .
CONSERVATION AND COASTAL MANAGEMENT ELEMENT, AND THE FUTURE LAND USE EL-
EMENT AND FUTURE LAND USE MAP AND MAP SERIES; PROVIDING FOR SEVERAWLITY;
AND PROVIDING FOR AN EFFECTIVE DATE.
CP- 2008 -5, Petition requesting amendments to the Immokalee Area Master Plan and Immokalee Area Master
Plan Future Land Use Mini, to make revisions to the entire Master Plan to include: increases to commercial
acreage, industrial acreage, and allowable residential density; elimination of some existing designations; cre-
ation of a new designation for the Immokalee Regional Airport site; and, redesignation of approximately 103
acres to Immokalee Urban Area from Agricultural/Rural within the Rural Lands Stewardship Area as identified
on the countywide Future Land Use'Map. Additionally, the petition requests an amendment to Policy 6.2.5
of the Conservation and Coastal Management Element to treat that portion of the Lake Trafford Camp Keais
Strand System which is within the Immokalee Urban Area as Neutral Lands for vegetation retention, and to the '
Future Land Use Map and Map Series of the Future Land Use Element to show the redesignation of the 103
acres to the Immokalee Urban Area. [Coordinator: Carolina Valera, Principal Planner]
All interested parties are invited to appear and be nearo. copies oT the proposed urowm managemem rian
Amendment are available for inspection at the Collier County Clerk's Office, Minutes and Records Department,
4th floor, Suite 401 Administration Building, Collier County Government Center, Naples, Florida 34112; and the
Land, Development Services Department, Zoning Services, 2600 N. Horseshoe Drive, Naples, Florida 34104,
between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday. Any gyestions pertaining to these
documents should be directed to the Land Development Services Department. (239 - 252 - 2387)_ Written com-
ments filed with the Land Development Services Department prior to Tuesday, September 11, 2012, will be
read and considered at the public hearing.
If a person decides to appeal any decision made by the Collier County Board of County Commissioners
with respect to any matter considered at such meeting or hearing, he will need a record of that proceeding,
and for such purpose he may need to ensure that a verbatim record of the proceedings Is made, which record
includes the testimony and evidence upon which the appeal is to be based.
It you area person with a disability who needs any accommodation in order to participate In this proceeding,
you are entitled, at no cost to you, to the provision of certain assistance.. Please contact the .Collier County
Facilities Management Department, located at 3335 Tamiami Trail East, Suite 101, Naples,: FL 34112 -5356,
(239) 252 -6380, prior to the meeting. Assisted listening devices for the hearing impaired are available in the
Board of County Commissioners Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
FRED W. COYLE, CHAIRMAN
DWIGHT E. BROCK, CLERK
By: Martha Vergara
Deputy Clerk (SEAL)
No 240192936 August 22 2012 _.
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