Agenda 12/13/2011 Item #10H12/13/2011 Item 10.H.
EXECUTIVE SUMMARY
A report to the Board of County Commissioners concerning the results of the Immekalee
„Mobile Home Park Assessment.
OBJECTIVE:
To have the Board of County Commissioners (BCC) review the findings of the Immokalee Mobile
Home Park assessment.
CONSIDERATIONS•
The Immokalee Housing Initiative, which expired in 2003, provided property owners of Mobile
Home Parks in Immokalee the opportunity to utilize alternate design standards as a way to address
their nonconforming structures, setbacks, and other nonconforming site conditions such as
landscaping and parking. Property owners of Mobile Home Parks in Immokalee, if the property
was consistent with the Collier County Growth Management Plan and was located in appropriate
Zoning, could apply for a site improvement plan (SIP) utilizing the alternate design standards as
provided in Section 2.03.07.G.6 of the LDC subject to BCC approval if the property owner could
not meet the development standards of the base Zoning district.
The Mobile Home. Park assessment preformed by staff in the fall of 2011, identified all Mobile
Home Parks in Immokalee that are currently zoned for mobile home parks and all the Mobile
Home Parks that are not zoned for this use. The assessment results identified a total of 53 Mobile
Home Park sites in the Immokalee study area. Of this total, 45 Mobile Home Parks are currently
located in _a zoning district that permits Mobile Home Parks. The remaining eight (8) Mobile
Home Parks are not located in a current Zoning district that permits Mobile Home Parks. Staff
analyzed the Zoning that previously existed for these eight (8) Mobile Home Parks. The results are
reflected in the following Table 1. Mobile Home Parks that were previously zoned to allow for this
use (shown as map location numbers 2, 3, 4, 6, 7, and 8 in Table 1 below) are deemed to be pre-
existing nonconforming Mobile Home Parks. Of the remaining two sites, one (1) Mobile Home
Park (shown as map location number 1) will require a rezone and one (1) Mobile Home Park
(shown as map location number 5) is inconsistent with the Growth Management Plan.
As part of establishing the chronology of all zoning actions for the eight (8) Mobile Home Parks
that are not located in a current Zoning district that permits Mobile Home Parks, staff identified the
Mobile Home Parks that had a Site Improvement Plan (SIP) approved by January 9, 2003;
pursuant to the Nonconforming Mobile Home Park Overlay Sub - district adopted in the Land
Development Code (LDC). As noted in the Table 1 below, five (5) of the Mobile Home Park
property owners obtained an approved SIP. All but one (1) of the approved SIPS has expired
because the property owner did not make the improvements required by the SIP. A new SIP is
required to be submitted by the property owner and the SIP review shall be to the current base
zoning district standards. If the property owner cannot meet all of the development standards of the
base zoning district, they may request to utilize some of the alternate design standards as provided
in Section 2.03.07.G.6 of the LDC subject to the BCC approval of a settlement agreement. As
noted below, one (1) of the Mobile Home Parks will require a rezone before they can submit anew
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12/13/2011 Item 10.1-1.
SIP. One (1) Mobile Home Park is inconsistent with the Growth Management Plan and is not
eligible for a rezone.
A summary of the findings for each of the mobile home park sites are provided in Table 1 as
follows.
TABLE 1
MAP
LOCAl10N -
CURROff
LAND
Iwlo:..
NUMBER
G7A1N�! NA1�IE
ZQNIN&
USE
SIP NUMBER
MH PARK Nk1YlEi „<
•11NC3S
OP1tOMS
REQUIRES
1
AYALA, JESUS
RMF -6
MH
SIP- 2003 -AR -4460
1ESSIES MH PARK
PARK
(LDC 2.2.29)
REZONING
SIP- 2003 -AR -4022
BARNHART,
(LDC 2.2.29)
2
JUAN &
MH, C-4-
MH
B18d,MOBILE
VERONICA
M SOSD
PARK
- Expired-
HOME PARK
13
NO ZONM ACTION NEEDED
SIP- 2004 -AR --0474
(LDC 2.2.29)
3
BJ & J RENTALS
MH, C4-
MH
C&J MOBILE
LLC
MSOSD
PARK
- Expired-
HOME PARK
17
NO ZONING ACTION NEEDED
BLOCKER,
SIP - 2008 -AR -9534
4
CURTIS 0 &
MH
BLOCKER'S
BRENDA
C- S-AOSD
PARK
- Expired -
TRAILER PARK
12
NO ZONING ACTION NEEDED
BLOCKER,
NOT ALLOWED PER THE GROWTH
5
JERRY 6 &
JERRY
`INDUSTRIAL
MANAGEMENT PLAN
LEA L
MH
COLUNS TRAILER
PARK
NONE
PARK
BROWN, -
RMF-6, C-4-
MH
CHANEYS
6
SHIRLEY M
SR29COSD
PARK
NONE
TRAILER PARK
13
NO ZONING ACTION NEEDED
SIP- 2003 -AR -4617
IMMOKALEE
MH
(LDC 2.2.29)
GRIFFINS
7
MOBILE HOME
MH, RMF-6
IMMOKALEE
30
NO PIING ACTION NEEDED
PKS LLC
PARK
DRIVE
-Expired-
MH
STAR MOBILE
2 C-4
8
HOME PARK
NONE
STAR MOBILE
45
NO ZONING ACTION NEEDED
SR29 COSD
PARK
HOME PARK
LLC
MH, RMF-6
Based upon the zoning- -and permit history for each site along with a review of the historic site
specific aerial photographs, staff was able to determine the maximum number of mobile home
units that are allowed to remain on -site for each of the Mobile Home Parks. It should be noted
that the total number of Mobile Homes allowed are the number of Mobile Homes that existed
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12/13/2011 Item 10.H.
prior to the Zoning revisions. Properties that were never zoned for Mobile Home Parks are not
deemed to be vested since the property was never zoned to allow for a mobile home park in the
first place (see Table 1). The Mobile Home Park locations are shown on the aerial photograph
(see below).
In regard to the Jessies Mobile Home Park (shown as map location number 1 in Table 1), a
rezone to a zoning district that permits a mobile home park use would be required in order to
convert the existing Mobile Home Park into a conforming use. In regard to the Collins Mobile
Home Park (shown as map location number 5), a revision to the Growth Management Plan
would also be required.
The proposed Immokalee Area Master Plan (IAMP) contains land use "designations" that
generally indicate the types of land uses for which zoning may be requested and to describe the
types of permitted uses within each designation. The proposed IAMP has the following
designations, as depicted in the IAMP Future Land Use Map (FLUM):
• the Urban -Mixed Use District, which provides for residential and non - residential land
uses, including mixed -use developments, as well as certain recreational and commercial
uses;
the Urban - Commercial District, which accommodates commercial land uses and migrant
labor camps; and
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12/13/2011 Item 10.H.
• the Urban- Industrial District, which allows for the most intense uses (industrial related
and commercial uses.)
Generally, the IAMP allows mobile homes within the Urban-Mixed Use District, specifically the
Low, Medium, and High Residential Sub - districts; as well as within the Neighborhood Center
and Commerce Center -Mixed Use Sub - districts.
Of the two (2) Mobile Home Parks, one of the properties can be rezoned to a zoning district that
permits a mobile home park without having to amend the LAMP. However, the remaining Mobile
Home Park (Zoned Industrial) is designated as Urban - Industrial on the IAMP. As a result, it
cannot be rezoned to a zoning district that permits a mobile home park use since that use is not
permitted in the Urban- Industrial District. In this case, an amendment to the IAMP is also
required to convert the Urban- Industrial District to the Urban -Mixed Use District, which
provides for residential and mobile home park uses.
FISCAL IMPACT: There is no Fiscal Impact associated with the recommendations of this
Executive Summary. There are no fees associated with report other than staff time spent
conducting the research.
GROWTH MANAGEMENT PLAN (GMP) IMPACT: There is no GMP impact for this
item.
LEGAL CONSIDERATIONS: This item is ready for Board consideration. If action is taken, a
majority vote is necessary for approval. - - -HFAC 110�
RECOMMENDATION: That the BCC review and consider the results of the Immokalee
Mobile Home Park Assessment.
PREPARED BY: Raymond V. Bellows, Planning Manager, Land Development Services
Department, Growth Management Division — Planning and Regulation
Attachments: 1) Power Point Presentation Document
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COLLIER COUNTY
Board of County Commissioners
Item Number: 10.H.
12/13/2011 Item 10.H.
Item Summary: A report to the Board of County Commissioners concerning the results of
the Immokalee Mobile Home Park Assessment. (Ray Bellows, Planning Manager, Growth
Management Division /Planning & Regulation) (Note: This item should be heard before 8A and
101).
Meeting Date: 12/13/2011
Prepared By
Name: BellowsRay
Title: Manager - Planning, Comprehensive Planning
11/18/2011 10:11:44 AM
Approved By
.-� Name: LorenzWilliam
Title: Director - CDES Engineering Services,Comprehensive
Date: 11/18/2011 11:00:46 AM
Name: PuigJudy
Title: Operations Analyst, CDES
Date: 11/21/2011 10:59:37 AM
Name: SerranoMarlene
Title: Manager - Code Enforcement Operations,Code Enforce
Date: 11/21/2011 1:21:56 PM
Name: FederNorman
Title: Administrator - Growth Management Div,Transportati
Date: 11/21/20113:05:26 PM
Name: CasalanguidaNick
Title: Deputy Administrator - GMD,Business Management & Budget Office
Date: 11/21/20114:05:01 PM
Name: AshtonHeidi
Title: Section Chief/Land Use- Transportation,County Attor
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Date: 11/22/20113:07:26 PM
Name: KlatzkowJeff
Title: County Attorney,
Date: 11/22/20114:18:43 PM
Name: IsacksonMark
Title: Director -Corp Financial and Mgmt Svs,CMO
Date: 11/29/20119:50:07 AM
Name: OchsLeo
Title: County Manager
Date: 11/30/2011 2:57:22 PM
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12/13/2011 Item 10.1-1.
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