Backup Documents 03/27/2012 Item # 9ACOLLIER COUNTY FLORIDA
REQUEST FOR LEGAL ADVERTISING OF PUBLIC HEARINGS
To: Clerk to the Board: Please place the following as a:
XXX Normal legal Advertisement
(Display Adv.; location, etc.)
❑ Other:
f 9A .�
o
Originating Dept/ Div: County Attorney Person: Jeffrey A. Klatzkow, County Attorney Date: March 12, 2012
Petition No. (If none, give brief description): Ordinance amending Ordinance No. 75 -16, as amended
Petitioner: (Name & Address): N/A
Name & Address of any person(s) to be notified by Clerk's Office: (If more space is needed, attach separate sheet) See Above
Hearing before BCC BZA Other
Requested Hearing date: (Based on advertisement appearing 10+ days before hearing.) March 27, 2012 (ad to run no later than
FRIDAY, MARCH 16, 2012)
Newspaper(s) to be used: (Complete only if important):
XXX Naples Daily News
❑ Other
Proposed Text: (Include legal description & common location & Size:
XXX Legally Required
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, AMENDING
ORDINANCE NO 75 -16, AS AMENDED, IN ORDER TO REVISE PROCEDURES FOR RECONSIDERATION OF LAND
USE MATTERS; PROVIDING FOR CONFLICT AND SEVERABILITY; PROVIDING FOR INCLUSION IN THE CODE
OF LAWS AND ORDINANCES; AND PROVIDING FOR AN EFFECTIVE DATE.
Comp ion petition(s), if any & proposed hearing date: N/A
Does titi Fee include advertising cost? El Yes XXX No If Yes, what account should be charged for advertising costs:
P.O. 4500130366
Revie
3�1
Divisio trator or Designee Date
List Atta m nts: Proposed Ordinance
DISTRIBUTION INSTRUCTIONS
A. For hearings before BCC or BZA: Initiating person to complete one copy and obtain Division Head approval before
submitting to County Manager. Note: If legal document is involved, be sure that any necessary legal review, or request
for same, is submitted to County Attorney before submitting to County Manager. The Manager's office will distribute
copies:
❑ County Manager agenda file: to ❑ Requesting Division
Clerk's Office
❑ Original
B. Other hearings: Initiating Division head to approve and submit original to Clerk's Office, retaining a copy for file.
FOR CLERK'S OFFICE USE O� ,� / ,
Date Received "l�Date of Public hearing: 3 L� h t -Date Advertised: 442 —
r
ORDINANCE NO. 2012 -
� 9AW4
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NO 75 -16, AS
AMENDED, IN ORDER TO REVISE PROCEDURES FOR
RECONSIDERATION OF LAND USE MATTERS; PROVIDING FOR
CONFLICT AND SEVERABILITY; PROVIDING FOR INCLUSION IN
THE CODE OF LAWS AND ORDINANCES; AND PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, on April 22, 1975, the Board of County Commissioners (Board) adopted
Ordinance No. 75 -16 which established the time, place and conduct of its meetings; and
WHEREAS, subsequent amendments to Ordinance No. 75 -16 reflect the evolving
practices and procedures relating to the meetings of the Board of County Commissioners; and
WHEREAS, the Board desires to amend Ordinance No. 75 -16, as amended, as it relates to
a request for reconsideration by a petitioner.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE: AMENDMENT TO SECTION ONE OF ORDINANCE NO. 75 -16, AS
AMENDED.
Section One is hereby amended as follows:
7. Reconsideration of land use matters
a. Applicability. Any matter in which the Board of County Commissioners or Board
of Zoning Appeals, as the case may be, has denied a request to change the land use designation of
a parcel of land, a request for site specific rezone initiated by a petitioner or his or her agent,
variance, conditional use, license, permit or other land use - related request.
b Request for Reconsideration by Petitioner. A request for reconsideration may be
made only by the petitioner. The petitioner may request reconsideration of a petition in writing to
the County Manager no later than 15 days from the date of the Board's action denying the original
petition. Except as provided below, Tthis request shall be jurisdictional, and no motion for
reconsideration may be made by any member of the Board where such a request was untimely. If
State or Federal submission and /or approval schedules pertaining to the petition are extended
within 6 months following the denial of the original petition, upon Public Petition initiated by the
petitioner, the Board may extend petitioner's request for reconsideration by majority vote, and on a
second motion made by any Commissioner, place the issue of reconsideration for a date certain on
which the action or petition will be reconsidered, but in no event shall such reconsideration take
place less than 14 days nor more than 45 days from the date the motion to reconsider is adopted.
Underlined text is added; Struetc thfeagh text is deleted
Page 1 of 3
:9A 04
C. Motion for reconsideration by a Board member who voted in the majority. Any
member of the Board who voted with the majority (or in the case of a rezoning or change in land
use designation, voted against) on the original action or petition may move for a reconsideration of
the action or petition at any regular meeting of the Board within 15 days of the date of the request
for reconsideration. If no regular meeting of the Board occurs within 15 days of the request for
reconsideration, the Board member may move for a reconsideration of the action or petition no
later than the first meeting of the. Board that follows the County Manager's receipt of the request
for consideration. This motion shall be made during that portion of the Board's agenda entitled
"Board of County Commissioners." If no motion for reconsideration is made during this time
period, the request shall be deemed denied. The motion may specify a date certain on which the
action or petition will be reconsidered, but in no event shall such reconsideration take place less
than 14 days nor more than 45 days from the date the motion to reconsider is adopted.
SECTION TWO: CONFLICT AND SEVERABILITY.
In the event this Ordinance conflicts with any other ordinance of Collier County or other
applicable law, the more restrictive shall apply. If any phrase or portion of the 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: INCLUSION IN THE CODE OF LAWS AND ORDINANCES.
The provisions of this Ordinance shalt become and be made a part of the Code of Laws and
Ordinances of Collier County, Florida. The sections of the Ordinances may be renumbered or
relettered to accomplish such, and the word "ordinance" may be changed to "section," "article," or
any other appropriate word.
SECTION FOUR: EFFECTIVE DATE.
This Ordinance shall be effective upon filing with the Department of State, and shall apply
to all land use petitions that were denied after December 1, 2011.
Underlined text is added; Stmek through text is deleted
Page 2 of 3
19A
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida, this day of
ATTEST:
DWIGHT E. BROCK, CLERK
By:
Deputy Clerk
Ap jov j t!wncv to form
and ez
Jeffrff A. Klatzkow
2012.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
FRED W. COYLE, CHAIRMAN
P1
Underlined text is added; 84f WE t4exgh text is deleted
i
Page 3 of 3
9A �
Acct. #027354
March 12, 2012
Attn: Legals
Naples News Media Group
1100 Immokalee Road
Naples, Florida 34110
Re: Ord. Amending Ord. 1975 -16
Dear Legals:
Please advertise the above referenced notice on Friday, March 16, 2012, and
kindly send the Affidavit of Publication, in duplicate, together with charges
involved to this office.
Thank you.
Sincerely,
Martha Vergara,
Deputy Clerk
P.O. #4500130366
8380, at least two days prior to the meeting.
devices for the hearing impaired are available
Commissioners' Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
FRED W. COYLE, CHAIRMAN
DWIGHT E. BROCK, CLERK
By: Martha Vergara, Deputy Clerk
(SEAL)
L 9A A
Assisted listening
in the Board of County
If 9A I
NOTICE OF INTENT TO CONSIDER ORDINANCE
Notice is hereby given that on March 27, 2012, in the Boardroom, 3rd
Floor, Administration Building, Collier County Government Center, 3299
East Tamiami Trail, Naples, Florida, the Board of County Commissioners
will consider the enactment of a County Ordinance. The meeting will
commence at 9:00 A.M. The title of the proposed Ordinance is as
follows:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER
COUNTY, FLORIDA, AMENDING ORDINANCE NO. 75 -16, AS AMENDED, IN
ORDER TO REVISE PROCEDURES FOR RECONSIDERATION OF LAND USE
MATTERS; PROVIDING FOR CONFLICT AND SEVERABILITY; PROVIDING FOR
INCLUSION IN THE CODE OF LAWS AND ORDINANCES; AND PROVIDING FOR
AN EFFECTIVE DATE.
Copies of the proposed Ordinance are on file with the Clerk to the
Board and are available for inspection. All interested parties are
invited to attend and be heard.
NOTE: All persons wishing to speak on any agenda item must register
with the County administrator prior to presentation of the agenda item
to be addressed. Individual speakers will be limited to 3 minutes on
any item. The selection of an individual to speak on behalf of an
organization or group is encouraged. If recognized by the Chairman, a
spokesperson for a group or organization may be allotted 10 minutes to
speak on an item.
Persons wishing to have written or graphic materials included in the
Board agenda packets must submit said material a minimum of 3 weeks
prior to the respective public hearing. In any case, written
materials intended to be considered by the Board shall be submitted to
the appropriate County staff a minimum of seven days prior to the
public hearing. All material used in presentations before the Board
will become a permanent part of the record.
Any person who decides to appeal a decision of the Board will need a
record of the proceedings pertaining thereto and therefore, 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
based.
If you are a 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, Florida 34112 -5356, (239) 252-
ORIGINAL DOCUMENTS CHECKLIST & ROUTING SLIP 9A
TO ACCOMPANY ALL ORIGINAL DOCUMENTS SENT TO
THE BOARD OF COUNTY COMMISSIONERS OFFICE FOR SIGNATURE
Print on pink paper. Attach to original document. Original documents should be hand delivered to the Board Office. The completed routing slip and original
documents are to be forwarded to the Board Office only after the Board has taken action on the item.)
ROUTING SLIP
Complete routing lines #I through #4 as appropriate for additional signatures, dates, and/or information needed. If the document is already complete with the
exception of the Chairman's signature, draw a line through routing lines #1 through #4, complete the checklist, and forward to Ian Mitchell (line #5).
Route to Addressee(s)
(List in routing order)
Office
Initials
Date
I.
appropriate.
(Initial)
Applicable)
2.
3/27/12
(�� � �
Agenda Item Number
9 -A
k1 "C''
3.
p��
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4. Jeffrey A. Klatzkow, County Attorney
County Attorney
JAK
3/27/12
5. Ian Mitchell, Executive Manager BCC
Board of County Commissioners
Documents Attached
6. Minutes and Records
Clerk of Court's Office
PRIMARY CONTACT INFORMATION
(The primary contact is the holder of the original document pending BCC approval. Normally the primary contact is the person who created/prepared the executive
summary. Primary contact information is needed in the event one of the addressees above, including Ian Mitchell needs to contact staff for additional or missing
information. All original documents needing the BCC Chairman's signature are to be delivered to the BCC office only after the BCC has acted to approve the
item.)
Name of Primary Staff
Jeffrey A. Klatzkow, County Attorney
Phone Number
252 -8400
Contact
appropriate.
(Initial)
Applicable)
Agenda Date Item was
3/27/12
(�� � �
Agenda Item Number
9 -A
k1 "C''
A
Approved by the BCC
p��
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Type of Document
Ordinance amending Ordinance No. 75 -16
Number of Original
One
Attached
(Reconsideration)
Documents Attached
INSTRUCTIONS & CHECKLIST
I: Forms/ County Forms/ BCC Forms/ Original Documents Routing Slip WWS Original 9.03.04, Revised 1.26.05, Revised 2.24.05
08- MGR - 00132/33
Initial the Yes column or mark "N /A" in the Not Applicable column, whichever is
Yes
N/A (Not
appropriate.
(Initial)
Applicable)
I.
Original document has been signed/initialed for legal sufficiency. (All documents to be
JAK
signed by the Chairman, with the exception of most letters, must be reviewed and signed
by the Office of the County Attorney. This includes signature pages from ordinances,
resolutions, etc. signed by the County Attorney's Office and signature pages from
contracts, agreements, etc. that have been fully executed by all parties except the BCC
Chairman and Clerk to the Board and possibly State Officials.)
2.
All handwritten strike- through and revisions have been initialed by the County Attorney's
JAK
Office and all other parties except the BCC Chairman and the Clerk to the Board
3.
The Chairman's signature line date has been entered as the date of BCC approval of the
JAK
document or the final negotiated contract date whichever is applicable.
4.
"Sign here" tabs are placed on the appropriate pages indicating where the Chairman's
JAK
signature and initials are required.
5.
In most cases (some contracts are an exception), the original document and this routing slip
JAK
should be provided to Ian Mitchell in the BCC office within 24 hours of BCC approval.
Some documents are time sensitive and require forwarding to Tallahassee within a certain
time frame or the BCC's actions are nullified. Be aware of your deadlines!
6.
The document was approved by the BCC on 3/27/12 and all changes made during the
JAK
meeting have been incorporated in the attached document. The County Attorney's
Office has reviewed the changes, if applicable.
I: Forms/ County Forms/ BCC Forms/ Original Documents Routing Slip WWS Original 9.03.04, Revised 1.26.05, Revised 2.24.05
08- MGR - 00132/33
MEMORANDUM
Date: April 9, 2012
To: Jeff Klatkow, County Attorney
County Attorney's Office
From: Teresa Polaski, Deputy Clerk
Board Minutes & Records Department
Re: Validated Ordinance 2012 -15
Attached for your records, is a copy of the Ordinance referenced above, (Item #9A)
adopted by the Board of County Commissioners on March 27, 2012.
If you have any questions, please contact me at 252 -8411.
Thank you.
Attachment
MEMORANDUM
DATE: April 9, 2012
TO: Ernie Kerskie, Director of Mapping
Property Appraiser's Office
FROM: Teresa Polaski, Deputy Clerk
Minutes & Records Department
RE: Validated Ordinance 2012 -13, 2012 -14 & 2012 -15
Attached for your records, is a copy of the document referenced above,
Adopted by the Board of County Commissioners on Tuesday, March 27, 2012.
If you have any questions, please feel free to call me at 252 -8411.
Thank you.
Attachment
ORDINANCE NO. 2012 - 15
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NO. 75-16, AS
AMENDED, IN ORDER TO REVISE PROCEDURES FOR
RECONSIDERATION OF LAND USE MATTERS; PROVIDING FOR
CONFLICT AND SEVERABILITY; PROVIDING FOR INCLUSION IN
THE CODE OF LAWS AND ORDINANCES; AND PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, on April 22, 1975, the Board of County Commissioners (Board) adopted
Ordinance No. 75 -16 which established the time, place and conduct of its meetings; and
WHEREAS, subsequent amendments to Ordinance No. 75 -16 reflect the evolving
practices and procedures relating to the meetings of the Board of County Commissioners; and
WHEREAS, the Board desires to amend Ordinance No. 75 -16, as amended, as it relates to
a request for reconsideration by a petitioner.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE: AMENDMENT TO SECTION ONE OF ORDINANCE NO. 75 -16, AS
AMENDED.
Section One is hereby amended as follows:
7. Reconsideration of land use matters
a. Applicability. Any matter in which the Board of County Commissioners or Board
of Zoning Appeals, as the case may be, has denied a request to change the land use designation of
a parcel of land, a request for site specific rezone initiated by a petitioner or his or her agent,
variance, conditional use, license, permit or other land use - related request.
b Request for Reconsideration by Petitioner. A request for reconsideration may be
made only by the petitioner. The petitioner may request reconsideration of a petition in writing to
the County Manager no later than 15 days from the date of the Board's action denying the original
petition. Except as provided below, Tthis request shall be jurisdictional, and no motion for
reconsideration may be made by any member of the Board where such a request was untimely. If
State or Federal submission and /or approval schedules pertaining to the petition are extended
within 6 months following the denial of the original petition, upon Public Petition initiated by the
petitioner, the Board may extend petitioner's request for reconsideration by majority vote, and on a
second motion made by any Commissioner, place the issue of reconsideration for a date certain on
which the action or petition will be reconsidered, but in no event shall such reconsideration take
place less than 14 days nor more than 45 days from the date the motion to reconsider is adopted.
Underlined text is added; Struck through text is deleted
Pagel of 3
C. Motion for reconsideration by a Board member who voted in the majority. Any
member of the Board who voted with the majority (or in the case of a rezoning or change in land
use designation, voted against) on the original action or petition may move for a reconsideration of
the action or petition at any regular meeting of the Board within 15 days of the date of the request
for reconsideration. If no regular meeting of the Board occurs within 15 days of the request for
reconsideration, the Board member may move for a reconsideration of the action or petition no
later than the first meeting of the Board that follows the County Manager's receipt of the request
for consideration. This motion shall be made during that portion of the Board's agenda entitled
"Board of County Commissioners." If no motion for reconsideration is made during this time
period, the request shall be deemed denied. The motion may specify a date certain on which the
action or petition will be reconsidered, but in no event shall such reconsideration take place less
than 14 days nor more than 45 days from the date the motion to reconsider is adopted.
SECTION TWO: CONFLICT AND SEVERABILITY.
In the event this Ordinance conflicts with any other ordinance of Collier County or other
applicable law, the more restrictive shall apply. If any phrase or portion of the 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: INCLUSION IN THE CODE OF LAWS AND ORDINANCES.
The provisions of this Ordinance shall become and be made a part of the Code of Laws and
Ordinances of Collier County, Florida. The sections of the Ordinances may be renumbered or
relettered to accomplish such, and the word "ordinance" may be changed to "section," "article," or
any other appropriate word.
SECTION FOUR: EFFECTIVE DATE.
This Ordinance shall be effective upon filing with the Department of State, and shall apply
to all land use petitions that were denied after December 1, 2011.
Underlined text is added; Struok thFough text is deleted
Page 2 of 3
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida, this 2nkWay of �o,,��,<<. , , 2012.
auk
ATTEST:, °� ' BOARD OF COUNTY COMMISSIONERS
DWIGHtE BR0CI�.�CLERK COLLIER COUNTY, FLORIDA
n,.
�:1 --�l
y: B y.
Jerk FRED W. COYLE, CHAIk N
ICtt a5 io C�i���'
Ap ovi s to form
and et , ncv:
Jeffiff 1. Klatzkow
CounVy lAttorney
Underlined text is added; Strucak thfough text is deleted
Page 3 of 3
STATE OF FLORIDA)
COUNTY OF COLLIER)
I, DWIGHT E. BROCK, Clerk of Courts in and for the
Twentieth Judicial Circuit, Collier County, Florida, do
hereby certify that the foregoing is a true and correct
copy of:
ORDINANCE 2012 -15
Which was adopted by the Board of County Commissioners
on the 27th day of March, 2012, during Regular Session.
WITNESS my hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 29th
day of March, 2012.
DWIGHT E. BROCK
Clerk of Courts and C1p'rk.
Ex- officio to Board of.
County Commissioners
G �-
y. Teresa Polaski,
Deputy Clerk
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LDC Amendment Request
NOTE: Header to be amended
ORIGIN: Immokalee CRA
AUTHOR: Immokalee CRA Staff
DEPARTMENT: N/A
AMENDMENT CYCLE: 2012 Cycle 1
LDC SECTION(S):
2.03.07 — Overlay Zoning Districts,
4.02.27 — Specific Design Standards for the Immokalee -State Road 29A Commercial Overlay
Subdistrict,
4.02.28 — Specific Design Standards for the Immokalee- Jefferson Avenue Commercial Overlay
Subdistrict,
4.02.29 — Specific Design Standards for the Immokalee -Farm Market Overlay Subdistrict,
4.02.30 — Specific Design Standards for the Immokalee- Agribusiness Overlay Subdistrict,
4.02.31 — Specific Design Standards for the Immokalee- Central Business Overlay Subdistrict,
4.02.32 — Specific Design Standards for the Immokalee -Main Street Overlay Subdistrict,
4.02.33 — Specific Design Standards for the Immokalee - Mobile Home Park Overlay Subdistrict
CHANGE: The Immokalee CRA recently completed an extensive update to the Immokalee
Area Master Plan (IAMP) and the IAMP Future Land Use Map (CP- 2008 -5), which recognizes
that the unique economic, geographic, and social make -up of Immokalee differentiates it from
the rest of Collier County. The amended IAMP element of the Growth Management Plan (GMP)
established new goals, objectives and policies to promote economic development and efficient
delivery of infrastructure and services; encourages dense, clustered development along major
thoroughfares that transition to lower densities; incorporates smart growth principles; and
thereby provides greater development flexibility through mixed -use Subdistricts. Several of the
IAMP objectives and policies recommend specific amendments to the Land Development Code.
Specifically, Objective 7.1 of the IAMP states that "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." The purpose of the LDC amendments to the
Immokalee Urban Overlay District (10) is to improve the existing format, structure and
language, and to implement the vision espoused by the updated IAMP.
The major changes to the IO are as follows:
1. Revise the Overlay Subdistricts by:
a. Eliminating the State Road 29A, Jefferson Road, Agribusinesses, and Mobile
Home Park Overlay Subdistricts;
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b. Combining the Central Business and Main Street Overlay Subdistricts into a new
Central Business Subdistrict;
c. Establishing the Lake Trafford Ecotourism and the Lake Trafford Urban Wetlands
Subdistricts.
2. Establish supplementary standards for new uses, including Agricultural Industry or
Research Facility, Live Work Units and Cottage Industries.
3. Establish new urban form provisions and architectural standards for the Central Business
Subdistrict.
4. Incorporate the wetland protection measures required by the Growth Management Plan,
CCME Policy 6.2.5.
5. Develop Nonconforming provisions specific for Immokalee.
The existing LDC provisions related to the Immokalee Urban Area are located in LDC Sections
2.03.07 - Overlay Zoning Districts and 4.02.27 through 4.02.33 — Specific Design Standards for
the Immokalee Subdistricts. The amended provisions seek to restructure the existing code
sections in order to improve organization and readability. Section 2.03.07 G. will provide a
description of the Immokalee Urban Overlay and Subdistricts, identify the permitted uses and
provide the density standards. All design and development standards will be located in Section
4.02.27 (Sections 4.02.28 through 4.02.33 will be consolidated into this section). This section
will specify standards that apply to the entire Immokalee area, as well as any additional standards
that apply to the specific IO Subdistricts.
The following table reflects the layout proposed by this amendment and references the existing
LDC provisions.
PROPOSED OVERLAY OUTLINE
EXISTING LDC PROVISION
2.03.07 OVERLAY ZONING DISTRICTS
2.03.07
G. Immokalee Urban Overlay.
2.03.07 G
1. Purpose and Intent
2.03.07 G
2. Applicability
New
3. Relationship to Underlying Zoning and Comprehensive Plan
New
4. Immokalee Overlay Subdistricts
a. Central Business Overlay Subdistrict
2.03.07 G.5.
b. Lake Trafford Ecotourism Overlay Subdistrict
New
c. Lake Trafford Urban Wetlands Overlay Subdistrict
New
d. Farmers Market Overlay Subdistrict
2.03.07 G.3. and 2.03.07 GA.
5. Use Standards
4.02.29 B.; 4.02.30
6. Density Standards
New
4.02.27 Design Standards for the Immokalee Urban Overlay District
4.02.27 through 4.02.23
A. Applicability
New
B. Dimensional and Design Standards
4.02.27 C.; 4.02.28 A.; 4.02.29 A.; 4.02.32 A.
C. Additional Standards for Specific Uses
1. Mobile Homes and Mobile Home Parks and Subdivisions
4.02.33 A. through D.
2. Agricultural Industry or Research Facility
New
3. Farm Labor Housing
5.05.03
4. Live Work Units
New
5. Cottage Industries
New
6. Accessory Dwelling
New 5.03.03 and 4.02.18 B.6.
7. Outdoor Sales of Agricultural Products
2.03.07 G.3.a.3. and 4.02.29 C.
8. Outdoor Display
4.02.32 F.
9. Petroleum Bulk Stations and Terminals
2.03.07 G.3.a.4.
D. Architectural Design Standards
4.02.27 CA. and 4.02.32 D.5.
E. Landscaping, Buffers and Open Space
New 4.02.27 C.3. and 4.02.32 DA.
F. Si na a
New
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G. Parkin
New 4.02.27 D.1; 4.02.31 A -C; 4.02.32 B
H. Central Business Overlay Subdistrict
4.02.31 and 4.02.32
1. Purpose
New
2. Dimensional Standards
4.02.32 A
3. Architectural Design Standards
New 4.02.32 D
4. Landscaping, Buffers and Open Space
New 4.02.32 E
5. Parkin
New 4.02.31 A -C; 4.02.32 B
6. Signs
New 4.02.32 C
I. Lake Trafford Ecotourism Subdistrict
New
1. Dimensional Standards
New
2. Required Buffers for New Development Adjacent to Lake Trafford
New
J. Lake Trafford Urban Wetlands Overlay Subdistrict
New
1. Additional wetland protection measures
New
2. Transfer of Development Rights
New 2.03.07 DA.b.
K. Farmers Market Subdistrict
4.02.29
1. Dimensional Standards
4.02.29 A
L. Nonconforming Provisions
New
1. Nonconforming Lots
New
2. Nonconforming Structures
New
3. Nonconforming Features
New
4. Nonconforming Mobile Homes, Mobile Home Parks / Subdivisions
1 2.03.07 G.6.
REASON: The proposed amendment will update existing Overlay District and establish new
land development regulations for the Immokalee Urban Area in order to implement the recently
updated IAMP and the Immokalee Community's vision.
FISCAL & OPERATIONAL IMPACTS: Fiscal and operational impacts for the County will
be minimal and limited to increased time in becoming familiar with new regulations. Many
regulations have been modified to allow for administrative approvals, which should minimize the
staff time dedicated to organizing and preparing for a public hearing.
RELATED CODES OR REGULATIONS: The Immokalee Area Master Plan (IAMP)
GROWTH MANAGEMENT PLAN IMPACT: The amendments will not have any impacts
on the GMP, but will serve to help implement the Immokalee Area Master Plan (IAMP).
OTHER NOTESNERSION DATE:
Prepared by the Immokalee CRA staff and Chris Scott, Senior Planner, Land Development
Services on November 17, 2011.
Amend the LDC as follows:
2.03.07 Overlay Zoning Districts
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1 2.03.07 Overlay Districts
2 G. Immokalee Urban Overlay District (10)
3 This section provides special conditions for properties located within the Immokalee
4 Urban Designated Area as identified on the Collier County Future Land Use Map.
5 1. Purpose and Intent.
6 The purpose of the 10 is to enhance and diversify the local economy and
7 encourage revitalization of the Immokalee portion of the Collier County Community
8 Redevelopment Area (CRA) by establishing land development regulations suitable
9 for the unique land use needs of the Immokalee community. The intent of these
10 regulations is to:
11 a. Allow a mixture of complementary land uses, including housing, retail, offices,
12 commercial services, industrial, and civic uses, in order to: create economic
13 and social vitality: increase mobility and reduce vehicle miles traveled (VMT):
14 and reduce energy consumption.
15 b. Encourage efficient land use by facilitating compact, high - density mixed -use
16 development and minimizing the amount of land that is needed for surface
17 arp king;
18 c. Enhance pedestrian and bicycle safety and convenience;
19 d. Provide appropriate and flexible development standards for new development
20 and redevelopment to promote economic development and diversity;
21 e. Redesign streetscape in the downtown Main Street corridor as a public place to
22 support and further encourage pedestrian and bicycle travel;
23 f. Enhance mobility within the Immokalee Overlay by providing roadway and
24 pedestrian interconnection, and well - designed, safe transitions between high
25 traffic streets and neighborhoods;
26 g. Promote future development that is transit -ready and facilitates an efficient
27 multi -modal transportation system.
28 h. Provide appropriate and flexible locational and design standards for agri-
29 business and similar industrial and commercial uses:
30 i. Promote economic development in support of new and existing industries; and
31 j. Allow for the creation of affordable and market -rate housing to meet the needs
32 of current and future residents.
33 2. Applicability
34 a. These regulations shall apply to the Immokalee Urban Designated Area as
35 identified on the Collier County Future Land Use Map. The Immokalee Urban
36 Overlay District regulations shall apply to the properties identified by the
37 designation "10" on the applicable official Collier County Zoning Atlas Maps.
38 b. Planned Unit Developments (PUDs) that existed prior to [insert Date of
39 Adoptionl including amendments or boundary changes to these PUDs, are not
40 subject to the 10 provisions.
41 3. Relationship to the Underlying Zoning Classification and Collier County
42 Growth Management Plan
43 a The purpose of the 10 is to fulfill the goals, objectives and policies of the Collier
44 County Growth Management Plan (GMP), as may be amended. Specifically,
45 the District implements the provisions of the Immokalee Area Master Plan and
46 the Immokalee Future Land Use Map.
47 b. Properties within the 10 shall be subject to the additional uses, densities and
48 intensities of this Section and the dimensional and design and dimensional
49 standards of Section 4.02.27. Except as provided for in this Overlay, all other
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1 provisions of the Collier County Land Development Code (LDC) and the
2 underlying zoning designation of the property shall apply.
3 4. Immokalee Urban Overlay Subdistricts
4 The following overlay subdistricts have been established to provide for additional
5 uses and design and dimensional standards for specific areas of the Immokalee
6 Urban Area
7 a. Central Business Subdistrict (CB)
8 The Central Business Subdistrict is intended to provide for pedestrian oriented,
9 higher density residential and mixed -use development, employment and
10 recreational opportunities, cultural and civic activities, and public places to
11 serve residents of, and visitors to, the Immokalee Urban Area. The Subdistrict
12 should be desiqned to give priority to pedestrians, promote transit -ready
13 development and support an efficient multi -modal transportation system.
14 Commercial and mixed -use developments located within individual buildings or
15 projects are appropriate uses in this area. A multicultural character will be
16 encouraged through architectural and design guidelines. The Central Business
17 Subdistrict regulations shall apply to the properties identified by the designation
18 "CB" on the applicable official Collier County Zoninq Atlas Maps.
19 b. Lake Trafford Ecotourism Subdistrict (LTE)
20 Recognizing the importance of Lake Trafford to potential ecotourism activities
21 in Immokalee, the Lake Trafford Ecotourism Subdistrict is intended to provide
22 for recreational and tourist activities related to the natural environment, and to
23 allow for limited compact residential development. Proposed development
24 adjacent to Lake Trafford should not adversely impact the health of the lake, its
25 surrounding wetlands or habitat. The Lake Trafford Ecotourism Subdistrict
26 regulations shall apply to the properties identified by the designation "LTE" on
27 the applicable official Collier County Zoning Atlas Maps.
28 c. Urban Wetlands Subdistrict (UW)
29 The Urban Wetlands Subdistrict is intended to protect high quality wetland
30 systems connected to the Lake Trafford /Camp Keais Strand system by
31 requiring greater protection measures than wetlands located in other portions
32 of the Urban Designated Area and limiting the types, densities and intensities
33 of uses located therein. The Urban Wetlands Subdistrict regulations shall
34 apply to the properties identified by the designation "UW" on the applicable
35 official Collier County Zoning Atlas Maps.
36 d. Farmers Market Subdistrict (FM)
37 The Farmers Market subdistrict recognizes the importance of agriculture to the
38 Immokalee Urban Area's economy and social makeup and is intended to
39 provide retail and wholesale opportunities for agricultural businesses as well as
40 provide truck parking for agricultural sales. The subdistrict permits wholesale
41 and retail uses, outdoor agricultural product displays and sales areas, truck
42 parking, and packing houses and associated uses and incorporates
43 development standards to enhance and encourage development and
44 redevelopment. The Farmers Market Subdistrict regulations shall apply to the
45 properties identified by the designation TV' on the applicable official Collier
46 County Zoning Atlas Maps.
47 5. Use Standards
48 Permitted, Conditional and Accessory Uses shall be prescribed by the underlying
49 zoning designation of the property, unless otherwise allowed or prohibited by the
50 IO.
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1 a. Table of Uses: The Table of Uses identifies additional permitted, accessory
2 and conditional uses, as well as any applicable conditions or restrictions, for
3 the 10 and its subdistricts. These additional uses, conditions and restrictions
4 are over and above what may be allowed by the underlying zoning designation.
5 These uses are identified as permitted uses (P), accessory uses (A),
6 conditional uses (CU), or a combination of the three.
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USE TYPE
SIC CODE
10
10 SUBDISTRICT
ADDITIONAL STANDARDS
CB
uRICT
FM
i. Agricultural Services
0723
P
ii. Agricultural Outdoor Sales/Open Air Market
P
P
XXXXX
iii. Wholesale Trade
5148
P
iv. Petroleum Bulk Stations and Terminals
5171
P
V. Amusement and Recreation Services
7991, 7992, 7999
p
Limited to boat or canoe rental, day camps,
picnic grounds, horseback riding, parks and
conservation areas, shooting ranges, tourist
attractions and tourist guides
vi. Civic and Cultural Facilities
P
vii. Equestrian Paths, Riding Stables
7999
P
viii. Hotels, Motels
7011, 7041
P
Cu
Limited to 26 units per acre
ix. Marinas
4493
P
X. Museums and Art Galleries
8412
P
P
P
xi. Recreational Vehicle Parks and Campsites
7033
CU
5.05.10
xii. Sporting and Recreational Cams
7032
P
xiii. Farmworker Housing
P
CU
CU
4.02.27 C.3
xiv. Live Work Units
P /CU
P
4.02.27 CA
xv. Mobile Homes
P
CU
CU
CU
4.02.27 CA
xvi. Agricultural Industry or Research Facility
P
4.02.27 C.2
xvii. Mixed Use Developments
P
4.02.27 H
xviii. Home Based Business
A
A
A
A
A
5.02.00
ixx. Cottage Industry
A
4.02.27 C.5
xx. Accesso Dwelling Guesthouse
A
4.02.27 C.6.
xxi. C1 -C3 Uses
P
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2 6. Densitv Standards
3 The Immokalee Urban Area density standards, including the base density
4 maximum density, and density bonuses are different from those which apply to
5 other parts of unincorporated Collier County. These standards are set forth in the
6 Immokalee Area Master Plan (TAMP), as amended. The base and maximum
7 density provisions for each applicable TAMP Subdistrict are provided in Paragraph
8 A of the Urban -Mixed Use District. Potential Density Bonuses are set forth under
9 the Density Rating System, also found under the Urban -Mixed Use District.
10
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1 4.02.27 Desian Standards for the Immokalee Urban Overlay District
2 A. Applicability
3 The design standards in this section are for the Immokalee Urban Overlay Area.
4 B. Dimensional and Design Standards
5 Lot and building dimensional requirements in the Immokalee Urban Area shall be in
6 accordance with the Dimensional Standards of Section 4.02.01 and 4.02.02 for the
7 underlying zoning designation in which it is located unless otherwise noted in this
8 section or as provided for in the Overlay Subdistrict provisions of Section 4.02.27 H.
9 through K.
10 1. Buildings adjacent to SR 29:
11 a. Minimum Front Setback: 25 feet
12 b. Minimum Rear Setback: 25 feet
13 C. Maximum Building Height: 50 feet
14 2. Buildings adjacent to Jefferson Avenue:
15 a. Minimum Front Setback: 25 feet
16 b. Maximum Building Height: 50 feet
17 3 Accessory Structures may not be located in the front yard and shall be setback a
18 minimum of 10 feet from the rear and side property lines.
19 4 For infill lots the minimum the minimum front and side setbacks shall be equal to the
20 average setback dimensions on lots within 500 feet on the same block.
21 C. Additional Standards for Specific Uses.
22 Certain uses may be established, constructed, continued, and /or expanded provided
23 they meet certain mitigating standards specific to their design and /or operation. These
24 conditions ensure compatibility between land uses and building types and minimize
25 adverse impacts to surrounding properties.
26 1. Mobile Homes and Mobile Home Parks and Subdivisions
27 a. Mobile homes are permitted under the following conditions:
28 i. As a temporary residence as identified in LDC Section 5.04.02 C; or
29 ii. Within an existing mobile home park or subdivision that has an approved
30 Site Development Plan (SDP) or Site Improvement Plan (SIP): or
31 iii. Within of a new mobile home park or subdivision approved in the Low
32 Residential (LR) or Medium Residential (MR) Subdistricts of the [AMP
33 Future Land Use Map.
34 b. All other mobile homes and mobile home parks or subdivisions are considered
35 nonconforming uses and are subject to the provisions of LDC Section 4.02.27
36 L.
37 c. Design Standards for Mobile Home Parks
38 i. Dimensional Standards:
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45
Min. Lot Width (ft)
Min. Lot Size (sq ft)
2,400
3,500
Min. Front Setback Internal Road (ft)
10
10
Min. Front Setback Public Road (ft)
20
20
Min. Side Setback (ft)
5
5
Min. Rear Setback (ft)
8
8
Min Building Separation
10
10
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Min. Floor Area for Replacement Units 320 640 Ll
1
2 ii. Fire Service: Where a public water line is available, a hydrant will be
3 required to serve the park. Should water line pressure be inadequate,
4 arrangements shall be made to seek approval of the Immokalee Fire
5 Department to confirm that supplemental fire apparatus is adequate for
6 fire protection.
7 iii. Dumpster: A dumpster or enclosure for individual containers is required in
8 accordance with section 5.03.04 of this LDC. No dumpster shall be
9 located closer than fifteen (15) feet from any public street.
10 iv. Private Road: Private roads leading to and serving the mobile home park
11 or mobile home lots must be improved and maintained, and shall consist
12 of a dust free surface with a minimum width of twenty (20) feet. The dust
13 free surface may consist of aggregate material treated with oil -based
14 material that will bind the aggregate material into a form of macadam road
15 finish. A drainage ditch capable of storing the first one inch of rainfall shall
16 be incorporated into the right -of -way design -cross section, exclusive of
17 the required twenty (20) feet. Drainage shall be directed to a public road
18 via the private road and /or easement conveyance, unless it can be
19 proved that the on -site percolation rates exceed the on -site retention
20 requirement
21 2. Agricultural Industry or Research Facility
22 Agricultural Industries and Agricultural Research Facilities, including packing
23 processinq or similar facilities, may be approved as a Conditional Use in the Rural
24 Agricultural District (A) subject to the following conditions:
25 a. The use shall be located on a major or minor arterial street, or shall have
26 access to an arterial street by a public street that does not abut residentially
27 zoned properties.
28 b. A buffer yard of not less than 75 feet in width shall be provided along each
29 boundary of the site which abuts any residentially zoned or used property, and
30 shall contain an Alternative B type buffer as defined within section 4.06.00.
31 C. The facility shall not emit any noxious, toxic, or corrosive dust, dirt, fumes.
32 vapors, or gases which can cause damage to human health, to animals or
33 vegetation, or to other forms of property beyond the lot line of the use.
34 3. Farm Labor Housing
35 Farm Labor Housing shall be in accordance with Section 5.05.03, except as provided
36 in this section.
37 a. Farm Labor Housing proposed to be located on properties zoned as Rural
38 Agricultural (A) district in the Immokalee Urban Area shall be required to
39 follow the LDC process for and obtain approval of a Conditions Use as
40 set forth in LDC Section 5.05.03 and in the A — Agriculture Zoning
41 District. 3.
42
43 b. The 1,000 foot setback for farm labor housing from any state, Federal or
44 County highway right -of -way line may be reduced to no less than 100 feet
45 provided a thirty foot opaque landscaped buffer is provided.
46 4. Live Work Units
47 Live Work Units in the IUOD are allowed as a permitted use in the Central Business
48 subdistrict and as a conditional use in an accessory use to a residential dwelling in
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1 the Rural Agricultural District (A) subject to an approved Conditional Use permit.
2 The cottage industry must meet the following conditions:
3 a All live -work units must fully comply with any and all Buildinq Code
4 requirements applicable to the collocation of uses at the particular site.
5 b The non - residential use areas shall meet accessibility requirements of the
6 applicable Building Code (including site access and parking).
7 CM Size: The Live -Work unit shall have a minimum total size of 1200 square feet
8 and a maximum total size of 3000 square feet and three stories in height. The
9 non - residential use area must occupy less than 50% of total unit.
10 d The same individual(s) must occupy the non - residential use area and living
11 area.
12 e The Live -Work unit may employ a maximum of two (2) non - resident
13 worker /employees at any one time.
14 f Limitations on use. The non - residential component of a live work unit shall be
15 limited in the following manner:
16 i Live -work units in the Commercial Mixed -Use subdistrict (shall be
17 limited to uses permitted within the underlyinq zoning district in which it
18 is located.
19 ii. Live -work units approved as a conditional use in a residential district
20 shall be limited to non - residential uses includinq artists studio,
21 professional office professional service such as hair salon, tailor or any
22 other use deemed to be similar in nature during the Conditional Use
23 process.
24 iii. Prohibited uses include Adult Businesses, Vehicle Maintenance or
25 Repair Entertainment Drinking and Public Eating Establishment, the
26 sale of food and beverages, veterinary services, and activities involving-
27 biological or chemical substances that require a controlled environment
28 or may pose a health hazard.
29 q Parking: Two (2) parking spaces per 1000 square feet of the non - residential
30 portion of the live -work unit plus one (1) space for the residential unit.
31 h Signage: Signage for live -work units in a commercial underlying zoning district.
32 Live -work units located in a residential underlying zoning district shall be limited
33 to one (1) non - illuminated sign with a maximum sign area of four (4) square
34 feet.
35 5. Cottage Industry
36 Cottage Industries in the MOD are allowed as an accessory use to a residential
37 dwelling in the Rural Agricultural District (A), subject to an approved Conditional Use
38 permit. The cottage industry must meet the following conditions:
39 a. General Conditions:
40 i. The cottage industry shall be clearly incidental and secondary to the use
41 of the property as a primary residence:
42 ii. The cottage industry shall be owned and conducted by at least one
43 individual residing on the property:
44 iii. The cottage industry shall not adversely affect the residential character of
45 an area or interfere with the management and utilization of resource
46 lands: and
47 iv. The cottage industry shall comply with any applicable standards and
48 permit requirements of the County Building Department, Health
49 Department, and local fire protection authority.
50 b. Minimum Lot Size: One (1) acre.
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1 C. The Cottage Industry may employ a maximum of two (2) non - resident
2 worker /employees at any one time.
3 d. Limitations on Use:
4 i. The particular uses conducted by the cottage industry, and their operation
5 and appearance, shall not change or disturb the residential or rural
6 character of the premises or its surrounding;
7 ii. The particular use conducted by the cottage industry shall not create
8 additional service demands to potable water and wastewater;
9 iii. Cottage Industries may include small manufacturing, small engine repair,
10 vehicle repair, pottery, photography studio, beauty and barber shops
11 welding and metal fabrication, woodworking, including cabinet and
12 furniture making, organized classes with up to six students at a time, and
13 similar uses.
14 e. Outside storage of materials must be screened from view from the public right -
15 of -way and adjacent properties by fencing and /or landscaping.
16 f. Hours of operation shall be limited to dawn to dusk.
17 6. Accessory Dwelling (Guesthouse)
18 a. Ownership of an accessory dwelling shall not be transferred independently of
19 the primary residence.
20 b. The maximum area of an accessory dwelling is 750 square feet, limited to one
21 (1) habitable floor; the minimum area is 500 square feet.
22 C. The accessory dwelling must be of new construction and must meet NFIP first
23 habitable floor elevation requirements. The guesthouse may be above a
24 garage or may be connected to the primary residence by an enclosed
25 breezeway or corridor not to exceed eight (8) feet in width.
26 d. The accessory dwelling must meet the dimensional requirements for
27 accessory structures for the underlying zoning district in which it is
28 located.
29
30 e. Mobile homes or Recreational Vehicles may not be used as an accessory
31 dwelling /guesthouse.
32 7. Outdoor sales of agricultural products.
33 Outdoor sales of agricultural products are permitted on improved or
34 unimproved properties. The applicant shall demonstrate that the use and
35 location adequately address public health, safety, and welfare concerns by
36 submitting a site development or site improvement plan addressing, as
37 determined to be applicable, the following:
38 a. Vehicular and pedestrian traffic safety measures.
39 b. Adequate Parking. For undeveloped properties, parking is not required
40 to be paved but shall be clearly delineated and may require a stabilized
41 subgrade. For developed properties, a maximum of twenty (20) percent
42 of the existing parking may be utilized for the placement of temporary
43 structures, equipment, signs, and merchandise in support of outdoor
44 sales of agricultural products. Placement of such structures shall not be
45 located on or impede the use of existing handicapped parking spaces.
46 Parking is not required for temporary outdoor agricultural sales located
47 within a public park, plaza, or similar public place.
48 C. Limited hours of operation.
49 d. Fencing, lighting.
50 e. Fire protection measures.
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1 f. Sanitary facilities.
2 g. The applicant shall provide a notarized letter from the property owner
3 granting permission to utilize the subject property for agricultural
4 outdoor sales.
5 h. The placement of signage.
6 i. Agricultural products may be sold from a vehicle provided that the
7 vehicle is not located in the road right -of -way.
8 1 Agricultural products may be displayed within any front yard provided it
9 does not adversely affect pedestrian or vehicular traffic or public health
10 or safety and is not located within the road rights -of -way.
11 8. Outdoor Display
12 Outdoor display and sale of merchandise is permitted subject to the following
13 provisions:
14 a. The outdoor display /sale of merchandise is limited to the sale of
15 comparable merchandise sold on the premises and as indicated on the
16 proprietors' occupational license.
17 b. Outdoor display may be conducted between dawn and dusk and all
18 merchandise will be removed and placed inside a fully- enclosed
19 building at the end of each business day.
20 C. Outdoor display will not impair the ability of pedestrians to use the
21 sidewalk or parking areas by providing a minimum of five (5) foot
22 clearance for non - obstructed pedestrian traffic.
23 d. No outdoor storage or display is permitted within any required buffer
24 area or foundation planting area.
25 e. Merchandise may not be displayed in any type of shipping container,
26 such as crates or pallets.
27 9. Petroleum Bulk Stations and Terminals
28 Petroleum Bulk Stations and Terminals (5171) and Petroleum and Petroleum
29 Products Wholesalers, (5172 — gasoline: Buying in bulk and selling to farmers
30 —wholesale only) provided:
31 a. Maximum lot area: Two acres
32 b. Separation requirements: There shall be a minimum distance of 500
33 linear feet between the nearest points on any lot or parcel of land
34 containing such proposed operations, and any lot or parcel which is
35 already occupied by such operation, of for which a building permit has
36 been issued.
37 C. Separation from residentially zoned lands: There shall be a minimum
38 distance of 500 linear feet from all residentially zoned land.
39 d. Waiver of separation requirements: The board of zoning appeals may
40 by resolution grant a waiver of the minimum separation requirements
41 set forth above pursuant to section 10.08.00.
42 D. Architectural Design Standards
43 All new construction, renovations and redevelopment of non - residential, mixed -use, and
44 multi - family uses within the Immokalee Urban Overlay District shall meet the architectural
45 design standards set forth in section 5.05.08 unless otherwise specified in this Section or
46 as required for the Central Business Subdistrict.
47 1. Buildings 5,000 square feet in size or less shall not be required to submit
48 architectural drawings that have been sealed by an architect and shall only be
49 required to provide two (2) of the design design treatments of Section 5.05.08 C.5.c.
50 E. Landscaping, Buffering and Open Space
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1 1. _Applicability: Landscaping and Buffering in the Immokalee Overlay shall be
2 provided in accordance with Section 4.06.00, unless as specified in this Section or as
3 provided for in the Central Business Subdistrict.
4 2. Buffer Requirements: Buffers shall be provided to give spatial separation and visual
5 screening between incompatible uses.
6 a. Perimeter Buffers: The following buffer standards shall be required for MUPs,
7 PUDs, commercial developments and other non - residential developments
8 adjacent to SR 29 and Jefferson Avenue.
9 i. Buffers adjacent to residential uses and residentially zoned properties
10 shall be consistent with one of the following:
11 a) Ten (10) foot wide buffer including a six -foot high opaque masonry
12 wall and a row of trees spaced no more than 30 feet on center:
13 b) Fifteen (15) foot wide buffer including trees spaced no more than
14 25 feet on center and a hedge consisting of ten gallon plants five
15 feet in height, three feet in spread and spaced a maximum four
16 feet on center at the time of planting:
17 c) Projects with a total building square footage of less than or equal
18 to 5,000 square feet shall provide a ten (10) foot Type A
19 landscape buffer as described in section 4.06.00 between
20 vehicular rights -of -way with required sidewalks and adjacent
21 residential development.
22 ii. Buffers adjacent to non - residential uses shall include a shared ten (10)
23 foot wide buffer. Each property must contribute a minimum of five (5) feet
24 to the buffer. This buffer area may be provided in the form of landscaped
25 area with plantings consistent with the Type A buffer requirements and /or
26 hardscaped courtyards, mini - plazas, outdoor eating areas, and
27 building foundation planting areas. This buffer requirement is not required
28 in the side yard between non - residential uses that share a common wall
29 or between shared parking facilities.
30 iii. Right -of -Way Buffers: Right -of -way buffers for multi - family and non -
31 residential developments shall be provided as follows:
32 a) Projects along Jefferson Avenue, with a total building square
33 footage of less than or equal to 5,000 square feet, shall provide a
34 ten (10) foot Type A landscape.
35 b) All other developments shall provide a minimum ten (10) foot wide
36 Type D Buffer meeting the design standards of Section 4.06.02
37 C.4.
38 3. Parking Lot Landscaping:
39 a. Up to 30 percent of the landscape islands shall have a minimum width of 5 feet
40 inside planting area and may be planted with a palm tree equivalent.
41 b. Minimum tree size shall be 1-3/4' caliper and a minimum of 10 feet in height.
42 C. Parking lot perimeter shall be a minimum of five (5) feet in width. Shrubs shall
43 be arranged in a staggered pattern with a minimum size of 3 gallons at the time
44 of planting to provide year -round screening. Trees shall be included in the
45 perimeter landscape area at a minimum spacing of one tree /palm per 25 feet of
46 linear frontage.
47 4. Building Foundation Planting: Building foundation plantings shall be required per
48 section 4.06.05 of the Code, except as follows. The building shall provide the
49 equivalent of 10 percent of its ground level floor area, in building foundation planting
50 area. A continuous building foundation planting width is not required per section
51 4.06.05 of the Code. However, the foundation plantings shall be located within 25
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1 1. _Applicability: Landscaping and Buffering in the Immokalee Overlay shall be
2 provided in accordance with Section 4.06.00, unless as specified in this Section or as
3 provided for in the Central Business Subdistrict.
4 2. Buffer Requirements: Buffers shall be provided to give spatial separation and visual
5 screening between incompatible uses.
6 a. Perimeter Buffers: The following buffer standards shall be required for MUPs,
7 PUDs, commercial developments and other non - residential developments
8 adjacent to SR 29 and Jefferson Avenue.
9 i. Buffers adjacent to residential uses and residentially zoned properties
10 shall be consistent with one of the following:
11 a) Ten (10) foot wide buffer including a six -foot high opaque masonry
12 wall and a row of trees spaced no more than 30 feet on center:
13 b) Fifteen (15) foot wide buffer including trees spaced no more than
14 25 feet on center and a hedge consisting of ten gallon plants five
15 feet in height, three feet in spread and spaced a maximum four
16 feet on center at the time of planting:
17 c) Projects with a total building square footage of less than or equal
18 to 5,000 square feet shall provide a ten (10) foot Type A
19 landscape buffer as described in section 4.06.00 between
20 vehicular rights -of -way with required sidewalks and adjacent
21 residential development.
22 ii. Buffers adjacent to non - residential uses shall include a shared ten (10)
23 foot wide buffer. Each property must contribute a minimum of five (5) feet
24 to the buffer. This buffer area may be provided in the form of landscaped
25 area with plantings consistent with the Type A buffer requirements and /or
26 hardscaped courtyards, mini - plazas, outdoor eating areas, and
27 building foundation planting areas. This buffer requirement is not required
28 in the side yard between non - residential uses that share a common wall
29 or between shared parking facilities.
30 iii. Right -of -Way Buffers: Right -of -way buffers for multi - family and non -
31 residential developments shall be provided as follows:
32 a) Projects along Jefferson Avenue, with a total building square
33 footage of less than or equal to 5,000 square feet, shall provide a
34 ten (10) foot Type A landscape.
35 b) All other developments shall provide a minimum ten (10) foot wide
36 Type D Buffer meeting the design standards of Section 4.06.02
37 C.4.
38 3. Parking Lot Landscaping:
39 a. Up to 30 percent of the landscape islands shall have a minimum width of 5 feet
40 inside planting area and may be planted with a palm tree equivalent.
41 b. Minimum tree size shall be 1-3/4' caliper and a minimum of 10 feet in height.
42 C. Parking lot perimeter shall be a minimum of five (5) feet in width. Shrubs shall
43 be arranged in a staggered pattern with a minimum size of 3 gallons at the time
44 of planting to provide year -round screening. Trees shall be included in the
45 perimeter landscape area at a minimum spacing of one tree /palm per 25 feet of
46 linear frontage.
47 4. Building Foundation Planting: Building foundation plantings shall be required per
48 section 4.06.05 of the Code, except as follows. The building shall provide the
49 equivalent of 10 percent of its ground level floor area, in building foundation planting
50 area. A continuous building foundation planting width is not required per section
51 4.06.05 of the Code. However, the foundation plantings shall be located within 25
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1 feet of the building edge in the form of landscaped courtyards and seating area
2 landscaping.
3 5. Water Management Area: The water management area may be located within any
4 required buffer area provided all buffer plantings can be accommodated.
5 6. Plant Materials: Landscaping in the Immokalee Overlay shall utilize tree and shrub
6 plants that are identified in the Collier County Native Plant List in order to minimize
7 maintenance and water demands after establishment. Ornamental plantings should
8 be drouqht- tolerant in nature, consistent with Florida Yards & Neighborhoods
9 Program, and cross - referenced with the latest FLEPPC listing of invasive species
10 (Categories I and II).
11 7. Landscape Plan: Projects with building size 5,000 square feet or less shall be
12 exempt from the requirement to include a landscape plan sealed by a landscape
13 architect.
14 F. Signage
15 Signage shall be provided in compliance with Section 5.06.00, except as provided in
16 Section 4.02.27 H. for the Central Business Subdistrict.
17 G. Parking
18 The purpose of the parking standards is to regulate the location, siting, and design of on-
19 street and off - street parking in a manner that provides convenient access to adioining
20 uses, reduces increased surface level heat and glare, and enhances pedestrian, bicyclist
21 and motorist safety and visibility within the built environment. Parking in the 10 shall be
22 as provided for in Section 4.05.00, except as specified in this Section.
23 1. Parking Space Requirements: Parking spaces shall be provided in accordance
24 with the following table. For uses not specifically listed, the most similar category
25 shall be used to calculate the minimum parking requirements. Net Floor Area is
26 defined as total floor area excludinq mechanicals and core space.
Use .-
Single - Family Residential
Minimum Parking Spaces
2.0 /dwelling unit
Multi- family Residential
1- bedroom
1.0 /dwelling unit
2- bedroom
1.5 /dwelling unit
3 or more bedrooms
2.0 /dwelling unit
Lodging
0.75 /room
Places of worship
1/4 seats (pews: 1 seat = 1.5 feet)
Assembly /Museum /Gallery
1/500 sq. ft. of net floor area open to the public
Institutional
1/300 sq. ft. of net floor area
General Office
1/350 sq. ft. of net floor area
Retail
1/300 sq. ft. of net floor area
Restaurant �'�
1/150 sq. ft. of net floor area
Industrial /Manufacturing
1/500 sq. ft. of net floor area
Warehousing
1/1,000 sq. ft. of net floor area
27 (1) Outdoor cafe seating shall be exempt from parking calculations
28
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1 b. Given the prevalence of nonvehicular modes of travel within Immokalee,
2 the County Manager or designee may allow a reduction in the minimum
3 parking requirements for these uses. In making such a determination, the
4 County Manager or designee may require submission of parking generation
5 studies: evidence of parking ratios applied by other counties and
6 municipalities for the specific use: and other conditions and safeguards
7 deemed to be appropriate to protect the public health, safety and welfare.
8 2. Bicycle Parking Requirements:
9 a. Minimum Spaces Required. Provisions for the safe and secure parking of
10 bicycles shall be furnished at a ratio of ten (10) percent of requirements for
11 motor vehicles as set forth above. A minimum of four (4) bicycle parking
12 spaces shall be provided. Shared bicycle parking facilities for multi- tenant
13 buildings are encouraged.
14 b. Design.
15 i. Bicycle parking will be provided through the use of bicycle lockers,
16 bike rails (inverted -U design), three -point locking racks, freestanding
17 racks, or ribbon racks. Traditional, "wheelholder" design racks are
18 not permitted. Other bicycle parking designs, which depart from the
19 bike rack standard, but are consistent with the Immokalee Public
20 Realm design theme, will be considered by the County architect.
21 Bike racks which function without securing the bicycle frame, require
22 the use of a bicycle kick stand, or which may be freely reoriented,
23 are not permitted.
24 H. Each bicycle rack must be accessible from all sides with a minimum
25 of three (3) feet of clearance on each side.
26 iii. Location. Bicycle parking will be located no greater than one
27 hundred (100) feet from the main building entrance.
28 3. Adjustments to minimum parking requirements. Developments which meet
29 any of the following standards may be exempted from the minimum parking
30 requirements of this section.
31 a. Public parking facilities. The CRA can make public parking available to
32 meet the minimum parking requirements for new construction or
33 redevelopment projects. An applicant must provide documentation stating
34 the parking allocation has been approved by the CRA as part of the site
35 development or site improvement plan process. The public parking facility
36 must be located within one -half mile of the development. Once spaces
37 are allocated to a specific property through the approval of the, SDP or
38 SIP, the applicant has one year to obtain a building permit for the
39 construction. If a building permit is not obtained within one year, the
40 spaces will be made available for reallocation and the applicant must
41 submit for a site development or site improvement plan amendment,
42 either to reconfigure the site to accommodate parking on -site, or to re-
43 apply for the allocation of public parking spaces, if spaces are available.
44 b. Off -site parking. Off -site parking may be used in order to meet the
45 minimum parking requirements, provided the off -site parking is located no
46 farther than 1200 feet from the use it will serve. The location and design
47 of the off -site parking will be shown on the SDP or SIP and approved as
48 part of the SDP or SIP review and approval process. The required parking
49 spaces will be committed by a recordable covenant, lease, or other
50 agreement, acceptable to the County Attorney.
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1
C. Shared parking. Shared parking is permitted for new development if the
2
applicant establishes that the peak parking demands for the new uses
3
clearly occur at different times. A shared parking agreement must be
4
recorded by a recordable covenant, lease, or other agreement,
5
acceptable to the County Attorney. Shared parking lots must be within
6
600 feet of each use and may not be separated from the use by a street
7
right -of -way or easement exceeding 60 feet in width.
8
d. On- street parking. Where on- street parking exists or is permitted, a
9
development may count the spaces directly along the site's frontage
10
toward the minimum parking requirement, however the on- street parking
11
spaces are considered public spaces and are not for the exclusive use of
12
the adjacent use. On- street parking on local streets requires an
13
agreement with the County to use the public right -of -way for parking and
14
shall be designed in accordance with Section 4.02.16 E.3.
15
e. Connectivity: Parking lots are encouraged to connect to adjacent lots
16
through the use of a joint access easement. If a joint access easement is
17
provided for connectivity, then the minimum parking requirement for the
ff.*]
19
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24
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27
28
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35
36
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Shared parking facility
f. Tree preservation. The minimum number of spaces required may be
adjusted by the County Manager or designee when it has been
determined that the reduction is necessary to preserve a healthy tree or
trees (with a twelve inch or greater diameter at breast height) from being
damaged or removed, and where the site plan provides for the retention
of said tree or trees.
g. Permeable parking surface. When a site utilizes permeable surfaces in
accordance with G.4., Surface of Parking Lots and Spaces, below, the
number of required parkinq spaces will be reduced by 10 percent. The
parking reduction applies only to the parking areas utilizing approved
permeable surfaces.
4. Surface of Parking Lots and Spaces. In order to reduce stormwater run -off and
water pollution, and to allow for groundwater recharge, permeable surfaces will
be encouraged within parking lots and spaces. Acceptable permeable surfaces
include:
a. pervious concrete:
b. pervious pavers:
C. gravel when reinforced to provide adequate load- bearing:
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1 I�Z.4
1
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Te;d ..lrikethreugh *6 en! le..! !e 14e rleielerl
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d. grass, if compacted, stabilized, well- drained and surfaced with a durable
-grass cover;
e. other permeable surfaces as may be approved by the County Manager or
his designee.
H. Central Business Subdistrict
1. Purpose. The purpose of the Central Business Subdistrict designation is to
encourage development and redevelopment by enhancing and beautifying the
downtown Immokalee area throuqh flexible design and development standards. This
area should be designed to give priority to pedestrians, promote transit -ready
development and support an efficient multi -modal transportation system..
Commercial and mixed -use developments are appropriate uses in this area. A
multicultural character will be encouraged through architectural and design
guidelines.
2. Dimensional Standards
a. Lot and building dimensional requirements for new development are provided
hpinw anri nrp hacpri nn frnntinn ctrppt
' If shared wall is provided with adjacent building, then no setback is required
2 Rear Setback shall be a minimum of 20 feet if adjacent to residential use or zoning
b. When a maximum front setback is reauired. the front buildina facade must be
located between the minimum and maximum front setback for a minimum of at
least sixty percent of the lot width.
C. Exceptions to Dimensional Standards:
i. Arcades may project into the front setback and extend to the property
line. Arcades must be open and non -air conditioned and may have
enclosed balconies or verandas above them.
ii. Awnings may project over the public sidewalk a maximum of five feet.
iii. Accessory structures shall meet the setback requirements of Section
4.02.27 B.3.
iv. Building Height: Height limitations shall not apply to church spires,
belfries, cupolas, and domes not intended for human occupancy,
monuments, transmission towers, chimneys, smokestacks, flagpoles,
30
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Street Main
--
Other Streets
Min. Lot Width (ft)
75
75
Per Underlying
Zoning
Min. Lot Size (sq ft)
8,000
8,000
Per Underlying
Zoning
Min. Front Setback (ft)
0
0
5
Max. Front Setback (ft)
15
10
n/a
Min. Side Setback (ft)'
10
10
Per Underlying
Zoning
Min. Rear Setback (ft)2
5
5
5
Min. Floor Area (sq ft)
700
700
Per Underlying
Zoning
Min Building Separation'
10
10
10
Max. Building Height (ft)
50
50
35
' If shared wall is provided with adjacent building, then no setback is required
2 Rear Setback shall be a minimum of 20 feet if adjacent to residential use or zoning
b. When a maximum front setback is reauired. the front buildina facade must be
located between the minimum and maximum front setback for a minimum of at
least sixty percent of the lot width.
C. Exceptions to Dimensional Standards:
i. Arcades may project into the front setback and extend to the property
line. Arcades must be open and non -air conditioned and may have
enclosed balconies or verandas above them.
ii. Awnings may project over the public sidewalk a maximum of five feet.
iii. Accessory structures shall meet the setback requirements of Section
4.02.27 B.3.
iv. Building Height: Height limitations shall not apply to church spires,
belfries, cupolas, and domes not intended for human occupancy,
monuments, transmission towers, chimneys, smokestacks, flagpoles,
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2
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c2
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masts and antennas. Hotels and motels may be no more than fifty feet
regardless of street frontage.
3. Architectural Design Standards
a. Architectural Style. Buildings shall complement the historic and architectural
heritage of the Immokalee area. All new buildings shall adopt design
characteristics that adhere to the following architectural styles. Additional
design characteristics can be found in the Immokalee Central Business District
Form -Based Guidelines, Appendix A: Architectural Styles.
i. Spanish Vernacular:
a) Mediterranean Style: Characteristics include red tile, low- pitched
roofs usually with little or no overhang, parapets, arches, stucco and
asymmetrical facades. Also referred to as Spanish Eclectic or
Spanish Colonial Revival.
RED CLAY STUCCO OR TILE
ME ROOF ARCHED DECORATM VENTS
04E1411033
■ ■ ■ ■ ■ ■ ■ /yM am . ■ 7 ■ l ■ 11 BRA
• Y Y Y • CKETS
DECORATV _.. _- -.:. �I•RS�TO .. AWNINGS
YOLONG _ PC 1 ■ r
TOWER --
KICK PLATE WITH
DECORATIVE TILES
b) Mission Stvle: Characteristics include red barrel clav tile roofs
arches, earth tone colors, and asymmetrical facades finished in
stucco. Mission Style typically exhibits much less ornamentation
and detailing than Mediterranean Style.
ii. Frame Vernacular: Characteristics include the use of horizontal
- CURVEDPARAPET
MEDALLION
i+.oawEw►��
� � Z � liil� �'li � ■ ti �
KICK PLATE WITH
DECORATIVE TILES
19 siding for facade finish, elaborate wood balustrades, large porches,
20 and metal roofs. Also referred to as Florida Cracker or Key West
21 Style.
22
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HIP OR GABLE ROOF
ev
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METAL ROOF
1
b. Buildinq Orientation. Buildings shall be oriented to maintain and enhance the
2
attractiveness of the streetscape and public realm.
pr
- - - - - -- BRACKETS
CLAPBOARD
front.
5
H. The primary facade shall be oriented toward a street and include an entry
6
D D 0
7
buildings that otherwise meet this requirement.
8
C. Building Massing. Proposed buildings should relate to adjacent buildings in
=.�
10
STORE
BK7NO
i. Buildings shall not extend for more than fifty (50) horizontal feet without a
12
major volume shift or a substantial break in volume. Such break may be
.S.TORE
achieved through an architectural feature that projects up and out (a
STORE
tower, bay or similar element), and /or a substantial recess into the
15
building. The difference in plane should be a minimum of three (3) feet.
AWNING
d. Building Facades. All facades of a building must be designed with consistent
17
style, detail, colors and materials, and shall be designed to provide visual
18
interest from the perspective of the pedestrian and motorists. The design of
19
secondary and rear facades shall be consistent with the front facade. Major
20
architectural treatments, such as cornices, arches, exposed brackets,
21
._.
....._
building.
23
i. Facade elements. The following architectural treatments may be utilized
24
to create variations in the building facade:
25
a) Change in plane, such as an offset, reveal, column, or arch, with a
26
minimum width of 20 inches and minimum depth of six inches.
27
b) Awnings.
28
c) Arcades /colonnades.
29
d) Balconies.
30
e) Complementary change in material or texture.
31
f) Doors and /or Windows.
32
g) Decorative architectural elements, such as medallions or tiles.
33
h) Raised bands or cornices.
34
ii. Primary Facades shall provide a minimum of three of the facade elements
FRONT PORCH ENTRY -
OMPLAY WHIOOW W"
OECORATIYE KICK PLATE
FRAME VERNACULAR STYLE STORE FRONT
1
b. Buildinq Orientation. Buildings shall be oriented to maintain and enhance the
2
attractiveness of the streetscape and public realm.
3
i. New buildings shall be located parallel to the right -of -way on which they
4
front.
5
H. The primary facade shall be oriented toward a street and include an entry
6
door. Buildings may be located interior to a site provided the site has
7
buildings that otherwise meet this requirement.
8
C. Building Massing. Proposed buildings should relate to adjacent buildings in
9
similarity of scale, height, architectural style, and /or configuration. A single,
10
large, dominant building mass must be avoided.
11
i. Buildings shall not extend for more than fifty (50) horizontal feet without a
12
major volume shift or a substantial break in volume. Such break may be
13
achieved through an architectural feature that projects up and out (a
14
tower, bay or similar element), and /or a substantial recess into the
15
building. The difference in plane should be a minimum of three (3) feet.
16
d. Building Facades. All facades of a building must be designed with consistent
17
style, detail, colors and materials, and shall be designed to provide visual
18
interest from the perspective of the pedestrian and motorists. The design of
19
secondary and rear facades shall be consistent with the front facade. Major
20
architectural treatments, such as cornices, arches, exposed brackets,
21
overhangs and architectural details should be continued around all sides of the
22
building.
23
i. Facade elements. The following architectural treatments may be utilized
24
to create variations in the building facade:
25
a) Change in plane, such as an offset, reveal, column, or arch, with a
26
minimum width of 20 inches and minimum depth of six inches.
27
b) Awnings.
28
c) Arcades /colonnades.
29
d) Balconies.
30
e) Complementary change in material or texture.
31
f) Doors and /or Windows.
32
g) Decorative architectural elements, such as medallions or tiles.
33
h) Raised bands or cornices.
34
ii. Primary Facades shall provide a minimum of three of the facade elements
35
in Section d.i., above. The primary facade shall not exceed twenty feet in
36
horizontal length and ten feet in vertical length without a facade element.
37
iii. Secondary Facades. The secondary facade shall include a minimum of
38
two of the facade elements identified Section i. above.
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71Y�
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1
a) Secondary facades located on a side property line are exempt from
2
this requirement.
3
b) A mural, as allowed in 4.02.27 H.7.a, may be substituted for this
4
requirement.
5
e. Glazing /Fenestration. Windows shall be provided along all facades fronting a
6
street.
7
i. Multifamily and Office Buildings shall provide windows along a minimum
8
of 25% of the primary building facade width and 15% along any
9
secondary street frontage, for each building story.
10
ii. Mixed Use and Commercial Buildings shall provide windows along a
11
minimum of 50% of the first floor primary building facade width.
12
Secondary building facades and windows along the second story and
13
above shall be provided along a minimum of 25% of the building facade
14
width.
15
iii. Windows along the first building floor shall be transparent, with a
16
maximum tint of 25 %, and shall be located between 3 and 8 feet above
17
sidewalk -grade.
18
f. Building Materials and Colors.
19
i. Building materials should be compatible to the building style and
20
character of the surrounding area. Specific material types can be found
21
in the Immokalee Central Business District Form -Based Guidelines
22
Appendix A: Architectural Styles.
23
a) Building materials may include decorative ceramic tiles with any
24
architectural style.
25
b) Corrugated and smooth concrete block may be allowed for up to
26
thirty -three (33 %) percent of the area.
27
c) Cedar shakes, unfinished block, corrugated or reflective metal
28
panels, textured plywood, plastic siding, mirrored glass and glass
29
walls are prohibited.
30
ii. Exterior building colors shall be selected from the Immokalee Design
31
District Color Palette as provided in the Central Business District Form -
32
Based Guidelines and shall be consistent with the architectural style of
33
the building.
34
a) Spanish influenced architectural buildings are encouraged to include
35
intense, deep colors for the building body with trim and accents of
36
another color.
37
b) Frame Vernacular buildings shall utilize less intense, softer color
38
shades for the building body and white trim and accents.
39
c) No more than three (3) different colors or color shades shall be used
40
on a single building.
41
g. Roof Design.
42
i. Flat Roofs:
43
a) Flat roofs shall include a parapet at least three (3) feet in height.
44
Parapets shall be capped with a cornice that includes curved or
45
straight moldings.
46
b) Flat roofs shall incorporate roofline offsets, such as towers, steps or
47
curves, to lend architectural interest and variety to the massing of a
48
building and to relieve the effect of a single, long roof. The
49
maximum length of an uninterrupted flat roof is fifty (50) feet.
50
ii. Sloped Roofs:
33
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1 a) Sloped roofs shall not exceed the average height of the supporting
2 walls.
3 b) Sloped roofs shall have a minimum overhang of two feet beyond the
4 building wall. Roof support brackets are encouraged if it is
5 consistent with the building style.
6 c) Sloped roofs shall incorporate roofline offsets, such as towers,
7 dormers, chimneys or cupolas, to lend architectural interest and
8 variety to the massing of a building and to relieve the effect of a
9 single, long roof. The maximum length of an uninterrupted sloped
10 roof is fifty (50) feet.
11 d) Sloped roof materials are limited to metal (standing seam, 5V
12 crimp), terracotta tiles or architectural asphalt shingles, depending
13 on the buildinq style.
14 e) False mansard roofs are prohibited.
15 4. Landscaping. Buffers and Open Space
16 a. Landscape Buffer Requirements. The following buffer requirements are for
17 multifamily and nonresidential uses.
18 i. Right -of -way buffer. A landscape buffer adjacent to external rights -of -way
19 is not required. The area between the front building facade and the public
20 sidewalk shall be an extension of the public realm, and may include
21 plazas, courtyards, fountains, or other public gathering places.
22 ii. No buffer is required between similar land uses.
23 iii. A minimum ten -foot, Type A landscape buffer as described in Section
24 4.06.02 is required adjacent to residential land uses or residentially zoned
25 properties.
26 b. Landscaping and building foundation plantings for commercial and mixed -use
27 developments. Recognizing the significant streetscape and landscape
28 improvements that have been made within the Central Business District,
29 commercial and mixed -use developments within the CBOSD are not required
30 to comply with section 4.06.05.B, Landscape requirements for industrial and
31 commercial development, or 4.06.05.C, Building foundation plantings. This
32 provision does not preclude properties within the CBOSD from providinq
33 additional landscaping.
34 C. Parking lots adjacent to Main Street and First Avenue shall provide a street wall
35 to screen off - street parking from the right -of -way.
36 i. Streetwalls shall be a minimum of three (3) feet and a maximum of five
37 (5) feet in height. Streetwalls greater than three (3) feet in height above
38 grade shall be no more than fifty (50) percent solid.
39 ii. Streetwalls should be designed to complement the principal building
40 style, materials and colors.
34
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2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
fi
T
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AI
FA
i
t
5. Parking
a. Expansion of existing use. The expansion of anv use will reauire additional
parking at fifty (50) percent of the minimum requirement for the expansion only.
b. Change in use. A change in use that does not increase the minimum parking
required by more than twenty -five (25) percent will not be required to provide
additional parking.
C. Parking for new development. New development within the CBD will be
required to provide parking at sixty -seven (67) percent of the minimum
requirement of this section.
d. Location of parking. Parking shall be located in the rear or side yard for
properties with frontage on Main Street, First Street or Ninth Street. A street
wall will be required to screen any parking area adjacent to the street.
Parking Lot Placement
—
j FI
LI
Ma i n Street, F i rst Street or N i nth Street
Raw—mded %msissible Prohibited
e. Payment in lieu. For uses located within the Immokalee Central Business
District, compliance with parking requirements may be achieved by making
payments to the Immokalee CBD parking fund in accordance with payment -in-
lieu fees established by the Immokalee CRA and approved by Collier County.
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1 Fees collected will be used to acquire, construct, maintain, and administer
2 public parking facilities.
3 7. Siqns
4 a. Murals. Mural signs, as defined in section 5.06.00, that do not contain
5 commercial content, are allowed within this Subdistrict without a sign permit,
6 with the following conditions:
7 i. One (1) mural is allowed per building.
8 ii. Murals are permitted on walls with no doors, windows, or architectural
9 details.
10 iii. The mural shall not advertise the business within the subiect building, or
11 any off -site commercial activity or business, through the use of text or
12 corporate logos and trademarks.
13 iv. Approval from CRA staff is required to ensure the artwork complements
14 the design of the building in color, shape, and location.
15 b. Ground orpole signs. The only ground sign permitted within this Subdistrict is
16 a monument sign, with the followinq conditions:
17 i. One monument siqn per parcel is allowed if the building is set back a
18 minimum of fifteen (15) feet from the front property line.
19 ii. The maximum allowed height is seven (7) feet.
20 iii. The maximum allowed sign area is twenty -eight (28) square feet.
21 iv. The design of the monument sign shall be architecturally compatible
22 with the style, composition, materials, and colors of the principal
23 structure.
24 C. Wall mansard, canopy, or awning signs. In addition to the requirements of
25 section 5.06.04.F.4, wall, mansard, canopy or awning signs shall be subject to
26 the following additional requirements:
27 i. No sign shall cover any architectural detailing, windows, or building
28 ornamentation.
29 H. Awning signs shall not be placed on the curved or diagonal portion of
30 the awning. The width of the sign cannot exceed seventy -five (75)
31 percent of the width of the awning.
32 d. Sandwich board or sidewalk signs. One sandwich board sign is allowed on the
33 public right -of -way between the curb or travel lane and the private property line
34 per business establishment as long as it is no more than ten (10) square feet
35 per side allows for a passageway on the sidewalk of thirty -six (36) inches for
36 ADA accessibility, and it is removed from the right -of -way when the business is
37 not open. A sign permit is not required.
38 e. Proiecting Siqns. Projecting signs are permitted in addition to permitted signs
39 provided such signs do not exceed six (6) square feet in size and are elevated
40 to a minimum of eight (8) feet above any pedestrian way
41 1. Lake Trafford Ecotourism Subdistrict
42 1. Dimensional Standards. Dimensional standards are as set forth in the underlying
43 zoning district, except as provided below:
44 a. Maximum zoned building height for Hotels and Motels (7011) is fifty (50) feet
45 height.
46 b Principal Structures shall be setback a minimum of fifty (50) feet from Lake
47 Trafford except that any existing legally permitted structure with less than a
48 100 foot may be replaced, improved, expanded or enlarged, providing the
49 existing setback line is maintained. Water dependent and water related uses
36
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1 such as, but not limited to, marinas and related ancillary uses need only
2 maintain a 20 foot setback from the lake.
3 C. New residential developments shall meet the following lot provisions for single
4 family residential lots, in order to minimize impacts to the natural environment:
5 i. Maximum lot size: 12,000 square feet
6 ii. Average lot size: 6,000 square feet
7 2. Required Buffers for New Development Adjacent to Lake Trafford. New
8 development, excluding single- family dwellings, shall provide a minimum fifty (50)
9 foot vegetated upland buffer adjacent to Lake Trafford.
10 a. The buffer shall be measured landward from the approved jurisdictional
11 wetland line.
12 b. Existing native vegetation shall be retained within the buffer.
13 C. The buffer will be maintained free of Category I invasive exotic plants, as
14 defined by the Florida Exotic Pest Plant Council.
15 d. The following land uses are considered to be compatible with the function of
16 the buffer and may be provided:
17 i. Passive recreational areas boardwalks and recreational shelters:
18 ii. Pervious nature trails;
19 iii. Water management structures;
20 iv. Mitigation areas:
21 V. Any other conservation and related open space activity or use which is
22 comparable in nature with the foregoing uses.
23 J. Lake Trafford Urban Wetlands Subdistrict
24 1. Additional wetland protection measures. Land uses will comply with the additional
25 wetland protection measures as set forth in CCME Policy 6.2.5. For the purposes of
26 this section, the existing vegetation shall be preserved in accordance with the
27 standards set forth for Neutral Lands. Exceptions to these measures include:
28 a. Developed properties. The additional wetland protection measures do not apply
29 to properties within the LTUWOSD that have been legally cleared as of the
30 adoption of this section.
31 b. Properties within the LTUWOSD east of the Seminole Reservation. If the
32 connectivity of the wetland system for properties within the LTUWOSD, east of
33 the Seminole Reservation, is severed by development on the Seminole
34 Reservation, the additional wetland protection measures will be reviewed to
35 see if they are still warranted, and the LTUWOSD boundary will be amended
36 by the County.
37 2. Transfer of Development Riahts (TDR). Properties within the LTUWOSD may
38 participate in the Transfer of Development Rights Program as laid out in Section
39 2.03.07 DA.b. However, development rights severed from land within the Lake
40 Trafford Urban Wetlands Overlay can only be transferred to lands located outside of
41 the LTUWOSD and within the Immokalee Urban Area. TDR provisions cannot be
42 used to transfer development rights into the RLSA District, but this does not prohibit
43 the use of the density and intensity blending provisions of the Immokalee Area
44 Master Plan.
45 K. Farmers Market Subdistrict
46 1. Dimensional Standards. Dimensional standards are as set forth in the underlying
47 zoning district, except that the minimum floor area for buildings in the C -5 zoning
48 district shall be 500 feet.
49 L. Nonconforming Provisions
50 The purpose of this section is to supplement the provisions of Section 9.03.00 of the LDC
51 and regulate and limit the continued existence of nonconforming lots, uses, structures and
37
I: \LDC Amendment 2012 Cycle 1\Amendment Revisions\Author Revisions\2 03 07 G Overlay District—Immokalee CRA LDR 121411
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1 features in the Immokalee Overlay while allowing opportunities for appropriate
2 redevelopment and reinvestment. The provisions of this section are intended and
3 designed to bring about the eventual elimination of nonconformities and /or lessen their
4 impact upon surrounding conforming uses, while providing flexibility for the reuse of
5 existing lots and structures that contain nonconforming features without requiring
6 unreasonable expenses to bring the property fully into compliance with this code.
7 1. Nonconforming Lots
8 a. Nonconforming lots are subject to the provisions of Section 9.03.03 A.
9 2. Nonconforming Uses
10 a. Nonconforming uses of land, structures or waters, other than mobile homes,
11 mobile home parks or mobile home subdivisions, shall be subject to the
12 provisions of Section 9.03.02.
13 3. Nonconforming Structures
14 a. A nonconforming principal structure may continue only in accordance with the
15 provisions of this Section.
16 b. Normal repair and maintenance may be performed to allow the continuation
17 of a nonconforming structure.
18 C. A nonconforming structure may not be enlarged or altered in any way which
19 increases its nonconformity, except that the replacement of nonconforminq
20 residential structures may be permitted in accordance with section 9.03.03
21 6.4.
22 d. Replacement of a nonconforming structure that is damaged or destroyed by
23 any means to an extent of more than fifty (50) percent of its actual
24 replacement cost at the time of destruction, as determined by a cost estimate
25 submitted to the site development review director, may be rebuilt after
26 issuance of a permit subject to the following standards:
27 i. A building permit must be applied for no later than 180 days from the
28 date of the destruction:
29 H. If possible, the structure shall be rebuilt on the same lot and meet all
30 subdistrict and building type requirements.
31 iii. If the structure cannot be rebuilt at the same size (ground floor area) in
32 accordance with the minimum standards of the subdistrict in which it is
33 located then it shall be placed on the lot in a manner that minimizes the
34 nonconformities, and in no case shall it be rebuilt in a manner that
35 increases its nonconformity.
36 iv. The reconstruction of a nonconforming non - residential structure at the
37 same or smaller size, shall require the installation of parking,
38 landscaping and buffering in accordance with the provisions of Section
39 4.02.27 D. or E.4., whichever is least restrictive.
40 e. A nonconforming structure may establish a new use that is permitted by the
41 underlying zoning or overlay subdistrict designation in which it is located,
42 provided that all other requirements of this section are met. The
43 establishment of a new use in an existing structure shall not require
44 improvements to other site related nonconformities unless the County
45 Manager or designee determines that existing site related conditions create
46 an unsafe condition.
47 4. Nonconforming Features
48 a. Site related nonconformities, including stormwater management facilities,
49 landscaping, open space, native vegetation, conservation areas, buffers and
50 preserves, on- or off -site parking, vehicle stacking, driveway locations and
51 throat lengths, or non - structural architectural design standards shall be
38
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GI/L 9r¢
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1
brought into compliance with requirements of the applicable design standards
2
for all redevelopment projects in the Immokalee Urban Overlay except as
3
provided in this Section.
4
b. The following types of redevelopment projects may be permitted without
5
bringing all site related nonconformities into compliance.
6
i. Improvements to an existing developed site, including interior
7
renovations, where the total value of the proposed improvements is
8
less than 50 percent of the total replacement value of the structures
9
and site improvements on the lot existing at the time of improvement.
10
The replacement value shall be calculated by a Florida licensed
11
property appraiser. Replacement value shall not include the following:
12
a) costs to bring structure(s) into compliance with the most recent
13
building code, unless there is a change in occupancy type:
14
b) costs to bring the structure(s) into compliance with the most
15
recent floodproofing standards,
16
c) costs associated with improved energy efficiency measures,
17
such as high efficiency windows, solar panels, green roofs.
18
ii. Existing structures may establish a new use that is allowed in the
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
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44
45
46
47
48
49
50
51
number of parking spaces by more than 25 percent or increase the
required buffer width and /or type from the previous use.
iii. If the County Manager or designee determines that existing
nonconforming features create an unsafe condition, then the
nonconforming features shall be remedied to the greatest extent
possible given the physical constraints on the property.
5. Nonconforming Mobile Homes, Mobile Home Parks and Mobile Home
Subdivisions.
a. Purpose and intent. 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.
b. Required site improvement plan application. The property owners of all
nonconforming mobile home developments /parks that were in existence
before November 13, 1991, i.e., that predate Ordinance No. 91 -102, the land
development code, shall be required to submit a site improvement plan (SIP)
meeting the standards set forth below by January 9, 2013 or thereafter within
the time frame set forth in an order of the Code Enforcement Board finding a
violation of this section, or by the date set forth in a Compliance or Settlement
Agreement entered into between Collier County and a property owner
acknowledging such a violation and also establishing the date by which such
violation will be cured through the SIP submittal process as set forth in
Section 10.02.05 F.
C. The site improvement plan (SIP) master plan shall illustrate the way existing
buildings are laid out and the infrastructure (i.e. utilities, streets, drainage,
landscaping, parking and the like) to serve those buildings. The number and
location of buildings shall be reviewed for consistency with Code
39
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1 requirements (i.e. setbacks, space between buildings, density, and the like).
2 Similarly, the SIP shall serve to provide a basis for obtaining approval of
3 required infrastructure improvements such as those referenced herein. The
4 approved SIP showing all of the above shall become the official record
5 acknowledging the legal use of the property. Failure to initiate this process
6 within the time frames set forth above, will result in a Code violation in which
7 the property owner will be required to immediately remove all mobile homes
8 which have not received a building permit and all mobile homes deemed to
9 be unsafe and unfit for human habitation, and otherwise contrary to the
10 county's housing code unless otherwise prohibited by state law.
11 d. Nonconforming Mobile Homes shall be subject to the provisions of Section
12 9.03.07 C. Travel trailers, regardless of the square footage, are not permitted
13 as a permanent habitable structure.
14
40
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IMMOKALEE CRA FUTURE LAND USE PLAN AMENDMENT
TRANSPORTATION ANALYSIS
Prepared for:
RWA Inc.
Prepared by:
Tindale- Oliver & Associates, Inc.
Tampa, Florida
November 20, 2009
Revised: November 10, 2010
588003 -00.09
COPR
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-;�illfZ,l
9�
IMMOKALEE CRA FUTURE LAND USE PLAN AMENDMENT
TRANSPORTATION ANALYSIS
TABLE OF CONTENTS
Introduction............................................................................. ............................... 1
StudyRoad Network ............................................................... ............................... 1
Existing Transportation System ............................................ ............................... 3
Proposed Land Uses and Trip Generation ........................... ............................... 5
ModelAdjustments ................................................................. ............................... 6
Future Transportation Planning Analyses ........................... ............................... 6
2030 Adopted "Constrained" Cost Feasible Plan Scenario ......................... 8
«2030 +" Scenario ......................................................... ............................... 8
FinancialFeasibility ...................................................... ............................... 10
2016 "Short- Term" Scenario ........................................ ............................... 10
e 327/
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
V2-- 94
yk11f1__
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.
Table 1: Summary of Proposed Future Land Use Changes
Note: Units are Acres
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 - RITA, Inc.
November 20, 2009 Immokalee CRA
Proposed
a ium
n eve opeBusiness
Light
rsident
Density
Low Density
(Wetlands/
Park
Commercial
Industry
ial
Residential
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ROW)
Total
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100.71
342.91
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520.61
199.01
160.91
895.8
2380.4
Note: Units are Acres
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 - RITA, Inc.
November 20, 2009 Immokalee CRA
Figure 1
Area Map
Tindale-Oliver & Associates, Inc. - 2 - R WA, Inc.
November 20, 2009 Immokalee CRA
lmmoka.,. CRA
Lake Trafford Rd
CR 846 East
Immokalee Rd
Gn,
Ave Maria
Co
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.............
LU
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BICI cvprF-,-Q
Legend
2 Lanes
Golden Gate Blvd
4 Lanes
6 Lanes
Local Roads
Figure 1
Area Map
Tindale-Oliver & Associates, Inc. - 2 - R WA, Inc.
November 20, 2009 Immokalee CRA
(5lvlfv
Existing Transportation Svstem
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 I 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, I n c . - 3 - RWA, Inc.
November 10, 2010 Immokalee CRA
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Tindale- Oliver and Associates, Inc. - 4 - RWA, Inc.
November 10, 2010 Immokalee CRA
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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 "Loop" 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 8B), 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
T i n d a l e - O l i v e r and Associates, Inc. - S - RWA, Inc.
November 10, 2010 Immokalee CRA
C/L I M
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 10, 2010 Immokalee CRA
IMMOKALEE INSET
421
430 425
4 +8 417 436 426
435 432
42C 416 434 433429
431 428
408 405 413
409 404 410
38
407 412
411
385 384
388
383
421
420
427
430
417 436 426
418 435432429
416434431428
408405413
410
409 404
407 412
411
385 384
C/P YA
,Y[Yfl j'z/
0 2.5 5
Miles
LEGEND 383
HYDROGAPHY
"S`' TRAFFIC ANALYSIS ZONES
Figure 2
TAZ Map
3012
425.
331
Tindale- Oliver and Associates, Inc. - 7- RWA, Inc.
November 10, 2010 Immokalee CRA
Table 3: CRA Development Quantities and Traffic Generation Estimate
TAZ
Ado ted 2030 Plan
SF I
MF
Ind lComml
Comm
Svc
SE
Trips
382
3061
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
01
161
12
0
408
409
4251
340
0
01
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
Z8
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
31
351
140
0
1,956
4,984 6,104 4,1491 2,272 8,164 11,432 147,970
Average Trips per unit:l 7.221 4.82 1.471 10.88 5.381 1.16
J121711 I,-,
TAZ
2030+
SF I
MF I
Ind
Comm
Svc I
SE I
Trips
382
3131
821
0
0
01
0
2,870
384
01
ol
0
0
01
0
38
385
13
01
5
0
loll
0
628
404
93
1071
0
0
731
0
1,346
405
157
3821
5
12
3921
0
4,576
406
43
357
1
156
2431
900
5,634
407
177
331
1
0
35
0
2,602
408
17
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
1221
2401
89
346
2,497
0
18,254
416
411
2261
0
188
71
0
6,278
417
311
667
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
7741
586
333
299
2,618
0
26,810
431
1511
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
1 2,091
6,528
436
115
56
4
43
1711
0
2,408
5,944 7,373 5,031 2,743 9,701 13,946 178,110
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 Loop" 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 10, 2010 Immokalee CRA
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Tindale- Oliver and Associates, Inc. - 9 - RWA, Inc.
November 10, 2010 Immokalee CPA
&_,__ A
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Financial Feasibilitv
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 match 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
edit
Gas Taxes
Generated
Ad
Valore m
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
$1,928,640
$109
$10464
Multi-Family
1,269 d.u.
1d.u. /d.u.
1269
$7,464 /d.u.
$9,471,816
$1,720
$2,182,680
$225
$28552
Industrial
882 employees
750 s.f./em .
661500
$7,732 /1,000 s.f.
$5,114,718
$1,765
$1,167,548
$177
$117,0
Commercial
471 employees
500 s.f./em .
235500
$15,000 11,000 s.f.
$3,532,500
$3,925
$924,338
$171
$40,271
Service
1,537 employees
300 s.f. /emp.
461100
$12,000 /1,000 s.f.
$5,533,200
$2,716
$1,252,348
$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 10, 2010 Immokalee CRA
20,000
18,000
16,000
14,000
12,000
Q 10,000
a 8,000
6,000
4,000
2,000
A,- �M
Figure 3
Traffic Count Historical Trend
Traffic Count Historical Trend
Graph Data Table:
Station No.:
F03 -001
F03 -002
F03 -0205
F03 -0038
F03 -0029
-SR 29 N of Lake Trafford
C551
C612
-SR 29 SE of CR 846114th St
SR 29 N of 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
SR 29 N of
Lake Trafford
SR 29 SE of
CR 846114th
St
SIR 29Nof
Farm
Workers
Village
SR 29 S of
Lake Trafford
SR 29 W of
1 st St
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008
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 846114th
St
SIR 29Nof
Farm
Workers
Village
SR 29 S of
Lake Trafford
SR 29 W of
1 st St
1 st 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
1 8,500
9,300
8,7001
13,900
12,239
11,228
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
11,4001
8,900
8,800
17,600
13,6001
13,7821_
12,435
8,384
2006
11,900
8,700
8,200
17,000
14,300
14,565
13,653
9,006
2007
11,400
9,900
8,300
16,1001
12,5001
14,6711
12,6581
8,969
2008
10,500
7,400
6,400
-
14,400
13,300
13,500
11,700
8,050
Ten -year trend: 2.67% -0.70% -1.33% -1.28% -0.32% 2.12% 1.28% 2.64%
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. Hal
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 10, 2010 Immokalee CRA
41
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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 10, 2010 Immokalee CPA
9#
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Appendix A
MPO Model Volume Plots
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Immokalee - Capital Improvements Schedule FY 2011/12 to FY 2016/17
Stomtwna Mesta Plan Implanmtapon (TAMP)
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